How to Manage a Renovation with Multiple Trades

Renovation projects have a higher failure rate than new builds, and the cause is almost never the quality of the work itself. It is the coordination layer — the sequencing of trades, the management of what gets discovered inside walls and under floors, and the communication with a client who is often living in the property while the work is happening. Getting the coordination right is the job.

Sequencing trades correctly

The right trade sequence for a renovation is not the same as for a new build. The critical constraint is often that the client is living in the house, which means you cannot make the whole property uninhabitable at once. A kitchen renovation needs to leave the bathroom functional. A bathroom renovation needs to plan around the client having somewhere to shower.

The general sequencing principle is: demolition, then structural work, then rough-in services (plumbing, electrical, gas), then waterproofing and wet areas, then insulation and lining, then cabinetry and joinery, then tiling, then painting, then fixtures and fittings. On renovations, this sequence is frequently compressed and overlapping — but getting the rough-in services right before anything is lined is non-negotiable. Re-accessing pipes and cables after walls are tiled is expensive.

What you find when you open walls

Every renovation that involves opening walls, floors, or ceilings will find something unexpected. Old wiring that does not meet current standards. Plumbing that was installed incorrectly. Structural members that are not where the drawings say they are. Asbestos in materials that look like they predate the relevant period but do not. Termite damage that is not visible from the surface.

The professional approach is to price a realistic contingency for unknown conditions — typically 15 to 20% on renovation work — and to document and price each discovery as a variation before proceeding with rectification. A client who is told upfront that renovations always involve unknowns, and who receives a prompt and transparent variation document when something is found, is a client who understands what is happening. A client who only hears about problems at the end is a client who disputes the bill.

Managing a client who is living on site

Residential renovations with the client in residence require a different level of communication than vacant projects. The client sees everything, every day. They notice when the plumber did not show up on Tuesday. They worry when the kitchen is stripped out and there is no sign of the cabinet maker. They take photos of things that concern them.

The best way to manage this is to give the client a structured way to see the project status without having to ask you. A daily or weekly update — even a brief one — that tells them what happened today and what is happening tomorrow dramatically reduces the number of calls you receive. It also shifts the dynamic from anxious client chasing builder to informed client following progress.

Handling scope creep on renovations

Renovation scope creep is real and almost universal. The client sees the kitchen being redone and decides the hallway floors should be refinished at the same time. The bathroom renovation leads to a conversation about the ensuite. Each addition is small individually, but the cumulative effect on your schedule, your trade bookings, and your cashflow can be significant.

The discipline is to treat every addition as a formal variation, no matter how small. This is not about being difficult — it is about maintaining a clear record of what was agreed and ensuring additional work is priced and approved before it is done.