Journal

Renovations have a reputation for running late and over budget. In our experience, most of the stress comes from decisions made too late — not from the building work itself. Here's how we plan renovations so that the surprises stay small.

1. Decide the big three early

Layout, structure and services (plumbing, electrics, heating) should be fixed before anything else. Changing them once works have started is where most budgets break.

• Walls you want to move or remove
• Where water and drainage need to go
• Heating and ventilation strategy

“The cheapest change is the one you make on paper.”

2. Order long-lead items first

Windows, kitchens and custom joinery often take 8 to 14 weeks to arrive. We order them as soon as drawings are approved, so they arrive just as the site is ready for them.

3. Keep a 10% contingency

Old buildings hide things. A contingency is not a sign of poor planning — it's what lets you say yes to the beautiful beam you find behind a ceiling.

What can wait?

Paint colours, door handles and most furniture can be chosen once the walls are up. Seeing the real light in the room makes those decisions easier and better.