Renovation Reality: Budget, Builders, Mistakes + Decisions | London Semi-Detached
Before their renovation, Leigh & Dave joined our course & community and in this Q&A we explore what it was like managing the renovation, what she learned along the way, from budgeting and working with builders to layout decisions, unexpected costs and the things she’d do differently next time.
Introduce yourselves :) What do you do, how long have you been together, and who do you live with?
I’m Leigh, I’m in healthcare, Dave is in tech . We live with a bunch of mostly cute, but stinky boys: Jamie (7), Chris (10) and Dave (46 going on 18). We have been together long enough to survive children, house moves and, perhaps most impressively, a renovation!
BEFORE
AFTER
Tell us about the house and what you wanted to change.
We used to rent a house on the road, so we knew the neighbourhood well. The house needed a lot of work: some serious damp problems, structural repairs and a very dark kitchen with a pokey box room on the end. The dream was to extend the kitchen and create a much more open and connected family space. As a South African, I also wanted the indoor-outdoor space to feel connected. We wanted something beautiful but built for family life. I focused a lot on creating different zones and thought about their functionality first.
When you joined the course, how did you work out where to start?
I had a lot of ideas and could picture exactly what I wanted aesthetically, but I didn't understand the chain of events required to get there. I really just needed a space where I could ask some serious reno questions, or more of a sounding board. Often, I learnt from others in the Reno Club group, which has been helpful. In terms of where to start- turns out it wasn't with my tile or paint choice! The course helped us work backwards from the finished space I had imagined to understanding what needed to be decided first. Having a clear idea is very helpful. If anything, I’m a jump-in-with-two-feet kind of person, so learning I don't need to get everything done now is an important lesson I have learnt.
BEFORE
AFTER
What did you learn about budgeting for a renovation, and what advice would you give someone trying to set a realistic budget?
How big a contingency you actually need, or maybe budget better. All those innocent little £100–£300 decisions have an extraordinary ability to reproduce. Shop around. That bath you fell in love with can be found cheaper somewhere, so factor in the time it takes to search and find it.
What costs surprised you most?
Handles and taps, just kidding… a bit. No, it was actually the structural engineer costs on top of the architect. Not getting a drain survey before we started the reno and the knock-on effect of that decision.
Where did you deliberately spend more, and where did you save?
We spent more on a bespoke kitchen and door and saved on the appliances and light fittings.
Which decisions had the biggest impact on keeping the project within budget?
Apparently, the phrase “while you’re here, could you just…” is one of the most expensive sentences in the English language. But honestly, using a builder we knew and trusted and knowing our non-negotiables meant we could spend confidently elsewhere.
Can you think of any expensive mistakes or decisions the course helped you avoid?
The course helped us think about the whole project, budget and sequence before getting distracted by pretty tiles.
Which decisions did you need to make much earlier than you expected?
Where light switches and sockets were going to go. Really, anything to do with electrics and plumbing.
What was the hardest layout or design decision you had to make?
The configuration of the downstairs utility and bathroom. I measured the depth of the washer and dryer but not with the doors open, which meant I would need to navigate taking out laundry with the sink in the way.
Moving the kitchen island after the first fix meant digging up concrete and moving plumbing pipes, but thankfully it was before we put in the underfloor heating and screed, and it was totally the right decision.
BEFORE
AFTER
Were there decisions you felt unsure about during the renovation? Did the course help you feel more confident about any of them?
Deciding on the lighting. Knowing the basics helped, but it was the final finish and look that was hard to nail down. I really fell in love with so many things. Then there are the moments you love something and you either have to find something new last minute because the sizing is wrong, the tiles have a 16-week delivery time or the perfect light is out of budget.
How did you decide what work needed a professional and what you could do yourselves?
We have always been happy to tackle some of the more cosmetic jobs ourselves, but we also learnt DIY isn't always cheaper once you’ve bought three rolls of wallpaper, watched 10 YouTube videos and spent a weekend losing the will to live, or filling the holes and repainting after it wasn't level.
What did you learn about finding and managing builders or other trades?
Stick with who and what you know. Our builder worked in tandem with another builder who we hadn't worked with before. While he was an amazing roofer and a whizz with flashing, his team took longer and his communication wasn't great. Stick with who you know. Point out anything or any concerns early on and they can be easily fixed.
What would you do differently if you were choosing a builder or architect again?
We love our builder and would use him again in a heartbeat, but are debating if using someone with an eye for the next level of finish would be a better fit next time. Although he did such a great job, I’d be nitpicking really.
I really have a clear plan and idea, so with our next architect I’d look for someone who has a strong creative eye, someone who can take my idea and push it that little bit further.
What changed from your original plan once the renovation started, and why?
Not too much. I changed the orientation of our kitchen island. I had wanted to move the dining room table and build banquette-style seating, but my light was already up and orientated horizontally.
What did you do that saved you the most stress, time or money?
We saved by living on site for most of the renovation, but we also planned all the demo work around the summer holidays, so we stayed at a friend's house and looked after their pets while they were away for the month. We booked a few weeks away to escape the dust and boost morale.
Looking back, what did you do differently because you'd taken the course?
The course helped me see the renovation as a whole project rather than 500 exciting Pinterest pins and ideas followed by a builder asking inconvenient practical questions like, “Where do you want the sockets?” Understanding how interconnected all the decisions are really helps. A kitchen layout affects lighting, which affects electrics and plastering.
What part of the finished house are you happiest with, and why?
The kitchen island. We made it bigger and it feels so luxurious and welcoming. The stone turned out even better than I imagined.
Knowing what you know now, what would you tell someone who feels completely overwhelmed and doesn't know where to begin?
Take the time to plan as much as possible. You can save the overwhelm and decision fatigue. The more decisions you make before the dust starts flying, the less overwhelmed you’ll feel once it does.
