Every renovation conversation tends to circle back to the same handful of practical questions, regardless of whether the project is a single bathroom or a full new build. This is a running list of the ones we’re asked most often, answered directly.
Planning and Permission
Do I need planning permission for my renovation?
It depends on scope. Internal renovations that don’t change the external structure — a new kitchen layout within existing walls, a bathroom refit, redecorating — generally don’t require planning permission. Extensions, loft conversions, and anything affecting the external appearance or footprint of the property may fall under permitted development rights or may require a full application, depending on the specific property, its planning history, and whether it’s in a conservation area.
How long does planning permission take in London?
A standard householder planning application typically takes around eight weeks from validation to decision, though this varies by borough and can extend if the application is called in for committee review or if further information is requested. Pre-application advice, sought before submitting a full application, can help identify issues early and reduce the risk of delay later.
What’s the difference between planning permission and building regulations approval?
Planning permission concerns whether a proposed change is acceptable in terms of appearance, scale, and impact on the surrounding area. Building regulations approval is a separate process concerned with whether the construction itself is safe, structurally sound, and meets standards for insulation, fire safety, and ventilation. Most projects that need planning permission also need building regulations sign-off, but some projects need only the latter.
Timeline and Process
How long does a typical renovation take?
This varies enormously by scope. A single bathroom or kitchen renovation with no structural change typically takes four to eight weeks. A full home renovation, depending on size and whether structural work is involved, more commonly runs three to six months. A new build, from groundworks to handover, is typically closer to nine to eighteen months once planning permission is secured.
Can I stay in the property during a renovation?
For single-room renovations, most households stay in the property, though it’s worth planning for temporary loss of that room’s function (a temporary kitchen setup, for example). For full home renovations involving multiple rooms or structural work simultaneously, moving out for at least part of the project is often more practical, both for comfort and to allow work to proceed more efficiently without needing to work around daily occupation.
What causes renovation timelines to slip?
The most common causes are planning delays, unexpected discoveries once walls or floors are opened (old wiring, damp, structural issues), material lead times — particularly for bespoke or imported items — and late changes to the design or specification after work has already started. A proper condition survey and a design that’s genuinely finalised before construction begins reduce the risk of most of these.
Cost and Budgeting
Why do renovation quotes vary so much between companies?
Quotes vary based on what’s actually included — some quotes cover labour only, others include materials, project management, waste removal, and contingency planning. It’s worth asking for an itemised breakdown from every quote you receive, rather than comparing headline totals, since two very different scopes of work can arrive at a similar-looking number.
Should I choose the cheapest quote?
Not automatically. A significantly lower quote than others you’ve received is worth questioning specifically — it may reflect a smaller scope than you expect, lower-quality materials, or a business that’s less established and therefore takes on work at thinner margins. Ask what’s excluded from the quote, not just what’s included, before deciding based on price alone.
How much contingency should I budget?
For a straightforward, non-structural renovation, 10% is a reasonable minimum. For a full renovation or any project involving structural work in an older property, 15-20% is more realistic, given how often period properties reveal issues once opened up.
Working With an Architect or Design-and-Build Team
Do I need an architect for a renovation, or just a builder?
For projects that don’t involve structural changes or layout alterations, a good builder or contractor working from a clear brief may be sufficient. For anything involving structural change, planning permission, or a full property renovation, an architect (or a design-and-build team with in-house design capability) adds real value in resolving the layout and technical detail properly before construction starts, which tends to reduce costly changes later.
What’s the benefit of a single team managing design and build, rather than hiring them separately?
A single team managing both design and construction can sequence decisions and trades more efficiently, since the people designing the project are directly accountable for how it’s actually built. Hiring a designer and a separate contractor independently can work well, but it requires more active coordination from the homeowner to keep both parties aligned, particularly when unexpected issues arise mid-project.
How involved will I need to be during the renovation?
This depends on how the project is managed. With a team handling full project management, most homeowners are involved at key decision points — material and finish selection, sign-off at design milestones, and periodic site visits — rather than day-to-day coordination of trades. Projects without dedicated project management typically require considerably more hands-on involvement from the homeowner.
After the Renovation
What should I check before final sign-off?
A proper snagging inspection before final payment should cover finish quality throughout (paintwork, tiling, joinery), that all agreed fixtures and fittings have been installed correctly, that services (heating, plumbing, electrics) are tested and working, and that any warranties or certificates (electrical certification, building control sign-off, appliance warranties) have been provided in writing.
How long should I expect a garden to take to establish after landscaping?
Hard landscaping (paving, structures) is complete at handover, but planting typically needs a full growing season, and sometimes two, to establish fully — particularly for larger shrubs, hedging, and lawns. A good garden design should account for this in the plan, rather than presenting a newly planted garden as its finished state.
Have a question that isn’t answered here? At Alborz Groups, we’re happy to talk through the specifics of your project — kitchen, bathroom, garden, full renovation, or new build — before you commit to anything. Get in touch for an initial consultation.
