Renovating a house: where to start and how much to budget

The essentials in 30 seconds

Renovating a house requires a precise sequence: assessment, priorities, budget, permissions, building work and handover. Allow €2,000 to €2,500 per m² for a complete renovation, €2,500 to €3,500 per m² and above for an extensive renovation involving structural work or reconfiguration, and allow a contingency for an older house. This guide explains each type of work and every stage of the process.

Why renovate a house?

Renovating a house is an opportunity to:

• adapt your home to your lifestyle
• reduce your energy bills
• improve the comfort of its occupants
• increase the property’s market value

To adapt the interior to your lifestyle

Your needs evolve, and your home should evolve with them. Renovating a house means ensuring that every square metre meets your current and future needs.

To adapt your house to your lifestyle, you could, for example:

• Convert an office into a child’s bedroom to make room for a new member of the family.
• Open the kitchen onto the living room to create a larger, more sociable living space.
• Convert the attic to give a teenager a more independent space or create a separate principal suite.
• Create bespoke storage to make use of every corner and declutter the living areas.

At Maison Kyka, we offer a turnkey renovation service for your house. Our interior architecture studio, renovation project managers and tradespeople are here to help you turn your property into a home suited to your everyday life.

To reduce your energy bills

A poorly insulated house or one heated by outdated equipment consumes excessive amounts of energy, increasing both your bills and your household’s environmental footprint. Renovating a house is therefore an opportunity to regain control over your energy expenditure. By targeting the right improvements, you can significantly reduce your costs while increasing the value of your property.

These are the main areas to address to reduce energy consumption:

• Roof and wall insulation: according to ADEME, up to 40 % of heat can escape through a poorly insulated roof and up to 25% through the walls.
• Window insulation: installing high-performance double glazing helps reduce heat loss.
• Efficient heating: replacing an old oil or gas boiler with a heat pump or pellet boiler can, in some cases, halve heating bills.
• Home automation: adding a programmable thermostat or connected equipment helps optimise your home’s energy consumption.

At Maison Kyka, we can help you identify the most worthwhile improvements according to your budget, consumption habits and the energy performance of your house.

To improve occupants’ comfort and safety

An older house does not always provide the standards of comfort and safety expected today. Renovation can therefore be an opportunity to create a healthier and more enjoyable living environment.

Here are some examples of improvements that can make a home more comfortable:

• Install a more efficient heating system to prevent cold rooms and temperature variations from one space to another.
• Improve the insulation around windows and doors to eliminate cold surfaces and draughts near windows or walls.
• Improve interior acoustics by adding sound insulation to walls, floors or ceilings for greater peace and quiet in every room.
• Rethink the lighting to significantly improve everyday comfort.

Beyond comfort, renovating a house can also improve occupants’ safety:

• Bring the electrical installation up to standard: in homes built before the 1990s, poorly positioned sockets, exposed wiring or outdated electrical panels can present a genuine risk of electric shock or domestic fire.
• Upgrade the plumbing: replacing old pipes helps prevent leaks and potentially harmful mould.
• Improve ventilation: an appropriate mechanical ventilation system helps control humidity and protects occupants from indoor pollutants.
• Install effective ventilation: a single-flow or double-flow mechanical ventilation system protects occupants from indoor pollutants by limiting humidity and improving air quality.
• Make staircases, balconies and railings safer: these often-overlooked features can be brought up to standard to help prevent falls and domestic accidents.

To increase the house’s market value

The charm of an older property combined with modern comfort is particularly valued on the property market. Provided the work has been carried out intelligently, renovation can increase the value of a property. Renovating a house before selling it can sometimes be more profitable than selling it with work still to be done.

Here are some examples of renovation work that can increase the value of a house:

• Improve energy performance: a good DPE rating reassures buyers and appeals to rental investors, helping to increase the property’s value.
• Modernise key rooms: renovating and fitting out the kitchen or bathroom, two central areas of a home, can often help achieve a higher selling price.
• Modernise the electrics, plumbing and heating: a safe property with no major work required is easier to sell.
• Pay attention to the finishes: durable materials, harmonious colours and a functional layout increase the chances of creating an immediate emotional connection during a viewing.

At Maison Kyka, our team of property finders and interior architects supports you throughout every stage of buying a property and renovating it. Our aim is to help you make the right decisions to sustainably increase the value of your current or future house.

What types of work are involved in renovating a house?

A wide range of work can be considered when renovating a house:

• Demolition and partitions
• Thermal and sound insulation
• Replacement windows and frames
• Replacement heating system
• Electrical and plumbing renovation
• Replacement or installation of a ventilation system
• Painting walls and ceilings
• Replacement flooring
• Kitchen renovation
• Attic conversion
• Bathroom renovation

Demolition and partitions

To build something new, it is sometimes necessary to remove what is already there. During a renovation, certain parts of the house may therefore be removed, altered or reorganised to create a more coherent layout.

The aim, however, is only to remove what prevents the home from being optimised or modernised.

Here are some common examples of useful demolition work:

• Remove a partition to open the kitchen onto the living room or enlarge a living space.
• Remove an old fireplace to free up space and modernise the layout.
• Remove a suspended ceiling to gain height and light.
• Remove a load-bearing wall where technically possible.

Once the spaces have been opened up, new partitions can be built using suitable materials to reorganise the house according to your tastes and needs:

• Plasterboard partition: quick to install and ideal for separating two rooms.
• Acoustic partition: recommended for maintaining peace and quiet in bedrooms.
• Moisture-resistant partition: used in wet areas such as bathrooms or utility rooms.
• Glass partition: defines spaces while allowing light to pass through.

Thermal and sound insulation

From a thermal perspective, insulation is designed to reduce heat loss in winter and keep the house cool in summer. The main areas to address as a priority are:

• The attic and roof: this is where heat loss is greatest.
• The walls: they can account for 15 to 25 % of heat loss and can be insulated internally or externally.
• The floor: insulating the floor reduces the feeling of cold in ground-floor rooms.

For sound insulation, the aim is to reduce noise disturbance, whether it comes from outside or from an adjoining room. Several solutions are available:

• Insulating party walls
• Installing an acoustic suspended ceiling between two floors of the house

Replacing windows and frames

Replacing windows and frames is an effective way to improve the thermal and acoustic insulation of your house. Old windows, particularly single-glazed ones, allow cold, moisture and draughts to enter. The result is heat loss, higher bills and a feeling of cold even when the heating is on.

Here are the main factors to consider when choosing windows and frames:

• Glazing: opt for high-performance double glazing, such as 4/16/4, or triple glazing if your house faces north or is located in a particularly cold area.
• Frames: aluminium, PVC, timber or a timber/aluminium combination each have their advantages. PVC is economical, timber has a more refined appearance and aluminium is particularly durable.
• Weatherproofing: properly installed windows prevent air and water infiltration.
• Shutters: replacing or motorising existing shutters can improve both insulation and security.

In older or listed buildings, be mindful of planning regulations: certain materials or types of window may be required by the Architecte des Bâtiments de France.

At Maison Kyka, we recommend installing windows with excellent energy performance because of their impact on both running costs and comfort.

Installing an efficient heating system

An outdated, poorly regulated heating system, or one that is unsuited to the layout of your house, often results in thermal discomfort, wasted energy and high bills.

Modern heating systems and equipment consume less energy, heat more effectively and can be controlled to adapt consumption hour by hour and even room by room.

Here are some solutions commonly installed when renovating a house:

• Air-to-water heat pump: ideal for replacing an oil boiler, it can supply underfloor heating or existing water-based radiators.
• Pellet stove: heats a large living area quickly and reduces reliance on central heating.
• Gas condensing boiler: an efficient option if your property is already connected to the gas network.
• Electric inertia radiators: more efficient than basic electric convector heaters, they provide gentle, consistent heat.

At Maison Kyka, we help you choose the heating system best suited to your consumption habits and the specific characteristics of your house.

Electrical and plumbing work

Behind the walls, what you cannot see is just as important as what immediately catches the eye.

When renovating an older house, upgrading the electrics makes it possible:

• To improve the safety of the property: an electrical installation that does not comply with current NF C 15-100 standards can expose occupants to a risk of electric shock or fire.
• To adapt the property to modern lifestyles: electrical renovation makes it possible to create new circuits, add sockets, including RJ45 sockets for internet access, and rethink the lighting.

For plumbing, the most common interventions during a renovation include:

• Replacing ageing pipes, often made from lead or galvanised steel, which may be susceptible to corrosion or leaks.
• Optimising the water systems: changing supply and drainage points makes it possible to rethink the kitchen or bathroom layout.
• Installing water-efficient equipment: thermostatic taps, dual-flush toilets, smart water heaters and more.

Ventilation

Ventilation is often overlooked during renovation, even though it plays a major role in the comfort and durability of your house. A poorly ventilated home accumulates moisture and suffers from poorer indoor air quality, affecting both occupants’ health and the building materials.

Improving ventilation allows air to be continuously renewed without unnecessarily cooling the interior, helps prevent mould, particularly in wet areas, and limits unpleasant odours.

Here are some examples of solutions often found in a renovated house:

• Humidity-sensitive single-flow mechanical ventilation: automatically adjusts airflow according to humidity levels.
• Double-flow mechanical ventilation: recovers heat from outgoing air to warm incoming air.
• Assisted natural ventilation: in some cases, existing ducts can be combined with extractors to improve air circulation without replacing the entire system.

Painting walls and ceilings

During a renovation, repainting walls and ceilings is a simple and relatively quick intervention that can enhance natural light and personalise rooms according to your tastes.

Here are some signs that it may be time to repaint:

• The paint is peeling, yellowing or cracking in places.
• Black marks are visible around windows, on the ceiling or near heat sources.
• Repairs such as filling, partition work or the installation of sockets have left marks.
• You no longer feel comfortable with the colours or overall atmosphere of the room.

At Maison Kyka, our painters use techniques suited to each space, with washable, breathable, matt or satin finishes, always with a high-end result. With the support of our interior architecture studio, all you need to do is choose the shades that suit you.

Installing flooring

When renovating a house, choosing the right flooring can improve comfort, maintenance, acoustics and the perception of space. It is also an opportunity to correct problems with an older floor, including unevenness, creaking, worn materials or surfaces that are unsuitable for the room’s use.

Here are some flooring options commonly chosen according to the room and its requirements:

• Semi-solid or engineered parquet: warm and elegant, it is well suited to bedrooms and living spaces.
• Tiles: ideal for kitchens and bathrooms, they are durable and easy to maintain.
• Vinyl or PVC flooring: affordable and easy to install, it can convincingly imitate wood or concrete and works well in high-traffic areas.
• Polished concrete or resin: popular in contemporary interiors, it creates a smooth, seamless surface.
• Carpet: appreciated for its acoustic and thermal comfort, particularly in bedrooms.

Kitchen renovation

The kitchen is one of the central spaces in a home, somewhere to prepare food, spend time together and live. Over time, the original layout may no longer meet your needs. Units become worn, appliances obsolete and circulation impractical. Renovating allows you to start again with a sound foundation, a better-designed layout and durable materials.

Here are some examples of work that can be undertaken when renovating a kitchen:

• Replace wall and base units with more ergonomic modules featuring soft-close systems, pull-out drawers or corner storage.
• Replace worktops with a more durable material such as quartz, marble or recycled plastic.
• Rethink the lighting by adding integrated spotlights or LED strips.
• Upgrade appliances with a built-in oven, induction hob, quiet extractor and energy-efficient refrigerator.
• Renovate floors and walls using easy-to-maintain materials such as tiles or washable paint.

Attic conversion

Renovating the attic of a house can increase the usable living space, raise the value of your property and create an entirely new room.

Provided it is properly insulated and ventilated, with sufficient ceiling height for comfortable circulation, an attic can be transformed into a bedroom, playroom, separate office or even a principal suite with its own bathroom.

Here are some examples of work involved in an attic conversion:

• Reinforcing or modifying the roof structure if it prevents the space from being converted.
• Adding thermal and, where appropriate, sound insulation to ensure comfort in both summer and winter.
• Creating roof windows or dormer windows to bring in natural light.
• Installing a raised technical floor and connecting electricity, heating and water according to the intended use.
• Installing a practical and safe staircase.

Bathroom and sanitary facilities renovation

A renovated bathroom improves comfort for everyone in the household: it makes everyday routines easier, reduces the risk of falls and enhances the property as a whole. It is also an opportunity to install equipment that uses less water and energy.

Here are some common examples of work carried out when renovating a bathroom or WC:

• Replacing a bath with a walk-in shower, which is safer and more practical, particularly for older people or children.
• Installing a vanity unit with integrated storage to optimise the use of space.
• Installing wall-hung sanitaryware for easier cleaning and a more refined appearance.
• Bringing plumbing and electrics up to standard, with suitable lighting and protected electrical sockets.
• Replacing wall and floor finishes with durable, slip-resistant and moisture-resistant materials.

At Maison Kyka, every renovation project begins with a complete assessment of the existing property and an analysis of priorities. This strategic stage allows us to establish a realistic schedule, a controlled budget and a clear roadmap for the entire renovation. If you are planning to renovate an apartment, we also provide a detailed breakdown of the sequence and different types of apartment renovation work in Paris.

“Maison Kyka is an incredible experience with an amazing team! I’m the happy new owner of a property that Maison Kyka sourced and completely renovated for me. A first purchase is complicated and can be daunting, so having this level of support is simply the best experience you could ask for!” Jordan L.

How much does it cost to renovate a house?

The cost varies according to the surface area, the condition of the plumbing, electrics and roof, the age of the building and the level of finish. For an older house, allow 15 to 25 % of the budget for contingencies: this is the margin most commonly required once walls and structures have been opened up. Improvement work on a property more than two years old is subject to 10 % VAT, while qualifying energy renovation work benefits from a 5.5 % rate.

The 6 stages of a house renovation project

A house renovation project takes place in six stages:

1. Identify and prioritise the work required
2. Define the renovation budget, including available financial assistance
3. Schedule the work
4. Complete the necessary administrative procedures
5. Select the tradespeople
6. Monitor the project through to handover

1. Identify and prioritise the renovation work required

To begin, it is essential to have a clear understanding of the initial condition of your house. This first stage helps identify any structural issues and determine the extent of the renovation required.

This involves carrying out a technical assessment of the house: roof, walls, floors, electrical systems, plumbing, heating, ventilation, windows and doors, among other elements.

You can use the mandatory property surveys as a starting point, including:

• DPE energy performance assessment
• Electrical inspection
• Gas inspection
• Drainage and sanitation inspection

Once the work has been identified, priorities need to be established. Not everything can be done at the same time or within the same budget. The aim is therefore to distinguish between:

• Urgent work, such as replacing a roof or addressing a dangerous electrical installation.
• Structural work, such as reconfiguration, creating openings or insulation.
• Technical work, including heating, plumbing and ventilation.
• Interior finishes and fittings, which can be scheduled at a later stage if necessary.

An architect or project manager can help establish these priorities. Their professional experience can help avoid mistakes and identify layout solutions that may not immediately come to mind.

2. Define the renovation budget

A successful renovation begins with a clearly defined budget. Start by distinguishing the work you can carry out yourself, such as painting, minor improvements or decoration, from work that requires qualified professionals, such as structural work, electrics, plumbing or insulation.

Then obtain several quotes for each trade. Compare the proposals, make sure each service is clearly itemised and check that the proposed materials meet your expectations in terms of quality and durability.

Include the following in your budget:

• The cost of technical surveys and any preliminary studies.
• Architect’s or project manager’s fees where applicable.
• A contingency of 5 to 15 % for unexpected issues.
• Costs associated with administrative procedures, insurance or utility connections.
• Any financial assistance for which you may be eligible, as outlined below.

Once the budget has been estimated, you can prepare your financing plan. Some banks require a detailed description of the work, signed quotes and proof that the selected companies are properly insured and qualified. The clearer your application, the better your chances of obtaining a renovation loan or mortgage that includes the renovation costs on favourable terms.

At Maison Kyka, we help you establish a realistic budget suited to your project and financing capacity. We work transparently so that you can make informed decisions from the earliest design stages.

3. Schedule the different types of work

In a renovation project, the order of work matters. A carefully planned schedule helps avoid unnecessary interventions, having to redo completed work and delays to handover.

As a general rule, a house renovation consists of three main phases, progressing from structural work to finishing work:

• Structural work covers anything affecting the building’s structure, including demolition, masonry, roofing, the roof structure, openings in load-bearing walls and drainage.
• Second-fix and interior construction work covers technical elements such as electrics, plumbing, insulation, heating, joinery and partitions.
• Finishing work includes painting, flooring, bespoke furniture and decoration.

The planning of a renovation project must also take into account:

• Material lead times, which vary according to suppliers and the type of product, such as bespoke tiles, fitted kitchens or external joinery.
• The availability of different trades to avoid disruptive overlaps or periods of inactivity.
• Your own constraints, such as your moving date, whether the property will be occupied during the work or financing deadlines.

At Maison Kyka, a renovation project manager coordinates the tradespeople and the team responsible for purchasing the materials and equipment required for the project. This ensures that each stage follows smoothly, on schedule and in accordance with the project specifications.

4. Complete the administrative procedures

A common mistake is to begin work without permission, assuming it will go unnoticed. Yet many renovation projects require a prior declaration to the local authority or even planning permission. Anticipating these procedures helps avoid penalties, delays or having to redo work.

The type of permission required depends on the nature and scale of the project:

• A prior declaration of works is generally sufficient for projects that do not alter the structure of the house, such as installing windows, renovating the façade or adding a small pergola or carport.
• Planning permission is required for extensions of more than 20 m², additional storeys, changes of use, such as converting a garage into living space, and certain works affecting the load-bearing structure.

To avoid unpleasant surprises, it is advisable to work with a professional who understands local planning regulations, including the PLU, and can ensure that all documents are in order before work begins.

5. Choose qualified and certified tradespeople

Renovating a house can involve a wide range of trades: builders, roofers, joiners, plasterers, electricians, plumbers, heating engineers, painters and tilers, as well as specialists such as waterproofing contractors, metalworkers or solar panel installers.

Before signing a quote, several checks should be carried out to ensure that the work will be completed to the appropriate professional standards:

• The company’s legal existence, including its Kbis registration document and SIRET number.
• Valid ten-year liability insurance.
• RGE certification (Reconnu Garant de l’Environnement) for work eligible for government financial assistance, including insulation, heating and windows.
• Verifiable references, such as photographs of completed projects, customer reviews or projects that can be visited.

At Maison Kyka, we work with our own team of tradespeople, selected for the quality of their work, transparency and commitment. This gives us greater autonomy when carrying out renovation work, allows us to maintain higher standards and helps limit the risk of unforeseen issues.

6. Monitor the project through to handover

Before work begins, prepare the property by clearing the rooms affected by the renovation and protecting any furniture or parquet flooring that will remain in place.

During the project, regular site meetings make it possible to:

• Approve completed stages before moving on to the next.
• Check that materials and finishes comply with the specifications.
• Answer questions from tradespeople and clarify details.
• Ensure the project remains on schedule.
• Photograph technical elements such as wiring, insulation and structures before they are concealed.

The final stage of a renovation project is the formal handover. Before signing the acceptance report, take the time to inspect everything: check that equipment works correctly, examine the finishes and ensure that the completed work complies with the original plans. If anything is not satisfactory, you have the right to record reservations and request that non-compliant work be corrected before final acceptance.

At Maison Kyka, every project is assigned a dedicated renovation project manager, who coordinates communication between you, the tradespeople and suppliers. We keep you informed of progress at every stage so that you can follow your project with complete peace of mind. Apartment projects involve different stages and budgets: see our guide to apartment renovation.

Renovating an older house

An older house is renovated in a different order from a more recent property: you begin with what protects the building before moving on to what makes it beautiful. The assessment starts with the structure, including walls, floors and roof structure, followed by moisture issues such as rising damp, ventilation and roofing, and then the services, which have often been altered piecemeal over the decades. Original windows and joinery should be restored wherever possible, while insulation is generally installed internally to preserve the façades. Bringing the electrical installation up to standard is essential. Features that give the house its character and value, such as fireplaces, terracotta tiles and exposed beams, should be preserved and highlighted.

“I have just purchased my second property and Maison Kyka took care of everything from A to Z. From the property search through to the renovation, the architect managed to interpret what I wanted exactly as I had imagined it, only better! The team is responsive and it allowed me to free up time for myself and leave the renovation entirely in their hands with complete peace of mind. Thank you again, I highly recommend them!” Adrien B.

Financial assistance available for renovating a house

A house renovation may be eligible for several forms of financial assistance:

• MaPrimeRénov’
• MaPrimeRénov’ Sérénité
• The zero-interest eco-loan
• Energy Savings Certificates
• A reduced VAT rate of 5.5 %
• Tax schemes for listed houses or properties located within protected areas

MaPrimeRénov’

MaPrimeRénov’ is the best-known form of financial assistance for energy renovation work. Introduced by the French government, it is available to all homeowners, whether owner-occupiers or landlords, without an income eligibility threshold, although the amount awarded varies according to income and the nature of the work.

It covers a wide range of improvements, provided they are carried out by RGE-certified companies (Reconnu Garant de l’Environnement). These include:

• Insulating walls, attics and floors.
• Replacing a heating system with a more efficient solution, such as a heat pump or pellet boiler.
• Installing double-flow ventilation or solar thermal panels.

MaPrimeRénov’ primarily finances high-performance energy renovations, meaning projects that significantly improve a property’s energy performance.

Certain expenses are therefore not covered by MaPrimeRénov’, including extensions, purely aesthetic work and renovations with no energy-efficiency objective.

MaPrimeRénov’ Sérénité

MaPrimeRénov’ Sérénité is an enhanced version of MaPrimeRénov’. It is intended for low- and very-low-income owner-occupiers wishing to undertake a comprehensive renovation of their home.

To qualify, you must:

• Be an owner-occupier of a property more than 15 years old, located in mainland France or an overseas territory.
• Not have received a zero-interest loan in the previous five years, except in certain circumstances.
• Carry out a package of improvements resulting in energy savings of at least 35 %.
• Use RGE-certified professionals to carry out the work.

The zero-interest eco-loan

The zero-interest eco-loan, or éco-PTZ, is an interest-free loan used to finance energy renovation work. It is offered by banks partnered with the French government and can be repaid over a period of up to 20 years.

The loan is available to all homeowners, whether owner-occupiers or landlords, without an income eligibility threshold. It applies only to main residences completed more than two years ago and located in mainland France or an overseas territory.

The amount available depends on the number of types of work undertaken:

• Up to €15,000 for a single type of work, such as attic insulation only.
• Up to €25,000 for a package of two types of work.
• Up to €30,000 for three or more types of work, or for a comprehensive renovation.
• Up to €50,000 for a comprehensive renovation resulting in a 35 % improvement in energy performance.

Energy Savings Certificates

Energy Savings Certificates (CEE) can finance part of your renovation through grants paid either directly or through partner organisations.

This assistance is available to all households regardless of income, although larger amounts are available to low- and very-low-income households.

The amount of the grant depends on:

• The type of work undertaken.
• The surface area treated.
• Household income.

Reduced VAT at 5.5 %

As part of an energy renovation, certain types of work benefit from a reduced VAT rate of 5.5 % instead of the standard 20% rate.

This reduced rate applies only to properties completed more than two years ago, whether owner-occupied or rented out as a main residence.

Examples of work eligible for 5.5 % VAT include:

• Thermal insulation of attics, walls, floors and roofs.
• Installation of high-performance external windows and doors, including double or triple glazing.
• Installation or replacement of a more energy-efficient heating system, such as a condensing boiler, heat pump or wood-burning stove.

Financial assistance and tax schemes for renovating a listed house

Renovating a house that is listed or located within a Site Patrimonial Remarquable, a protected heritage area, may provide access to grants or advantageous tax schemes:

• Government grant: up to 40 % of renovation costs may be covered for a property listed as a Monument Historique, subject to approval of the work by the DRAC and the Architecte des Bâtiments de France.
• Malraux scheme: a tax reduction of up to 30 % of eligible renovation costs, capped at €400,000 over four years, in return for renting out the property for nine years.
• Monuments Historiques scheme: 100 % of eligible renovation expenditure may be deducted from taxable income, with no ceiling, provided the property is retained for at least 15 years.

Who should you contact to renovate a house?

There are three main options:

1. Work directly with individual tradespeople if you are able to coordinate quotes, schedules and decisions yourself.
2. Work with an architect for a design project or an extension requiring planning permission.
3. Choose a turnkey renovation company for a single point of contact, a managed schedule and one company responsible for the final result, including furnishing if required.

Maison Kyka can support you through every stage of renovating a house that is listed or registered as a historic monument.

“I recommend the Maison Kyka experience 100%! There is no mental load because they manage absolutely everything, and the team is incredibly responsive to your needs and requests, which makes the entire process very smooth. A huge thank you to Maison Kyka!” Perrine J.

Frequently asked questions

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