Question 1

How much does a full house refurbishment cost in London?

Accepted Answer

A full strip-out refurbishment in Greater London typically costs £1,200-£1,800 per square metre for a standard specification (new electrics, plumbing, heating, plastering, flooring, kitchens, bathrooms, decoration). For a 90m2 3-bed terraced house that is approximately £110,000-£160,000. A high-end refurbishment with bespoke joinery, underfloor heating and premium finishes runs £2,000-£3,000/m2. These prices include first-fix materials and labour but exclude second-fix items (sanitaryware, tiles, kitchen units) which are client-supplied.

Question 2

How long does a full house refurbishment take?

Accepted Answer

A 3-bed terraced house full refurbishment takes 12-16 weeks on site. A 2-bed flat takes 8-12 weeks. A larger 4-5 bed detached property takes 16-24 weeks. These timescales assume no structural alterations; add 4-6 weeks if the works include knocking through walls, installing steel beams or reconfiguring the layout. Pre-construction procurement (ordering long-lead items like kitchens, sanitaryware and tiles) should start 4-6 weeks before site work begins to avoid delays.

Question 3

What does a full refurbishment actually include?

Accepted Answer

A full strip-out refurbishment with RCB includes: complete strip-out of existing finishes (tiles, flooring, fitted furniture); first-fix electrical rewire to 18th Edition BS 7671; first-fix plumbing and heating replacement (copper or plastic pipework, new radiators or underfloor heating); new consumer unit; plastering throughout (plasterboard dry-lining or wet plaster skim); joinery (new skirting, architraves, internal doors); flooring preparation; decoration (3-coat paint system); and any second-fix installation of client-supplied items. Not included as standard: kitchen units, sanitaryware, tiles and decorative fittings (these are client-supplied second-fix items).

Question 4

Can I live in my house during a refurbishment?

Accepted Answer

For a partial refurbishment (one or two rooms at a time), yes. For a full strip-out refurbishment, it is possible but uncomfortable and we generally advise against it - the property will have no working kitchen or bathroom for several weeks, there will be significant dust, noise and trade traffic, and the programme is typically 1-2 weeks longer because trades cannot work as efficiently around occupied rooms. If you do stay, RCB creates sealed dust partitions and maintains one working WC throughout.

Question 5

Do I need Building Regulations approval for a refurbishment?

Accepted Answer

Building Regulations are triggered by: a full electrical rewire or new circuits (Part P), replacement of a boiler or heating system (Part L/J), structural alterations such as removing walls (Part A), changes to drainage (Part H), replacement windows (Part L - must be FENSA registered), and any work to fire compartmentation in flats (Part B). A cosmetic-only refurbishment (painting, flooring, tiling without moving walls or rewiring) does not require Building Control. RCB handles all Building Control applications and arranges inspections at each stage.

Question 6

How do I choose between refurbishment and rebuilding?

Accepted Answer

Rebuilding (demolish and new-build) is more cost-effective when: the existing structure has severe subsidence, the walls are not structurally sound, the layout is fundamentally wrong and cannot be reconfigured, or the cost of refurbishment exceeds 60-70% of a new-build. In London, a new-build residential project costs £2,500-£3,500/m2. Refurbishment is usually better value because you retain the existing foundations, external walls and roof structure. Most pre-1930s London houses are well-suited to refurbishment even if they appear in poor condition.

Question 7

What order do refurbishment works happen in?

Accepted Answer

The typical sequence is: (1) Strip-out and demolition; (2) Structural alterations (steels, wall removal); (3) First-fix plumbing and drainage; (4) First-fix electrics; (5) Plastering (or plasterboard dry-lining); (6) Screed or floor levelling; (7) Second-fix plumbing (radiators, sanitaryware); (8) Second-fix electrics (sockets, switches, lighting); (9) Joinery (skirting, architraves, doors, kitchen fitting); (10) Tiling; (11) Decoration (3-coat paint); (12) Flooring; (13) Final-fix (handles, accessories, snagging). Each stage must be completed before the next can start efficiently.

Question 8

How do I budget for unexpected costs during a refurbishment?

Accepted Answer

We recommend a contingency of 10-15% of the total contract value for a full refurbishment. Common unexpected costs include: asbestos in Artex ceilings, floor tiles or pipe lagging (survey and removal £1,500-£5,000); rotten floor joists or wall plates discovered during strip-out (£2,000-£6,000 to replace); lead pipework that must be replaced (£2,000-£4,000 for a whole house); damp issues requiring tanking or replastering (£3,000-£8,000). RCB provides a fixed quotation for the known scope and issues a transparent variation order with costs before proceeding with any additional work.

Question 9

What is the difference between first-fix and second-fix?

Accepted Answer

First-fix covers all the services and structural elements hidden behind walls and floors: electrical cables, plumbing pipes, heating pipework, floor joists, stud walls, insulation and plasterboard. The contractor supplies all first-fix materials. Second-fix covers all the visible, finished items: sockets and switches, light fittings, radiators, sanitaryware (toilets, basins, baths), taps, kitchen units, worktops, tiles and flooring. At RCB, second-fix materials are client-supplied items chosen to your taste and budget - we provide a procurement schedule and supplier recommendations.

Question 10

How do I get an accurate refurbishment quote?

Accepted Answer

An accurate quote requires: (1) A site visit so the contractor can assess the existing condition (electrics, plumbing, structure, damp); (2) Drawings or at minimum a clear brief of the proposed layout; (3) A detailed scope of works listing every inclusion and exclusion; (4) A specification for finishes and materials. RCB provides a free site visit, produces a full scope of works document, and issues a fixed written quotation within 5 working days. We never quote from photos alone because hidden issues (wiring condition, pipe material, structural integrity) can only be assessed on site.

Question 11

What warranties and guarantees come with a refurbishment?

Accepted Answer

RCB provides a 2-year defects liability period on all refurbishment projects. During this period, any defects in workmanship or materials installed by RCB are rectified at no cost. Manufacturer warranties apply separately: boilers typically carry 5-10 year manufacturer warranties, windows 10-year guarantees, and electrical installations are covered by the Part P certificate. If structural work is included, a 10-year structural warranty (LABC Warranty or equivalent) can be arranged for an additional premium - this is essential if you plan to sell within 10 years.

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