What a full refurbishment with KRAMAN includes
Most of the houses we refurbish are Victorian or Edwardian terraces in East and South East London, with a smaller share of Edwardian and inter-war properties in the north and inter-war and post-war flats in the central postcodes. A full refurbishment with us covers the building from foundations to roof: structural opening up where layouts change, full first-fix electrics by NICEIC-registered electricians, full first-fix plumbing and gas by Gas Safe registered engineers, plastering and skim throughout, joinery (fitted wardrobes, alcove shelving, replacement skirting), kitchen and bathroom installation, redecoration, sanded and sealed floors, and end-of-job snagging.
Typical scope and pricing
We refurbish two-bedroom flats in Canary Wharf and the Isle of Dogs, three- and four-bedroom Victorian terraced houses in Brockley, Leytonstone and Walthamstow, and listed property in Notting Hill, Holland Park and Chelsea. Every estimate is individual. The price depends on the size and condition of the property, on whether the scope includes a side-return extension, loft conversion or basement dig-out, and, for listed property, on the conservation officer requirements.
Programme and project management
A standard whole-house refurbishment runs 14 to 30 weeks on site. Programme is set at contract signing, with weekly progress reports and a 4-stage payment schedule tied to genuine milestones (strip-out complete, first fix complete, second fix complete, practical completion). Variations are priced and signed before any work changes — never on email and never verbally. Alex visits site at least once a week and is reachable on his mobile during working hours.
Why hire a Federation of Master Builders contractor
Membership of the Federation of Master Builders is not automatic. FMB members undergo financial vetting, technical assessment and ongoing inspection. The accreditation matters because it gives you redress if anything goes wrong. We have been an FMB member since 2009 and have never had a dispute escalated. Our NICEIC registration covers fixed-wire electrical work, our Gas Safe registration covers boiler and gas appliance installation, and our public liability insurance is set at £5 million (extendable to £10 million on request for higher-value contracts).
What affects the cost of a full house refurbishment
We do not publish price lists for refurbishment: every estimate is individual, because no two London houses have the same layout, condition and finish. The price depends on property type, age, structural scope and finish standard. The biggest cost drivers are:
- structural opening up to change the layout, such as removing a load-bearing wall;
- a full electrical rewire and a full replumb;
- replastering throughout;
- the kitchen fit-out and the number and specification of bathrooms;
- decoration and flooring;
- a rear kitchen extension, loft conversion or basement conversion in the same programme;
- conservation-area controls (Brockley SE4, Leytonstone E11, parts of Hackney) on the external elements.
We give a written rough order-of-magnitude budget within three working days of the initial site visit and a fully itemised fixed quote after layout and finish decisions are confirmed.
Victorian terrace renovation: what is involved
London Victorian terraces are roughly 130 to 160 years old. Most have been altered, extended and decorated multiple times. A proper renovation strips back the alterations to understand what is original, what is structurally sound and what has to be replaced. The scope below is typical of KRAMAN renovations on Victorian terraces in Leytonstone, Brockley, Hackney and Holloway.
Common Victorian terrace issues we find on first survey
- Rising damp at ground floor: caused by failed or absent damp-proof course, broken external pointing, or raised external ground levels. Remediation involves chemical DPC injection, re-pointing the external brickwork, lowering external levels, and replacing damaged plaster up to 1.2 metres above floor level.
- Original sash windows requiring restoration: rather than replacement, sash windows are best repaired — replacing rotten cills and bottom rails, replacing broken cords and pulleys, draught-stripping with brush seals, full repaint.
- Cornicing and ceiling roses: original Victorian cornicing is usually plaster on lath, often damaged by past decoration or partition removal. Repairs use traditional plaster moulds, run in situ for the long runs and cast for the ceiling roses. We work with specialist plasterers for this.
- Original fireplaces: typically present but boarded over. Restoration involves opening up the chimney breast, removing damaged surrounds, sourcing or commissioning replacement period fenders and tiles, fitting a working gas or wood-burning insert.
- Electrical rewire: any Victorian terrace last rewired before 2008 will not meet current Part P; almost any rewire before 2015 will fail current arc-fault and earth-bonding requirements. Full rewire is standard scope on a Victorian refurbishment.
- Replumb: original lead and steel pipework should be replaced with copper or plastic; the heating system is normally upgraded to a modern combi or system boiler with new radiators sized to the room load.
- Insulation: Victorian solid-wall construction is uninsulated by default. Internal wall insulation (50 to 100mm rigid board on dabs) is standard; external wall insulation is preferred where rear elevations are not visible from the street and the property is outside a conservation area.
Period detail preservation
The single biggest difference between a good and a poor Victorian renovation is how original features are treated. KRAMAN standard is: every original feature is photographed and recorded before any work starts, every damaged feature is restored rather than removed where viable, and any replacement is matched to the original profile (cornice, dado, picture rail, skirting). We have an in-house specialist plasterer and joiners who train new staff on period detailing.
For project examples see our case studies in Brockley, Leytonstone and Hackney.
Refurbishment timeline
A typical full refurbishment of a 3-bed Victorian terrace in London runs 12 to 20 weeks on site. Larger 4 to 5 bed period houses with extensions and loft conversions run 20 to 30 weeks. The phased breakdown below is from a recent KRAMAN 3-bed Leytonstone refurbishment.
| Phase | Duration |
|---|---|
| Strip-out, structural opening up, damp proofing | 2 to 3 weeks |
| Steelwork, structural alterations, foundations for extension | 2 to 3 weeks |
| First-fix M&E (electrics, plumbing, gas, heating) | 2 to 3 weeks |
| Replastering throughout, screeds | 2 to 3 weeks |
| Second fix (kitchen, bathrooms, joinery, tiling) | 3 to 4 weeks |
| Decoration, flooring, appliance install | 2 to 3 weeks |
| Snagging, final inspections, certificates | 1 to 2 weeks |
Pre-construction phase (architect drawings, planning, party wall agreements, building control submission) adds 8 to 20 weeks ahead of on-site work depending on permission route. We absorb the entire pre-construction coordination into project management at no extra fee for projects we are contracted to build.
Frequently asked questions
Do you handle planning permission and building control?
We work alongside your architect for planning. Building control submissions, structural engineer sign-off, party wall agreements and other statutory steps are coordinated by us as part of project management. If you do not have an architect we can recommend three London practices we work with regularly.
Can we live in the house during refurbishment?
For partial refurbishments yes, with a sealed dust line between the live and works zones. For full strip-out refurbishments we recommend rental accommodation for the duration of the structural and first-fix stages, then return for finishes if practical.
How do you handle changes mid-project?
Every variation is priced in writing before work starts on the change. The variation log is updated weekly and forms part of your final account. There are never surprises at the end of the job.
How much does a full house refurbishment cost in London?
Every estimate is individual. The price depends on the size and condition of the house, the structural scope (an extension or loft conversion in the same programme), the finish standard and how much of the original detail is preserved. We send a written rough order-of-magnitude budget within three working days of the initial site visit.
How long does a London house refurbishment take?
A 3-bed Victorian terrace runs 12 to 16 weeks on site. A 4 to 5 bed period semi with extension and loft conversion runs 20 to 30 weeks. Listed restoration in central London runs 30 to 50 weeks because of lime plaster cure times and conservation officer hold points.
Do you preserve original period features?
Yes — every original feature is photographed and catalogued before any work starts. Cornicing, ceiling roses, fireplaces, sash windows, original floorboards and ironmongery are restored rather than replaced wherever practical. Specialist plasterers and joiners handle the period detailing in-house.
Can we live in the house during the refurbishment?
For partial refurbishments yes, with a sealed dust line. For full strip-out refurbishments we recommend renting elsewhere for the duration of structural and first-fix stages (8 to 12 weeks). Some clients return at second-fix and live through the final decoration with reduced disruption.
Project examples for this service
Compare the scope, location and photographs of each example before discussing your own project.
House renovation, rear extension and loft conversion
Leytonstone (Project 5) · Loft conversion with a clad rear dormer; Single-storey rear kitchen extension with sliding glass doors
Seven flats restored to one Victorian home
Brockley · Conversion of seven flats back into one house; Full strip-out and new openings between rooms
House conversion into four two-bedroom flats
Upper Leytonstone · Conversion of one house into four two-bedroom flats; Reinforced concrete groundworks
Bespoke timber joinery for London homes
Bespoke Woodwork · Timber-framed kitchen island; Timber vanity unit for two basins
Garden outbuilding converted into a recording studio
Leytonstone (Project 3) · Conversion of an outbuilding into a recording studio; Roof insulation between the rafters
House refurbishment and vaulted kitchen extension
Highgate · Rear kitchen extension replacing a glazed garden room; Hipped timber roof covered in slate, vaulted ceiling
Brick extension and house refurbishment
Stratford · Single-storey brick extension with a flat roof; Clear-roofed canopy
Fitted MDF storage and joinery
Bespoke MDF Joinery · Built-in alcove cupboards and shelving; TV and media units
Kitchen refurbishment and pocket doors
Poplar · Eclisse pocket door frames and sliding doors; Fitted kitchen
House refurbishment with a glazed kitchen extension
Winchmore Hill · Glazed kitchen extension; Insulated timber floor and roof light framing
Two-bedroom flat refurbishment
Isle of Dogs · Strip-out of the old bathroom; Open-plan kitchen and dining room
Victorian terrace refurbishment from roof to drains
Leytonstone · Roof re-battened over a new membrane; Wall insulation
Two-bedroom flat renovation with underfloor heating
Leytonstone (Project 2) · Floor insulation and electric underfloor heating; New kitchen
Ready to discuss your project?
Free initial site visit. Every estimate is individual, and scope, specification and price are agreed with you before work starts. Written rough-order-of-magnitude budget within three working days.
07717 778 612 Or send a brief →