Renovation planning guide: 9 steps to follow before you start

Whether you're planning on renovating for profit, or are aiming to transform your house into the family home of your dreams, renovating any abode is a monumental task.

To help make the process easier, we've pulled together the ultimate renovation planning guide to start you off on the right foot.

Renovating your home, no matter how big or small, requires a serious amount of attention paid to all the details. But, if you set yourself up properly with a clear plan in mind you can definitely spare yourself some of the headache.

Here are the 9 essential steps to follow before you pick up the tools.

SET OUT YOUR RENOVATING GOALS

It's important to know what you want to achieve with your renovation and why.

If you're renovating to avoid moving, the work you do now should still service your needs in a few years' time. Think about how many bedrooms and bathrooms and how much living space you'll need in the future, particularly if you have a growing family.

If your renovation is motivated by increasing the value in your property, talk to a local real-estate agent. Ask what sort of properties are sought after in the area and what you could do to improve your home.

When it comes to renovating for profit, there are some areas to focus on that add more value to your home than others, so you'll want to plan your budget accordingly.

If you're restoring an old property to give it a new lease of life, remember that these often hide major structural issues. Allocate a good portion of your budget for any surprises that might be unearthed.

ORGANISE YOUR DEVELOPMENT APPLICATION

"Generally, most extensions of property, and sometimes renovations, require a Development Application/Assessment (DA). However, depending on your local council, sometimes you can gain fast-tracked approval for work, such as adding a new bathroom right up to building a new house, either from council or a private certifier. 

Don't speculate on the approvals you'll need. Find out for sure by contacting your local council, state planning authority or a consultant town planner.

BE REALISTIC ABOUT HOW MUCH YOU CAN AFFORD

Get quotes in writing from at least three builders and be clear about what these do or don't include. You can expect to pay around 45-50 per cent of the cost on materials, 30-35 per cent on labour and 20-25 per cent on fees, taxes, GST and levies. Remember to include additional costs such as storage and council permits. 

ENLIST THE EXPERTS

If you need help with the design of your home or are working with a challenging building, architects can save time and money. Expect to spend around 10 per cent of your budget on their fees.

If this isn't the case, a draftsperson or building designer can draw up your plans, but make sure the drawings comply with building and planning regulations.

Many builders will also project-manage works, so when you ask for quotes, ask whether this service is included or if you're expected to do it yourself or hire a separate project manager.

An interior designer will make sure your home looks flawless, but they can be pricey. If you're on a budget and are willing to trawl the shops (and the web) to find the materials you're looking for, an interior designer might not be an essential part of your renovation.

AVOID OVERCAPITALISING ON YOUR RENOVATION

The number of adults and children who will live in the house, and how long you plan to stay there, affect decisions about how many bedrooms and bathrooms you'll need. If you're considering adding two or more bedrooms, think carefully about whether you'll be overcapitalising.

Some experts believe you shouldn't spend more than 10 per cent of your home's value on a renovation, but if you're planning to live in the house for 10 years or more, this may mean overcapitalising in the short-term.

ADD VALUE TO YOUR HOME WITH CAREFUL PLANNING

Even if you're not planning on selling your home immediately, still consider how a reno could increase its value.

A good rule of thumb is to spend around 10 per cent of the value of your home on a kitchen reno and around five per cent on a bathroom reno. Good-quality, neutral-toned benchtops and splashbacks such as concrete or Caesarstone appeal to buyers. Under-cabinet lighting makes kitchens look expensive. High or mid-range appliances, particularly in stainless steel, add value to a property. And storage is valued by buyers.

INVEST IN QUALITY KEY MATERIALS

Good-quality materials will extend the life span of your home and could also save you money in the long run.

Think about factors such as sustainability and environmental impact, structural capability, thermal performance, sound insulation and fire, vermin and moisture resistance.

Lightweight framed construction (using steel and timber) is Australia's most popular construction system and can boost the environmental performance of a home. Many people recycle materials from an old part of their house.

Internally, think about the durability that splashbacks, benchtops and flooring will have.

DECIDE ON A DESIGN STYLE

Are you aiming for a modern look, or would you prefer a period feel? If you're extending an existing property, do you want it to blend in or look like a modern addition?

The interior design style you choose to run with will have a bearing on the internal and external materials you choose.

Walls, floors, roofs, windows and doors all need to tie in with the look you're after, whether its an industrial style or something a bit more colourful.

Think about how the place will look as a whole rather than one room at a time. This sort of holistic planning, including how you'll furnish the renovation once it's complete, will give you a consistent look.

STAY ON TRACK OF YOUR PAPERWORK

Even if you've hired a project manager, you'll still need to keep track of costs and timelines. Keep invoices, receipts, contracts and plans safe and organised, and make notes in your calendar about deadlines you need to meet so the project will run smoothly.

If you're managing the project yourself, write a diary of what's happened onsite each day. This helps ensure the renovation is on track and also gives you specific dates to refer to if problems arise with tradespeople or deliveries.

Unforeseen delays, hidden costs and shoddy work can all happen during a renovation. Build a 15-20 per cent buffer into your budget to cover unexpected costs.

Before starting work, talk to your home and contents insurer. Many have exclusions for water damage during a renovation, and some will suspend cover if your home isn't properly secured.

Ask your builder if their insurance covers the whole building or just the part they're working on. If you have an issue with a contractor, tell them in writing what your concerns are and explain how you'd like the problem fixed.

Source - Homestolove.com.au