Reno Diary #4: Building the Master Renovation Plan and Budget
- nvilu7
- Apr 30
- 5 min read
Updated: May 5
16 Days Before Closing
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The Moment Every Renovator Faces: The Master Plan
Sixteen days before closing, it was time to face reality.
I needed a master renovation plan and budget.
Not a vague wish list.
A real plan that answered two questions:
Did I have the money to do the work before move-in?
Did I have the time to finish Phase One before November 1?
I had sixty days between closing and move-in, and that clock was already ticking.
Fortunately, planning complex projects wasn’t new territory. In my professional life I had led large software launches—projects with dozens of moving parts, fixed deadlines, and immovable budgets.
A whole-house renovation?
Same idea. Slightly dustier.
The bigger question was whether I had the money to execute the plan.
Step 1: Build a Home Renovation Project List
Like any respectable project manager, I opened a spreadsheet.
Actually, a massive spreadsheet.
I also kept a renovation planning notebook next to my laptop so I could sketch layouts, capture contractor questions, and jot down cost estimates as they came in.
On my massive spreadsheet, I listed:
My personal renovation priorities
Issues from the inspection report
All known repair tasks
All desired upgrades
Then I grouped everything by room.
Why by room?
Because the kitchen, office, and bathroom absolutely had to be functional before move-in. If those rooms weren’t finished, daily life would become… complicated.
Once the interior projects were organized, I added:
Garage improvements
Exterior repairs
The actual move itself
Each task received two cost columns:
Services (labor)
Materials
Once tradesperson estimates came in, I could plug the numbers directly into the spreadsheet.
I kept those estimates and reno notes organized in a simple contractor clipboard so nothing got lost between calls and site visits.
Step 2: Decide What Must Be Complete Before Move-In
Next I scanned the list and asked some hard questions.
What absolutely had to be finished before move-in?
What could wait until later?
How long would all this actually take?
I also needed to determine the correct installation order.
This mattered more than you might think.
I wanted to take advantage of the clean slate and do everything once.
In my previous condo renovation projects (the RTTPYO series), I lived in a constant swirl of dust and disruption. I wasn’t eager to repeat that experience.
There’s also a classic cautionary tale.
Years ago, a major road near my old neighborhood was completely torn up and repaved. When it finally reopened, the entire community celebrated.
Less than a year later, the road was dug up again to replace water and sewer lines.
The collective mood?
Disappointment. Rage.
That was exactly the scenario I wanted to avoid with my renovation.
Phase One: Renovations Required Before Move-In
This was the initial Phase One list—everything that needed to be completed before moving into the house.
Important note:
This is not the execution order. It’s simply the first pass at understanding the scope of work.
Living Room
Replace paneling with drywall
Remove fireplace insert
Replace closet door
Partial wall removal and rewiring
Install outlet for TV
Remove phone nook
Replace hearth tile
Kitchen and Laundry
Remove old cabinets and install new cabinets and countertops
Add framing and drywall on interior wall
Install stacked washer/dryer
Install kitchen appliances
Upgrade wiring and outlets
Bathroom
Replace tub, toilet, sink, and vanity
Install bidet seat*
Tile tub surround and backsplash
Install new outlets
Replace fan/light combo
Replace lighting
*Bidet seats are one of the most unexpectedly life-changing upgrades you can make in a bathroom. I installed a TOTO C5 Washlet and immediately wondered why Americans ever thought toilet paper alone was a good idea.
Garage
Replace garage door
Install garage door opener
Add outlet for treadmill
Add storage shelving
Whole House
Remove attic mold
Replace front door
Add air conditioning to furnace system
Replace electrical panel
Replace carpet with hardwood flooring
Install new baseboards
Replace vent covers
Replace two-prong outlets with grounded outlets
Repaint entire house (inside and out)
Replace switch plates
Replace interior doors
Install closet doors
Replace window coverings
Replace ceiling lighting
New Furniture
Bed
Step 3: Estimate Costs (Before the Trade Quotes Arrive)
At this stage I didn’t yet have contractor bids, so I used online renovation cost resources to estimate labor pricing.
Helpful sites included:
HGTV
This Old House
Bob Vila
For every labor estimate, I added a 10% contingency.
Because renovation math is simple:
Whatever you think it will cost… add more.
Material pricing was easier.
Items like appliances, lighting, and doors are easy to research online through retailers such as:
Amazon
Wayfair
Home Depot
When estimating materials, remember to check whether installation and delivery are included in the listed price.
Step 4: Add a Disaster Buffer
After two days of number-crunching, I had a rough estimate.
I also added a $10,000 disaster fund.
Deep breath.
The renovation appeared financially doable.
But there was one problem.
I watch home renovation shows.
And anyone who renovates an older house knows one thing:
Horrific surprises are practically guaranteed.
So I needed a Plan B.
Step 5: Identify What Could Be Postponed
I returned to the master list and began removing items from Phase One.
Anything postponed had to meet three rules:
Rule 1: It couldn’t harm the house if delayed
Rule 2: It couldn’t affect daily life after move-in
Rule 3: It couldn’t disrupt the renovation sequence
Here’s what moved to Phase Two.
Postponed Projects
Remove living room phone nook
Replace tub, sink, and vanity
Replace front door
Add air conditioning
Replace HVAC vent covers
Upgrade remaining outlets
Replace switch covers
Replace interior doors
Install closet doors
Most of these items were simply cosmetic upgrades.
They were worn but still functional.
And in renovation planning, functional wins every time.
A Surprise Budget Win
A few weeks later, I asked my electrician whether upgrading every outlet was necessary during the electrical work.
It wasn’t.
We could simply add outlets where needed for major appliances and electronics.
Result:
$2,000 saved.
That’s the kind of renovation math I like.
My Ultimate Backup Plan
Even with the postponement list, I still worried about worst-case scenarios.
Then I remembered something important.
I was planning to sell my condo during the renovation.
After twelve years of ownership—and a booming housing market—I had significant equity.
If a true renovation disaster occurred, the condo sale would provide additional funds.
With that realization, my anxiety level dropped several notches.
The home purchase—and the renovation—could move forward.
What Came Next
With the budget roughly confirmed, the next step was clear.
Build the renovation schedule.
I started mapping the schedule for the first 30 days on a large whiteboard so I could visualize how all the projects overlapped.
I texted my real estate agent, glanced at the clock, and realized something else.
It was time for bed.
Tomorrow I’d figure out how to squeeze an entire house renovation into sixty days.
No pressure.
Tools I Used While Planning the Renovation
These are the tools and planning supplies I used while building my renovation plan. Having them on hand made organizing the project dramatically easier.
Renovation Planning Essentials
Bathroom Upgrade
TOTO C5 Washlet bidet seat with soft close
Exhaust fan with light and heat
I also upgraded to a SimpleHuman smart mirror, which sounds extravagant but has excellent lighting and magnification for my everyday routine.
Project Management Tools
Coming up: building the execution timeline and plugging actual estimate into the budget.
Things get real.
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