From the moment we purchased this house, we knew there were some major things we wanted to do to it. And, unlike our previous home, the bones, lot size and home value could warrant us investing in some projects that would give us the home we wanted. I could see the possibilities beyond the quirky layout and cheap cabinets. Like many homeowners, I felt both exhilarated and overwhelmed by the prospect of a major renovation. That’s when I learned the most valuable lesson: before the first tile is removed or cabinet dismantled, a thoughtful home renovation checklist becomes your roadmap to success.
Your home tells your story, and a major renovation project is like the beginning of a new chapter. As exciting as it is, the journey requires careful orchestration of dreams, decisions, and details. Let me guide you through creating a comprehensive pre-planning home renovation checklist that will help as you undertake a major renovation.
First, Define Your “Why”
Before diving into the logistics, take a moment to connect with your deeper motivation. In my case, it was about getting a more functional kitchen – and a kitchen that fit with the rest of the house. Beyond having a kitchens_of_insta- worthy kitchen, it was about better utilization of the space and having a kitchen that fit with, and elevated the rest of the house. That “why” guided most decisions that followed.
The deeper you get into the project, you may have to re-negotiate these with yourself. When you do have to make tradeoffs, it helps to have a clear vision up front, so start by documenting:
What isn’t working in your current space? In our house the 90’s kitchen was situated and the narrowest end of the room, by the back door. It wasn’t a huge space, but we knew we could better utilize the footprint.
How you envision using the renovated area? “Form follows function.” Really thinking through the functionality of the space will guide “form” or design.
Which elements of your daily routine need improvement? Think through and document the things that bug you about your current space. For me it was that there was no anchor point. If multiple people were in the kitchen, they would have to do an awkward do-se-do dance as the cook (me) tried to manuever the kitchen.
What emotional response you want the space to evoke? Said differently, how do you want to feel in the space? My answer was “calm”.
Financial Framework
Creating a realistic budget isn’t just about numbers – it’s about prioritizing what matters most to your family. Your home renovation checklist should include:
Total budget allocation – What do you have to spend for the entire project? Think through everything from architect/designer fees, contractor fees (including all the subs). Then account for appliances, fixtures, tile, flooring, countertops, etc., etc.
Contingency fund — I can promise you that the project is going to cost more than you think going in. It’s just the reality. And once you get into construction, you’ll be faced with micro decisions that will each cost money. Keep in mind your overall vision when making these decisions – some will be tradeoffs you’re willing to make. Other’s may compromise your vision and won’t be worth it. A good starting point for your contingency fund is 20%.
Breakdown of costs: materials, labor, permits, temporary housing, etc. – I didn’t create a spreadsheet until well into the process and I wish I had started there. When you get into the thick of construction, things will be coming at you fast. I ended up having to create a spreadsheet that captured what I had already paid for, what the overage was, when I approved it, etc. If I had this going in (created from the original estimate) it would have been easier to keep track of while deep in the construction. This blogger actually has a good .xls format that she shares here.
Priority list of must-haves versus nice-to-haves – Somewhere along the way, you will likely have to make tradeoffs. It’s best to be really clear on what your “lines-in-the-sand” are going in.
Quotes from at least three contractors – Try to create some way you can compare apples-to-apples. And, even if this is being driven by your architect/designer, participate in all the meetings. I always learn something from each contractor and estimate.
Timeline and Logistics
Renovation disruption is temporary, but proper planning makes it more manageable. Consider:
Ideal start and completion dates – I had originally wanted to host Thanksgiving in our new kitchen. I quickly found out that I could do that…but the year after next!
Season-specific considerations – Part of the Thanksgiving trade-off was being able conduct our renovation in the summer/fall months. This meant we could grill out, contractors could do work outside, etc.
Family events or commitments that could impact timing – We started demolition the day after our daughter’s high school graduation party. By 9:00am the old cabinets were in the backyard for pick-up (someone bought the entire kitchen and re-used everything).
Temporary kitchen or bathroom arrangements – As I wrote about here, I believe having a functional temporary kitchen truly made the process livable and even enjoyable.
Storage solutions for displaced items – We packed up all but the truly necessary kitchen items, those went into the temporary kitchen. Everything else was a surprise when we finally unpacked (and we realized we didn’t need half of what we had).
Materials Availability — Be sure to check the availability of all the major items that your design rests on. For example, our panel-ready Sub-Zero refrigerator had a 1-year lead time. In another instance, a delay with the pocket door for the pantry postponed finalizing cabinets, countertops, etc. in the pantry – forcing the cabinet maker to make multiple trips, for which we were ultimately charged.
Professional Partners
Building your renovation dream team is like casting actors for a play – each role is crucial to the final performance. You will be spending months of your life with these people; they will be in your home each day (usually by 7:00AM). Research, interview and speak with references for:
Architects or designers — Our area does “Kitchen Walk” fundraisers, which are a great way to meet kitchen designers, see their work and, talk to homeowners.
General contractors – If you’re working with an architect or designer, they will likely have a short-list of contractors they like working with. For me, I wanted to know that communication would be timely and clear. And, trust and likability was a key thing. Again, they are essentially in your home for months on end.
Specialized subcontractors (plumbers, electricians) – Most subcontractors will be vetted by your contractor. They need to stand by their work, so this is a trickle-down category. If you trust your contractor, they are going to likely choose “subs” that they trust.
Permits – In most cases your contractor will handle permits and inspections. If not, you will need to work closely with them on when, how and with whom you need to coordinate at your local government.
Design and Materials
This is where your home renovation checklist becomes deeply personal. Your designer or architect can guide you toward materials that might give the same design feel, but at a lower price point. Create a design folder (digital or physical) containing:
Inspiration images and mood boards – For me, I’d been dreaming of my ultimate kitchen so long that I had magazine pages, Houzz files and Instagram posts saved.
Material samples and swatches – Start collecting things like tile samples early. You will probably change your mind on many of them as the entire project comes together, but great to have a starting point.
Specific product selections (appliances, fixtures, lighting) – again, check timing and availability and work that into the overall timeline.
Permits and Paperwork
While not the most exciting part of renovation, proper documentation prevents headaches later and will even save you money:
Plat of Survey – This is a survey of your property that you probably received with the closing document. The architect and the contractor will need this when completing drawings and applying for permits. Locating it ahead of time will save the time and money or hiring a surveyer to create a new one.
Required building permits – your contractor will generally handle this, but if not visit your town’s offices to see what the requirements are.
Contractor licenses and insurance verification – Your contractor should give you an overview of the insurance policies they carry.
Written contracts and change order procedures – Make sure you go through the contract and understand what’s included in each line item. This will help down the line when they come at you with overages.
Construction timeline with payment schedule – It is vitally important for you and your architect/designer to understand the timeline and where the dependencies are. Pay special attention to those dependencies – if someone down the food chain doesn’t meet their deadline it will cost YOU money. And worse, your contractor, who is paying his workers, may decide he needs to divert a team to work on another job.
Communication
Clear communication transforms renovation stress into shared excitement. Establish:
Primary point of contact for contractors –This person will have to be available throughout the day and make on-the-spot decisions.
Preferred communication methods and times – Is the primary contact available during the day, working from home? I was working from home during our renovation and it made for being able to keep a keen eye on everything; point out things and get immediate correction on them.
Photo documentation system — This sounds more formal than it is, but take photos of every stage. You will be surprised how frequently you go back to these photos. Additionally, take photos of plumbing and electrical before it’s all covered with drywall. Down the road, there will be a time when some plumber or contractor wants to know what the pipe configuration is behind the wall. That photo is much easier than opening the wall and will save you hundreds of dollars.
Safety and Security
Protecting your home and family during renovation requires forethought:
Dust containment strategies – Talk to your contractor about how they plan to keep the dust and debris to a minimum. Our contractor configured secure plastic walls with zip entries which did the trick. That plus a good sweep at the end of the day kept things pretty clean.
Security measures during construction – You may need a temporary door or fence to secure your location. This is both a safety and liability issue –think through it ahead of time.
Safe storage of valuable items – You will have multiple strangers in and out of your home during this phase. It may be worth investing in a small safe to keep any valuable locked up and in one place.
Post-Renovation Prep
Looking ahead to project completion keeps you focused on the finish line:
Final inspection checklist and punch list – go through everything and make sure all work is done to your satisfaction; create a punch list for any additional fixes.
Clean-up expectations – You will be moving back into areas of your home, make sure all parties are clear on what “move-in ready” means.
Warranty and maintenance documentation – Throughout this process you will accumulate piles of brochures and warrantees for random things that have been installed during the renovation. Keep them all together in one place. You never know when you’re going to need to refer to one –and it’s best to have one place to look
Before and after photos – Make sure you capture extensive before and after photos. It will make the renovated space seem so much more dramatic when you show the space off.
Remember, a home renovation checklist is more than a simple to-do list – it’s a living document that evolves with your project. Ours became a bit of a touchstone, guiding us through the entire process.
The most beautiful renovations aren’t just about selecting the perfect tile or the latest appliances. They’re about creating spaces that enhance your daily rituals, honor your family’s needs, and reflect your personal story. When our renovation was complete, seeing everyone congregate around the island as I cooked – with plenty of room for everyone and no awkwardness made it all worth it.
I truly believe this renovation checklist charted the course for a successful renovation.
WETSU! WETSU!
XO JT
