Renovating a house: where to start and what order to do it in

When there is a lot you want to change, it is hard to know where to begin. The kitchen? The bathroom? The floors? Most renovations follow a sensible order, and sticking to it saves you from paying for the same work twice.

Start with a plan, not a sledgehammer

Before anything gets pulled out, walk through the house and write down everything you would like to change. Then sort the list into three piles.

• Must fix. Anything that affects safety, the structure or keeping water out.
• Should do. Things that would make the house work better, like a kitchen that does not suit how you cook or a bathroom that is falling apart.
• Nice to have. Finishing touches you can add later.

Be honest about your budget and how long you are happy to live with work going on. It may make sense to do the whole house at once, or in stages over a few years.

Fix the structure and the outside first

Roof leaks, damp, cracks, rotten timber, poor drainage and old wiring or plumbing come before anything cosmetic. A new kitchen will not last long under a leaking roof. If you are not sure what is sound, get a building inspection or have a builder take a look before you commit to anything else.

Do the big, messy work before the finishes

This rough order suits most homes.

1. Structural work, extensions and any walls coming out or moving.
2. Plumbing, electrical and anything else that goes inside the walls and floors.
3. Windows and doors, insulation and plasterboard.
4. Kitchens and bathrooms.
5. Flooring, painting, lighting and fittings.
6. Outside work, once the skips and trucks have gone.

Every home is different, so your builder may change the order. Some floors, for example, go down before the kitchen goes in. The logic holds though. Anything that makes dust, cuts into walls or drags heavy gear through the house comes before the things you want to keep looking new.

Which room first?

If you are doing one room at a time, it often makes sense to start with the kitchen or a bathroom. They are the rooms you use most, and they carry the most plumbing and electrical work, so doing them early gets the messiest jobs out of the way. If you can only afford one big room for now, pick the one that frustrates you every day.

If bathrooms are your starting point, think about which one gets the most use and which has the most wear. If it is the kitchen, think about how you actually cook and where you end up standing when everyone is home. A layout that works for you matters more than any finish.

Plan the whole house, even if you build in stages

Even if you are renovating one room at a time, think about the whole house first. If you might move the kitchen later, add an extension or put in another bathroom, it is better to know before you spend money on a room you will change again. Running new plumbing or power once costs less than doing it twice.

A builder can look at the whole house with you and tell you what can wait and what should be done together. That conversation is worth having before you order anything.

Check approvals early

Extensions, structural changes and some other work need approval before they start. In apartments and townhouses the strata may need to approve the work as well. The rules differ between states and councils, so check with your council and your state building authority for your address. Find out early so it does not hold up the job.

Living at home while you renovate

Doing the house in stages can make it easier to stay at home while the work goes on. Plan how you will manage without a kitchen or a bathroom for a while, where the dust will go and what you will do with your furniture. Ask your builder how long each stage should take, and what you can use in the meantime.

Where BettaConnect fits

BettaConnect connects homeowners who have a real building or renovation project with trusted local builders. Tell us about your project, whether that is a new build, a knock-down rebuild, an extension, a second storey, a kitchen, a bathroom or a whole-home renovation. We confirm the scope, budget and timing, then introduce you to one local builder who suits the job. No bidding war and no pressure, just a builder who can talk through your plan and what order makes sense for your house.