Last updated on March 5th, 2024
What’s the average cost of renovating a house?
This cost guide was written in partnership with our professional estimators here at Checkatrade. Our estimators are Chartered Members (MRICS) of the Royal Institution of Chartered Surveyors and Members of the Chartered Institute of Building (MCIOB).
Fast Facts
- The average cost of renovating a 3-bed house is £43,530 - £110,350
- Add a 10-15% contingency to your budget for unexpected costs
- Careful planning can prevent you from getting carried away and blowing your budget on expensive finishes
Renovating a house can be incredibly rewarding. But you’ll need to have a handle on your budget. Here, we’ll break down the typical cost of renovating a house to help you get started.
How much does it cost to renovate a house?
Every house renovation is unique. So, the total cost of renovating a house can vary massively.
That said, as a rough guide, you can expect to pay between £43,530 - £110,350 to renovate a 3-bed house.
| Item (for an average 3-bed house) | Cost range (+VAT) | Average cost (+VAT) |
|---|---|---|
| New gas supply | £500 - £2,500 | £1,500 |
| New heating system | £3,000 - £8,500 | £5,500 |
| Rewiring | £4,000 - £8,500 | £6,250 |
| Windows | £2,500 - £8,000 | £5,250 |
| Replaster walls | £10,000 - £15,000 | £12,000 |
| Replaster walls & ceilings (re-skim existing) | £5,000 - £12,500 | £8,750 |
| Replaster walls & ceilings (hack off existing) | £16,000 - £32,000 | £26,500 |
| Replace skirting throughout | £2,200 - £3,800 | £3,000 |
| Paint walls & ceilings | £5,000 - £7,000 | £6,000 |
| New cloakroom w/c (including tiling) | £1,500 - £2,500 | £2,000 |
| New kitchen | £7,000 - £25,000 | £17,500 |
| French doors | £1,500 - £3,500 | £2,500 |
| Kitchen extension (12 m2) | £15,000 - £24,000 | £19,500 |
| Skirtings for new extension | £200 - £500 | £350 |
| Knock down walls | £500 - £3,500 | £2,000 |
| Damp proofing course | £500 - £5,000 | £2,750 |
| New roof | £6,500 - £18,000 | £12,250 |
| TOTAL | £43,530 - £110,350 | £76,690 |
Last updated: July 2024
Our costs are ballpark averages – get a local tradesperson to quote now
Throughout this guide, we’ll continue to focus on the average cost of renovating a 3-bedroom house.
To get accurate prices and professional advice for your project, we recommend speaking to local house renovation experts.
Whole house renovation cost calculator
Every house is different and will have different needs when it comes to renovating.
The best way to calculate a rough renovation cost for your project is to make a list of all the jobs you think need doing on your property. We recommend starting with a full survey to make sure you know all the issues that need to be dealt with.
Once you have a to-do list of everything that needs to be changed, repaired or replaced, you can speak to local tradespeople to get quotes for each of these jobs.
From there, you can calculate a rough cost of your house renovation in the UK, and budget for your home renovation accordingly.
Typical house renovation costs to budget for
Here is a rough renovation price list covering some of the typical jobs you may need to budget for during your house renovation.
New heating system
A new heating system could cost about £5,500. This includes a combi boiler and radiators.
New gas supply
If you need a new gas supply, you could be looking at around £1,500, depending on the route of the supply. There may be additional costs if you need to do any major work to extend the gas supply line.
Rewiring
The cost of rewiring a house is in the region of £6,250. That price will depend on the complexity of the electrical system and the size of your property.
New windows
Installing a new set of windows can range from £2,500 - £8,000. The average cost is about £5,250.
Replastering
Replastering walls will add a cost of between £10,000 - £15,000 to your total renovation budget.
New downstairs toilet
Installing a new toilet will usually cost around £2,000. This includes tiling for the floor, distribution pipework and waste.
If the tiling isn’t disturbed when you install your new loo, your costs may be lower. However, if you need a new room to be built from scratch to house your downstairs toilet, you’ll need to factor in additional costs.
For instance, you’ll need to budget for stud walls, a door, painting and any other fixtures such as a radiator.
New kitchen
Renovating your kitchen? A new kitchen could cost between £7,000 - £25,000. This typically includes the cost of design, materials and fitting.
New bathroom
Most homeowners will need to renovate and modernise a dated bathroom. The average cost of installing a new bathroom is around £7,000.
French doors
If you’re looking to install French doors, you’ll need to factor in a cost of about £2,500. This should cover the doors, lintels, brickwork and plasterwork.
House extension
Many homeowners incorporate a kitchen diner extension into their renovation plans. A 4-metre kitchen extension with around 12m² of floor space and a flat roof costs on average £17,500.
If you need to add matching skirting boards as part of the kitchen extension, they’ll cost around £350. For more detailed house extension costs, read our dedicated guide.
Knocking down walls
If you’re renovating a house, the likelihood is you’ll want to knock down walls – perhaps as part of plans to create an open-plan kitchen.
The average cost of knocking down walls is about £2,000.
Damp proofing
Many older homes that haven’t been renovated for a long time will have problems with damp.
The average cost of a damp proofing course is around £2,750.
New roof
If your renovation property needs a new roof, you’re looking at an average cost of £12,250.
If, on the other hand, you can get away with repairing the existing roof, you can expect to pay between £210 and £465 per m².
Home renovation price guide for labour
House renovations typically require lots of different tradespeople, who’ll each come at a different cost.
Most tradespeople will charge a daily rate, but it’s worth confirming with each one how much they charge and whether they charge per hour, per day or per job.
| Tradesperson | Range - Low (per day) | Range - High (per day) | Average cost (per day) |
|---|---|---|---|
| Plumber | £250 | £400 | £325 |
| Electrician | £250 | £400 | £325 |
| Roofer | £200 | £250 | £225 |
| Double glazing installer | £200 | £250 | £225 |
| Plasterer | £200 | £250 | £225 |
| Carpenter | £200 | £250 | £225 |
| Tiler | £200 | £250 | £225 |
| Painter and decorator | £150 | £250 | £200 |
| General builder | £200 | £250 | £225 |
| Labourers | £150 | £180 | £165 |
| Apprentice | £120 | £150 | £135 |
Last updated: May 2024
The average day rate for plumbers and electricians is around £325. Meanwhile, general labourers and trainees tend to charge between £135 - £200 per day.
Many of the other tradespeople you’re likely to need – such as roofers, plasterers, carpenters and tilers will charge a similar amount – roughly £200 - £350 per day. However, their exact prices will vary depending on their level of experience, the complexity of the work and your location.
It’s also worth checking with your tradespeople how long they think each job will take, so that you can work out a more accurate cost for the work.
For example, installing a new central heating system and boiler will take between one and two weeks. So, you’ll need to factor in around £3,000 or more for labour.
Meanwhile, fully rewiring a house will take around 6-15 days, depending on how much work is needed and the size of your property. So, you’ll need to budget a minimum of £2,100 for an electrician.
Factors affecting the cost of a house renovation
The list of jobs and costs for a house renovation can be long, and it’ll be influenced by many factors. Some of the main ones are:
- Size of the property
- Age and condition of the property
- Complexity of renovation
- Any structural work
- Any building extension work
- Quality of materials, fixtures and finishings
- Decoration
- Where you live
While one property might only need superficial work like reskimming and decorating, another might need major structural work.
So, the best way to get an accurate home renovation cost is to get in touch with local tradespeople.
House renovation quotes
The best way to get accurate home renovation prices and timescales is to get quotes from local tradespeople.
We always recommend getting at least three quotes from each trade that you need. This will allow you to get a feel for the right expert for you. It will also help you make sure you’re paying a fair and competitive price for the work.
Our request a quote feature is perfect for getting quotes. Just post details about the job you want doing and we’ll send it out to local tradespeople in your area.
Alternatively, enter your postcode into the box below to find renovation contractors who can give you a quote for your house renovation costs.
Additional costs of renovating a house
As well as the obvious costs of structural work, installations and decorating, there are some other costs that can quickly add up.
Surveys and planning application costs
If your renovation project involves structural work or building extensions, you’ll need to have surveys done and pay for planning applications. The more extensive the work, the higher the cost.
Stamp duty and legal costs
If you’re buying a property to renovate, don’t forget to factor in stamp duty and solicitor costs.
If it’s a second property then stamp duty will be charged at a higher rate. But if you sell your first property within 36 months, you’ll be eligible for a refund.
Pssst! Is this your first property? Then check out our detailed first-time homebuyer checklist.
Rent costs
If you’re carrying out an extensive renovation, it might be hard to live in the property at the same time.
If you’re renting before moving into your renovated home, or if you need to find temporary accommodation, you’ll need to pay rent during the renovation process.
How to manage the cost of renovations
Renovating a house can be expensive and unexpected costs can crop up. So, how do you manage the cost of renovations, and make sure that you don’t exceed your maximum budget for your house renovation? Here are our top tips.
Build in a contingency
With any large project, it’s important to factor in a contingency to cover unexpected costs. Discoveries like asbestos, dangerous wiring or rotting beams can all add hefty costs to your project.
It’s sensible to factor in an additional 10-15% on top of your total budget for contingency.
House renovation costs spreadsheet
A handy way to keep track of all your home renovation costs is to create a spreadsheet for the project. That way, you can note all the quotes and cost estimates you receive from tradespeople to plan your budget.
You can also use the same spreadsheet once the renovation work starts to track your spending throughout the lifecycle of the project.
One of the keys to keeping costs down in a house renovation project is knowing what you’re spending, where and when. Avoid going over budget by managing all your costs in one place.
Get multiple quotes
We always recommend getting at least three like-for-like quotes each time you’re looking for a tradesperson to complete an element of your house renovation.
Not only will this ensure that you’re paying a fair and competitive price for the work. But it will also give you the opportunity to meet and get a feel for a range of companies. This way, you can choose the tradesperson who you feel is the best fit for your project.
Be honest about your budget
As well as choosing a tradesperson that you trust, it’s important to be open and honest about your budget.
This will allow your tradespeople to work with you to set a realistic expectation for what you can achieve, taking into account your house renovation ideas and your budget.
Explore funding options
Most people choose to finance their home improvements through savings. If you’re able to wait until you’ve saved up enough money, this can often be the best way forward, as it will prevent you from having to pay interest rates that come with other kinds of financing.
Other options include loans (secured or unsecured), credit cards, home improvement mortgages and borrowing from a friend or family member. Whatever option you choose, it pays to think ahead and consider how you will be able to afford any repayments.
Don’t get yourself into a situation where you’re undertaking renovations that are out of your means. Which brings us onto…
Plan extensively
One of the most common mistakes that leads to homeowners blowing their budget is getting carried away with expensive finishing touches once the renovations are underway.
To prevent this from happening, plan as much as possible beforehand. Try to decide on all your finishing touches upfront so that you can’t get carried away in the moment!
How long does it take to renovate a house?
The time you’ll need to complete your renovation project will vary, depending on the extent and complexity of your renovation.
Some properties can be renovated in a couple of weeks if they only need superficial work. For example, your property might just need minor plastering, painting and decorating, and no structural work.
On the other hand, more extensive renovations can take between three and six months (or even longer) to complete. To get a more realistic timeline for your renovation project, we recommend you speak to local renovation experts.
Should I renovate my house or move?
If you’re a homeowner considering a house renovation project, the chances are you’ve asked yourself: should I renovate my house or move?
Whether you need more space or a better layout for your home, renovating your existing house and moving home can both offer good solutions. However, renovating is a great way to avoid money down the drain through expensive stamp duty and legal fees.
Benefits of renovating your house
Renovating a house isn’t always smooth sailing, but it has a whole host of benefits. These are the main ones:
Renovations often cost less
A well-planned renovation project can cost a lot less than upgrading to a new home. You can also renovate in stages, so the financial outlay can be spread over a longer period of time.
Achieve your perfect look
There’s nearly always some kind of compromise when buying a new home, whereas renovating means you can personalise everything. You’ll be able to achieve all the special touches and home improvements to create your ideal home.
Keep enjoying your home and neighbourhood
Renovating means you can keep living in the home and area that you know and love (assuming you do love them, of course!). There’ll be no adjusting to a new house, new commute or new neighbours.
Benefits of moving house
Moving house isn’t always the answer, but it can be an attractive option. Here are the key benefits.
Enjoy a fresh start
Moving to a beautiful new house can give you a fresh lease of life. You can choose somewhere in a better location, a nicer neighbourhood and closer to work or schools.
Avoid stressful building work
Moving house means avoiding months of living on a building site. It also means you won’t have to coordinate all the different tradespeople involved in a renovation.
Benefit from downsizing
If you don’t need more space, moving house offers the perfect opportunity to move to a smaller house and potentially save money. Choose wisely and you could have a lovely new home and reduce your mortgage at the same time.
Useful checklist for the cost of renovating a house
- Plan, plan, plan – it’s important to think about all the details for your renovation and make a list of what you want to include in the project
- Calculate a total budget and add 10-15% contingency
- Speak to local renovation experts to get professional advice and understand renovation options
- Contact your local council to discuss any planning requirements
- When hiring tradespeople always choose qualified professionals with the appropriate experience and accreditations
- Always shop around for fair and competitive prices
Head over to our extensive house renovation checklist for more detailed steps.
Or, enter your postcode into the box below to start your search for experienced renovation contractors near you.
Working with professional estimators, we collate cost estimates for the common home improvement and repair jobs in the UK.
All the costs are estimates only. For accurate costs for your particular requirements, you are encouraged to reach out to professional tradespeople to receive a quote for your job.
Our estimators are Chartered Members (MRICS) of the Royal Institution of Chartered Surveyors and Members of the Chartered Institute of Building (MCIOB). See full disclaimer.
Checkatrade
Hi Jo, it really depends on the condition of your property and how much work is required for the renovation. I recommend you give a little more information about your property in our post a job form - we'll then forward your job details to 3 of our members who will get in touch with you. You may want to submit separate jobs for different types of tradespeople (e.g., builder, plumber, electrician etc.)
Jo
Does the cost vary if the property is an old cottage with stone floors and walls etc?
Darren Brewer
Thanks found this page very useful told me a lot of things I need to know thank you.
Checkatrade
Hi Una, we have added some more information into the blog for you. Hope that helps!
Una
Building upon what Saurabh asked: to be able to truly estimate total cost of your project, it would be great to get an idea of person-hours for each job would be helpful. So the new heating system materials costs £6500 but you need to add on (e.g.) 10 person-hours of plumber time at £400 each, making the total job about £10,500. Would that be possible?
Checkatrade
Hi Saurabh, we have included rough labour costs HERE for you. I hope this is helpful.
Saurabh
Does the above estimates includes labour?
Checkatrade
Hi Kala, please take a look at our garage conversion cost guide for more information. Hope that helps!
Kala
what about the cost for changing garage into office or play room.
Checkatrade
Hi Donna, I think that's a great point. We do have a main sewer line repair cost guide right here you can check out. As well as drain repair cost and drain unblocking cost. We'll also make sure it gets a mention in this guide as a consideration in any renovation project.
Checkatrade
It is really imporatant to consider all costs before you renovate - great guide
Donna Criswell-Sanderson
I think this is very useful and it covers many things. However I think drainage is a major problem and it is this factor that people appear to ignore. Most properties for renovation are old so I believe it is a very important factor for consideration.