Avoiding Renovation Hell
So you're thinking about doing some renovations to
your older home, but have heard some real horror stories about wild
cost overruns and jobs that have gone on forever. How can you help
ensure that your project comes in on time and within budget, and
doesn't disrupt your lives?
Because they involve so many variables, household
renovations are among the most difficult building projects to plan for.
Setbacks can come from many sources—contractor inexperience,
uncooperative weather, lack of personal preparedness, or too high
expectations for a given budget are common problems—and can blow
schedules and budgets out of the water. Fortunately, there are a number
of positive, concrete actions you can take to greatly improve your odds
of having a rewarding and affordable renovation experience
Design/Scope of Your Project
The first step begins with the design of your project. Not only is this
your chance to convey your dreams and desires into built form, but it
also is where you will tailor the scope of the renovation to your
budget and to how much you are willing to be inconvenienced.
The crucial starting point is a careful assessment
of how your house is put together. Then, working with a competent
designer, you can look at alternative ways to acheive the effects you
want. It is also helpful to incorporate flexibility: if costs mount up
or surprises occur during construction, this will provide you some room
to manoeuvre. Ultimately, though, to be more certain about how much
things will actually cost, it is better to ask those who will actually
be doing the work...
Which Brings Us to the Contractor...
There's a lot out there but how do you choose? Being your own
contractor can save significant amounts of money, but only if you both
have the time and some knowledge of construction and the sub-trades.
The builder should be matched carefully to your design—what is his or
her the level of craft and willingness and ability to follow the
drawings.
Check the references of anyone you are interested
in hiring. Ask for at least their two most recent customers; call them
and see the builders' work for yourself. What was their experience?
Also, ask to see a project that the builder feels is the best example
of his or her work. Communication is essential. Do you feel you can
talk to this person, can you relate?
You should decide whether to proceed on a
cost-plus basis (where the builder works hourly and materials and
sub-trades are paid for directly by the homeowner) or a fixed-price
contract (where the builder agrees to do the job for a set fee). Both
have advantages and drawbacks. Cost-plus is generally more economical,
but has no guarantees; fixed price offers peace of mind, but most
builders will pad their estimate to accommodate unforseen problems,
which may or may not occur. When getting estimates from a number of
builders, to provide a basis for sound comparison make sure that each
covers all the same things.
How Prepared are You?
The third area in which you can make a difference is in personal
preparedness. Even with careful planning, cost overruns are sometimes
unavoidable. Always try to have some funds—10 to 20% is
recommended—available for contingencies.
If the renovation is extensive, you should
consider finding alternate accommodation. Living in the midst of dust,
noise, and workers day after day just compounds all the other stresses.
If you do check out for a while, try to stay where you don't need to
vacate on a certain date. Things have a way of taking longer than
expected.
Once the project is underway, you must bear in
mind that any significant changes you request will often cost extra.
Also, particularly in older homes nasty surprises often lurk under a
floor, or in a wall or roof cavity: rot, insects, totally inadequate
structure, skeletons... Have some cash in reserve for these, or be open
to reconsidering the design in light of the new findings.
Regularly scheduled meetings during the project
(weekly is advisable) can help you to keep abreast of progress and the
rate at which your money is being spent. Regular meetings will also
allow you an opportunity to help move the process along.
Finally, to prevent interminable delay at the
finishing stage, a holdback of 10 to 15% of what is owed to the builder
will be an incentive for a speedy finish, as well as insurance that all
suppliers and sub-trades will be paid in full.
In conclusion, renovating cannot help but have an
effect on your life. With some careful planning and forethought, and
close attention along the way, you can come out the other end with your
hair, your shirt, and a nice new living environment!
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Copyright 2004
John Gower and BC Mountain Homes
Vancouver, B.C., Canada
Toll-free:1-877-366-2502
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