Your contractor needs exact specifications for cabinets, countertops, tile, flooring, and fixtures before demolition day. When homeowners haven’t decided, work stops — idle crews still cost money. Cabinet lead times alone run 4–16 weeks.
→ Finalize every selection and confirm delivery dates before signing the demolition start date.Behind every wall is a potential surprise — water damage, outdated wiring, asbestos, termite damage, or plumbing about to fail. Without contingency funds, every surprise becomes a crisis that stalls the project.
→ Budget 10–15% contingency for newer homes, 15–20% for homes built before 1990.The lowest bid is often low because it’s based on thinner scope, cheaper materials, or underbidding to win the job. Change orders fill the gap later — and they always cost more than original scope pricing.
→ Compare bids line-by-line. Confirm identical scope, materials, and quality tier across all estimates.A certificate of insurance can be expired, forged, or for a different entity. If an uninsured worker is injured on your property, you can be held personally liable.
→ Call the insurance company directly. Verify both GL and workers’ comp are active and name the correct business.Every mid-project change triggers a change order priced at a premium because it disrupts scheduling and may involve restocking fees. A “small change” that costs $500 in planning costs $2,000 as a change order.
→ Make all design decisions during planning. Get change order costs in writing before approving.Unpermitted work creates problems at resale — inspectors flag it, buyers demand price reductions, and some lenders won’t finance homes with unpermitted modifications. Retroactive permits cost more and may require opening finished walls.
→ Pull every required permit. Your contractor should handle this — verify it’s done before work begins.A $150,000 kitchen in a neighborhood where homes sell for $350,000 is money you’ll never recover. Your renovated home’s value is capped by comparable sales within a half-mile.
→ Research comparable sales before setting your budget. Target the top 25% of the neighborhood, not the top 1%.Contractors demanding 50% upfront are either undercapitalized or untrustworthy. Large upfront payments eliminate the contractor’s incentive to complete work on time and to standard.
→ Never pay more than 10–15% upfront. Tie payments to completed milestones. Hold 10–15% until punch list completion.Major renovations make your home partially unlivable for weeks or months. Temporary housing, eating out, and laundromat costs add up fast and are rarely budgeted.
→ For projects lasting 4+ weeks, budget $2,000–$5,000/month for temporary living costs.Solid hardwood on a Florida slab. Untreated wood decking in Georgia humidity. Standard drywall in a below-grade basement. These are material failures waiting to happen — expensive because you’re replacing work you already paid for.
→ See our material comparison charts for recommendations specific to Georgia and Florida conditions.Licensed in Georgia and Florida with over 15 years of experience. Detailed estimates, milestone-based payments, and dedicated project management on every job.
Bowser Construction Group →Use our free cost calculator for instant estimates based on your project type, square footage, and location.