Expert tips for renovating an old property

Architect Laura Jane Clark gives her advice for tackling a fixer-upper

I absolutely love to renovate. Even as a child, I would completely ‘make over’ my bedroom every few weeks, although at the age of seven that really only meant rearranging my stuffed toys, seashell collection and creating a casual seating area for my Sindy dolls.

Finding a cheap, derelict repossession to renovate has not only been a financial necessity for me as a self-employed architect, but I’m also drawn to a building that is both a blank canvas and a window into history. I’ve renovated four properties, from abandoned underground toilets to an early Georgian house just outside Glasgow, and have lived on-site throughout the renovation for most of them.

Living with no hot water and a bucket flush for several weeks is not for everyone, especially during a harsh Scottish winter, but I look back on those early days of starting a renovation with rose-tinted glasses: the excitement, ideas and anticipation before the reality of the gruelling hard work ahead sets in, plus endless invoices and the inevitable injury or two!

Try to work with your home in terms of style and decor, taking cues from its history to create your own unique look. As you start stripping back the layers of wallpaper and crusted carpets, you will begin to uncover the unadorned beauty of your home.

What to look for in a property

I always look for something special in a renovation, and ceiling height is a great place to start. It’s key to look past any old-fashioned decor and the off-putting smell of damp, to the bones of the house, although it’s sometimes hard to see the potential in spaces where many original features have been stripped out. If there are no glorious period covings or panelled doors under the thick layers of dust, then concentrate on the proportions of the room and work out where the sun comes in.

Plan a detailed budget

Working out a budget can be incredibly tricky with a renovation, but don’t panic. Doing as much research into any potential project is essential to mitigate the risks. Keep a spreadsheet that covers every element of the build with anticipated costs and actual costs, so you can keep an eye on overspends and savings. Any house that has been derelict for two years or more (or converting from non-residential into a home) can benefit from a reduced VAT rate of 5% for building work and materials.

Seek professional advice

A structural engineer is a must when renovating an old property. Your builder may be able to recommend one or search the Institute of Structural Engineers. I always engage a structural engineer to carry out a preliminary visit with me to get invaluable insight into how the house is built, the location and condition of load-bearing walls and to check out any roof timbers and ridge beams.

Check for damp

A smell of damp can be a strong indicator of what lies beneath. Don’t be afraid to lift the corners of carpet to check for any tell-tale signs – you just might find some beautiful original flooring too! If damp or rot is suspected, then always get a written assessment by a specialist company or two from the outset – but also do your own independent research.

Save on windows

Replacing all the windows in one go can be a huge expense. Find a local window maker to give you advice on refurbishment.

Salvage and reuse

Elements such as flooring can be in much better condition than expected, having been protected for decades under layers of carpet, while original stripped-back plaster can look stunning with a simple coat of varnish, saving you hundreds of pounds on new plaster and decoration. Reusing old cupboard doors and ironmongery is a great way to make cost savings and retain the home’s character too.