Full House Refurbishment in London: Programme, Sequence, and Managing the Process

A full house refurbishment in London varies significantly in scope — from a comprehensive upgrade of all rooms to a complete strip-back-to-brick and rebuild. The following is a typical scope for a Victorian terrace undergoing a full refurbishment:

• **Structure and fabric:**
• •Removal of internal partitions (where layout changes are planned)
• •Structural alterations (new openings, steel beams)
• •Party wall and structural repairs where found
• •Asbestos survey and removal (if required)

• **Mechanical and electrical:**
• •Full electrical rewire (Victorian properties frequently have ageing wiring that should be replaced)
• •New consumer unit (fuse box upgrade)
• •Replacement central heating system (if the existing boiler or radiators are old or undersized)
• •First-fix plumbing (relocating/adding bathrooms, kitchen)
• •New heating zones, smart controls

• **External fabric (often included in a full refurbishment):**
• •Roof inspection and repairs or replacement where required
• •Window replacement (if original sash windows are beyond repair — though sash restoration is often preferred)
• •External doors
• •External wall inspection and repointing or rerendering where required

• **Insulation and plastering:**
• •Internal wall insulation where practical (particularly in houses with no cavity walls)
• •Floor insulation (if floors are being replaced)
• •Full replastering throughout (skim coat on existing or full replaster where condition warrants)

• **Kitchens and bathrooms:**
• •New kitchen (client-supplied units at rcbGroup)
• •New bathrooms (typically 1–3 depending on house size)
• •Ensuites (in loft conversion if combined with loft project)

• **Finishes:**
• •Flooring (restoration of original boards, engineered hardwood, LVT, or carpets as required)
• •Full decoration
• •Joinery (skirting, architraves, internal doors, fitted storage)

A full house refurbishment of a 3-bedroom London Victorian terrace (approximately 90–120m² gross internal area) typically takes 20–30 weeks on site from start to practical completion. The following is a typical programme outline:

• **Weeks 1–2: Enablement and demolition**
• •Soft strip of all rooms (carpets, fixtures, fittings)
• •Selective demolition (non-load-bearing walls, old kitchen and bathroom fittings)
• •Scaffold erection if roof or external works are included
• •Asbestos removal if found

• **Weeks 3–5: Structural works**
• •Structural openings (temporary propping, steel installation, padstones)
• •Any structural repairs to party walls or existing structure
• •Building Control structural inspection

• **Weeks 4–8 (overlapping with structural): Groundworks and external**
• •Roof repairs or replacement if included
• •External repointing or rerendering if included
• •New windows and external doors (typically supply has an 8–12 week lead time — order at week 1)

• **Weeks 7–12: First-fix M&E**
• •Full electrical rewire (cable runs, back boxes, consumer unit roughed in)
• •Heating: new boiler, radiator positions, zone controls
• •First-fix plumbing: supply and waste pipework to all bathrooms and kitchen
• •MVHR or ventilation ducting if specified

• **Weeks 10–14: Wet trades**
• •Insulation (where applicable)
• •Screeds (bathroom and kitchen floors if screed zones required)
• •Plasterboarding and skim plastering throughout
• •Drying time for screed: 4–6 weeks (this is a critical path item — cannot be skipped)
• •Drying time for plaster: 2–4 weeks

• **Weeks 14–20: Second-fix and finishes**
• •Second-fix joinery (door linings, skirtings, architraves, staircase)
• •Second-fix electrical (face plates, light fittings, consumer unit final connections)
• •Second-fix plumbing (sanitaryware, kitchen appliances)
• •Kitchen installation (client-supplied units)
• •Tiling (bathrooms and kitchen)
• •Decoration (undercoat and finish coat)
• •Floor finishes (hardwood, LVT, or carpets)

• **Weeks 20–25 (overlapping with second-fix): External and landscaping**
• •External works (garden, paths, driveway)
• •Building Control final inspection

• **Weeks 25–28: Snagging and completion**
• •Snagging inspection and rectification
• •Building Control completion certificate
• •Handover and documentation

**Note on programme duration:** The critical path constraint in most London refurbishments is the drying time for screeds and plaster — typically 6–8 weeks of drying time between the wet trades stage and the commencement of second-fix. This waiting period cannot be shortened without affecting the quality of finishes. Projects that appear slower than expected during this phase are often running to programme.

• **Before work starts:**
• •Agree the scope in writing and in sufficient detail — what is and is not included, what materials are client-supplied, what the exclusions are
• •Agree the programme and get a written version from the contractor
• •Confirm all client-supplied items and their lead times — windows, kitchen units, bathroom sanitaryware, floor finishes, tiles. Many of these items have 6–12 week lead times. If they are not ordered before the project starts, they will delay the project.
• •Notify your buildings insurer that the property is undergoing a full refurbishment — the risk profile changes significantly during a comprehensive strip-out and rebuild

• **During the project:**
• •Visit the site regularly (weekly where possible) and take photographs at each visit
• •Attend the progress meeting (if the contractor runs one) or request fortnightly progress updates
• •Make decisions promptly when asked — remember that delayed decisions cascade into programme delays
• •Keep a log of all agreed variations (changes to the scope) in writing
• •If living off-site during the refurbishment, agree a re-entry date with the contractor and build in a realistic buffer before you plan to move back in

**Living in during a refurbishment:** Some clients attempt to live in a property during a full refurbishment — this is generally not recommended for a comprehensive strip-back refurbishment, as the work is inherently disruptive, dusty, noisy, and may periodically disconnect essential services. For a phased refurbishment (one room or floor at a time), it may be possible to remain in part of the property. Discuss the phasing implications with your contractor before committing to this approach.