Renovating an Older House You've Bought: Where to Start

Buying an older house or villa in Fethiye, Kayaköy, Üzümlü or Seydikemer often comes with a renovation project. It's tempting to start with the most visible jobs (paint, kitchen units, tiles). But a renovation done in the wrong order can mean finished work has to be opened up again soon afterwards. This guide sets out the generally accepted order of priorities when renovating an older house.

First, understand the condition of the house

Before starting any work, you need to see the overall condition of the house. Look at:

• Roof and gutters: Broken tiles, signs of leaks, blocked gutters.
• Walls and ceilings: Cracks, damp stains, mould, blistering plaster.
• Plumbing: The age and material of the pipes, water pressure, visible leaks. For a simple check, see signs of a hidden water leak and the meter test.
• Electrics: The fuse box, breakers, the condition of the wiring, earthing.
• Windows and doors: How well they keep out air and water.

If there are cracks in, or any doubt about, the structure (columns, beams, foundations), have it inspected by a structural engineer. This must come before any cosmetic work.

The right order: outside in, bottom up

The general principle is to protect the house from water first, then renew the infrastructure, and do the visible work last.

1. Roof, gutters and facade cracks. If water is getting in, every job done inside is at risk.
2. Sources of damp. Until rising damp, leaks and condensation are dealt with, wall repairs and paint won't last. For details, see damp and mould at home.
3. Plumbing and wiring. Old pipes and cables should be replaced before walls are closed up and tiles go down. Electrical work must always be done by a licensed electrician.
4. Windows and doors. Replacing them comes before plastering and painting, because fitting them can damage the surrounding plaster.
5. Bathroom and kitchen. These are renovated once the plumbing has been renewed. The step-by-step order for a bathroom is covered in bathroom renovation order.
6. Plaster, skim coating and floors. Surfaces are made good once the infrastructure work is finished.
7. Paint. This comes last. Paint applied earlier gets damaged by later work and has to be redone.

Planning the budget and time

In an older house, every wall that gets opened up can reveal something unexpected. So:

• Split the scope into stages and ask for a separate written quotation for each stage.
• Leave some room in your budget for unexpected work.
• Have the contract state that extra work is first reported with photos and not done without your written approval.
• If you want to use or rent out the house in summer, planning the big jobs for autumn and winter is easier on the schedule.

Take care with stone and older buildings

In older buildings, such as the stone houses in and around Kayaköy, it matters that the walls can breathe. On walls like these, plasters and paints that block moisture can trap it inside the wall. Materials should be chosen to suit the type of building.

Frequently asked questions

Should I have everything done at once? Not necessarily. But to avoid opening up the same area more than once, infrastructure work such as plumbing and wiring needs to be finished before the visible work.

Which quotation should I get first? An inspection showing the overall condition of the house first, then separate quotations for each stage, makes comparison easier.

Can the renovation be done while I'm abroad? Yes. With written approval, photo progress updates and payment in stages, the work can be run remotely. For details, see renovating your Fethiye home from abroad.

Let's look at your house together

You can send photos of the house you've bought, and what you'd like done, on WhatsApp. We'll put your priorities in order with you, see the house on a free site visit, and prepare written quotations stage by stage. For the scope of our services, see the painting and renovation page.

This guide is for general information. Every home is different; for your own home, ask a company that has seen the work on site for a written quotation.