Most renovations that go over budget do so because of decisions made late: a scope that kept growing, finishes chosen after work started, or problems nobody checked for. Good planning fixes most of that before the first wall comes down. Here is the order we recommend for a Sydney home.
Step 1: Decide what the renovation must achieve
Write down what isn’t working: not enough bedrooms, a dark kitchen, one bathroom for a family of five, no flow to the backyard. Rank the list as must-have, nice-to-have and later. This list drives the design and keeps the budget honest when you’re tempted to add extras.
Step 2: Set a realistic budget
Work out the total you can spend, then hold back 10–20% as contingency. Allow for design, engineering, approvals and temporary accommodation as well as the build. Check current prices in our full home renovation cost guide before you brief a designer, so the design matches the money.
Step 3: Get the house checked
Before design starts, check what you’re working with:
- Structure: sagging floors, cracking, roof condition and termite damage
- Services: the age of the wiring, switchboard and pipework
- Asbestos: likely in homes built before the late 1980s, so test before any demolition
- Damp: common in older Sydney homes, especially on sloping or coastal sites
Finding these early turns a surprise variation into a line item in the budget.
Step 4: Design and approvals
A designer or architect turns your list into drawings. A structural engineer designs any beams, footings or new framing. Then you’ll need the right approval:
- No approval: many non-structural internal works
- Complying Development Certificate (CDC): a faster pathway for many alterations and additions that meet set standards, issued by a private certifier or council
- Development Application (DA): needed when a project can’t meet CDC standards, and for most work to heritage items
If your home is heritage-listed or in a heritage conservation area, read our heritage renovation guide first. Apartments also need owners corporation approval.
Step 5: Choose your builder
- Check the licence on the NSW Government licence check and confirm it covers the work.
- Ask for an itemised quote against the same drawings, so you can compare like with like.
- Ask to see similar finished projects and speak to past clients.
- Ask who will run the site day to day and which trades are in-house.
Step 6: Contract and insurance
In NSW, work over $5,000 needs a written contract. Work over $20,000 needs a full home building contract and Home Building Compensation (HBC) insurance before any deposit is taken. Make sure the contract lists the scope, finishes, price, progress payments, allowances and timeframe.
Step 7: Plan the build order and timeline
A typical sequence is demolition, structure, roofing and windows, then rough-in of services. After that come waterproofing and wet areas, linings, joinery and fit-off, and finally painting and handover. A full home renovation usually takes several months on site. Custom joinery, windows and imported finishes need ordering well before they’re installed, so lock in selections early.
Step 8: Living through the renovation
Decide early whether you’ll stay or move out. Staying is possible when work can be staged room by room, but whole-house work, asbestos removal and lost kitchens or bathrooms usually make moving out safer and faster. Agree a weekly update with your builder and keep all changes in writing.
Common planning mistakes
- Designing before setting a budget
- No contingency
- Choosing finishes after work starts
- Skipping the structural or asbestos check
- Comparing quotes that cover different scopes
- Verbal changes with no written variation
Plan your renovation with Blackwood
Blackwood Carpentry & Joinery (NSW Lic. 502666C) renovates homes across Sydney’s North Shore, Northern Beaches, Eastern Suburbs and Inner West. We help you set the scope and budget, coordinate design, engineering and approvals, and build with our own carpenters and joiners.
See our home renovation service or call Fred on 0478 900 078 for a free site visit.
Frequently asked questions
What is the first step in planning a home renovation?
Decide what the renovation must achieve and set a budget with a 10–20% contingency.
Do I need an architect for a home renovation?
For structural changes, extensions and approvals you need drawings from a designer or architect and a structural engineer.
How long does a full home renovation take?
Usually several months on site, plus time for design and approvals beforehand.
Can I live in my house during a renovation?
Sometimes, if work is staged. Whole-house work usually means moving out for part or all of the build.
What contract do I need for a renovation in NSW?
A written contract for work over $5,000, and a full home building contract with HBC insurance for work over $20,000.