Transform your space with style, functionality and the as-built survey.

Estimated reading time: 3 minutes

Kitchen renovation is an exciting project that allows you to breathe new life into one of the most important spaces in your home. Whether you’re looking to enhance functionality, update the design, or increase the value of your property, a well-planned renovation can make a significant difference.

Conclusion

Embarking on a kitchen renovation journey can be both exciting and rewarding. By setting clear goals, planning your layout, choosing the right fixtures, and incorporating your personal style, you can transform your kitchen renovation into a space that combines functionality and aesthetics. Remember to balance your budget, seek professional help when necessary, and enjoy the process of creating your dream kitchen.

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Looking to kickstart your kitchen remodel project? Fazzad is your go-to for everything you need. We understand that remodeling can be overwhelming. That’s why we make it easy by providing Homeowners with the necessary information, resources and pros to ensure a successful kitchen remodel.

What can the Fazzad platform do for your kitchen remodel? At Fazzad you can:

• Learn more about the remodeling process in our blog
• Connect with Surveyors, Architects, Designers, Engineers and Contractors
• Easily complete required items for your remodel, like surveys and documentation 

How Fazzad works – Survey & matchmaking pros to your kitchen remodel

With an as-built survey package from Fazzad, architects, interior designers, engineers and contractors can start your project, fast. In fact, they’ll have everything they need. The best part is, you don’t have to wait!

1. Make an appointment & pay a deposit
   Fazzad surveyors create as-built drawings of your kitchen, even if you don’t have them. Therefore, it’s more effective than checking with your local building department. Having drawings makes it easier for design professionals to assist with your project.
   
   The cost for creating these drawings starts at $1.00 per square foot, based on your specific requests.
   
   
2. We do a site visit
   We employ advanced laser scanning technology to capture both the interior and exterior details of the space. Additionally, we photograph every room. For example, all Mechanical, Electrical and Plumbing components using a combination of still pictures, 3DVR and drone technology.
   
   In turn, This allows pros a comprehensive view of the space and the ability to generate site plan images without the need for physical visits.
   
   
3. You get an as-built package
   We conduct a comprehensive site visit that typically takes a day. After the visit, we require an additional 3 days for drafting and organizing all the drawings and photography.
   
   Lastly, we’ll send you a final invoice along with a Dropbox download link.

What’s on my kitchen remodel to-do list?

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Step 1: Think about your desired end-result

The first step of a remodeling project is to imagine the end result. Followed by project costs, budget tracking and contractor timelines.

Some key remodel questions to reflect on include: 

Who will use this space? How will they use this space? Why am I renovating it? 

When remodeling a space, understanding the target audience and their specific needs is crucial. This process will guide the project towards a successful outcome that meets the user’s requirements and the space’s primary function. For instance, a growing family’s design needs will differ from those changing an Additional Dwelling Unit into a rental studio. Therefore, identifying the user and their purpose for the renovated space is a crucial step towards your remodeling goals. 

Are there any natural or weather elements I need to consider? Are there any quirks I need to consider, want to include, or can do without?

In addition to considering the target audience, it’s essential to understand the physical context and preferences of the space. For instance, if natural sunlight is lacking in the current space, it may be a top priority for the remodeling. Similarly, you may want to maintain or conceal exposed brick, or utilize the vertical space provided by high vaulted ceilings. By taking these physical factors into account, you can create a remodeling plan that maximizes the potential of your space.

What are some key design elements I would like to have incorporated in my project? What types of designs or functionalities inspire me? 

To achieve the desired end-result, it’s essential to seek inspiration from existing designs and spaces. Are there other buildings or homes that inspire you and align with your vision? If you’ve visited physical locations that caught your eye, consider taking photos of the elements you liked. Just make sure to ask permission if the property is private. You can also conduct online research to collect inspiration. We recommend creating a visual “collage” or Pinterest board to organize all your ideas and inspiration. By compiling these notes and images, you can create a clear vision for your remodeling project.

Step 2: Decide on a project budget and begin tracking everything in your remodel

The second crucial step in any remodeling project is setting a budget. It’s essential to determine the project’s financial scope before beginning the design process. This helps avoid costly delays or setbacks down the line. To create an accurate budget, you’ll need to revisit the plan multiple times. For example, you may need to re-visit the budget when meeting with your architect or general contractor. So that you better understand the build-out cost estimates. By creating a solid budget, you can stay on track and ensure your remodeling project meets your financial goals.

Avoiding budget pitfalls and remodel delays

Proper budgeting is crucial to avoid the potential issues that come with an unfinished remodel. Running out of funds before completing the project can cause significant problems, such as difficulty accessing additional funds after agreeing to a loan and drawing out money. It can also result in continued interest payments on the loan on top of other expenses like mortgage or rent while staying elsewhere. Depending on the project’s scope, your home may not be deemed livable by your local building department, delaying your move-in until the project is complete. This delay may also require updating expired permits, incurring additional costs. By establishing a realistic budget, you can prevent these setbacks and ensure a successful project.

Gather information through research

When budgeting for a project, it’s essential to research and consider several factors. First, research the average cost of similar remodel projects to gain an understanding of the expected expenses. Second, determine how much you’re willing and able to spend on your project. Finally, consider the payment method for your home improvement, whether it be through savings, a loan, or another financing option. By taking the time to carefully consider these factors, you can create a realistic budget that aligns with your financial goals and ensures a successful remodeling project.

When budgeting for your project, it’s essential to consider all aspects of the process, including materials, labor, and preparation materials like surveys, designs, and permits. You can separate these costs into two categories: “remodel cost items” and “non-remodel cost items.” Be sure to allocate funds for both categories to ensure you have sufficient resources to complete the project successfully. By considering all expenses in the budgeting process, you can avoid unexpected costs and ensure a successful project.

Remodel cost Items

Remodel cost items include the materials and labor directly assigned to the remodel, such as hardware, HVAC, electric, doors, windows, lumber, or tiles. 

Non-remodel cost items

Things like insurance, utilities, permit fees, portable toilets, legal fees, surveys, costs to create design plans, and loan interest. 

You should also account for anticipated loan interest, and any loan processing fees. It can also be helpful to have a line item dedicated to miscellaneous expenses, or a financial “contigency”. This contingency cushion is for any unforeseen circumstances or changes incurring unexpected expenses. The amount of funds for this contingency can be a percentage of the overall budget for example, you may earmark 10% of a $50,000 remodel as a cushion, putting aside $5,000 for unexpected expenses.

There are sites available with free home remodel cost tools, which will share a range of potential costs, based on the type of work needed, as well as what area the home is located in. An example is the remodeling calc on www.remodelingcalculator.org – but there are many available via a Google search. You can use different tools to get a sense of different cost estimates, to give you a better picture. 

Payments

Your choice of how to pay for your home remodel is a very personal decision, and will depend on your financial situation, as well as the size of the project. Maybe you have funds saved and set aside for this specific project. If you do not have funds saved, or if the project is particularly large, a home improvement loan may be the best option for you. 

Loan needs vary by lender, and can also rise and fall as a result of market conditions. Some of the key conditions that lenders will identify include a minimum credit score, a maximum debt-to-income ratio, a minimum down payment, 

Click here to learn more about key financing options for your remodel project – https://www.bankrate.com/loans/home-improvement/how-to-pay-for-home-improvements/

Some common terms with home improvement loans

Draw request

The process by which a borrower goes through to “draw” upon available funds, up to a limit. 

Draw period

The fixed amount of time during which a borrower can “draw” upon available funds. 

Draw inspection

The lender will hire an inspector to visit the construction and estimate progress. The inspector will be looking to compare the project’s progress with its timeline, checking the accuracy compared to the original draw request, and change the budget.

Interest rate

An interest rate is the amount a lender charges a borrower, and is a percentage of the principal, or the amount loaned. Interest total is based on drawn amounts that have been advanced, not on the total approved loan amount. 

Prime rate

The lowest rate of interest at which money may be borrowed commercially.

Subject to completion appraisal value

A “subject to” appraisal the value of the property based on what the home will be worth. Upon completion of the proposed update. This type of appraisal helps you evaluate the home after the improvements have been made. 

Debt to income ratio

A debt-to-income ratio (DTI) is a comparison of how much you owe each month (debt) to how much you earn (income). More specifically, it’s the percentage of your gross monthly income that goes towards regular payments like rent, mortgage, or credit cards.

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Step 3: Decide the Construction Delivery Method

Before working with contractors, there are four approaches you need to understand, so that you can go about your remodeling project—design-bid-build, design build, construction manager-at-risk, and multiple prime or integrated delivery.

Here are some brief descriptions of each type of construction delivery method. You can find more information here: https://www.rexcs.com/2021/03/16/4-most-common-construction-delivery-methods/

Design-Bid-Build

Design-bid-build is a commonly used construction approach in the United States and is often considered a traditional method. This construction approach involves three distinct phases: the design phase, bid phase and build phase. During the design-bid-build process, the project owner first works with a design team to develop the project’s design. Once the design is complete, the project is put out to bid, and contractors submit proposals. Finally, the project is built based on the winning contractor’s proposal. By understanding the design-bid-build approach, you can determine if it’s the right construction delivery method for your renovation project. 

Contractor pricing

Design-bid-build construction requires contractors to competitively price their services since the project’s design is known at the time of bidding. However, because this construction approach involves three phases, including the design phase, bid phase, and build phase, it also has the longest timeline. Therefore, this method is ideal for project owners who are comfortable with construction and want to be in charge of the entire process. Additionally, design-bid-build is best suited for those who don’t require a fast timeline and are looking for the most cost-effective option. By understanding the benefits and drawbacks of the design-bid-build method, you can determine if it’s the right construction approach for your renovation project.

Design-Build

When using the design-build approach, homeowners sign a single contract that covers both the design and construction phases. This can involve a single firm with both design and construction capabilities. Alternatively, it can be a partnership between a design firm and construction company. The design-build method is advantageous in promoting teamwork and efficiency. The combined expertise of the design and construction teams can prevent potential conflicts and save costs on materials and labor.

Construction Manager-at-Risk

The construction management approach involves hiring a construction manager or a company that specializes in construction management to oversee the entire project on behalf of the homeowner. The construction manager has the authority to make decisions and sign contracts, relieving the homeowner of these responsibilities. This approach is particularly helpful for homeowners with no prior experience in construction. While it may add to the overall cost, having a professional manage the schedule, quality, and scope of work can save time and money in the long run.

The Construction Manager at-risk approach typically involves two contracts: one for design and another for construction management. The reason for this is that the construction manager cannot provide a price until the design phase is complete. In this approach, the owner may choose to hire the designer or construction manager first. Hiring a construction manager first can provide insight to reduce costs or timelines. However, this approach requires an experienced general contractor, well-versed in the process.

Multiple Prime

The Multi Prime approach follows a sequential project phase similar to design-bid-build. However, the main difference is that the homeowner will contract specialty contractors separately. Performing different elements of the work instead of working with one prime general contractor.

Step 4: Begin assembling a contractor team

The team members you need for your project will depend on your chosen construction delivery approach. As well as the size and scope of your project. One crucial member is the designer or architect. They will help you plan the project, obtain necessary permits, and manage the contributions of each team member. Architects can also recommend additional team members. Such as mechanical, electrical, and plumbing (MEP) engineers, structural engineers, landscape architects, interior designers, or civil engineers. You can connect with an architect easily here. 

Contracts

Contracts with architects or contractors will normally be based on standard contract templates from the American Institute of Architects. Two of the most common contracts used are:

• A101–2017,  Standard Form of Agreement Between Owner and Contractor where the basis of payment is a Stipulated Sum
• B101–2017, Standard Form of Agreement Between Owner and Architect

Here is a link to the full list of AIA’s available sample contracts: https://www.aia.org/resources/6150803-list-of-all-current-aia-contract-documents 

Working with an Architect

When meeting with an architect for the first time, there are important pieces of information to discuss, such as the address of the renovation site, ownership details, and zoning information. Understanding the zoning regulations is essential as it can impact the amount of space available for construction and planning policies. For instance, if the lot is close to a public recreational area or oil well, there may be additional taxes or fees associated with construction work. Providing this information to the architect during the initial consultation can help streamline the design and planning process.

A benefit or working with an Architect is their ability to interface with your local Building Department in acquiring necessary information permits, approvals, and inspections. Keep in mind that a home improvement project will require separate approvals from each office within the larger department. 

During your first consultation meetings with an architect, you will decide upon a contract that includes a scope of work, the Architect’s understanding of service proposal based on discussions with the client, important aesthetic or functionality notes and information, and the contract period. 

Here is an overview of the typical services an architect will provide, organized by the phases of work, such as pre-design, schematic design, design development, plan check, and helping start the contractor and construction process.  

Pre-Design Services:

• Pull all permit and occupancy records on file at the local Building department, for use in application for addition to verify meeting all zoning, building, and historic codes
• Acquire Surveys like an As-Built Site Survey and a Slope Analysis Map
• Investigate Zoning, Planning, and Building Department requirements
• Investigate Utilities: Sewer, Gas, Water, etc. 
• Investigate Fire Hydrants & Access, Address, Bureau of Engineering, and other specific requirements for the site

Schematic Design Services:

• Meet with Homeowner regarding project management and construction phasing
• Create several Schematic Design Plan options for the Scope of Work
• Meet with client to discuss options and preferences and their pros and cons as well as the schematic project budget 
• Coordinate and acquire proposals from Geotechnical, Structural, MEP and Civil Engineers, if required 
• A final Schematic Design Set of drawings for the scope of work, that consists of floor plans, schematic elevations of key areas, house elevations and sections and 3-dimensional views if needed
• Sometimes, share a Schematic Project Budget based on factors like the square footage, volume, or other unit costs, including all project soft and hard costs (permit fees, consultants, etc.) with a contingency.

Design Development Architectural Services:

• Coordinate and compile drawings from each Engineer, such as MEP, structural, civil, to acquire and adjust necessary plans
• Develop of architectural plans, key building sections, including typical details and materials, to create a complete scope of the entire project as a basis for Permit Drawings
• Develop a full drawing of the home’s window and door schedules (outline of window details such as locations, dimensions, manufacturer’s model number or name).
• Develop a full drawing of the home’s exterior elevations with materials and connections, and outlined interior elevations at all locations with tile, millwork, etc.
• Coordinate applicable systems such as lighting and electrical, plumbing, HVAC (Heating, Ventilation, Air Conditioning), radiant floors, hot water heater or tankless system, solar electricity or hot water panels, geothermal, rainwater catchment, etc.

Plan Check Documents Services:

• Meet with Engineers to discuss calculations and drawings needed, desired design, and implementation of structure, all to inform plan check drawings
• Develop a set of Plan Check drawings, to be submitted for plan check review with the local Building Department (and copies provided to the homeowner)

Construction Documents Services:

• Coordinate the homeowner’s specifications of details like fixtures and interior materials through notes, details, and elevations
• Complete any remaining drawings needed to bid for construction, such as a Construction Documents Set. This set includes drawings for the scope of work, consisting of the full approved permit set, plus additional plans and details for all scope of work, is shared with the homeowner (prints and a digital copy) to be used by the General Contractor or Construction Manager

Step 5: Requests Bids – Select and work with a Contractor

If you choose to work with a general contractor, they are responsible for overseeing a construction project – including the day-to-day site work, management of vendors and trades, overall project management, and communicating key information and updates to all involved parties. 

Contractor Bidding Process

All building plan created for the plan check and construction process are used during the bidding, contract signing, and building of a remodel. These plans are meant to be a core plan – so that any two contractors could receive the same plans and achieve the same end result.

Bid Package 

To obtain bids on the project, a “bid package” is put together. It’s important to ensure all of the bid package information and plans are finalized and correct before starting bidding, finalizing contracts, or starting construction. This is especially true because whenever a change is made, the building plan must be changed as well, and the permit updated. Changes like this can cause huge delays in the schedule, while still paying overhead costs such as loan interest, utilities, etc. 

Building Plans

The bid package will include all building plans and designs. These plans are often used by suppliers and subcontractors to determine the costs to perform their activity.

Scope of Work and Specifications

The scopes of work and specifications will include a general scope of work that applies to all vendors, such as scheduling, workmanship, and warranty, as well as activity specific scopes of work and specifications. 

Bid Sheets

There are also bid sheets, where vendors are shown how to break down their pricing, making it easier to compare costs and pricing among different companies. It is usually a standard form that each company will fill out to show how they arrived at their price – showing specific information like: estimated quantities, unit price, and additional costs if changes are made.

Subcontractor Information Sheet

The subcontractor information sheets are used to capture key information about the bidding company in one document. Key information will include things like the company name, license number, insurance company, customer references, authority to sign, and insurance certificate. 

Bid Requests

Once the bid package has been prepared, this bid package can be sent to contractors, requesting them to bid for the project. It’s ideal to include a deadline for the bid, giving the contractor enough time to review the package and prepare the necessary documents, while also trying to ensure the homeowner is staying on schedule. Once bids come in, you want to review the bids with your team and take time to meet with the contractor, to see which is the best fit for your project. 

Cost to Build Estimate

During the bidding process, each contractor can also share an estimate of the cost to build. Make sure that whoever provides this estimate has worked on relevant projects in the area, so they have a knowledge of the local costs. You will also want to revisit the overall costs of the project incurred so far, and overall costs anticipated for the project, and use this information to update your budget. 

Here are some recommendations for how to choose contractors for your remodeling project. 

Ask your network for referrals 

Asking friends, relatives, and neighbors about who they would recommend is a great way to find a contracting professional. Be sure to ask questions like what made the experience positive for them, or how the contractor approached problems. It also can be helpful to ask who they would not recommend – in case you come upon that name during your research. 

Pay attention to credentials

Before pursuing referrals, do some preliminary research about the contractor’s credentials and membership associations. It’s important to understand if they have all the required licenses from state and local municipalities, along with certifications from any professional associations such as the National Kitchen & Bath Association or the National Association of the Remodeling Industry. Also look into the contractor’s project history and specializations, to see if they are aligned with your needs and goals. 

Interview candidates

After narrowing down the list of candidates, we recommend that you set up meetings with each one. Think of these meetings as interviews; be sure to pay attention to not just have the contractor answer questions, but also how they communicate with you, and if they ask questions about the project as well. You may also ask to see examples of their previous projects. 

Some key information you want to ask about during the interview includes: 

Does the contractor maintain permanent modes of communication, such as a mailing address, e-mail address, phone number, and voicemail? 

Does the contractor carry insurance that will protect you from liability? It’s fine to ask for a copy of the remodeler’s insurance certificates. 

Does the contractor have any professional certifications or designations? How long has the contractor been a member of any trade organizations?

How long has the company been in business? Does the remodeler maintain good relationships with subcontractors such as plumbers and electricians?

Does the contractor have a trusted reputation among customers and peers? Do they have a track record of success?

Check references

After interviewing your candidates, request references from your top selection(s) and take time to speak with their former customers. Ask their former customers about how the contractors performed on key things like meeting deadlines, staying within budget, delivering a quality end-product. 

Finalize the contract

After choosing your contractor, you can approach it by creating your own contract, or closely reviewing the proposed contract they prepare for you. You may want to work with an attorney to review either contract to ensure you are protected. Ensure that the contract includes: 

• Project location address
• Names of both parties
• Work to be done
• The total price amount to be paid
• Payment details – such as how a company will invoice and require payment. It’s important to ensure that the contract mentions that no payment will be made for work not listed in the contract or on a change order
• Detailed scope of work
• Details about how changes will be made to the contract if any – such as no changes without the homeowner’s signature (a “change-order”)
• Warranty information
• Relevant documents, such as the building plan
• Detailed sequential schedule of primary construction tasks
• A procedural list for close-out
• Information about the protection of both people and property
• A clause about dispute resolution, and a waiver of lien, which prevents subcontractors and suppliers from putting a lien on a house should their invoices go unpaid by the contractor.

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Step 9: Review the Schedule

A remodeling project’s construction schedule plays a crucial role in its success. It improves efficiency by lowering costs and improving the renovation’s overall quality. Moreover, it should be detail-oriented, explaining the time required for different activities. A constantly revisited schedule helps track progress and update it as needed, making sure the project stays on track. Lastly, it will set you up for an easier inspection and approvals process.

Having an organized construction schedule is crucial. It can reduce costs, improve the quality of the renovation, and simply predict how long each activity will take. Typically, a construction schedule uses a Gantt chart approach, which defines the timeline. To make things easier, it’s helpful to store all information in a single spreadsheet, including the construction schedule. Various sites offer Gantt chart construction schedule in Excel, like this one: https://www.vertex42.com/ExcelTemplates/construction-schedule.html

When viewing the construction schedule, it is important to consider the timing of the project. Factors such as weather conditions can affect the progress, with rainy or snowy periods making it difficult to deliver materials. It is important to plan ahead for these potential snags to ensure that the project stays on track.

Remodeling projects can be complex, but a construction schedule can clarify the process by listing critical steps and making certain that all team members understand what needs to happen and when. The schedule should define start and end dates for each trade, provide material delivery timelines, bring attention to key inspection points and explain how each role adds to the overall success.

Step 10: Remodel Construction

With a solid remodel plan in place, necessary team members, vendors, contractors, materials, and permits secured, it’s time to break ground and begin construction. First, prep the site by covering and protecting high-traffic areas and spaces. Next, remove everything that won’t be kept for the remodel during the demolition stage. Finally, the space goes construction to bring the new design plan to life.

The renovation construction process includes the following general stages:

Inspections

During a construction project, inspections are a necessary part of the process. Your local building department may send inspectors to approve specific stages and sign off on them. They ensure compliance with building codes. This needs to happen after electrical, plumbing, and HVAC systems have been installed and before they are covered up.

Demolition

Demolition is the initial step in renovating a space, involving the removal of interior or exterior structures, such as walls, ceilings, floors, or other structural parts.

Framing

Next, framing will go up to determine the new structures and walls that will create the rooms and space within the structure. You can think of framing as the “bones” of the home.

Mechanical, Electrical, Plumbing (MEPs)

After framing, the next step is to install the MEPs, which involves putting the veins of the home in place. This process can be long and tedious.

Plastering

In the fourth stage, the construction process involves adding insulation to the walls, followed by installing drywall and plaster.

Final Finishes

The final phase is installing of final finishes, such as cabinets, fixtures, painting, and wallpaper. of kitchen and bathroom cabinets and fixtures, finish carpentry, floor refinishing, painting and wallpaper.

Step 11: Final inspections and approvals

Once all construction and mechanical inspections are complete, the final stage is a building inspection. Before that, you and your contractor should conduct a detailed inspection yourselves, setting aside a few hours to carefully examine each aspect of the home. If the renovation is happening during cold weather, some building departments will allow parts of the outdoor work to be unfinished during inspection – but always be sure to check with your building department about the requirements for final inspections.

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