Full refurbishments

Full refurbishments.

Bought a house that needs everything, or finally ready to sort the one you're in? A full refurb joins the jobs up, so the place gets done once, in the right order.

A terraced house hallway mid refurbishment with dust sheets on the floor — Mid refurb, illustrative

For: Tired homes, new purchases, older houses
Rules: Internal work rarely needs planning, some parts need building regs
You get: Certificates for each part of the job
Time: Usually 1 to 3 months

What it covers.

A full refurbishment is the renovation of a whole home, or most of it, rather than a single room. It usually joins several jobs together: stripping out, structural repairs or alterations, new electrics and plumbing, insulation, plastering, kitchens, doors, windows, flooring and decoration.

Older homes tend to have several problems at once, and they're cheaper and less disruptive to fix together than one at a time.

We do the joinery and electrics ourselves and bring in other trades for the rest, so you've got one person to call.

The right order.

Survey and information. You share what you know about the house and any past work. In a building built or refurbished before 2000, asbestos has to be considered before anything is disturbed.
Design and structure. Anything load-bearing gets checked by a structural engineer or surveyor.
Permissions. Work inside rarely needs planning permission, unless the house is listed. Each part of the job is checked for building regulations.
Written quote. Citizens Advice says to get the quote in writing, with a contract covering what's being paid for, timings, materials and payments.
Neighbours. Work to an existing party wall needs at least two months' notice.
On site. Strip out and structural repair, make it weathertight, first fix, plastering, second fix, finishes and decorating, then snagging.
Sign-off. Wigan Council recommends getting your completion certificate before settling your final account.

See the difference.

Illustrative

What you end up with.

A completion certificate from building control for notifiable work.
An electrical installation certificate, and a compliance certificate for notifiable electrical work.
Gas paperwork where a boiler or similar appliance is fitted.
A window and door certificate where those were replaced by a registered installer.
Any manufacturer guarantees that come with the products fitted.

Questions we get asked.

Do I need planning permission for a full refurb?

Usually not for work inside. The Planning Portal says you shouldn't need to apply for internal alterations, but a listed building needs consent for significant works, inside or out.

Do I need building regulations approval?

Almost certainly for some of it. Wigan Council says you probably need approval for structural alterations, and for improvements such as a new boiler, windows, doors or roofing.

Do I have to add insulation if I replace floors or walls?

Often, yes. Renovating a large part of a wall, floor or roof can mean the whole element has to meet the energy standard where feasible. The percentages quoted differ between sources, so check with building control.

What about asbestos?

HSE says asbestos can be present in any building built or refurbished before 2000, including in textured coatings, floor tiles and insulating boards. Don't disturb it or remove it yourself.

Do I need to tell my neighbours?

If the work affects a party wall, yes. Notice has to be given between two months and a year before you plan to start.

What if earlier work was never signed off?

A council can give retrospective approval, called regularisation, for work carried out after 11 November 1985. Alterations may be needed first.

Sources

Related services

01KitchensFitted, finished and ready to use 02Internal doorsSingle doors to whole-house sets 03FlooringPrepared properly, laid to last