Planning a property renovation: doing things in the right order

Stage one: survey, scope and approvals

Start by understanding the property. Damp, rot, sagging floors and old wiring change the scope, so find them before designing anything. If walls are being removed, extensions added or lofts converted, planning, building regulations and structural input may be required.

Write the scope down room by room. It becomes the basis for every quote.

Stage two: structure and first fix

Structural work comes first: openings, beams, stud walls and floor repairs. Then first fix, where electricians and plumbers run cables and pipes, and the carpenter fits door linings, stud walls, noggins for anything to be wall mounted, and repairs to joists and floorboards.

Noggins are the detail most often forgotten. Anything heavy going on a wall later, from a TV to kitchen units, needs timber behind the board.

Stage three: plaster, then second fix

Plastering closes the walls. Once it is dry, second fix begins: doors hung, architrave and skirting fitted, kitchens installed, bathrooms fitted and sockets finished. Second fix carpentry is where the finish quality is most visible.

Stage four: floors and decoration

Floors usually go down near the end, so they are not damaged by other trades, followed by decoration. Some people prefer to decorate before the final floor. Either way, protect finished surfaces from each trade that follows.

• Order long lead items such as doors, kitchens and windows early.
• Keep a snag list room by room from the start.
• Allow a contingency for what the survey could not see.

Living in the property during the work

If you are living in the property, plan the order room by room so there is always a working kitchen or bathroom, or arrange somewhere else to stay during the dustiest stages. Dust sheets and sealed doorways help, but first fix and plastering are disruptive. Agree working hours, where materials will be stored and how rubbish will be removed before work starts, so every trade knows the rules.

Snagging at the end

Before the final trade leaves, walk every room with the scope in hand. Check doors close and latch, skirting and architrave joints are tight, floors are level at thresholds and every socket and light works. Listing snags in writing gives everyone a clear finish line.

Keeping the budget under control

Most budget pressure comes from changes made mid job. Fixing decisions on layout, doors, kitchens and flooring before work starts, and ordering them early, keeps the programme and the cost steady.

Questions we're asked about this