Tag Archive for: preparations prior to renovation

A successful renovation is usually decided well before the first wall is opened or tile is removed. Knowing how to prepare for home renovation means making the key decisions early: what you need the home to do better, what you can spend, what approvals apply, and how your household will operate while work is underway.

For Sydney homeowners, preparation also needs to account for council requirements, heritage controls in some suburbs, site access, neighbouring properties and the age of the existing home. A clear process reduces avoidable variations, protects your budget and gives your builder the information needed to deliver quality work.

Start with the problem, not the product

It is easy to begin with a kitchen image, a new freestanding bath or a preferred paint colour. These choices matter, but they should follow a more practical conversation about how your home currently falls short.

Consider what is driving the project. A growing family may need another bedroom and better connection to the backyard. A dated home may require a full internal renovation to improve storage, light, ventilation and energy performance. In an older property, deteriorating plumbing, wiring, roofing or foundations may need attention before cosmetic upgrades make sense.

Write a simple project brief that separates essential outcomes from desirable extras. Include the rooms involved, the way you want each space to function, likely finishes, and any non-negotiables such as maintaining access, preserving heritage features or completing work before a family event. This brief becomes the reference point when design decisions and budget pressures arise.

Set a realistic budget with a contingency

A renovation budget is more than the builder’s construction price. It should allow for design and consultant fees, approvals, surveys, selections, site preparation, construction, and the cost of temporary living arrangements if required. Furniture, appliances, landscaping and window coverings can also sit outside a building contract, depending on the agreed scope.

Set a total investment limit first, then work with a builder or designer to test whether the proposed scope fits it. If it does not, reduce or stage the scope before construction documentation is finalised. It is generally more cost-effective to simplify a design early than to remove work after trades have been booked and materials ordered.

Keep a contingency for conditions that cannot be fully known before work starts. This is particularly relevant in Sydney’s older homes, where demolition can reveal termite damage, outdated wiring, water damage, asbestos-containing materials or structural issues. The appropriate amount depends on the age and condition of the house and the complexity of the renovation, but it should be a genuine reserve rather than money already allocated to upgrades.

Transparent pricing is essential. Ask for a detailed quote that identifies what is included, what is excluded, allowances for items not yet selected, and how variations will be priced and approved. A low headline figure is not useful if significant parts of the work have been left undefined.

Confirm the scope before seeking final prices

The more complete the information, the more reliable the quote. A full renovation or extension should be supported by drawings, specifications and enough detail for the builder to understand structure, finishes, services and site requirements.

Before finalising your plans, consider the decisions that commonly affect cost and timing:

• whether walls are structural and require engineering
• the location of plumbing, drainage, electrical and air conditioning services
• window and door sizes, particularly where they affect energy compliance
• kitchen, bathroom and laundry layouts, including appliance requirements
• flooring, joinery, tiles, tapware, lighting and other owner selections
• external works such as decks, retaining walls, drainage, driveways and landscaping.

You do not need to choose every decorative item on day one. However, the layout, performance requirements and quality level should be clear. Changing from a standard-size window to a custom opening, or moving a bathroom after rough-in, can create unnecessary cost and delay.

Allow for existing-home investigations

Do not assume an existing home will behave like a blank block. A pre-construction assessment may identify access constraints, uneven floors, dampness, roof issues, service locations or structural changes made by previous owners.

If the property was built before the mid-2000s, discuss the potential for asbestos with a qualified professional before demolition is planned. Where asbestos is identified, removal must be managed in accordance with NSW requirements. This is a safety and compliance issue, not a task to leave to chance.

Understand approvals and compliance early

Not every renovation requires the same approval pathway, but many projects need formal approval before construction can begin. Depending on the work, your project may involve a Complying Development Certificate, a Development Application and Construction Certificate, or other approvals. Heritage-listed properties and homes in conservation areas can have additional planning considerations.

Your builder, designer and certifier should help clarify the pathway, but homeowners should understand the likely programme impact. Approval timeframes are not always within a builder’s control, and work should not be scheduled around an assumed approval date.

Compliance also extends beyond planning approval. Structural work, waterproofing, electrical work, plumbing, fire safety and energy efficiency all need to meet relevant Australian standards and regulatory requirements. A properly managed renovation plans for these requirements from the outset rather than treating them as late-stage paperwork.

Choose a builder for process, not just price

A renovation involves more than carpentry and finishes. It requires co-ordination between designers, engineers, certifiers, suppliers and multiple trades, often within a lived-in home. The right builder should be able to explain how this work will be planned, supervised and communicated.

When comparing builders, ask how they manage site supervision, programme updates, variations, quality checks and handover. Confirm their licence and insurance arrangements, and make sure the contract clearly sets out the scope, payment schedule, timeframe, allowances and process for approving changes.

For larger projects, an end-to-end model can reduce the burden on homeowners. H.E.A.R manages the process from early planning and approvals through construction and final handover, helping clients avoid the gaps that can occur when separate contractors are expected to co-ordinate themselves.

Price remains important, but it should be assessed alongside detail, experience and accountability. A comprehensive quote from a builder who has understood the site and documentation is usually a stronger basis for decision-making than a quick estimate with broad assumptions.

Prepare your household and site for construction

A well-planned site helps trades work safely and efficiently. Before work begins, agree on access points, parking, rubbish removal, material storage, working hours and protection for areas that will remain in use. Sydney sites can be tight, so practical details such as where a ute can park or how materials will be brought through the property matter more than many homeowners expect.

Decide early whether you will remain in the home. Staying can be practical for contained work, such as a single bathroom renovation where another bathroom is available. It becomes more difficult during major demolition, structural alterations, a full kitchen renovation or work that interrupts water, power, security and safe access.

If you stay, pack and relocate valuables, documents, fragile items and furniture well away from the work zone. Establish a temporary kitchen if needed, protect pets, and allow for noise, dust and occasional service interruptions. Your builder should explain site safety requirements, but household routines need to be planned by the people living there.

Communicate with neighbours before work starts

A brief, respectful conversation can prevent unnecessary tension. Let neighbours know the expected start date, likely duration, working hours and any temporary impacts such as scaffolding, deliveries or shared-access considerations. They may also raise issues you need to know about, including boundary access or existing drainage concerns.

Your builder should manage formal notices and site conduct, but early communication shows consideration and makes day-to-day construction easier for everyone.

Finalise selections to protect the programme

Late selections are a common cause of delay. Some tiles, appliances, lighting, tapware and custom joinery have long lead times, particularly if they are imported or made to order. Confirm availability before falling in love with a product, and ensure the selected item works with the approved design, service locations and budget.

Create a selection schedule with product names, finishes, quantities and supplier details. Keep all decisions in writing. If you change your mind, ask for the cost and programme impact before authorising the variation. This protects both your budget and the construction schedule.

Agree on communication and handover expectations

Before the build starts, know who your day-to-day contact will be and how often you will receive updates. Regular communication should cover work completed, upcoming activities, decisions required, weather impacts and approved variations. It is far easier to resolve a question promptly than to revisit completed work.

At handover, allow time for a thorough walkthrough. Identify any outstanding minor items, collect warranties and relevant compliance documentation, and understand how to report issues after completion. Quality craftsmanship includes the finish, but it also includes a clear close-out process.

The best preparation is not about predicting every surprise. It is about building enough clarity into the scope, budget, approvals and communication process that surprises can be handled properly when they arise.