In 2026, a full home renovation in Franklin typically costs $150,000 to $450,000+ depending on the size of your home, the scope of work, and the finish level you choose. A kitchen and bathroom refresh at the lighter end, or a whole-house transformation with structural changes at the top.
That range is wide on purpose. A three-bedroom weatherboard home in Pukekohe that needs a new kitchen, two bathrooms and some cosmetic updates is a very different project from a four-bedroom villa in Waiuku that needs repiling, rewiring, recladding and a full internal refit. The cost of a renovation is driven by what you find behind the walls as much as what you put in front of them.
I’m John from Rag Reno’s. I’ve been renovating homes across Franklin for years, and this guide covers where your money actually goes on a full renovation, what people consistently underestimate, and how to set a budget that holds.
What does a full home renovation cost in Franklin in 2026?
A “full renovation” means different things to different people. To give you useful numbers, here is how the cost typically breaks down by scope.
How much does each renovation level cost?
| Renovation level | Typical cost range (incl. GST) | What it typically covers |
|---|---|---|
| Cosmetic refresh | $60,000 to $150,000 | New kitchen and bathrooms, paint, flooring, lighting. No structural changes. Wiring and plumbing left as is unless required by code. |
| Mid-range renovation | $150,000 to $350,000 | Kitchen, bathrooms, some layout changes, rewiring, replumbing where needed, insulation upgrade, new cladding or windows. |
| Full transformation | $350,000 to $600,000+ | Whole-house refit including structural work, repiling, complete rewire and replumb, recladding, extension or reconfigured layout, new roof if needed. |
These are typical Franklin market ranges for planning purposes, not quotes. Your actual cost depends on your home’s condition, size and the specification you choose.
What do the major rooms cost individually?
| Room or area | Typical range (incl. GST) | Key cost drivers |
|---|---|---|
| Kitchen | $25,000 to $80,000+ | Layout changes, benchtop material, appliance quality, plumbing and electrical relocation |
| Bathroom (per room) | $15,000 to $50,000+ | Waterproofing, tiling, fixtures, whether the layout moves or stays |
| Living areas and bedrooms | $500 to $1,500 per m² | Flooring, paint, lighting, built-in storage, wall removal if going open-plan |
| Exterior (cladding + windows) | $40,000 to $120,000+ | Cladding type, window size and spec, scaffolding, weather exposure |
| Rewiring (whole house) | $8,000 to $20,000+ | Age of existing wiring, number of circuits, switchboard upgrade |
| Replumbing (whole house) | $8,000 to $25,000+ | Pipe material, number of wet areas, access difficulty |
Kitchens and bathrooms are almost always the most expensive rooms per square metre because they combine multiple trades: plumbing, electrical, tiling, waterproofing, joinery and gas fitting.
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What hidden costs catch people out on Franklin renovations?
The visible work (kitchens, bathrooms, paint) is what most people budget for. The invisible work is what blows the budget. Here are the costs that consistently surprise homeowners.
What happens when you open the walls?
Older Franklin homes, especially villas and weatherboard bungalows, often have issues that are invisible until demolition starts. Common discoveries include:
- Outdated wiring that does not meet current electrical standards
- Galvanised or lead plumbing that needs full replacement
- Borer, rot or moisture damage in framing
- No insulation or underfloor vapour barrier
- Asbestos in cladding, soffit linings or old flooring
Each of these adds cost. Set aside at least 10% to 15% of your total budget as contingency for unknowns. On older homes, 20% is safer.
How much are building consent and professional fees?
Most renovations that involve structural changes, plumbing or electrical work need a building consent. Consent fees depend on the value and complexity of the project, so get a current figure from Auckland Council for your address. You will also need structural engineering if you are removing or altering load-bearing walls.
Design costs vary: a builder-led renovation using in-house design capability is typically the most cost-efficient route. A fully custom architectural design generally runs 5% to 15% of the build cost on top.
What about living arrangements during the renovation?
If your renovation makes the house unlivable (no kitchen, no bathroom, or major structural work happening), you may need to move out temporarily. Budget for alternative accommodation, storage for furniture and belongings, and the cost of setting up temporary facilities if you plan to stay.
How do you set a realistic renovation budget?
The most common budgeting mistake is pricing the finish (tiles, benchtops, appliances) without pricing the structure (foundations, framing, wiring, plumbing). Here is how to build a budget that holds:
- Get the home assessed first. Before you pick a kitchen, find out what the house needs structurally. A pre-renovation inspection from your builder identifies the hidden work early.
- Price the must-haves before the nice-to-haves. Rewiring, replumbing, insulation and weathertightness are non-negotiable. Benchtop material is a choice. Budget the non-negotiables first.
- Allow for contingency. 10% minimum, 15% to 20% for older homes. This is not a slush fund for upgrades; it is insurance against surprises.
- Get a detailed scope before you sign. A clear scope and specification reduces variations during the build, which is where most budgets blow out.
For more on the renovation journey from start to finish, see the complete home renovation guide.
Is it worth renovating, or should you build new?
It depends on the home and the numbers. Renovating makes sense when:
- The existing structure (foundations, framing, roof) is sound
- The location or section is worth more than a comparable empty site
- You want to preserve the character of an older home
- The total renovation cost is well below a new build of equivalent size
Building new makes more sense when the renovation cost approaches 60% to 70% of new build cost, because at that point you get a fully compliant, low-maintenance home with a fixed-price contract and full guarantees.
We work across both renovations and new builds, so we can give you an honest comparison. My guide on home addition and extension costs covers the middle ground: keeping the existing home and adding to it.
How long does a full renovation take in Franklin?
Renovation timelines depend on scope, consenting and what you find once work starts. For a guide to the full picture, see how long a home renovation takes in Franklin.
| Renovation scope | Typical duration |
|---|---|
| Cosmetic refresh (kitchen, bathrooms, paint) | 6 to 12 weeks |
| Mid-range renovation (some structural work) | 3 to 6 months |
| Full transformation (structural + systems) | 6 to 12 months |
Add 4 to 8 weeks at the front for design, engineering and building consent if structural work is involved.
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How can you protect your budget during the renovation?
Budget blowouts usually come from two places: things you did not know about (hidden damage) and things you changed your mind on (variations). Here is how to manage both.
Understand provisional sums and PC sums
A provisional sum is a guess for work that cannot be priced until it is exposed (for example, foundations under an existing floor). A prime cost (PC) sum is an allowance for items you have not chosen yet (for example, $5,000 for a kitchen benchtop). If the actual cost exceeds the allowance, you pay the difference.
The fewer provisional and PC sums in your contract, the more certainty you have. At Rag Reno’s, we push to lock in selections and investigate unknowns before the contract is signed, so the price you agree to is the price you pay. Read more about our approach on the How We Work page.
Keep a clear variation process
Every change during a build costs money and time. A good contract spells out how variations are priced and approved before any extra work starts. Never agree to a verbal change on site without a written variation and a price.
How I approach renovations in Franklin
It starts with a free consultation (normally valued at $300). We look at the home, talk through what you want to achieve, and give you an honest view of what it is likely to cost and whether the home is worth renovating. If needed, we request the council property file on that first call.
From there, the process follows a clear path (see How We Work): site visit, concept, transparent estimate, detailed design with selections locked in, and a fixed-price quote reviewed face to face before you sign.
Throughout the build we work to our 151-point quality check. Your renovation is backed by the 10-year Master Build Guarantee plus the Rag Reno’s Guarantee, and we check in at 3, 6 and 12 months after completion.
You can see examples of our renovation work in the Lakeside project and the Huia Rd project.
Frequently asked questions
How much should I budget for a kitchen renovation in Franklin?
A standard kitchen renovation typically costs $25,000 to $50,000. A premium kitchen with layout changes, stone benchtops and high-end appliances can run $50,000 to $80,000+. The biggest cost variable is whether the layout changes (moving plumbing and electrical adds significantly).
Do I need a building consent for my renovation?
Most renovations that involve structural changes, plumbing alterations, or changes to the building envelope need a building consent. Cosmetic work (paint, flooring, like-for-like fixture replacement) generally does not. Check with Auckland Council for your specific project.
Can I renovate in stages to spread the cost?
Yes, and it can be a smart strategy. Prioritise the work that affects liveability and weathertightness first (roof, cladding, wiring, plumbing), then tackle cosmetic upgrades as budget allows. Discuss sequencing with your builder so each stage leaves the house safe and functional.
How much contingency should I allow for a renovation?
At least 10% of the total project budget. For older homes (pre-1970s) or homes where the condition behind the walls is unknown, 15% to 20% is more realistic.
What is the difference between a fixed-price contract and cost-plus?
A fixed-price contract locks in the total cost for a defined scope. Cost overruns within that scope are the builder’s problem, not yours. A cost-plus contract passes every cost movement back to you. Fixed-price gives you certainty; cost-plus gives the builder flexibility. For most homeowners, fixed-price is the safer option.
What is the next step for your Franklin renovation?
A full home renovation is a significant investment, and the difference between a project that stays on budget and one that spirals often comes down to the planning you do before any demolition starts. Get the structure assessed, price the hidden work, allow for contingency, and lock in a clear scope.
When you are ready to get real numbers for your home, get an online estimate, book a free consultation or call John on 021 900 031.