On the sliding scale of life’s stressful events, moving house constantly ranks among the top five – right next to death and divorce. But, with more than 65 per cent of Irish adults hoping to renovate or extend rather than move within the 12 months we have to ask, have the scales been tipped in favour of upgrading over moving?
The answer, according to our experts, is an emphatic yes. All of them say that in a time of economic upheaval and housing crisis homeowners are opting to expand and upgrade rather than move. Our experts are also keen to advise that when it comes to renovating a home, no matter the project scope or size, the financial and emotional cost will always be higher than anticipated. This is why forward planning, project management and upgraded building systems are cited time and again as the most important element of any successful remodel.
Starting strong
For Dan Fagan, managing director and founder of Ashmore Homes, (stand L83 at the PTSB Ideal Home Show), project management is a critical part of any renovation – alongside forward planning – to ensure a successful outcome.
“A good project manager understands the contract, the budget and the client’s expectations, and manages all of these throughout the build to control costs, handle variations, and maintain quality,” says Fagan.
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With more than 20 years’ experience in the construction sector, Fagan founded Ashmore Homes in 2017 with a view to working across the construction of architecturally designed homes alongside renovations and extensions. He sees a lack of planning causing problems in both renovations and extensions.
“Complex design is the main driver of escalating costs, he says. “Things like unnecessary corners, angles and projections often require additional structural steel, which increases cost.
“Large glazing elements can also add significant expense. Simpler shapes and layouts are generally more buildable and cost-effective while still achieving a strong design.
“One of the most common mistakes we see is clients not putting enough emphasis on design, planning and detailed costing upfront,” he says. “The more time invested in getting the design, layout, materials and budget right before construction begins, the smoother and more predictable the build will be.”
This advice is echoed by Kate O’Driscoll, who documents her adventures in home renovation on Instagram (@victorianrathmines) and runs a renovation consultancy service. O’Driscoll has more than a decade’s experience in design, engineering and sustainability, and has also renovated three houses for herself and her family, becoming a 2021 RTÉ Home of the Year finalist in the process.
She says: “Hiring some professionals, like designers and quantity surveyors, may be a cost, but it may end up saving you in the long run.”
Shay Lally is a quantity surveyor (QS) and the man behind the informative @houses_to_restore Instagram account, where he breaks down renovation costs. He says trying to hire a QS when a project hits a snag is the same as bringing in a general to win a battle when the war is over. It’s too late. For this reason he encourages people to think about the benefits of working with a QS from the beginning.
“Oftentimes, especially when a project starts out as small in nature, people think they can manage it themselves, not understanding the complexities involved in home renovations and how exposed they are if things don’t go right. Our job is to provide impartial cost and project advice so there are no nasty surprises at the end.”
Making the right decisions
With two previous renovations under her belt, when it came time for O’Driscoll and her family to settle into their forever home, she knew exactly what their requirements were, and so moved to her current home – a 1917 mock Tudor/Victorian house, which is a protected structure – with renovation and extension in mind. The selling points were a better aspect and office space in the garden.
They did a full replumb and rewire, renovation and extension, a level of work she admits is not for everyone.
“Renovating houses is a passion of mine,” she says. “I’d never buy something that didn’t need work. I like to put my own stamp on it. We stuck fairly rigidly and planned it out thoroughly.
“Besides a few unforeseens and [with] a very reasonable contractor, we probably came in around budget – including works and finishes. We had learned a lot from our first renovation and the fact I do this for other people helps, but one of our biggest learnings was that old houses can throw up a lot of unforeseens and to have a contingency fund for that.”
While house renovations will always be a passion project for some, for others the decision to move, extend or renovate will often come down to budget and requirements – with each option coming in at different points on the financial scale.
Fagan explains that “a combined renovation and extension can be more efficient overall, as you benefit from the certainty of the new build alongside economies of scale”.
Contingency planning
“Extensions are generally the most predictable and can often be priced on a square-metre basis. Renovations are much less predictable, as they involve upgrading existing structures and uncovering unknowns, so they need to be priced in detail rather than by rate.”
Knowing which choice is right for you comes down to a few factors, explains Fagan, who, echoing O’Driscoll’s advice on a contingency budget, adds: “Extending often makes more financial sense when you’re already in a good location and would face significant costs to move, such as stamp duty, legal fees and higher borrowing.
“If the existing property has strong value and most of the mortgage is already paid down, investing in extending and improving it can be a more cost-effective option than starting again elsewhere. However, in some cases an extension isn’t the right solution. If the site doesn’t suit it – due to limited garden space, poor access, or constraints from neighbouring properties – it may not be practical.
“Often, a better option is to reconfigure the existing layout and make better use of the space rather than extending. We typically advise a 10 per cent contingency. For more complex or older renovation projects, this can increase to 10–15 per cent due to the higher level of unknowns. On new builds, the required contingency is generally lower as the scope is more defined.”
Building services
With the design and budget in check, it’s time to turn your attention to building services to ensure a cost-efficient home, says Shane Toye, specification and consultant sales engineer with Mitsubishi Electric Ireland (stand N80 at the PTSB Ideal Home Show).
Knowing what to look for when upgrading services such as heating, plumbing and electrics can impact bills and comfort levels for years to come.
“Start with the fundamentals,” says Toye. “Insulate your attic first and then move on to the walls; look to draft-proof first and then to a heating-system upgrade. If the budget is tight, improving insulation first ensures any future heating system performs better and costs less to run.”
Toye believes that when it comes to retrofitting heating systems, clients should be realistic about what their property needs and develop a clear understanding of what work yields their desired heating system results. He suggests that before committing to a particular type of heating upgrade, homeowners should ensure quotes are accurate and comparable by having a complete heat-loss assessment undertaken. This will help them to gain a clear understanding of their current insulation levels and existing radiators and pipework. He also recommends finding out about available grants.
Greatest impact
When asked if renovators should look at house size, insulation level, pipework or radiator upgrades first, he says: “All of these factors play a role, but insulation level and the existing heat distribution system tend to have the biggest impact.
“The biggest savings typically come from a combination of upgrades, rather than a single change – insulation improvements can reduce demand, as can installing a high-efficiency heat-pump system such as the Mitsubishi Electric Ecodan heat pump. It’s designed to work efficiently across a wide range of homes, but performance is always strongest when the property has been properly prepared.”
Heat pumps have gained popularity in recent years due to their cost-efficient nature over traditional boilers. The system works to generate heat by moving air from outside into your home. However, it is not case of a simple switch-over, as Toye explains: “Many homeowners assume a heat pump is a simple swap for a boiler, but in reality, it’s a system change, not just a product change.
“Proper design, heat-loss calculations, and upgrades are essential. The good news is that, when done correctly, systems like the Ecodan heat pump deliver long-term comfort, reliability, and energy savings. Choosing an experienced installer and a proven system is critical to long-term performance.”
Lally echoes Toye’s belief in the strength of experienced contractors and workers, especially when the cost of works is as high as it is currently. Although previously, design dictated budget, now it is often budget that decides design, he says.
“Be very clear in your brief and know what you want; let your budget decide your design and take your time finding a contractor,” he says.
Finally, O’Driscoll advises not rushing into anything, and being realistic rather than influenced by trends.
“I would advise anybody planning to renovate to live in the space first. Forget Pinterest and Instagram, understand how you and your family will use the space and how the light moves around your home, then plan around it.”
For more information on the show and to register for free tickets, visit idealhome.ie.
