Renovations rarely fail because of one bad decision. They come apart when decisions are made in the wrong order.
1. Define the outcome
Write down what the finished house should let you do that this one does not. Keep it about function, not products.
2. Set the budget and the contingency
Decide the number, then hold back ten percent of it. Know which parts of the wish list you would cut first.
3. Choose the contractor
Do this before you finalise design, so the plan is drawn by someone who knows what it costs to build.
4. Resolve the layout
Walls, openings, plumbing locations and traffic flow. Get this right before spending time on finishes.
5. Make your selections
Cabinetry, counters, tile, fixtures, flooring, paint and appliances, chosen and confirmed before demolition rather than during it.
6. Sign a proposal you understand
Scope, allowances, payment stages, schedule and how changes are handled, all in writing.
7. Permits
Submitted and approved before work begins on anything structural or mechanical.
8. Prepare to live through it
Decide where you will cook, where the dust barriers go, and where the family will be. This is worth planning rather than improvising.
9. Build
Expect a rhythm of fast visible progress followed by quiet stretches while inspections and long-lead items catch up.
10. Walk the punch list
Go room by room in good light. Say everything now. Then collect your warranties and manuals before the final payment.
