Key facts at a glance
- Book design and drawings first — every trade quotes and works from the approved plans
- A typical London renovation needs 6–10 different trades and professionals
- Sequence matters: structure → first fix → plaster → second fix → decorate
- Always check accreditations: NICEIC, Gas Safe, RICS, CIAT, plus public liability insurance
- Get three written quotes per trade against the same spec — cheapest is rarely best value
- Clear drawings prevent most on-site disputes, variations, and cost overruns
A successful home renovation in London is really a project-management exercise. The building work itself is only part of it — the harder part is choosing the right people, in the right order, and giving each one a clear specification to work from. Get that wrong and even a modest loft or kitchen extension can drift over budget, slip weeks behind, and end in disputes. Get it right and the same project runs smoothly from first drawing to final coat of paint.
This guide walks through every trade and professional you are likely to need, the order they should work in, and how to vet each one before money changes hands. It is written from the perspective of a chartered architectural technology practice that produces the drawings these trades build from — so it starts where every good renovation starts: on paper.
When should you start booking trades for a London renovation?
Later than most people think. The instinct is to phone a builder on day one, but a builder cannot give you an accurate price without a design and a specification. The correct order is: agree the design, get measured drawings, secure planning permission and building regulations approval where needed, and only then invite trades to quote against a fixed scope.
Booking trades before the drawings exist is the classic London renovation mistake. It forces every quote to be a guess, invites variations once work starts, and makes it impossible to compare one contractor against another on a like-for-like basis.
The core trades and professionals you'll need
Most whole-house or extension projects in London draw on the following roles. Not every project needs all of them, but this is the full cast.
Architectural technologist or designer
The starting point. A chartered architectural technologist (MCIAT) produces the measured survey, the existing and proposed drawings, and the technical detail packages for planning and building control. Their drawings are the single source of truth that every other trade prices and builds from.
Structural engineer
Required whenever you remove a load-bearing wall, install a steel beam, form a large opening, or dig new foundations. The engineer calculates beam sizes and foundation design and issues the structural drawings and calculations that building control signs off. See our guide to when you need a structural engineer for the detail.
Party wall surveyor
If your work affects a shared wall or sits close to a neighbour's boundary, the Party Wall etc. Act 1996 usually applies. A dedicated surveyor serves notices and prepares the Award. Our party wall guide for London homeowners covers the full process and costs.
Main contractor or builder
The builder co-ordinates the physical work and often supplies the core trades (bricklayers, labourers, carpenters) directly. On smaller jobs you may hire trades individually; on anything substantial a single main contractor working to your drawings is usually less stressful and easier to hold accountable.
Electrician
All fixed electrical work in a dwelling is notifiable under Part P of the Building Regulations. Use an electrician registered with a competent-person scheme such as NICEIC or NAPIT so the work can be self-certified rather than needing a separate building-control inspection.
Plumber and heating engineer
Plumbing first fix (pipe runs) happens before plastering; second fix (taps, radiators, sanitaryware) after. Anyone touching gas — boilers, hobs, gas fires — must be on the Gas Safe Register. Ask to see the card, not just the logo.
Plasterer
Plastering is the finish that makes or breaks how a renovation feels. It happens after first fix and before decoration, and the flatness of the walls dictates the quality of every coat of paint that follows. It is skilled work — poor plastering shows through forever — so it is worth engaging a specialist. A dedicated firm such as London Plastering Service handles skimming, rendering, and dry lining across London and is the kind of trade worth booking early, because the good ones are booked out weeks ahead.
Joiner and carpenter
First-fix carpentry (studwork, floor joists, roof timbers) is structural; second-fix carpentry (doors, skirting, architrave, fitted storage) is finishing. Kitchen fitting is often a specialist joinery role in its own right.
Decorator
The last trade on site. Good decorators also do the making-good — filling, sanding, and caulking — that turns fresh plaster into a flawless finish. Never rush this stage to hit a deadline; it is the part everyone sees.
What order do the trades work in?
The golden rule is structure → first fix → plaster → second fix → decorate. Breaking that sequence is the single biggest cause of expensive rework. In practice a London renovation runs roughly like this:
| Stage | Trades involved | What happens |
|---|---|---|
| 1. Strip out & structure | Builder, structural steel, groundworks | Demolition, foundations, steel beams, new walls and roof |
| 2. First fix | Electrician, plumber, carpenter | Cables, pipes, and studwork run in before walls are closed up |
| 3. Plastering | Plasterer | Walls and ceilings skimmed or dry-lined and left to dry |
| 4. Second fix | Electrician, plumber, carpenter, kitchen fitter | Sockets, radiators, doors, skirting, kitchen and sanitaryware |
| 5. Decoration & snagging | Decorator, tiler, flooring | Paint, tiling, floors laid, final snag list closed out |
How do you vet a trade before you hire them?
Every trade you engage should clear the same basic checks. It takes an evening and saves months of grief:
- Accreditation. Match the trade to its register — NICEIC/NAPIT for electrics, Gas Safe for gas, RICS for surveyors, CIAT for technologists. Verify the number on the official website, not just a logo on a van.
- Insurance. Ask for a current public liability certificate. No cover means you carry the risk if something goes wrong on your property or a neighbour's.
- References and recent work. Speak to two or three past clients from the last year and, ideally, see a finished job in person.
- Written, itemised quotes. Get three per trade, each priced against the same drawings. A vague one-line figure is a red flag; a detailed breakdown is a sign of a professional.
- A clear payment schedule. Stage payments tied to completed work — never a large deposit up front, and always retention until snagging is signed off.
Why the drawings come first
Everything above hangs on one thing: a clear, measured set of drawings. They let every trade quote against an identical specification, they satisfy planning and building control, and they settle arguments on site before they start — because the answer is on the drawing, not in someone's memory of a conversation.
That is the part we handle. As an MCIAT chartered practice we produce planning drawings, building regulations packages, and the technical detail your trades build from — at fixed fees around 30% below typical London architects, across all 33 London boroughs.
Our drawing fees
Frequently asked questions
What trades and professionals do I need for a home renovation in London?
A typical London renovation needs 6-10 trades: an architectural technologist or designer for drawings, a structural engineer for any steelwork, a party wall surveyor where boundaries are affected, a main contractor or builder, an electrician (Part P registered), a plumber and gas-safe heating engineer, a plasterer, a joiner, and a decorator. Larger projects may add roofers, glaziers, and tilers.
In what order should trades work on a renovation?
The sequence is structure first, then first fix, then plaster, then second fix, then decoration. That means: demolition and structural steel, followed by the carcass of electrics and plumbing (first fix), then plastering, then fitting sockets, radiators, and kitchens (second fix), and finally painting, flooring, and snagging. Working out of order is the single biggest cause of rework.
Do I need drawings before hiring trades?
Yes. Measured, dimensioned drawings let every trade quote against the same specification, prevent scope disputes on site, and are usually required for planning permission and building regulations. Hiring trades from a rough sketch almost always leads to variations, delays, and cost creep.
How many quotes should I get from each trade?
Get at least three written quotes per trade, each based on the same drawings and specification. The cheapest is rarely the best value once you account for reliability, insurance, and finish quality. Compare like for like and be wary of any quote far below the others.
How do I check a tradesperson is qualified in the UK?
Check the relevant register for each trade: NICEIC or NAPIT for electricians, Gas Safe for anyone working on gas, RICS for surveyors, and CIAT for architectural technologists. Ask for proof of public liability insurance, recent references, and photos of comparable completed work.