Renovating a 20-year-old house: how to start so the budget doesn't overrun and it's safe

Why does a 20-year-old house need a systematic start?

Houses that reach 20 years old usually start showing signs of wear — leaks, peeling paint, or electrics that can't handle modern appliances. When people think of renovating, many go straight to choosing wall colours or nice furniture. But in reality, renovating an old house successfully without the budget overrunning has to start with repairing the foundations and systems first.

1. Survey the structure and the electrics and plumbing (work that needs specialists)

The first thing to do isSafety. An old house may have cracked beams, settling columns or wiring past its service life, which risks short circuits. An important reminder: inspecting the existing building structure and electrical system should only be done thoroughly by an engineer or specialist tradesperson. Never assess it yourself or start demolishing at random, for the safety of the workers and the occupants

2. The order of work, so nothing gets done twice

Getting the order of work right saves both time and money. Follow this checklist in order:

• Roof and waterproofing: fix leaks from the roof deck or roof completely first
• Electrics and plumbing: run new wiring and sockets, embed water pipes and replace sanitaryware
• Structure and surfaces: chisel off old tiles, render, apply waterproofing and lay new tiles
• Architectural work and finishing: paint, and install frames, doors, windows and built-ins

3. Set the budget and keep a 15-20% reserve

Renovating an old house often brings "extra work" or hidden problems you only see once demolition starts, such as burst pipes under a concrete floor or mould built up inside the walls. So your budget plan should include an "emergency reserve" of about 15-20% of the total budget, so you can handle surprises with peace of mind and the work doesn't stall

4. Remove the old, keep the good, then add a new style

You don't need to knock everything down. Many old houses have solid timber structures, wrought-iron doors or good-quality parquet floors that are very expensive today. Work out which parts are still sound and just need sanding and refinishing, and replace only what's truly worn out. Keeping some parts not only saves a huge amount of money but also preserves the charm and memories of the house.