Homeownership comes with a never-ending list of tasks and projects, from landscaping to roof repairs. With so many things to consider, you're not alone in feeling overwhelmed—whether you’re dealing with immediate needs like water penetration or making cosmetic improvements to keep up with kitchen trends. Planning your renovation process doesn’t have to be stressful, though. Take a deep breath and identify your goals for a bit of peace of mind.
If you’re wondering how to prioritize your next steps, start by weighing the costs for projects and understanding the ancillary costs involved. From correcting a flooring issue to budgeting for your dream kitchen, finding the right balance is key.
Establish Goals; Do the Research
"Homeowners often find themselves juggling a growing list of home improvement projects," shares Kerry Ross, Renovation Advisor for Realm, a renovations marketplace providing expert guidance, reliable contractors, and a customized plans. "It can feel stressful to decide what to tackle first, but by taking time to align on your goals and doing research, you can make a clear plan for prioritization." Whether you've lived in your home for a decade or are moving in next month, the to-do list can feel endless.
As you think it through, remember that there's not necessarily a do-this-not-that hierarchy. It has a lot to do with the homeowner's needs. Ross emphasizes this point, encouraging you to consider the following:
- Is this for enjoyment or personal preference?
- Is this for maximizing a return on investment?
- Is this an immediate need?
- Or is it some combination of the 3?
He adds, "If you’re planning to sell in the near future, you’re likely prioritizing high ROI projects and fixing any issues within your home. Whereas if you’re building your forever home, you may be focused on improving the look and functionality of the space."
Once you’ve identified your goals, research the projects. "Project costs and timeline will likely play a big role in deciding what projects to prioritize first," he notes. Here are a few key questions to answer:
- What is the average cost of each project?
- How long will each project take?
- Do you need permits? How long do those take to be approved?
- What’s the average onsite construction time?
- Can you live in the home during construction?
Rank Your Priorities
Once you’ve figured out your goals and gathered some information, you can begin to rank your projects based on their urgency and importance. Ross shares the following guide to help you organize your plan of action:
1. Start By Focusing on Safety Hazards
Some projects simply can’t wait, and avoiding expensive, urgent repairs is a big reason you should always prioritize routine maintenance. These are often related to the basic functionality or safety of your home and should be completed before any cosmetic updates.
- Repairing water damage
- Updating outdated electrical wiring that's a potential fire hazard, or replacing old electrical breakers
- Fixing a leaky roof and subsequent ceiling repairs, a faulty balcony, or a broken pool
- Repairing structural issues
- Replacing the HVAC system
Need help staying organized? "Create a checklist of yearly maintenance tasks, like cleaning the gutters, servicing your HVAC, and inspecting your home’s exterior for wear and tear," notes Ross. Staying ahead of these potential issues helps mitigate safety issues.
2. Make Updates for Your Lifestyle and Personal Enjoyment
Think of this as an “enjoyment ROI”—it’s important to prioritize renovation projects that improve your home’s aesthetic appeal and create more functional spaces. Consider what living spaces you use in your daily life, what pain points exist in your daily routine, and what areas you wish looked different.
- A bathroom renovation that reflects the design style you prefer
- An entire kitchen remodel to make your space bigger for entertaining
- An outdoor entertainment area, whether you need it for a growing brood or for hosting on game day
- An updated layout of your home to function better in your everyday life
3. Focus on High-ROI Projects
If you're focused on increasing your property value or generating income, think beyond the cost of renovations and prioritize high-ROI projects.
- Adding an accessory dwelling unit (ADU) for rental income
- Updating key areas of your home to boost resale value, like bathrooms. "On average, homeowners can recoup 112% of what they spend on a full bathroom remodel," shares Ross, speaking to proprietary data from Realm.
- Making improvements that appeal to future buyers, such as replacing the roof and the HVAC system, investing in curb appeal with new exterior paint or landscaping, or enhancing energy efficiency with new windows.
Ross adds, "The reality is, not all home improvement projects increase your home’s value or recoup their costs. That’s why it’s important to do your research, talk to experts, and carefully consider where you’ll get the most bang for your buck. "
Below is a table showing popular home improvement projects that outlines the average price, recoup, and ROI (based on proprietary Realm data):
Other Things to Consider
Optimize a Tight Budget by Bundling Projects
"It’s essential to know your budget before you start any renovation process, so that you can make informed decisions about where to splurge and save," highlights Ross. "One way to make the most of the cost for projects is by bundling multiple projects together while working with your contractor. General contractors are equipped to handle all types of projects, and there is an economy of scale when bundling projects together." Whether you're using a personal loan or a home equity loan, use it wisely.
He adds, "For example, if you want to remodel your bathroom, kitchen, and floors, by doing these slowly over time you would pay 20-40% more in total in renovation costs versus bundling them under one home improvement contractor quote at once. This is because when the subsequent projects are bundled, the crew can work more efficiently, materials can be purchased and delivered all at once, and timelines are streamlined, which saves both time and money."
Consider Seasonality and Personal Time Constraints
"It’s better to tackle some projects during specific times of the year," shares Ross. "For example, exterior projects like roofing, building a pool, or replacing your deck are ideal to do during the summer, when the weather is warm and there’s more daylight. On the other hand, it can be beneficial to kick off interior projects like kitchen or bathroom remodels in the winter when contractors generally have more availability and possibly lower prices."
Prioritizing goes beyond your renovation budget. Your own time and quality of life is a big factor, too, especially for projects like hardwood floors (because floor stain and fresh polyurethane are a lot to be around), and disruptive kitchen remodels. "It’s also important to factor in your own personal time constraints. For example, you might be planning to host a family reunion in the summer and want to have a bigger outdoor space for entertaining, you’re expecting a baby, or you’re going to start working remotely and want to have a separate home office. While these are all compelling reasons to prioritize certain complex projects, we generally don’t recommend rushing into projects before big life events. Doing so can lead to a lot of stress, so it’s better to plan ahead so you have the time needed to do your project right."
Consult With Experts
"It can be hard to articulate your goals, do research, or figure out which projects will have the biggest impact," notes Ross. "Consulting with a contractor or a renovation advisor, like Realm, can provide clarity. These experts can evaluate your home’s current needs, identify its potential, and help to recommend priorities based on your goals."
