Introduction — Why this guide (and why Dagenham)
So you’re thinking about a home extension, a full refurbishment, or even a new build in Dagenham — great choice. Whether you want a bright new kitchen, a modern bathroom, or extra living space for family life, the process can feel like learning a new language. This guide walks you through the whole journey — practical, friendly, and written as if we’re sitting in your kitchen having a cuppa. If you want professional help, remember the focus keyword here: mikconstructionsgroup — a local builder you can lean on for clear quotes, tidy work, and proper communication.
Who this guide is for
Homeowners in Dagenham and nearby areas, first-time renovators, investors buying to let, or anyone needing clarity on costs, timescales, and what to expect from trades. Read this before you sign anything.
How to use this guide
Skim the headings to find what you need. Save the budgeting sections before getting quotes. Use the checklists when comparing builders. And remember: this is a practical map — not a legal document. Always get written quotes and certificates.
Planning your project
Setting goals: refurbishment, bathrooms, kitchens, or new builds
Start with the end in mind. Do you want a cosy new bathroom, a kitchen that makes weekend cooking fun, or extra space through an extension? Each goal has different cost, design, and planning implications. Writing a one-page brief helps — list must-haves, nice-to-haves, and absolute deal-breakers.
Choosing between extension vs full renovation
Extensions add space; renovations transform what’s already there. An extension might give you that open-plan kitchen-diner; a full renovation might reconfigure rooms to make the whole home flow better. Think about value: sometimes a well-done refurbishment adds more value per pound spent than a small extension, depending on the market and property.
When to choose a new build
A new build (building from scratch) is best when structural issues, layout limitations, or planning constraints make remodelling awkward or expensive. New builds give you control but take longer and typically cost more upfront.
When refurbishment makes more sense
If your bones are good and it’s mainly cosmetic or layout-related changes, refurbishment is quicker and often cheaper. Refurbs are perfect for kitchen swaps, bathroom modernization, and improving insulation or wiring.
Costs: realistic expectations
Key cost drivers
Understanding what moves the price is half the battle. Expect to be quoted for:
Materials and finishes
Tiles, worktops, bathroom suites, windows — these add up. High-end finishes can double the materials cost versus standard options.
Labour and trades
Brickwork, plumbing, electrics, plastering, joinery — trades are the biggest chunk. Skilled labour costs more, but saves time and snagging later.
Permits, surveys & unexpected issues
Party wall agreements, structural surveys, planning permission and Building Control fees can surprise homeowners. Factor in a contingency (typically 10–15%).
Estimated cost ranges (typical projects in Dagenham)
(Use this as a ballpark — always get local quotes.)
| Project type | Typical cost range |
|---|---|
| Small bathroom refurbishment | £4,000 — £8,000 |
| Mid-range kitchen refit | £8,000 — £18,000 |
| Rear single-storey extension (basic finish) | £25,000 — £45,000 |
| Loft conversion (rooms) | £30,000 — £60,000 |
| Full house renovation | £60,000+ |
| New build (per m², rough) | £1,800 — £2,500 / m² |
Timeline: realistic milestones
Pre-construction: design, planning and approvals
Allow time for surveys, drawings, and any planning applications. A simple extension with permitted development rights may move faster, but many projects need planning permission or Building Control checks. Typical pre-construction can be 4–12 weeks depending on complexity.
On-site: demolition to finishing
Once on site, a small bathroom might be finished in 2–3 weeks; a kitchen refit can take 4–8 weeks; an extension usually lasts 8–20 weeks depending on size and complexity.
Rough-in stages
This is where the structural and technical work happens: foundations, framing, roofing, first-fix electrics and plumbing. It’s noisy and dusty — but the visible changes are substantial.
Finishing stages
Second-fix trades (skirting, final plumbing, decorating) bring the project home. This phase requires patience: small delays often come from waiting for specialist trades or materials.
Common delays and how to avoid them
- Material lead times: order early.
- Weather (affects foundations/roofing): schedule flexible tasks in bad weather seasons.
- Design changes: freeze your design before work starts to avoid costly change orders.
How mikconstructionsgroup approaches projects (what to expect)
Site visit and quote
A good builder will visit, measure, talk through practicalities, and provide a clear written quote — not a vague estimate. Expect line items for materials, labour, and allowances for unforeseen works.
Contract & deposit
Contracts protect both parties. Typical deposit is 10–30% depending on project size. Ensure the contract lists payment milestones tied to completed work.
Communication and project management
A dedicated site manager or point of contact keeps things on track. Look for weekly updates, a project plan, and access to a simple snagging list — it makes life easy for both sides.
Weekly updates and snagging
Short weekly updates — photos and a brief progress note — reduce anxiety. After completion, a snagging list documents small fixes; good companies fix snags promptly.
Handling change orders
Change happens. Make sure changes are documented, priced, and agreed before being done. That avoids disputes at final invoice time.
Practical tips for living through a renovation
Protecting your home
Set up a temporary kitchen or plan on takeaway nights. Protect carpets, seal off work areas, and decide where workers park to reduce hassle.
Budget cushions & contingency
Aim for a 10–15% contingency. If you discover structural damp or hidden damage, you’ll thank yourself for the buffer.
When to push back and when to accept
Push back on sloppy workmanship or safety issues. Accept some minor dust and noise. If you’re unsure, ask your site manager to explain — transparency builds trust.
How to prioritise spending
Spend on structural quality and long-lasting systems (roof, electrics, insulation). Choose mid-range finishes if you’re budget conscious; it’s easier to upgrade later than to fix poor workmanship.
Before & after: what to include on your brief
Photos, wish lists and must-haves
Collect photos, Pinterest boards, and a brief: number of rooms, size targets, storage needs, and accessibility preferences. This saves time when comparing quotes and ensures everyone’s on the same page.
How to compare quotes effectively
Don’t pick purely on price. Compare scope, brand of materials, timelines, and what’s excluded. A low quote that omits electrics or redecoration will cost more in hidden extras.
Quality checks, warranties & handover
Snagging list walkthrough
Before final payment, walk through the property with the project manager and note defects. Get dates for fixes and check that certificates are ready.
Warranties and guarantees
Ask about workmanship guarantees and product warranties. Good builders offer at least 12 months on labour and will pass on manufacturers’ warranties for appliances and fixtures.
Certificates (electrical, gas, building control)
Make sure you receive completion certificates for electrical work, gas appliances, and Building Control sign-offs. These are essential if you sell later.
Aftercare and maintenance
A reputable builder provides aftercare advice — how to maintain your new bathroom, what cleaners to avoid, and when to expect first maintenance checks.
Conclusion — final words & next steps
Renovations and extensions in Dagenham can transform how you live — but success depends on planning, realistic budgets, and choosing the right team. If you’re keen on a stress-minimised build, keep these three priorities front and centre: clear brief, reputable trades, and a sensible contingency. If you want local, experienced help, consider mikconstructionsgroup for an honest quote and practical advice. Ready to get started? Gather your photos, list your must-haves, and book a site visit — one clear step at a time.
Frequently Asked Questions (FAQs)
Q1: How long does a typical rear single-storey extension take in Dagenham?
A: From start to finish, expect roughly 8–16 weeks on-site for a single-storey rear extension — that’s after planning and design. Complexity, foundations, and weather can extend this.
Q2: Do I always need planning permission for an extension?
A: Not always. Some extensions fall under Permitted Development, but others need planning permission — depends on size, height, and whether the property is in a conservation area. Always check with Building Control/planning or ask your builder to advise.
Q3: Can I live in the house during major renovations?
A: Often yes, but it depends on the scope. For full renovations you might prefer temporary accommodation; for single-room works like bathrooms, you can usually stay in, with some disruption.
Q4: What’s a reasonable contingency to budget for unexpected issues?
A: 10–15% is standard for most domestic projects. If your property is older or likely to have surprises (damp, old wiring), consider 15–20%.
Q5: How do I choose between refurbishment, kitchens, bathrooms or a new build?
A: Match scope to need. Choose refurbishment for cosmetic and layout changes, kitchens/bathrooms for room-specific upgrades, and new builds when the structure or plot allows for more radical change. If in doubt, get a survey and speak with a trusted builder like mikconstructionsgroup to weigh options.