Everything I know about renovations – after a very steep learning curve!

Strategist and content creator Francesca Swan is one of Ideal Home's new Open House contributors, sharing her thoughts on the concept of 'Everything' and what makes a home special to you. See the rest of her articles here.

I cannot believe I am writing this, but after two very long and difficult years, our renovation and build project is nearly finished. It’s been a beast, putting it mildly.

We’ve changed the apartment layout creating a primary bedroom suite with walk-in wardrobes, a vanity area and bathroom, involving two slightly scary and controversial decisions to remove an original fireplace to build wardrobes and reduce the property value by sacrificing a second bedroom for a bathroom.

We’ve added 40m2, by building an extension with a kitchen, dining area, pantry and office and a 9m by 3.5m summerhouse with a gym, office and guest bedroom and en-suite. Landscaping the garden is next.

Our first renovation was completely smooth sailing (albeit without the build), which obviously didn’t remotely prepare us for what could go wrong. Even so, HOW we originally believed all this would be done in six months is completely staggering to me now. But we live and learn.

Lately, I’ve unwittingly found myself undertaking a very cathartic and personal debrief on what went well, what definitely didn’t and the things that most impacted my essential feeling of Everything - that much needed contentment, ease and connection to a journey fraught with pitfalls and stresses.

I’ve had all the feelings. A bit of pain, head in hands disbelief and bewilderment, a touch of smug satisfaction, happiness, regret, and a lot of humility, acceptance and personal growth.

This exorcism has helpfully boiled down to a simple, yet essential list of things I’ve locked in for the future. The things I will always do and wish I'd known about renovations.

Not terribly helpful for me, given that I am 100% sure I will NEVER do this again. Or maybe 90%? Ask me again next year.

Nevertheless, there’s no gatekeeping here, so if anyone can benefit from my lessons, then I'm happy to spill the dirt.

There are many new thoughts, (sometimes brutally honest), and much I've already shared within earlier columns over the past year. Don’t worry, I’m not going to repeat myself here, but they are linked in case you want to read more on something that is relevant for you now.

Some of it will be laughably obvious, but there may be valuable nuggets if you’re in a similar boat or about to set sail on your own renovation Odyssey.

Creating an Everything home

The starting point to creating Everything spaces that immerse us with joy, connecting and grounding us, always starts with purpose and inspiration.

First up, a practical yet indispensable step. How will the space be used and how do you want to feel? Boil this down to a few simple words – essentially guardrails for the fun stuff – creative brain-storming and mood boarding.

Inspiration comes in many forms and we all have our ways of summoning our creative muse. I personally prefer to reflect on anything I’ve ever loved or has made me think. A picture of David Bowie inspired me to paint my old office ceiling terracotta. Places, exhibitions, books, films, clothes, anything that stands out.

The internet is clearly an Aladdin’s cave of resources, but can also easily derail you, so I’ve developed hacks to curate what I see to make sure I stay focused.

I’m obsessive about saving things, whether in Pinterest, insta or screen grabs. I know I’m not alone in sharing the dubious honour of having tens of thousands of photos on my camera roll, and we all have deeply buried gems that can spark something wonderful and unexpected. Top tip – if you can get into the habit of creating and filing into albums, it’s a real time-saver in the long run.

Pull those glimmers of Everything together. There might be different themes, so I bucket them and create Pinterest boards with my references and search with them to build it out.

You’re now starting with a personal point of view, which will create a personal design, rather than being led purely by the algorithim and what is trending.

It can take time for ideas to settle. Try to sit with it, keep tinkering and sooner or later, something will click and a clear direction will take hold of your heart.

Don’t forget the detail. Colours, flooring, furniture, lighting, fabric and print – whatever you need. Keep adding, removing, shuffling and your moodboard will slowly materialize.

I use Canva or Freeform to create a mock-up with my choices. Both have brilliant background removers, so you can use screengrabs or photos of things you already own and drop them in cleanly.

A ChatGPT room visualization can also be super helpful to show you how your ideas will work in the actual space.

Design is a process and you will naturally loop back and forth, but these stages help me create and crystalise my vision into a workable design.

Then the joys of sourcing and sampling. I have two rules: this should also be an enjoyable Everything experience, rather than fraught with stress. It must also be organized so you make the most of your time and budget.

Of course, we’ve all got our own ways of working, and mine is designed for my delightful, yet flighty ADHD brain.

However, it’s always worth relooking at how you do things. Just because we have always done something a certain way doesn’t mean it should be locked in for eternity. If something causes you unnecessary stress or repeatedly wastes your valuable time, get rid and find a way that doesn’t drive you insane.

Start with the bones

I am a firm believer that the bones of your home – flooring, radiators, kitchen, bathroom, hardware – are crucial for a cohesive, considered finish.

If possible, invest where it matters. And if you've got the opportunity to run things consistently throughout your home, do it.

One of the best decisions we've made is using the same Bavarian oak chevron flooring, Corston Architectural hardware, and bronze Paladin Bartholomew radiators throughout.

These quality touches really do make a difference and create a much-needed flow between the period apartment and new build summerhouse.

Remember, it's a marathon, not a sprint

Big projects can bring big pressure (often self-imposed) to make decisions quickly and clear your huge to do list. However, speaking from painful experience, it’s easy to mistake being busy for being effective.

The key is separating what is urgent, what can wait and what you need to take your time with, especially where there's a bit of complexity. Prioritisation and a rough timeline are your secret weapons.

Making sure your contractor has what they need from you on time is critical to avoid delays. Many things often have lengthy lead times. Do your research up front, use your schedule and know your deadlines.

Everything else can follow. Don’t spend hours looking at sofas and art, when you haven’t even looked at flooring.

Another watch out is buying styling pieces in haste and too early.

There’s a difference between finding an Everything piece you just know will work somewhere, versus speed-buying on auto-pilot to fill rooms that aren’t ready. This isn't, I've learnt, the best approach.

Which brings me neatly to my next point – shop your own home first, before those possibly unnecessary impulse buys.

Remember those loved pieces of furniture, art, rugs, soft furnishings and decorative objects that you already own, can actually be moved. Don’t forget to dig out any beauties tucked away waiting for the perfect spot.

Step back and look at it all objectively with fresh eyes. Change things around, faff and have fun.

You may already have what you need to perfect a space, whilst freshening other rooms in the process. Your shopping list might also drastically shrink, which is another bonus.

Oh, and ALWAYS use large squares of lining paper to sample paint. When you find the shades you like, do multiple ones and leave them for at least a week to gauge light before deciding.

I got the kitchen walls very wrong by instinctively powering through, forgetting I’m not great with technical colour. Knowing this, I should have slowed down and tested more shades. It will need repainting, which is not the end of the world, but also something we could have done without.

Your home is always a work in progress. You'll get some things brilliantly right, other things horrendously wrong, not to mention those niggles that never feel quite right.

None of this matters, because you can chip away at it over time and it will come together when it’s meant to.

Reframing mistakes this way has been both a reassuring and freeing way to relieve some of the pressure to get it “finished”.

Build your project toolkit

This was born from necessity early in our project and locking in my renovation resolutions has been a game-changer.

Start with a clear and detailed scope of work. This bible creates clarity from the beginning and throughout. Make sure you update it when things change (they will), so everyone is always on the same page, avoiding the chance of dispute down the line.

Take the time to properly research your trades. Get references. Ask difficult questions. If needed, try to find an architect, contractor and party wall surveyor who have worked together before. An experienced team that you can work well with will remove unnecessary hurdles. I thank my lucky stars for ours every day.

Don’t do anything without a clearly defined and agreed written contract, including the scope of work, cost, schedule and payment terms.

Build a clear budget tracker and update your expenditure weekly. Find a format that works for everyone who will use it, containing every room and possible line item. Establish your projected spend at the beginning and regularly update it.

Keep a close eye on things to avoid an unpleasant shock at the extent of your spending further down the line – a potentially sticky position you do not want to be in, unless you're lucky enough to have infinite funds.

Always allow for at least a 20% contingency for worst case scenarios. It’s a simple fact that unexpected things will rear their ugly heads, not to mention pesky hidden costs. Make sure changes, extras and costs are agreed in writing before they happen.

Look after your team and they will usually look after you. It’s shocking how many people don’t thank people working on their project – basic good manners are non-negotiable. Frequent cups of tea never go amiss either.

Agree up front ways of working, check-ins and how you will communicate. Be firm, fair and transparent. Be respectful of your teams time and resist the urge to bombard them with endless messages. It’s a fine line between sharing information at the right time and being a total pain in the behind.

Do your due diligence, know your rights and have the appropriate permissions in place. Communicate essential information in good time to your neighbours respectfully, objectively, clearly and calmly. Be aware of the possibility that not everybody is going to like what you are doing. Pay attention when people show you who they are and establish healthy boundaries by using proper channels to protect yourself and keep things professional.

One final lesson was suggested by my lovely friend, Natasha @untillemonsrsweet:

“Remember, your builder is not your interior designer. Don’t compromise your designs because it’s easier for them. I always ask two things: is it a health and safety issue and can it be done. If the answer is no and yes, then proceed as planned.”

This is a very useful lens. It’s a frequent occurrence and easy to cave, but stick to your guns and don’t unnecessarily compromise, then regret it down the line.

Look after yourself

There’s no getting around it. Renovations can be hugely stressful and wreak chaos on all aspects of your life.

Living and possibly working in a building site, saddled with an endless to-do list, juggling changing costs and timings, alongside day-to-day life. It’s an understatement to say it’s a LOT and burnout is a very real risk.

Self-care is an absolute essential. Regrettably something I only realised very late in our project.

Get support and ask for help and advice from friends and family who have been through similar experiences, whether just to vent or use as an objective sounding board – especially helpful if you can’t see the wood for the trees.

The renovation and interiors instagram community can be an indispensable lifeline. Not just a rich source of inspiration, lessons and advice, it’s also a lovely pocket of moral support, positivity and kindness – rare in the daily hellscape of the internet. Find your people and genuine friendships will grow. I would not have got through without them.

If you’re living with others through the project, protect your relationships at all costs. I have never argued with my other half more than during the last two years and at points we really questioned our relationship. Needlessly, as it happens – thankfully we belatedly realized that renovations simply bring out the demon in you. Be aware of the hot spots and navigate with care and mutual respect.

Try to manage your time properly and make time for rest. It’s easy to push through and find yourself searching for the perfect light at 1am. I’ve been there and it’s not helpful.

Wherever possible, take as much time and space away as you can. This is especially important if you work from home.

Even if you don’t feel like you need to, do it anyway. You may think you're soldiering on, but the slow creep of things can suddenly become overwhelming.

PLEASE do not be like me and white knuckle it for two years. It's not big, it's not clever, and it’s definitely not healthy. You are not helping yourself or the project in the long run.

Step away from your home and have a break. You’ll thank yourself afterwards.

The reality check

It’s not an exact science, but with two renovations done and dusted, plus the steep and painful learning curve of past few years, there’s a lot of lessons banked.

My single biggest win? Not building a rod for my own back by properly managing my expectations.

Things will go wrong. Plans will change. Timings will change. There will be hidden costs. But if you are realistic about this and prepared for the worst, you might just be pleasantly surprised.

Be grateful for slow progress and celebrate your wins. They will be all the sweeter if you’ve had more sorrows than successes. Take it from someone who knows.

If you are going through or about to start a similar experience, I hope you find some useful tips here. My comments and DM’s are always open and I’m happy to help if I can.

A final and brilliant point from Natasha… Remember it will end at some point. Everything (hopefully) is momentary, so just keep swimming. You will get there and it will be worth it.

I can testify to this with absolute certainty.