Home Renovation Hayes
Whole-home renovations in Hayes, layout, structure, kitchen and bathroom planned as one job, structure first, then services, then finishes.
- Rated 4.9 from 31 reviews on MyBuilder
- London guide: £40,000 to £150,000+
- Free site survey, itemised quote
GS Renovation takes on whole-house refurbishments across Hayes, bringing tired 1930s semis and post-war family homes in UB3 up to modern standards. We manage everything with one team, from rewiring and replumbing to replastering, reconfiguring dated layouts and restoring the period details that give these houses their character.
In Hayes, a full house refurbishment typically costs £40,000 to £150,000 or more (indicative London ranges, MyBuilder and Checkatrade, 2026). GS Renovation Ltd, a building contractor based in Potters Bar, does the work in Hayes: we carry the structure, services and finishes as one contract.
The two rooms that cost the most have their own pages, with prices: kitchen renovation in Hayes and bathroom renovation in Hayes. In the 58% of homes here that are houses, moving the kitchen usually means opening up the back of the ground floor, which is structural work.
Price guide
| Work | Indicative London range |
|---|---|
| Full house refurbishment | £40,000 to £150,000+ |
| Kitchen renovation | £18,000 to £60,000+ |
| Bathroom renovation | £6,000 to £20,000+ |
Indicative London ranges (MyBuilder and Checkatrade, 2026), not a quotation. Prices checked September 2026. Full breakdown: Full House Renovation Cost.
Quick estimate for Hayes
Hayes range: choose above
Whole-house refurbishment across Hayes
Many Hayes homes have not been touched properly since they were built, so the wiring, pipework and plaster are often well past their best. We strip back to what is sound, install a new consumer unit and full rewire, replace old pipework, and replaster throughout so you start with a solid, safe shell. Sequencing matters on a job this size, so we plan the structural work first, then first fix, then finishes, keeping the whole project moving in the right order.
The interwar semis here were designed for a different way of living, with small separate rooms and narrow hallways. We reconfigure those dated layouts, often opening the ground floor with a steel beam signed off by building control, and rework the first floor to add an en-suite or a better bathroom. Where original features survive, such as picture rails, cornicing or a tiled hearth, we protect and restore them so the character of the house is not lost.
Housing in Hayes
The valuation list shows roughly 16,650 homes in Hayes, of which 4% are pre-1919, 44% interwar and 52% post-1945, split 42% flats to 58% houses. Semi-detached houses make up 30% of homes here, and a semi in Hayes usually has side access.
Renovating a Hayes house to let rooms to sharers
A full renovation in Hayes is sometimes planned as a shared house, with extra bathrooms and bedrooms let to individuals. That now needs planning permission before the first tenant moves in. Planning permission is needed in all parts of Hillingdon to convert a dwelling to an HMO with 3 or more unrelated people sharing. Hillingdon decided to implement its borough-wide HMO Article 4 direction at the Full Council Meeting on 27 November 2025. The renovation and the planning application should therefore be designed together, not one after the other.
The practical risk is building the wrong layout. If the house is renovated room by room for sharing and the application is then refused, the en-suites, kitchen size and fire doors may all be wrong for a family home or for the scheme that would have been approved. Settle the intended use first. If the plan is a family home now and letting later, keep the layout adaptable and hold back the extra kitchens, separate meters and room locks that only make sense for sharers until permission exists.
Restoring interwar character in Hayes
A good renovation respects what makes a 1930s house worth keeping. Across UB3 we retain and repair the details that date from the interwar years, from panelled doors and bay windows to the original staircase, while quietly upgrading everything behind them. New insulation, heating and glazing make the house warm and efficient, but the proportions and features that suit the era stay intact, so the home still reads as the family house it was built to be.
Running kitchens, bathrooms, decoration and any structural work as a single project saves time and avoids the gaps that appear when trades are booked separately. One team means one point of contact, one programme and one standard of finish. We work room by room where you are still living in the house, protect floors and belongings, and keep you updated so a large Hayes renovation never feels out of control.
- Full and partial rewiring, certified by a registered electrician under Part P
- Complete property refurbishments and whole-house renovations
- Damp treatment, tanking and timber repairs
VOA Council Tax stock of properties, March 2025, for Hayes End, Hayes Town North, Hayes Town & Lake Farm and Hayes South. Counts rounded by the VOA.
Why Hayes Homeowners Choose GS Renovation
Homeowners in Hayes choose GS Renovation because a whole-house project needs one team that can sequence structure, services and finishes without dropping the ball. Our founder's 30+ years on the tools cover everything from rewiring and replastering to steel beams and restored original features, all under a single contract, one programme and honest pricing, with building control handled where the work requires it.
- Founder with 30+ years of hands-on experience
- A whole-house programme sequenced so no trade doubles back
- Room by room handover so you can move back in stages
The kitchen has been fitted to the high standard. Saaid was polite, professional, tidy, he pays attention to a little details that make huge…
Saiid did a complete refurbishment of our small bathroom. This involved ripping out the existing bath/shower, basin, toilet, pipework, and tiles and…
It's the second time I have hired George and he has been absolutely professional and the work he did resembles perfectly what I had in mind. Being an…
FAQ
Frequently Asked Questions about Home Renovation Hayes
Which parts of a home renovation project in Hayes cost the most?
Which part of a home renovation project in Hayes costs most depends on the house, which is why the survey comes first. In older stock reinstatement often outweighs the structural element; a newer UB3 property is the other way round. GS Renovation prices the two separately within £40,000 to £150,000 or more (indicative), so phasing is possible, provided the order holds: strip-out comes before first fix, and first fix before plaster.
Can you renovate my whole 1930s Hayes semi while we still live there?
Yes. We plan the works in stages so you keep a usable kitchen and bathroom for as long as possible, protect floors and belongings, and seal off dusty areas. For bigger structural phases some families move out briefly, but many stay throughout. We agree a realistic programme up front so you always know what is happening next.
Which comes first in a Hayes renovation, the rewire or the new kitchen?
The rewire, along with new pipework, because both run inside walls and floors that the kitchen and plaster will then cover. The sequence is strip-out, structural work, first fix electrics and plumbing, plaster, then second fix with the kitchen and sockets. Fitting a kitchen before the rewire means taking it apart later to reach the cables, which nobody wants.
What does building control need to hear about in a Hayes renovation?
Structural changes such as a wall removal, any new circuits or a full rewire under Part P, new extraction in kitchens and bathrooms under Part F, and renovating a wall, floor or roof to the extent that Part L insulation standards apply. Hillingdon Council building control or a registered installer covers each. Keep every certificate together, as a buyer will ask for them.
What changes when the Hayes property being renovated is a flat or maisonette?
Consent comes first. With 42% of Hayes dwellings recorded as flats by VOA, many renovations start with the lease, which usually needs the freeholder's written approval for structural work or moving a kitchen or bathroom. The soil stack is often shared with neighbours above or below, so bathroom layouts are planned around it rather than the other way round.
When should I choose a new boiler or cylinder in a Hayes house renovation?
Before first fix, because the choice changes pipe sizes, cupboard space and where the flue exits. Adding an en-suite to an interwar semi often pushes a combi boiler past what it can supply to two showers at once, which points towards a system boiler with an unvented cylinder. Decide once the bathroom plan is fixed and before any walls are plastered.
What is different about renovating a Hayes house built in 2000 or later?
The services are modern but harder to reach. 28% of homes in Hayes were built in 2000 or later, and houses of that age often have plastic pipework in the floor voids, engineered joists that must not be notched, and a ventilation system with ducts through the ceilings. Get the developer's drawings and any warranty terms before stripping out. The renovation is usually about layout and finishes rather than rewiring and replumbing, so the programme is shorter but the planning of routes matters more.
How do the Hillingdon notices fit into a phased Hayes renovation?
Each notifiable stage needs its start and its finish recorded. Under a Hillingdon building notice, work can start subject to giving 48 hours notice, and within 5 days of completing the works Hillingdon requires a Notice of Completion on the LABC Regulation 16(4A) Completion Notice form. On a renovation that runs for months, keep a simple log of which items are covered by which application, so nothing structural finishes without its completion notice.
Do new windows and render on a Hayes Village house need permission?
Render can. There are 31 designated conservation areas in Hillingdon, including Hayes Village Conservation Area, designated on 29 January 1970 and altered on 21 October 2015. Inside a conservation area, rendering or cladding the outside of a house is not permitted development, so new render needs planning permission. Replacement windows and doors that look like the old ones are usually still permitted, but a change of material or pattern is less clear, and Hillingdon says planning permission is likely to be required to alter buildings there. Confirm before the schedule commits.
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