The Victorian Terrace: London's Dominant Housing Type
The Victorian terraced house — typically built between 1840 and 1910, two or three storeys, with a rear garden and a small front garden — makes up a significant proportion of London's housing stock. These are buildings of genuine character and quality, but they require careful and properly sequenced renovation to perform well by modern standards.
Where to Start: The Survey
Before committing to a full renovation programme, commission a RICS Level 3 Full Building Survey. This will identify structural issues, damp, timber decay, outdated services, and any previous alterations that may affect the programme.
Pay particular attention to:
- Roof condition: A failed roof covering or blocked gutters will cause internal damp throughout the renovation
- Chimney stacks: Movement or failed pointing is common and must be addressed early
- Suspended timber floors: Evidence of woodworm or rot requires treatment before closing floors
- Damp proof course: Many Victorians have failed or absent DPCs
- Previous alterations: Removed chimney breasts without adequate support are extremely common in London terraces — identify before any structural work begins
Recommended Renovation Sequence
The sequence of works in a Victorian terrace matters enormously. Doing things in the wrong order means undoing work already completed.
Phase 1: Structural and Weathertight (Weeks 1–4)
- Roof repair or replacement (including felt underlay, battens, slates or tiles)
- Chimney stack repointing and repair
- Gutters and downpipes
- Any underpinning or structural work identified in the survey
- External wall repairs (pointing, render repair)
Why first: If the building is not weathertight, everything inside will continue to deteriorate. Water ingress defeats all subsequent work.
Phase 2: Strip-Out (Weeks 4–6)
- Remove all existing floor finishes
- Strip back plaster where damp is present or rewire requires chasing
- Remove existing kitchen, bathroom, and sanitaryware (if being replaced)
- Identify and remove any asbestos (if pre-2000 materials present — arrange professional survey and removal)
- Remove any chimney breasts as required (engage structural engineer first)
- Remove partitions as required for new layout
Phase 3: Structural Alterations (Weeks 6–10)
- Install structural steel beams for new openings
- Any basement or underpinning works
- New internal partitions (stud or block)
- Structural floor repairs (replace rotted joists)
- Build extension structure if included in scope
Phase 4: First-Fix Services (Weeks 10–14)
- New gas supply and boiler position
- Underfloor heating pipework where specified
- First-fix plumbing (new pipework runs, hot water cylinder if applicable)
- First-fix electrics (new consumer unit, cable runs, outlet positions)
- Telecoms (cat6, aerial, speaker)
- Any mechanical ventilation ductwork
Do not board up walls until all first-fix services are in, inspected, and signed off.
Phase 5: Insulation, Boarding, and Plastering (Weeks 14–18)
- Roof insulation
- Floor insulation (between joists on ground floor)
- Internal wall insulation where specified
- Plasterboard all walls and ceilings
- Wet plaster or skim coat
- Allow plaster to dry (minimum 4 weeks before painting — accelerated if necessary with heating)
Phase 6: Second-Fix Services and Joinery (Weeks 18–24)
- Second-fix plumbing (bathroom suites, kitchen connections, radiators)
- Second-fix electrics (sockets, switches, light fittings)
- Staircase making-good or replacement
- Internal doors and frames
- Skirting boards and architrave
- Window boards
- Fitted wardrobes or storage if specified
Phase 7: Kitchen and Bathroom Fit-Out (Weeks 22–26)
- Kitchen installation (units, worktops, appliances)
- Bathroom tiling, sanitaryware, shower enclosures
- En-suite and WC tiling and fitting
Phase 8: Decoration, Flooring, and Completion (Weeks 24–28)
- Mist coat and full decoration
- Floor finishes (hardwood, engineered wood, tiles, carpet — client-supplied in RCB contracts)
- Final fixes (mirrors, towel rails, light fittings, door furniture)
- External decoration and front garden
Cost Ranges for a Full Victorian Terrace Renovation in London
These are broad indicative ranges per square metre of internal floor area:
| Scope | Cost per Square Metre | 3-bed terrace (90 sqm) |
|---|---|---|
| Light refurbishment (decoration and kitchen/bath) | £200–£400/sqm | £18,000–£36,000 |
| Medium refurbishment (rewire, replumb, kitchen, bath, décor) | £600–£900/sqm | £54,000–£81,000 |
| Full strip-back and refit | £900–£1,400/sqm | £81,000–£126,000 |
| Full renovation including extension | £1,200–£2,000/sqm total | £108,000–£180,000 |
These ranges assume client-supplied second-fix materials (kitchen, bathroom, flooring, decoration finishes).
Common Mistakes to Avoid
- Starting before the roof is fixed: Internal damp will undermine everything
- Not commissioning a structural engineer before removing chimney breasts: One of the most common structural failures in London terraces
- Underestimating plaster make-good: Rewiring and replumbing leaves extensive wall damage
- Rushing plaster drying time: Painting over wet plaster causes long-term problems
- Underestimating party wall costs: In a terrace, almost every structural alteration may trigger party wall notices
RCB Design & Build
RCB specialises in full Victorian terrace renovations in London — from structural strip-out through to second-fix completion. We produce a detailed programme and specification before work begins, coordinating structural, services, and finishing trades as a single managed contract.