Use this checklist to inform renovation planning
Note: Outcomes depend on execution and markets.

Pre-renovation planning

• Budget with 20-30% contingency
  Labour shortages inflate costs 40-60% Obtain 3+ fixed price quotes from HIA registered tradies.
• Cap spend at 5-10% property value
  Avoid over capitalising (eg $30k max on $600k home).
• Check council approvals
  Confirm permits needed (structural, plumbing, electrical); non-compliance voids insurance.
• Engage quantity surveyor
  Report maximises CGT cost base and validates expenses.
• Verify waterproofing and electrical before you start
  Certificates prevent 20% inspection failures.

Builder and contract essentials

• Licensed/insured builders only
  HIA members with ABN, public liability ($20m+), workmanship warranty.
• Fixed price contract
  Include milestones, variations clause, defects liability period (6-12 months).
• Required certificates:
  Plumbing compliance certificate
  Electrical safety certificate (incl. smoke detectors)
  Waterproofing certificate (wet areas)
  Glazing safety certificate
  Termite treatment certificate
  Final occupancy certificate (if structural)
• Progress payments only
  Never finalise without certificates/inspections.

High ROI focus areas (estimates vary)

• Kitchen ($3k-$7k cosmetic)
  Cabinet respray (neutral)
  Splashback tiles
  LED lighting – avoid full rebuilds.
• Bathroom ($5k-$10k)
  Vanity
  Frameless shower
  Matte taps – check existing waterproofing.
• Curb appeal ($3k-$5k)
  Entry door
  Turf/mulch
• Power wash paths
  Smart lock
• Bonus (if budget allows)
  Solar panels (post rebate)
  Insulation
  Built in storage.

*National averages per Domain/HIA; location-specific.

Common traps to avoid

• Trendy finishes
  Timeless neutrals over fashion colours (mauves date fast).
• No staging
  Virtual tours/display furniture lift offers 5-10%.
• Poor timing
  Renovate ahead of low supply markets.
• DIY structural
  Licensed only—fines + insurance voids.
• Skipping valuations
  Pre/post reno confirms uplift.

Finance considerations

• Renovation loans
  Interest only options
  Serviceability tested on full amount.
• CGT impact
  Improvements add to cost base but inflate taxable gain on sale.
• Offset strategy
  Park surplus cash to reduce interest (lender approval needed).

Next steps:

1. Multiple builder quotes + certifier review.
2. Council pre-approval check.
3. Quantity surveyor for tax/cost validation.
4. Post completion valuation.
5. Assess financing needs compliantly.

Renovations enhance appeal but demand diligence.
Remember: markets fluctuate and builders vary