Ask an Architect: What are the Hidden Costs of my Renovation Project?
Planning Permission is just the beginning when it comes to the paperwork involved in renovating. And it can all add up…
So, your renovation project is taking shape: you’ve been busy making plans and filling up Houzz ideabooks. You probably have a budget in mind and may even have rough quotes from builders. But, even with all this preparation, you might suddenly be surprised to discover some significant – but less obvious – costs you hadn’t factored in…
If, for example, you’ve planned your loft conversion and found you don’t need Planning Permission, you may think you have everything covered, but did you know the work carried out will need to meet building regulations and your local authority will charge you for this? Or did you realise you can’t always just remove a tree – you may need an arboricultural survey and report?
To help you avoid unforeseen costs, here’s a list of the 10 most common you might not have considered. Not all will apply to every case, and most reputable architects will advise you up front – but it’s good practice to be aware of them before starting a project and finalising your budget.
If, for example, you’ve planned your loft conversion and found you don’t need Planning Permission, you may think you have everything covered, but did you know the work carried out will need to meet building regulations and your local authority will charge you for this? Or did you realise you can’t always just remove a tree – you may need an arboricultural survey and report?
To help you avoid unforeseen costs, here’s a list of the 10 most common you might not have considered. Not all will apply to every case, and most reputable architects will advise you up front – but it’s good practice to be aware of them before starting a project and finalising your budget.
Other common surveys
There are other reports required for Planning Permission, which are more specific, but are worth mentioning. These are mostly additional surveys related to discovering the state of the existing structure and drains, whether your building has dry rot or asbestos or whether it’s close to a waterway or river.
For instance, if you are changing or proposing new air conditioning units, regardless of where they are to be placed, the council will ask you for an acoustic or noise report. Or, if you are planning to remove a tree, you may need both an arboricultural report and potentially further input from a tree surveyor as well.
If you are extending downwards, you may need to do an archaeological desktop study, which assesses the likelihood of finding anything historical.
Also with basements, sites in central locations need to be checked for World War Two bombs, as well as any adverse ground conditions.
The list goes on – it’s always worth speaking to your council and your architect if you are in any doubt.
There are other reports required for Planning Permission, which are more specific, but are worth mentioning. These are mostly additional surveys related to discovering the state of the existing structure and drains, whether your building has dry rot or asbestos or whether it’s close to a waterway or river.
For instance, if you are changing or proposing new air conditioning units, regardless of where they are to be placed, the council will ask you for an acoustic or noise report. Or, if you are planning to remove a tree, you may need both an arboricultural report and potentially further input from a tree surveyor as well.
If you are extending downwards, you may need to do an archaeological desktop study, which assesses the likelihood of finding anything historical.
Also with basements, sites in central locations need to be checked for World War Two bombs, as well as any adverse ground conditions.
The list goes on – it’s always worth speaking to your council and your architect if you are in any doubt.
Party wall award
If your project requires any work to your property’s party walls, you will need to have this award in place before starting. For example, if you are planning a side extension, taking out a chimney breast – to create more space, or to install an electric fire, say, as in this updated 1930s living room – or creating a roof extension, this needs to be worked into your budget.
Explore more ideas for renovating a 1930s semi
If your project requires any work to your property’s party walls, you will need to have this award in place before starting. For example, if you are planning a side extension, taking out a chimney breast – to create more space, or to install an electric fire, say, as in this updated 1930s living room – or creating a roof extension, this needs to be worked into your budget.
Explore more ideas for renovating a 1930s semi
Structural alterations
If you are planning structural works, such as creating a large opening at the rear of your property with sliding or folding doors, or you need a new floor to create your loft space or plan a basement extension, you will need to allow for a structural engineer’s fees to professionally design your project.
Some structural works will require permits, such as the previously mentioned party wall award, if beams need to be placed in recessed holes in the party wall. These reports are also important for building control.
If you are planning structural works, such as creating a large opening at the rear of your property with sliding or folding doors, or you need a new floor to create your loft space or plan a basement extension, you will need to allow for a structural engineer’s fees to professionally design your project.
Some structural works will require permits, such as the previously mentioned party wall award, if beams need to be placed in recessed holes in the party wall. These reports are also important for building control.
Building control
You are required by law to employ a building control officer to oversee the works done by your builder. Their purpose is to advise both you and your builder on current building regulations, fire escape provisions and health and safety both during the works and after completion.
The building control officer is responsible for informing the council about the start date of the build and will provide a certificate at the end. You can choose between an officer from the council or a private company.
You are required by law to employ a building control officer to oversee the works done by your builder. Their purpose is to advise both you and your builder on current building regulations, fire escape provisions and health and safety both during the works and after completion.
The building control officer is responsible for informing the council about the start date of the build and will provide a certificate at the end. You can choose between an officer from the council or a private company.
Listed building and conservation area consent
If your property is listed – in other words, it’s on the English Heritage register – and recognised as having historically relevant exterior and/or interior features, you will need to submit a listed building consent application. This requires your architect to document, identify and preserve historical features within the planning application and also to protect the historically relevant features during the works. The application is free of charge, but the architect’s fees need to be considered.
Listed properties are classified as Grade 2, 2* or 1 – the smaller the number, the higher the historical protection status of the property and, usually, the fewer changes are allowed.
Tour a house in a Georgian street whose owners found an unusual solution to a heritage issue
If your property is listed – in other words, it’s on the English Heritage register – and recognised as having historically relevant exterior and/or interior features, you will need to submit a listed building consent application. This requires your architect to document, identify and preserve historical features within the planning application and also to protect the historically relevant features during the works. The application is free of charge, but the architect’s fees need to be considered.
Listed properties are classified as Grade 2, 2* or 1 – the smaller the number, the higher the historical protection status of the property and, usually, the fewer changes are allowed.
Tour a house in a Georgian street whose owners found an unusual solution to a heritage issue
Builders’ preliminaries
With the majority of works in the UK being done to old properties, there may be some additional jobs to factor into your project plan:
With the majority of works in the UK being done to old properties, there may be some additional jobs to factor into your project plan:
- Electrical rewiring (this may be necessary when altering or adding to an existing installation)
- Improving water pressure/flow rate
- Levelling old floors if you are planning on installing new timber flooring
- Works relating to installing underfloor heating
- Works to old pipes and drainage to support a new bathroom
- Insulating the loft and adding a structural floor when doing a loft conversion
- External scaffolding and a weatherproof shroud around the whole roof if extending/ converting upwards
- Skip hire and parking
Works to your garden
If you are having work done to your garden, part of it will be underground to improve how water drains away. For example, if you have pools of water in your garden, a concealed soak away may be needed.
If you want lights or power, or a water tap fitted, you need to plan early on so cables and pipes can be laid well before you focus on the grass or vegetation. Depending on the size of your garden, you may find costs differ enormously.
Even if you are not planning to change anything in your garden, only your house, there may be costs to consider in relation to temporarily protecting the trees and outdoor paving while the work is carried out.
If you are having work done to your garden, part of it will be underground to improve how water drains away. For example, if you have pools of water in your garden, a concealed soak away may be needed.
If you want lights or power, or a water tap fitted, you need to plan early on so cables and pipes can be laid well before you focus on the grass or vegetation. Depending on the size of your garden, you may find costs differ enormously.
Even if you are not planning to change anything in your garden, only your house, there may be costs to consider in relation to temporarily protecting the trees and outdoor paving while the work is carried out.
Fixtures and finishing
In brief, your budget is divided into roughly three parts: professional fees and costs to the council, builders’ fees, and costs of any so-called second fix and decorative items.
This third cost is usually the one clients care about most, as these are the parts everyone will see. So it’s important to focus, with your designer, on the style and specific finishes and materials you want. This is usually the most fun part, and should be considered at the same time as you and your architect decide on the layout, in order that all costs are included.
Some of the most likely examples include:
In brief, your budget is divided into roughly three parts: professional fees and costs to the council, builders’ fees, and costs of any so-called second fix and decorative items.
This third cost is usually the one clients care about most, as these are the parts everyone will see. So it’s important to focus, with your designer, on the style and specific finishes and materials you want. This is usually the most fun part, and should be considered at the same time as you and your architect decide on the layout, in order that all costs are included.
Some of the most likely examples include:
- Kitchen fixtures and appliances
- Floor and wall finishes (tiles, timber, wallpaper, special paints or fabrics)
- Sockets and switch plates
- Radiators
- Any joinery the builder is not making for you
- Furniture, lighting, decorative accessories and so on
Contingency
Having a back-up pot of funds is often overlooked, as there is simply too much else to buy. It is simply a safety net, an amount you may even wish not to tell anyone about, but it’s very good to have a certain percentage of the overall budget available to help cushion any other unforeseen costs – even if it ends up going on that expensive artwork that will complete your scheme, or a much bigger sofa than you’d originally intended…
TELL US…
Have you been surprised by unforeseen costs during a renovation project? We’d love to hear your experiences in the Comments below.
Having a back-up pot of funds is often overlooked, as there is simply too much else to buy. It is simply a safety net, an amount you may even wish not to tell anyone about, but it’s very good to have a certain percentage of the overall budget available to help cushion any other unforeseen costs – even if it ends up going on that expensive artwork that will complete your scheme, or a much bigger sofa than you’d originally intended…
TELL US…
Have you been surprised by unforeseen costs during a renovation project? We’d love to hear your experiences in the Comments below.
This is the formal permission you will need from your local authority for the erection or alteration of buildings on UK land.
The total cost of this will consist of your architect’s and the council’s statutory fees. Council fees are typically £172 for most types of permission and £86 for lawful development certificates (required for permitted development and proof that your household building work is lawful).
However, if you are planning a change of use application (for example, from offices to residential) or if you want to change your house from single occupation residential use to flats, fees are higher and vary depending on the scope of the project.