Full house renovations in Leeds and West Yorkshire
Whole-property refurbishment across Leeds and West Yorkshire — strip out, first fix, second fix and finishes under one contract with one project manager.
A full renovation is not one job, it is fifteen trades in the right order. The thing that goes wrong is almost never the work itself — it is the sequencing, the gaps between trades, and nobody owning the programme.
We take whole-property refurbishments across Leeds and West Yorkshire as a single contract: strip out, structural alterations, first fix, plaster, second fix and finishes, with one project manager holding the programme together.
How it runs
Stage by stage
Every job follows the same sequence, so you always know what has happened and what comes next.
Survey and scope
Room by room, with an honest view on what is worth keeping. Damp, wiring age, roof condition and drainage all get looked at before anything is priced.
Written scope and programme
A specification you can read, a fixed scope, and a trade-by-trade programme with dates.
Strip out and structure
Clearance, removals, any structural alterations and steels, and the repairs the strip out exposes.
First fix
Wiring, plumbing, heating, joinery first fix, insulation, and any window or door replacement.
Plaster and second fix
Plastering, then electrics, plumbing and joinery second fix, kitchen and bathroom installation.
Finishes and handover
Decoration, flooring, snagging, certificates and a cleared site.
Scope
What is included, and what is not
Stated up front rather than discovered later. Your written quotation says the same thing, itemised for your job.
Included as standard
- Strip out, clearance and waste disposal
- Structural alterations and steelwork where specified
- Full rewire and replumb, with certification
- Heating system alterations or replacement
- Plastering throughout
- Kitchen and bathroom installation
- Decoration and floor finishes
- Building control sign-off where the work requires it
Not included unless specified
- Kitchen units, sanitaryware and appliances, unless specified — we fit what you supply or supply to your budget
- Furniture, blinds and soft furnishings
- Structural engineer's fees where alterations require calculations
- Asbestos removal, which is priced separately once a survey confirms what is there
Timescales
A three-bedroom house taken back to brick and rebuilt is typically 12 to 20 weeks. Occupied renovations run longer than empty ones, because the work has to be phased around you living there. The programme we issue is trade by trade, so you can see what is meant to be happening in any given week.
No prices appear on this site. Construction quotations depend on the property, the ground and the specification, and a figure published without seeing any of those is a guess. What we will do is come out, look at it, and put a written quotation in front of you.
What drives the cost
- Whether the property is empty or occupied — phasing around a family adds time
- The age of the house, and what the strip out exposes behind the plaster
- How much structural alteration is in the scope
- Whether the rewire and replumb are full or partial
- The specification of kitchens, bathrooms and joinery, which carry the widest range
- Whether the roof, windows and drainage are in scope or already sound
On site
Our own photographs of this work
From a re-roof and renovation: roof covering replaced, a structural opening formed, and new doors fitted into it.
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Roof replacementCompleted roof covering -
Structural worksStructural opening formed
Common questions
Questions we get asked
Can you work around us living in the house?
Yes, and a good number of renovations are done that way. It means phasing — usually working floor by floor and keeping one bathroom and a temporary kitchen live throughout. It adds time and it costs more than an empty house, and we will tell you how much at quotation stage rather than pretending it makes no difference.
What if you find damp or rot once the plaster is off?
It happens on most older properties, which is why our quotations say what has been assumed. Anything found gets shown to you, priced in writing and agreed before it is done. Nothing gets covered up and nothing appears as a surprise at the end.
Do I need one contractor or can I manage trades myself?
You can manage trades yourself and some people do it well. What you take on is the sequencing, the gaps, the liability when two trades disagree, and the building control sign-off. Our argument for a single contract is that one person owns the programme and one person is accountable when it slips.
Related
Other renovation & fit-out services
- Kitchens & bathrooms Full replacement including the plumbing, electrics, tiling and making good afterwards.
- Landlord & rental refurbishment Bringing a tired property back to a lettable standard, on a programme built around void periods.
- Commercial fit-outs & refurbishment Office, retail and hospitality fit-out, including phased and out-of-hours working.
- Property development & conversions Change of use, conversions and development work, including multi-unit schemes.
- Industrial & warehouse works Units, workshops and storage — structural repairs, flooring, doors and external works.
Start a conversation about your project
Tell us what you are planning. We will come out, look at it properly, and put a written quotation in front of you.