Full Renovation: What Adds Value

Posted on 20 Sep at 1:57 pm

Full Renovation: What Adds Value

1) Scoping & Design (before works)

Clear brief & constraints: purpose (rent/sell/keep), budget bands, timeline, code needs.
Measured survey & drawings: dimensioned plans/elevations; room-by-room finish schedule; MEP points.
Decision log & approvals: one source of truth (rev-controlled), with deadlines for tiles, doors, sanitary, lighting.
Cost control baseline: BOQ with inclusions/exclusions; contingency +10–15% set aside.
Value impact: eliminates scope drift → −10–20% rework vs projects without a documented scope.

2) Materials that actually increase value

Wet areas: waterproofing system (primer + band + 2 coats) certified as a set; large-format porcelain; quality drains.
Floors: engineered wood/LVT/porcelain suitable for traffic + UFH limits; acoustic underlays where needed.
MEP: modern consumer-visible gear (quiet AC, smart thermostats, dimmable lighting), shut-offs, accessible valves.
Joinery: durable hinges/runners (soft-close, corrosion-resistant), moisture-rated boards for kitchens/baths.
Paints & sealants: low-VOC, washable paints; sanitary silicones with mould inhibitors.
Value impact: better tenant/buyer appeal and lower callbacks → lifecycle upkeep −10–25% vs budget mixes.

3) Workmanship standards (how to install)

Wet rooms: flood test 24h before tiling; slopes verified with levels; expansion joints at changes of plane.
Tiling: C2/S1 adhesives where needed; layout set-out from focal lines; movement joints per perimeter.
Floors: moisture test screeds (CM/RH) before wood/LVT; leave expansion; protect with boards until handover.
Drywall & plaster: acoustic mineral wool in partitions; mesh at openings; SR1 flatness for feature walls.
Electrical: labelled circuits; RCD/GFCI protection; load calc; test sheet at handover.
Plumbing: pressure tests (cold/hot) before close-up; accessible service panels; correct falls on waste lines.
Value impact: defects at handover −25–50% when these checks are enforced.

4) Sequencing (the order that saves time & money)

Protection & demo → 2) MEP rough-in → 3) Substrates (renders/screeds) → 4) Waterproofing →
Skim → 6) Tiling/stone → 7) First paint → 8) Flooring → 9) Joinery/kitchen →
Devices/lighting → 11) Commissioning → 12) Final paint → 13) Sealing → 14) Deep clean → 15) Handover.

Value impact: integrated sequence cuts idle time → schedule −15–30% vs ad-hoc order.

5) Site organisation & logistics

Weekly look-ahead (2 weeks): tasks, dependencies, material arrivals, inspections.
Zones & protection: dust control, floor protection, tool storage, waste plan (skip timings).
Long-lead tracking: tiles, doors, lights, glass; order early, approve shop drawings.
Access & working hours: coordinate with building management to avoid stoppages.
Value impact: downtime −20–35%; damage to finished areas −30–60%.

6) Team structure & responsibilities

Single project lead (one throat to choke): coordinates trades, approvals, programme, QA/QC.
Trade leads: electrician/plumber/tiler/carpenter each with a daily checklist.
Daily stand-up (15 min): blockers, H&S, handovers; end-of-day photo log.
Clear authority: only the project lead accepts changes; no side agreements on site.
Value impact: change-order volume −20–40%.

7) Communication with the client (and between firms)

Cadence: weekly progress report (photos, % complete, next week plan, decisions needed).
RFI/change workflow: every change documented with scope note + drawing mark-ups + time & %-cost impact; client signs digitally.
Mock-ups & samples: approve one bathroom, one wall paint, grout colors, profile trims before rollout.
Issue tracker: shared sheet with target dates & responsible person.
Value impact: disputes −40–70%; client satisfaction +20–30%.

8) Quality control (checkpoints that prevent rework)

Hold points:
- Pressure tests signed before wall closure.
- Flood test certificate before tiling.
- Screed moisture pass before wood/LVT.
- Lighting/MEP commissioning sheet before ceiling access is closed.
Tolerances & finish: straightedge checks, lippage gauges, paint coverage, silicone continuity.
Snagging: internal snag round, then client snag; fix list closed before handover.
Value impact: rework −15–35%; warranty calls −10–30%.

9) Documentation that protects value

Handover pack: warranties, product data sheets, paint codes, tile spare list, electrical single-line diagram, valve map, commissioning results, maintenance plan (cleaning & reseal cycles).
As-built drawings: final outlet/valve/duct positions.
Value impact: faster future works; troubleshooting time −30–50%.

10) Cost guidance (percentages only; reference = disciplined project with single coordinating firm = 0%)

Multiple firms, owner-managed: total out-turn +5–15% (scope gaps/overlaps), schedule +15–30%, defects +25–50%.
Skipping QC hold points: rework risk +20–60%.
Late material decisions: programme impact +10–25%; express shipping +5–15% material uplift.
Protecting finished floors properly: repair costs −50–80% vs unprotected sites.

Quick “Value Pack” you can standardise

Design & scope: room-by-room schedule + drawings + finish matrix.
Three mandatory tests: pressure, flood, screed moisture.
Three approvals: bathroom mock-up, paint sample wall, lighting scene.
Three documents at handover: warranties bundle, commissioning sheets, maintenance plan.
One boss: single project lead with change-control authority.

What clients actually feel (benefits)

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