Trying to learn for near-term application, already got an initial quote from a relative but want to fully understand the process and what we can/can't do, what needs to be fixed/decided immediately and what can wait and think a bit more.

Current property already some extension (ground floor) done, second floor we want to extend as well. Will need some extra footings done (these aren't cheap I understand) to accomplish this. Ground floor also will need to hack some walls (we want a much more open living area, and our family size is fixed hence number of rooms less of a priority.

The plan after extension is some built-ins (particularly in the kitchen and three bedrooms, plus upstairs bathrooms). In general, countertop, large sinks, island, wardrobes. Haven't decided on fixed dining table, but probably we want flexibility to move that.

This will mean a fair amount of re-tiling (potentially just about the whole house) with accompanying painting. Before which we will need to drop some plug points, probably some ethernet for smart home/internet use, add A/C points for rooms which don't have, etc.

So for all the work being done, what order does it have to be done in? Is it better to have a single contractor from start to finish, or have a contractor for structural works and another for finishings? Ideally we have the complete plan right at the start with no changes, but looking at our decision making process, its possible that we may want to make minor (non structural) tweaks, for e.g. partition board for a store room, mobile island instead of fixed island in the kitchen. How much leeway do we have to make those changes from the time structural work starts (contractor estimates 3-6 months depending on weather)?

If there are advise/FAQ type threads/resources to read up I'd be very interested as well.

Bump - anyone can provide advise?

Typically order of work is top to bottom. If marble flooring or wood flooring usually final items for structural. After that are your built ins.
Time, estimate delays of 50-100% of estimate and for cost, if below 30% overrun, consider success.
The faster you finalise everything, the better the cost/time estimate. If you already finalized and later need to do changes of work done, then be prepared for VO. Contractors love VO.
If you are busy man, then single contractor, who is trustable. If you are free, adventurous and familiar with industry and like to micromanage and try saving cost, then get subcontractors yourself.

Thanks, may I assume top to bottom is something like:-
Supports
Roofing/tiles
Top floor
Bottom floor
Flooring
Built-ins
Painting

and that things like plumbing/electrical works are while doing the respective 'zones'?


Noted on timing and especially finalising everything, perhaps I should delay start until we are very certain. No big rush on timing since prefer to have it done well rather than a bit faster but have more problem.

Subcontractors... I think no confidence for that. I have general above-average layman knowledge for DIY, but I don't think will be able to tell the difference in high quality workmanship WHILE they're doing it (rather than inspect after finish which is a bit not the point).

Basically I'm renovating my house with my dad as the main con. What we did was in the following while at the same time renovating from the rear to the front to minimise damage passing by. I recommend to start as follows:

Pre-requisites:
1. Engage ID
2. Engage architect/draftsman to submit city council approval

Actual work:
1. Structure and plumbing (from the back to the front with top and bottom floor at the same time)
2. Roofing
3. Wiring
4. Walls plastering and window work
5. Tiles (Again start from the innermost places so you don't walkby them constantly to risk scratching them
5. Car porch structure
6. Car porch wall plastering
7. Car porch wiring
8. Cabinets and interior work
9. Laminate/SPC flooring (do it at the very last for the interior because it is easy to scratch)
10. Car porch tiles
11. Front gate, grilles and fence
12. Painting

My dad is main con for the structural works, plumbing, wiring, painting and tiles. Cabinets we hired an ID, while for laminate flooring, windows, grilles, gate we found them externally.

Best order of work is actually engaging the ID first. We fcked up big by not doing that from the very beginning, ended up doing one thousand and one changes over the project because of changing minds and unforeseen limitations. Eventually we decided on a ID but it delayed our project by 2 months due to the time taken to find an ID we like and discussing all the small details until a 3D render. After we have the ID drawings it is SOOOOO easy. Even if you don't plan for a professional ID, just engaging ID from cabinet makers already gives you a very good idea.

This post has been edited by holynoob: Jul 30 2024, 02:21 PM

Thanks much, got a question on this particular part - the ID was basically to handle the design aspect, and should be engaged even before any structural work (makes sense) - and their 3D render is used by main con to instruct/set parameters for all subcons? Wondering on self-ID (3D renderings aren't hard to generate, just worried whether there's other limitations to be aware about which professionals would know by default) whether it makes sense.