Pre-Renovation Planning Checklist

Most renovation work requires building permits. Check with local building department before starting. Working without permits can cause problems when selling.

1. Contact local building department — describe your project and ask what permits are needed

2. Check HOA rules if applicable — some changes need HOA approval

3. Verify setback requirements if adding square footage

4. Check if historic district rules apply

5. Determine if architectural plans are required (usually for structural changes)

6. Budget for permit fees (typically 1-2% of project cost)

7. Understand inspection requirements — what inspections will be needed during construction

8. Check if asbestos/lead testing is required before demolition (pre-1978/1980 homes)

- Starting work without permits (must be torn out if discovered)

- Not checking HOA requirements (forced to undo work)

- Violating setback requirements

- No permits makes home hard to sell or insure

- Not budgeting for permit timeline (can take weeks to obtain)

- Skipping required testing for hazardous materials

Set a realistic budget with 15-20% contingency for unexpected issues. Get multiple detailed quotes. Understand payment schedules.

1. Get at least 3 detailed written quotes from licensed contractors

2. Compare quotes item by item — are they quoting the same scope?

3. Add 15-20% contingency for unexpected issues (hidden damage, code upgrades)

4. Understand payment schedule — never pay more than 10% upfront, or cost of materials

5. Budget for temporary housing if needed (kitchen/bathroom remodel)

6. Factor in permit fees, design fees, and inspection costs

7. Get material costs separately from labor if possible

8. Identify what could increase costs (old wiring, plumbing, structural issues)

- No contingency budget (every renovation has surprises)

- Paying too much upfront (no leverage if contractor underperforms)

- Comparing quotes with different scopes (not apples-to-apples)

- Not accounting for hidden costs (permits, temporary housing, meals out)

- Choosing lowest bid without understanding why it's cheaper

- No written contract or vague scope of work

Understand the typical renovation sequence. Plan for lead times on materials. Set realistic timeline expectations.

1. Understand the typical sequence: demo → rough-in (electrical, plumbing, HVAC) → insulation → drywall → finish work → fixtures → final

2. Order long-lead items early (windows: 4-8 weeks, cabinets: 6-12 weeks, special tile: 4-6 weeks)

3. Plan for inspection hold points — work stops until inspector approves

4. Add buffer time for weather delays (exterior work) and material delays

5. Coordinate with subcontractors — each trade needs to come in sequence

6. Plan for living arrangements during construction

7. Set a realistic end date — renovations almost always take longer than estimated

- Not ordering materials early enough (delays entire project)

- Not understanding inspection hold points (work halts)

- Unrealistic timeline expectations

- Not planning for living without kitchen/bathroom

- Subcontractors not coordinated (idle time between trades)

- Weather delays not accounted for in exterior work