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Make sure you account for some of these renovation costs. When commencing a refurbishment project, most of us do our homework with regards to costs and budgeting. This article in Houzz by Victoria Harrison flags some “unexpected” costs that you probably haven’t added to your comprehensive spreadsheet. Download our FREE Project Management Checklist now to keep on top of your renovation.
If you’ve ever undertaken any renovation work, you’ll know most projects end up going over budget, however carefully you manage the job. Even with a sensible contingency fund, extra expenditure can creep in to disrupt even the best-laid plans.
But what exactly are these extras and how can you preempt them? Here are a few of the surprising hidden costs of renovation work for which you may want to budget.
Dehumidifiers or heaters
If you’re plastering a large area of wall or having a new screed floor poured, you’ll probably have to hire a dehumidifier or heater to remove the excess moisture in the air and help with the drying process.
These can be hired by the day, so, depending on the time of year you undertake the work and the drying speed of the plaster or screed, this cost can be anything from a couple of days hire to a few weeks, plus the electricity running cost.
It won’t be a huge amount, but it’s something that can get forgotten in the initial budget.
Refinishing internal carpentry
Another unexpected knock-on effect of replastering large areas or working with wet materials, where you raise the humidity levels throughout the house, can be that internal doors swell up and need to be rehung.
Factoring in a carpenter to refit or rehang internal doors or make small adjustments is another cost that may not be on your spreadsheet, but might be worth keeping in mind at the planning stage.
Your electricity bill
If you’re undertaking extensive renovation work for a period of months, you may need to budget for your electricity bill to rise during this time.
With power tools being plugged in and recharged constantly, and several trades working on the house at the same time, you’ll be drawing on your power supply much more than usual. It might seem like an incidental, but if you allow for this before you start, you won’t be caught out by it halfway through.
Rubbish disposal
You might have factored in a skip at the end of your project, but it’s a rare renovation that creates less waste than planned. Most projects result in large amounts of rubbish and this will need to be disposed of safely, which can add on extra pennies at the very end of your project when funds are low.
Skips aren’t cheap, so if you end up needing to hire more than one, it could add to your overspend. It’s best to consider this at the planning stage and budget for a larger skip than you think you need, or for someone to come and collect the rubbish at a couple of points during the project.
A deep clean
It’s incredible how far dust can travel when heavy renovation work or demolition is taking place elsewhere in the house. You can keep all the internal doors and windows closed, but more often than not you’ll find yourself shaking dust out of curtains and bedding in rooms away from where the work’s taking place.
If you’re living on site, you can keep on top of this on a daily basis while the project’s ongoing. However, you might want to factor in some budget for a deep clean of carpets and textiles at the very end of the job to return your house to normal once the builders have left.
Patching up paintwork
High-traffic areas, such as hallways, can take a bit of abuse during renovation work, with lots of people walking though each day and ladders and tools being carried in and out.
As such, you might need to set aside a bit of cash for redecoration once the work’s complete. Even if it’s just patching up small chips in woodwork and giving walls a fresh coat of paint, keep in mind you’ll need a little pot of money for this.
Replacement carpet in adjacent rooms
Carpet can sometimes be damaged in adjoining rooms to those where the work is taking place. If you’re moving internal walls around, carpet may have to be cut, for example, or if you have lots of people walking though a hallway to get to the room where work is being done, carpet can get damaged and need professionally cleaning or replacing.
Laying down carpet protector film can help, but dirt has a way of finding its way around even the best protection, so keep this in mind when budgeting for cleaning costs at the end of the work.
Garden reboot
Building work can have a big impact on adjoining outside areas, as skips, machinery and materials all have to go somewhere while work is ongoing. Footpaths and patio areas will have lots of extra footfall, too, so expect your garden to sustain a bit of damage.
Once the work is complete, you can take stock of the garden, but it’s worth keeping a bit of money aside in case you need to fix fencing, replace turf or replant some areas.
At SDA Build we try to list all known and potential costs in our schedule of works so our clients are not hit with unplanned costs to the best or our ability. Do give us a call on 0208 191 7595 to speak to us about your home renovation project. We’d be happy to visit your property and give you our thoughts and estimates on the cost of your project.
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We are delighted to share that SDA Build London has won the Global Business Insight Award form Most Outstanding Property Refurbishment Firm 2019.
This is a an honour for the entire SDA team who have worked tirelessly to ensure that our clients receive the highest standards of service from us.
A special thank you to all the team members for their hard work and commitment.
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As builders, we are often confronted with the trials of obtaining planning permission, especially if you are in a conservation area. But you might be surprised to know that there are plenty of renovation projects that DON’T need planning permission. We found this comprehensive list on the HomeBuilding & Renovating site.
Do bear in mind, however, that there are several caveats and conditions your plans have to meet in order to avoid the planning permission process, so play close attention to the conditions. Better still, involve an experienced architect to find out exactly what you need to do.
Did you know that not all home improvement projects require planning permission? Here are 20 things you can do under Permitted Development.
When it comes to large and substantial home improvement projects it is more than likely that you will need planning permission from your local authority before starting the work. But there are a number of smaller, (effectively pre-approved) improvements that you can make under what is know as your Permitted Development Rights.
What is Permitted Development?
Permitted Development (PD) Rights give implied planning consent for a number of smaller home improvements (we’ve listed 20 of them below). While there are many projects you can undertake within PD, there are limitations (especially if you have already made many improvements to your home, or if you live in a designated area or a listed building).
1. Interior Remodel
Remodelling the interior is a great way to add more space to your home and can often be done within PD, especially if your proposed work does not require you to extend the overall footprint of the dwelling.
While you won’t need planning permission, you will need Building Regulations approval on structural elements and electrical works.
2. Moving or Adding Windows & Doors
In normal circumstances, you can replace or add new windows in the original walls of your house without needing to secure planning approval. (However, you may need planning permission if conditions were attached to the original permission). As long as your building isn’t listed, you should be able to install double glazing under PD, but do remember that for new or bigger windows or doors, you will need to follow Building Regulations guidance.
Bear in mind that bay windows are classed as extensions. Planning permission to insert a new window or door opening is not required as long as any upper floor windows on the side elevation are glazed with obscured glass (level 4 or 5 obscurity). They must also be fixed into a non-opening frame (unless the opener is more than 1.7m above the floor of the room in which the window is installed).
3. Converting Attached Buildings, e.g. Garages
Converting an attached building, like an integral garage, into living space also falls under PD as you are not increasing the overall footprint of the building.
4. Adding a Single-Storey Extension
As long as you stay within the below parameters, you can build a single-storey extension without needing planning permission:
- The extension does not sit forward of the principal elevation
- Materials should be similar
- Where it is within 2m of any boundary, the eaves cannot be higher than 3m, and no more than 4m in height otherwise
- Rear extensions — no more than 4m in depth (detached house) or 3m in depth (semi-detached or terrace)
- Side extensions — the width of the extension must not be greater than half the width of the original dwelling. Side extensions are not permitted on Article 1(5) Land (e.g. AONB, Conservation Areas).
5. Adding Rooflights
Under PD you can make alterations to the roof of a dwelling, like the introduction of rooflights (as long as they do not project more than 15cm from the roof slope). If, however, the rooflights would extend forward of the roof plane on the elevation fronting a highway then they are not permitted under PD.
It is worth noting that rooflights are not permitted on a dwelling which is located in an Article 4 Direction Area. Two common examples are a Conservation Area or an Area of Outstanding Natural Beauty.
6. Converting a Loft
Additional space can also be achieved through a loft conversion, without the need for planning consent. While there are limitations on the cubic content allowed under PD, generally, up to 40m³ is fine.
When it comes to additional headroom in the loft space, PD allows for the construction of dormer windows. But, they must not sit higher than the highest part of the existing roof, or extend forward of the roof plane on the principal elevation.
7. Adding a Two-storey Extension
You can add a two storey extension to your home under PD providing it is at the rear of the dwelling (this includes adding a second storey onto an existing single storey part of the house). In addition, your two storey extension must not exceed 3m in depth or be within 7m of the rear boundary. Specific restrictions also apply to the glazed nature of windows in such extensions.
8. Adding a Conservatory or Orangery
Similar to single storey extensions, conservatories and orangeries fall under the same restrictions and can be added under PD. Check the rules about single storey extensions above.
9. Adding a Shed or Outbuilding
Where you have a larger plot, there may be opportunities to build multiple outbuildings under PD, providing the total area covered by such buildings/enclosures does not exceed 50% of the total area of the curtilage. This 50% should take into account any extensions, but not the area covered by the main house.
Outbuildings cannot sit forward of the principal elevation, and there are height restrictions depending on the type of roof (4m for dual pitch roofs, 3m for other roofs, and 2.5m when the building is within 2m of the boundary). Outbuildings may only be single storey, with the maximum eaves height remaining at 2.5m.
A key factor to bear in mind when considering what you want to achieve from an outbuilding is that the use should be ‘incidental’ to that of the dwelling, e.g. gym, garage, store. Outbuildings under PD cannot be used for residential accommodation, e.g. bedrooms, but can be used to provide a place to work from home.
10. Converting Two Homes into One
Converting a pair of semis or two flats, into one property can usually be done under PD and can be a great way of generating extra space without having to move. Unfortunately, the same rules do not apply if you are dividing a single property into two dwellings. For this you would need to apply for planning permission.
11. Adding a Porch
You can build a porch on the front of your property without planning permission, as long as you follow certain rules:
- No part of the porch can be taller than 3m
- It cannot be within 2m of any boundary adjacent to a highway
- The ground area (measured externally) does not exceed 3m².
12. Adding Gates, Walls and Fences
Permitted Development facilitates the erection, construction, maintenance, improvement or alteration to a gate, fence, wall or other means of enclosure, providing such work stays within the following limitations:
- The height would not exceed 1m when adjacent to a highway
- The height would not exceed 2m for any other gate, fence etc
- Such development is not permitted under PD around a listed building
13. Garden Decking
As long as the height falls below 300mm, garden decking and other similar structures can be built without planning permission, as long as certain criteria are met (available at planningportal.co.uk).
14. Building a Swimming Pool
Under Permitted Development rights you can build a swimming pool within your garden, provided that the total area covered by the pool does not exceed 50% of the area of the garden curtilage.
15. Creating New Access
Creating a new vehicular access onto an unclassified road can be done under your PD rights, but you will need planning permission to create accesses onto classified roads.
For a new access onto a classified road, you will need to ensure sufficient visibility when leaving the site, as well as enough turning space to allow you to enter and exit in a forward gear.
16. Changing/Adding Cladding
Cladding (stone, pebble dash, render, timber, etc.) changes may fall under PD, but is not permitted under PD on any dwelling house located on Article 1(5) land (in special areas, e.g. an AONB).
17. Adding Solar Panels
Solar panels can be added under PD, providing they do not protrude more than 200mm beyond the plane of the wall or roof, and that the highest part of the panel is not higher than the highest part of the roof (excluding the chimney).Free-standing panels can also be developed, but are limited in size and proximity to the boundary.
Limitations will apply in Conservation Areas and on listed buildings.
18. Adding a Basement
In a recent appeal decision, it was considered that basements could be PD under Class A of the General Permitted Development Order (GPDO). However, bear in mind that PD does not allow for engineering works.
19. Adding/Creating Parking Spaces
Class F of the GPDO refers to the provision of hard surfaces, such as parking areas. These are also permitted under PD providing that any hard surface situated between the principal elevation of a dwelling and the highway, or any surface which would exceed 5m², is made of porous materials, or provision is made to direct run-off water from the surface into a permeable/porous area within the property curtilage… not onto the highway!
20. Converting Industrial/Commercial Buildings
It is possible to convert an industrial, commercial or agricultural building for residential use, without the need for planning permission. As is often the case, you will require approval for Listed Buildings and in Conservation Areas. You will also need to follow the Prior Notification procedure if you are converting an agricultural building such as a barn.
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We’ve talked endlessly about London basement conversions… that’s only because we love converting basements, our customers value our experience and knowledge about basement building…and if we say so ourselves, we are very good at it. The basements we have built have ultimately put a smile on our customer’s faces; it’s that space they have envisioned that adds the ‘wow’ to their home, whether it’s a space of calm or a space to entertain. That doesn’t mean however, that the process of building these basements have been completely smooth-sailing. We have experienced several challenges in some of the conversions we’ve built. The key, of course, is to overcome these challenges by finding workable solutions.
If you are thinking about converting your basement, be aware of some of these potential roadblocks along the way, but do remember there is always a solution to every problem.
- Planning permission
Excavating a basement is a major structural undertaking and will require planning permission via your local council. Make sure you appoint an experienced architect who understands your local council’s requirements. Plans that are not detailed and do not abide by council regulations are likely to get rejected. If you are in a conservation area, you will need to take additional rules and conditions into considerations. In most councils, the consultation is 8 weeks from the time of submission of the plans. Any changes will cause the 8-week period to re-start. It’s important to get it right the first time.
Having said that, in Kensington and Chelsea there have been over 800 planning applications for basements submitted in the last 5 years. Only 10% are rejected and these are almost always resubmitted. So, the odds are in your favour.
- Love thy neighbour
You will probably have to enter into a party wall agreement with your neighbour. We suggest you involve your neighbour in your plans to get them on side before you put your planning application in. If they object after the plans are in, you might have to amend your plans and restart the 8-week consultation period, further delaying your project.
- Risk of groundwater
The impact of groundwater driven by both the general water table and often hidden underground streams can throw a spanner in your works. Encountering water adds to the complexity as excavating wet clay takes longer, can clog up conveyor belts and requires continuous pumping.
- Diggability
It’s also more difficult to install basements where there is a solid floor. There are some cases where it really is not feasible to fit a basement. In fact, many modern terraces and townhouses that are built on raft foundations can’t be underpinned, so can’t have basements. It’s also important to have good access for the excavation work: too close to a boundary or the road and it could be difficult for a JCB to get in.
- Waterproofing or tanking
We believe this is one of the most important aspects of basement building. Poor waterproofing techniques resulting in leaks and floods can destroy all the hard work in converting a basement into a beautiful living space. Problems associated with this are:
- Failure to properly seal service penetrations in basement walls.
- Poor backfilling which can lead to punctures in tanking.
One of the solutions to this problem is to install a cavity membrane system.
SDA Build London is proudly accredited by the UK’s leading waterproofing brand, Delta, with all our basement conversion projects installing their cutting-edge Delta Membrane Systems. This high-density polyethylene covering is applied to the walls, floors and ceilings of a basement dig out, where it blocks, controls and drains any potential ground water ingress from entering a property. It can be applied to new, existing and retrofit projects, and is flexible and durable so it can cope with movement or vibration in the home – important as this is often the cause of basement flooding! All our Delta Membrane installations come with a 30-year warranty that ensures your basement is protected.
If you are considering building a basement, give us a call. We’ll be happy to visit your property, discuss your ideas and share our thoughts on the feasibility of a basement on your property, any potential pitfalls and how we can overcome them.
Call us on 0208 191 7595, email us at enquiries@sdabuildlondon.co.uk or book a Free Refurbishment Consultation via our website. We’d love to hear from you.
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With 2018 coming to an end, we thought you might like to know what’s been happening in the property renovation world…Houzz has an interesting write-up on the 2017/ 2018 trends in renovations.
Findings from a survey of 7,194 UK homeowners on Houzz about their home renovations in 2017 and plans for 2018.
HOME RENOVATION BOOM CONTINUES: 2018 is on track to be another solid year for home renovations, with almost half of homeowners planning to renovate their home (47%). Renovation activity and spend was strong in 2017, with 57% of homeowners renovating their homes, at a median spend of £15,000. Repeat homebuyers spend twice the amount of long-term homeowners and first-time homebuyers.
BATHROOMS AND BEDROOMS LEAD ACTIVITIES AND SPEND: Bathrooms topped the list of interior refurbishments for renovation frequency in 2017, with more than a quarter of renovating homeowners tackling bathrooms (29%), followed by bedrooms, kitchens and living rooms (29%, 28% and 27%, respectively). First-time and repeat homebuyers are more likely to take on kitchen renovations than long-term homeowners (34% and 31%, respectively, versus 26% of long-term homeowners). Kitchens were also the most expensive room to renovate, with a median spend of £11,000 for a large kitchen (more than 100 square feet), followed by large bathrooms (more than 50 square feet) at a median spend of £5,000.
MORE DELIBERATE PLANNING AND BUDGETING: Over the past two years, homeowners have become more deliberate in planning and budgeting for renovations and were eight percent more likely to set a budget in 2017 than in 2015 (79% and 71%, respectively).
CASH REMAINS KING: When it comes to funding renovations, cash continues to be the most popular form of payment (88%), though more than 10 percent of renovating homeowners use credit cards (15%). First-time homebuyers are more likely to finance their home projects with credit cards (18%) as compared with repeat homebuyers and long-term homeowners (15% and 16%).
If Home Renovation is on your agenda, do give us a call on 0208 191 7595 or email us at enquiries@sdabuildlondon.co.uk. We’d be happy to give you a FREE no-obligation quote. We can look after all aspects of your build including sourcing the right architect, structural engineer and interior designer for you and of course making your vision a reality.
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