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An architect is not always necessary for every house renovation but a design professional can be vital in helping to make the very most of an old property. The owners of this cottage renovation and extension came up with the design themselves. (Image credit: Jeremy Phillips)
Not all house renovation projects will require planning permission but there are several consent checks to bear in mind before starting work on your house, including:
There is plenty you can do when renovating a house without applying for planning permission. Many small extensions or alterations fall under permitted development rights. If in any doubt check with your local planning department. (Image credit: Fraser Marr)
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If you are extending or altering the roofline you may well require planning permission and if you live in a listed property or in a designated area, you will almost certainly require consent before carrying out any work. Check with your local planning department before starting any work.
Remember, even those jobs that require Building Regulations approval can be started following 24 hours’ notice of the intention to comply, made to the local authority building control department.
If you are building near the boundary of your house renovation you should check whether or not this work is affected by the Party Wall Act. It is also wise to get your solicitor to check your title deeds or lease — there may be restrictions relating to development of the property.
Depending on the works you are carrying out, you may well require planning permission — and if the house is listed or in a Conservation Area you will need permission even for internal alterations. Contact your local planning department. (Image credit: Jeremy Phillips)
It really does pay to spend a few months living in or spending time in a house. This will allow you to see where and when natural light enters the house, which layout configurations work and allows you to build up an idea of how the house could best work for your lifestyle.
If you are using an architect, you may well find that they have builders they regularly work with and who they can recommend.
Otherwise, you will need to find a builder to carry out the renovation work for you (unless you plan on doing all the work on a DIY basis.)
Trusted recommendations are the best way to go about tracking down reliable tradespeople and you should always aim to use builders who have carried out work of a similar type and scale to those you are planning. Get at least three quotes before making a final decision.
All new work must comply with the Building Regulations. As of January 2006, new building regulations applications for extensions have to include proposals to upgrade the thermal performance of the existing part of the house.
Even where planning permission is not required, Building Regulations will still need to be adhered to. (Image credit: Getty Images)
No renovation project should kick off without a schedule of works. It will keep the project on track and ensure you and the trades you subsequently bring in to work on the project know the order in which the work will take place. With that in mind, let's begin step one in the renovation process.
A concise and clear schedule of works will list every single job that's required when renovating a house, laid out in the correct order for the most efficient process. It should also ideally include who should be doing what and how much it will cost.
Here is a typical schedule of works. Of course, this will vary depending on the nature of the project. Your house designer or builder will be able to advise you.
Waste can be removed in skips. Private individuals can get rid of most waste for free at local authority tips, although asbestos will need to be dealt with separately.
A house renovation often involves certain elements which can be salvaged and reused. These items should be taken away and stored somewhere safe, or sold on to a salvage yard.
Stair Tread ReplacementSometimes it is possible to sell the salvage rights of large-scale demolition projects in which case some of the removal work may be undertaken by the reclamation yard — saving time and effort and potentially raising some cash, too.
If your house renovation is located on a site with restricted access it is a good idea to plan ahead and get any large items or machinery in for landscaping on to the plot, before access is further obstructed by new building work and stored materials.
Ensure you consider how you are going to get materials and machinery on to your renovation site. (Image credit: Jeremy Phillips)
Are the existing drains are in working order? Locate the inspection chambers (manholes) and pour different colour food dye down the loos and sinks to find out what is connected to where and whether any drains have collapsed and need digging up.
Once the scaffold is down, it is time to connect up the external drains to the sewer or septic tank. Some prefer to undertake this work at the groundworks stage, but this leaves the drains vulnerable to damage during building work — especially if they are exposed in the trenches around the building before backfilling.
Landscaping work to form the drive, paths, beds and lawns can be undertaken at almost any point in the project, providing it can be protected from damage by the building work. Most people wait until they are ready to move in.
If building an extension, you may have to relocate drains anyway and now is the time to find out. If there is no mains drainage connection, inspect the condition of any existing septic tank and soakaways.
If building an extension, you may have to relocate drains anyway and now is the time to find out. If there is no mains drainage connection, inspect the condition of any existing septic tank and soakaways.
Two new terms on the block, eco-vation or eco-renovation is the process of improving the energy efficiency of an old home to make it less draughty, more economical to run and a lot more comfortable to live in.
There are two main ways to ensure your finished renovation is eco friendly. Firstly, you need to minimise the amount of heat your home uses to keep its occupants warm, and secondly, minimise the cost of producing the heat that it does require.
Draught-proofing is essential, but you should also prioritise wall and loft insulation. Upgrading the boiler and heating sources (such as old radiators) will also help to reduce heating bills, as well as creating a more comfortable internal environment.
Easy draught-proofing measures include adding draught seal, repairing damaged and ill-fitting windows and doors and the use of draught excluders.
Insulating old houses can involve adding in cavity wall insulation (providing you have cavity walls), adding internal wall insulation to existing solid walls, which will then require plastering, or adding external insulation (an option for those carrying our an external make-over or re-rendering).
You might also consider replacing single glazing with double glazing, although this will depend on the affect it will have on the overall appearance of the house and whether it is permitted under your planning permission.
Designed by Piers Taylor of Invisible Studio, this extension was part of a renovation to a dilapidated folly — eco friendly upgrades included extra insulation and photovoltaic panels. (Image credit: Jim Stephenson)
Once the roof structure has been repaired (or built in the case of extensions), felted and battened, the entire structure should be made weathertight to keep out the elements and to secure the building.
Whilst the scaffold, is up check that any chimney stacks and pots are stable and clear, put on bird guards, and to repair lead flashings around the chimneys, in valleys, on hips, dormers and any abutments.
