A whole-house renovation is a planned refurbishment of an entire home, typically combining rewiring, heating, plastering, new kitchen and bathroom, flooring and decoration, and sometimes layout changes, carried out in a logical order under one project.
We renovate whole houses, from tired family homes to properties that have not been updated for decades. Our free site survey and written quote walks through every room with you, noting the state of wiring, heating, plaster, windows, roof and drainage, and which jobs need to happen first. We then put the work into a sensible order, so walls are not painted before they are rewired, and give you one clear price. Whole-house renovations suit people who have just bought a property, or who want to bring their home up to date in one go. We plan and manage every trade and keep you informed throughout.
What’s included?
- Room-by-room survey and a planned order of works
- Strip-out of old kitchens, bathrooms, flooring and finishes
- Rewiring and new consumer unit by qualified electricians, with certificates
- Heating and plumbing upgrades by qualified engineers
- Plastering, skimming and repairs to ceilings and walls
- New kitchen and bathroom fitted to your chosen specification
- Flooring, internal doors, skirting and joinery
- Decoration and a final clean before handover
Which options can you choose from?
How much does a whole-house renovation cost?
Most jobs fall between £45,000–£120,000 for a full refurbishment of a typical 3-bed house, including kitchen, bathroom, rewire and heating, including VAT at 20%. The table shows three typical levels of work; the figures are national guides, confirmed in writing after a free site survey.
| Type of job | What it usually involves | Guide price |
|---|---|---|
| Light refurbishment | Decoration, flooring, minor repairs and perhaps one new kitchen or bathroom. | £15,000–£45,000 |
| Full refurbishment | Rewire, heating, plastering, new kitchen and bathroom, flooring and decoration throughout a 3-bed house. | £45,000–£120,000 |
| Renovation with structural changes | A full refurbishment plus wall removal, layout changes or extra bathrooms. | £100,000–£180,000 |
What affects the price?
- Size of the house and number of rooms being renovated
- Whether rewiring, new heating and full replastering are needed
- Kitchen and bathroom specification
- Structural or layout changes and associated approvals
- Hidden problems such as damp, rot or outdated drainage
How do prices vary across the UK?
| Region | Guide price |
|---|---|
| London | £58,000–£156,000 |
| The South East | £50,000–£134,000 |
| The East of England | £47,000–£126,000 |
| The South West | £46,000–£122,000 |
| The West Midlands | £44,000–£118,000 |
| The East Midlands | £43,000–£115,000 |
| The North West | £43,000–£114,000 |
| Yorkshire and the Humber | £42,500–£113,000 |
| The North East | £40,500–£108,000 |
| Wales | £41,500–£110,000 |
| Scotland | £43,000–£115,000 |
| Northern Ireland | £38,500–£103,000 |
Regional figures apply typical labour and material cost differences to the national guide. They are not quotes.
Do you need planning permission for a whole-house renovation?
Many parts of a renovation fall under building regulations anywhere in the UK, including rewiring, new heating, structural alterations, replacement windows and drainage changes. Each is certified or signed off by building control, and we arrange the paperwork for you.
England
Internal work such as a new kitchen, bathroom, flooring, plastering or decorating does not need planning permission in England, unless the house is listed, when listed building consent may be needed even for internal changes.
Some internal work is covered by Building Regulations: new electrical circuits and work in bathrooms (Part P), new drainage, structural changes, extractor ventilation and any new window. Notifiable work is certified by a registered installer or by building control.
Wales
Internal improvements do not need planning permission in Wales unless the building is listed.
Building Regulations in Wales cover notifiable electrical work, drainage, ventilation and any structural change.
Scotland
Internal improvements do not need planning permission in Scotland unless the building is listed.
Like-for-like kitchen and bathroom replacements do not normally need a building warrant, but structural changes and some drainage or heating alterations do, and electrical work must meet the building standards.
Northern Ireland
Internal improvements do not need planning permission in Northern Ireland unless the building is listed.
The Building Regulations (Northern Ireland) apply to structural work, drainage and ventilation; electrical work should be tested and certified.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
How long does it take?
Typical time on site: 8–24 weeks on site, depending on scope. Lead times for materials, drawings and approvals come before that and are set out in your written quote.
How does the job run?
Free site survey
We visit, measure up, look at access and the condition of what’s there, and talk through options and budget with you.
Written quote
You get a written quote with a fixed price for the agreed specification, what’s included, the payment stages and a likely start window.
Plan and prepare
We sort drawings, approvals and materials, agree dates with you and explain what to expect each week before work starts.
Build and hand over
The work is carried out, checked and cleared away. We walk round it with you and pass on certificates and product details.
Whole-house renovations: frequently asked questions
How much does it cost to renovate a whole house?
A full refurbishment of a typical 3-bed house costs £45,000–£120,000, covering rewiring, heating, plastering, a new kitchen and bathroom, flooring and decoration. A light refresh costs much less, while renovations with structural changes cost more. The biggest variables are the condition of the house and the kitchen and bathroom specification. We survey every room and give you a written price for the agreed scope.
In what order should renovation work be done?
A renovation should follow a set order so finished work is never damaged by later trades. It usually runs from roof and structural repairs, through strip-out, first-fix electrics and plumbing, then plastering, second-fix electrics and plumbing, kitchen and bathroom fitting, flooring and finally decoration. Windows are usually fitted before plastering. We plan the programme around this sequence so each trade follows on smoothly.
Can we live in the house while it is renovated?
Living in a house during a full renovation is possible but hard, especially while rewiring, plastering and the kitchen and bathroom are being done. Many people move out for the noisiest weeks or stay elsewhere for the whole project. If you stay, we can phase the work room by room and keep one bathroom and a basic kitchen working for as long as possible. We discuss this at the survey.
Which parts of a renovation need building regulations approval?
Several parts of a renovation fall under building regulations, including rewiring and new circuits, new boilers and heating systems, structural changes such as removing walls, replacement windows and changes to drainage. Some of this is self-certified by suitably registered trades, and some needs building control approval. In Scotland a building warrant may be needed for certain works. We arrange the right approvals and certificates.
How long does a full house renovation take?
A full renovation of a typical 3-bed house usually takes around 8–16 weeks on site, and longer if there are structural changes or extensive repairs. A light refresh may take only a few weeks. Material lead times for kitchens, windows and bathroom fittings also affect the programme. We give you a week-by-week plan with your quote and update it as the work progresses.
What contingency should I allow?
A contingency is money set aside for problems found once work starts, such as rotten joists, hidden damp or wiring that is worse than expected. For older houses, setting aside at least 10–15% of the build cost is sensible. We look for warning signs during the survey and price known issues upfront. If something unexpected is found, we explain it and price it before carrying on.
What happens if you find damp or rot?
If we find damp or rot during a renovation, we stop that area, show you the problem and explain the likely cause, such as a leaking gutter, bridged damp-proof course or poor ventilation. We then give you a written price to fix the cause and repair the damage before carrying on. Treating the cause matters more than treating the symptom, so we focus on that first.
Do I need planning permission to renovate?
Most internal renovation work does not need planning permission, but it depends on what changes, your home's location, whether it is listed or in a conservation area, and which UK nation you are in. Listed buildings usually need consent for internal and external changes. Altering windows, adding dormers or changing the outside appearance in a conservation area may also need permission. We check before quoting.