Planning Costs

Renovations often start with a vision—sometimes a small, realistic idea, and sometimes, as in our case, an almost impossible dream. Turning that dream into a reality requires thorough planning, and planning isn’t free. Many DIYers, including us, underestimate the extent and complexity of planning costs. Here’s what we learned:

Planning Permission Fees

These vary widely depending on your local council and the scale of your project. For us, this wasn’t entirely unexpected—we knew planning permission would be required—but we underestimated the scope and cost. To date, we’ve spent over £15,000 on planning fees, possibly more. These fees covered not only the basic application but also unexpected expenses like consultations with highway planners, surveyors, and even BT Telecom.

Key Advice:

• Have a clear vision for your project and discuss all potential outcomes with both your architect and local planning office before starting.
• Establish a detailed budget and communicate it with everyone involved in the planning.
• Be aware of hidden fees—our experience taught us the hard way that these can quickly add up and derail plans.

For instance, we had to engage a highway consultant for traffic surveys and driveway access plans, costing thousands. On top of that, moving a BT pole to accommodate our driveway added another £3,000.

Architect or Designer Fees

If your renovation involves structural changes, hiring an architect or designer is often essential. However, this relationship must align with your vision. Unfortunately, the architect we initially hired didn’t understand our goals. While we wanted to preserve the character of our old cottage with a traditional design, they pushed for a modern, open-plan style that clashed with our vision.

After months of back and forth, we ended up designing the plans ourselves and having the architect finalise them. This friction led to inaccurate measurements, missing details, and delays that postponed the build by 12 months. Those delays caused higher material costs and required compliance with updated building regulations, further inflating expenses.

Key Advice:

• Research architects thoroughly, look at their previous work, and ensure their style aligns with your goals.
• Don’t hesitate to communicate your budget and non-negotiables upfront.
• Misaligned visions can lead to delays and additional costs, so make sure you’re on the same page from the start.
• Ensure they work to your budget and not their ego, Grand Designs, and wow factors suck you in easily, but ensure these are practical and align with what you want, not just look great.
• Make sure you have a contingency, and then some more contingency on top, and some spare contingency. trust us the costs will always be more than your architect says it will be, and the builder will always have issues too.
• Leave budget for the decoration and furnishing, architects wont think about the extras only the shell. stairs, glazing, fixtures and finishes will no doubt add the same again to the builders quote.

Structural and Specialist Surveys

Older properties or ambitious projects often require structural surveys to confirm the building’s suitability for renovations. Luckily, ours only cost £500, but the surprises didn’t stop there.

We were also required to undertake a bat survey before demolishing the old outbuilding—a cost we hadn’t anticipated. The survey cost an eye-watering £3,000. Watching surveyors sit outside at night to measure bat activity was surreal, but the worry was real. If bats had been found, the entire project could have been halted, leading to skyrocketing costs.

Key Advice:

• Factor in unexpected surveys like ecological checks for protected species (e.g., bats).
• Consider the age and condition of the property, as older buildings are more likely to require additional assessments.

Planning costs aren’t just the starting point of your renovation—they’re the foundation upon which the entire project rests. Overlooking these expenses or failing to budget for the unexpected can lead to spiralling costs and delays. For us, thorough planning could have prevented much of the financial strain we experienced. Learn from our mistakes: anticipate these expenses early, and you’ll be better prepared to turn your vision into reality.

Building Control: The Hidden Costs You Can’t Ignore

Building control is often underestimated when budgeting for a renovation or extension. While it’s designed to ensure safety and compliance with regulations, it can bring unexpected complications—and significant costs. Here’s what we learned during our project:

The Full Plans Option: Not as Fool proof as It Sounds

We opted for the full plans route, where building control checks every aspect of your plans before work begins to iron out details and avoid surprises. However, this didn’t go entirely to plan. Until you start building, there’s no guarantee that everything will work as expected. Hidden factors like soil conditions, old utilities, or even nearby vegetation can throw a wrench into the works.

In our case, we encountered:

• An old lead pipe that needed replacing.
• An outdated soakaway that no longer met modern standards.
• Clay drains that building control required us to replace and upgrade.

Each of these issues added significant, unplanned expenses, and there was no way to predict them until the build was underway.

Regulation Changes During the Build

One of the biggest challenges was dealing with updated building regulations. Our plans had been drawn up the year before planning was granted, meaning some requirements had changed by the time we started building.

We were required to:

• Increase cavity insulation thickness from 100mm to 150mm, which also increased material and labour costs.
• Upgrade roof rafters to 200mm to accommodate stricter insulation standards.
• Replace windows to meet updated fire escape regulations.

Even worse, changes we made to the plans during the process weren’t properly actioned by our architect, and the building inspector didn’t catch these discrepancies during the initial review. This led to last-minute updates and additional costs that could have been avoided.

Key Advice:

• Keep track of changes to building regulations, particularly if there’s a long delay between planning approval and the start of construction.
• Double-check your architect’s work to ensure all updates and revisions are reflected accurately.
• Stay in close communication with your building inspector to address potential issues early.

Fire Safety: A Major Factor Post-Grenfell

Fire safety has become a critical focus in recent years, and rightly so. However, these updated standards can add substantial costs to a project, even for areas not directly involved in the renovation.

In our case, we had to upgrade:

• Doors and escape routes in the main house, not just the extension.
• Fire-rated windows and other measures to comply with current safety standards.

These requirements were unexpected and stretched our budget further than anticipated.

A Building Control Nightmare

The most devastating blow came partway through our project. Due to the length of the build and delays caused by the various changes, our original building control office closed when the owner retired. This left us scrambling to find a new building control provider. Not only did this delay the project further, but we also had to pay all building control fees again, adding a significant financial burden.

Key Advice:

• Research building control providers and understand their timelines.
• If you suspect delays might occur, discuss continuity plans with your provider.

The Hidden Costs Add Up

Building control is a vital part of any renovation or build, but it’s not without its challenges. In hindsight, we could have mitigated some of the costs with better preparation and communication. However, many issues—like hidden utilities and regulation changes—were entirely out of our control.

• Always budget generously for building control. Costs will almost certainly exceed initial expectations.
• Build strong relationships with your building inspector, but prepare for the possibility of unexpected changes or complications.
• Factor in time as a cost—delays can lead to increased expenses, particularly if regulations or standards evolve during the build.

Ultimately, building control ensures your project meets safety standards, but it’s essential to go in with eyes wide open to the potential pitfalls. If we’ve learned anything, it’s that there’s no such thing as “too much contingency.”

Materials and Labour: Where the Real Costs Lie

When it comes to materials and labour, careful planning and resourcefulness can make a significant difference. However, even with the best-laid plans, surprises are almost guaranteed. Here’s what we learned from our experience:

The Builder’s Role: A Stroke of Luck

We were incredibly fortunate with our builder. He absorbed many of the unexpected material costs, such as additional insulation and extra work required for drainage and utility upgrades. Without his generosity, we would have struggled to find the extra funds at the time. A good builder can make all the difference, and we can’t thank him enough for his understanding and flexibility.

Shop Around for Materials

Don’t be afraid to look beyond your builder’s preferred suppliers. While builders often get trade discounts, sourcing materials yourself can yield significant savings. For example:

• We purchased insulation from SecondsCo, a supplier of discounted second-grade insulation boards, saving hundreds of pounds.
• By choosing Keylite roof windows instead of Velux, we spent £200 per window instead of £980.
• These savings allowed us to upgrade other features, such as increasing the size of our roof lantern from 1x2m to 2x3m, without increasing our budget.

DIY to Save Even More

Taking on some tasks yourself can drastically cut costs. For instance, we sourced and installed all the windows and doors ourselves, saving £2,600 in labour.

Hidden Costs of Internal Materials

Where we underestimated costs the most was with internal finishes and materials. These costs added up quickly:

• Floor coverings: £11,000
• Stairways: £3,000
• Glass balcony: £4,000
• Kitchen: £30,000
• Lighting: £2,000

Even the first and second fixes for electrics and plumbing were significant:

• Electricians: £7,000
• Plumbing and underfloor heating: £8,000
• Bathrooms: £2,000

These weren’t just additional expenses—they were essential to completing the build.

Clear Agreements Are Key

It’s vital to have a detailed agreement with your builder on:

• Who is responsible for supplying materials. If you can source them cheaper, confirm that’s acceptable.
• Problem resolution. If there are issues with materials or installation, clarify who is responsible.
• Timelines and costs. A clear contract ensures your builder is accountable and prevents disputes later on.

Insurance: Don’t Overlook It

Ensure your house insurance provider and mortgage company are aware of your building project. Additionally, consider taking out separate renovation insurance. This can cover disputes, builder negligence, or unfinished work, protecting you financially in case something goes wrong.

Materials and labour can easily spiral beyond initial quotes, but smart decisions and proactive involvement can help keep costs manageable. Do your research, negotiate agreements, and don’t shy away from getting hands-on. While the process is challenging, the rewards of a finished project are well worth the effort.

Waste Disposal: The Hidden Cost of Renovation

Waste disposal is one of the most underestimated aspects of any renovation project. While it may seem like a small detail, it can quickly spiral into significant costs and logistical challenges, especially for DIYers. Here’s what we learned:

The Skipping Saga

When we took our cottage back to brick, I budgeted for skips to handle the initial rubble. At £300 per skip, I assumed this would be a one-off cost. However, the waste kept coming. As we moved from demolition to the construction phase, new sources of waste emerged:

• Pallet deliveries
• Offcuts (timber, plasterboard, insulation, etc.)
• Packaging (from everything—fixtures, fittings, and appliances)
• Waste plaster and concrete

Despite finishing the rip-out phase, I was still filling skips weekly. For those with vans (like me), the local recycling center wasn’t an option, making skips an unavoidable expense.

The Problem of Hazardous Waste

Hazardous materials add another layer of complexity and cost. For example:

• Plasterboard and insulation offcuts must be disposed of at dedicated council sites, often at a fee. Most skip companies will no longer accept these materials.
• Asbestos removal was a significant cost for us. A small lean-to roof required specialists, costing £800 for the removal and survey.

Demolition Challenges

When it came to demolishing an old outbuilding, skips were impractical, so we opted for grab trucks at £380 per load. Over the course of the project, we used six trucks—another £1,800 added to the budget.

An Endless Stream of Waste

Even now, waste disposal feels like a never-ending task. The sheer amount of waste generated by this project was incredible, and it’s a factor you cannot afford to overlook.

Recycling: A Missed Opportunity

Looking back, one of our biggest regrets was not recycling our brick rubble. We paid to dispose of six 18-ton truckloads of brick rubble, then spent more money purchasing 40 tons of hardcore for the driveway and extension slab. Renting a crusher to repurpose our rubble would have been far more cost-effective and environmentally friendly.

Tips for Managing Waste

1. Plan for ongoing waste: Even after demolition, waste continues to accumulate—budget for it.
2. Consider alternatives: Explore options like grab trucks or rubble crushers for specific types of waste.
3. Research disposal rules: Know where and how to dispose of hazardous materials to avoid unexpected fees.
4. Negotiate with your builder: If your builder handles waste disposal, confirm that it’s included in the contract. Even trades after the initial build will leave their waste behind so factor that in too.

Waste disposal might not be the most glamorous part of renovating, but it’s an unavoidable reality. By planning for it upfront, you can avoid surprises and manage costs more effectively. And if you can, think creatively about recycling—it might save you a small fortune in the long run.