Every week, Daniel Madden and the Madden Renovations team take calls from homeowners who are weeks or months into a renovation — and running into problems that could have been avoided with better preparation. The most common issues? No permit pulled, no fixed-price contract, no clear scope, wrong contractor chosen, and no plan for living through the construction.
Here are the five things we recommend every homeowner do before their contractor shows up on Day 1.
1. Get a Clear, Written Scope of Work
The single biggest cause of renovation cost overruns is scope ambiguity. "We'll update the kitchen" means something very different to you than it might to your contractor. Before anything is signed, you should have a written document that describes every item of work — room by room, trade by trade.
A proper scope includes what's being demolished, what's being built, which materials are specified (brand, model, colour), what's included in the price, and critically — what is not included. Gaps in scope become change orders, and change orders cost money.
Ask your contractor: "Can you walk me through exactly what is and isn't included in this quote?" If they hesitate, that's information.
2. Understand the Permit Requirements
In BC, most significant renovation work requires a permit — kitchen renovations with plumbing moves, bathroom renovations, basement suite developments, structural changes, and electrical panel upgrades all typically require municipal permits.
Why does this matter to you? Because unpermitted work can create serious problems when you sell your home, file an insurance claim, or have a safety issue. In BC, any work done without required permits must be disclosed on the property disclosure statement.
The good news: your contractor should handle permit applications. At Madden Renovations, permit coordination is part of every project contract. If a contractor tells you permits aren't necessary for work that clearly requires them — that's a red flag.
3. Establish Your Budget — Including the Contingency
Set your budget before you start talking to contractors. Not a vague "we want to spend around $50,000" — a real number you've confirmed with your bank or mortgage advisor if needed. And then add 10–15% contingency on top.
Renovations in existing homes encounter unknowns: hidden water damage, out-of-level substrates, asbestos in older homes, wiring that doesn't meet code. These aren't the contractor's fault — they're the nature of working in existing structures. A contingency budget means these discoveries don't derail your project.
4. Vet Your Contractor Properly
In BC, residential contractors must be licensed under the Business Practices and Consumer Protection Act, and must carry appropriate liability insurance. Before signing anything, verify:
- Valid BC contractor licence number
- General liability insurance certificate (ask for a copy)
- WorkSafeBC registration (covers workers on your property)
- References from recent, similar-scope projects
- A physical office address and verifiable business history
Online reviews are useful, but ask for references you can actually call. A contractor with 15+ years of projects in the Lower Mainland should be able to provide homeowners in your area who are happy to speak with you.
5. Plan How You'll Live Through the Renovation
This one seems obvious but is consistently underplanned. If your kitchen is being renovated for 10 weeks, where will you cook? If your main bathroom is out of commission, what's the plan? If you have young children or pets, how does construction dust and noise affect your household routine?
Work with your contractor to establish a phasing plan that minimises disruption. In many cases, kitchens can be phased so a temporary cooking setup is maintained. For whole-home renovations, temporary accommodation budgets should be built into your planning from the start.
At Madden Renovations, we discuss occupancy planning during our pre-construction meeting — before the first tool bag arrives on site. It's part of a well-run project.
The Bottom Line
A well-prepared homeowner makes the entire renovation process smoother — for everyone. The five steps above take a few hours of your time and can save weeks of headaches and thousands of dollars.
If you're planning a renovation across the Lower Mainland or Fraser Valley, we're happy to walk you through what preparation looks like for your specific project. Contact us or call Daniel at 604-715-2790.
Daniel Madden is the founder of Madden Renovations, serving the Lower Mainland and Fraser Valley, BC for 15+ years. Call 604-715-2790 or visit our contact page for a free consultation.
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Serving Surrey, Abbotsford, Langley, Chilliwack, and the wider Lower Mainland. Call Daniel directly or submit your project details online.