What To Do First And How To Schedule Stages Of Home Repairs

Renovating a business firm is a no brainer for people who similar a challenge, and a beautiful home! And, house renovation when tackled correctly will pay off, especially if you plan on living in the property once complete.

As with all home improvement projects, a abode renovation comes with lots of planning and, hard work, but it is a phenomenal way to breathe new life into an one-time habitation, it will put your marker on the property and not to mention, add together to its value.

Use  the jumplinks to the right of this page to skip straight to the private stages of the house renovation checklist below. And, when y'all're ready to talk budget, we've a separate guide on business firm renovation costs for all different types of building projects too.

How to find a holding to renovate

Backdrop ripe for renovation are ofttimes described equally 'in need of modernisation' in the estate agent'due south details. This tin can mean anything from a new kitchen and some corrective fixes to removing the tree that is growing in the lounge. So before looking for a house, set your budget and make up one's mind what level of works yous are happy to take on.

You can and then brainstorm your search. The obvious places are manor agents and online belongings databases such every bit Plotfinder (opens in new tab). Local auctions are a great place to discover a bargain too – cheque out our guide to buying a house at auction.

You might even have spotted potential in a local house that isn't currently on the market. It is rare – but non unheard of – that people who weren't considering selling might entertain the thought afterwards a well-worded letter of the alphabet from an interested political party.

Home renovation – a successful kitchen project

(Image credit: Fiona Walker-Arnott)

How to assess the potential of a renovation project

So how practice you make sure you don't become lumped with a coin pit when it comes to home renovation? Before purchasing, always get a survey conducted to cheque the land of the property. This volition be carried out by a member of the Royal Institute of Chartered Surveyors (opens in new tab) (RICS) who will feedback on what repairs needs doing and from there you tin estimate the associated costs.

However, before you even consider making an offer (or maybe earlier you fifty-fifty consider booking a viewing) there are a few things the untrained eye can expect out for.

Location is (nearly) everything

The old saying goes that you should await for the worst business firm on the best street and it is great communication for anyone looking for a renovation bargain. No matter how amazing you make the property, information technology can only be as good equally the area it is in so check local amenities, schools and provision of green space. A Google Street View stroll down the street will give yous a experience for the identify and highlight anything untoward.

Look up the ceiling value for the street

You can check how much similar properties nearby have sold for on Rightmove (opens in new tab) and Zoopla (opens in new tab). This will give you lot an idea of the maximum value of the home you are looking at so you lot know what your return on investment volition be post home renovation.

Continue an center out for anything that will toll a lot to repair

Repairing a roof could set y'all back a few grand so check for missing/damaged roof tiles or signs of bowing timbers. Missing tiles could also mean trouble inside if water has leaked through. Windows will add considerably to your renovation budget, too. You lot may desire to upgrade single glazing to double, reducing oestrus loss and running costs in the process. But exist mindful of maintaining characterful catamenia windows if you can.

What exercise the neighbours' homes look like?

Will your planned changes be in keeping with the residuum of the street? Take they made improvements to their homes that would piece of work on yours? Finally, are the homes well maintained showing that everyone takes pride in their backdrop?

Is there scope to extend?

If the firm is non big enough for your needs consider how you could modify it to rectify that. You might be able to hands convert existing infinite such as the garage or the loft. A elementary loft conversion is very affordable if the pitch allows. Or, the garden may be big enough to have room for a rear extension while leaving a sizeable outside space to savor. Again, look at neighbouring properties for an indication of what may exist possible.

Will information technology demand extensive remodelling?

There is so much you lot can practice to ameliorate a home, but if the price of this is going to exist very high and limit your ROI it might not be the property for you. Instead wait for something that is closer to what y'all need in terms of size and layout.

Does information technology have modern heating and electrics?

This doesn't take to be a dealbreaker, but should the house need completely rewiring and/or central heating installed you volition be looking at some other £3,000–£5,000 for each task, for the average 3 bedroom home. Signs of dated electrics are an old-fashioned fuse box with ceramic fuses and cast atomic number 26 switches; surface-mounted cabling; blackness or material cables; Bakelite switches and old fashioned sockets. Read more than on upgrading electrics in an old domicile.

(Image credit: Jody Stewart)

Renovating a house: stride-by-step

What order do you renovate a house in? Once you've found and purchased a suitable house renovation project, yous need to ensure that you follow the correct sequence of house renovation works, for the best possible results. Use our checklist to make the best choices.

1. Research menstruum features and safeguard them

Over the years, many period homes accept been stripped of the things that make them charming. Beams are covered upwards, beautiful original windows replaced with uPVC and original fireplaces swapped for electric alternatives. It is sad to see homes that have lost all of their character, just earlier you go about 'restoring' period features, remember it tin can be as damaging to a dwelling house's heritage to install what would not take been at that place in the get-go place — so do some enquiry.

Get to know your home, the age it was congenital in, and the kind of people who would accept lived there — the boilerplate workers' terraces would not have had the regalia of a Georgian townhouse, and so don't shoehorn in ornate plaster mouldings and intricately carved fireplaces. The best approach is to repair existing features, make the house dry out and condom, and undo any well intentioned mistakes that could affect the status of the building (such every bit breathable rock walls covered in impermeable waterproof coatings that cause damp).

(Image credit: Douglas Gibb)

2. Piece of work out the cost of your house renovation

Earlier taking on the holding, you should thoroughly research firm renovation costs to check that the project is financially viable, just once you have taken possession, have a good look effectually and properly assess the extent of the works, and so yous can go a detailed financial schedule in place.

Some mortgage lenders will help you fund your renovation project and offer the money in staged payments. If you are going downwards this route, detect out what those stages are and work out by when you will have each step of the renovation finished.

In other cases, you need to exist realistic nearly what work you tin afford to do and when. If the property is not in a habitable state, your offset priority should be to brand information technology safe and dry, with hot h2o and heating, then that yous can movement in — specially if you are spending money to live elsewhere while the work goes on. Avoid moving in until major works are out of the manner, but you can live amongst cosmetic alterations equally long equally you have finished rooms in which to cook, wash and sleep.

(Image credit: Getty)

Property developer and Idiot box presenter Sarah Beeny says information technology's crucial to decide exactly how much you take to spend. 'Rule number one is brand a budget and stick to it,' she says. Work out costs for each room, factoring in everything from structural piece of work, such every bit underpinning, to finishing touches, so add information technology all up to see if you can afford it.

If a contractor is helping you lot with your project they have to requite you a clear quote, which will help you with your budget. Information technology is advisable, even so, to have a contingency of 10–20 per cent to allow for the unexpected expenses that can arise when renovating older homes. You will also need to create a separate upkeep for decorating and furnishing the dwelling once structural work is completed.

iii. Bank check for renovation restrictions before you outset

Information technology should accept been made credible to you at the point of sale if your home is listed, but if y'all are unsure, you must cheque, equally it is a criminal offence to bear out unauthorised work to a listed home. Many buildings built around 1840 or earlier are likely to be listed — and over half a meg in the Uk are. Yous can check if your home is listed at British Listed Buildings (opens in new tab) and if it is, you will need to proceeds Listed Edifice Consent for alterations. Even painting a listed home with plastic paint or using gypsum plasters is unauthorised, so always bank check earlier you commencement work.

A home located in a conservation area has some other protective status that tin touch work to it. Restrictions in Conservation Areas generally bear on only the exterior of the property as the intention is to 'preserve or enhance the character or appearance' of an area, but your permitted evolution rights (works that yous tin usually practice without planning permission) volition be afflicted, meaning y'all may require planning consent for works that are authorised elsewhere.

iv. Employ for planning consents

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One time you have your plans, y'all must identify which aspects of your proposed renovation require statutory consent.

'Make certain that you empathise the different consents that you will need to address,' advises architect Hugo Tugman. 'Practise you have permission to use the building as a dwelling, or will you need consent for a cloth change of use? Is it a listed building, is it in a Conservation Area, do you fifty-fifty need planning permission? Even if yous don't, y'all will nigh certainly have to comply with building regulations and you might need a party wall agreement with neighbours. An architect tin guide you lot through this minefield.'

If you want to commencement work immediately, bank check with your local authorization and take on projects that are classed as permitted development (PD), such as converting an existing garage or roof infinite. If you lot practice need statutory consents for all or office of your proposed works, factor in the amount of fourth dimension required to make up one's mind the application. Planning decisions are supposed to accept eight weeks and a full building regulations application five to 6 weeks.

• Discover out how to apply for planning permission

v. Conduct a bat survey

Bats beloved the nighttime, tranquillity nooks and crannies in old homes — even more and then if those homes take been left uninhabited for some time. It is a crime to harm bats or disturb them when roosting, and then conduct a bat survey and notice out if you need to take special measures with your project.

Bat surveys can be expensive, but the fines imposed for not taking the precautions and agonizing bats are college, so do your research well in advance equally conducting a survey too late could hold upwards works.

6. Create a pattern for your house renovation

It'south worth taking your time to perfect the design and ensure the finished property will encounter your needs. Think well-nigh how the changes will work with the original building – do you want any extensions to blend in with the existing property? Exercise y'all want to restore its original advent, or dramatically transform your house exterior design? Enquire yourself what you are hoping to accomplish, and then consult with an architectural designer to look at all of the possibilities.

Think carefully about room placement, too. 'Focus on introducing natural light, which has the power to transform and uplift any space,' says Sarah Beeny. 'Wherever possible, accommodate rooms so yous spend the bulk of your time where the calorie-free is. It's also worth because the view – a good one tin can go a long way.'

7. Write a schedule of works

It's crucial to ascertain your home renovation process before you start the piece of work. Be clear on the steps you volition need to take to renovate the property before you brand a start, and prioritise works that stop further decay or stabilise the structure. Yous might find that works in i room impact on those in some other (peculiarly where plumbing and wiring are involved), so have a clear vision for the whole house and prepare a schedule of works listing the order of jobs – and so for instance, re-wiring is completed earlier walls are replastered.

If you are conveying out major structural work, or extending a house, consult the advisable professionals first, as there may be implications you are unaware of.

For instance, a loft conversion might seem like a job isolated from the ground floor of the house, but adding an additional habitable flooring carries edifice regulations demands and might require fire doors, a sprinkler system and mains powered alarms. You need to be enlightened of these issues early on as they will bear on the budget, and too the aesthetics of your property.

For advice on loft conversion costs have a look

eight. Find the best contractors for your renovation

Employ recommendations from family and friends that are familiar with how to renovate a house as they can offer help in finding an architect, builder and, if needed, a project manager – unless you lot are planning to project manage the renovation yourself.

'You have to feel comfortable and confident in the skills of everyone working on your site,' says expert renovator Michael Holmes. 'If you're buying a renovation project , it's worth taking an expert, such as a builder or architect, with you on a viewing to get an idea of costs, which you lot can then reverberate in the offering you make.'

nine. Go the correct insurance for your renovation

Few would forget to insure their holding and its contents, simply many are unaware that home contents or buildings insurance may non comprehend for extensive building work. If you deport out alterations without addressing this, you lot might find your policy is voided and claiming against it impossible should anything go wrong. It is also worth noting that standard insurance policies only cover an inhabited business firm, then if you program to move out while the work is carried out, brand sure your insurance visitor knows. The best affair to exercise is to take out specialist renovations insurance. The level required will depend on the works carried out.

Check that your main contractor has site insurance (opens in new tab). If you are hiring subcontractors (and thus taking the role of main contractor), you will demand to sort site insurance yourself to exist covered for public liability, employer's liability, legal expenses and damages on site. If the unthinkable happens, not being insured will have a major impact on your project.

10. Make the site safe, then clear it

'Making the site rubber and secure is your adjacent priority, followed by any clearance or demolition work,' says Michael Holmes. 'Health and safe is the responsibleness of the edifice owner, and so a risk assessment and method statement for demolition, which includes dealing with hazardous waste, is essential. A hazardous waste survey is likewise necessary to await for asbestos and other risks.'

'It'south important not to blitz into demolition,' says Hugo Tugman. 'I've seen people autumn foul of listed building consent past stripping out internal fabric they thought was unimportant only to find they have undertaken a criminal act. Take care that services such as gas and electricity are safely capped off before work starts.'

When it comes to getting rid of rubbish, don't put everything in the skip — non simply is that environmentally unfriendly, but you lot might miss out on making money from unwanted fixtures and fittings. A salvage 1000 may hold to pay for onetime materials and include removal as function of the deal. Items ordinarily fit into four categories: save, sell, charity, or tip.

• Salvage annihilation that yous tin use such as sometime sanitaryware, which tin can be cleaned upwardly and re-enamelled if demand be.
• Sell things that are in good condition, but non needed — salvage yards will take anything from quondam windows to spare roof tiles. eBay and Facebook Marketplace are as well expert places that make selling like shooting fish in a barrel.
• Recycle items that can still exist used, by giving them to someone else, to clemency shops (when they re-open) or to organisations that help people furnish their homes.
• Bin things only if they are damaged across repair. This reduces your skip costs and ecology impact.

(Image credit: Jeremy Phillips)

xi. Protect the building site from theft

Simply insuring a home while it is being renovated is not enough — y'all must ensure the property is adequately protected against interruption-ins, also. If the property is empty, don't be mistaken in thinking in that location is nothing worth taking: pipes, wiring and architectural save can all be stolen or vandalised.

Windows and doors on period backdrop are prone to rot and may not offer the protection your home needs. Even if y'all plan to replace them eventually, take the time to add locks for the immediate term. It is non wasted money when you consider how much you could lose if the business firm were broken into. When you do come to replace windows, make sure they are adequately boarded upwards in between the quondam being removed and the new ones put in.

12. Assess the condition of the edifice and stabilise it

The first stage of whatever renovation projection is to get a detailed cess of the electric current condition of the property. 'It'due south really of import to know what problems you are up confronting,' says Hugo Tugman, founder of Builder Your Abode. 'Invest in a measured survey of the building to give y'all accurate plans, and a condition survey that will written report on issues such every bit damp, infestation or subsidence.'

Any building left empty for more than a few months will inevitably start to deteriorate. While you lot finalise your plans, ensure the edifice is conditions tight past covering up missing doors, windows and sections of roof. You lot may besides need to put urgent temporary structural stabilisation in place; this might mean steel ties to finish lateral spread in walls or a roof, or scaffolding to prevent further collapse.

(Prototype credit: Polly Eltes)

13. Brief your neighbours

Living side by side door to a edifice site can be nigh equally stressful every bit living in one. Call back that you lot take a vested interest in the work existence carried out that your neighbours practise non, so being considerate and transparent when tackling your home renovation volition accept the border of any inconveniences.

Brand sure your builders know about things like shared entryways and communal areas so that they don't leave them messy or obstructed. You should also warn your neighbours well-nigh large delivery vehicles and excessive dissonance. Some people may be broken-hearted about having lots of strangers working virtually their property, so introducing them to your team is a good way to put their minds at ease.

(Paradigm credit: Brent Darby)

fourteen. Don't forget your builders

You need to make sure y'all cater for the needs of your builders working on your firm . Tell them where they can safely park, provide somewhere for them to take breaks and rent a portaloo. They key to a healthy relationship with your builders is having separation between their edifice site and your 'habitation', so keep welfare facilities autonomously if you can.

xv. Get-go major building renovation work

Whatsoever major building piece of work tin now take identify, as the existing structure is stable and whatever hidden problems should already have been uncovered. Measures should be taken to protect any parts of the building that could be vulnerable to damage during the chief construction phase, particularly in listed buildings.

'This part of the renovation usually starts with any groundworks, such as foundations and drainage,' says Hugo Tugman. 'Any new or modified structures, like extensions and conversions, can and then exist completed, walls, floors, roofs constructed, and openings for doors and windows formed.'

Damp-proof measures and new insulation volition be incorporated at this stage and any existing damp issues can be sorted out. Always get an independent expert to take a look at whatsoever damp and advise on the right solution. Impermeable waterproofing may be ideal for mod homes, only tin can practise more harm than skillful in a solid-walled menstruation belongings. Frequently, the problem tin can exist solved using non-invasive methods, such as improving footing drainage and ventilation or even simply getting the heating back on.

sixteen. Make the building weathertight

This is a cardinal footstep to ensure the best chance of success when renovating a house. It will greatly reduce the need for additional work and fifty-fifty possible repairs downwardly the line, therefor no time (or money) will exist wasted.

'It's important to swiftly get your holding sufficiently weathertight because and then many subsequent stages, such as plastering, electrics and joinery, need a dry building,' says Michael Holmes.

'Getting the roof coverings on, with all of the associated flashings and weather seals, is vital,' adds Hugo Tugman. 'Fitting doors and windows is too a huge step frontwards. Wrap them in temporary protection as the work continues.' While the scaffold is up, it is a practiced idea to cheque chimney stacks and pots are stable and clear, and to supersede or repair lead flashings, guttering, fascias, soffits, render and cladding.

17. Brainstorm with the first set up

If you're changing the internal layout of the property, this is the stage where stud walls will be built and staircases, door linings, window reveals and sills installed, gear up for the plasterers to piece of work up to.

One time this is complete, pipes and cables for hot and common cold water, gas, electrics, phones, internet, and waste matter drainage will be installed into the floors, walls and ceilings. 'Cables will be left sticking out in the right places for lights and ability points, while pipes will exist set in the right positions for basins, baths and toilets, which  will all exist fitted later on,' explains Hugo Tugman. Underfloor heating is also an important commencement fix item and care must be taken to avoid damaging the pipes before the floors are laid over them.

18. Line the ceilings and lay the flooring

(Prototype credit: Colin Leftley)

The ceilings will now be boarded, bringing the cables through into position equally per the lighting plan. Walls can be lined with plasterboard and floorboards or screed laid.

'Walls and ceilings can so be plastered, and for the first fourth dimension you'll kickoff to get a sense of the size of the rooms,' says Hugo. Plaster and screed needs to dry out out, which can take from two to 6 weeks. The longer information technology can exist left, the less danger of wet causing problems with second fix joinery and wooden floors.

nineteen. Move on to the 2d set

The 2nd set up refers to everything that follows successful plastering of the firm as detailed above. It involves fitting fixtures that require wiring. and appliances that need plumbing, doors and more that essentially bring a firm to life.

'The 2nd ready can be a very exciting stage, but can too exist the about frustrating as it oftentimes seems to take an eternity,' says Hugo Tugman. 'This is where many of the items y'all will interact with in the firm become installed. Kitchens, appliances and worktops, sanitaryware and taps in the bathrooms, lighting in the ceilings and ability points in the walls will be fitted into position, connecting to the cables and pipes that were brought into the correct places at the first gear up stage.' The banality and heating system volition also be activated.

(Prototype credit: Katie Lee)

As well every bit the kitchen, y'all will want to get the bathroom sorted at this stage too. This is a very important stage as some mortgage lenders stipulate that the property must be habitable with a working kitchen and bathroom. If you have previously had to infringe under different terms, you tin now update your lender on progress.

For more communication on creating kitchens and bathrooms see the links beneath:

• Head to our kitchen ideas page

20. Finishing and decorating

Decorating is the office of a project that people most wait forward to. This is where you really go to put your stamp on your dwelling house and make it yours.

'Where nosotros had heavy and crude piece of work at the earlier stages, now we accept lighter, more precise work where care needs to be taken not to damage finishes and to install items level, direct and in-line,' says Hugo Tugman.

Staircases, skirting boards and wardrobes can be put in, floor finishes can be laid, tiles can exist applied, and the decorating work can begin.

'You can salve money on expensive floor finishes by non installing information technology underneath kitchen units and islands, merely it can prove a fake economy if you after make up one's mind to alter the layout,' warns Michael Holmes. 'Either way, skirting boards are always best fitted after hard floor finishes.'

The color schemes you cull depends on whether this is a home for life or a projection you lot program to sell on in a few years. 'I find information technology is best to stick to a quality, classic design over passing interior trends – less is definitely more,' says Sarah Beeny.

'Call back longevity when choosing a design. If you're creating your own home, luxury items tin always be addressed at a later date, and so look at creating a strong canvass to build upon over the coming years.'

You lot can brand your mark on every area of your domicile, and whether you lot're looking for bathroom ideas or for kitchen pattern advice and decor inspiration, we can help.

(Image credit: Tile Giant)

21. Tidy upwardly

Unless y'all take hired a project manager who oversees all the subcontractors, information technology volition fall on you to make sure the site is tidy at the end of the day. Each individual trade will practice what they can to go along their work area tidy, but information technology is inevitable that at that place will be a certain corporeality of shared mess that nobody takes responsibleness for. Sweep up and have a quick tidy at the finish of each day to make certain that tradespeople who come in to start new jobs the following day aren't held upwards.

(Paradigm credit: Malcolm Menzies)

Is it worth renovating a house?

And so long as the eventual ROI when you come to sell your property, surpasses the amount of coin spent on renovating the house, then it is financially worth it. Where house prices are a little out of reach, renovating could even be your best way to get on the property ladder.

Adding an extension? Read more:

• The ultimate guide to extending a house
• How to cut the cost of an extension
• House extension ideas
• How to extend a Victorian house

Source: https://www.realhomes.com/advice/how-to-prepare-your-house-for-renovation

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