Planning a home refurbishment: budget, timeline and avoiding overruns

Most refurbishment overruns are decided before the first wall is touched. A clear brief, a realistic budget and the right order of work prevent most of the surprises.

Write a clear brief

List every room and what you want done, with photos of finishes you like. The more precise the brief, the more accurate the quote.

Set a budget with a contingency

Hold back a contingency for things that only appear once work starts, such as old wiring, rotten joists or damp. Older properties need a bigger allowance.

Get the order right

1. Structural work and first-fix electrics and plumbing
2. Plastering and drying time
3. Second fix, kitchens and bathrooms
4. Decoration and flooring last

Check permissions early

Some work needs planning permission or building regulations approval. Listed buildings and conservation areas have extra rules. Check before you commit.

Agree the timeline in writing

Ask for a written schedule and agree how changes will be priced and approved.

Decide what you will buy yourself

Some clients choose their own tiles, sanitaryware or appliances. That can save money, but late deliveries delay the whole project. Agree deadlines for client-supplied items at the start.

Keep a single list of decisions

Paint colours, socket positions, door handles and flooring all need deciding. A shared list with dates for each decision keeps the work moving and avoids expensive changes later.

Plan the snagging

At the end, walk through every room with the contractor and list anything that needs finishing. Agree a date to complete the snagging before final payment.

Frequently asked questions

Can we live in the house during the work?

Often yes, if work is phased. Kitchens and bathrooms are the hardest to live without.

Do you provide fixed quotes?

We provide itemised written quotes after a site visit. Book a visit.

See our property services.