First things first Work out where to start with our beginners’ reno guide

The recipe for success with any renovation hinges on getting the timing right, so check lead times for items like custom kitchen cabinetry

Before

First things first

When it comes to renovating, timing is everything. Get your head around the order of events and how long jobs might take with our beginners’ guide

After years of dreaming and scheming, it’s incredibly exciting when your renovation plans are on the verge of becoming reality. But the first question asked by newbie renovators is, ‘Where do I start?’ Understanding what to do first, the order of events and how long each step will take is key to getting your renovation off the ground and, ultimately, over the finish line.

Set your budget You’ve got a broad vision of what you want to do – a new kitchen, an upstairs extension, a large renovation – so the first thing to do is set a realistic budget and lock down the funds. If it’s a smaller job like a bathroom revamp, you may have savings you can draw on, but a large renovation can easily run into the hundreds of thousands of dollars. It’s a good idea to talk to your bank or lender about a construction loan and what’s realistic for you. There’s no point getting excited about a reno that’s going to cost $300,000 if the bank will only lend you $100,000. “Renovating can be expensive because each job is unique and there’s always the chance you’ll come across an unexpected and potentially pricey problem,” says residential builder John Davis of 5to50 (5to50.com.au). With this in mind, make sure your budget includes contingency funds.

Chat with a builder Builders are not designers, but they do have a good idea of how much things cost. Meet with a builder – and pay them for their time and knowledge – to discuss what’s possible. “Understanding your realistic budget and getting the finance approved before you start will ensure a smooth and stress-free project,” says Eyal Snehor of Novam Design Studio (novam. com.au). “Council fees, permits [if needed], design and documentation fees, other consultants’ fees [for example, structural engineer, hydraulic engineer and surveyor] will be approximately 15 to 20 per cent of your total budget.” Taking initial plans to a builder, before you’ve had them finalised, is essential, adds Eyal. “Their preliminary estimate will be good enough to evaluate your project and decide which design option is the right one to pursue.”

Finalise your plans When choosing your design plan, online and in-store tools can be helpful – try Bunnings’

Expert tip Before hiring an architect or builder, seek references from at least two recent clients As soon as you begin thinking about renovating, start collecting pictures and prices of fixtures and finishes you like, to get an idea of designs and costs

Schedule a reno

Before

Kitchen Design service or the 3D Kaboodle planner. Depending on the scope and budget of your job, you can also work with an architect, building designer or draftsperson on your design. They will be able to advise you on whether you’ll need council approval, plus they should be aware of council requirements, and can prepare all necessary documentation. Depending on the scope and complexity of your project, getting plans drawn up can take at least a month. Making multiple revisions will add to the time frame (and cost).

You should only proceed to the approval stage once you’re happy with the design and have a realistic idea from a builder of how much it will cost. If your project has a heritage overlay, work with heritage consultants from the start to avoid costly delays and redesigns later in the process.

A development application (DA) is often the first step in the approval process; once that’s done, you can get final quotes or estimates from your builder or put the job out to tender. To give you a rough idea of timing, in NSW a DA should ideally be processed within 40 days and in Victoria within 60 days, however, the average time in NSW is closer to 70 days. More complex developments may take longer and the council may ask for variations.

Once your builder has been selected, you’ll usually need to apply to council or a private certifier for construction approval and any other service-related approvals. Get your orders in Consider the lead times on prime cost items, like tiles, fixtures and fittings, and custom elements like joinery. If your taps and toilet aren’t on site when they need to be, it will hold up the job and have a knockon effect. For joinery (like custom kitchen cabinetry) you should typically allow a minimum of six weeks, while custom doors and windows could take up to three months. These time frames vary, so make sure you check when placing your order.

If you are ordering tiles and fixtures from overseas, ask your supplier for a realistic time frame for delivery. With the current building and reno boom, lead times for joinery – and even for structural timber and other building supplies – may also be longer than previously. So it’s important that you or your builder talk to suppliers and joiners early on to make sure everything has been ordered and will arrive on schedule.

Pay your bills Payment terms will be laid out in the contract you sign with the builder. With a fixed-price contract, you’ll usually be billed weekly or monthly for a set amount. Or you might have agreed to a cost-plus contract, where the builder charges you for time and materials, and payments vary depending on what’s been done on-site. Builders need to pay their staff and subcontractors as well as for materials, so it’s important that invoices are paid in a timely manner to keep the job flowing.

“Renovations always seem to take more time than planned, even when you’ve considered all aspects of the project, site restrictions and have it all mapped out and organised,” explains Eyal. “Despite all the best intentions and great planning, I have never come across a renovation that finished on time!” ◆

“When sourcing quotes, have a comprehensive scope of works so each builder knows exactly what they’re quoting on – this should make comparison of what’s included clearer”

John Davis Builder

Watch it!

Learn how to put together standard flatpack units: bunnings.com.au/how-to- build-kitchen-base-cabinets

All the storage, no compromises!

Get the luxe stone benchtop you’ve always wanted

The fabulous flooring of your dreams

Reno rescue

Don’t let a tight budget hold you back from your dream renovation. With Openpay, you can buy now, pay smarter

Balancing the budget is the most stressful part of a renovation, but it shouldn’t hold you back from creating your dream home. Even the kitchen – traditionally the most expensive room in the house to renovate – can tick every item on your ultimate wish list with a little help from Openpay. Worried whether you can afford enough cabinets to store your stuff in style? Lusting for a luxurious stone benchtop over standard laminate? Openpay offers longer repayment terms with no interest – none. You can open a repayment plan from $1 to $15,000, and spread the cost over 2-18 months.*