Planning a Moderate to Heavy Renovation

Moderate renovations ($50-$100/SF) typically include kitchen remodeling, bathroom remodeling, window replacement, and selective MEP upgrades. The planning process adds three elements beyond cosmetic planning: permit applications (building permit required for layout changes, MEP permit for any plumbing, electrical, or HVAC work), contractor selection (a licensed GC or multiple coordinated subcontractors), and design development (kitchen layout, bathroom layout, finish selections). Plan 1-2 weeks for design development, 1-2 weeks for permit approval, and 1 week for contractor selection, totaling 3-5 weeks of pre-construction planning.

Heavy renovations ($100-$150/SF) add structural engineering, architectural drawings, and extended permitting to the planning process. Common heavy renovation elements include load-bearing wall removal (requiring an engineer-designed beam replacement), room additions, second-story additions, and complete MEP system replacement. The planning process requires: structural engineer consultation ($500-$2,000 for residential), architectural drawings ($2,000-$8,000), detailed specifications, competitive bidding from 3-5 GCs, and permit review (2-6 weeks depending on jurisdiction). Total pre-construction planning time: 4-8 weeks.

Budget allocation varies significantly between moderate and heavy renovations. In a moderate renovation, the budget typically allocates: Kitchen 25-35%, Bathrooms 15-25%, Flooring 10-15%, Painting 5-10%, Windows 10-15%, MEP upgrades 5-15%, and Contingency 10-15%. In a heavy renovation, allocation shifts toward structural and systems work: Structural 15-25%, MEP systems 20-30%, Kitchen 15-20%, Bathrooms 10-15%, Exterior 10-15%, Finish work 10-15%, and Contingency 15-20%. Understanding these allocation patterns helps investors quickly identify bids that are unusually high or low in specific categories.