Most renovation problems start before any tools come out. A vague brief, a thin budget and a rushed plan cause more blowouts than bad weather or late deliveries.
The work you do up front is cheap. Changes made on site are not. Moving a wall on paper costs a bit of time. Moving it after the framing’s up costs real money.
Here are eight things to settle before you sign anything or knock anything down.
1. Set a budget, then add a buffer
Start with what you can afford, not what you’d like to spend. Then work out what that money has to cover. The build itself is only part of it.
Think about:
• design and drawing fees
• council and permit costs
• engineering reports
• the build
• fittings, appliances and finishes
• landscaping and clean-up
• somewhere to live if the house is unusable
Then set aside a buffer of 10 to 15 per cent for surprises. Older houses hide problems behind walls and under floors. Rotten framing, old wiring and poor drainage show up once work starts. If you don’t use the buffer, you’ve got a pleasant surprise at the end.
2. Write a clear brief
A brief is a short document that says what you want the renovation to do. Not the look, but the function.
Start with the problems. The kitchen is too small. The bedrooms are cold. There’s no room for a study. Then write what the finished home should do for you in five years as well as next year.
Split your list into two columns:
• Must-haves. The things that make the project worthwhile.
• Nice-to-haves. The things you’ll drop if the budget tightens.
Share the brief with everyone involved. It stops arguments later, because you can point back to what you agreed.
3. Find out what you’re allowed to change
Not every property can be altered freely. Rules differ from block to block, and finding out late can sink a plan.
Check with your council for:
• zoning and any planning overlays, such as heritage or flood controls
• how close you can build to boundaries
• height limits
• how much of the block you can cover
• easements or services running under the land
Your title and any covenants on it matter too. A short conversation with the council’s planning team can save months. Do it before you spend money on detailed designs.
4. Work out which permits you need
In Victoria, many renovations need a building permit. Some also need a planning permit first. If a planning permit is required, councils say you need it before you apply for the building permit.
Ask early. The order matters, and each step can take weeks.
Your building surveyor can tell you what’s required for your project. The Victorian Building Authority publishes guidance on when a building permit is and isn’t needed. Don’t assume that small jobs are exempt. Check.
Building without a required permit can lead to fines, orders to stop work, and problems when you come to sell.
5. Get proper plans drawn
Good plans are the backbone of the whole job. Builders price from them. Surveyors assess them. Trades follow them.
Vague drawings lead to vague quotes, and vague quotes lead to disputes about what was included.
Plans should show the existing layout, the proposed changes, dimensions, materials and how new work connects to old. If your home is older, a site survey and some investigation of the structure can save you trouble.
A drafter or designer can turn your brief into drawings that meet the rules and suit your budget. Make sure you understand what you’re looking at before you approve anything. If something is unclear, ask them to explain it.
6. Build the right team
A renovation usually involves several professionals. You might need:
• a designer or drafter
• a structural engineer
• a building surveyor
• a builder
• specific trades, such as electricians and plumbers
Check that each is registered or licensed where the law requires it. In Victoria, the VBA keeps a register you can search. Ask for references. Phone previous clients. Look at finished work.
Choose people you can talk to. If they’re hard to reach before you’ve signed, it won’t get better afterwards.
7. Get quotes and contracts in writing
Get at least three quotes for the same scope of work, based on the same plans. Compare what’s included as well as the bottom line. A cheap quote often leaves things out.
Look at:
• what’s included and what’s excluded
• how provisional sums and allowances work
• payment stages
• how variations are priced and approved
• who’s responsible for permits and insurance
• start and finish dates, and what happens if they slip
Don’t start work on a handshake. A written contract protects both sides. For anything big, have a lawyer read it first.
8. Plan for life during the build
A renovation is disruptive. Dust, noise, no kitchen, workers coming and going. It can last longer than you expect.
Decide early whether you’ll stay or move out. If you stay, think about:
• where you’ll cook, wash and sleep
• how you’ll keep dust out of the rooms you’re using
• where pets and kids will be kept safe
• what happens to your belongings
If the home was built before the late 1980s, ask about asbestos before anything is demolished. It’s a common issue in older homes, and it needs to be handled by qualified people.
Also tell your neighbours. A friendly heads-up about noise and deliveries goes a long way.
A simple order to work in
If it all feels like a lot, here’s a sequence that keeps things manageable.
• Settle your budget and brief.
• Check what the property and council allow.
• Get plans drawn.
• Confirm permits.
• Collect quotes and choose your builder.
• Sign the contract.
• Start the build.
Each step builds on the last. Skipping one usually means going back to it later, at a higher cost.
Where drawings come in
The plans are the part most people underestimate. Everything else in the project depends on them. If you’re ready to turn your brief into drawings, drafting services Melbourne homeowners use can take your ideas and produce plans that a surveyor and builder can work from.
Take your time with the early steps. A renovation that’s well planned costs less, runs smoother and ends up closer to what you imagined.
Sources
• How do I apply for a building permit? – Yarra Ranges Council
