An expert-led renovation guide for Devon homeowners planning an old house renovation. From first survey to final snagging, covering realistic house renovation costs, timeline risks, specialist trades, and how to save money without compromising a high standard finish.
Introduction: Why old homes win hearts and challenge budgets
There’s a reason period homes dominate wish‑lists across Devon. Characterful architectural details, generous ceilings, hand‑crafted doors, timber floors, fireplaces, and the tell‑tale picture rail turn a house into a story. Many were built in Georgian, Regency, or Victorian times, and even modest cottages can feel special once you create brighter space or an open plan space on the ground floor. Yet the romance of historic home restoration often meets the reality of damp walls, dated plumbing, tired central heating, and fragile timber. That’s why the most important thing you can do—before spending a penny, is decide on your budget, your priorities, and the sequence of renovation work.
This blog post is a practical, Devon‑specific renovation guide to help you cover every major cost, understand the renovation process, and plan a project that protects period features while supporting everyday living. Whether you’re buying an old house and renovating, planning an old cottage renovation, or considering a bigger restoration, the sections below break down what to expect, how to save, and where to focus your money for the best outcomes.
Step 1: Assess the property: structure first, style second
Before you start comparing paint colours or furniture, look hard at the bones of the house. A pre‑purchase building survey is non‑negotiable if you’re aiming to afford the price and timescale you’ll need. Proper assessment helps you distinguish cosmetic jobs from major work.
Structural priorities (the things that protect life and fabric)
- Structural work: movement, failed lintels, sagging ceilings, rotten joists, or compromised walls must be tackled first. Don’t chase an open plan space by removing a spine wall without a structural engineer’s calculations.
- Roof & rainwater: leaks, failing slates, and blocked gutters cause hidden damage to ceilings, walls, and floors.
- Damp & timber: rising damp, penetrating damp, wet rot, and woodworm are common in a period house where materials were built to breathe.
- Services: old plumbing, outdated electrics, and inefficient central heating add risk and running cost. If you plan a new kitchen or bathroom, upgrades now avoid re‑doing finished rooms later.
House renovation costs hinge on what you find here. If funds are tight, phase the project: stabilise first (your first phase), then create the spaces you want.
Step 2: Understand the budget: where the money really goes
There is no single price for house renovation. Many factors drive cost: size of property, scope of renovating, access, specification level, and whether you’ll live on site. Think in layers:
- Stabilise the structure (essential structural work)
- Upgrade services (plumbing, electrics, central heating)
- Make rooms usable (floor, doors, plaster, paint)
- Create new layouts (e.g., ground floor re‑planning, open plan space)
- Refine period features (restoration and finishing)
When you allocate budget, cover a contingency (typically 10–15%) for the unforeseen. Hidden issues in historic buildings can surface once you lift a floor or open a wall.
Cost components: materials, labour, specialists, and approvals
A realistic plan itemises cost, not just totals. Breakdowns make it easier to manage spending, compare contractors, and save where it won’t harm the fabric.
1) Materials & specification
- Floors: repairing sub‑floors, relaying boards, insulating, and refinishing takes time and materials.
- Walls & ceilings: lime plasters breathe; cement renders can trap moisture. Breathable paint systems maintain performance and can save later remediation.
- Doors & joinery: refurbish original doors where possible; repro is an option if beyond repair.
- Bathrooms: waterproofing, ventilation, and robust fittings reduce long‑term cost.
- Kitchens: durable worktops and layout planning beat fashionable nice to haves.
2) Labour (including specialist crafts)
Labour costs reflect skill. Lime plasterers, traditional carpenters, or stone masons carry higher day rates than general trades—worth it when authenticity and durability matter. Match the craft to the task to protect value.
3) Consultants & design
An interior designer can coordinate finishes and furniture, create sensible storage in each room, and help avoid common mistakes such as choosing sealed paints on lime walls. A conservation architect helps balance change with significance in historic buildings, advises on planning, and sequences renovation to minimise re‑work.
4) Permissions & regulations
Check whether you need planning permission for external alterations or extensions and whether your property is listed or in a conservation area. Your local council planning portal explains requirements and timeframes. Even internal works can be sensitive in a period house; always plan compliance early.
5) Provisional sums & contingency
Set aside funds to cover asbestos surveys, drainage surprises, and service upgrades. This preserves the programme and avoids panic decisions that compromise high standard outcomes.
House renovation costs: a practical way to model them
Because house renovation costs vary widely, work with bands and scenarios rather than a single price. Build a spreadsheet by room (kitchen, bathroom, bedrooms, living) and by element (walls, floor, doors, windows, plumbing, heating, electrics, decoration). Then create three columns: essential works, performance upgrades, and nice to haves. This makes it easier to save, to defer, or to extend scope if you find extra savings.
- Essential: structural work, weathering, service safety, minimum finishes to make each room usable.
- Performance: breathable insulation to walls and loft, secondary glazing where appropriate, heating controls that reduce running cost.
- Nice to haves: bespoke cabinetry, premium stone, or high‑end fixtures that improve feel but aren’t vital.
When you review budget, ask: will this spend prolong the life of the house, or only change the look? Favour longevity; fashion can follow.
Planning your sequence (and living through it)
Phasing keeps life manageable and controls spending:
- First phase: stabilise and make weather‑tight; renew mains services and plumbing risers.
- Create functional bathroom and temporary kitchen so everyday life can continue.
- Complete dusty tasks together (chasing, floor sanding, ceiling works) before decorating.
- Install central heating and test before finishing paint and floors.
- Fit doors, skirting, and reinstate the picture rail to preserve proportion.
- Final paint coats, furniture, and styling.
You’ll save money by grouping similar trades and keeping re‑visits to a minimum. A tidy programme is the cheapest tool you have.
Managing contractors and procurement
Good contractors price clearly, sequence works logically, and protect the building fabric. Obtain like‑for‑like quotes that cover the same scope. Ask for a payment schedule that matches progress, and never pay large deposits for materials that aren’t on site. Include retention until snagging is complete.
Procurement can also save:
- Sourcing salvage from reclamation yards preserves character and saves money on doors, fireplaces, and ironmongery.
- Buying quality second‑hand furniture through Facebook Marketplace can stretch the budget while you invest in the envelope.
- Reusing existing doors, architraves, and skirting often makes a bigger difference to character than new fashion finishes.
Keeping and enhancing period features
The charm of period homes lies in honest materials and detail. Instead of covering originals, revive them.
- Walls & ceilings: repair with lime plaster, then paint with breathable finishes.
- Floors: repair and refinish boards; avoid sealing moisture into suspended timber.
- Doors: strip, repair, refit; upgrade edge seals for comfort; retain original locks where safe.
- Picture rail and cornice: reinstating the picture rail can visually lift a room and correct proportions after later alterations.
- Architectural details: sash cords, cast‑iron grates, and mouldings link your house to its history.
Preserving these period features protects resale price and is often cheaper than replacing with inferior modern substitutes.
Space planning that works for Devon homes
Many local property types benefit from re‑planning the ground floor. For example, small cottages with separate parlours. A modest knock‑through can create a flexible space while respecting structure. If you want an open plan space, consider acoustic separation, storage walls, and utility zones so noise and clutter don’t dominate everyday life. Sometimes the smallest difference widening a doorway, aligning doors, or improving light beats removing a wall.
Services & comfort: heating, electrics, plumbing
- Central heating: zoned controls, good pipe routes, and emitters sized for each room. If you opt for under‑floor heating, plan floor build‑ups to protect thresholds and joinery.
- Plumbing: new manifolds, sensible pipe runs, and quality isolation valves pay back in maintenance and savings.
- Electrics: plan lighting circuits early; period‑appropriate pendants with modern LED sources balance history with performance.
Don’t underestimate commissioning: testing systems before finishes go in can save rework cost later.
Kitchens and bathrooms: high-use rooms that drive value
A well‑planned new kitchen and a robust bathroom transform daily experience. In older houses, ventilation and waterproofing are the silent heroes: they protect walls, ceilings, and timber floors. Good layouts create better flow, and durable worktops cover family needs for years.
When spending, prioritise:
- Moisture control and extraction (quiet fans you’ll actually use)
- Practical storage that suits how you live
- Surfaces you can maintain rather than the flashiest finish
Legal & compliance: permissions, listings, building control
Check designation status early. Listed property or conservation area controls alter both process and cost. For external changes or extensions, you may need planning permission; even where you don’t, building control approvals still apply. Liaise with your local council early; clear proposals reduce risk later. Good pre‑application planning can save money by preventing abortive design work and refusals.
The renovation process: from idea to completion
- Define scope & budget
- Write a brief that states the goals of the project, what you want to create, and where you can save.
- Identify items you’ll cover now vs later.
- Survey & concept
- Commission measured drawings and condition reports.
- Test options for the ground floor and priority rooms.
- Detail & tender
- Specifications prevent gaps. They also show where house renovation costs can be trimmed without damage.
- Programme & mobilisation
- Sequence dusty tasks first; plan service runs before closing walls and ceilings.
- Construction
- Protect original fabric; log variations; keep a change record to manage spending.
- Snagging & handover
- Only pay final balances when works are complete and certified.
Common mistakes—and the most common mistakes to avoid
- Common mistakes: choosing impermeable finishes on breathable walls; removing structural walls without engineering; ignoring ventilation in bathroom refurbishments; sealing suspended timber floors on a cold ground floor.
- Most common mistakes: cutting budget for hidden upgrades (drainage, insulation, plumbing) to fund show‑piece joinery; under‑allowing for waste removal; not including contingency for hidden structural work.
How to save money (without false economy)
You can save money while still delivering a high standard:
- Focus on envelope and services first; finishes later.
- Paint quality, not quantity: a good breathable system beats lots of cheap coats.
- Reuse doors, refinish floors, and revive that picture rail rather than replacing.
- Salvage from reclamation yards; mix with one or two new statement pieces.
- Source temporary furniture on Facebook Marketplace until the project is stable.
- Group trades to save prelims and travel time; confirm scopes so you don’t pay twice.
- Track spending and log decisions; small deferrals can create real savings.
Old cottage renovation vs larger townhouses
An old cottage renovation in rural Devon often means thick stone walls, low ceilings, and quirky levels; heat loss and ventilation need careful thought. Townhouses bring stair geometry, party walls, and tall doors into the equation. In both, respect what was built: traditional materials prefer to breathe, and the right repair will outlast quick fixes. The difference is often not the headline cost, but how your budget balances structure, comfort, and character.
Buying an old house and renovating: due diligence checklist
When appraising a renovation property, take notes, photos, and measurements. Create a checklist:
- Roof, gutters, and damp signs
- Walls, timber, and floors condition
- Services age and capacity (central heating, plumbing, electrics)
- Access for deliveries and waste
- Signs of earlier alterations and whether you can extend
- Status (listed/locally listed) and the planning context
- The price vs staged house renovation scope
- Room‑by‑room essentials vs nice to haves
Make early calls to insurers and lenders; some require minimum habitability. This is where clear budget bands help sellers, buyers, and lenders understand “how much work” is needed.
Working with design professionals
An interior designer helps translate your brief into rooms that function day‑to‑day, coordinating furniture, textiles, and lighting. A conservation architect balances heritage with change, guides planning risks, and aligns contractors around correct materials. Together they can create clarity, reduce cost through fewer variations, and deliver a more coherent restoration.
Devon‑specific pointers
- Moisture and salt exposure along the coast can accelerate decay; plan for careful breathable finishes and drainage improvements.
- Access down narrow lanes affects delivery price and timing; allow for smaller loads in your budget.
- Availability of specialist trades fluctuates; book early, especially for lime plastering and sash window repair, and expect lead times.
Example phasing plan (to adapt for your house)
- Make safe: temporary weathering, strip back unsafe electrics, isolate leaks.
- Structural work and envelope repairs.
- First‑fix services (plumbing, electrics, central heating).
- Floors up, insulate where appropriate; reinstate doors and trims.
- Plaster and paint base coats across the house.
- Fit bathroom and new kitchen; tile and second‑fix carpentry.
- Final paint, dressing, and furniture in each room.
This is adaptable to cottages or terraces and helps you keep the project tidy and complete in logical sections.
What to expect during works
Dust, noise, and decisions, lots of them. You can expect to choose between options that all affect cost: moving a doorway vs widening it; isolating a damp corner vs re‑rendering a full elevation; refurbishing an internal door vs buying new. Keep a decision log so you know why you chose one price over another and what you’re trying to create.
Notes on sustainability and comfort
Heritage and comfort are not opposites. Breathable insulation in lofts and internal walls, draught‑proofed doors, and well‑controlled central heating deliver real comfort with lower running cost. Often the biggest savings come from halting moisture ingress and air leakage rather than chasing expensive tech.
Final checklist before you sign a contract
- Detailed scope, drawings, and specification
- Programme with milestones and what each claim will cover
- Insurance, warranties, and retention terms
- Health & safety plan for a lived‑in house
- Method statements for protecting original fabric
- Snagging procedure and who signs items off
When you sign, you’re agreeing not just a price, but a plan to protect your house and its history.
Conclusion: Restore the past, plan for the future
A beautiful old home restoration is the result of calm planning, realistic budget, and respect for the way your house was built. If you focus on structure, services, and the features that make the property special, the finishes will follow. The real art is knowing where to save, where to spend, and how to sequence the renovation so you don’t pay twice. Do that, and you’ll create a high standard home that honours its history and fits modern everyday life; a true restoration of spirit as well as structure.