Before you call a remodeler

Set a real budget

Then hold 10 to 20 percent of it back as contingency. Old houses always hide something, and you will change your mind at least once.

Design first

Decide the layout, the finishes and the fixtures before the estimate. Allowances for items you have not chosen are where budgets slip.

Permits and inspections

Structural, electrical and plumbing work needs permits. The contractor pulls them; inspections happen at rough-in and at the end. Unpermitted work becomes your problem when you sell.

The contract

Scope, drawings, a schedule, a draw schedule tied to milestones, a change-order process, the warranty, and who is responsible for permits and cleanup. Ask for lien waivers with each payment.

Living through it

Agree on working hours, where the crew parks and enters, dust containment, and which bathroom you keep. A kitchen remodel means weeks without a kitchen; plan for it.

The end

Walk the punch list together, get the warranties and manuals, and pay the final draw when the list is done.