How To Plan A Major Renovation: Your Step-By-Step Guide

Your family has grown, and you need a larger home, but you love your neighbourhood and the kid's school is conveniently just around the corner or you've decided to take the plunge and buy a fixer-upper as an investment property.

Whatever your reasons, large-scale renovations are complex projects that require careful planning, budgeting and coordination and, without a clear plan, what should be an exciting upgrade or new venture can quickly turn into an expensive, stressful ordeal.

For South African homeowners, planning properly from the start means fewer delays, more accurate costs and better long-term value and Lew Geffen Sotheby's International Realty's detailed step-by-step guide will help you plan your renovation with confidence.

Step 1: Decide Exactly What You Want

This may seem obvious, but many homeowners go into a project with only a general idea of what they want and that is a recipe for disaster - or additional costs at the very least. Every successful renovation starts with a clear vision so before calling contractors or even looking at design trends, take time to define your goals.

Ask yourself:

• What's not working in your home right now?
• Do you need more space, better functionality or an aesthetic upgrade?
• Which areas of the home are the highest priority? If it's an investment property, these areas should include the kitchen and bathrooms.

It can help to create a "wish list" and divide it into must-haves and nice-to-haves. For instance, an extra bathroom might be essential for a growing family, while granite countertops could be a desirable upgrade but not a necessity.

Also consider your long-term plans. Are you renovating to increase resale value, or do you intend to stay in your home for the next 10-20 years? The answer affects design choices, materials, and how much you should realistically invest.

Step 2: Establish a Realistic Budget

Once you know what you want, it's time to look at the numbers. Major renovations can be costly, depending on scope, location and materials.

A general rule of thumb:

• Basic renovations (e.g., painting, flooring) can range from R3,000 to R7,000 per square metre.
• Mid-range renovations (e.g., kitchen remodels, moderate structural work) often fall between R8,000 and R15,000 per square metre.
• High-end or luxury projects can exceed R20,000 per square metre.

When budgeting, always include:

• Design and architectural fees (5-15% of total cost)
• Municipal plan approval fees
• Contractor and labour costs
• Material and finish selections
• Unexpected contingencies (add at least 10-15% for unforeseen expenses)
• Renting costs (if you have to temporarily move out)

It's wise to get early cost estimates from a quantity surveyor or experienced contractor. This will prevent surprises once construction starts.

Step 3: Consult the Right Professionals

Renovations that involve structural changes, plumbing, or electrical work require professional input.

Depending on your project, you may need:

• Architect or designer: For layout planning, space optimisation, and design drawings.
• Structural engineer: For load-bearing walls or foundation changes.
• Contractor or builder: For day-to-day project management and construction.
• Interior designer: For finishes, colour schemes, and furniture planning.

Always check that the professionals you hire are registered with relevant bodies such as the South African Council for the Architectural Profession (SACAP) or the National Home Builders Registration Council (NHBRC). Request portfolios, references, and written contracts before committing.

Step 4: Get Plans Approved

In South Africa, most major renovations require municipal approval-especially those that alter the building structure, change the footprint or affect plumbing and electrical systems.

Your architect will usually handle this process. You'll need to submit detailed building plans to your local municipal planning department. The approval process can take several weeks to months, depending on your municipality's workload.

Failing to get proper approval can lead to fines or legal complications later, especially when selling your property. It's not worth the risk-always follow the proper channels.

Step 5: Choose Quality Materials and Finishes

Selecting materials isn't just about appearance. Quality choices will save you money over time through durability and reduced maintenance.

When comparing materials, consider:

• Climate suitability: Coastal homes need corrosion-resistant materials; inland homes may focus on insulation.
• Energy efficiency: Look for LED lighting, double-glazed windows and proper insulation to lower electricity costs.
• Local availability: Imported finishes may delay timelines or increase costs if replacements are needed.

Ask your contractor to provide samples and cost comparisons. Sometimes mid-range options can deliver similar aesthetics and performance as premium ones, at a fraction of the cost.

Step 6: Plan for Temporary Disruption

Renovations can be messy and noisy and the dust, debris and constant activity may make parts of your home unliveable for a while.

If your renovation is extensive, consider alternative accommodation, especially if bathrooms or kitchens will be out of use. For smaller projects, seal off work areas, set up a temporary kitchen and ensure children or pets are safely kept away from construction zones.

Good planning here keeps stress levels down and helps contractors work efficiently.

Step 7: Get Detailed Quotes and Contracts

Before any work begins, obtain at least three written quotes from reputable contractors. Each quote should clearly outline:

• Labour and material costs
• Project duration and milestones
• Payment schedule
• Warranty terms

Avoid vague or verbal agreements. A formal written contract protects both parties by defining expectations, responsibilities and dispute resolution terms. Ensure the payment schedule is tied to progress milestones, not arbitrary dates.

Step 8: Create a schedule of works

Creating a schedule of works is essential when renovating a house, as it will create a sense of order and help keep things on track. A good schedule should outline every single job, including:

• Structural stability
• Demolition work
• Dealing with damp
• Drains
• Site access
• Snagging
• Decorating

Even with professionals involved and managing the project, homeowners should stay actively engaged. Schedule regular site visits and meetings with your contractor to review progress and resolve issues early.

Keep a project folder-physical or digital-with:

• Receipts and invoices
• Approved plans and permits
• Change orders
  Photos documenting progress

Small design changes can have major cost or time implications, so communicate clearly and confirm all changes in writing.

Step 9: Expect the Unexpected

Renovations often uncover surprises, like old wiring, damp or structural issues which is why your contingency budget is crucial.

Be flexible with timelines, too. Weather, material delays or permit holdups can affect progress. A calm, solution-oriented attitude will make the process smoother for everyone involved.

Step 10: Final Inspection and Handover

Once construction is complete, inspect every detail before making the final payment. Check:

• Finishes (paint, tiles, fittings)
• Functionality (plumbing, lighting, appliances)
• Clean-up and debris removal

And don't forget to ask your contractor for compliance certificates for electrical and plumbing work, these are required by law in South Africa. Keep them safely for insurance and resale purposes.

Step 11: Enjoy and Maintain Your Upgraded Home

Once the dust settles, literally, you can finally enjoy your new space or put your new and improved investment property back on the market, whether for sale or rent. Take photos for your records and insurance and then, establish a maintenance plan to keep your home in great condition. Regular upkeep ensures your renovation remains a long-term investment, not a temporary upgrade.