Renovating an existing property can be fraught with hidden pitfalls and unforeseen costs, but with care and imagination a tired and dated house can be totally transformed into a comfrotable energy-efficient home.

With house prices at a record high and building land at a premium more and more people are choosing to stay put and remodel their existing homes – and the benefits can be huge. This is not about choosing the right property – it’s about owning the wrong property and adapting it to make it into your dream home.
Renovation involves keeping the good bits and improving the bad bits of a house. Some people will strive to accurately restore a historic building to its former glory whilst others will transform an uninspiring 1960s box, devoid of features, into a home more suited to the 21st century. Many start by adding an extension and this leads on to changing room layouts, removing walls, adding windows and generally tinkering until the entire property has been completely made over.

SPOTTING POTENTIAL

Some people purchase older properties with small windows and traditional room layouts when what they really desire is light, modern, open-plan living. Trying to impose these ideals on such a building can result in a mish-mash of styles which ruins the original character, so it is important to carry a theme throughout a house to ensure design unity.

Not every building is a potential palace. Some have no foundations and would require under-pinning, others were built from asbestos-based materials which need to be carefully removed.

An existing house sets certain parameters and often means compromising on your ideal home, so before you buy that ramshackle prefab ensure you fully understand the implications.

Consider whether the cost of the work added to the original price of the property will exceed the ceiling value of the finished house. Choosing your location carefully will pay dividends, so try and view properties in areas where building work is in progress and regeneration programmes have already begun, or consider buying on the outskirts of ‘up and coming’ areas.

Find out about local property prices and identify how best to spend your money for maximum effect. The important thing is not to get carried away by a fantastic site and buy a building which is totally unsuitable for renovation, when demolition and redevelopment may be the most sensible solution. Try to view the building in wet weather, which may show up leaks and damaged gutters, and look for obvious structural defects such as cracks near corners, sagging roof ridges and rotten windows. A rundown property may be a bargain if you are willing to put in the time and money required, but you should be aware from the outset exactly what will need doing, which is where a detailed survey comes in.

FIRST THINGS FIRST

Always start by securing the basic structure and then move on to the interiors. There is little point in decorating every room only to find you have a damp problem, a leaking roof or damaged windows.

Replacing a roof covering is usually the most expensive way to change the external appearance of a house, and should only be undertaken if the existing roof is old and damaged, or so unattractive that replacing it will significantly increase the overall value of a property. Inserting rooflights, new doors and windows into a property can open up rooms to light and views as well as totally transforming the appearance of a house. Replacing discoloured plastic or damaged metal frames with aluminium or timber windows is an instant, although relatively expensive, way to improve kerb appeal. Planning permission isn’t normally required for repairing, fitting or replacing doors and windows (including double glazing). However, if the building is listed or is in a Conservation Area you should consult with your local planning authority. For further information visit the planning portal: www.planningportal.gov.uk
Think carefully before replacing existing windows if they are in relatively good order. Many people automatically rip out wooden frames and install new double-glazed units but, unless you spend serious money on good replicas, such a move could damage the whole character of an older building – especially if original timber windows are replaced by cheap PVC.

Once structural concerns have been sorted out there are certain key ways to add value to virtually any property. Updating services such as plumbing and wiring needs to be completed before any decorating or cosmetic improvements, as does installing central heating – which will always add more to the value of a property than the few thousand pounds it costs.  Updating or remodelling fixtures and fittings such as kitchen units and sanitaryware will unlock the property’s full potential and, if you are able to extend either outwards or upwards into the loft space, a previously cramped building can miraculously become a spacious family home – in a completely different price bracket.

THOSE IN AUTHORITY

Planning permission is primarily concerned with the way a property looks from the outside and, although certain internal structural alterations will need to be confirmed with building control, no-one can stop you from choosing exactly the kind of flooring, furnishings and fixtures you prefer.

A number of major alterations can be executed without the need for obtaining planning consent, including rearranging the interior of a house, creating new doors and windows, converting non-habitable areas such as integral garages and lofts into living space, and adding rooflights.

If you do need to make a planning application the council will approach your neighbours for their views, so it is always worth chatting to them first about your intentions. They may be more convinced if you can show them a model of the finished result and, with seriously radical designs, it might prove beneficial to have your designer on hand to answer any technical questions and attempt to smooth things over.

For extensions and major remodelling projects it is usually advisable to employ a designer or surveyor to draw up accurate plans, which will be submitted to the local authority for building regulations approval, and you may also need the help of a structural engineer.

MAKING SPACE

Adding new space in the form of an extension or loft conversion will usually increase the value of a property, but remodelling and improving existing space is also a money-spinner – particularly in the living areas and kitchen. Redundant hallways and corridors may be combined with living rooms; kitchens and dining rooms can be knocked together to create a large, informal space, and bedroom walls can be moved to enlarge a box-room – although remember to add acoustic insulation to new stud walls and to consult a structural engineer or building surveyor if structural walls are to be removed. A basic CAD system for your PC is inexpensive to buy and will allow you to draw up a floorplan of the existing house and then experiment with different layouts. Fewer, larger rooms are currently fashionable and will make a building feel more spacious – particularly if the same neutral wall colours and floor coverings are continued throughout.

WHERE TO LIVE

Living in your house while building work continues around you may seem like the perfect solution – saving money on rent and ensuring that you are on hand to tackle day-to-day decisions and problems. Apart from the cold, noise and dirt this can prove to be a very stressful decision, however, with no privacy from the builders. Many people who decide to stay put will change their minds and move out after just a few days when they realise how much they and their belongings are getting in the way.

Basically, if the building work involves a single extension which can be separated from the main house until the last minute, it should be possible to live comfortably in the old part of the building as before – although there will obviously be a certain amount of noise and disruption.

If the work involves several rooms and will take a number of months, then decamping to the bedroom may not be a practical option for a family and it would be worthwhile considering renting, storing furniture, staying with friends or family and kennelling the dog.

All this can drastically add to the final bill, but will ensure your furniture and sanity remain intact and will allow the builders to really get stuck in without constantly needing to check with you first. One man knew it was time to move out when he was relaxing in the bath and a builder stuck his head up through a hole in the floor and began a conversation. about the plumbing!

BE AUTHENTIC

If replicating a tried and tested period design is your chosen route then authenticity will be all important. Start by discovering more about the regional and period style of your home by undertaking some research – reading books, surfing the internet and getting in touch with some of the many specialist groups and societies which exist.
It is possible to copy virtually any element of an existing house, from windows, tiles and fireplaces to stained glass and period mouldings – which can prove invaluable for a renovation or extension project. Determine how these designs may be emulated and at what cost, because any bespoke commissions may prove to be comparatively expensive.

GO GREEN

Eco renovations and makeovers are becoming increasingly popular as home owners attempt to reduce fuel bills and choose environmentally-friendly products. Often termed ‘eco retrofits’ these refurbishments of older houses can transform a draughty, fuel-hungry turn-of-the-century terraced property into a comfortable, energy-efficient home.

There are a number of websites dedicated to improving energy efficiency and ‘greening’ homes. Try www.ecovation.org.uk for inspiration or www.greensteps.co.uk, which supplies eco friendly products through an online shop. You can give your house an energy-efficiency audit on the Energy Saving Trust’s site www.energysavingtrust.org.uk. Old Home SuperHome is a programme to transform the energy efficiency of existing housing. For more information go to:
www.sustainable-energyacademy.org.uk.  If you only do one thing then insulating your home is the top priority. Without adequate insulation around 40 per cent of heat will be lost through the walls and roof of a house. The recommended 270mm of loft insulation can cost from around £250 to install and will save in the region of £140 a year in energy bills. Cavity wall insulation costs about £250 for a three bedroom semi and can save £100 per year. Don’t forget to insulate pipes and behind radiators for maximum effect. The National Insulation Association has further details: www.nationalinsulationassociation.org.uk

Think about using recycled or salvaged materials – timber, bricks and roof slates are all available through reclamation yards. Choose natural, sustainable materials, such as wood and wool, over synthetic products like PVC and try to buy locally wherever possible. Low VOC paints and stains are available which don’t emit toxic pollutants.

Insulation key to a good renovation

Adding solar panels and heat pumps to a property may be considered more sexy, but getting the basics right, such as insulation and draught-proofing are paramount when it comes to renovating an older property. Ensuring your property is comprehensively insulated is one way to reduce heat loss. Insulating a loft to the correct standards can reduce annual energy bills by as much as £145 while insulating solid walls can save around £385 a year.

Loft insulation

(0 - 270mm)
Annual saving per year  - Around £145
Installed cost - Around £250
Installed payback - Around 2 years
DIY cost - £50 - £350
DIY payback - Up to 3 years
CO2 saving per year - Around 730kg

(50 - 270mm)
Annual saving per year - Around £40
Installed cost - Around £250
Installed payback - Around 6 years
DIY cost - £50 - £350
DIY payback - 1 to 9 years
CO2 saving per year - Around 210kg

Cavity Wall Insulation

Annual saving per year - Approx £110
Installed cost - Approx £250
Installed payback - 2 years
CO2 saving per year - 560kg

Solid Wall Insulation

Internal
Annual saving - Around £365
Total cost - £5,500 - £8,500
CO2 saved - 1.8 tonnes

External
Annual saving - Around £385
Total cost - £10,500 - £14,500
CO2 saved - 1.9 tonnes