What Should Be Included in a Full Property Refurbishment Quote?

12 Oct What Should Be Included in a Full Property Refurbishment Quote?

Quick Answer: A full property refurbishment quote should clearly outline the scope of works, itemised labour and material costs, fixtures and finishes, project management, timelines and payment terms. It should also specify exclusions, provisional sums, potential additional costs, insurance, warranties and final handover arrangements. A detailed quotation helps homeowners, landlords and property investors in London understand their refurbishment budget, compare contractors fairly and avoid unexpected expenses.

A full property refurbishment quote should explain exactly what work will be completed, how much it will cost, which materials will be used and when the project is expected to finish. It should also identify exclusions, provisional sums, payment terms and any circumstances that could increase the final price.

Whether you are renovating a London flat, modernising a Victorian house or preparing a rental property for new tenants, understanding your quotation helps you budget realistically and avoid unexpected costs.

At Property Eye Building Services (PEBS), we provide property refurbishment services in London, supporting homeowners, landlords and property managers from initial consultation through to final handover.

Here is what to look for before accepting a refurbishment quote.

What Is a Full Property Refurbishment Quote?

A full property refurbishment quote is a written proposal setting out the work a contractor agrees to undertake, the proposed price and the conditions attached to that price. A detailed quotation should allow you to understand what is included, identify potential additional costs and compare different contractors on a consistent basis.

Unlike a preliminary refurbishment cost estimate, a quotation should be based on a sufficiently defined scope of works.

However, not every quote guarantees a fixed final price. Some quotations include provisional allowances or conditions that permit adjustments.

Before accepting any refurbishment quotation, confirm whether it is fixed-price, subject to remeasurement or based partly on estimated costs.

What Should a Detailed Refurbishment Quote Include?

A detailed refurbishment quote should include a clear scope of works, an itemised cost breakdown, materials specifications, project timescales, payment terms, exclusions and arrangements for variations. It should also explain responsibilities for insurance, site protection, waste removal, compliance checks and final handover.

1. A clearly defined scope of works

The scope of works describes precisely what the refurbishment contractor will do.

For a complete house refurbishment, this might include:

• Removing existing fixtures, fittings and unwanted partitions.
• Structural alterations and associated building work.
• Electrical rewiring, lighting and consumer unit upgrades.
• Plumbing, heating and bathroom installations.
• Kitchen refurbishment and fitting.
• Plastering, flooring and decorating.
• Bespoke carpentry, joinery and storage.
• Final cleaning, snagging and handover.

The quotation should identify which rooms are included and describe the work planned for each area.

For example, ‘bathroom refurbishment’ is less informative than a specification covering removal of existing fittings, plumbing alterations, waterproofing, tiling, sanitaryware and installation.

The more specific the scope, the easier it is to identify missing work before construction begins.

2. An itemised breakdown of labour and materials

An itemised refurbishment quote separates major cost categories rather than presenting a single unexplained total. Refurbishment costs vary depending on the scope of work, materials, property condition and location. A detailed breakdown helps homeowners understand their budget and compare contractor quotations fairly.

This helps you understand how the budget is distributed and which elements might change if you adjust your specification.

A useful refurbishment quote breakdown may include:

Cost category	What should be specified
Preparation and demolition	Strip-out, protection and disposal
Labour	Trade work and installation
Materials	Quantities, quality and allowances
Electrical work	Wiring, sockets, lighting, second fix electrical such as installing light fixtures and smoke detectors, and testing
Plumbing and heating	First fix plumbing and heating, including hidden pipework and relocating boilers, plus second fix plumbing for connecting sanitaryware and testing the heating system
Kitchen and bathrooms	Units, sanitaryware and installation
Flooring and joinery	Floor finishes, second fix carpentry such as fitting internal doors and wooden flooring, doors and bespoke work
Decorating	Preparation, paint and finishes
Project management	Supervision and coordination
Waste removal	Skips, transport and disposal

Regional benchmarks are sometimes used too: much does a refurbishment cost can be illustrated by Greater Manchester averages of £8757, while a kitchen renovation there averages £7550, though figures vary depending on scope.

Not every contractor separates labour and materials in the same way. However, the quotation should provide enough detail to establish what you are paying for.

3. Materials, fixtures and finishes

Materials specifications affect both refurbishment costs and the finished property’s appearance.

A detailed quotation should identify relevant product brands, models, finishes, quantities and allowances wherever these have been selected.

For example, a kitchen refurbishment quote should clarify whether appliances, worktops, handles, splashbacks and installation are included. It should also specify kitchen cabinets clearly, as they affect storage, finish quality and the overall budget, and any new flooring selections should be stated where included.

If you have not selected certain products, the contractor should state the budget allowance.

This matters because a quote allowing for basic laminate flooring cannot be compared directly with one specifying premium engineered timber, and laminate flooring installation should be matched on a like-for-like basis when comparing quotes.

How Should Labour, Materials and Other Costs Be Broken Down?

A refurbishment quote should distinguish construction work from professional fees, project management, statutory charges and other project expenses. Each category should indicate whether the cost is included, excluded or subject to a separate allowance, allowing you to calculate a more realistic total refurbishment budget.

Design and professional fees

Larger refurbishment projects may require architects, structural engineers, interior designers or building control professionals, and professional fees can also cover architectural drawings.

The quotation should clarify whether design work, surveys, structural calculations and relevant applications are included. It should also state if professional fees include planning permission costs and who is responsible for local authority approvals.

Planning permission and building regulations approval are separate processes. Certain alterations, including some electrical, plumbing and structural works, may require building regulations approval even when planning permission is unnecessary. Planning rules and approval requirements become more important where the work changes the structure or external appearance of the property, so it may be sensible to check with your local planning authority.

The UK Government’s building regulations guidance explains when approval may be required.

Project management costs

A full property refurbishment involves coordinating multiple trades, materials, deliveries and inspections.

Project management may include scheduling contractors, with project managers coordinating trades, deliveries, inspections and progress communication, monitoring workmanship, overseeing site safety and handling on-site and off-site activities so you know what to expect from hiring a refurbishment company.

Check whether these responsibilities are covered within the quoted price or charged separately.

VAT and additional charges

Your quote should clearly state whether VAT is included and which rate applies.

Most building work on existing properties is normally subject to standard-rate VAT, although certain qualifying renovations and conversions may be eligible for reduced or zero rates.

HMRC’s VAT guidance for building and construction explains the relevant conditions.

Other charges worth checking include scaffolding, parking arrangements, permits, skip hire, delivery costs and specialist inspections.

What Affects the Refurbishment Cost of a Full Property Refurbishment in London?

The cost of a full property refurbishment in London depends on the property’s size, condition, layout, required structural work and chosen finishes, and refurbishment and renovation costs also vary with structural complexity and specification. Kitchens, bathrooms, plumbing, electrical upgrades, bespoke joinery and project management can significantly influence the budget, while concealed defects may create additional costs once work begins. prices typically starting points are only indicative because costs vary by scope and specification.

Property size and condition

A larger property generally requires more labour and materials, although the cost per square metre can vary considerably.

Older London properties may also require additional investigation.

For example, a Victorian townhouse could have ageing pipework, uneven floors or previous alterations that need assessing before refurbishment.

A site inspection helps establish which improvements are necessary. For homeowners vs renters, owners can plan long-term upgrades, while renters usually need landlord approval and may focus on lighter, non-structural improvements.

Structural alterations, planning permission and layout changes

Keeping an existing layout can reduce the amount of structural work required and limit structural changes and plumbing work.

Removing load-bearing walls, changing staircases or creating open-plan spaces may involve making structural changes such as removing or adding walls, loft conversion works, or adding extensions as part of major alterations, which may require structural engineering, temporary support and building control involvement.

These requirements should appear in the refurbishment specification.

These works may need planning permission, depending on planning rules, the property’s external appearance and guidance from the local planning authority.

Structural repairs can add £5000-£10000 to renovation budgets.

Kitchens, bathrooms and building services

Kitchens and bathrooms involve several coordinated trades, including plumbing, electrical installation, tiling and joinery. Popular refurbishment jobs include kitchen renovation, bathroom upgrades and related service alterations.

Medium refurbishments e.g kitchen or bathroom projects are common examples that sit between light updates and full-house works. Moving a kitchen to another part of a property may increase costs because water supplies, drainage and electrical connections need altering.

Similarly, replacing outdated electrical systems can involve more than installing new sockets and light fittings.

Finishes and bespoke joinery

Standard products and bespoke finishes have different material and installation requirements.

Made-to-measure wardrobes, specialist flooring and premium bathroom fittings can increase the overall property refurbishment price. Flooring costs, for example, may include carpet supply and fit or other finish options depending on the specification.

A realistic budget should reflect the actual specification rather than an assumed basic finish.

Access and unforeseen work

London refurbishment projects can involve restricted parking, limited storage, communal access rules and delivery constraints.

Flats may also be subject to leasehold permissions and building management requirements.

Unforeseen issues, such as hidden damp or deteriorated structural elements, can affect the final cost.

For this reason, we recommend allowing a separate contingency budget rather than assuming every possible issue is covered by the original quotation.

What Are Provisional Sums, Exclusions and Variations?

Provisional sums are allowances for work that cannot yet be accurately priced, while exclusions identify items outside the contractor’s quoted scope. Variations are agreed changes to the original work. Understanding all three helps prevent confusion about which costs are fixed and which may change during refurbishment.

Provisional sums and prime cost items

A provisional sum might cover drainage alterations where the condition of existing pipework is unknown.

A prime cost allowance may cover sanitaryware or other products that have not yet been selected.

Both should be clearly identified, together with the basis for adjusting the price when actual costs become known.

Exclusions and assumptions

Common exclusions can include planning fees, specialist surveys, loose furniture, utility upgrades and unexpected structural repairs.

The quote should also explain assumptions about property access, working hours and existing building conditions.

Never assume an item is included simply because it appears necessary to complete the refurbishment.

Variations and additional costs

A variation occurs when the agreed scope changes.

For example, replacing a planned laminate floor with engineered timber may increase material and installation costs.

A sensible variation process should document the proposed change, its cost and any effect on the project timeline before additional work proceeds.

What Should the Quote Say About Timelines and Payments?

A full refurbishment quote should specify an anticipated start date, estimated project duration, important milestones and an agreed payment schedule. It should also explain how delays, additional work and changes to the programme will be handled, helping both the property owner and contractor understand their responsibilities.

Project programme

The refurbishment programme should identify major stages, such as:

1. Site preparation and demolition.
2. Structural work and first-fix services.
3. Plastering and preparation.
4. Kitchen, bathroom and flooring installation.
5. Decorating and finishing.
6. Inspection, snagging and handover.

Some activities can overlap, while others depend on earlier work being completed.

A realistic programme should account for materials lead times and required inspections. In practice, how long does a refurbishment usually take? light updates e.g painting often take 2 to 6 weeks, medium refurbishments such as kitchen or bathroom works usually last 2 to 4 months, and full refurbishments typically run 6 to 12 months. A typical full renovation can take 9 to 12 weeks where the scope is tighter, but structural changes can add 3 to 6 weeks to the programme.

Payment terms

A refurbishment payment schedule should explain the deposit, stage payments and final balance. Quotes also typically cover labour materials and waste removal, while specialist approvals or extra design work may be charged separately.

Where practical, payments should correspond to clearly defined progress milestones.

Check when invoices become due, how variations are charged and whether any agreed retention applies.

Avoid accepting unclear payment arrangements that make it difficult to establish what work has been completed.

How Can You Compare Property Refurbishment Quotes?

To compare refurbishment quotes fairly, give each contractor the same drawings, scope of works and materials specification. Obtain at least three quotes from different contractors before comparing value. Then compare what each quotation includes, rather than simply selecting the lowest price. Differences in allowances, exclusions, workmanship provisions and project management can make apparently similar quotes substantially different.

A practical comparison should examine:

• Whether all rooms and work stages are included.
• The quality and specification of materials.
• Labour, management and professional fees.
• Provisional sums and excluded work.
• Adequate public liability insurance, ideally between £2 million and £5 million, and workmanship guarantees.
• Project duration and payment terms.
• Arrangements for snagging and handover.

A low refurbishment quote is not necessarily poor value, but an unusually low price deserves further investigation. When hiring a refurbishment company, compare experience, scope clarity and insurance, not just price.

One contractor may have excluded decorating or waste disposal, while another has included these services.

Ask for clarification before making your decision.

What Should You Ask Before Accepting a Refurbishment Quote?

Before accepting a refurbishment contractor quote, confirm exactly what is included, how additional costs will be approved, who will manage the work and what documentation you will receive at completion. You should also check the contractor’s insurance, relevant trade qualifications, guarantee terms and arrangements for resolving defects.

Useful questions include:

• Is the quotation fixed-price, and what could change it?
• Which materials and fittings are included?
• Who will supervise the project?
• What insurance covers the work?
• Who arranges necessary approvals and inspections?
• How will variations be documented?
• Are waste removal and site protection included?
• What happens during the final inspection?
• What workmanship guarantees apply?

For work involving electrical or gas installations, confirm that appropriately qualified professionals will carry out the relevant tasks and provide required documentation.

A clear written agreement should establish the responsibilities of both parties before work begins.

How Can You Request a Quote for a Full Property Refurbishment from PEBS?

You can request a full property refurbishment quote from PEBS by sharing your project details, property information, preferred finishes and budget with our team. We can then review your requirements and arrange an appropriate consultation or site assessment before developing a quotation tailored to the proposed work.

Our refurbishment process follows four stages.

Consultation and quotation: We discuss your goals, review the property and establish the proposed scope.

Planning and design: Our team coordinates relevant design requirements, specifications and project planning.

Execution and project management: Our builders and specialist trades carry out the agreed refurbishment, with project coordination and progress communication.

Final handover: We inspect the completed work and review the finished project before handover.

Our published refurbishment service includes project insurance, a quality guarantee and site protection. The precise coverage and guarantee conditions should be confirmed in your project documentation.

We provide refurbishment services across Central, West and South London, including Kensington, Chelsea, Fulham, Hammersmith, Richmond, Wandsworth, Camden and Westminster.

Whether you are planning a complete house renovation, a flat refurbishment or improvements to an investment property, we can help you establish a clear scope and understand the next steps.

Planning a refurbishment in London? Contact Property Eye Building Services to request a quote and find a refurbishment contractor for your project.

Disclaimer: This article provides general information about property refurbishment quotations and budgeting. It does not constitute legal, financial, structural engineering or other professional advice. Building requirements, contractual obligations, VAT treatment and project costs depend on individual circumstances. Seek advice from appropriately qualified professionals before making significant financial or construction decisions.