How to create and use a scope of work when undertaking a home remodeling project

(Above) Sweeten homeowner Bellamy + Zak’s renovation. Photos by Kate Glicksberg.

Why is the scope of work important?

“Scope of work” or “scope” is construction lingo for the list of work that needs to be done in a remodeling project. When a contractor asks for your project scope, they’re really asking, “What are all the things you need me to do?” Sweeten breaks it all down below.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

What is the scope of work?

Early in your planning, like when you first post your project on the Sweeten platform or start talking to general contractors, your scope will likely be vague. For example, “I want to renovate the master bathroom, including retiling and replacing cabinets and fixtures.”

Later, when it comes time to ask general contractors for estimates, you’ll work with them to fill in the details. These important details make up the scope of work! The details will cover the exact work that needs to be done, including materials and fixture specifics, and plans drawn for any changes to the layout, pipes, or wiring (see “Renovation scope of work example” below). 

All the specifics need to be in writing by the time you ask for a contract. Once you’ve signed, additional changes to the scope of work are considered “change orders,” and will bring additional costs.

Finessing your budget and scope of work

Often, you won’t be able to move from a general to specific scope until you know the cost of all the options. We suggest making a list of everything you want, divided into “must-haves” and “nice-to-haves.” Your general contractor can help you decide on a specific scope that fits your budget, including as many “nice-to-haves” as possible. 

My scope exceeds my budget. Now what?

If your contractor makes an estimate that exceeds your budget, it’s time to negotiate. Please don’t just ask for a discount. General contractors operate on very low margins; you’d be asking them to lose money. Instead, ask questions about how to adjust the scope to fit your budget. You might get some surprising and imaginative ideas. Sweeten general contractors are often wizards at this kind of creative problem-solving to make potential clients happy. 

A remodeling rule-of-thumb: The more rigid your budget, the more flexible your scope should be. 

If a scope of work isn’t possible

Occasionally a general contractor will tell you that something in your scope is impossible. This can be disappointing—but we promise, they’re not just being difficult. Sometimes there will be structural reasons that something can’t be done. Other times there will be strict national or local building codes that have to be obeyed. 

Pro tip: Always ask why something in the scope can’t be done. You might start a conversation with your contractor that leads to ideas that are just as satisfying as the original.

Prep scopes before the estimate

You might want to consider more than one scope. For example, one version might be a kitchen remodel that includes changing the floor plan and opening a wall. Another version could be a simple rip-and-replace of the existing cabinets and finishes. 

It’s fine to present these alternate versions to your general contractor, as long as you do so before asking them to create any estimates. And you should keep it to just two variations. Beyond two, your contractor might ask for an additional deposit—because drawing up detailed estimates is time-consuming work.

Example of a scope of work in construction

• Replace toilet
  
• Replace vanity cabinet
  
• Change out sink
  
• Retile floor
  
• Relocate shower—see plans
  
• Install cement board
  
• Tile shower/tub surround
  
• Replace light fixture
  
• Add outlets—see plans
  
• Paint walls and ceiling

The scope of work, in summary

Start with a general scope, with your must-haves and nice-to-haves. Moving on to your final, detailed scope requires negotiating many variables. Your Sweeten general contractor can be a valuable resource in this process. Be sure to communicate clearly, ask questions, and give as much information as possible before requesting a bid. And remember: the details in a contract finalize your scope. Any additions to the scope after you’ve signed the contract will be considered a change order, which might push you over budget.

Sweeten matches you with vetted general contractors

When you’re ready to get started on your home remodel, work with Sweeten to renovate with the best contractors. You can email our renovation specialists with questions about your scope of work at any time at team@sweeten.com.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

Junior accessory dwelling unit (JADU) vs. ADU: What’s the difference? Should you have one…or both?

ADUs, or accessory dwelling units, have been an ad-hoc housing option forever. They are also known as granny flats, laneway homes, and carriage houses. Accessory dwelling units typically solve one or two challenges for homeowners: money and family.

An ADU can help a family member, such as a senior parent or a young adult, with a decent place to live. The structure is not subject to the normal rental market of a senior-care facility or living with multiple roommates.

Additionally, the budgetary bump from rental income could make living in certain properties affordable. An ADU can also be an asset at the time of resale if the unit is code-approved and permitted. Now, the JADU, or junior accessory dwelling unit, can be a consideration. Here, we break down what you need to know about JADUs. 

What is a JADU?

According to California’s legislation, a JADU is officially designated as a separate dwelling unit of up to 500 square feet. It must have a separate entrance, distinct from the main home. An ADU, in comparison, can be up to 1500 square feet in some locales. Read about building an ADU in Chicago here.

Junior accessory dwelling units as affordable housing

In recent years, JADUs have become more recognized and acknowledged as a benefit in places with expensive housing. They’re now built using formalized processes for their construction. In the past, it would have been a garage makeover, for example. In another trend toward affordable housing options, California has recognized the JADU. 

Occupancy requirements are defined specifically in the local building code. JADUs cannot be used for short-term rentals—fewer than 30 days—and one of the units must be owner-occupied. The only exception is if the owner is “a governmental agency, land trust, or housing organization.” 

Where can a JADU be built?

A JADU must be located within the walls of a proposed or existing space. You cannot put up a small shed and call it a JADU. In fact, you cannot build any new space for the JADU. The JADU can be located within a converted garage, but that will trigger a parking requirement, meaning you will have to replace any converted parking spaces on a 1:1 basis. Just adding a JADU to your existing home, however, does not trigger a parking requirement, so that’s good news.

Beyond that, the details can change in each municipality. If you’re interested in a JADU project, you’ll need to think hyper-local to ensure that you meet the requirements for permitting. Yes, that means you’ll need to meet the state code at a minimum, and then comply with the local ordinances that apply. You’ll go through a specific permitting process for this project, so an experienced professional would be an invaluable resource.

JADU requirements and features

One surprising bonus that makes everything easier is that the JADU may share the bathroom with the main house. Considering that plumbing and sanitation modifications are among the most complex and expensive projects, this is welcome! 

Kitchen space requirements are fairly reasonable. California code may be further restricted by local ordinance. A basic kitchenette is required, which will include something for cooking, a refrigerator, and a sink. 

Of all the requirements, the separate entrance could be tricky based on the structure and framing of the main home. In addition, getting plumbing pipes and drain pipes to the JADU space will often be the most challenging part of the whole project. But that’s where professionals shine.

Current limitations for JADUs

Some municipalities do not allow 220-volt appliances in the kitchenette, for example, so you cannot install a standard range. It appears that some municipalities don’t allow full-size refrigerators, either. In this case, the JADU will be more like a rec room than a true independent apartment, especially if the occupants share the main bathroom. There are many instances where this will not be a problem, such as for tenants who travel and use the JADU as an infrequent home base, or for a college student. A stereotypical “granny flat” may work perfectly as well for a single senior who eats dinner with you often anyway.

And considering that the minimum requirements for a JADU are so low, with just a separate entrance and a kitchenette, this option has the potential to be a fast and simple solution to needing more space.

It could feel restrictive, however, when it’s time to rent the space to someone else who may want a more complete kitchen and/or a dedicated bathroom. Many people will undoubtedly feel the JADU is a compromise but at least it’s now an option.

Local ordinances for JADU: A work in progress

Another relevant benefit: you can have both an ADU and a JADU! Yes, you can technically have a sort of triplex on your property. That will certainly boost affordability! From a legal standpoint, a properly permitted JADU does require a deed restriction, which means it’s a legal part of your home property and cannot be sold separately.

If you’re interested in this path, remember that the JADU is not simply a smaller ADU. Some requirements differ and you’ll have to nail them all to get approval. An ADU will have to have a separate bathroom, may or may not need a separate entrance, and may not have a parking requirement. There are some details to sort out, clearly. Requirements such as the separate entrance and separate bathrooms, not to mention the parking requirements, demand attention case by case. 

California’s legislation, for example, was finalized in late 2021 and some language is still being interpreted. Yes, that does mean that people can come to different conclusions about some of the language in the legislation as they work through the process month after month. Also, local ordinances will continue to crop up and result in a change in requirements and/or process. 

This is fine-tuning, though, on legislation that is now law, so you can proceed on a new project that helps you get the space you need! In addition to keeping good vibes with building officials, working with a skilled contractor will pay off hugely on a project like this.

When you’re ready to get started on your kitchen or home remodel, work with Sweeten to renovate with the best contractors.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

Yes, it is possible to live through a kitchen remodel, with a few key remodeling tips in hand

Remodeling your kitchen is a smart move and you’ll be pleased that you took the leap and did it. However, for a short time during the project, you might feel some…frustration, especially if you are accustomed to being at home most days.

It’s all manageable, however, and you’ll do fine if you know what to expect. It’s all about adaptability and making as many choices proactively as possible. Get things set up before it feels like an emergency. You’ll be inconvenienced for several weeks or so, if the project goes as planned. Sweeten outlines how to live through a kitchen remodel below.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

Set up a temporary kitchen

Naturally, you’ll have to feed the family and clean up after meals and snacks, so you’ll need some sort of temporary kitchen. If you have room for a temporary kitchen, old dismantled kitchen cabinets could create a makeshift mini-kitchen space. Even some of the old countertop could be used.

If you don’t have an extra room, where can you carve out some space for, say, 2–4 weeks? You might use the patio/deck and grill for a lot of cooking and the default dining table, if the weather cooperates.

Moving the refrigerator to a space where it’s still usable is typically mandatory. Go over changes like these with the contractor so you don’t block a space they’ll need to access.

You might wonder if the fridge can move to the deck or patio, and it’s possible, but it’ll depend on the weather. Refrigerators have an ambient operating temperature range, and if the outdoor temperature goes below ~40 degrees, the compressor won’t run. If the compressor doesn’t run, then the freezer won’t work. Likewise, avoid setting a refrigerator in full sun. The heat will force the compressor to work much harder and more often, which will shorten its life.

Cooking without a normal kitchen

Cooking is really pretty easy. You can use a camp stove, toaster oven, microwave oven, instant pot, and/or grill for numerous meals. You probably can’t move and use your freestanding range, as they require a 240v outlet and dedicated circuit for power.

Staying at home during a kitchen remodel

If you are accustomed to being at home quite a bit, the process of construction might unnerve you. Naptime for the kids will be tough to keep going, as will any work duties you plan to accomplish. Going to the office a bit more may turn into an attractive option, along with coffee shops and shared office spaces.

Do the daily work hours work for you? Tradespeople often start early and their work is often noisy. If you like to sleep in, you will probably chafe at having workers at the house early in the morning, but that’s what it takes—temporarily.

Talk with your contractor about the daily schedule to set shared expectations. Surprises happen and everyone has to roll with them. An organized and professional contractor will set you up as well as possible.

Living in a hotel during the remodel

Another option that has unique benefits is staying at a hotel. You can choose a standard stay or an extended-stay suite, which may even have a mini-kitchen. These offer clear and compelling advantages: low commitment and high flexibility, as in booking and leaving with little notice.

Cost may seem high but it may be well worth it to avoid the chaos of living in a remodeling zone. You will have to live somewhere during the work, so a hotel could be just part of the project budget.

Create a contingency plan to cover surprises

Finally, have a contingency budget plan of 10-15% if something goes awry. The worst-case scenario would be something like discovering asbestos or mold, which must be professionally remediated. Those professionals are specialty crews, not your contractor or subcontractors. That could stop other work until they are done. There’s no good way to estimate how long that work could take, but your general contractor will know how to find the experts and rearrange the schedule and sequencing.

Other common scenarios are occasional shortages of materials or mistakes in ordering or fulfillment. Special-order items, for example, can be subject to delays. Luckily, a good contractor can peruse your plan and spot potential bottlenecks quickly, but it’s good to be prepared.

There’s a lot to consider for a kitchen remodel, but the hassle is temporary and the benefit is long term. With preparation and a flexible mindset, you’ll be on the way to your dream kitchen.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The punch list is a final, crucial step of a renovation. Here’s how they work.

(Above) Renovation for Sweeten homeowners Dia + Alex. Photo by Kate Glicksberg for Sweeten.

A punch list is a list of tasks put together by a homeowner that needs to be completed by their contractor. The punch list needs to be done for the project to be completely done. The majority of the work has been finished, but there are details to be resolved. You have one shot to compile your punch list, and once it is completed, the project is officially done! 

What goes on a punch list?

It depends who you ask! This question is often a misunderstanding between a homeowner and a contractor. In construction, there are acceptable quality standards, which are in the form of building codes. Licensed contractors are responsible for abiding by these codes. When a project passes inspection by the codes enforcement official, some contractors consider their work completed. Building codes exist to ensure an acceptable level of quality and ensure that the home is structurally sound. Reputable general contractors will not only meet, but exceed this benchmark.

The goal of a punch list is to address concerns the homeowner may have after inspecting a project. For example, a crooked hinge on a kitchen cabinet door would normally indicate a defect and should appear on your list. Clashing paint colors, however, are usually not the responsibility of the painter, and would not indicate a defect. Even so, the situation needs correcting. Add these concerns to your punch list. You and your contractor will discuss if the task will be fixed by them or the subcontractor. 

How do I start a punch list?

To start a punch list, the easiest way is to have paper and pencil in each room. Notes stay organized and prevent several lists from being created for the same room. Many new homeowners prefer to live in the space for a while. They can relax and use the space in a daily routine. This makes identifying any issues easier. 

When does a rolling punch list happen?

Traditionally, final payment is paid to the contractor at project completion. A walk-through and a punch list happen after the final payment. As any concerns are addressed, the general contractor will often either discuss the concern or agree to correct the issue. 

An alternative punch list solution is referred to as a “rolling punch list”, or a punch list-as-you-go. Instead of inspecting all of the details at the end, the general contractor makes periodic walk-throughs with the homeowner. As concerns are addressed, everyone involved takes a role in resolving the issue. If the subcontractor is still onsite with labor, machines, and materials, it is easier to correct a concern.

Before a project starts, the homeowner and contractor should confirm when the punch list will take place. Each general contractor has their own process for handling punch list items. 

What is the difference between a tweak and a defect?

This question is really at the heart of a punch list. During installation, an issue such as a crooked cabinet hinge will raise concerns immediately for a homeowner. Contractors tend to focus on completing the project even if small adjustments will be required later on. A homeowner may view the crooked cabinet door as a lack of skill or professional ethics. Have an open dialog between the general contractor and homeowner, so both parties can ask questions and set realistic expectations. Ideally, this discussion will be frequent and ongoing throughout the project so that confusion and assumptions are kept to a minimum.

If you are working with a Sweeten contractor, a homeowner may also reach out to Sweeten customer support with questions or clarifications. Email ClientServices@sweeten.com.

Be communicative and flexible

A punch list should be considered a place to answer questions and get questions answered. For the experienced contractor, the positive completion of a punch list is their business card. For a homeowner, it can confirm they are working with a professional.

Finding a true partner in your general contractor

At Sweeten, we appreciate the value of working with the right general contractor—one who understands your vision, comes up with solutions to challenges, involves you in decision-making, and communicates clearly. If you’re looking for an expert contractor near you, look no further! Sweeten matches homeowners with vetted general contractors, offering guidance and financial protection—at no cost to the homeowner. Start by posting your project on Sweeten today. 

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

Yes, revised estimates are possible, but be ready to compromise and collaborate

So you’ve received a remodeling estimate from your Sweeten general contractor. What if the total exceeds your budget—can you ask for a revised estimate?

Short answer: Yes, with limitations.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

When can I ask for a lower or revised renovation estimate?

You can generally expect a single round of minor revisions for free. If you need major scope changes or multiple versions of the estimate, expect your contractor to ask for money up-front. This is because calculating estimates requires substantial work. If you hire the contractor, this fee will typically be treated as a deposit and will count toward the total renovation cost. You won’t be out-of-pocket unless you ask a contractor for extensive revisions and then decline to hire them.

What revisions are considered minor? Minor revisions involve eliminating part of the project or making simple substitutions (switching from custom imported tiles to standard subway tiles, etc.).  

When you negotiate for a lower price, you must always think in terms of reduced scope or lower-priced materials. Don’t just ask for a discount! General contractors don’t leave room for discounts in their estimates. 

Definitely ask your contractor for advice on how to meet a lower budget. Their experience can be invaluable in strategizing where to cut costs—and where not to. 

Ballpark quote vs. formal remodeling estimate

Keep in mind the difference between a contractor’s initial ballpark quote and their formal estimate. That first quote may be based on your posted Sweeten project and a brief conversation. The formal estimate will come after a site visit, a longer discussion, and hours of behind-the-scenes research and calculation. 

When you receive your initial quote, this is the time to discuss your budget limits and to be clear about your must-haves vs. your nice-to-haves. Giving your contractor the important information up-front will help you avoid major revisions entirely.

Do:

• Discuss your scope and budget with your contractor before they draft an estimate
• After your site visit, feel free to postpone requesting an estimate. If you need time to think about your budget, ask for it.
• Ask your contractor for advice on reducing the scope to meet your budget
• Expect to pay for major estimate revisions
• Expect to wait a few days for major estimate revisions

Don’t:

• Ask for a discount without a change in scope or materials
• Ask for a formal estimate before you’re clear on your budget
• Expect major revisions for free
• Expect major revisions quickly

Questions? Email clientservices@sweeten.com to schedule a call with a Sweeten renovation specialist.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

Providing deposits for contractors is a crucial—and normal—step in starting a renovation

Short answer: Yes. But there are exceptions, and your contractor may have some flexibility. Below, Sweeten outlines the reasons behind upfront payment amounts, and some options for negotiating your deposit for a contractor.

Why do contractors require a deposit?

Deposits for contractors are critical because they essentially allow your project to begin! Your general contractor needs to secure a crew and begin ordering materials right away. They may also need to rent equipment. And your contractor can’t take on all the financial liability for these commitments themself.

How much of a deposit can a contractor ask for?

The exact deposit amount contractors ask for upfront varies and is especially dependent on the size of the project. For relatively small jobs, like a $16,000 bathroom remodel, contractors may ask for a 50% deposit. For large jobs, like a $100,000 full-home renovation, a 10%–20% deposit is more typical. 

Is the deposit for a contractor negotiable?

It might be. In many cases, contractors start with a standardized contract, so some of the terms could be based on a typical job rather than the specifics of yours. You may be able to ask for somewhat lower initial payment or deposit. 

The ideal time to ask is during negotiations (—an important part of the contractor hiring process), before the contractor drafts the contract. But they may be amenable to a minor contract alteration after the fact. Just know that their flexibility may be limited. 

What about the remaining payments?

General contractors use a number of different fee structures. The payment schedule might be based on fixed dates, or on major project milestones. For small jobs, they’ll typically ask for just two payments—one upfront, the other at the end. For larger projects, there may be as many as five scheduled payments.

Most contractors ask for the final payment upon “substantial completion.” This means that everything’s complete except the punch list*, and possibly final work on minor finishes. Occasionally, a contractor will consider a job substantially complete when there’s a single large outstanding item—like an expensive fixture that’s held up by a shipping delay, but which won’t require much labor to install. When you’re ready to begin your home remodel, work with Sweeten to find a vetted and experienced contractor. 

*The punch list is a tally of any minor problems for the contractor to fix—like a paint splatter, a missing drawer pull, a misaligned cabinet hinge, etc.

Points to remember for contractor deposits:

• Expect to pay a deposit for a contractor before work can begin
  
• Expect to pay a higher percentage on a smaller job, and vice-versa
  
• Discuss the contractors’ deposit and payment schedule before they draft the contract
  
• If you’d like to amend the contract, don’t expect the contractor to have unlimited flexibility
  

If you’re planning to start your own home renovation within the next 6 months, it’s time to post your project on Sweeten and start making your vision a reality!

Start your renovation with Sweeten

How does Sweeten connect me with the best general contractors for my remodeling project?

Our purpose at Sweeten is to help homeowners transform their homes as seamlessly as possible — so you can stop living at home, and start thriving! And we’ve helped around 3,000 renovators do just that. Here are some of the ways we bring value to your renovation experience (for free!):

• We only work with thoroughly vetted, trusted general contractors
• We carefully select the best contractors for your unique remodeling projects and connect you with them
• You’ll get a set of competitive bids to ensure fair, market pricing for your project
• You can take advantage of a bid-leveling call with someone from our team to help you through the toughest part of the decision-making process
• Our team has extensive knowledge and experience in renovations, and we’re available to you for support from start to finish!

Updated July 28, 2023

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

Demolition, amount of work, a home’s condition, and alternate living arrangements all affect gut home renovation costs

A different level of owner commitment comes with a gut home renovation than a smaller renovation project. Here, Sweeten provides some guidance on points to consider when planning a major project like this.

Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

What’s involved in a gut home renovation?

First, let’s define the term. Gutting a home is more than an extensive remodel. It’s taking the walls down to the studs, removing existing interior doors and trim, cabinets, sinks, and exposing the structure of the home. It often includes replacing windows and exterior doors, the roof, and replacing most or all plumbing and electrical. Gutting is about the material removal before you remodel.

A renovation budget overview

Costs of materials

You’ll find Sweeten’s renovation cost guides here but keep in mind material costs and timelines have shifted. Prices for materials and labor have jumped, drastically in some cases and in some locales. It’s a good idea to add 20% to the materials budget and talk with your contractor about timing, materials, and budget.

Pro tip: Do not wait. Many sectors are experiencing a backlog in the supply of materials. For homeowners interested in renovating, it’s smart to schedule and sign with a contractor to lock in your material prices. You’ll also want to book a start date on the contractor’s schedule. If you do wait, prices may continue to go up and your material order will be at the back of a long queue.

“Must-haves” and “Nice-to-haves” lists

When making your project budget, it’s important to create a renovation list of “must-haves.” These are elements that are definitely required for the project, then make a second wishlist of “nice-to-haves.” This includes all of the changes you’d like to see but might be willing to forgo as you consider your budget. 

A home’s existing condition

It’s also crucial to be realistic about the condition of your home, as the cost of a gut renovation can vary considerably by the condition of the structure. Updating the mechanical systems such as the electrical panel and old plumbing can range from straightforward in a dated foursquare house to challenging in a home located in an historic district.

Ask your contractor about worst-case scenarios given the building’s age and history. Consider the budget contingency that will give you peace of mind when your project kicks off. Your contractor can’t price out every possible surprise, but you should feel confident that you have a partner who will help you problem-solve when challenges come up.

Have a contingency plan

Homeowners undertaking serious gut remodels should build in an extra cash reserve for issues that come up along the way including issues that come up once the walls are broken into. Add more than 15% for a gut remodel.

Bathrooms contain the most plumbing and fixtures per square foot so tend to be the most expensive spaces in the house per square foot. Kitchens are next, then the other living spaces follow.

Should you leave or stay during a gut home renovation?

One of the most important considerations is deciding where you’ll live during the project. Nearly anything is possible, so you probably can remain in the house during the project. However, nearly any other plan is preferable for most people because you’ll almost certainly have to deal with surprises. You might discover a need for structural reinforcement, or unveil mold or asbestos, and decide then that you should reside elsewhere for a while. Also, if you do choose to stay during the project, you’ll need to make sure that you’re legally allowed to do so, too. Your city’s building department is the place to inquire.

Just remember that if you decide to stay in the home during the project to save money, you’ll still incur costs, and they could be substantial. Financial costs include delaying the project because you or your things are in the way. Non-financial costs could include a strain on daily family routines such as finding alternatives for when a kitchen or shower is being renovated. All those can result in financial costs, too.

Your contractor will guide you through the cost for permits and regulations associated with your project, such as placing dumpsters. If your home is in a homeowner’s association, they will also have requirements to meet.

Demolition before renovation

The demolition part of gutting a home is mostly labor and disposal costs, so it’s not really that expensive but removing plumbing pipes and drains and so on takes time. Outsourcing the demo or doing it as a DIY project doesn’t really save much money. For safety and hazard concerns, Sweeten recommends leaving demolition to the professionals. 

Note that moving walls is not included in these costs. Moving load-bearing walls requires consulting with a structural engineer, and that could be $500—$1,000. Whenever you change walls around you’ll need to build temporary support walls, so there’s another cost to add in.

During demolition, you may discover hazards like asbestos, lead paint, and mold. If you do, a pro will evaluate how extensive the problem is. These hazards are not DIY-friendly. In some places, you’re not legally permitted to deal with these dangerous materials, especially asbestos which can only be handled by a professional.

The general contractor brings subcontractor connections

Finally, managing an extensive construction project like gutting a home is challenging and benefits from having an experienced general contractor. A general contractor usually has steady and long-standing connections to many subcontractors, so communication often goes smoothly. They will orchestrate and schedule between architects, engineers, plumbers, electricians, and other skilled labor. 

When you’re ready to get started on your home remodel, work with Sweeten to renovate with the best contractors.

Architects specialize in bringing ideas to fruition, and they must communicate with homeowners at a high level. An architect must have a crystal-clear vision of how to transform the current home into the space you dream of. Getting the input of the architect as early in the process as possible will be invaluable in helping you mentally walk through the steps in advance. Sweeten design-build firms have in-house architectural services. Alternatively, Sweeten contractors can refer an architect if the project needs one. 

Gutting a home is a major project. Having an understanding of the process with the guidance of the right general contractor and team sets you on a path for a smoother renovation. And a step closer to your dream home. 

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

Want to start a kitchen remodel successfully? Start by gathering details and staying flexible

(Above) Laura + Randy’s Sweeten apartment renovation

Statistically speaking, kitchens are the most remodeled room in a home. This is due to many factors, not the least of which is that few things date a home faster than a kitchen design. Kitchens tend to last a long time. Whether this is your forever home or you plan to move in a few years, you can choose to personalize your kitchen or give it a classic design. Below, Sweeten outlines how to start a kitchen remodel and how the pros put everything back together.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

How to start a kitchen remodel: Gather information

To answer that question, you’ll need to answer a few others first. Here are a few:

Are you DIY-ing your kitchen?

To answer the first question, consider not just the money you’ll need, but the time as well. For example, you may have the skills to do some or all of the work yourself. Many homeowners will perform fairly low-skill projects, such as painting and caulking to save money. More experienced do-it-yourselfers can also install trim, insulation, and even floor coverings. However, these projects will take a while, so make sure you have the time to complete them. (We recommend reading about the cons of DIY in home renovation.)

A very common mistake of first-time remodelers is underestimating the time needed to finish a renovation. If you plan to do some of the work yourself, make sure you can complete the project in a timely manner. For example, if you hire contractors, you don’t want to delay them because you didn’t finish your project in a weekend.

How will you communicate with contractors?

If you plan to use contractors, will you be available to answer questions during the day? A good solution is to set up a window of time for communication. For example, make yourself available for a couple of hours each morning to discuss the events of the following day. That way your contractor can meet with you once, instead of playing phone tag throughout the day.

What part of your kitchen remodel is the most important?

This question is probably the most important because it really doesn’t matter how much your project costs, or how long it takes if you don’t like the end result. For instance, in a kitchen remodel, you’ll likely spend most of your budget on the cabinets and the countertops. (Note: this excludes appliances if you plan to replace those as well). Cabinets and counters are typically the first things you see when you enter a kitchen, so most owners want to make a good impression. Know what you care about the most and make sure it’s covered in your budget.

“Must-haves” & “Nice-to-haves”

A great way to stay on track and keep your costs under control is to make two lists. The first should list all of the renovation “must-haves” that are the most important to you. These items are non-negotiable and must be included. The second list will include any “nice-to-have” features. These are things you would like to include if you have the resources available, but not at the expense of your “must-have” list.

Why are you remodeling your kitchen?

Lastly, ask yourself why you want to remodel the space. It may seem like a silly question, but one thing many homeowners fear is over-remodeling. To illustrate, if you plan to live in a home forever, buying exotic wood cabinets or installing customized materials can be very satisfying. However, if you plan to sell the home for a profit in the near future, installing those features could actually lower your home’s value by comparison if few other comparable homes have them as well. A potential buyer may be able to afford your neighborhood, but not share your same taste. They may place very little value on your personalized choice, which affects your return on investment.

Avoid this scenario by deciding upfront what your end goal is and act accordingly. There is nothing wrong with personalizing your home, but it may be useful to know in advance which features will have a good return on the investment and which will not. Asking this one question will often save renovating homeowners thousands of dollars.

What happens if you’re gutting a kitchen?

Generally speaking, in a gut remodel, everything will be removed down to the wall studs. This allows for inspection of the wall cavities and the installation of any fixtures, like a pot filler, while all of the pipes are still accessible. Any new features, such as a window, are also framed at this stage.

Renovations can also be done in phases. For example, it is often convenient to replace light fixtures or add ceiling-mounted speakers before removing cabinets and flooring. As we tend to need our kitchens during a renovation, performing the project in phases can be a welcome option.

Remodel Your Kitchen In the Correct Order and Save Money

Staying code compliant

So now that you have an empty room, what do you do? After gaining access to the wall studs, any insulation, framing, electrical, or plumbing work can be done. If your project will be built in a jurisdiction with code requirements, there will usually be an inspection made by a local codes official to ensure compliance. Any required inspections will need to be made and passed before installing new drywall. An experienced and licensed general contractor will know the code requirements for your municipality and will be responsible for adhering to them. After any new features are installed, inspected, and approved the drywall is then replaced and finished.

Paint and lighting

In many situations, the next step is to paint. This may seem counter-intuitive, but the pros will usually spray on paint, because it is super fast when the room is empty. This prevents the need to stand on a step ladder for hours on end painting around light fixtures and wall switches, saving you money.

Professionals will often install the light fixtures next. Again, this may seem odd, but wall sconces and overhead fixtures need to be in an open space to distribute the light, keeping them out of the way of other projects. Contractors often work in low lighting, because during the beginning phase the space is essentially bare. By installing the lighting first, the need for pole lights and other portable lighting is reduced or eliminated.

Now that the kitchen is painted and well lit, the cabinets are usually installed, followed by the countertops, and finally, the sink. As mentioned earlier, you may also be adding new plumbing fixtures such as a bar sink, or pot filler. These would be installed at this stage, as well as new features such as GFCI outlets or a hot water recirculation pump.

Lay flooring down last

Floor covering such as vinyl or cork can be damaged easily during a remodel. Even durable materials such as porcelain tiles can be broken by a falling tool. Hardwood floors are especially vulnerable, as repairs often involve removing large sections. For this reason, professionals will usually install floor coverings last. This also prevents wasting materials in areas that will never be walked on, such as under cabinetry. At this stage, any trim required, such as the baseboard or casing can be replaced.

Ready to get started?

Remodeling a kitchen can be the most rewarding project a homeowner can take on. It’ll likely pay off with prospective buyers, too, since the kitchen is often considered the most important room in a home. Knowing how to start a kitchen remodel can be simple if you’re prepared with the right details. Remember to do your homework, ask your contractor lots of questions, and stay involved in the process.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

Shortlist these kitchen renovation projects to boost your property’s resale value

(Above) Sweeten homeowner Katy’s renovation

An outdated kitchen is not the only reason to remodel. Needing more storage space and providing a refresh after years of wear-and-tear also top the list. Luckily, doing a kitchen remodel allows homeowners to recoup costs via resale value. Whether you want to sell next year or next decade, it’s wise to plan your upgrades carefully. Here, Sweeten lays out how to boost the overall value of your home through a range of kitchen remodeling projects.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

Kitchen remodels recoup their value

A kitchen remodel has a high return on resale value because it increases the value of your home. In a 2021 report on Cost vs. Value, 72.2% was the cost recoup value for mid-grade kitchen remodeling projects. The report also showed that a mid-grade renovation is the 3rd highest home improvement investment.

According to Statista, only about 8% of homeowners carry out kitchen renovations to improve the value. With a kitchen project, you are not only improving the look of the kitchen but, most importantly, you are improving the function and quality of life.

Upgrade the kitchen through a rip-and-replace

One of the most common changes to a kitchen is the upgrade of cabinetry and appliances. A rip-and-replace project includes removing old materials in the kitchen and swapping them out for newer modern ones.

Unlike other forms of kitchen projects, in a rip-and-replace, the walls, plumbing, or electrical elements maintain their positions. You can reface, refinish, or replace your cabinets and swap stoves, fridges, and other fixtures with newer and better models.

Changing the layout of your kitchen

Whereas a rip-and-replace does not affect the position of items in your kitchen, changing the layout of the kitchen does. It focuses on maximizing the square footage, functionality, and work surfaces in your kitchen. Additionally, it involves more construction than installation.

With a revised layout remodel, you can install new appliances and change their old positions. This can involve moving or upgrading plumbing and/or electrical which increases the budget.

Moving walls by borrowing from adjacent areas or bringing down walls to create an open concept also allows for renewed functionality and more space. Also, a one-wall turned into an L-shaped layout creates more space in your kitchen, which will increase property value. According to real estate agents, potential buyers usually search for bigger living spaces in their new homes.

Refresh on the finishes

Just as the name states, this type of kitchen renovation places the spotlight on the design and materials of your kitchen. From your countertops and backsplash tile to paint and flooring, this remodel revitalizes and optimizes the style of your kitchen.

If you are renovating the kitchen for personal use, customize your choices to your taste in materials, colors, and patterns. You can match your kitchen to the design in the rest of the house or switch to an edgy style. Just get creative!

If you plan to sell your home within five years, keep in mind kitchens are a primary decision-maker for potential home buyers. So, remodeling with more neutral colors and classic patterns will attract a range of buyers.

Prepare your kitchen renovation budget

A general contractor’s site inspection and cost estimate for the renovation is the best way to prepare your budget. However, there may be other issues that the construction team will uncover once demolition takes place. It is advisable to prepare for timeline changes and additions to the budget in the event of such discoveries.

During the first inspection for an estimate, provide the contractor with details about the house. These details should include the history, age, and other vital details about the building. With that information, the contractor can discuss worst-case scenarios based on the existing conditions of the space and how old the building is.

Sweeten suggests having an extra cash reserve for larger gut remodels. This contingency will give peace of mind should issues arise once walls and floors are broken into. Prepare an extra 10% or 15% to the initial budget cost if your renovation project will include extensive construction work.

Kitchen renovations are a great way to increase your property value. Understand the different scopes and which ones align with your budget, and you’ll be on your way to a new cook space that will give back.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

4 advantages of getting multiple estimates for your remodel

Competitive bidding means inviting three to five general contractors to submit an estimate, or bid, for your remodeling project. Then, after carefully comparing the bids, you can hire the right contractor with confidence.

This is standard practice in the wider world of construction. At Sweeten, our roots are in the construction industry—our founders are trained architects—and we believe competitive bidding is the ideal approach to planning home renovations. We suggest you ask for bids from at least 3 general contractors before hiring one. When it comes to getting estimates for your remodel, having multiple options gives you more flexibility and choice.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

Competitive bidding empowers you to:

1. Know you’re getting a highly competitive price
2. Know you’re getting the specific services you need
3. Compare contractors’ design ideas and solutions
4. Compare contractors’ communication styles and personalities

You’ll feel assured that you’ve chosen the right contractor, that you’re getting the right services, and that you’ve been quoted the right price. It’s a magical way to find peace of mind, without any second-guessing.

How the bidding process works at Sweeten

Sweeten is the only renovation service that actively supports competitive bidding. It’s baked into our process from the start. With Sweeten you’ll get:

• A list of recommended, trusted contractors who are perfectly matched to your renovation. You can pick your favorites and invite them to bid on your project with a single click. Every general contractor we match you with will be well-qualified for the kind of renovation you’re planning, your budget range, and the design services you need. You get to choose based on the intangibles, like whether you prefer to work with a large or small company, which contractor’s portfolio projects you prefer, and you find easiest to communicate with.
• Messaging tools available right in your Sweeten dashboard, to make setting up site visits simple and fast. We also include a video chat feature, so contractors can meet with you remotely, to save time and maintain social distancing.
• A free bid-leveling call with one of our renovation specialists, to help you understand your bids—and get inside information on the individual contractors. This invaluable service helps you see the big picture make the most informed choice.

During the bid-leveling call, we encourage you to ask anything, whether about your renovation, the contractors bidding on your project, or the Sweeten process.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

Your dream basement renovation is possible. Here are the technical codes to tick off with your contractor.

(Above) Tracy and Gordon’s basement renovation added living space to their small footprint

There are many benefits to upgrading a dark, damp basement to an inviting living space. Basement renovations can add significant square footage—and resale value—to a home. And it can be a blank slate; something to reimagine for any of your family’s needs, including entertaining, working from home, or relaxing.

In addition to your wish list, you’ll need to consider several technical and building code details, such as minimum ceiling heights, emergency egress regulations, insulation, and moisture control. These will influence your basement renovation’s timeline and cost.

We offer an overview of what would be involved. A vetted general contractor with basement remodeling experience would provide a more in-depth discussion of what is possible in your space.

Typical costs for a basement renovation

Sweeten general contractors have worked on basement remodels starting at $20,000. This price point would update an already finished space and include painting, flooring, a new closet, and lighting. For a raw space that is being renovated to a finished living area, the average cost is $75,000. With this budget, you’ll likely be able to include a bathroom, a kitchen, and HVAC.

The existing condition of the space will always impact the budget. The floor may need to be dug deeper to increase ceiling height. The walls may require underpinning. New wiring and plumbing may need to be installed—guaranteed if you’re planning a whole new kitchen or bathroom. Insulation and waterproofing may be needed to control condensation.

Happily, according to our contractors, there are no deal-breakers when it comes to basement renovations. Any problem—bad plumbing, lack of natural light, high humidity, a low ceiling—can all be sorted to create your dream basement. Ultimately, it will all depend on how much you are willing to spend. “It’s a balancing act to how much you want to put into the house before you exceed what value it brings,” said Alan, a Sweeten contractor. “You also have to decide if cost value is important to you or is it more important to have a home you want to live in.”

Square footage determines a basement renovation budget

The amount of finished space you add to your basement will be a major factor in the renovation cost, as well as in the value it adds to your home. Sweeten general contractor Kyle says that his smallest basement renovation added just 400 square feet of living space, to be used as a kids’ play area. More typical basement renovations are around 1,000 square feet, he said. And don’t forget: If the basement houses equipment, like a furnace or boiler, a mechanical room could take away a few hundred square feet from the livable space.

Ceiling height requirements for basement renovations

Although building regulations vary from town to town, our contractors say the minimum height requirement for ceilings will be between six and seven feet. You may choose to add more height than this, for comfort and aesthetics. About 50% of basement jobs require the floor to be dug lower to allow for additional ceiling height. This process involves cracking open the existing concrete floor, removing the excess dirt, and re-laying the concrete.

Creating a second form of egress

Do you envision creating a living space for your basement, rather than a laundry and storage area? If so, it’s likely that you’ll need a second exit, also called an egress. “To be comfortable and have no problems with building inspectors, you will need that second form of egress, such as a window or a door with steps leading outside to ground level,” said Kyle, a Sweeten contractor. That usually means digging down to make an open passageway on one side of the building so there is a way to get in and out.

Basement renovations that add plumbing

Often, homeowners will add a half or a full bath to their new basement space. The plumbing for this usually goes under the concrete flooring. This will help avoid flooding if any of the pipes burst. Since your basement living space will probably be below sewer lines, you’ll need a pump to get waste out, said Kyle. Of course, adding a bathroom will also add to the budget, but for many, the convenience is worth it, he said.

Waterproofing and insulation protection

Basements account for the majority of your home’s indoor moisture, according to Alan. On top of the general humidity in your basement, flooding may be a periodic problem.

The answer to moisture problems is often insulation and waterproofing. There are intelligent products that can help. If a conversion involves a bedroom, it is especially important to control moisture, to prevent toxic from forming. In-wall products like CertainTeed’s MemBrain is an accessory to regular insulation that allows the buildup of moisture to escape while preventing moisture from entering in the first place. Its 2-step installation process will add a few extra days to a basement renovation timeline.

Even with intelligent products, insulation requires multiple products and systems to stay on top of heat, cold, and humidity, according to Ted Winslow, a representative from CertainTeed. This could mean using spray foam to fill in cracks and seal windows and doors, along with other insulation products.

Improving basement ventilation

To prevent toxic mold, the humidity of living spaces should be kept below 60 percent, according to the Environmental Protection Agency. Achieving this often requires ventilation, in addition to waterproofing and insulation. Relying on natural airflow from windows is possible, but its subject to the weather and seasons. Extending your home’s existing HVAC system will also help ventilate the basement area. However, many basements will require the direct removal of humidity. Kareem suggests installing exhaust fans into the wall or window. These push damp air out while circulating the remaining air around the entire house. This system can either turn on when the lights are switched on, or be equipped with sensors that switch the fans on once humidity gets above a certain level. A dehumidifier is another option, but be prepared to pump that wastewater up to the sewer lines.

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If you have the extra square footage of a basement, why not add a laundry room down there?

Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.