What every first-time renovator needs to know

What every first-time renovator needs to know

Most first-time renovators underestimate how much of the work happens before a contractor arrives. By the time scaffolding goes up or the skip appears, hundreds of decisions have already been made - or avoided. The ones that were avoided will cost you later.

Led by Ade Rishman-Adebayo's 26+ years working on London homes, these are the things Bayocorp wants every client to understand from day one.

1. Know what you actually want before you ask for a price

The single biggest reason refurbishments go over budget is a scope that wasn't properly defined at the start. If you ask five contractors to price a "full refurbishment" without any drawings, specification or room-by-room detail, you'll get five completely different numbers - and none of them will be accurate.

Before you approach a contractor, write down what you want room by room. Not a wish list - a decision list. Do you want underfloor heating in the kitchen? Or are you happy with radiators? Do you want recessed downlights, or is a pendant fitting acceptable? These decisions don't need an architect - they need your attention.

2. Understand the difference between a quote and an estimate

A quote is a fixed price for a defined scope of work. An estimate is an informed guess based on incomplete information. Most contractors issue estimates and call them quotes. Ask specifically: "Is this a fixed price, or will it change as the project progresses?"

A legitimate contractor will be honest about where allowances have been made. If they're quoting for kitchen fitting but you haven't chosen units yet, that line is an allowance - not a fixed cost. Make sure you know which lines are fixed and which ones aren't.

3. Budget a contingency and don't tell the contractor what it is

Ten percent is the standard contingency for a refurbishment where the existing structure is known. Fifteen to twenty percent is more sensible for Victorian and Edwardian properties where you don't know what's behind the walls or under the floor. On a £100,000 project, that's a £10,000 to £20,000 buffer you should have available but never mention.

4. Understand the programme - and your role in it

A refurbishment programme has dead stops built into it - moments where work cannot continue until you make a decision. Tiles. Door handles. Kitchen taps. Shower trays. If you haven't chosen these when the programme needs them, the project stops and the cost continues.

Your contractor should give you a decision schedule. If they don't, ask for one. Know what you need to choose, and by when.

5. Don't choose on price alone

The cheapest quote almost always means one of three things: the contractor hasn't understood the full scope, they're planning to add costs later, or their standards don't justify a higher price. None of these outcomes serve you. The right contractor explains their price, stands behind it, and has evidence of what their work actually looks like.