A hydraulic floor hidden beneath layers of parquet, a Catalan vault revealed when removing a false ceiling, or an original door concealed beneath several coats of paint can completely change the course of a renovation project. A renovation of a historic property does not begin by choosing finishes: it begins by understanding what deserves to be preserved, what needs to be rectified, and how to adapt the house to modern life without diluting its identity.

In Barcelona, many flats in old apartment blocks come to renovation with fragmented layouts, worn-out installations and a succession of inconsistent alterations. However, they also retain proportions, light, textures and structural elements that are difficult to replicate in a new-build. The project must navigate this tension: preserving character without turning the home into a museum piece.

Renovating a historic home: first, understand the building

Before demolishing partition walls, it is advisable to carry out a thorough analysis of the property. This is not merely a matter of measuring rooms. It is necessary to identify the structural system, the condition of floor slabs and load-bearing walls, the position of service shafts, downpipes and ventilation ducts, and any potential restrictions imposed by the owners’ association or conservation regulations.

In a flat in the Eixample district, for example, the original layout usually follows a hierarchy very different from the current one: main rooms facing the façade, interior bedrooms, long corridors and a kitchen relegated to the least light-filled part. The solution does not necessarily have to be to open everything up. Sometimes it is enough to restore the visual depth between rooms, widen the passageways or position the rooms used daily next to the best light.

This is also the time to make an inventory of unique features. Mouldings, stained-glass windows, joinery, flooring, high ceilings, vaulted ceilings, ceramic tiles or fittings may have architectural, material or simply emotional value. Taking stock prevents hasty decisions during the renovation and allows you to decide what to restore, what to reinterpret and what to remove.

Age alone does not mean that everything must be preserved. A badly deteriorated original door can be restored; another, which has no value and offers no insulation, can be replaced with a new, better-designed solution. The aim is not to hoard the past, but to select what contributes to spatial quality and authenticity.

Technical assessment over intuition

The most costly surprises are often hidden. Capillary damp, damaged beams, uneven floors, non-compliant installations or walls that cannot be altered will disrupt the budget and schedule if they are discovered too late. Test pits, structural surveys and precise measurements are an investment in the project, not a mere formality.

A thorough assessment also helps to define the actual scope of the work. Some properties require a comprehensive upgrade of services, insulation and layout. Others retain a solid foundation and are suitable for a more limited scope of work, focusing on the kitchen, bathrooms, lighting and finishes. Confusing these two scenarios leads to poorly planned budgets and unrealistic expectations.

Preservation does not mean standing still

A historic home must be comfortable, efficient and easy to maintain. The question is how to incorporate these requirements without introducing solutions that are at odds with the existing architecture. Integration must be precise: fewer interventions, but better executed.

Air conditioning is a good example. Visible units, poorly dimensioned ducts or haphazardly placed vents can disrupt an ornate ceiling or the flow of a series of rooms. When the project is coordinated from the outset, services can be routed sensibly through service areas, bespoke joinery or selective false ceilings. This improves comfort without sacrificing ceiling height or spatial continuity.

The same logic applies to electricity, data, lighting and plumbing. In older buildings, renovating services is not a secondary improvement. It is essential for safety, efficiency and day-to-day use. The challenge lies in planning this alongside the architecture, not after the interior design has been finalised.

In a recent refurbishment of an old flat, the key value lay in the relationship between the rooms facing the façade and a high ceiling. Rather than compartmentalising the main area, a more fluid flow was restored between the living room, dining room and kitchen. The kitchen did not disappear: it was designed as a distinct, well-defined space, offering ample storage and a serene presence. The result preserved the flat’s original scale whilst completely transforming the way it is lived in.

The layout must respond to real-life needs

Many historic homes were designed for domestic and family habits that no longer exist. For this reason, a renovation should not be limited to restoring a certain appearance. It must review circulation routes, privacy, storage, natural light and the relationship between spaces.

An open-plan layout can be useful, but it is not an automatic solution. Opening up the kitchen and living room works when the client is looking for a more social lifestyle and when ventilation, structural conditions and proportions allow it. In other cases, a light partition using glass, sliding doors or fixed furniture maintains visual connection whilst controlling odours, noise and clutter.

Bedrooms deserve the same attention. In flats with interior bedrooms, the best strategy is often to reallocate uses rather than undertake major building work. A dark room can be converted into a dressing room, study, bathroom or utility room, whilst a better-oriented room takes on the role of a bedroom. Each floor plan should reflect a specific daily routine, not a generic idea of a home.

Storage is another crucial element. Older homes often have plenty of space, but they aren’t always organised. Bespoke cupboards, benches with built-in storage or cupboard fronts integrated into hallways help to free up the main living areas. When furniture forms part of the architecture, the space gains a sense of openness without losing its warmth.

New materials, an honest presence

A contemporary renovation does not need to imitate every existing element. Copying mouldings, distressed finishes or joinery without the appropriate quality often produces a decorative yet confusing result. It is more interesting to respectfully distinguish between what has been restored and what is new.

Restored terrazzo flooring can coexist with natural wood; a wall of reclaimed brick with a kitchen featuring clean lines; a repaired original window with interior solutions that enhance comfort. The key lies in proportion, texture and the interplay between materials. The details reveal whether the project has been conceived as a cohesive whole or as a mere collection of decisions.

Lighting deserves special attention. In a home with high ceilings, lighting everything uniformly flattens the architecture. It is preferable to combine ambient lighting, reading lights, task lighting and accent lighting on specific textures or features. Light fittings should interact with the space, not compete with it.

It is also worth considering how materials will age over time. Porous stone, oiled timber or lacquered metal can be excellent choices if they suit the use and maintenance the client is prepared to undertake. Luxury does not lie in choosing the most fragile options, but in selecting materials that improve with time and are properly installed.

Regulations, permits and the owners’ association: part of the design

In the renovation of a historic property, regulations do not come into play at the end of the process. They can affect façades, courtyards, communal areas, changes to the layout, air-conditioning systems and fire safety measures. If the building is listed to any degree, the scope for work on certain elements may be more limited.

The owners’ association also matters. Carrying out work on downpipes, courtyards, the structure, façade openings or shared installations requires coordination and, in some cases, specific authorisations. Approaching these discussions with clear plans and technical criteria reduces friction and prevents work from being halted once it is already underway.

In Barcelona, where historic buildings, partial renovations and precise planning requirements coexist, the project requires a management team capable of coordinating architecture, interior design, engineering and construction. At FFWD, this holistic approach ensures that decisions regarding space and materials progress in tandem with technical considerations, rather than having to be adjusted to accommodate one another during the build.

Budget: deciding where the value lies

A renovation of this kind cannot be managed effectively with a single initial figure. The budget for services, the restoration of existing features and unforeseen work all require a margin. The aim is not to inflate the budget, but to make it transparent: to distinguish between necessary work, desirable improvements and elements that can be adjusted without compromising the project.

It is advisable to protect the investment in those elements that cannot be easily changed later: the structure, insulation, joinery, waterproofing, services and layout. Finishes can evolve more flexibly during the process. Changing a light fitting is straightforward; reworking a poorly planned installation is not.

The best renovation is not the one that preserves the most, nor the one that transforms the most. It is the one that recognises what makes a home unique and puts that to work for the people who will live there. When that assessment is accurate, the past ceases to be a limitation and becomes the project’s most valuable asset.