How big should a contingency be?

Larger for older homes and wet rooms, where demolition is most likely to reveal something. Treat it as part of the plan rather than a buffer to spend.

When should I choose materials?

After scope is fixed but before work starts, so lead times do not pause the site.

Do I need a designer?

For layout changes and complex spaces it often saves money by preventing costly mid-project rethinks.

Planning

How to Plan a Renovation in the Right Order

“What should I decide first when planning a renovation?”

Updated September 8, 2026 · 6 min read

The short answer

Settle the problem you are solving, then the scope, then anything structural or service-related, then the schedule, and only then finishes. Choosing tile before you know whether the plumbing moves is the most common and most expensive planning mistake.

Key takeaways

Write down the problem before writing down the wish list.
Lock scope before you choose materials.
Order long-lead items early; they set the schedule.
Keep a written contingency instead of an optimistic budget.

One: name the problem

Every good renovation brief starts with a sentence like 'the family cannot use this room in the morning' or 'water keeps getting in'. That sentence keeps the project honest when the choices multiply.

Two: fix the scope, then the finishes

Decide what moves, what stays and what is removed. Once scope is stable, contractors can price the same work and you can compare properly. Finishes can then be selected inside a known budget rather than defining it.

Must-change list versus would-like list
Anything structural or affecting services
Permits and approvals required
Long-lead materials to order early

Three: plan for the disruption

Decide where you will cook, wash or work while the project runs. Projects go wrong socially before they go wrong technically, and a plan for living around the work reduces pressure to rush decisions.

Four: keep a contingency you never mention

Set aside a share of the budget for hidden conditions and keep it out of the finish conversation. If it is unspent at the end, that is a good outcome, not a missed opportunity.

Common questions

Quick answers homeowners ask next.

How big should a contingency be?: Larger for older homes and wet rooms, where demolition is most likely to reveal something. Treat it as part of the plan rather than a buffer to spend.
When should I choose materials?: After scope is fixed but before work starts, so lead times do not pause the site.
Do I need a designer?: For layout changes and complex spaces it often saves money by preventing costly mid-project rethinks.

Where to go next