One of the biggest mistakes you can make on a renovation is assuming you know exactly what the project needs before demolition starts.
One of the most important things we do during a renovation is tear it out — and then stop.
You can inspect the house. You can walk every room. You can look in the basement and attic. You can make a plan and put together a budget.
But until you open the walls, pull up the flooring, remove the old cabinets, or tear out the bathroom, there are things you simply can't see.
That's why one of our approaches at MDKennedy Real Estate Development is simple:
Tear it out.
Then reevaluate.
Demo Isn't Just About Removing the Old
Demolition is usually viewed as the first step toward putting everything back together.
But it serves another purpose
Demo gives you information. Once the old materials are removed, you can finally see what you're actually working with.
What demolition can uncover
- Water damage behind a shower or tub
- Rot around windows or exterior walls
- Old or questionable wiring
- Plumbing that should be replaced while it's accessible
- Damaged subflooring
- Previous repairs that weren't done correctly
- Framing that needs attention
- Unexpected layers of old flooring or wall materials
Sometimes what you uncover adds work. Other times, it's good news — something you expected to replace may be perfectly usable once it's exposed.
Either way, now you're making decisions based on what is actually there instead of guessing.
Don't Get Too Far Ahead of the House
This is especially important with older homes.
It can be tempting to have every detail planned before the project begins: cabinets ordered, flooring selected, fixtures purchased and every contractor scheduled back-to-back.
Some planning is obviously necessary. But there's a difference between having a plan and assuming the plan can't change.
On a renovation, the house gets a vote.
Demo may expose something that changes the order of operations, the budget or even the best use of the space. That's when it's time to stop and reevaluate.
Reevaluate the Scope
After demolition, take another walk through the project before rushing into reconstruction. Ask:
What actually needs to be repaired?
Separate cosmetic problems from structural or mechanical issues.
Is there anything we should fix now because it's exposed?
If a wall is already open, this may be the least expensive opportunity you'll ever have to address wiring, plumbing, insulation or framing inside it.
Does the original plan still make sense?
Sometimes demolition reveals an opportunity to improve a layout. Other times it shows you that an idea will cost considerably more than expected.
Has the budget changed?
If demo uncovered an unexpected $3,000 repair, that money has to come from somewhere. Maybe another planned improvement gets scaled back.
That's especially important on a flip, where every dollar spent needs to be considered against the property's eventual resale value.
Don't Confuse "We Found It" With "We Have to Upgrade Everything"
There's another trap. Once a house is torn apart, it's easy for the scope to grow.
Since the wall is open, maybe we should do this. Since we're replacing that, maybe we should upgrade this.
How fast a renovation grows
Finding something during demolition doesn't automatically mean you need to improve everything around it.
Address problems that affect safety, structure, function and the quality of the finished project. Then evaluate optional upgrades based on the property's value, your budget and what you're trying to accomplish.
This is where discipline matters.
For Investors, Demo Can Be a Financial Checkpoint
If you're renovating a property to sell, the post-demo reevaluation should also be a business decision.
Before the project started, you should have had an expected resale value, renovation budget and target profit. Now that the property is opened up, revisit those numbers.
If demolition uncovered additional work, don't automatically increase the total renovation budget. Look at the entire project again. If the expected resale value hasn't changed, every unexpected dollar spent reduces your profit unless you find savings somewhere else.
The goal isn't to build the nicest house you possibly can.
The goal is to complete the right renovation for that property and that market.
Build a Contingency Into the Budget
Unexpected discoveries shouldn't necessarily be unexpected expenses.
A renovation budget — especially for an older house — should include a contingency for things you can't see during the initial walkthrough.
That doesn't mean assuming something terrible is hiding behind every wall. It means recognizing that renovation involves uncertainty.
If you don't need the contingency, great.
If you do uncover something, you aren't immediately forced to compromise the rest of the project or scramble for additional money.
Demo. Stop. Look. Then Move Forward.
Demolition shouldn't automatically flow straight into reconstruction. There should be a checkpoint.
A good renovation plan gives you direction. A good contractor also knows when new information means that plan needs to change.
Planning a renovation, or dealing with a property that needs work?
MDKennedy Real Estate Development handles repairs and renovations throughout Western New York. Let's talk about the project.
Talk to MDKennedyBy
Matthew Kennedy
4 min read
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