What To Do When House Repairs Outweigh House Value

If you lot're transforming a home, firm renovation costs will exist uppermost in your listen. Taking a period property back to its former glory after years of neglect is not a chore for the fiscally challenged, and if you're hoping to alive in the house for years to come and make information technology a characterful home for your family unit, y'all'll need to take the fourth dimension to restore it properly. Even making changes to a domicile built in the last century could pose financial hurdles for the uninitiated.

And now that we're looking for home improvement projects left, right and centre to go on usa decorated in these strange times, getting started with your house renovation is wise. To ensure that your bank balance stays good for you, we've put together a thorough guide to walk y'all through firm renovation costs past each area of your abode. You tin can use the spring links to the right to head directly to the sections of interest to you.

When you're sorted with your abode renovation budget, check out our step by step guide to renovating a firm to get your project started.

Is information technology worth renovating an old house?

If you lot are able to sell your house on in the future at a price that outweighs the renovation costs then it'south a worthwhile investment, and so you should be sure to bank check the highest selling price of houses in the area where y'all wish to buy a firm to renovate, to see if in that location is scope to make a profit. Of course, if y'all programme on renovating a house to bask it for years to come up, with no programme to move, then it's very worthwhile indeed.

Onetime houses tend to be cheaper than new builds or properties listed as newly renovated, then you should be able to find something within your budget that allows you lot to plan for a successful renovation too.

Costs of finances and paperwork for a renovation

Avoiding a renovation money pit: top tips

i. Check the ceiling value for the property by assessing the prices of homes sold locally.

2. Piece of work out the estimated costs for required works to the property. Add together this to the asking price (or the cost you lot are offering) on the home and check the ceiling value is more than.

3. Create a firm upkeep with fifteen to twenty per cent contingency.

4. Get expert advice earlier you purchase. The cost of hiring a surveyor or architect to estimate the cost of works is going to be less than committing to a project you can't afford.

When estimating the textile and labour costs for a renovation projection, many forget to gene in whatsoever additional fees. Things such every bit design work, seeking permissions or conducting specialist surveys will all add together to the ultimate toll to renovate a house.

Something that must not be disregarded is insurance. Regular building insurance will non e'er embrace a large-scale renovation project – particularly if the property is to undergo big structural changes or exist left vacant for some time. If this is the case look for insurance that covers empty buildings, or even site insurance. Specialist renovation insurance should also encompass public liability and employers' liability meaning anyone/or matter that gets damaged in the process tin can be covered.

hand drawing renovation plans with ruler

This is all the more true of older properties. Exist aware of the particular requirements of menstruum buildings before y'all start, and recollect to always include a salubrious contingency fee of at least 10 to 15 per cent when renovating.

Phillip Hall, manager of Hall Construction Ltd, points out, 'Costs are oft higher for renovating a menstruum holding as owners may have to provide full-blown plans as well as calculations from a building engineer to comply with edifice regulations.' He adds that the initial costs to renovate or extend a catamenia property are often 30 to 50 per cent higher than in contemporary buildings due to the materials and skilled labour involved, and nigh new owners do not appreciate that.

'Information technology's as well worth considering a warranty, such every bit the Federation of Master Builders' MasterBond, which is a safety net for whatever problems with the work – information technology covers you lot if the builder goes out of business, is declared bankrupt, or if the main dies. It'south likewise worth noting that builders with key skills are usually booked well in advance.'

Costs and fees

Insurance costs depend on the property's rebuild value, postcode take chances and the value of the new edifice works. Expect to pay £600–£ane,200
Edifice regulations fees get-go at £80 but could cost several thousand, depending on the extent of the piece of work and number of visits required throughout the project. A local contractor may be able to help you estimate these fees based on past jobs.
A preliminary bat survey will toll effectually £300, with a full survey of £i,000+ required if this shows bats to exist nowadays.
A warranty to comprehend the edifice work is sensible. Expect to pay £1,000–£5,000 for a 10 year warranty

Planning permission costs

Planning permission will be necessary on works to listed backdrop, homes in conservation areas and if you are doing work that falls outside of your permitted development rights, such as large extensions. Do not overlook it when establishing your firm renovation costs.

A planning application in England costs £206. Cheque with your local say-so to run across how much this costs in Wales, Scotland and Northern Republic of ireland.

If you are working with a proficient local designer and builder, they should exist able to advise on whether your plans are likely to get permission. If unsure, your local authority volition offering pre-application advice for £100–£200. This could save time and additional fees for re-application.

How much does it cost to renovate a house?

Below is a breakdown of costs by area of importance. Remember that the primary aim with any renovation is to get the property secure and watertight early on to prevent whatsoever farther impairment. And, you should conduct out works in a logical social club that ways you won't undo jobs in the process – for instance, there is no point fixing plaster in a room that will need rewiring.

How much does it price to add an extension?

Extending a business firm will add together much needed space and could increase the value of your home. In that location are so many factors affecting the cost of an extension and then employ our extension cost calculator for a improve thought, only for a 4m x 5m extension look to pay around £thirty,000 and up for bones quality; you will pay from effectually £38,000 for a good quality build; and it will cost you from £44,000 for an extension with an fantabulous finish.

This is build cost only and will not include the professional fees or VAT. And then cistron in an actress 10–xv% for design and project direction fees, and then twenty% for VAT.

Remember if you are building a two-storey extension, while it will toll more than, the cost of the roof and foundations will be spread over two floors so information technology may not be as much equally you would think. If you want culling house extension ideas, be sure to check out our folio for inspiration that suits your budget.

This loft on a north-London Victorian house is part of a large-scale extension and refurbishment project by Office S&M — *This loft on a north-London Victorian house is part of a large-calibration extension and refurbishment project past* *Function S&M* *. Rounded cedar shingles, which will weather condition and change colour over time, lend information technology a sense of fun*

Loft conversions:

Loft conversions are another popular fashion to add together rooms to a home. Properties built before the 1960s are often prime for a room-in-roof conversion, as the loft space is non overrun with trusses – something common on houses built in the last 50–70 years.

A room-in-roof conversion requires the to the lowest degree work. Oftentimes all that is needed is a set of stairs to access the space, a new floor, rooflights and then the room tin be insulated and plastered. Look to pay around £1,150–£1,350 per square metre for a bones loft conversion. Dormer loft conversions are slightly more, simply do help increase the footprint. Budget from £1,250–£1,450 per square metre for this type of loft conversion.

If yous demand to swap out the roof, new trusses and roof coverings volition be required. Information technology can help make much more of the space, just will therefore as well cost more than. A mansard extension will exist at to the lowest degree £1,500 per square metre, as will a hip-to-gable extension.

Read up on loft conversion costs to put yours into activity.

How much does it price to go open program?

One of the most popular alterations to a menstruation firm is to open up up the downstairs living space. All Grade I and Two listed buildings need Listed Buildings consent offset; and all new work must comply with current building regulations.

semi open plan dining room and living room with an old farmhouse kitchen table

'Get-go bank check with your edifice surveyor or structural engineer that the wall isn't 1 of the main supporting walls,' advises Philip Hall of Hall Structure – a member of the Federation of Master Builders. 'To go some idea, try knocking it – if it'south just a thin plaster stud wall, you're fairly prophylactic to go for an open up plan kitchen pattern. For other interior walls you lot'll need to shore up the upper storey with a Reinforced Steel Joist (RSJ).

'If there are no complications, to knock down a wall, remove the rubble to a skip and make skillful it shouldn't take more than a couple of days – although there may be rewiring involved, such equally relocating light switches and power points.'

Find out more almost going open plan in an old dwelling house.

Costing the job

Independent RICS survey, £500–£one,000
Planning application, £172
Skip, £120–£350
Knocking down a wall and inserting an RSJ, from £iii,000
Removing wall in Class Ii listed business firm, up to £5,000 (awaiting Listed Buildings consent).

Kitchen in a renovated home with kitchen island and stone worktops

Ways to save money on dwelling house renovation costs

Avoid adding to the job or changing your mind halfway through – it'll usually cost more and cause delays. Confirm any changes in writing.
Alive on site during the renovation. This can, however, wearisome the job down. Find out more in our guide virtually how to manage this.

The costs of dealing with structural movement

Movement, either subsidence or heave, occurs where a property is built on unstable foundations common in areas with clay subsoils, compounded by thirsty tree roots and flooding or leaking pipes, which crusade the soil to shrink or expand, with structural issues following on, and this can upwards home remodelling costs significantly.

'It's still a huge taboo,' says David Gakhar, chairman of the Association of Specialist Underpinning Contractors (ASUC). 'Underpinning involves extending the house foundations to stabilise the building.' He adds, 'The precise depth of the trench depends on the crusade of the subsidence, the type of soil, proximity of the tree and extent of its roots.'

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Smaller jobs (such as underpinning a bay window) might involve creating a shallow trench around 2m deep and filling it with physical. Larger jobs would require deeper trenches, mayhap using steel piles and reinforced concrete.

Period buildings using traditional materials and techniques tend to be more flexible, and able to cope with some motility. Always seek specialist advice as rigid underpinning may not be a suitable remedy for stabilising a catamenia building.

Costing the job

Independent RICS survey, £500-£one,000
Underpinning to 2m, £3,000-5,000
Underpinning beyond 2m with steel piles, £10,000-£200,000
Making good cracks and decorating, £10,000-£100,000
Building insurance backlog, approx £1,000

Toll of repairing a roof

Early detection of roof damage is essential to prevent extensive (and expensive) repairs that will greatly add to remodelling costs. This means information technology should be one of the commencement things you lot bank check and remedy when taking on a projection. Look for loose or missing roof tiles and damp patches on ceilings within. If the damage has impacted the rafters or roof timbers, y'all volition need to factor this price in – otherwise costs depend on the type of tile used on the roof with natural slate being the well-nigh expensive.

Flat roofs should also be inspected. They do non deserve the bad press they received in the 70s and 80s, as modernistic versions should be well insulated and properly fitted. When getting yours repaired, look for at least a 20 year guarantee.

Where applicable, the costs beneath include the roof being stripped, re-felted, fitted with new battens and tiled by a professional person roofer.

Costing the job

New hip and ridge tiles cost from £70/m ⁱⁱ including labour
Retiling a roof with natural slate, from £150/m ^two
Retiling a roof with artificial slate, from £106/m ⁱⁱ
Retiling a roof with clay tiles, from £105/m ²
Retiling a roof with physical tiles, from £45/m ²
Repairing a flat roof will cost from £35/m ² to £80/grand ^two

thatched roof on an old cottage and tiled roof on extension

Repairing thatched roofs

Thatched roofs more often than not need renovating when they start to leak. They can be patched up, just owners often adopt to have the whole roof done at the same time (upkeep permitting).

Often, thatchers use water reed (or Norfolk reed); long-stemmed wheat (or long straw); and combed wheat reed (or Devon reed). Water reed lasts the longest – thirty-50 years compared to combed wheat reed (20-30 years) and long straw (12-20 years). The durability of thatch depends on the pitch of the roof, climate, quality of thatching and depth of coat.

'Thatching a whole roof normally takes almost a calendar month merely this really depends on the size of the team working on the roof, complication of admission, roof construction and how much remedial work is required to roof timbers,' says Marjorie Sanders of the National Social club of Primary Thatchers. Re-thatching a listed building volition require planning consent if it involves a change of textile, i.e. from long straw to reed.

Costing the task

£4 for a package of proficient quality unmarried wale water reed
Guess the roof at £150/m ²

Ways to save money

Join the Thatched Owners Grouping for a one-off payment of £95 (01406 330007) for advice on insurance, grants and other money-saving ideas.
Investigate conservation grants and no-interest loans, sometimes available from your local council to save a good clamper on abode remodelling costs.

The cost of treating timber issues

Timber beams might need repairing which can affect your house renovation costs

Timber-related problems such as woodworm, dry out rot and wet rot ofttimes come hand-in-hand with the overriding trouble of damp. This can exist expensive to fix, then factoring in any work that needs to be done with your remodelling costs is vital. Woodworm (that is, the larval stage of common forest-ho-hum beetles) thrives in poorly ventilated, dank weather condition. Typical are common furniture beetle and wood-boring weevils; deathwatch beetle is comparatively rare.

'Much protrude set on plant in buildings is extinct,' says Douglas Kent at SPAB. 'Active outbreaks are identified by holes with sharp rather than round edges, and the presence of fresh bore dust ('frass').

'Since dry out timber is immune to attack, the best affair to exercise is eliminate all cause of dampness and reduce the woods's moisture content to below well-nigh 15%.

'Secondary measures may be required too, particularly where infestation is extensive. This could entail targeted chemical treatment, traps using pheromones (to catch piece of furniture beetle) or ultraviolet light (for decease-watch beetle) to reduce their populations respectively.'

Costing the job

Independent RICS survey, £500-£one,000
Pesticide handling of roof purlins, floor joists, floorboards and stairs, from £560

Ways to salvage money

Solve damp and ventilation issues and the problem may subside by itself.
Sort clammy every bit soon as you can to prevent farther impairment.

The cost of repairing and replacing windows

Sash Window Workshops period windows — *Beautiful casement windows from* *The Sash Window Workshop*

Another of import stage in making certain whatever renovation project is weathertight, is to assess the windows. Windows are very of import to the overall character of a property, so avoid replacing original windows with mod versions unless completely necessary.

However, if the windows are damaged beyond repair, and are currently single-glazed, this could be a good opportunity to upgrade them to double-glazed units and improve the efficiency of the home. Alternatively, secondary glazing can be added to single-glazed windows to help reduce rut loss and sound transfer.

If y'all do come to replace the windows, attempt and match the style and materials that would have been used. Timber is the nigh common window type on catamenia homes, but aluminium options work well too. PVCu is budget friendly choice on newer homes simply composite windows are a skillful buy as well offering low-maintenance just a higher-end wait.

Find out more in our guide to choosing windows for period homes.

If you want to bring more calorie-free into the home you lot might consider calculation bi-fold or sliding doors. These are a pop choice for kitchen extensions and will actually alter how yous employ the space due to improve linking to the garden.

Costing the job

Repairing timber windows (patching upwardly paint and repairing rot) tin can exist done on a DIY basis for under £100
Replacing original timber windows, budget from £800 per unit including plumbing equipment
Installing PVCu windows will price from £200 per unit
Replacing French window with a prepare of bi-fold or sliding doors volition cost from £1,000 per metre
Adding secondary glazing on a DIY basis will cost a couple of hundred pounds but permanent units that tin exist opened price from £300 per window

Ways to save money

Only replace windows if necessary and salvage and repair original windows.
Care for timber rot early on then employ wood hardener and filler to rebuild timber frames.
Approach local carpentry companies for quotes. If you rent them for other jobs effectually your dwelling house you might be able to negotiate a good deal.

How much does insulating a house toll?

Insulating your home will not only make it experience warmer, but reduce your heat loss and preclude wasted energy. Fortunately most methods of insulation are non likewise costly and tin can usually be done on a DIY basis meaning you apace save on your heating bills without too much expenditure.

Start with the loft where an estimated quarter of a dwelling house's heat is lost. You should also insulate floors to end rut loss to the ground or between upper and lower rooms. Walls can be insulated externally and internally – external insulation can be more than costly (and ordinarily requires planning permission), but internal insulation volition use footprint and tin can impact on the appearance of rooms.

Don't forget to draughtproof windows and external doors, lag pipes and insulate hot water tanks besides.

Costing the task:

Insulating a loft costs from £230 to superlative up insulation between boards, to £550 to insulate a loft with rigid insulation boards to information technology can be used for storage
Cavity wall insulation, £370 for a mid-terrace to £720 for a detached
Internal wall insulation will price from £4,000–£13,000
External wall insulation is £8,000–£22,000 (and you lot may need remedial work to motility rainwater goods or extend the eaves or the roof)

How much does beating damp cost?

sanding and restoring floors will cut your house renovation costs

All too ofttimes a surveyor will pick upwards a high moisture reading in a menses home when in fact there may be no dampness at all. The wall could exist os dry, with the electrical moisture meter just picking upwards a high reading due to hydroscopic salts. Qualified surveyors should investigate the matter, rather than merely referring you to your local damp proof specialist (ie, a salesman with a vested interest).

'E'er talk over the underlying causes of damp,' advises Douglas Kent, technical secretary at The Club of Protection of Aboriginal Buildings (SPAB). 'Investigations usually reveal a problem such as build upwards of humidity in bathrooms and kitchens, which aren't well ventilated; condensation caused by sealed double glazing; leaking gutters, broken drains, cracks in pointing; vegetation shut to the brickwork; and a host of other entirely solvable problems that don't require invasive damp proof treatments.'

The best course of activity is to have an contained dwelling house condition survey undertaken by a chartered RICS surveyor – preferably a conservation specialist who will give a full diagnosis and offer remedial solutions to improve ventilation and alleviate structural dampness.

Costing the job

Contained RICS survey, £500-£1,000
Injected damp proof form, average of £2500
Tanking walls (with textured membrane and sump), from £200/m ⁱⁱ
Repointing chimney, from £250
Repointing decayed lime mortar, from £25/chiliad ²
Repointing hard cement render, from £twoscore/m ²

Means to save coin

Bank check at that place's acceptable ventilation.
Check for whatever blocked or leaking gutters.

How much does rewiring a house cost?

While rewiring a period home renovation an electrician tests sockets

Undertaking an unabridged rewire can be a messy, disruptive business. Look to take furniture moved and floorboards lifted to allow access for cabling. A corking deal of dust tin can be created during wall chasing and re-plastering, and then keep lots of dust sheets on manus. 'The electrician will need to have access to all areas of the belongings at all times, as circuits are wired from room to room, rather than one room at a time,' explains a representative from the Electrical Contractors' Association.

'The master business concern for period homeowners is the difficulty of hiding cables with the least amount of damage, peculiarly to original plasterwork, which can be costly to reinstate. You don't want cruddy cables and trunking on testify, so it'due south best to have a specialist on hand to restore plasterwork to its original condition afterwards.

'Some other common trouble is that catamenia houses never take plenty ability sockets,' adds Giuliano. 'Given the huge increment in the number of appliances we use these days information technology's a good idea to factor in a few extra sockets where you can.' Contact the ECA for advice on calculating how many sockets y'all need.

Costing the job

Complete house rewire, from £four,000
For decorative menstruation-style sockets, from £65
'Chasing in' ii new wall lights either side of chimney breast, from £450
Typical 24-hour interval rate, from £200

Ways to save money

Save fourth dimension and money past removing every bit much piece of furniture or clutter in advance as you lot can – a contractor may charge yous more than to practice it for you.
Plan electrics piece of work well in advance of replastering or decorating and so you don't accept to make good later.

How much does information technology toll to install primal heating?

Bisque Tetro aluminium radiator in Marron

Renovating an old cottage without key heating might seem like a brilliant challenge to take on in summer, but you'll quickly miss the luxury of heating come winter.

'Whatever type of organisation you're having installed, draw up a full specification showtime,' advises a spokesperson from Association of Plumbing and Heating Contractors. 'Make sure you lot get iii quotes from qualified plumbers with an NVQ City & Guilds level 3, and check they make a thorough on-site survey, for instance looking at hidden pipe piece of work such equally the existing flue. Finally, make sure you get the piece of work signed off by a member of a Competent Person'due south Scheme or an inspector from Building Control.'

Under Gas Condom (Installation and Employ) Regulations, new gas boilers can simply be commissioned past a Gas Safe Registered heating engineer, and so check your plumbers' credentials. If plumbing equipment a boiler using another heat source, such as oil, a Competent Persons Scheme-approved installer should exist used. Regulations also dictate new boilers must exist the loftier-efficiency condensing type, which reuse heat that would ordinarily be lost from the flue.

Yous may also need to gene in the price of connecting your dwelling house to the nearest gas master, but if you're not on mains gas, you'll demand to have an oil-fired boiler instead, and an oil tank or 'bowser' in the garden. A fully qualified plumbing and heating engineer will be able to calculate the size of the heating appliance and the number and size of the radiators you'll demand.

Costing the job

Radiators for an average ix-room home, £450 (approx £30 each)
Replica Victorian school radiators, from £120
New condensing boiler, £1,500–£3,000
Labour and other materials, £3,500

Ways to save money

If you accept to connect your home to the nearest gas mains, get your builder to dig any trenches before the connexion and installation work begins.
Purchase reclaimed radiators but make certain they've been fully re-conditioned.

The cost of renovating a fireplace

traditional living room with green walls in London home

Many one-time houses had their fireplaces boarded up during the 1960s and 1970s. If you want to remove a dated heating appliance to reinstate the original hearth, it'southward a task for the professionals – at least in office.

First you'll need to have the apparatus safely removed by a HETAS-qualified engineer and the chimney swept past a NACS sweep. Your local fireplace showroom may require a minor deposit before sending out a consultant to cheque the chimney for leaks. If it has leaks, the chimney volition need to be repaired or lined. Relining a chimney must comply with current building regulations.

Building regulations at present require that constructional hearths must exist built of solid, non-combustible material such as physical or masonry, at least 125mm thick.

Then there's the cost of the burn grate and a suitable menstruation-fashion surround – not forgetting those labour costs.

Costing the job

Chimney sweep, £45–£60
Chimney leak checks, £threescore–£100
Chimney lining and scaffolding, including labour and materials, from £1,500–£two,500
Constructional hearth, £200
Fire surroundings and tiles, £500–£2,000
Fitting of hearth, environment and grate, from £500

Means to salvage coin

In that location are few ways to trim costs – HETAS are at pains to stress that DIY enthusiasts shouldn't attempt to modify their own fireplaces owing to risk of carbon monoxide poisoning and burn down hazard.

The cost of installing a new kitchen

kitchen dining room with range cooker and cabinets and exposed timber beams

Kitchens used to be hidden-away work spaces, but today they're rooms in which we spend huge amounts of time, fifty-fifty in catamenia backdrop. Not only do they demand to offer the preparation and cooking facilities that suit all the domicile'due south occupants, merely they must too be stylish space we want to enjoy beingness in. Often, they're a zone in an open up plan kitchen diner and living space, so the kitchen's decor must piece of work harmoniously with dining and relaxing areas equally well.

Conscientious pre-planning is key to achieving a kitchen that fulfils all your expectations, at a cost yous've budgeted for. First by consulting in great item with your kitchen designer, architect and builder.

Costing the task

At the lower stop of the kitchen cost scale, await to pay up of £3,000 for expert quality units for an average sized kitchen.
On top of this, yous'll need to add worktops, which cost upward of £100.
Appliances and plumbing equipment can vary from a few hundred pounds to more £2,000, depending on the kitchen'southward complexity.
Find on more on new kitchen costs in our advice piece

Means to save money

If your budget is tight, continue the kitchen'south layout and design simple.
Using good-quality kitchen paint can exist good value, as you can modify the colour and await inexpensively by painting kitchen cupboards yourself.
If you have to prioritise, invest inloftier-quality worktops and taps.
High-fashion kitchens tin look great, simply may appointment speedily, and then become for a classic look.

The price of moving a bath

a new bathroom in a renovated home with vaulted ceiling and freestanding bath

Moving a bathroom volition impact your house renovation costs more than a simple bath remodel. Relocating a downstairs bathroom usually involves sacrificing one of your bedrooms (or a section of the largest bedroom and edifice a new stud wall and door), and reorganising the plumbing, electrics and soil pipage. Information technology'south a project that can take months if yous don't coordinate contractors properly.

If your home is listed, y'all'll need an architect to produce drawings for submission to your local authority conservation officer.

'When costing the chore look for builders who belong to one of the national trades organisations,' advises Andrew Leech of the National Home Improvement Council. 'The authorities'due south own Trust Marking scheme for recommended tradespeople is good too. A new stud wall for an en suite bathroom including a door shouldn't have a competent tradesperson more than than two days to complete,' says Andrew. 'It would price, with bones materials and labour, about £800. Tiling and other decoration would increase costs appropriately.'

Costing the task

Architects' drawings, £250–£700
Skip, £120–£350
Tiling, £50–£500
New stud wall with door, £800
Gratuitous-standing bathroom, £200–£3,000
Power shower, from £150
Fully tiled walk-in wet room, from £v,000
Labour and a low-price suite, £1,500

Ways to relieve coin

Project-manage the job yourself.
Recycle the old bathroom suite or find a inexpensive salvaged one.
Complete any prep or finishing work yourself.
Ask for a detailed quote to see if things like skip rent can be done more cheaply.

Looking to start afresh in your bathroom? This is how much a new bathroom costs

How much does plastering cost?

How to paint on new plaster with a roller

Following damp or interior rebuilding work, walls volition frequently require plastering to make proficient then don't forget to factor them in to your house renovation costs. You will also need to factor in the cost of plastering in whatsoever new rooms yous are adding, and for areas where you are knocking through. Finally if doors are being installing, or windows replaced, this could mean patching upward and replastering is necessary. The same is true if you are having the property rewired as walls will need making good.

If your walls are traditional lath and plaster, or wattle and daub, you'll want to utilise the right materials to go on the house walls 'breathable', and hire the services of a specialist lime plasterer.

'One of the main problems period holding owners face is damp – generally acquired by later repairs or alterations using inappropriate materials,' says Ronnie Clifford at traditional plaster specialists, Ornate Interiors.

'The wet can penetrate vulnerable plasterwork and traditional finishes resulting in fractures. You'll demand to identify the cause of whatsoever damp earlier bringing plastering specialists on board.'

Lime plaster is made from lime and sand mixed with animal hair as a binding agent. Having an unabridged room replastered using lime plaster would have at least a month – with three or four visits from the plasterer during that fourth dimension, giving the lime plaster time to dry in between coats (iv to 7 days).

Costing the job

Skimming a room to brand good, from £380
Fresh plastering a whole room (including plasterboarding if required), from £800–£1,300
Repairing a hair and lime plaster wall with machined laths, from £65/thousand ²
Repairing a wall with mitt-riven laths, from £ninety/g ²
Lime plastering a ceiling measuring 9m square (including new laths), from £1,000
Lime plastering using dot-and-dab then skim technique, from £15/yard ²

Ways to save money

Find a local grade and acquire plastering techniques for yourself. Courses cost around £140.

How much does it cost to decorate?

Estimating your decorating costs tin be difficult as there are so many variables, so employ the beneath equally a rough guide. Paint is the most cost-constructive way to finish your room, merely where walls are of uneven terminate you might find wallpaper hides a multitude of sins for less than the cost of reskimming. If you hire a professional person decorator, they charge from £125–£200 a day. You can cut costs by prepping the room yourself, keeping it clean and mayhap fifty-fifty priming wood and fresh plaster.

Our guide to painting a house explains how to practise it on a DIY basis.

Flooring costs volition vary widely from real stone existence the near expensive to laminates and vinyls coming in about affordably. Wherever possible, relieve and repair original floors, peculiarly wood which is very desirable.

Don't forget that all the finishing touches add upwards too. Lighting (and light switches), trims and skirting boards, door handles and ironmongery and window dressings are all essential.

To paint each room, budget at to the lowest degree £400 for a decorator and materials
Flooring will cost anywhere from £12–£80/g ⁱⁱ depending on what you choose. Real rock will exist more
Budget at least £500 for basic pendant lighting for a iii-bedroom home

Aspen Grey wallpaper, from Graham & Brown — Freshen up walls with botanical Aspen Grey wallpaper, £60 a roll, from Graham & Brown, printed on a textured, grasscloth-inspired surface. Information technology also comes in cool Pino and Teal colourways.

Watch the Real Homes Show for more than dwelling house improvement advice