Renovating a house – how to prioritise your house renovation correctly

Carry out a thorough survey first

Before you decide on kitchen doors and floor colours you need to know what condition the house is actually in. Go through the house from top to bottom: roof, chimney, gutters and downpipes, facade, windows, foundation, drainage, electrics, water and drainage pipes, heating system and ventilation. If you bought the house recently, the pre-purchase inspection report is a good starting point.

If in doubt, it can be worth hiring a building inspector or damp specialist before you plan. It costs a little, but it is cheaper than laying a new floor on a foundation that turns out to have damp problems.

Prioritise: building envelope and damp first

A house does best when water is kept out and moisture can dry out. That is why whatever protects the house should be prioritised over what is visible inside:

• Roof and rainwater drainage – leaks quickly destroy joists and insulation.
• Drainage and foundation – damp in a basement or crawl space must be dealt with before the basement is converted.
• Facade and windows – damaged woodwork and leaky windows let in water and cold.
• Installations – old wiring, old pipes and a worn-out heating system.
• Finishes, kitchen and interior – once everything else is in place.

Electrics, plumbing and heating

Older houses often have electrics that do not meet today's needs, such as unearthed sockets, old fuse boxes or too few circuits. Electrical work must be carried out by an electrical installation company registered with Elsäkerhetsverket. The same applies to pipes: replace old water pipes and drains before walls and floors are redone, and choose a plumbing company that works according to Säker Vatten.

If you are replacing the heating system, for example with a heat pump, the installation must be done by a company with certified staff for refrigerants. Plan the heating system and any additional insulation together, since a tighter house may need a smaller heat source.

Finishes, kitchen and bathroom last

Once the envelope and installations are done, it is time for the kitchen, bathroom, floors, painting and wallpapering. Bathrooms require an authorised tiler under GVK or BBV and a wet-room certificate. Kitchens often involve a carpenter, an electrician and a plumber, so coordination is important.

Think through the flow of the house: will walls be moved, will the kitchen and living room be opened up? Load-bearing walls require a structural engineer and sometimes a notification to the municipality.

Planning permission and notification

Many interior renovations require neither planning permission nor notification, but some changes do, for example work on the load-bearing structure, changes to ventilation or water and drainage in certain cases, new fireplaces and changes to the facade that affect the character of the house. Extensions and change of use often require planning permission. Contact the municipality's building committee (byggnadsnämnd) before you start, as the rules depend on the measure and the local development plan.

What drives the cost?

The cost of renovating a house depends on the size and condition of the house, how much of the envelope and installations need replacing, the choice of materials and how much you do yourself. Hidden defects such as rot, damp or asbestos in old materials may be added and should be covered by a contingency in the budget. Ask for quotes from several companies and compare what is actually included.

The ROT deduction covers 30 % of the labour cost, with no more than SEK 50,000 ROT per person per year, within the combined cap of SEK 75,000 for ROT and RUT. If you own the house together, the deduction can be split between two people. If you spread a large renovation over several calendar years, you can use the deduction in more than one year.

Contracts and checking the companies

A written contract with a clear scope, schedule and payment plan is especially important for large house renovations. Check F-tax, VAT and liability insurance, and ask for references from similar jobs. Do not pay large advances and link instalments to work completed.

Common mistakes when renovating a house

• Starting with the kitchen and finishes while the roof leaks or the foundation is damp.
• Closing walls before the wiring and pipes are replaced, so that everything has to be torn up again.
• Adding insulation or rebuilding without thinking about ventilation and moisture.
• Underestimating the time – deliveries, drying times and weather affect the schedule.
• Hiring companies without checking F-tax, insurance and references.
• Not keeping certificates, drawings and receipts, which are needed when selling and when making a complaint.

Consider splitting the renovation into stages with an overall plan. This spreads the costs, makes it easier to use the ROT deduction over several years and gives you time to evaluate each step before the next one begins. Do not forget post-construction cleaning after each major stage and any moving or storage of furniture.

Get quotes via Fixtorget

You can post one or more jobs on Fixtorget, for example a roof replacement, drainage or a kitchen renovation, and up to four vetted companies can contact you. Every new company is approved by Fixtorget before it can take on jobs, and reviews can only be left by customers who have been in contact via the platform.

Frequently asked questions