Renos? I’ve done a few. These are the eight rules I follow

I’ve been writing about interior design and architecture for more than 25 years, and I’ve been a home owner even longer. Yes, I’m among that lucky cohort that bought into the property market in the mid ’90s, when Sydney was considered one of the most desirable cities to live, thanks to both its natural attributes and its affordable prices.

But rather than buy something freshly constructed, I’ve always been drawn to the renovator’s delight, those houses with a story to tell, and reasonably intact with original features, even if they are a little worn around the edges.

As a result, I’ve also become accustomed to the sound of hammers, drills and work boots on floorboards, as I have welcomed a parade of trades to repair, restore and renovate. So I have learnt a few things about the building trade.

These are my rules for a lower-stress process.

A good renovation can transform the way you live, as long as the building process doesn’t drive you mad first.Credit: Getty Images/iStockphoto

Honesty beats the best quote

Building work is expensive, so it’s tempting to go with the cheapest quote. But be wary of builders who don’t provide an itemised quote. Too many times I have spoken with builders who have been underbid because they have fully costed the job, only to learn that the winning builder added – and added – to the quote after signing the contract. We were recommended reliable, honest builders by a local interior designer. They are not the cheapest, but they are the best value.

It’s worth waiting for the right people

Patience is a virtue. While it’s frustrating having to wait, an in-demand builder is often a sign of the quality of their work. Depending on the size of your project, you may have to wait months or even years. Use the time to really nail down what you want and get any required approvals in place.

Ask all the dumb questions upfront

Your builders are your new family, at least for a while. Before you sign anything, ask all the questions you have, whether you think they’re dumb or not. It’s a good way to get a feel for your ability to communicate with each other. Even with a contract in place, people make way too many assumptions about building – and building sites. For major renos, for example, you are technically not allowed on site without the express permission of the builder, which can come as a surprise to some home owners.

During the process, keep a record of any discussions with your builder, even if it’s just an email starting with “as discussed today”. I can’t tell you how much money those three words have saved me over the years.

Keep it small

There’s a lot to be said for smaller projects. Aside from them usually taking less time to complete (and therefore being less disruptive to you), it can be a great way to assess the quality of your builder’s work first-hand, and whether you would engage them next time you need work done. It’s also easier to stay across all the little details of a project when it is on the smaller side, giving you a better chance of getting exactly what you want.

Be ready to answer questions – lots of them

This one can catch new renovators off guard. Even if you have done your research, it’s unlikely you have worked through absolutely every detail of the renovation. How many power points do you want? Where exactly do you want them? What kind of cover plates do you want? White? Matte black? Brushed aluminium? The list goes on. If you don’t have an answer ready, you risk slowing the work down which, over time, can add weeks or even months to the project. While details do matter, try not to get too bogged down. Make a decision. You won’t even notice that door handle six months after you have lived with it, I promise.

Be careful not to bite off more than you can chew. This property stretches the notion of “renovator’s delight” to its limits.Credit: Bloomberg via Getty Images

Buy local

Ok, I know I might lose some of you here, but hear me out. Yes, it can be more expensive to buy Australian made, but consider the advantages. Using a local manufacturer not only cuts back on delivery times, it also means you can generally customise your order. Importantly, if the product fails for any reason, you don’t have to deal with a retailer who wants to pass the buck to an overseas manufacturer. Plus, you get something made for Australian conditions.

Whatever you decide on, I always look for the magic words: “in stock”. Wait times for light fittings, tapware, door handles, whatever it is, should be factored into the project. If you do have your heart set on something from Europe or the US, order at least 12 weeks in advance.

Don’t change your mind

Sometimes it’s difficult to picture how something will look until it’s right in front of you, but changing your mind during a renovation is an expensive exercise and a waste of time, money and resources. If you’re unsure what you want, spend the money on a design professional – an architect or experienced building designer – to prepare detailed plans.

If you’re really struggling, ask for 3D modelling. Removing a wall on pencil and paper is far more cost-effective than knocking down a brick wall.

Talk to the neighbours

Building work is an inconvenience for you, but it’s often no picnic for the neighbours. Noise, dust, parking issues and general unsightliness are par for the course with most building projects, which can easily impact those who live closest to you as well. Even if they have been notified of your plans by council, it pays to have a friendly word with them about the order of works. They might prefer, for example, not to be around for the noisiest period, or they might have safety concerns you can easily allay. If things do go awry, say, with trades parking across their driveway or debris falling onto their property during demolition, a speedy offer to make good and a well-timed bottle of wine on their doorstep can work wonders.

Make the most of your health, relationships, fitness and nutrition with our Live Well newsletter. Get it in your inbox every Monday.