There’s something wildly exciting about planning your first renovation. You start picturing open-plan living, soft lighting, maybe one of those kitchens that looks like it belongs in a magazine. And then… reality creeps in. Budgets. Dust. Permits. Decisions. So many decisions.
If you’re about to dive into your first property renovation, take a breath. You don’t need to know everything. But you do need to know a few key things before the sledgehammer swings.
Let’s walk through it.
Start With a Realistic Budget (Then Add More)
Here’s the mistake almost everyone makes the first time: they budget for the “fun” stuff.
Cabinets. Tiles. Tapware. Paint colours.
But they forget about:
- Demolition and waste removal
- Structural surprises (and there are always surprises)
- Electrical and plumbing updates
- Council fees and permits
- Temporary accommodation if things go sideways
And trust me, something will go sideways.
A good rule? Add at least 10–20% contingency on top of your planned spend. It’s not pessimistic. It’s smart. Renovations have a sneaky way of uncovering problems hiding inside walls that haven’t seen daylight since 1974.
Also, get multiple quotes. Not just to compare price, but to understand scope. If one quote is dramatically cheaper, ask why. Sometimes it’s efficiency. Sometimes it’s missing half the job.
And don’t max yourself out financially. Renovating while stressed about money? Not fun. At all.
Understand Approvals and Permits
This part isn’t glamorous. It’s paperwork and waiting and more paperwork.
But it matters.
Cosmetic updates like painting, new flooring, or replacing cabinets generally don’t require approval. Structural changes? That’s another story.
You may need approval if you’re:
- Removing or altering load-bearing walls
- Extending your home
- Adding plumbing where none existed before
- Building decks or outdoor structures
Skipping approvals might save time upfront… but it can cost you massively later, especially when selling.
Every council is different. So call them. Ask questions. Get clarity before work begins, not halfway through when someone reports “construction noise” and inspectors show up. It happens.
Know the Difference: Cosmetic vs Structural
This one is big.
A cosmetic renovation improves how your home looks. Think:
- Painting walls
- Replacing fixtures
- Updating kitchen doors
- Installing new flooring
Structural renovations change how your home works. That means:
- Removing walls
- Changing layouts
- Raising ceilings
- Moving plumbing or electrical systems
Cosmetic projects are usually cheaper, faster, and less regulated.
Structural ones? They cost more, take longer, and require professionals who know exactly what they’re doing. No guessing. No YouTube confidence.
And here’s the thing — sometimes what starts as cosmetic becomes structural once you open things up. Old homes especially love surprises. Rotten beams. Outdated wiring. Mystery pipes.
Plan accordingly.
Create a Timeline (Then Pad It)
If a builder says 8 weeks, mentally prepare for 10. Maybe 12.
Delays happen because:
- Materials get backordered
- Trades overlap poorly
- Weather interrupts exterior work
- You change your mind mid-project
Changing your mind, by the way, is expensive. Try to lock in selections before work begins. That includes tiles, paint colours, fixtures — all of it. Decision fatigue is real, and making choices under pressure usually leads to regret.
A loose renovation timeline might look like:
- Planning and design (2–6 weeks)
- Approvals (varies wildly)
- Demolition (1–2 weeks)
- Structural work (2–6 weeks)
- Fit-off and finishes (2–4 weeks)
It adds up fast.
Be realistic about how long you can live in disruption. Because living in a half-finished house sounds romantic for about… two days.
Hiring the Right People (Don’t Rush This)
You’re not just hiring skills. You’re hiring communication, reliability, and problem-solving under pressure.
Talk to multiple builders. Ask:
- Are they licensed and insured?
- Can they provide recent references?
- Who manages the project daily?
- How do they handle variations or unexpected issues?
And pay attention to how they speak to you. Do they explain things clearly? Or brush off questions?
You’ll also likely need designers, electricians, plumbers, and other property renovation trades depending on your scope. The quality of your trades directly affects the outcome. Cheap shortcuts often lead to expensive fixes later.
A good builder coordinates trades well. A great one communicates regularly and doesn’t disappear when things get complicated.
Should You Live There During Renovation?
This is the question no one answers honestly.
Yes, you can live in your home during a renovation. But should you?
If you’re renovating one bathroom and sealing it off properly — maybe.
If you’re redoing the kitchen and knocking down walls — good luck cooking dinner.
Consider:
- Access to a working bathroom
- A functional kitchen
- Noise levels (especially if you work from home)
- Dust. Endless dust.
Some people tough it out to save money. Others move in with family or rent short-term. There’s no right answer. Just know that living in a construction zone tests even the strongest relationships.
And kids or pets? Multiply the chaos.
Think Long-Term, Not Just Trendy
It’s tempting to follow whatever’s currently popular. Matte black everything. Ultra-modern minimalism. Bold patterned tiles.
But ask yourself — will you still love it in five years?
If you’re renovating to increase resale value, aim for timeless finishes. Neutral palettes. Functional layouts. Quality over flash.
If this is your forever home? Go for personality. Just make sure it still makes practical sense.
Be Prepared for the Emotional Rollercoaster
This part no one really talks about.
Renovating is emotional.
There will be:
- Excitement
- Regret
- Second-guessing
- Frustration
- Pride
Sometimes all in the same week.
You’ll question choices. You’ll worry about money. You’ll stare at a half-finished room wondering why you started.
And then one day, it clicks. The tiles are in. The paint is dry. The light hits just right. And suddenly it feels worth it.
Mostly.
Final Thoughts Before You Start
Your first renovation won’t be perfect. That’s okay.
It’s a learning experience. You’ll discover what matters to you, where you’re flexible, and where you’re not. You’ll gain confidence. And probably a few strong opinions about grout.
The key is preparation. Budget realistically. Plan thoroughly. Hire carefully. Communicate constantly.
And expect a little mess — financially, emotionally, physically.
But when it’s done? When you walk into a space that feels more you than before?
That’s the magic.
Just maybe buy extra dust sheets. Trust me.
