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.
In Kelso, as anywhere in Scottish Borders, the price of a whole-house renovation is driven mainly by size, materials and access. Across Scotland our guide sits at £43,000–£115,000 with VAT, but restricted parking, a narrow side passage or extra preparation can move the figure either way. That is why every price we give follows a visit to the house.
- Guide price
- £43,000–£115,000 inc VAT
- Time on site
- 8–24 weeks on site, depending on scope
- Postcodes
- TD5
- Planning rules
- Scotland
- Local area
- The Scottish Borders
- Survey
- Free, with a written quote
What should you budget for a whole-house renovation in Kelso?
Use the table to gauge the cost of a whole-house renovation in Kelso before we visit. Figures include VAT and are scaled for Scotland, coming out about 4% below the national guide, which gives £43,000–£115,000 overall. After a free survey, you receive a fixed written price.
| Type of job | What it usually involves | Guide in Kelso |
|---|---|---|
| Light refurbishment | Decoration, flooring, minor repairs and perhaps one new kitchen or bathroom. | £14,500–£43,000 |
| Full refurbishment | Rewire, heating, plastering, new kitchen and bathroom, flooring and decoration throughout a 3-bed house. | £43,000–£115,000 |
| Renovation with structural changes | A full refurbishment plus wall removal, layout changes or extra bathrooms. | £96,000–£173,000 |
What moves the price up or down:
- 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
Scope of the work
- Room-by-room survey and a planned order of works
- Rewiring and new consumer unit by qualified electricians, with certificates
- Heating and plumbing upgrades by qualified engineers
- New kitchen and bathroom fitted to your chosen specification
- Flooring, internal doors, skirting and joinery
- Decoration and a final clean before handover
Homes in Scottish Borders
Mill towns such as Hawick, Galashiels and Selkirk have stone terraces and tenements from the textile industry, Melrose and Kelso have older sandstone centres, and farmhouses and cottages across the Borders are built of whinstone or sandstone under slate roofs. Post-war and newer estates surround the larger towns.
Cold winters with frost and snow on higher ground, and the Tweed and Teviot can flood low-lying properties.
None of this holds for every street in Kelso, which is why we look at your actual house before pricing a whole-house renovation rather than assuming from its age alone.
Permissions for a whole-house renovation in Kelso
Which rules apply depends on where you live. For Kelso, the answer is Scotland, and the points below reflect that; we verify them with the council before quoting.
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.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
The four stages
A visit to your home
First, someone visits your home in Kelso to see the space, take measurements and note anything that could affect the work, such as access or the condition of what is there. There is no charge for this visit.
Price and scope agreed
Next you receive a written quote with a fixed price for the agreed specification. It lists what is included, what is not, and how payments are staged, so you can compare it properly.
Plan and prepare
Once you accept, we agree start dates, order materials and deal with any planning, building control or neighbour notices the job needs. You'll know who is coming and when before work begins.
On site to finish
The job proceeds in the order set out in the programme, with dust and debris kept under control. Finally we tidy away, inspect the work together and pass the finished project over to you with its paperwork.
What you can expect from us
Whole-house renovations in Kelso: questions
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.
Who do I deal with during the job?
One point of contact manages your project from survey to handover. They schedule the trades working under our contract, keep you updated on progress, and are the person to call with any question. You don't need to coordinate builders, electricians or decorators separately, because that is part of what we do.
How much does it cost to renovate a whole house?
A full refurbishment of a typical 3-bed house costs £43,000–£115,000, 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.
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.
Can you combine a whole-house renovation with other work?
Yes. Because we manage several trades under one contract, we can plan a whole-house renovation alongside other work on your Kelso home, such as new windows with rendering, or a kitchen refit with an extension. Combining jobs can reduce repeat set-up such as scaffolding, skips and access, and every element is listed and priced in the same written quote.
Near Kelso
Live in Kelso? Our coverage takes in the TD5 postcode areas and reaches out to Galashiels, Hawick and Peebles, so homes on the outskirts and in the next town along are included.