Δ Renovation Timetable: Keeping the Construction Phase Shorter

Here are some ways to decrease the length of time your renovation is actively under construction, through effective preparation: 

• Be fully prepared and highly detailed in design plans before beginning construction.
• Have all necessary permit applications filed and permits issued in advance.
• Be aware of potential building code issues. Discuss potential problems in advance with building inspectors.
• Have financing fully secured before beginning, including an emergency fund of at least 30% of the budget in case of problems encountered during the process.
• Order items far enough in advance that they will be available on site by the time they are needed for construction, even if they come in as much as 50% later than promised by vendors.
• Have your temporary housing lined up before construction begins, if applicable, and make sure it is available for as much as twice the scheduled construction duration in case of emergency. If temporary housing is not slated to be used, try to line up emergency backup temporary housing in case of severe unexpected issues during construction, particularly for a big job.


If length of construction phase is really vital to you, you can also design for efficiency of construction. Clearly these options can be limiting, and may not be appropriate for your project. 
• Avoid additions, particularly ones that require a foundation. Consider going up rather than out.
• Avoid taking out walls, particularly load-bearing walls.
• Avoid relocating plumbing fixtures, gas fixtures, or high-load electrical appliances.
• Consider finishes for floors that allow for speed of installation, such as sheet linoleum or vinyl, wall to wall carpet, and floating pre-finished flooring (such as wood, bamboo, or cork).
• Avoid custom cabinetry and other custom made items that require long lead times or long construction periods, in favor of stock and semi-stock items.

Finally, sometimes - but definitely not always- construction schedules can be speeded up by throwing more money at a problem. If you're paying for temporary housing and numerous unforeseen problems create delays that become a hardship, consider asking your contractor how much more it would cost to get more workers onsite to speed things up.




Δ How long will it take? www.incadinc.com

Two project phases

The average renovation can be divided into two primary phases, the design phase, and the construction phase. Failure to allot adequate time to the design phase can result in more time being added during the construction phase, when it can be more expensive and troublesome. To get the best results from your renovation, you should plan out the design to a very detailed level before breaking ground on construction. You may still have to change the design around problems or technical issues uncovered during construction, however. 

This timeline assumes that you are hiring contractors to do much or all of the work. If you are doing most or all the work yourself, you may have a continuous, intermingled design and construction phase. In that case the situation becomes much more complicated, and in most cases some sections of the project will still have to be fully designed before construction can begin on those sections, particularly when they involve bringing in subcontractors to help with certain technical aspects of the project.