---
name: home-renovation-planner
description: |
  Comprehensive guidance for planning home renovation projects including project scoping, permit requirements research, contractor selection and vetting, budget planning with contingency reserves, timeline management, material selection strategies, project phasing, and the DIY versus contractor decision framework. Use when the user asks about home renovation planner or needs help with related topics. Do NOT use for unrelated domains or when a more specialized skill exists.
license: Apache-2.0
metadata:
  author: foundry-skills
  version: "1.0.0"
  tags: "home-buying personal-finance planning"
  category: "personal-finance"
  subcategory: "major-purchases"
  depends: ""
  disclaimer: "educational-finance"
  difficulty: "intermediate"
---

# Home Renovation Planner

> **Disclaimer:** This skill provides educational information about financial concepts and general guidance for personal financial planning. It does NOT constitute financial advice, investment recommendations, or tax guidance. Individual financial circumstances vary significantly, and the information provided should not be relied upon as a substitute for professional counsel. Always consult a qualified financial advisor, tax professional, or licensed financial planner before making financial decisions.

## When to Use


## Process

1. **Gather requirements.** Ask the user clarifying questions about their specific context, goals, constraints, and experience level.

2. **Analyze the situation.** Review the information provided and identify key factors, challenges, and opportunities relevant to home renovation planner.

3. **Develop the framework.** Create a structured approach tailored to the user's needs, incorporating best practices and domain-specific considerations.

4. **Deliver actionable output.** Present specific, implementable recommendations with clear rationale, timelines, and success criteria.

5. **Address edge cases.** Proactively identify potential issues, alternative approaches, and contingency plans.

**Use this skill when:**
- User needs guidance on home renovation planner
- User asks about home renovation planner best practices or techniques
- User wants a structured approach to home renovation planner

**Do NOT use this skill when:**
- A more specialized skill exists for the specific subtopic
- The request is outside the scope of home renovation planner


## Questions to Ask First

1. What is the primary goal of this renovation (improve livability, increase value, fix a problem, aesthetic update)?
2. What rooms or areas are you planning to renovate?
3. What is your total budget, and is there any flexibility above that number?
4. Are you planning to live in the home during renovation?
5. What is your target completion date, and is that flexible?
6. Do you have any skills or experience with construction or renovation?
7. Have you checked whether your project requires permits?
8. Is this a cosmetic update or does it involve structural, electrical, or plumbing changes?
9. Do you plan to sell the home within the next few years (affects ROI decisions)?
10. Are there any HOA restrictions or historic district requirements?

---

## Phase 1: Project Scoping

### Defining Project Scope

**Scope Definition Worksheet:**
```
Room/Area: _________________________________
Current Condition: _________________________________
Desired Outcome: _________________________________

Must-Have Changes:
1. _________________________________
2. _________________________________
3. _________________________________

Nice-to-Have Changes (if budget allows):
1. _________________________________
2. _________________________________
3. _________________________________

Specifically NOT Changing:
1. _________________________________
2. _________________________________

Layout Changes Required: Yes / No
Structural Changes Required: Yes / No
Electrical Changes Required: Yes / No
Plumbing Changes Required: Yes / No
HVAC Changes Required: Yes / No
```

### Common Renovation Types by Complexity

**Level 1 - Cosmetic (DIY-Friendly):**
- Interior painting
- Hardware replacement (knobs, pulls, hinges)
- Light fixture swaps (same wiring location)
- Faucet replacement
- Flooring installation (floating floors, peel-and-stick tile)
- Backsplash installation
- Shelving and storage solutions
- Landscaping and curb appeal

**Level 2 - Moderate (Some DIY, Some Professional):**
- Cabinet refacing or painting
- Countertop replacement
- Tile installation
- Interior door replacement
- Window replacement (same size openings)
- Deck building or repair
- Bathroom vanity replacement
- Closet system installation

**Level 3 - Major (Professional Required):**
- Kitchen full renovation
- Bathroom full renovation
- Room additions
- Structural modifications (removing walls, opening floor plans)
- Electrical panel upgrade or rewiring
- Plumbing rerouting
- HVAC system replacement or relocation
- Roof replacement
- Foundation repair
- Window or door size changes (new headers needed)

---

## Phase 2: Permit Requirements

### When Permits Are Typically Required
- Any structural changes (load-bearing wall removal, additions)
- Electrical work beyond simple fixture replacement
- Plumbing changes (moving or adding fixtures, water heater replacement)
- HVAC installation or modification
- Roofing (in many jurisdictions)
- Window or door openings (new or changed sizes)
- Decks and porches
- Fencing (in many jurisdictions, especially over certain heights)
- Finished basements
- Detached structures (sheds over certain sizes, garages)

### When Permits Are Usually NOT Required
- Painting (interior and exterior)
- Flooring replacement (same type, no subfloor changes)
- Cabinet and countertop replacement (same location)
- Hardware and fixture replacement (same location, same wiring/plumbing)
- Landscaping (non-structural)
- Minor repairs (patching drywall, fixing trim)

### Permit Process Workflow
1. Contact local building department (city or county)
2. Describe your project scope
3. Determine which permits are needed
4. Prepare required documentation (plans, drawings, specifications)
5. Submit application and pay fees
6. Wait for plan review and approval (1-6 weeks typical)
7. Post permit at job site
8. Schedule inspections at required milestones
9. Obtain final inspection and certificate of occupancy/completion

### Consequences of Skipping Permits
- Fines and penalties from the municipality
- Required to tear out and redo work to obtain retroactive permits
- Insurance may deny claims related to unpermitted work
- Complications when selling (disclosure requirements, lender issues)
- Safety risks from uninspected work
- Neighbor complaints that trigger investigations

---

## Phase 3: Contractor Selection

### Finding Contractors

**Best Sources (in order of reliability):**
1. Personal referrals from people with completed projects you can see
2. Neighborhood social media groups (specific, recent recommendations)
3. Trade associations (NARI, NAHB, local builder associations)
4. State licensing board databases
5. Home improvement platforms (Houzz, Angi) -- read reviews critically

### Getting Quotes: The 3-Bid Minimum

**Request bids from at least 3 contractors for any project over $5,000.**

**What a proper bid should include:**
- Detailed scope of work (specific tasks, materials, finishes)
- Material specifications (brand, model, grade)
- Labor breakdown
- Timeline with milestones
- Payment schedule
- Warranty terms
- Permit responsibility (who pulls, who pays)
- Change order process
- Start date and estimated completion date

### Contractor Vetting Checklist

- [ ] Verify state/local license (check licensing board website)
- [ ] Verify general liability insurance (request certificate, call insurer to confirm)
- [ ] Verify workers' compensation insurance
- [ ] Check BBB rating and complaints
- [ ] Search for lawsuits or liens (county records)
- [ ] Call 3+ recent references (ask about timeline, budget, quality, communication)
- [ ] Visit a completed project if possible
- [ ] Review their contract before signing
- [ ] Verify they will pull permits (not asking you to pull as homeowner)

### Reference Check Questions
- Did the project come in on budget? If not, by how much and why?
- Was the project completed on time? If not, what caused delays?
- How was their communication throughout the project?
- How did they handle unexpected problems or changes?
- Was the work site kept reasonably clean and safe?
- Did they complete the punch list promptly?
- Would you hire them again?
- Is there anything you wish you had known before hiring them?

### Red Flags in Contractor Selection
- Demands large upfront payment (more than 10-20%)
- No written contract or vague contract
- Significantly lower bid than all others (may cut corners or add change orders)
- Cannot provide proof of license or insurance
- Pressures you to make quick decisions
- No physical business address
- Asks you to pull the permits
- Only accepts cash
- No references or refuses to provide them
- Not willing to put warranty terms in writing

---

## Phase 4: Budget Planning

### Budget Construction Template

```
HOME RENOVATION BUDGET
======================
Project: _________________________________

CATEGORY                    | ESTIMATE    | ACTUAL     | NOTES
----------------------------+-------------+------------+--------
DESIGN/PLANNING:
  Architect/Designer        | $__________ | $_________ |
  Permit Fees               | $__________ | $_________ |
  Engineering (if needed)   | $__________ | $_________ |

DEMOLITION:
  Demo Labor                | $__________ | $_________ |
  Dumpster/Hauling         | $__________ | $_________ |

STRUCTURAL:
  Framing                   | $__________ | $_________ |
  Foundation (if needed)    | $__________ | $_________ |

MECHANICAL:
  Electrical                | $__________ | $_________ |
  Plumbing                  | $__________ | $_________ |
  HVAC                      | $__________ | $_________ |

INTERIOR FINISHES:
  Drywall/Plaster          | $__________ | $_________ |
  Flooring                  | $__________ | $_________ |
  Tile Work                 | $__________ | $_________ |
  Cabinets                  | $__________ | $_________ |
  Countertops               | $__________ | $_________ |
  Paint                     | $__________ | $_________ |
  Trim and Molding          | $__________ | $_________ |

FIXTURES AND APPLIANCES:
  Light Fixtures            | $__________ | $_________ |
  Plumbing Fixtures         | $__________ | $_________ |
  Appliances                | $__________ | $_________ |
  Hardware                  | $__________ | $_________ |

EXTERIOR (if applicable):
  Siding/Exterior           | $__________ | $_________ |
  Roofing                   | $__________ | $_________ |
  Windows/Doors             | $__________ | $_________ |
  Landscaping               | $__________ | $_________ |

----------------------------+-------------+------------+
SUBTOTAL                    | $__________ | $_________ |
CONTINGENCY (15-20%)        | $__________ | $_________ |
TOTAL PROJECT BUDGET        | $__________ | $_________ |
```

### Contingency Guidelines

| Project Type | Recommended Contingency |
|-------------|------------------------|
| Cosmetic update | 10% |
| Moderate renovation | 15% |
| Major renovation | 20% |
| Older home (pre-1970) | 20-25% |
| Structural changes | 20-25% |
| Gut renovation | 25-30% |

### Where Budget Overruns Commonly Occur
1. **Hidden damage** discovered during demo (rot, mold, termites, asbestos)
2. **Code requirements** that were not anticipated
3. **Scope creep** -- "while we're at it" additions
4. **Material upgrades** during the project
5. **Change orders** from unclear initial scope
6. **Permit delays** extending timeline (and holding costs)
7. **Subcontractor scheduling conflicts**

### Cost-Saving Strategies
- Order materials yourself (if you can manage logistics)
- Choose stock sizes over custom (cabinets, windows, doors)
- Refinish instead of replace (hardwood floors, cabinets)
- Shop end-of-season sales for appliances
- Consider refurbished or floor model appliances
- Use standard tile sizes (avoids custom cutting labor)
- Keep plumbing and electrical in existing locations when possible
- Handle demolition yourself (carefully, with proper safety equipment)
- Paint yourself (time-consuming but significant savings)

---

## Phase 5: Timeline Management

### Typical Renovation Timelines

| Project | Planning | Permits | Construction | Total |
|---------|----------|---------|-------------|-------|
| Kitchen (cosmetic) | 1-2 weeks | None needed | 2-3 weeks | 3-5 weeks |
| Kitchen (full reno) | 4-8 weeks | 2-4 weeks | 6-12 weeks | 12-24 weeks |
| Bathroom (full reno) | 2-4 weeks | 1-2 weeks | 3-6 weeks | 6-12 weeks |
| Basement finish | 4-6 weeks | 2-4 weeks | 8-16 weeks | 14-26 weeks |
| Room addition | 4-12 weeks | 4-8 weeks | 12-24 weeks | 20-44 weeks |
| Whole house reno | 8-16 weeks | 4-8 weeks | 16-36 weeks | 28-60 weeks |

### Construction Phase Sequencing

**Standard order of operations:**
1. Demolition and removal
2. Structural work (framing, headers, posts)
3. Rough mechanical (electrical, plumbing, HVAC -- inside walls)
4. Inspection of rough work
5. Insulation
6. Drywall installation, taping, mudding, sanding
7. Prime walls and ceilings
8. Cabinet installation
9. Countertop templating and installation
10. Tile work
11. Finish paint
12. Flooring installation
13. Trim and molding
14. Fixture installation (lights, faucets, hardware)
15. Appliance installation
16. Final inspection
17. Punch list completion
18. Final cleaning

### Material Lead Times to Plan For

| Material | Typical Lead Time |
|----------|------------------|
| Stock cabinets | 1-3 weeks |
| Semi-custom cabinets | 4-8 weeks |
| Custom cabinets | 8-16 weeks |
| Stone countertops (natural) | 2-4 weeks (after template) |
| Quartz countertops | 2-4 weeks (after template) |
| Special-order tile | 2-6 weeks |
| Custom windows | 4-12 weeks |
| Appliances (special order) | 2-8 weeks |
| Custom doors | 4-8 weeks |

**Order long-lead items as early as possible in the planning phase.**

---

## Phase 6: Material Selection

### Decision Framework

For each material decision, consider:
1. **Durability:** How will it hold up to your household's use?
2. **Maintenance:** How much upkeep does it require?
3. **Aesthetics:** Does it match your design vision?
4. **Budget:** Does it fit within your allocation?
5. **Availability:** Is it in stock or special order?
6. **Resale impact:** Will future buyers appreciate or dislike it?
7. **Installation requirements:** Professional only or DIY possible?

### Popular Material Comparisons

**Countertops:**
| Material | Cost/sqft | Durability | Maintenance | Best For |
|----------|-----------|-----------|-------------|----------|
| Laminate | $10-$40 | Fair | Very low | Budget projects |
| Butcher block | $40-$100 | Good (with care) | High (oil regularly) | Warm, natural look |
| Quartz | $50-$150 | Excellent | Very low | Most kitchens |
| Granite | $40-$150 | Excellent | Medium (seal annually) | Classic style |
| Marble | $75-$250 | Good | High (stains, etches) | Luxury bathrooms |

**Flooring:**
| Material | Cost/sqft | Durability | Maintenance | Best For |
|----------|-----------|-----------|-------------|----------|
| Laminate | $2-$8 | Good | Low | Budget, high traffic |
| Luxury vinyl plank | $3-$10 | Excellent | Very low | Kitchens, baths, basements |
| Hardwood | $6-$15 | Very good | Medium | Living areas, bedrooms |
| Engineered hardwood | $5-$12 | Good | Medium | Most rooms, over concrete |
| Ceramic tile | $3-$15 | Excellent | Low | Bathrooms, entryways |
| Porcelain tile | $5-$20 | Excellent | Very low | Bathrooms, kitchens |

---

## Phase 7: DIY vs. Contractor Decision

### Decision Matrix

| Factor | DIY | Hire Contractor |
|--------|-----|----------------|
| Permit required | Possible (homeowner permits) | Typically required |
| Safety risk | Low (painting, flooring) | High (electrical, structural, roofing) |
| Skill required | Basic, learnable | Specialized training needed |
| Cost of mistake | Low (easily redone) | High (damage, injury, code violations) |
| Time available | You have the time | Tight timeline |
| Tool investment | Minimal | Expensive specialized tools needed |
| Code compliance | You understand requirements | Complex code requirements |
| Insurance impact | Understand implications | Contractor carries insurance |

### Generally Safe for DIY
- Painting (interior walls and ceilings)
- Installing floating floors and peel-and-stick tile
- Hardware replacement (knobs, pulls)
- Shelving installation
- Simple backsplash (peel-and-stick or simple tile)
- Light fixture swaps (turning off breaker, same wiring location)
- Faucet replacement (same configuration)
- Minor drywall repair
- Landscaping
- Deck staining

### Always Hire a Professional
- Structural modifications (load-bearing walls)
- Electrical panel work
- Gas line work
- Major plumbing (rerouting, main line)
- Roofing
- Foundation work
- Asbestos or lead paint removal
- HVAC installation
- Major tree removal

### Renovation ROI by Project (Typical Return on Investment)

| Project | Average Cost | Typical ROI |
|---------|-------------|-------------|
| Minor kitchen remodel | $15,000-$25,000 | 70-80% |
| Major kitchen remodel | $40,000-$80,000 | 50-60% |
| Bathroom remodel | $10,000-$30,000 | 60-70% |
| Deck addition | $10,000-$20,000 | 65-75% |
| Window replacement | $10,000-$20,000 | 65-75% |
| Siding replacement | $10,000-$20,000 | 70-80% |
| Roof replacement | $8,000-$15,000 | 60-70% |
| Basement finish | $20,000-$50,000 | 50-70% |
| Room addition | $50,000-$100,000+ | 40-60% |

**Note:** ROI varies significantly by market, quality of work, and neighborhood. Over-improving for your neighborhood reduces ROI.

---

## Project Communication Plan

### Keeping Your Project on Track
- Hold weekly check-in meetings with your contractor
- Maintain a shared project timeline (updated weekly)
- Document all decisions and changes in writing (email is fine)
- Take daily or weekly progress photos
- Address issues immediately rather than letting them accumulate
- Review budget status weekly during active construction
- Establish clear decision-making timelines (material selections, change orders)

A successful renovation combines thorough planning, realistic budgeting, clear communication, and decisive action when problems arise. Plan thoroughly, hire wisely, and stay engaged throughout the process.


## Output Format

Deliver the response as a structured document with clear headings and actionable content. Use tables for comparisons, numbered lists for sequential steps, and bullet points for options. Include specific examples where applicable.

```
[Home Renovation Planner deliverable]
1. Context and objectives
2. Analysis or framework
3. Specific recommendations with rationale
4. Action items with timeline
```


## Example

**Input:** "Help me with home renovation planner for a mid-size project."

**Output:** A complete home renovation planner framework tailored to the specific context, with actionable steps, relevant considerations, and measurable outcomes.


## Edge Cases

- **Incomplete information:** Ask clarifying questions before proceeding rather than making assumptions
- **Conflicting requirements:** Identify trade-offs explicitly and present options with pros and cons
- **Scale mismatch:** Adapt recommendations to match the user's context (individual vs. team vs. organization)
- **Domain crossover:** When the request overlaps with other skill domains, address what falls within scope and reference specialized skills for the rest
