8 Tips to a Low Stress Home Renovation

Renovation projects can be stressful and overwhelming.  Having gone through the process a few times over the years, here are some tips to help keep the blood pressure level to a minimum.1.  Decide on a Budget.  Not having a set number in mind leaves too much to chance.  This doesn't mean that it can't change if you find something you absolutely love and can't imagine living without, but working within parameters actually makes the process a lot easier.  I highly recommend that before you start a project, create a spreadsheet listing everything you'll need for the renovation project, outlined room-by-room and attach an estimated cost to each item and see what your total is.  If your budget is $10,000, for example, and your estimated total is already over budget, this is a real eye opener.  You'll know from the start if you'll either have to increase your overall budget or cut costs on certain materials. Oh by the way, the costs I was referring to was material costs (tile, sinks, faucets, etc.).  Other costs include labor (contractors and subcontractors),  services (Designer, Architect, Structural Engineer), and Fees (permits).2.  Have Materials Ready for Installation.  What really slows a project down is not having the materials ready for installation.  I cannot stress the importance of having materials on-site for your contractors to install.  Not having the proper materials available will cause major delays in your overall project schedule as it tends to have a domino effect, especially if you have sub-contractors who are not available to return right away and what they're working on affects the next step.  Sub-contractors book themselves for multiple projects back-to-back so if you miss your window of opportunity, you're not going to be a happy camper.  For example, if you don't have the plumbing fixtures on-site for the plumber to do his job, then the inspection will be delayed (and we all know those don't get rescheduled overnight) and the drywall cannot be installed which means the tile can't be installed, and the list goes on.  As seen in the photo, label all materials with which room it belongs to and what it is if it's not obvious.  Keep smaller items in a bin so they don't get lost.3.  Order Materials Well in Advance.  In line with Tip #2, know that not everything you want is readily available at a local retail store.  Over the last decade, there has been a significant decrease in home improvement retail stores, especially ones that carry slightly higher end products and the stores that are in existence have limited stock available which means you'll have to special order some items.  Most special orders take a minimum of 7-10 business days to receive so that means you'll have to factor that into your project timeline.  You can request for expedited shipping but be prepared to pay a hefty fee for that if it's even available.  The same goes for online orders.  You'll have a better chance of finding what you really like online and at a better price, but keep in mind that most products ship directly from the manufacturer and there is a delay.  Avoid the heartache of having to compromise on style and price due to poor planning.4.  Know Your Measurements.  This will make ordering materials so much more efficient and avoid last minute surprises.  Whether it's the room size so you know how much tile to order, the vanity size so you know the counter top size you'll need, the number of cabinet doors so you know how many knobs and pulls to order and even how much clearance you have with a door swing for light fixtures.  For example, we installed a hanging light fixture in an entry one time and if it had not been for the arched doorway, it would not have cleared the light fixture.  We got really lucky with that one.  In the recent condo upgrade project, we were replacing the existing ceiling light fixtures with a new one that had a 10 inch drop.  The day before the installation, it dawned on me that the hall cabinet doors needed to clear the light fixture to open.  When I measured the clearance space, we only had 8 inches which meant our light fixture was 2 inches too high.  We had to rush to the store to find a replacement, but at least we realized it before the electrician started the installation process.5.  Know the Rules.  Whether it's the HOA if you live in a condo or townhouse or the city permitting rules, know what they are so you don't end up getting emotionally attached to a change that is not going to happen or worse, making a change that will have to be reversed.  As I mentioned in my recent blog post about the laminate flooring in the condo we just upgraded, I have heard of the HOA requiring the homeowners to remove brand new laminate flooring that was just installed before putting the house on the market and replace it with carpet.  This not only delayed their listing date, but the expense of materials and installation for the laminate flooring which then had to be removed and replaced with carpet...ugh, that was a bad day!  Oh and just a quick note to those who think that if you don't get permits or if you don't tell anyone you're doing the upgrade that you'll be ok.  Maybe, maybe not.  It depends and if you're willing to take the chance, more power to you BUT, when you're renovating, it rarely looks inconspicuous, so on the off chance that an Inspector happens to drive by your house while all the construction frenzy is happening or if you have a not so friendly neighbor who complains to your HOA...well, you know.6.  Hire the Best Vendors You Afford.  This can literally make or break your project.  It can certainly cause a ride on the emotional roller coaster that you don't want to be on. The caveat, "you get what you pay for" rings so true when it comes to renovations.  Not always, but mostly.  There is often a huge difference in the caliber of service and skills depending on the budget allotted for your contractor services.  So know what you're getting for your money.  Are they a turn and burn contractor that books multiple projects back-to-back and their objective is to get in and get out as soon as possible? or will they take the time to do what it takes to provide you with a seamless result?  Can they handle issues that will inevitably arise or will they just complain that that wasn't part of the contract and you're stuck with an unfinished project.  You're relying on their expertise, make sure they actually have what you're relying on.7.  Expect Hiccups.  When they say it will always take longer and cost more than you expect, it's true.  Know and expect that it will happen and prepare for it.  With renovation, you don't know what lies beneath until you remove it.  What you assume should be a simple change is not always so simple.  For example, in the recent condo project we purchased a new light fixture to replace the existing one.  Who would have thought that the junction box wasn't centered?  There's no way we  would have known until it was removed.  It wasn't a huge deal, but it did require the electrician to move the junction box and then the painting contractor had to repair the drywall and paint before the electrician could install the new fixture.  Floors are not level, walls are not straight, drains don't line up, stairs are uneven and the list goes on.  Don't freak out...it can all be fixed.  The right contractor (and in my case as the Designer) will help with the troubleshooting and the offer the right solutions.8.  Pad the Schedule.  This a follow-up to Tip #7, when I said "know and expect that delays are going to happen so prepare for it".  I advise that before the project begins, you work with your contractor to put together a construction schedule which outlines day-by-day what is going to happen so there is an estimated end date.  So for example, if your expected completion date is 4/30, you should reverse engineer every activity and schedule it starting with demolition through house cleaning.  From there, allow for a minimum of a one week delay, possibly two weeks depending on the magnitude of your project, but if you follow each of these steps and order your materials well in advance and have them all ready and available for installation and you hire the right people to assist you with your project, you're insuring a more successful result.I hope you found these tips helpful and you put them to good use in your next renovation project.  They are derived from real life experience.  I love renovations, but they do come with their challenges.  If you find yourself in quicksand, ready to pull your hair out because you're in the midst of the renovation from hell, perhaps I can help.  Feel free to contact my office to explore our project management services  or even if you just need a quick consultation.Cheers to a Successful Home Renovation!!