BEFORE YOU START

1. 

   Define the Scope of Work In a renovation project, defining your needs starts with distinguishing between your "must haves" and your "wants."

   Depending on the condition of your house, the list of "must haves" (what is necessary to bring the house up to code) may include items such as new roofing, plumbing, wiring, weatherboards and paint. These repairs may be required by your bank and listing them may be pretty straightforward.

   But developing your list of "wants" (items that will enhance your enjoyment of the house) may be more complicated. What are your goals? More space? Up-dated baths, refinished floors, and a reconfigured floor plan? Do you wish to remedy earlier "renovations?" Books, magazines and catalogs can be an invaluable source of ideas and images that reflect details or the overall character you desire. Ultimately, your budget will determine how many of the "wants" are possible after the "must haves" are satisfied.

2. 

   Identify the Project that’s Right for You Building codes and zoning regulations limit what you can do with your property. And if your house is located in a local historic district, is a local landmark or has certain types of deed restrictions, your project must conform to an additional layer of regulations. Having an understanding of what is allowed or required for your property before you get started will save you dollars and frustration in the future.

   For example, if your house is in an area regulated by the Historic District Landmarks Commission, you will need to seek approval from the Commission for the dormer you're envisioning for the roof or the garage you'd like to build in the yard. If your property title indicates that the façade of your house has been previously donated to the PRC or another preservation nonprofit, or if your house is a nominated or designated local landmark, then changes to all aspects of the property's exterior (whether visible form the street or not) will have to be approved.

3. 

   Hire a Pro Although some people think of architects and contractors as luxuries, the Preservation Resource Center recommends them as "must haves" for a successful renovation project. We have lamented with many a house owner who expected to save money by forgoing the services of an architect or contractor, but instead spent far more than budgeted for an inferior product. Hiring an architect for planning the work and a contractor to execute the plans eliminates many of the pitfalls and risks of tackling the renovation of an old house.

   Architects are invaluable in the planning stage of the project. They can

   • Help you navigate existing codes and regulations.
   • Help you plan your project in order to avoid expensive changes when construction is in progress.
   • Generate drawings that serve as the basis for contractors' bids, making it simpler to compare them.
   • Generate construction drawings that communicate to the contractor what should be built and with what materials, reducing the chance of disappointing, expensive and time-consuming miscommunications.
   • Act as construction manager, an important liaison between you and the contractor.
   • Ensure that the appearance and function of your renovated house both enhance its market value and preserve its historic character.

   Finally, depending on the scope of the work, city regulations may require a set of plans stamped by a professional architect (or engineer).

   Professional contractors are critical to the success of the construction phase of your project. They can

   • Ensure that your project starts and ends in a timely manner, something that may prove impossible if you tackle the project yourself.
   • Have access to quality materials at lower-than-retail prices because of volume purchases.
   • Have access to experienced labor and subcontractors who you may have to wait months to get.
   • Save you time, energy and frustration by obtaining necessary permits, arranging for inspections, and handling items like social security, workman's compensation, and other local, state and federal regulations for laborers.
   • Assume the liability for injuries or damages incurred by having the appropriate insurance.
   • Choreograph the scheduling of various subcontractors to avoid costly delays.
   • Catch small mistakes before they become large and expensive.

   Finally, some lenders require that you hire a contractor, for all of the above reasons.