Reno Diary #3: How I Prioritized My Home Renovation Projects

17 days to closing—and the reality check I needed

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The Big Realization: You Can’t Skip What You Can’t See

Seventeen days before closing, I realized something important: the fun renovation projects only work if the invisible ones are handled first.

This house wasn’t a “paint and floors” situation. It had been a rental for 30 years—and it showed.

My inspection report made one thing clear:

Pretty upgrades mean nothing if the underlying systems are failing.

So I had to evolve my RTTPYO approach.

RTTPYO (Removing Things That Piss You Off) still applied—but now it had rules.

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RTTPYO vs. Real Renovation

RTTPYO projects are:

• Fast

• Visible

• Satisfying

• Usually contained to one space

Think:

• Swapping a tub

• Upgrading lighting

• Replacing heaters

But older homes? Different story.

In an older home, renovation is inside-out, not outside-in.

Before:

• Floors → check subfloors

• Cabinets → check walls + wiring

• Interior design → check roof

Because:

• Bad wiring = dangerous

• Rotten subfloor = unsafe

• Leaky roof = wasted money

RTTPYO is a sprint.

This reno? A marathon—on a deadline.

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Do You Need a Contractor? (I Didn’t)

People always ask this.

Short answer: No.

Longer answer:

I’ve managed large projects professionally for years, so organizing tradespeople, timelines, and budgets was familiar territory. Also:

• I lived 10 minutes away

• I had schedule flexibility

• I wanted quality control

And managing a contractor can take as much effort as managing the work itself.

So I acted as my own GC—and never looked back.

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Was I Ever Scared?

No time for that.

Between:

• Renovation

• Selling my condo

• Moving logistics

• Work

• Life

Fear didn’t make it onto my schedule.

Also—I had something stronger than fear:

I could see exactly what the house could become.

That vision carried everything.

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The Timeline That Drove Every Decision

• Offer: Early August

• Inspection: August 12

• Closing: August 31

• Reno start: September 1

Goal: Move in by early November→ ~60 days

And I had one requirement:

No camping. (My version = Holiday Inn Express)

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My Non-Negotiables Before Move-In

I needed:

• Functional kitchen

• Functional bathroom

• Laundry setup

• Privacy (window coverings)

• Clean, safe floors

• Finished and painted walls

Everything else? Phase Two.

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Tools That Helped Me Start This Renovation

If you're planning your own renovation, these are the basic tools I relied on constantly during the early phases:

• DEWALT 20V Drill – my go-to for almost everything

• Stanley Tape Measure – you must measure everything during a renovation

• Klein Tools Outlet Tester – a quick way to check wiring safety

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How I Built My Reno Plan

I combined:

1. Inspection report (needs)

2. Personal priorities (wants)

3. Timeline (constraints)

4. Budget (reality)

Then I walked the house—room by room—and asked:

“What has to go or change before I can live here comfortably?”

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Room-by-Room Priorities (Phase One)

Entry + Living Room

Living room before

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Living room fireplace before

What had to change:

• Damaged, dark front door → replace with windowed midcentury style

• Carpet → replace with hardwood

• Old blinds → swap for clean cellular shades

• Paneling → remove + drywall

• Fireplace → retile + paint + inspect

Clean up begins with these:

• Cellular window shades (clean, modern, affordable—and they install in minutes without tools)

• Fireplace cleaner

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Should I remove some of this wall?

Layout + Back Doors

• Consider widening living/dining opening

• Add exterior thresholds (safety first)

• Keep doors for now → replace later

Layout changes affect everything—plan for them early in the process.

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Kitchen (Total Gut Job)

Bye, original kitchen

This kitchen could not be saved.

Issues:

• Failing cabinets

• Poor layout

• Water damage

• Limited outlets

• No dishwasher

Decision:

Full gut → rebuild from studs.

Kitchen additions:

• Panasonic FlashXpress (so handy and high-performing that I use it more often than I use my range)

• Cabinet hardware upgrade: Franklin Brass cabinet hardware

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Everything must go

Laundry Room

• Add stacked washer/dryer

• Remove wall cabinet before it falls off the wall

• Install proper sink + cabinet

Fave washer-dryer combo, just stacked:

• LG WashTower (created an instant love affair with Laundry Day—and saved a huge amount of space)

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There is a hole in this garage door (why?)

Garage

• Replace door + opener

• Add outlets

• Keep furnace (for now)

Open your garage door with just a button click (awesome):

• Chamberlain Garage Door Opener

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Bathroom (Mixed Priorities)

Bathroom-some fixes now, redesign later

Immediate fixes:

• New toilet

• New fixtures

• Replace medicine cabinet

• Upgrade lighting

• Quiet fan

• Recoat tub

Later:

• Full redesign

Instant bathroom upgrades:

• TOTO C5 Washlet (truly one of the best inventions of all time—once you try one, there’s no going back...if you’ve never used one, the heated seat alone will ruin every other toilet seat for you.)

• Delta Shower Head

• Broan-NuTone Bathroom Fan (light, heat, and exhaust fan in one)

Bedrooms

• Remove awful doors

• Replace closet doors later

• Smaller bedroom becomes the office

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Lighting (Whole House)

The first order of business was removal with extreme prejudice of the house’s five boob lights.

Globe Semi Flush Mount ceiling lights are a simple, inexpensive, elegant upgrade.

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Phase One Priority List (Condensed)

• Front door replacement

• Hardwood floors + baseboards

• Fireplace refresh

  • A simple fireplace tool set creates a sophisticated look.

• Kitchen gut + rebuild

• Laundry room install

• Functional bathroom upgrades

• Garage door + opener

• Replace ceiling lighting

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What I Delayed (On Purpose)

• Interior doors

• Closet doors

• AC / heat pump

• Garage storage

• Yard overhaul

Not everything needs to happen now. Prioritize livability first.

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The Financial Reality

This part mattered.

I had:

• Equity from my condo

• Pandemic savings

• A strong housing market in Portland

That combination funded Phases One + Two.

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The Strategy That Made It Work

Here’s the takeaway:

Your renovation plan is where your vision meets reality.

You need:

• A clear timeline

• A prioritized list

• A realistic budget

• The discipline to separate needs from wants

Because once demo starts—everything moves fast.

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Mini Guide: How to Prioritize Renovation Projects in an Older Home

1. Start with structural systems

2. Fix safety issues first

3. Make the home livable

4. Delay cosmetic upgrades

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Shopping List

These are the tools and upgrades that helped me tackle the first phase of renovations quickly and efficiently. 

Must-Have Reno Essentials

• DEWALT 20V Drill (I look forward to using mine)

• Stanley Tape Measure

• Klein Tools Outlet Tester

Interior Upgrades

• Cellular Shades

• Globe Electric Ceiling Light

Kitchen + Laundry

• LG WashTower

• Panasonic FlashXpress

Bathroom

• TOTO C5 Washlet

• Hansgrohe Faucet (beautiful and made to last)

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Final Thought

This was the moment everything shifted—from ideas to a real plan.

Because once you know:

• what matters

• what can wait

• and what will break if you ignore it

You stop renovating randomly…

…and start renovating strategically.

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You don’t need more ideas—you need a plan you can actually follow.

Download From Inspection to Action to turn your inspection report, priorities, and timeline into a clear, step-by-step renovation roadmap—so you know exactly what to tackle first (and what can wait).

Grab your free copy and start renovating with a plan, not guesswork.