The three types of renovation and how to plan for them
Starting a renovation is incredibly exciting, especially when you’ve been waiting forever and the time is finally right. If you find yourself tempted to head to Home Depot, buy a mallet, and dive right in, you’re not the first. (Trust me, I’ve seen it more times than I can count.)
But that’s the worst thing you can do — and a sure path to finding yourself overwhelmed and over budget. In fact, a recent Houzz survey shows that 34% of homeowners come in over budget on their renovation projects. And that doesn’t include the additional 27% who didn’t even have a budget to start with! 😱
The truth is that not all renovations are created equal. It’s easy to oversimplify something that is actually very complicated and requires a lot of planning. If you don’t start with a clear understanding of your goals (and what your limits are), your project can quickly spiral out of control.
So today I want to talk about the three major types of renovations and what they involve. Each type involves a different type of complexity and things for you to think about as the homeowner. You’ll also probably be involving different types of professionals. These things have a huge effect on your budget, timelines, and the level of disruption to your home.
We’ll go from simplest to most complex. And keep this rule of thumb in mind: the more you can reduce the complexity of your project, the easier it will be to anticipate issues and manage your budget and time.
Reno Type #1: Remove & Replace
A remove and replace renovation means that you’re not moving walls or changing the structure of your home. This can be as simple as a coat of paint all the way to replacing the kitchen cabinets or reorganizing the existing footprint. You might replace windows and doors, but you’re not moving their location.
You may aim to do some or all of this project on your own. Professionals you might involve in this type of project are likely specific trades and specialists like plumbers, electricians, and painters.
My top planning tip: Avoid scope creep by thinking through the what-ifs
It’s very easy in a renovation for small changes to have a domino effect, causing unexpected issues or additions that drive up time and cost on your project. This is known as scope creep. It’s one of the biggest risks you’ll need to manage in any renovation. Thinking ahead and drawing a boundary at where you’ll stop is essential.
Ask yourself — what does the thing I’m changing touch? Make an actual list (yes, with pen and paper) of all the things that touch or intersect with the thing you’re planning to change. Then, have a conversation about what you’ll do if that area is affected.
Let me give you an example. Say you want to replace the carpets in your living room with hardwood. In this case:
Flooring touches baseboards and door trim. Carpet is thicker than hardwood and you might find yourself with a gap between your new floor and the baseboards and door trim. Now you have to replace the baseboards and probably repaint as well.
Baseboards touch drywall. Will you patch or replace drywall if it gets torn as you pull off the baseboards? Will you need to repaint?
Your living room touches other rooms. Will you extend the flooring into those rooms? If so, what does the flooring touch there — cabinetry, tile? How will you handle the impact on those spaces?
Give yourself time to think through these scenarios and what-ifs. Take at least a month to game things out, research your options, and decide how you’ll handle them. It might feel frustrating or unnecessary during the planning stage — but it will save you so much stress and unexpected cost in the long run.
Reno Type #2: Renovate in Footprint (Gut and Go)
Now we’re getting into major renovation territory. “Renovating in footprint” means stripping the space down to its bones in order to reconfigure things — but always within the existing footprint of your home.
This can involve significant changes to the layout, like moving (or removing) walls and rerouting your plumbing or electrical systems. What’s not included is adding any new square footage. You’re working entirely within the boundaries of your current structure.
There’s a big jump in complexity here. This type of work often requires permits and the expertise of multiple trades to make sure everything is up to code - most commonly plumbing, electrical, and HVAC. It could also include structural elements for support if you’re moving or getting rid of walls.
Professionals you’ll involve in this project will almost certainly involve the trades or other experts like engineers, and potentially a general contractor as well. It’s not uncommon to also involve interior designers for projects of this scale.
My top planning tip: Don’t oversimplify
This type of project is the most dangerous to embark on without significant pre-planning and pre-budgeting. I can’t tell you how many times I’ve seen a homeowner say, “We can do this ourselves,” followed by panic as the actual scope of the project becomes clear.
This goes back to the scope creep exercise we talked about already. Follow the same exercise and game out the domino effect of the changes you’re planning. It’s easy to know where you’ll start — focus instead on being very clear on where you’ll stop.
But beyond this, don’t underestimate the amount of cost, time, and expertise that’s required to take on a renovation of this scale. Opening up walls and moving things around is risky because you don’t know what you’ll find — but once you find it, you have to fix it.
Pre-planning will serve you very well here. Try to anticipate any issues before they arise and do what you can to mitigate them in advance. For example, if you suspect that you’ll have asbestos in your home, get various spots tested before the project begins. You’ll still have to pay to have it dealt with — but at least you can build it into your budget and timeline. That’s how you save money and stress.
Reno Type #3: Add to the Footprint
This is the most complicated of all renovation types. It involves everything we’ve already discussed plus adding new space onto the house. This involves permitting, forming, exterior construction, drainage, and other complex systems.
With the other renovation types, you’re starting from the inside. With this kind of project, you’re starting from the outside. It’s like renovating and building a new house at the same time.
Because this is the most complex type of renovation, it’s also the most expensive and time consuming. Plan to engage all the trades you’d expect with a new house build, as well as a general contractor. Depending on the scope of the project, you may also look at bringing in an architect or interior designer.
My top planning tip: Treat this like a new build
The complexity of this kind of renovation will take a lot of flexibility on your part. Expect the unexpected and be very clear on what the worst-case scenario is. You may well encounter it! Not only are you dealing with all the challenges of building a new space, but you also have to contend with the complications of exposing any mistakes or out-of-code elements in the old space. These will need to be upgraded to blend seamlessly with the new construction.
Pre-planning is absolutely crucial, and will take the most pre-construction effort of all the renovation types. It will help you manage your expectations and the inevitable surprises that come with a project of this scale. Take a look at our complete guide to building and renovating for homeowners to start thinking about the planning process.
My best advice
Renovations can add so much value and joy to your home — but they can also be a huge source of stress and financial pressure. No matter the size of your project, here’s my advice on how to get the results you want and save your sanity in the process.
Make a plan (a realistic one)
Renovating will cost you twice as much and take three times as long as you think it will, unless you have done your research, made a plan, and are monitoring your budget accordingly. This is true no matter the size of your project. Not sure where to start? Start here.
Plan for scope creep
This applies to every type of renovation so I’m saying it again. No matter how well you plan, renovations often have a way of bleeding beyond what you expected. Try to think three steps ahead and anticipate the what-ifs. Before you start, be clear on where you’ll stop. And protect yourself from surprises by setting aside a contingency budget and allowing extra time in your schedule.
Put quality before speed
Do not rush through this! It’s tempting to dive into a renovation, or to rush through it when things get frustrating. But cutting corners can lead to poor results, unexpected surprises, and more problems down the road. Invest in good material and expert support, even if it means extending your timeline.
