House Refurbishment
in Tooting, SW17
In-house RIBA Chartered Architects, structural engineers and build delivery under one contract.
Survey. Design. Consent. Build.
Plan a Tooting house refurbishment around Wandsworth's consent route, the property's structural constraints and one coordinated design-and-build programme.
What the Tooting planning record means for a refurbishment
The council record shows why a whole-house brief should be coordinated before drawings are separated into individual packages. At 30 Gassiot Road, one approved application brought a rear/side extension, roof works and low-carbon equipment into a single consented scheme.
The refusal at 138 Tooting Bec Road is a different, equally useful constraint: a side extension did not qualify for the lawful-development route because of the relationship between the side wall and the highway. We therefore check the original house, elevations and site-specific planning route before treating any element as permitted development.
Converted flats require another route. Wandsworth's own householder guidance says a flat in a converted house should use a full planning application, so tenure and building type are confirmed at the survey stage rather than assumed from the postal address.
House Refurbishment in Tooting: Applied to the Local Stock
Wandsworth planning application 2024/4226 at 30 Gassiot Road in the Tooting Bec ward combined a single-storey rear and side extension, a rear dormer, two front rooflights, an extension over part of the rear addition and air-source heat pumps; the council approved it with conditions on 22 April 2025. Wandsworth refused certificate application 2024/0795 for a single-storey side extension at 138 Tooting Bec Road because the submitted scheme extended beyond a wall that fronts a highway and forms a side elevation, so it did not satisfy Class A condition A.1(e)(ii). For a Tooting flat in a converted house, Wandsworth Council's householder guidance directs applicants to use a full planning application rather than the householder form.
Sources: Wandsworth Planning Explorer — application 2024/4226 (2026); Wandsworth Planning Explorer — application 2024/0795 (2026); Wandsworth Council — householder applications (2026)
What a Full House Refurbishment Involves
A full house refurbishment takes a property back to its bones and rebuilds every layer — fabric, services and finishes — in one continuous programme. Rather than patching rooms in isolation, the whole building is brought up to a single standard, so the wiring behind a new kitchen is as sound as the cabinetry in front of it. Most projects we price cover the scope below.
- Strip-out — soft strip back to the structural shell, with condition checks as each layer comes off
- Structural alterations — steels, openings and floor strengthening, engineered and approved before services go in
- Full rewire — new consumer unit, circuits, lighting and data throughout
- Plumbing & heating — replacement pipework, boiler or heat pump, and underfloor heating where specified
- Plastering — walls and ceilings returned to a true, decoration-ready surface
- Kitchens & bathrooms — design, supply and installation, including waterproofing and tiling
- Joinery — doors, skirting, architraves and fitted storage matched to the property’s period
- Decoration — full paint system and final finishes, protected through to handover
How We Run Your Project
Six stages, each closed out before the next begins, so decisions are made on paper rather than mid-build.
- Survey & brief — we measure the building, investigate what is hidden and agree what the finished house must do for you.
- Design & planning — our architects develop the drawings and manage any consents your borough requires.
- Fixed-price contract — a fully itemised specification, priced before work starts rather than estimated during it.
- Strip-out & first fix — demolition, structural work, cabling and pipework, run in the correct order.
- Second fix & finishes — kitchens, bathrooms, joinery, flooring and decoration.
- Snagging & handover — a joint inspection and certification pack, with defects put right before we leave site.
Read the full house refurbishment guide for stage-by-stage detail, specification tiers and cost anatomy.
Building Regulations touch almost every element of a refurbishment — structure, electrics, heating, ventilation and fire safety all need formal sign-off, and we manage building control from submission through to the completion certificate. Where work affects a shared wall, the Party Wall etc. Act 1996 may require notice to your neighbours before structural work begins, and conservation-area or listed status can add consent steps. Our planning guide library explains the rules borough by borough.
Why Hampstead Renovations
We hold £10 million public liability insurance with Aviva; the certificate is available on request.
Transparent Pricing
As a guide, budget £1,200–£3,500+ per square metre depending on specification — the lower end for sound houses with straightforward layouts and mid-range finishes, the upper end for structural reconfiguration and premium materials. A typical whole-house programme runs 16–32 weeks on site, and every project is priced line by line before you commit.
What does a house refurbishment cost in Tooting?
A house refurbishment in Tooting typically runs from £1,200/sqm for an Essential specification, from £2,000/sqm for Premium work, and £3,000–£3,500+/sqm at Heritage/Luxury level, excluding VAT. Most full programmes take 16–32 weeks on site. A written scope and site assessment are needed before any project price can be fixed.
| Specification | Guide rate |
|---|---|
| Essential | from £1,200/sqm |
| Premium | from £2,000/sqm |
| Heritage / Luxury | £3,000–£3,500+/sqm |
| Typical programme | 16–32 weeks on site |
Planning your refurbishment budget?
Use our 2026 London refurbishment cost-per-square-metre guide to compare the owner-confirmed Essential, Premium and Heritage/Luxury guide bands. A written scope and site assessment are still needed before any project price can be fixed.
House Refurbishment in Tooting: Questions
What does recent planning evidence show for a Tooting refurbishment?
Can every side extension in Tooting use permitted development?
Does a converted flat in Tooting use the householder application form?
How much does a house refurbishment cost in Tooting?
Guide rates in Tooting run from £1,200/sqm for Essential work, from £2,000/sqm for Premium, and £3,000–£3,500+/sqm for Heritage/Luxury specifications, excluding VAT, over a typical 16–32 week programme. A written scope and site assessment come before any fixed price.
House Refurbishment in Nearby Areas
Book a Free Consultation
Visit our studio or invite us to survey your home. We’ll assess scope, discuss design possibilities and provide an honest budget framework — completely free.
Free Consultation
We survey your property, discuss your vision and provide a clear budget framework.