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However, while this means no planning permission will be required, there are some size and scale limitations for things like extensions.
Once you’ve found and purchased a property that suits your needs, you’ll need to plan and design how you want it to look.
As part of the planning phase, you should consider work you want to do yourself (if any) and what you’ll outsource to contractors and professionals.
And if you’re thinking of using an architect to plan your renovation, now is the time to start contacting them.
The best way to plan a home renovation project is to spend plenty of time considering all the options for work.
Once you have your builder in place, you’ll be able to agree a clear schedule of works, so everyone involved in the project is abreast of what’s expected and the timeframes.
This is essentially a list of every job that needs to be done during your renovation project, listed in order.
When working with a builder or contractor on a home renovation, a schedule of works also acts as a loosely binding contract between you, the homeowner, and the person doing the work, helping you ensure everything remains on track and within budget.
Once your property is stripped back and ready to be remodelled or any extension built, your builder or contractor will move on to what’s known as first fix jobs.
Once the first fix stage is complete, your property’s walls will be ready for plastering and any floor screed will be laid.
If you think of your home renovation like a major surgical operation, it should come as no surprise that your property needs time to recover from lots of renovation work.
Your builder should honour any snagging issues and return to rectify them after the house has settled for a few weeks or months at no extra cost.
However, that means there are often a few surprises lurking beneath floors or in walls – and these surprises could affect your budget.
The Land Registry holds records of all land in England and Wales, but your local authority could also be a good place to glean more information about your property, too.
Period features can often add value to a property, so if you’re thinking of selling in the near future, you might wish to keep or refurbish things like ornate fireplaces, tiled floors, or decorative mouldings.
When undertaking a large-scale renovation, it can be easy to fall into the trap of stripping a house back to its bare bones.
And while turning a property into a shell can enable you to tackle every area with your own touch and taste, it will also mean more expense – when there could be elements of your property you should keep.
Before starting out with major work, think about your property’s original features and how you could use them with the plans you have in mind.
Not only will keeping some things save you money, it could also help preserve the character of your property.
Small Kitchen RenovationsSo, before you start any work, you’ll need to establish, with your builder or contractor, how they are going to get large machinery on to the site of your property.
You may also have to speak with your neighbours if access is required via their land or if machinery access will impact on them in any way.
There’s no shying away from the fact that it is a demanding project, though. You’ll need to find the right property and see beyond its current flaws. Careful budgeting for house renovation costs is also required along with good planning so you can complete the work as cost consciously and efficiently as possible. But get things right and you can add value, and live in a fabulous home (or have the pleasure of selling on a transformed house).
Our guide has all the details and expertise you need to find a promising property, and plan every stage in this house renovation checklist. Follow the steps, or skip to the stage you need to know about by using the links to the right of this page.
‘The best way to find an affordable property is to look for a fixer-upper in a location that you would like to live in,’ says Gus Harding, property expert and founder of Harding Mortgages. ‘By doing this, you will be able to find a property that is below market value and has the potential to be exactly what you want.’
Properties ripe for renovation are often described as 'in need of modernisation' in the estate agent's details. This can mean anything from a new kitchen and some cosmetic fixes, to removing the tree that is growing in the lounge. So before looking for a house, set your budget and decide what level of works you are happy to take on.
‘Make friends with your local estate agents by going in and talking to them personally,’ recommends Natalie Mitchell, property and construction expert at Homehow. ‘Explain what you’re looking for and what your financial situation is. That way you’ll be the first to hear about suitable properties coming onto the market. Widen your search by doing a walkabout of your patch. If there’s a property that looks empty or neglected, you might be able to find out who owns it by knocking on doors or searching the land registry.’
‘Make friends with your local estate agents by going in and talking to them personally,’ recommends Natalie Mitchell, property and construction expert at Homehow. ‘Explain what you’re looking for and what your financial situation is. That way you’ll be the first to hear about suitable properties coming onto the market. Widen your search by doing a walkabout of your patch. If there’s a property that looks empty or neglected, you might be able to find out who owns it by knocking on doors or searching the land registry.’
‘Look out for homes on the market unsold for a while – the price is probably too high but they might now be open to offer, so put in the work,’ recommends Jonathan Rolande, director of the National Association of Property Buyers and professional property buyer at House Buy Fast.
A kitchen with a glazed sloping roof and sliding doors leading to the garden, with black countertops and island, and a white slate floor
‘To help you assess the potential of a property, you need to ask yourself how you can improve on what’s already there,’ says Natalie Mitchell. ‘Is it possible to add space through an extending a house or loft conversion? Or can the inside be opened up to improve the living space? Bathrooms and kitchens are the rooms that sell a home. So, if there’s potential to add an extra bathroom or open up a small kitchen, then that’s where you’ll add the most value.’
But how do you make sure you don't get lumped with a money pit when it comes to home renovation? Before purchasing, always get a survey conducted to check the state of the property. This will be carried out by a member of the Royal Institute of Chartered Surveyors (RICS) who will feedback on what repairs need doing, and from there you can estimate the associated costs.
However, before you even consider making an offer (or perhaps before you even consider booking a viewing) there are a few things the untrained eye should look out for:
The old saying goes that you should look for the worst house on the best street, and it is great advice for anyone looking for a renovation bargain. No matter how amazing you make the property, it can only be as good as the area it is in, so check local amenities, schools and provision of green space. A Google Street View stroll down the street will give you a feel for the place and highlight anything untoward.
‘Although you have to spend money to make money, there’s a limit to what you should sink into a fixer-upper,’ says Natalie. ‘So, always check the ceiling price of the road your potential home is on.’
You can check how much similar properties nearby have sold for on Rightmove and Zoopla. This will give you an idea of the maximum value of the home you are looking at, so you know what your return on investment will be post home renovation. Just ensure you look at a like-for-like house – obviously, a five-bedroom property will fetch more than a three!
Repairing a roof, for example, could set you back a few grand so check for missing/damaged roof tiles or signs of bowing timbers. Missing tiles could also mean trouble inside if water has leaked through. Windows will add considerably to your renovation budget, too. You may want to upgrade single glazing to double, reducing heat loss and running costs in the process. But be mindful of maintaining characterful period windows if you can.
