How To Renovate It Yourself or Hire It Out When Buying?

Buying a home that needs work can be a smart move—or a stressful misstep—depending on how well you plan. Whether you’re a hands-on fixer or want the place done right before moving in, the key question is:

Should you take on the renovation yourself, or hire it out to the pros?

Ryan’s Renovation Matrix

This decision matrix helps you quickly see how hands-on you should be based on skills, goals, and budget.

Renovation Size	Skill Level	Recommended Approach
2% of Purchase Price	Beginner	DIY (paint, flooring, minor updates)
5% of Purchase Price	Some Experience	DIY with trade support
10% or More	Advanced / Contractor	Hire out or treat as a flip

Rule of thumb: Renovations over 10% of purchase price are like flipping a home—for yourself. Plan accordingly.

Scenario 1: Renovate Before You Move In

Do all the work while the home is empty, then move in—cleaner and faster if planned well.

Scenario 2: Renovate After You Move In

Live in the home and renovate in stages—more flexible but slower and messier.

Deep Dive: Questions to Ask

Questions for Your Mortgage Broker

• Can I use a Purchase Plus Improvements mortgage? What’s the maximum LTV?
• Is a staged draw construction loan better for my scope?
• How are draws released, and are any holdbacks required per provincial lien laws?
• What downpayment do I need, and what timelines apply (e.g., 90–120 days to complete)?
• What documentation (quotes, permits, plans) must be submitted before closing?
• How do I get holdback funds released after final inspection or appraisal?
• Are there provincial rebates or warranty requirements for my renovation type?

Questions for Your Contractor

• Do you carry full licensing, insurance, and WCB coverage? Can I see certificates?
• What’s your availability, and can you meet my conditional-period quote deadline?
• Can you provide a detailed, itemized quote and contract with milestone draws?
• Will you manage permits, inspections, and code compliance?
• What payment schedule and lien waiver process do you require?
• Can you share references and examples of similar completed projects?
• How will you handle dust control, daily cleanup, and living arrangements?
• What warranty and after-service support do you offer upon completion?

Note: Specific requirements can vary by province, especially for permits and lien holdbacks. Always double-check local building codes and financing rules in your area.

Detailed Timeline & Cost Summary

Below is a quick-reference matrix for 20 common renovation types in Edmonton, AB. See the detailed descriptions that follow for more context.

Project	Timeline	Cost (Contractor)	Cost (DIY)	Permits?	Estimated ROI
Kitchen Remodel	2–24 weeks	$15K–$45K	$10.5K–$42.5K	Yes (layout/plumbing)	50–80%
Bathroom Upgrade	4–8 weeks	$8K–$20K	$1K–$5K	Yes	70%
Basement Dev.	2–12+ weeks	$35–$150+/ft²	20–30% savings	Yes	70%
Interior/Exterior Paint	1–14 days	$2K–$6K	$100–$300	No	60%+
Flooring	1–14 days	$2–$15/ft²	30–50% savings	No	70%+
Roof Replacement	1–2 weeks	$7K–$12K	Materials only	No	70%
HVAC Update	1–3 days	$6K–$12K	N/A	Yes	50%+
Window & Door	1–5 days	$300–$700/window	$150–$400/window	No	75–80%
Siding	1–2 weeks	$5K–$15K+	Modest DIY	No	70–80%
Insulation	1–3 days	$1K–$3K	$200–$500	No	70–90%
Deck (Open)	1–2 weeks	$3K–$12K	$1K–$6K	Usually	50–70%
Deck (Enclosed)	3–6 weeks	$10K–$30K	N/A	Yes	50–60%
Landscaping	Days–weeks	$1K–$20K+	$500–$5K	No	30%
Fencing	3–7 days	$20–$50/ft	$10–$25/ft	No	50–60%
Detached Garage	4–8 weeks	$20K–$60K	N/A	Yes	60–80%
Garage Suite	3–6 months	$50K–$100K+	N/A	Yes	70–100%
Home Extension	3–6+ months	$150–$300/ft²	N/A	Yes	50–70%
Driveway/Pad	1–2 weeks	$2.5K–$10K	N/A	Development	50–70%
Plumbing Update	1 day–1 week	$200–$10K	N/A	Yes	N/A
Electrical Panel	1 day	$1.5K–$3K	N/A	Yes	N/A
Energy Retrofits	Days–weeks	Varies	Varies	Yes*	70–90%+

Critical Path Timeline Overview

Every renovation project follows a critical path—key milestones that must happen in sequence to stay on schedule. Below is the high-level flow for an Edmonton home renovation:

1. Home Search & Offer: Identify properties and submit offers. Track acceptance date (Day 0).
2. Inspections & Financing Conditional Period (Days 1–14): Conduct home and contractor inspections simultaneously; gather initial quotes. Secure renovation financing approval from your mortgage broker.
3. Waive Conditions & Close (Days 14–60): Finalize financing, remove conditions, and set possession date (typically 30–60 days post-offer).
4. Detailed Planning & Permits (Days 0–30 Post-Waive Conditions): Finalize designs and budgets immediately after waiving conditions (before possession date). Submit permit applications—Edmonton issues simple permits in ~1–2 weeks.
5. Order Long-Lead Items (Weeks 1–6): Place orders for custom cabinetry, windows, appliances—these often take 2–6 weeks to arrive.
6. Demolition & Rough-In (Weeks 2–6): Remove old materials, then complete rough framing, plumbing, electrical, and HVAC. Schedule mid-project inspections.
7. Finish Work (Weeks 6–12): Install drywall, flooring, fixtures, trim, and final finishes. Precision work happens here—painting, tiling, cabinetry installation.
8. Final Inspections & Punch List (Weeks 12–14): Arrange city inspections to close permits. Contractor addresses any minor fixes.
9. Move-In & Follow-Up (Week 14+): Return furniture and décor. Conduct a warranty check at 30 and 90 days post-completion to ensure everything settles well.

Project Details & Tips

Kitchen Remodel

Full gut renovations can take 12–24 weeks from permit to finish; minor refreshes (cabinets/counters) often wrap in 2–6 weeks. Permits apply whenever you move walls, run new plumbing, or alter electrical. DIY saves 15–30% on labor but requires skill and time. Examples:

• Refreshing cabinets with paint and hardware (no permit) in 3–4 weeks costs ~$12K (contractor) vs. ~$4K (materials DIY).
• Reconfiguring layout—moving sink and installing an island—requires plumbing and electrical permits, ~16 weeks, \$30K–\$45K.
• Adding built-in pantry and quartz surfaces: 10–14 weeks, \$20K–\$35K (contractor), yields ~75% ROI.

Bathroom Upgrade

Mid-range baths (~\$13.5K average) finish in 4–8 weeks. Full plumbing relocation mandates permits. Examples:

• Swapping fixtures and retile shower (no layout change) in 2–3 weeks: \$8K (contractor) vs. \$2K (DIY plumbing/tiling).
• Adding a soaker tub and double vanity—requires plumbing permit—6–8 weeks, \$18K–\$22K.
• Installing heated tile flooring and custom cabinetry: 8–10 weeks, \$20K–\$28K, ~65% ROI on sale.

Basement Development

Finishing a basement adds valuable living space and often requires egress windows and permits. Typical scope for a 1,000 ft² area:

• Basic refresh (paint, flooring, lighting) in 2–4 weeks: \$35–\$60/ft² contractor vs. 20–30% savings DIY.
• Adding a 3-piece bathroom and wet bar (permits required) in 6–10 weeks: \$60–\$90/ft², ~70% ROI.
• Legal suite conversion (separate entrance, full kitchen) over 12 weeks: \$90–\$150+/ft², rental income potential.

Flooring

Updating floors modernizes a home and can often be done room-by-room. Key examples:

• Installing engineered hardwood in main living areas (500 ft²) in 1 week: \$8–\$12/ft² installed vs. \$4–\$6/ft² DIY materials.
• Luxury vinyl plank in high-traffic zones in 3–5 days: \$3–\$5/ft² installed; DIY saves ~40% on materials.
• Heated ceramic tile in bathrooms/kitchen (150 ft²) in 1–2 weeks: \$10–\$18/ft², elevates comfort and resale appeal.

Window & Door Replacement

New windows and doors improve energy efficiency and curb appeal. Examples:

• Vinyl window swap (10 windows) in 3–5 days: \$400–\$600 each installed vs. \$200–\$300 DIY.
• Front entry door upgrade to insulated fiberglass in 2 days: \$1,500–\$2,500 installed, boosts security and style.
• Sliding glass patio door replacement in 1 day: \$2,500–\$4,000 installed, enhances natural light and flow.

Siding Replacement

Refreshing exterior siding revitalizes a home’s look and protection. Typical jobs:

• Vinyl to vinyl re-siding (1,500 ft²) in 1–2 weeks: \$5–\$8/ft² installed; minimal permit requirements.
• Upgrading to fiber cement board in 2 weeks: \$8–\$12/ft², higher durability and aesthetic value.
• Accent stone or brick veneer application (200 ft²) in 1 week: \$15–\$25/ft², focal detail on façade.

Insulation Upgrades

Improving insulation increases comfort and reduces bills. Key examples:

• Attic insulation top-up (1,200 ft²) in 1–2 days: \$1,200–\$2,500 installed vs. \$300–\$600 DIY batts.
• Spray foam wall insulation in 2–4 days: \$3–\$5/ft², seals drafts and maximizes thermal performance.
• Basement rim joist insulation in 1 week: \$2,000–\$4,000 installed, eliminates cold spots and moisture issues.

Open Deck Construction

A backyard deck extends living areas outdoors and typically follows these scenarios:

• Pressure-treated wood deck (200 ft²) in 1 week: \$30–\$45/ft² installed vs. \$15–\$25/ft² DIY materials.
• Composite decking option in 1–2 weeks: \$45–\$60/ft², low maintenance, ~60% ROI.
• Custom built-in seating and planters add \$1,500–\$3,000 in 3–4 days to project cost, enhances functionality.

Detached Garage Build

Building a garage adds storage and parking. Phases include foundation, framing, and finish:

• Single-car garage (12×20 ft) in 4–6 weeks: \$20K–\$30K, basic shell only; permit and site prep add \$2K–\$5K.
• Two-car garage (24×24 ft) in 6–8 weeks: \$35K–\$60K, includes insulation and basic electrical.
• Insulated & heated garage option adds \$5K–\$10K and 1–2 weeks, improves usability year-round.