What is a house renovation?
A house renovation brings an older or tired home up to date. It can include rewiring, a new heating system, replastering, new floors, windows, kitchens and bathrooms, and changes to the layout. A full renovation is often combined with an extension or loft conversion.
How much does a house renovation cost in the Highlands and Islands?
In the Highlands and Islands, a house renovation typically costs £850–£1,750 per m² for a medium to full renovation, including VAT at 20% (5% may apply to homes empty for two years or more). For a typical 90 m² project that is roughly £76,500–£157,500. Prices in Scotland sit near the national average for this kind of work, and the range for the Highlands and Islands reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (63 m²) | £53,500–£110,000 |
| Typical project (90 m²) | £76,500–£157,500 |
| Larger project (126 m²) | £107,000–£220,500 |
| Rate per m² | £850–£1,750 |
The biggest cost drivers are:
- Structural and damp repairs
- Kitchens and bathrooms
- Windows and doors
- Whether you live in during the work
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a house renovation in the Highlands and Islands?
The approval route for the Highlands and Islands is set by planning law in Scotland. In Scotland internal alterations such as structural changes or new bathrooms may need a building warrant, and listed homes need listed building consent.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
What we take care of:
- Decoration
- Condition survey and scope of works
- Joinery, doors and floors
- Building control for notifiable work
- Plastering and boarding
- Kitchens and bathrooms
How long does it take?
Allow 8 to 20 weeks on site depending on scope. Allow time beforehand for drawings and approvals, usually 6 to 12 weeks.
Building in the Highlands and Islands
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Towns we cover in the Highlands and Islands include Inverness, Stornoway, Fort William, Nairn, Thurso and Kirkwall.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about house renovations in the Highlands and Islands
How long does a full renovation take?
Typically 8 to 20 weeks on site depending on the size of the house and scope.
Does a renovation need building regulations approval?
Some parts do, such as rewiring, structural changes, new windows and heating systems. We handle notifications.
Who approves a house renovation in the Highlands and Islands?
Planning matters in the Highlands and Islands go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.
Can I live in the house during a renovation?
For light work, yes. For a full renovation, most clients move out for some or all of the job.
How much does a house renovation cost in the Highlands and Islands?
In the Highlands and Islands, a house renovation typically costs £850–£1,750 per m² for a medium to full renovation, including VAT at 20% (5% may apply to homes empty for two years or more). A typical 90 m² project comes to roughly £76,500–£157,500. Your fixed price depends on the survey and drawings.
Do I need planning permission for a house renovation in the Highlands and Islands?
In Scotland internal alterations such as structural changes or new bathrooms may need a building warrant, and listed homes need listed building consent.