Cost guide
House renovation cost: what shapes the budget
House renovation cost is set less by the size of the house than by its condition, how much of the structure and services need replacing, and the finish you choose. Two houses of similar size can need very different amounts of work, so the most useful starting point is a clear list of what the house needs and what you want it to become.
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Condition comes before choice
Every renovation budget has two parts: the work the house needs, and the work you would like. The first part covers anything that keeps the building sound and safe, such as roof repairs, rotten timbers, damp caused by failed gutters or ground levels, outdated wiring and old pipework. The second part covers layout changes, new kitchens and bathrooms, joinery and decoration. Pricing the essential work first stops the visible improvements from using up money that the structure needed.
Older houses often hide problems until floors are lifted and plaster comes off. Joists notched by earlier plumbers, lintels missing over openings, or walls patched with unsuitable materials are common discoveries. A thorough survey before work begins reduces surprises, but it cannot see everything behind finishes, which is why a contingency belongs in every house refurbishment budget. Our guide to [renovation budgets and contingency](/advice/renovation-budget-and-contingency) explains how to set one.
The main factors in house refurbishment cost
| Factor | Why it matters |
|---|---|
| Structural work | Removing walls, new beams, underpinning or roof repairs add design, approvals and labour |
| Rewiring and plumbing | Replacing services means lifting floors, chasing walls and making good afterwards |
| Heating system | A new boiler, heat pump, radiators or underfloor heating vary widely in scope |
| Kitchens and bathrooms | Units, sanitaryware, tiling and appliances are often the largest finish items |
| Windows, doors and joinery | Replacement or repair of windows, staircases, doors and skirting adds up quickly |
| Plastering and floors | Full replastering and new floor finishes cost more than patch repairs |
| Level of finish | The specification of materials sets a large share of the final figure |
Why a cost per square metre can mislead
People often look for a refurbishment cost per m2 to get a quick feel for the budget. The difficulty is that a light cosmetic refresh and a full strip-back renovation can be applied to the same floor area. A house that needs rewiring, a new heating system, replastering and a new kitchen is a different project from one that needs decoration and new flooring, even if both are the same size. Area-based figures also ignore the cost of a single expensive element, such as a structural opening or a new roof covering.
A more reliable approach is to list the work room by room and trade by trade. That list becomes the basis of a written quote, lets you compare builders on the same scope and makes it easy to see which items could be postponed. Phasing is common: some owners complete the structural, roofing and service work first, then fit kitchens, bathrooms and joinery as a second stage.
Costs that are easy to overlook
Allow for these items alongside the building work itself:
- Drawings, structural calculations and building regulations fees where walls or structure change.
- Planning or listed building consent if the house is listed or in a conservation area.
- Skip hire, waste removal and protecting retained floors, stairs and joinery.
- Temporary living arrangements or storage if the house cannot be lived in during the work.
- Making good where new work meets old plaster, ceilings and floors.
- Decoration, which is often left out of early estimates.
How long a house renovation takes
Programme length follows scope. A refurbishment limited to a kitchen and decoration moves quickly, while a whole-house renovation with structural changes, new services and approvals takes considerably longer. Lead times on windows, kitchens and specialist materials can set the pace as much as the work on site. Agreeing the sequence early, structure and services first and finishes last, avoids paying to redo work. For the wider planning of a full project, see our [whole house renovation guide](/advice/whole-house-renovation-guide).
How to get a reliable figure
- Step 1
List what the house needs
Note known faults, the age of the wiring, heating and roof, and any survey findings.
- Step 2
List what you want
Describe the layout changes, rooms and finishes you have in mind, in order of priority.
- Step 3
Book a site visit
A free site visit lets the structure and services be seen in person rather than guessed.
- Step 4
Compare written quotes
Check each quote covers the same items, including making good, waste and decoration.
Plan your renovation with Tembok
We are carpenters, joiners and builders with a workshop in Biddenden and over 40 years on the tools. See our [renovation service](/services/renovations), or call 07453 261303 to arrange a free site visit and a fixed-price written quote.
FAQs
Common questions
How much does a house renovation cost?
It depends on the condition of the house, the structural and service work needed, the number of kitchens and bathrooms being replaced and the level of finish. A room-by-room scope and a written quote give a far more reliable figure than an average.
What is the difference between renovation and refurbishment cost?
The terms overlap. Refurbishment often means updating finishes, kitchens and bathrooms, while renovation can also include structural repairs, new services and layout changes, which usually make up a larger share of the budget.
How long does a house renovation take?
It follows the scope. Decoration and a new kitchen take far less time than a whole-house renovation with structural changes, rewiring and approvals. Material lead times also affect the programme.
Should I include a contingency in a renovation budget?
Yes. Older houses often reveal problems once floors and plaster are opened up, so setting aside a contingency for hidden work is a sensible part of planning.
How do I choose a builder for a house renovation?
Ask for a site visit and a written quote that lists the work by stage or trade, so different quotes can be compared on the same scope and you can see what is and is not included.
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