Expert Refurbishment Advice for Projects of Any Size

When tackling refurbishment projects, whether large or small, planning and attention to detail are key to ensuring a smooth and successful outcome. Whether you’re converting a large house into apartments, renovating a single room, or completely transforming a property, here’s a detailed guide to help navigate the process in the UK. Let’s break it down into stages with real-world examples for both large and small projects.

Initial Planning & Goal Setting

Before embarking on any refurbishment project, it’s crucial to define your goals and establish a clear vision. Ask yourself questions like:

• What do you want to achieve with this refurbishment?

• Who will use the space (your family, tenants, buyers)?

• What is the budget, and where will you source the funding?

• What are your timescales for completion?

Example:

• Small project: If refurbishing a kitchen, your goal might be to improve functionality and aesthetics for your own use or resale.

• Large project: Converting a 4-bedroom house into two 2-bedroom apartments for renting or selling.

  
  

In both cases, you’d want to maximise space, enhance energy efficiency, and boost the property’s value.

Research & Budgeting

The next step is comprehensive research. Understand local planning regulations, design trends, and realistic cost estimates.

Key Factors to Consider:

• Planning Permissions & Regulations: For significant refurbishments, like converting a house into flats, planning permission from your local council is a must. For smaller projects, such as kitchen or bathroom refurbishments, you may not need formal approval, but it’s good to double-check.

• Costs and Financing: Refurbishments often cost more than anticipated, so allow for a contingency (usually 10-20% extra). List all potential expenses: materials, contractor fees, building permits, etc.

Example Costs:

• Small project: A kitchen refurbishment could range from £5,000 to £25,000 depending on the scale, materials, and appliances chosen.

• Large project: Converting a 4-bedroom house into two 2-bed flats could cost upwards of £80,000 to £150,000, depending on the property size and complexity of the work.

In both scenarios, ensure you secure quotes from multiple contractors to compare pricing and services.

Obtaining Permissions & Approvals

Most UK properties are subject to a variety of building codes and legal requirements, so always check:

For Smaller Projects:

• Building Regulations: These apply to structural changes (even if it’s just knocking through a wall in your kitchen).

• Party Wall Act: If your refurbishment impacts shared walls (with a neighbor), you may need a party wall agreement.

For Larger Projects (e.g., House Conversion):

• Planning Permission: Converting a house into flats requires formal planning approval from your local council. This process can take weeks or months.

• Building Control: The conversion must comply with building regulations to ensure the new apartments are safe and habitable.

• Section 106 Contributions: Councils may require contributions to local infrastructure, such as roads or schools, for larger-scale conversions.

Example:

For a 4-bedroom house to be split into two 2-bedroom flats, you will need:

1. Planning permission for the change of use.

2. Building regulation approval to ensure fire safety, soundproofing, and proper ventilation.

3. Utility separations, such as creating individual water, gas, and electricity meters for each apartment.

   

Hiring Contractors & Architects

For both big and small projects, finding the right professionals is crucial:

Smaller Projects:

• You might hire a general contractor or individual tradespeople (plumbers, electricians, carpenters) depending on the work involved.

• Example: For a kitchen refurbishment, you’ll likely need a plumber (for sinks and appliances), an electrician (for lighting and sockets), and a tiler (for splash-backs and flooring).

Larger Projects:

• You’ll need an architect for significant layout changes like converting a house into flats. They’ll help create a functional design that meets building regulations.

• Specialised Contractors: You'll need builders to undertake structural changes, a surveyor to assess the feasibility of your conversion, and possibly interior designers for the finish.

Example for House Conversion:

1. Hire an architect to re-design the space and layout to accommodate two flats (one on the ground floor and another on the first floor).

2. Engage a structural engineer to assess if walls can be moved or removed and to check the foundation strength.

3. Hire tradespeople to install separate entrances, fit kitchens and bathrooms, and split the utilities.

   

Structural Changes & Layout Considerations

Once you've obtained the necessary permissions and assembled your team, you’ll need to carefully consider layout and structure.

Small Projects:

• Even small refurbishments often involve moving walls or modifying spaces for better flow. For instance, removing a wall between a kitchen and dining room can create an open-plan layout, adding value to the home.

Large Projects:

• When converting a house into flats, you’ll need to:

  • Install soundproofing between floors and walls to meet UK sound insulation regulations.

  • Design two separate entrances (where possible) to create privacy for each unit.

  • Add separate kitchens and bathrooms in both flats.

  • Comply with fire safety regulations, ensuring each flat has an independent escape route and installing fire doors and alarms.

  • Think about the communal areas (if any), and how utilities such as electricity and water are shared or divided.

Example Layout Changes for a House Conversion:

1. Divide the house by creating a stairwell to separate the two units.

2. Create individual living spaces for each flat: this includes adding a second kitchen, reconfiguring rooms to create two bedrooms in each unit, and ensuring proper ventilation and natural light.

3. Soundproofing: Install proper insulation between floors to meet noise regulations.

4. Fire safety features: Each flat should have a clear means of escape, and fire alarms and fire-resistant doors need to be installed throughout.

Interior Design & Final Touches

The final stage of your refurbishment will focus on the aesthetics and functionality of the interior.

Small Projects:

• Materials and Finishes: Choose high-quality, durable materials, especially for areas like kitchens and bathrooms, where wear and tear is high. For example, opt for engineered stone worktops over laminate for durability.

Large Projects:

• Maximising Appeal for Tenants or Buyers: When converting a house into flats, consider your target market. Young professionals may prefer modern, sleek designs, while families may prioritise practical layouts with ample storage.

• Neutral Colours: For a wider appeal, opt for neutral colours and easy-to-clean surfaces. This is especially important if you're planning to rent or sell the flats.

• Furnishing Considerations: If you’re renting the flats furnished, invest in modern, space-saving furniture that fits the flat’s aesthetic and layout.

Legal and Financial Considerations

Beyond planning and construction, it’s crucial to consider the long-term legal and financial impacts of your refurbishment.

• For small projects, you’ll need to ensure your home insurance policy covers refurbishment work, particularly for significant structural changes.

• For larger projects like converting a house into flats, you’ll need to:

  • Reassess the property’s council tax banding (each flat will likely be rated separately).

  • Arrange for mortgage approvals or finance if required, and ensure the project aligns with local housing laws.

  • Establish the appropriate rental contracts and comply with landlord regulations if you're planning to rent out the flats.

Final Inspections & Certifications

After the construction phase, you’ll need to pass final inspections to ensure compliance with building regulations and safety standards.

• For small projects, ensure that electrical and plumbing work is signed off by certified professionals.

• For larger projects, you’ll need final sign-offs from building control, fire safety officers, and possibly environmental health.

Summary:

Refurbishment projects, whether large or small, require careful planning, budgeting, and attention to detail. For a small kitchen renovation, focus on functionality and design within your budget, ensuring you comply with building regulations. For a larger project, such as converting a 4-bedroom house into two 2-bedroom apartments, the complexity increases with the need for planning permission, building regulations, and professional help like architects.

By carefully considering each step of the process—from securing permits to the final design touches—you’ll be well on your way to a successful refurbishment!