Imagine this: you’re standing in the middle of your newly framed living room, dust swirling around your feet, and your contractor turns to you with a stack of papers. “We need to finalize the lighting fixtures,” he says. Your heart sinks as you realize you haven’t even started thinking about the lights, let alone picked any out. The excitement of renovating your home can quickly turn into a stress-filled nightmare if you’re not prepared.
Planning in advance is key, and beyond the obvious advice of properly planning your scope and budget—understanding what is typically included vs. not included in contractor budgets, which I will dive into further in an upcoming blog post—I always recommend designing and making all product and layout decisions before starting construction. Here’s why: it gives you an opportunity to receive a real budget before construction begins, allowing you to make necessary adjustments before any hammers swing. It’s a heck of a lot easier to make changes in the design phase than in the construction phase.
With that said, here is a list of the products that have long lead times, making early decisions the most important.
Utility Upgrades and Mechanical Systems
If you sweat upstairs in your home during the summer (I know I do), and you are considering adding air conditioning, you’ll want to discuss your options and the investment amount with your contractor or mechanical team early on. This decision can affect other elements of your renovation, such as electrical upgrades and layout changes. For example, installing an A/C system might require an electrical service upgrade—from a standard 100-amp panel to a 200-amp panel. Your electrician can confirm if your current electrical service is sufficient based on your renovation plans. Key additions like a suite, hot tub, A/C, and induction cooktops often prompt a service upgrade. Mechanical systems might not be the most exciting part of your renovation, but they can have a big impact on your budget, so it’s important to ask questions and understand what is needed for your project.
Lighting Fixtures and Design
Ok, I’m going to spill one of my previous mistakes early in my career. When you are renovating, it’s not as simple as picking a new light fixture and voila, the electrician just swaps it out. Well, in some cases it works that way, but you need to pay attention to the “canopy size” in the specifications
If you are removing and replacing the fixture in the same spot and you aren’t painting the ceiling, you will want a canopy size that is at least the same or bigger than the original. Additionally, you need to ensure that the rough-in size matches the existing one. The easiest way to do this is by matching the canopy sizes.
Now, if you are installing a new fixture, the world is your oyster. However, be aware that some modern fixtures come with small canopy sizes. Let your electrician know in advance because a smaller canopy means a smaller rough-in size. I once made the mistake of not pointing this out. We didn’t realize the rough-in was too big until after we had fully drywalled the space. We had to remove and replace the rough-in, patch the drywall, and repaint that entire section of the ceiling. Lesson learned (these details are just a small example of how hiring an experienced professional helps you avoid many mistakes from our past experiences).
Window Selection and Installation
I’d say the one item that always comes with the biggest lead time shock (at least recently) is windows in renovations. Because they require specific sizing, have many options, and must comply with different code rules, the fabrication for windows often takes longer than expected. Currently, in Vancouver, BC, windows are taking at least 8+ weeks (and in many cases closer to 10+ weeks) from the time you approve the order. This is a good discussion to have with your contractor so you have realistic timing expectations, especially if you are planning a “small reno” that includes a window change. By discussing this early, you can better plan your renovation timeline and avoid unnecessary delays.
Plumbing Fixtures and Fittings
Yes, you can go to Home Depot and get chrome fixtures off the shelf, and in some cases, that works great. However, if you plan on living in your home for more than five years, I encourage investing in good quality plumbing fixtures from a reputable brand. Your kitchen faucet and sink are constantly used and bumped around, and you might want a finish other than chrome in your shower. In some brands, the coating can chip off more easily, so if you want it to last, the brand does matter (and honestly, I’m not a huge name-brand person, I just care about quality when it’s needed).
That said, certain finishes and brands can come with longer lead times, so it’s important to order plumbing fixtures (and rough-ins) early so they are ready when you are. Some of my go-to brands are:
Entry-mid level: Delta, Riobel
Mid-high: Grohe, Kohler, Waterworks
Flooring Options and Installation
After you choose the flooring material you want, consider if it’s suitable for what you want to achieve (e.g., can it go over heated flooring?). Then we need to think about the product-specific needs. Something like vinyl can be delivered and installed pretty quickly. However, did you know that hardwood should be delivered and sit in the home for a certain period to “settle” before being installed?
This is because wood is a natural material that expands and contracts. Have you ever seen gaps in your hardwood? That’s from natural expansion and contraction with changes in weather and heat in your house. So, outside of the product lead time, the timing for the product sitting in your home before being installed is something to be aware of (and something your contractor takes care of for you). It’s just good to know it’s needed versus just sitting around. 😉)
Custom Furniture and Built-ins
Custom—we, of course, want what we want! And in case you haven’t learned by now, I’m all about giving you what you want within realistic expectations. Part of our educate-first, create-second approach helps you decide when to select “standard” options versus when it is worth it to customize. With a good contractor, custom is no problem, and timing can be accounted for. From custom cabinets to custom furniture, there is a bit more forward planning, but it’s all possible and makes a big difference.
My one piece of advice is regarding furniture. Furniture lead times are improving, but don’t wait until your home is fully renovated to decide to order custom furniture. Doing so will leave you wishing you had planned earlier. For custom sofas and other furniture, lead times can vary from 8 to 16+ weeks, depending on the brand. When you plan in advance, you have more options to work with, so we recommend ordering furniture around the time that your framing is complete. This way, everything will be ready for your move-in reveal!
Window Coverings and Treatments
Oooo the options! Window coverings can be as simple as a roller shade or as sophisticated as a recessed motorized roller shade connected to your home automation system, automatically opening and closing at specific times with blackout drapery that slides in front, giving you privacy and that pop of beautiful pattern that you crave.
As you can probably tell, one can be thought of at the end of the project, and the other requires specific framing, electrical, and home automation setup. Planning is key to giving you the experience you are looking for. Ask your designer or builder in advance to plan for these items if you think you are interested in them. In many cases, there are ways to provide provisions for future installation even if you aren’t physically installing them at the time of your renovation. It’s all about knowing your options and making the choices that are right for your renovation.
Those are the top products with the longest lead times, and the reason why your designer and contractor will place priority on you confirming those decisions early. As mentioned, I always recommend having a full design plan before starting construction, but I also know that’s not always the case. So, if you are diving in headfirst, prioritize the discussions around these items first to avoid as many delays as possible.
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