Resources — Money & finance · 7 min

Refurbishment Budget Planner

Refurbs don't overrun because trades are slow; they overrun because the budget was a guess. Price every line before exchange, get real quotes for the big five (roof, damp, electrics, heating, structure), and protect a 15% contingency you genuinely don't spend.

How to use this

Take it to the property before exchange and walk room by room, writing a number or a quote against every line that applies. The total plus 15% is your budget.

Download the PDF Run the numbers →

Strip-out & structure

Skip hire and strip-out labour — £800–2,000 for a 3-bed
Damp treatment with guarantee — £1,500–4,000 if flagged
Structural work (steels, lintels, wall removal) — engineer's design first, then quotes
Roof repairs £500–2,000; full re-roof £5,000–12,000
Replacement windows — £400–800 per unit fitted

First fix

Full rewire with new consumer unit — £3,000–5,500 on a 3-bed
New boiler and full central heating — £3,500–6,000
Plumbing first fix for new bathroom/kitchen positions
Plastering: skim £8–15/m²; full reboard and skim £25–45/m²

Second fix & finishes

Kitchen fitted: £3,000–6,000 rental grade; £6,000–12,000 for sale
Bathroom fitted: £2,500–5,000
Internal doors, skirting, architrave — £150–250 per door all-in
Decoration throughout — £1,500–3,500 on a 3-bed
Flooring: LVT £30–45/m² fitted; carpet £15–25/m²
External: fencing, path, front door — the kerb appeal your valuation needs

The rules

15% contingency on top of the total — untouched unless something is discovered, not chosen
Fixed-price quotes in writing for everything over £1,000
Payment on completion of stages, never large sums up front
One change-order rule: any addition is priced and signed before work continues
Spec to the exit: rental-grade for rent, sale-grade for sale — never in between