What a realistic budget for restoring an old house looks like
A line-by-line breakdown of a 96 m² village house, with real figures from a completed project.
The most common question we get is "how much will it cost". The most common answer in the trade is "it depends". Both are useless.
So here is a real breakdown of a completed project — the house in Kichevo, 96 m², full restoration, seven months.
The starting point
A brick house from 1961, empty for seven years. Leaking roof, compromised top course of brickwork along the south wall, a detached concrete-block plinth and old timber windows.
The breakdown
| Item | Share | Note |
|---|---|---|
| Design and survey | 4% | Survey, drawings, bill of quantities |
| Strip-out and disposal | 6% | Roof, joinery, floor finishes |
| Structural reinforcement | 13% | Ring beam, masonry replacement |
| Roof | 24% | Structure, tiles, gutters |
| Façade | 14% | Lime render, stone plinth |
| Joinery | 11% | Oak, double glazed |
| Electrical and plumbing | 9% | Complete replacement |
| Interior works | 13% | Plaster, floors, bathroom |
| Scaffolding and logistics | 4% | |
| Contingency | 2% | Fully used |
Three things that consume the budget
The roof is always the largest line. If someone gives you a quotation where the roof is under 18% of the total on a full restoration, they have most likely not allowed for replacing the structure.
Contingency is not optional. On an old house nobody knows what is behind the render until it comes off. Plan for 8–12% contingency. Our 2% on this project was unusually low because we took masonry probes at survey stage.
Services are hidden and underestimated. Electrical and plumbing look like a small line until it turns out that chases have to be cut into a 600 mm stone wall.
How to compare quotations
Do not compare bottom-line numbers. Ask for a bill of quantities broken down by item and check:
- whether strip-out and disposal are included, or billed separately
- what material is specified for the render (lime or cement)
- whether scaffolding is included
- whether there is a contingency and how large
- the payment schedule, and whether any up-front payment exceeds 30%
A quotation without a bill of quantities is not a quotation. It is a promise.
When projects go over budget
Across our sites over the last three years:
- 68% finished within the agreed figure
- 24% exceeded it by under 10% — nearly always because of structural problems found on opening up
- 8% exceeded it by more than 10% — in every case because of changes the client requested during construction
That last group matters. Changes made during construction cost between two and four times what the same decision costs at design stage. If you are undecided about a layout, settle it before the floor is poured.
