You've hired a contractor and architect, created plans, and received your permit. What happens now? What can you expect during each stage of the project?
If you are interested in the steps for finding a home or investment property to renovate, check out this article. It also details steps for creating a budget, hiring an architect, hiring a contractor, creating floor plans, and submitting permits. The stages outlined below start once you receive your permit and are ready to start work.
The 20 Stages of a Renovation Project
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Note that the stages above are roughly in order, but every project is different; the stages can move and overlap. It is best to be flexible and ready for changes in all aspects of the project!
Stage One: Demolition
For larger projects, your contractor will likely order a dumpster to store somewhere on the property. For smaller projects, they may haul away the old debris and not order a dumpster. Many cities and trash companies don’t allow construction debris in the regular trash. Check for trash restrictions before giving your contractor the go-ahead to use the regular trash.
Crews will begin to knock down walls, remove old electrical and plumbing materials, etc. If there are any items you want them to save during this process, mark those areas clearly and communicate them to your contractor. Also, let the contractor know to save anything interesting they find inside the walls. I found milk jugs from the 1920s, a 1930s Campbells soup can, and interesting old newspaper clippings inside the walls of my projects.
The demolition (demo) stage can take anywhere from one day to one month, depending on the size and scope of your project.
Stage Two: Underground Plumbing and Concrete Floor
If basement work is involved in your project, then the underground plumbing for basement bathrooms, wet bars, or a sump pump system will be completed at this stage. Once the underground plumbing work is complete, new concrete will be poured for the basement floor.
Stage Three: Framing
Once the demolition and any basement work are complete the contractor will begin to frame out any new rooms or walls in your plans. If you are not making any changes to the floor plan (for example, if you are doing a kitchen or bathroom renovation and leaving the room the same size with the same walls), you will skip the framing stage.
If you are doing new framing as part of the scope of your project it is important to visit the project frequently during this stage. Making decisions on the size and shape of rooms in a floor plan is very different from actually seeing the framing going up and feeling how big the rooms are. The flow of doorways and windows is easier to see in person as well. Usually, a contractor will allow some slight adjustments to the floor plans if you catch the changes in the framing stage, ideally before they have finished framing.
Before framing begins, I sometimes like to use blue painter’s tape to tape out the size and shape of rooms, and sometimes even furniture. This helps me get a feel of the space without wasting my contractor’s time and money on starting the framing.
If there are particular areas you are unsure about, ask if the contractor can start framing them with just one or two nails to make it easier to make adjustments.
Stage Four: Windows
The timing of the window installation can vary depending on the type of windows and order times. Typically a contractor won’t order the windows until after the framing is complete to have exact final measurements for each opening. Occasionally, they will pre-order the windows based on the plans' measurements. Once windows are installed, it helps to protect the interior work from the weather elements- assuming the old windows were knocked out during demolition.
Stage Five: Rough-in plumbing, HVAC, and Electrical Work
Once windows are installed, the plumbing, HVAC, and electrical work are safe to begin.
Plumbing
If you want to make any changes to your original plans now is the time to mention them to the contractor. If you want to do an in-wall faucet in a bathroom or add a pot filler above the stove, those types of items all need to be decided now, when the rough-in plumbing starts. The rough-in plumbing work also included installing plumbing valves for showers. These valves are brand specific so you will need to have a plan for the brand and design of your plumbing fixtures at this stage. See my shopping and decision timeline article for more details.
HVAC
The HVAC contractor will begin installing ductwork throughout the property. There usually aren’t many decisions that you as the homeowner need to be involved in at this stage. Occasionally the ductwork or furnace placement will need to be adjusted slightly from the original plans, but that is usually the only potential change.
Electric
If you want to add any extra outlets or switches, now is the time to make that change. If you have strong opinions about which switches turn on which lights, you may want to be heavily involved at this stage as well. Now is also the time to make any changes to light fixture placement. If you made changes to the floor plan during the framing stage, light fixture locations may need to be changed accordingly as well. It is much harder to make changes to the wiring after the drywall goes up.
Low-Voltage Work
Any low-voltage work you want should also be completed now. If you want hardwired internet lines, built-in speakers, or in-wall wifi extenders throughout the home, now is the time to run the wiring for those items.
When this stage is complete, I recommend taking pictures of all of the interior walls. The photos will be helpful for a few reasons:
Years from now when there’s an obscure plumbing issue and a plumber asks you where the stacks are located and where the line runs, you can refer back to the photos.
You can avoid drilling into the pipes when you are hanging shelves, TV mounts, etc. Pipes that run inside wood studs are typically protected with a metal piece but other pipes are left exposed.
Use the pictures to ensure your contractor cuts out all of the proper openings in the drywall stage below. I’ve dealt with HVAC ducts that were left hidden under drywall before.
Stage Six: Exterior Work
Exterior work includes the roof, siding, and masonry work. It may also include concrete work such as concrete stairs, retaining walls, and sidewalks. The timing of exterior work is both weather and material-dependent. Most of the work can’t be completed on rainy days and some of the work can’t be completed in extreme temperatures (hot or cold). A bad stretch of weather can cause delays to this portion of the project. Sometimes the exterior work will start simultaneously with items in stage five, but the roof can’t be completed until any plumbing and HVAC penetrations on the roof have been completed.
Stage Seven: Insulation
Stages six and seven may happen simultaneously. Usually, spray foam or batt insulation is used on all exterior walls. If you want any interior rooms insulated be sure to talk to your contractor about it. Insulation between floors and interior walls isn’t always included as a standard. I like to add insulation to the interior walls around bathrooms, offices, and nurseries. Insulation in any attic space or under the roof is a must as well.
Stage Eight: Drywall
Once all of the rough-in plumbing and electrical work is complete they will start to close up the walls with drywall. The drywall stage involves hanging the drywall on the walls, and then taping and applying drywall compound to the seams between each drywall piece. After that, they will sand down the seams and then put a coat of primer paint on the walls. Be prepared to get dusty when visiting the project during this stage! When the drywall is hung, the contractors must cut out holes for light switches, outlets, light fixtures, and HVAC vents. Keep an eye on this stage to make sure they cut out all the necessary holes and don’t leave anything buried under the drywall. Refer back to your photos from stage five to help with this.
Also note, that a special type of drywall should be used in shower and tub areas of bathrooms. Greenboard or water-resistant drywall should be used so that it can better stand up to moisture.
Once the drywall has been installed and primed, I recommend starting to try out small samples of paint on the walls. It's best to see paint colors in the actual lighting of the home. Try out colors in a few small spots throughout the property. Home Depot sells the smallest size paint samples possible, so even if you want to use a different brand paint (Benjamin Moore, Sherwin Williams, etc), have Home Depot match the color (they just need to know the brand and paint name) for you in a small sample. This will save money on samples!
Stage Nine: Flooring is Installed
Flooring includes hardwood floors as well as tile. If you are using LTV or vinyl flooring anywhere it is usually not installed until closer to the end of the project.
Hardwood Floor
Prior to the hardwood floor installation, the hardwood should sit inside the property for a few days. This enables the hardwood to adapt to the moisture levels in the home. It will prevent the wood from shrinking and expanding too much down the line. Shrinking and expanding can cause gaps or buckling in the hardwood floor. If the hardwood floor is being installed the same day it is delivered onsite, stop the contractor and talk to him or her about this. Once the wood is installed they will sand it down and apply one coat of stain. During these days no other workers will be working inside as the wet floor can't be walked on for 24-48 hours (so you won't be able to visit either!).
After the first coat is complete, they will cover the floor with paper to protect it while the rest of the work is completed.
Tile
There are a few stages to the tile installation process. First, they will lay the tile with spacers. Then they will add the grout to the tile. If you are using marble or cement tile it may also need to be sealed after the grouting stage. If you are using any cement tile, notify the contractor prior to this stage. Concrete tiles are often thicker, so the built-out of the subfloor below the tile will be different. The tile stage is one where I often see mistakes from contractors. I recommend printing out visual instructions for the tile installers. Draw (or use a computer to create) illustrations showings the pattern you want the tile laid in and the location of any niches. Also, mark which color grout goes in which bathroom (use a sharpie to write on the grout bags or boxes). Try to stop by the project as much as possible during this stage to prevent mistakes.
Stage 10: Trim and Door Installation
Baseboards, door frames, window frames, crown molding, wainscoting, shiplap, and any other wood accent walls are installed during this stage. Once the doorframes are installed the doors will be painted and installed as well.
Stage 11: Painting
Once the drywall stage is complete painting may be happening throughout many of these stages. I recommend using blue painter's tape to label any walls are trim that will be different colors.
Stage 12: Cabinet Installation
Cabinet installation is often one of the stages that can cause delays. If all of the cabinets don't come on time there are a series of other items that can't be completed until they are installed. If your cabinets come on time then it's a good indicator that the rest of your project will be able to finish close to on time. During this stage, check to make sure they are installing all of the cabinets according to your cabinet plans. Since you likely helped create the cabinet plan directly with a kitchen designer it's often easier for you to check on this work than your contractor.
Stage 13: Counter Measurements
Kitchen and bathroom counters can't be measured until the cabinets are installed. Once they take these measurements the counters will be ordered. At this time they will also order any other stone pieces for shower benches, shower door thresholds, shower/tub niches, fireplace mantles, or backsplashes.
Stage 14: Counters are Installed
It usually takes a week or two for counters to be installed after measurements have been taken. Keep in mind that faucets can't be installed without counters, and kitchen backsplashes also can't be completed without the counter installed first.
Stage 15: Final Finishes
Electrical
Light fixtures, light switches, and outlet covers can all begin to be installed as soon as the painting is complete. This may happen earlier than the two items below. Try to visit the property a lot when electrical fixtures are being installed. It is nice to show the electrician how high you want pendant lights, where you want bathroom sconces, how high you want a chandelier hung, etc.
Plumbing
Toilets can be installed once bathroom floors are complete. Shower heads and tub spouts can be installed when shower and tub tiling is complete. Kitchen and bathroom faucets can't be installed until counters have been installed.
HVAC
HVAC contractors will typically wait to install smart thermostats until the painting and the majority of dusty work is complete. They will use a cheap temporary thermostat up until then.
Other Finishes
Mirrors, closet shelving, towel bars, toilet paper holders and non-custom blinds are all installed as part of the final finishes stage as well. Try to be onsite to direct where mirrors should be hung, where towel bars should go, etc. I have seen contractors make some weird decisions on the placement of these items without homeowner direction!
Stage 16: Glass Shower Door Measurement
If your project includes any custom glass shower doors, the glass companies typically can't measure for them until after counters are installed. Usually, when stone counters are installed, the same company will also install stone thresholds for the showers. The stone threshold sits below the shower door so it is needed to get the exact measurement for the door. If you have any preferences about the glass shower door handle size or placement and handle and hinge color make sure to specify those items during the vendor's visit for measurements.
Stage 17: Kitchen Backsplash
Once the counters are installed then the kitchen (and any bar areas) can have the backsplash installed (unless your backsplash is stone, then it will have already been installed). The backsplash has similar stages to the tile floor, in that the tile will be laid and then grout will be added after. It can take a couple of days to complete this work.
Stage 18: Appliances are Installed
Once cabinets and counters are installed, appliances can be installed. This can include some plumbing work for fridges with ice or water line, gas hook-ups for stoves and dryers, and electric work for stoves. Your contractor may offer the option to handle the installation or you may need to hire the appliance store to handle the installation.
Stage 19: Glass Shower Door Installation
This is typically one of the last items to happen in the project, this stage means the end is near!
Stage 20: The Final Coat of Stain for the Hardwood Floor
This is usually the final item completed in the project! The idea is that the final sanding and coat of stain will remove any imperfections caused by contractors in the stages above. The floor staining process is similar to stage nine, in that no one will be able to walk on the floors for a couple of days while the stain dries. In a perfect world, no contractors will be going in and out or carrying items in on the final finished floor. This rarely ends up being the case though. In some cases, after the final coat, the floor will need to be covered with paper again if lots of contractors will still be going in and out of the property.
Stage 21: Punch List Creation
A punch list is a final to-do list for the contractor. I've written a separate post on this stage of the project. See here for more details.
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