Many homes in Mill Hill are 1930s semis, Edwardian terraces and post-war detached houses. A lot of them still have original wiring, tired heating and layouts that don't suit how people live now. A full refurbishment deals with all of that in one go, but the cost and the order of work can surprise you. Here is what is actually involved, what it tends to cost locally, and what to sort out before anyone picks up a hammer.
A full refurbishment goes further than redecorating. It usually means taking a house back to its structure and renewing the services and finishes that have worn out. In Mill Hill that often means a 1930s semi off the Broadway or Hale Lane that has had little done since the 1980s, or an older property on or near The Ridgeway with its own period quirks.
Most projects include some combination of the following:
Costs depend on the size of the house, its condition, the specification you choose and whether any structural work is involved. As a rough guide for north London and south Hertfordshire at the moment, a full refurbishment of a typical three-bedroom semi of around 90 to 110 square metres often lands somewhere between £90,000 and £170,000. Larger detached homes, or projects with high-end kitchens and extensive structural work, can go well beyond that.
It helps to see where the money goes. A rewire on a three-bed house is commonly £7,000 to £12,000. A new heating system with radiators is often £8,000 to £15,000. Kitchens range from about £15,000 for a solid mid-range fit to £40,000 or more. Each bathroom is typically £9,000 to £20,000 depending on tiling and fittings. Always keep a contingency of 10 to 15 per cent, because older Mill Hill houses regularly hide rotten joists, old asbestos-containing textured ceilings or floor tiles, and dodgy past alterations that only show up once the walls and floors are opened.
Most internal refurbishment doesn't need planning permission, but Mill Hill has several conservation areas, including Mill Hill Village along The Ridgeway. In those areas, and anywhere covered by an Article 4 direction, changes to windows, front doors, roofs or boundary walls may need consent from Barnet Council. Check before ordering replacement windows.
Building regulations approval is needed for structural alterations, new drainage, rewiring and some window and heating work. You can go through Barnet's building control or an approved inspector. If you are removing a load-bearing wall in a semi or terrace, or doing work on the party wall, the Party Wall Act applies and you must give your neighbour notice. That process can take a couple of months, so start it early.
A full refurbishment of a three-bed house usually takes 12 to 20 weeks on site, longer if structural work or party wall issues are involved. The sequence matters. Strip out and any structural work come first, then first fix electrics and plumbing, then plastering, then second fix, kitchens, bathrooms, flooring and decoration last. Getting this order wrong is the most common cause of delays and repeat work.
Most people move out for at least part of the job. Living in a house with no heating, water or kitchen for weeks is hard, and the dust from rewiring and replastering gets everywhere. If you have to stay, agree a phased plan with your builder so that one room with a working bathroom stays usable.
Ask for itemised quotes rather than a single figure, based on a clear written specification or architect's drawings. That way you can compare like for like and see which items are provisional sums. Ask what happens if hidden problems are found, how variations are priced and how payments are staged against completed work. A good builder will visit, look under floors where possible and point out risks before you sign, rather than after.
Usually not for internal work alone, but you may need consent if the house is in a conservation area such as Mill Hill Village or covered by an Article 4 direction. Structural changes, rewiring and new drainage will still need building regulations approval.
It is possible with careful phasing, but most people move out for at least the rewire, replumbing and plastering stages. It is usually quicker and often cheaper overall if the house is empty.
Allow 10 to 15 per cent of the build cost. Older Mill Hill properties often reveal problems such as rotten timbers, asbestos or poor previous alterations once work starts.
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