A full home renovation is a big commitment, but it is also one of the best ways to make an older house work for the way you live now. In Oxford, where much of the housing is Victorian, Edwardian or older, renovations often uncover things nobody expected. Knowing what the process looks like before you start makes it far easier to plan, budget and live through. Here is what to expect, stage by stage.

1. Consultation and a detailed site visit

Every renovation should start with a conversation about what you want to achieve and a thorough look at the property. A good builder will look at the structure, roof, floors, damp, drainage, electrics and heating, as well as the rooms you want to change. In older houses this stage often reveals hidden character worth keeping, such as original floorboards, fireplaces or cornicing, and sometimes problems that need dealing with first.

It is worth investigating early. At 22 Vicarage Road in Oxford, what began as a bathroom refurbishment changed once early investigations found rotten floor structures. The project became a full top-to-bottom refurbishment with a rear extension and loft conversion. Finding issues at the start, rather than halfway through, is what allows a programme to be planned around them.

Asbestos

The Health and Safety Executive advises that any building built or refurbished before 2000 may contain asbestos. If the work will disturb old textured coatings, floor tiles, boxing, flues or similar materials, get them surveyed before strip-out begins.

2. Design, planning and consents

Once the scope is agreed, an architect or designer will usually prepare drawings. Several consents may be needed:

  • Planning permission for extensions or external changes that are not permitted development. Rules are tighter in conservation areas, which cover large parts of Oxford.
  • Listed building consent for works affecting a listed building, including many internal changes.
  • Building Regulations approval for structural alterations, new bathrooms involving plumbing, rewiring, new heating systems, replacement windows and more.
  • Party wall notices if the work affects a shared wall or involves excavating near a neighbour’s foundations.

Starting these early avoids long gaps between design and build. Most planning decisions are due within eight weeks of a valid application, and a full plans Building Regulations application usually takes up to five weeks.

3. A detailed, realistic quotation

The cost of a full renovation depends on the size and condition of the house and the specification you choose. Ask for a detailed quotation that separates the main work from provisional sums (allowances for items such as kitchens, sanitaryware or tiles that are not yet chosen) and makes clear what is excluded.

In older houses it is wise to keep a contingency for things that only become visible once floors are lifted or walls opened up. Many homeowners set aside 10 to 15 per cent, but the right figure depends on how much is known about the building at the start.

VAT

Renovation work is normally charged at the standard rate of VAT. A reduced rate of 5% can apply to renovating a home that has not been lived in for the two years before work starts, charged by a VAT-registered contractor. HMRC’s guidance sets out the conditions.

4. Planning the work before it starts

A well-run project is planned before the first wall comes down. That means ordering long-lead items such as windows, steels and kitchens, coordinating the trades in the right order and agreeing a programme with you. Ask your builder for a programme of works so you know what is happening each week.

Living in or moving out

Decide early whether you will stay at home. Living on site is possible for many projects, but a whole-house renovation can mean weeks without a working kitchen or bathroom, along with noise and dust. If you stay, agree which rooms will be kept usable and how the work area will be sealed off.

5. The build

Most full renovations follow a similar sequence:

  • Strip-out and investigation of areas being renovated.
  • Structural work: foundations, steels, new walls, floor repairs, roof work and any extension shell.
  • First fix: new wiring, plumbing and heating pipework run before walls and floors are closed in.
  • Plastering and screeding, which need drying time before decorating or laying floors.
  • Second fix: sockets, switches, radiators, sanitaryware, kitchen fitting, doors and skirting.
  • Finishing: flooring, decorating and final details.

Expect some disruption and the occasional surprise. What matters is that your builder tells you promptly, explains the options and agrees any change in cost or time with you before going ahead.

6. Certificates and sign-off

Before the end of the job, make sure you receive the paperwork you will need later, including:

  • a Building Regulations completion certificate for notifiable work
  • electrical installation certificates from a registered electrician
  • Gas Safe certification and building control notification for new boilers and gas appliances
  • manuals and warranties for new appliances and systems

You will need these when you come to sell.

7. Snagging, handover and aftercare

Towards the end, walk through the house with your builder and list any minor defects or finishing touches. This snagging stage makes sure everything meets the agreed standard before the final payment. After you move back into the finished rooms, small issues such as hairline cracks in new plaster are common as a house dries out and settles, and a good builder will come back to deal with them.

How we can help

North Oxford Developments has been carrying out full renovations and refurbishments in Oxford and Oxfordshire since 1984. Our two in-house teams cover every stage, from groundworks and structural work through to plastering, electrics, heating, flooring and decorating, and we follow a clear process from the first consultation and site visit through to handover and aftercare. If you are considering a full renovation, we would be glad to visit and talk it through.