Property refurbishment is far more than just DIY

FANCY a project? Many people like the idea of remodelling a property for profit, but it can be difficult to know where to spend time and money for maximum effect.

A well-planned home improvement will increase a property's market value and, just as importantly, its sale potential. This applies not only to speculative jobs for immediate resale but also to buy-to-let properties and those schemes to call home until the next project comes along.

We all know the theory – the fundamental principle is to buy low and sell high. Location determines the ultimate value of a property so it is important to assess that first and foremost. The old adage is to buy the worst property in the best road, not the best property in the worst road.

Adding accommodation increases value but extensions and conversions involve substantial structural work probably best left to the professionals. Not that all extensions are a good idea. Merely changing a modest bungalow into a four-bedroom house by converting the loft into two extra bedrooms could unbalance the accommodation if the bathroom facilities, kitchen and living space cannot stretch to comfortably cater for more people.

Loft conversions are an excellent use of space in the right circumstances, but never assume that all lofts are suitable for conversion. The joists, particularly in properties less than 40 years old, may need strengthening, not having been designed to support accommodation above. Removing inconveniently-positioned chimney stacks and roof trusses will also add expense.

Planning approval cannot be guaranteed when adding windows and positioning stairs to ensure there is enough headroom can impinge on the floor below as much as in the loft itself.

Attached garages are easier to convert – but beware, one in three buyers will say, 'I wish they hadn't got rid of the garage'. Neither is building above a garage always straightforward as the walls and foundations may not have been designed to take the weight.

Enough of the negative aspects, but do be aware of planning and building regulations. There is plenty of accessible information including a pamphlet entitled 'Householder's guide to planning and development' available from the Environment Department at Frossard House, or which can be downloaded at www.gov.gg/planning.

Profit margins for purely speculative projects are narrow, especially in a slow housing market, so self-indulgence must be avoided when choosing fixtures and fittings. The commonest phrase is, 'It all cost more than I thought it would', so get quotes well in advance and calculate expenditure carefully.

Establish at the start which jobs require professional help and write a clear specification. It need not be technical but it should fully describe, even in basic terms, the work to be carried out. Otherwise, through nobody's fault, assumptions of the finished job may not be what the contractor intends to do. Similarly, you might be steered towards spending more money than intended.

Kitchens and bathrooms are the most important rooms when refurbishing property. If not a whole new fitted kitchen, new worktops will make a good impression. Painting existing units is best avoided unless done expertly.

Even if the kitchen sink is in good condition, consider replacing the taps. It makes a big difference and the same thing applies to the bath and basin.

New flooring and ceramic wall tiles add the finishing touch without needing to be expensive to create a good image. Old-fashioned patterned tiling, no matter how good the condition, detracts from the overall effect and painted wall tiles never achieve the same gleam.

Rather than just paint the skirting boards and architrave, consider changing them altogether. Replace ogee and bullnose shapes with modern profiles, or enhance period style if the original fixtures are missing.

It may seem unnecessary to replace perfectly good doors, but this will revitalise even the humblest of rooms. If the doors must stay, then at least consider changing the handles.

Wooden windows generally are best replaced. New double-glazed windows with low-maintenance frames are expensive but increase comfort, security and energy efficiency and can cut carbon emissions.

If there is a good reason for retaining wooden windows then carefully repaint them, but first strip away existing layers of paint, not least to avoid the windows jamming. Fit draught excluders and new handles, polish the glass until it sparkles and the result is magnificent.

If the windows don't need changing then still have them serviced, especially window frames with intricate sliding mechanisms. Replace the handles and thoroughly clean every part of the frame, especially the grimy insides seen only when the window is open. The effect is well worth it.

Pendant light fittings are cheap to replace, even with professional help, as are light switches and power sockets.

Ambient lighting makes a huge difference, although too much recessed lighting is now seen as a mistake, in the same way as 'runway lighting' down a long hall. Limited installation space above the ceiling also increases the cost of recessed lighting as the smaller the can, the more expensive the fixture. Wall lights and freestanding lamps make an attractive alternative.

New carpets are essential, although quality flooring can be shampooed back to life. It is also worth checking what's underneath. A sanded and polished wood floor is often a preferred option.

Save on the interminable argument over curtains, blinds or shutters by allowing the new owners to choose and have them fitted at your expense.

The innovation of underfloor heating is making radiators look clumsy and intrusive. Radiator covers are not a new idea but can actually enrich interior design.

Do not flout or merely tamper with electrical, gas, plumbing and heating systems. Have them checked by accredited engineers and follow their advice.

Ample insulation is critical. A buyer's building surveyor will recommend a minimum of 200mm (8in.) roof or loft insulation. Also consider investing in new trends such as solar hot water, rainwater tanks and other 'green'-embracing innovations.

All this hard work will go unnoticed if the exterior has not got kerb appeal. So attend to jobs like slates, guttering, pointing and cracks that will reappear even after painting.

Tidying the garden costs nothing but time and effort, and regular maintenance such as weeding, trimming, mowing and mending fences is essential as gardens look untidy very quickly.

The practice is a lot more difficult than the theory but with careful planning, the effort is gratifying and profitable. Better still, make it your home to really appreciate your achievements.