Every renovation has two budgets — money and time — and both are decided much earlier than most people think. Here is how to plan each of them realistically.
Where the money goes
A renovation budget is more than the builder's quote. Allow for professional fees (architect, structural engineer and, on larger projects, a quantity surveyor), council submission fees, the building work itself, finishes and fittings you'll choose along the way, and a contingency. In an existing house the contingency matters: until walls are opened, nobody knows exactly what is inside them.
Kitchens, bathrooms and structural changes — moving walls, adding a storey, new roofs — cost the most per square metre. Opening a house to its garden with a covered patio is often the best value for the change it makes to daily life.
The timeline, stage by stage
- Brief and measure-up. We agree what you need, and I survey the existing house.
- Concept design. Sketch plans and, where it helps you see it, a hand-drawn artist's impression. This is where changes are cheap, so take your time here.
- Council and heritage approval. Municipal plan approval is required for almost all alterations. If the house is older than sixty years a heritage permit is needed too. Approval periods vary and are outside anyone's control, so this stage should be started as early as possible.
- Tender and appointment. Comparable quotes from builders, on the same drawings and specification.
- Construction. With regular site visits to see that what was drawn is what is built.
Three decisions that protect your budget
Decide before you build. The most expensive words on a building site are “while you're here”. Changes made on paper cost almost nothing; changes made in brick cost twice.
Get approval properly. Building without approved plans creates problems when you sell, insure or extend again.
Involve your architect from day one. Not after you've had a quote. A clear set of drawings is what makes quotes comparable and keeps a project on its programme.
Planning a renovation?
If you'd like a realistic view of what your house could become, and what it would take to get there, get in touch. I'm glad to take a first look.
