Planning Your Home Renovation: Where to Start & What to Expect
Introduction – Why Start
with a Plan?
Embarking on a home renovation is exciting — the opportunity to improve your space, increase comfort, and add value. But without a clear plan in place, that excitement can quickly spiral into stress, overspending, and costly delays. In Dublin, where building regulations, planning permission, and older housing stock all come into play, careful preparation isn’t just helpful — it’s essential.
Planning your renovation from the outset gives you control over your vision, your timeline, and your budget. It ensures that every decision — from layout to lighting — aligns with your goals and avoids unexpected setbacks down the road. Whether you’re reconfiguring a 1930s semi-detached or upgrading an apartment in the city centre, starting with a detailed plan puts you on solid ground.
OMAR Construction has helped dozens of Dublin homeowners navigate this journey successfully - and it all starts with the right plan. This guide is your roadmap to getting it right from day one.
Planning your renovation from the outset gives you control over your vision, your timeline, and your budget. It ensures that every decision — from layout to lighting — aligns with your goals and avoids unexpected setbacks down the road. Whether you’re reconfiguring a 1930s semi-detached or upgrading an apartment in the city centre, starting with a detailed plan puts you on solid ground.
OMAR Construction has helped dozens of Dublin homeowners navigate this journey successfully - and it all starts with the right plan. This guide is your roadmap to getting it right from day one.
Assess Your Property
Before picking paint colours or planning that kitchen extension, you need to know exactly what you’re working with. Assessing the current state of your home gives you a solid foundation for all future renovation decisions — and can prevent costly surprises later on.
Structural Check: Roof, Walls & Foundations
Older Dublin homes, especially those built before the 1980s, may have structural wear that isn't obvious at a glance. Look for signs of subsidence, cracks in walls, sagging rooflines, or timber decay. A chartered structural engineer can identify hidden risks before you start breaking ground — and help you comply with building regulations down the line.
Plumbing & Electrics: Safety First
Outdated wiring or corroded pipes aren’t just inefficient but potentially dangerous. If your electrics haven’t been updated in 20+ years or you're still using lead water pipes, it’s time to upgrade. Modernising these systems early prevents disruption once walls and floors are sealed, and it improves energy efficiency and safety.
Damp, Insulation & BER Rating
Many Dublin homes — particularly terraced or stone-walled properties — suffer from inadequate insulation and chronic damp. Conduct a full damp survey and assess existing insulation in walls, roof, and floors. At the same time, check your BER (Building Energy Rating), which you’ll need for any planning application. Improving your BER not only saves money but also boosts resale value.
Timeline & Project Phases
A home renovation isn’t a single event — it’s a series of interconnected phases, each with its own dependencies, risks, and timelines. Understanding how these stages unfold helps you set realistic expectations, keep your project on track, and avoid frustration as things progress.
The 4 Core Phases of a Dublin Home Renovation
Design & Planning (2–6 weeks)
This phase involves defining your renovation goals, working with an architect or designer, developing initial sketches, and agreeing on materials, finishes, and layout. It's also where your contractor (like OMAR Construction) helps determine feasibility and preliminary costs.
Demolition & Strip-Out (1–3 weeks)
Once approvals are in place and the site is prepared, existing structures, fittings, and finishes are carefully removed. This phase often reveals hidden issues — like damp, rot, or outdated wiring — so having contingency time here is critical.
Structural & Rebuild Works (6–16 weeks)
This includes building new walls or extensions, installing new floors, windows, roof works, and first-fix plumbing/electrics. The timeline here depends on project size and complexity. The weather can be a factor in Dublin, especially with roof or external works.
Finishes & Fit-Out (3–8 weeks)
Plastering, painting, flooring, kitchen installation, bathrooms, lighting, and final fittings happen here. It’s detail-heavy, and delays are common if products are on long lead times or trades overlap.
Building Realistic Buffers
No renovation ever goes 100% to plan — and that’s normal. Weather delays, permit processing, supplier lead times, or small on-site surprises can push your timeline. That’s why OMAR Construction always recommends:
- Add a 15–20% buffer to each phase’s expected duration
- Don’t schedule move-ins or major life events (like weddings or new babies!) immediately after projected finish dates
- Order long-lead items early (e.g. custom cabinetry, windows, imported tiles)
Preparing the Site & Temporary Living
Before the first hammer swings, it’s essential to get your home — and your life — ready for the disruption. Renovations, especially full-home or structural ones, can make parts (or all) of your property uninhabitable for weeks or months. Proper preparation reduces stress, avoids damage, and keeps the project running smoothly from day one.
Clearing the Space: Declutter & Protect
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Start by removing all furniture, valuables, and personal items from the renovation zones. This allows the build team to work efficiently and safely. Protect areas that aren’t under renovation with dust sheets and temporary barriers. If space is tight, consider renting a mobile storage unit or short-term self-storage near your Dublin neighbourhood.- Disconnect utilities where necessary
- Remove wall decor, mirrors, light fittings
- Label and store hardware if dismantling fittings
Neighbour Communication
- Renovations can be noisy, messy, and inconvenient, especially in terraced or semi-detached homes common across Dublin. Let your neighbours know about the works in advance, particularly if:
- Scaffolding or skips will affect shared access
- Deliveries or large vehicles will block streets or driveways
- There are early morning or weekend works scheduled
A respectful heads-up goes a long way in maintaining good relations and avoiding complaints to the council.
Temporary Living Arrangements
- If major plumbing, electrical, or kitchen works are planned, it may be difficult to live in your home during parts of the project. Options include:
- Staying with family/friends (short-term)
- Renting temporary accommodation (especially common in city centre renovations)
- Staging your renovation room-by-room to allow partial occupancy
Even if you’re staying onsite, you may need temporary solutions like:- Portable toilets
- Temporary kitchenette in another room
- Electric space heaters or portable lights
Site Security: Lockboxes & Access
- With multiple tradespeople on site, clear access protocols are key. Install a digital lockbox or smart lock so workers can come and go as needed without compromising security. For larger projects, OMAR Construction can set up temporary fencing or security measures to protect the site and your belongings.
OMAR Tip: Don’t underestimate how disruptive a renovation can be to daily life. We work with clients to create a staged renovation plan that minimises downtime and maximises comfort during construction.
Structural Works and Extensions
Once the site is cleared, the structural work begins — this is the backbone of your renovation. Whether you're opening up internal spaces, adding an extension, or converting unused areas like the attic or basement, this stage requires precision, planning, and compliance with local building regulations
Framing, Lintels & Load-Bearing Alterations
Opening up spaces — like combining a kitchen and dining room — often means removing or altering load-bearing walls. This involves:
Structural integrity is essential. Every major opening must be backed by structural calculations, signed off by an engineer, and — in most cases — notified to Building Control. We help manage that process from start to finish.
- Installing steel beams (RSJs) to support upper floors
- Adding lintels above new doorways or widened windows
- Timber or metal stud framing for new partitions or extensions
Structural integrity is essential. Every major opening must be backed by structural calculations, signed off by an engineer, and — in most cases — notified to Building Control. We help manage that process from start to finish.
Roof Changes & Modifications
Many homeowners in Dublin upgrade their roof during a renovation to improve insulation, resolve leaks, or make way for an attic conversion. Common updates include:
OMAR Construction works with roofing specialists to ensure any modifications meet both performance standards and visual requirements, especially in period homes or conservation areas.
- Raising rooflines for head height in loft conversions
- Installing dormer windows or roof lights
- Replacing felt, battens, or tiles on older roofs
- Improving ventilation and waterproofing layers
OMAR Construction works with roofing specialists to ensure any modifications meet both performance standards and visual requirements, especially in period homes or conservation areas.
Building Extensions: Rear, Side & Wrap-Around
Extensions are one of the most popular renovation types in Dublin, especially in terraced or semi-detached properties where internal space is limited. Depending on your needs and site conditions, options include:
We handle the full process — from planning permission (if required) to structural slab, build, and weatherproofing.
- Rear extensions (single or double-storey)
- Side-return extensions to make use of dead space
- Wrap-around extensions for maximum footprint
- Sunrooms or garden rooms connected to the main home
We handle the full process — from planning permission (if required) to structural slab, build, and weatherproofing.
Basements: Digging Deep
for Space
Basement conversions are less common in Dublin but increasingly popular in certain urban zones where above-ground space is limited. Considerations include:
Basement projects are complex and require careful cost-benefit analysis, but they can dramatically increase living space and property value.
- Underpinning foundations to support excavation
- Waterproofing with sump pumps and membranes
- Egress routes for fire safety
- Natural light strategies like light wells or sunken patios
Basement projects are complex and require careful cost-benefit analysis, but they can dramatically increase living space and property value.
Attic Conversions: Make the Most of the Roof
Dublin homes — especially mid-century semis and older terraces — often have unused attic space. An attic conversion can create a new bedroom, home office, or en-suite suite. Key elements include:
Not all attics are convertible “as-is,” so we always assess feasibility before work begins.
- Strengthening joists to carry habitable load
- Adding stairs within fire regulations
- Maximising head height and daylight
- Achieving Building Regulations sign-off for insulation and escape routes
Not all attics are convertible “as-is,” so we always assess feasibility before work begins.
FAQs – What People Also Ask
We’ve compiled answers to the most frequently asked questions homeowners in Dublin have when starting a renovation.
How long does a home renovation take in Dublin?
Timelines vary based on the scope of work, permissions required, and the type of property. On average:
Bathroom renovation: 2–3 weeks
Kitchen remodel: 3–5 weeks
Full internal renovation: 8–16 weeks
Extensions (rear or side-return): 12–20 weeks
Attic conversion: 6–10 weeks
Planning permission, structural changes, and supplier lead times (especially custom kitchens or imported materials) can add time. OMAR Construction provides a detailed timeline in every proposal.
Bathroom renovation: 2–3 weeks
Kitchen remodel: 3–5 weeks
Full internal renovation: 8–16 weeks
Extensions (rear or side-return): 12–20 weeks
Attic conversion: 6–10 weeks
Planning permission, structural changes, and supplier lead times (especially custom kitchens or imported materials) can add time. OMAR Construction provides a detailed timeline in every proposal.
Do I need planning permission for my renovation?
You may not need planning permission for internal renovations or small extensions under **40m²**, provided they meet certain height and boundary conditions.
However, you will need permission if:
We assist with all applications and can confirm whether your project qualifies for exempted development status.
However, you will need permission if:
- The extension is over 40m²
- You’re altering the roofline or adding a dormer
- You live in a listed or conservation property
- You're changing the use of the property (e.g., splitting into apartments)
We assist with all applications and can confirm whether your project qualifies for exempted development status.
How much does a kitchen, bathroom, or extension cost?
Costs can vary based on materials, design, and building complexity. Here are ballpark ranges for Dublin:
These include labour, materials, and project management. OMAR Construction provides clear, itemised quotes and helps you prioritise spending for maximum value.
- Bathroom renovation: €8,000 – €20,000
- Kitchen remodel: €12,000 – €30,000+
- Single-storey rear extension: €40,000 – €90,000
- Attic conversion: €25,000 – €50,000*Full-home renovation**: €80,000 – €250,000+
These include labour, materials, and project management. OMAR Construction provides clear, itemised quotes and helps you prioritise spending for maximum value.
Will I need to update my plumbing and electrics?
If your home is over 30 years old and hasn’t been updated, it’s likely. Renovations are the ideal time to upgrade wiring, fuse boards, and pipework to comply with current Irish standards.
Benefits include:
Benefits include:
- Better safety and performance
- Compliance with BER and insurance requirements
- More efficient heating and lighting systems
When is the best time to start a renovation in Dublin?
While renovations can happen year-round, spring and early summer are the most popular due to better weather and longer daylight hours. Keep in mind:
Starting with OMAR Construction early ensures you can lock in dates, get through planning, and avoid peak-season price surges.
- Planning approvals can take 6–12 weeks
- Contractors book up fast in busy seasons
- Winter works require more temporary heating/weather protection
Starting with OMAR Construction early ensures you can lock in dates, get through planning, and avoid peak-season price surges.
What are the most common renovation mistakes?
From years of experience in Dublin, we’ve seen a few key pitfalls:
Avoiding these mistakes starts with the right builder and the right plan.
- Underestimating costs and skipping a contingency buffer
- Failing to get proper planning or engineering input
- Choosing the cheapest quote over the most qualified team
- Overlooking insulation and energy performance
- Trying to live on-site during a full gut renovation
Avoiding these mistakes starts with the right builder and the right plan.
Summary & Next Steps
Whether you’re reworking a single room or transforming your entire home, having a solid roadmap is what separates stressful builds from successful ones.
Let’s quickly recap the key steps:
Start with a property assessment — understand your structure, services, and potential
Define your vision and budget early, and leave room for the unexpected
Understand the phases — from design to finish, plan each stage
Secure permits and paperwork, especially for structural work or extensions
Invest in energy upgrades — insulation, windows, and renewables improve comfort and value
Work with professionals — from architect to builder, the right team makes all the difference.
Define your vision and budget early, and leave room for the unexpected
Understand the phases — from design to finish, plan each stage
Secure permits and paperwork, especially for structural work or extensions
Invest in energy upgrades — insulation, windows, and renewables improve comfort and value
Work with professionals — from architect to builder, the right team makes all the difference.
O'MAR Construction
At OMAR Construction, we’ve helped hundreds of Dublin homeowners bring their renovation goals to life with careful planning, local expertise, and full-service project management from concept to completion. Whether you’re just starting to explore ideas or already have plans in place, we’d love to help.