The design phase is where homeowners begin transitioning from broad ideas into detailed planning, selections, budgeting, and decision-making. It’s also where expectations are established for the rest of the project.

The Design Process Sets the Tone for Everything Else

While homeowners are often eager to see demolition begin, the design process is where the foundation for a successful remodel is truly built.

Thoughtful planning during this phase leads to:

• Fewer surprises
• Better budgeting
• Smoothing scheduling
• Faster decision-making
• A more cohesive finished result

Budget Expectations

Throughout the design process, your designer will help you understand which ideas fit comfortably within your budget and which may require additional investment. If a particular feature becomes a must-have, you’ll have a choice; adjust the scope, explore alternative materials, or increase the investment to achieve your desired outcome.

The design phase is the ideal time to align expectations, priorities, and budget. Open communication early in the process allows your team to provide informed recommendations and helps ensure the finished project reflects both your vision and your investment goals.

Prepare for Decision Fatigue

Most homeowners underestimate how many decisions a remodel requires.

Cabinet styles, tile layouts, plumbing fixtures, hardware finishes, paint colors, lighting placement, countertop materials — the list grows quickly.

Instead of trying to perfect every choice:

• Organize selections into categories
• Make decisions incrementally
• Trust your design team’s guidance
• Avoid constantly restarting the process or doubting your decisions

The homeowners who experience the least stress are often the ones who commit confidently rather than endlessly second-guessing.

Stay Flexible

Remember to be adaptable, especially if your designer gives solid reasons something will not work. Sometimes the desired layout doesn’t work structurally. Materials may become unavailable. Budget realities may require reallocation.

The most successful remodeling experiences happen when homeowners stay collaborative and solution-oriented instead of becoming attached to one exact outcome.

Flexibility allows the project to evolve without turning every adjustment into a source of frustration.

Understand the Timeline

Many homeowners assume delays mean inactivity. In reality, substantial work is happening behind the scenes during the design phase:

• Drawings
• Engineering
• Selections
• Specification development
• Budget refinement

Understanding this process helps reduce anxiety during quieter stretches of the project.

Build Trust With Your Team

The design phase is where communication habits are established.

Use this time to:

• Ask questions
• Clarify expectations
• Understand next steps
• Learn how updates will be communicated
• Establish decision-making processes

Strong communication early typically leads to smoother production later.

A well-managed design phase rarely feels flashy — but it is often what separates stressful remodels from successful ones.

If you’re considering a renovation in preparation for selling your home, your return on investment (ROI) will be top of your mind. But even if ROI isn’t the primary reason you’re thinking about a remodel, it should be part of your planning. In fact, if you’ll be staying in your home for another 10 years or more, you’ll likely see a greater ROI through the natural appreciation of your home’s value.

Renovations with the highest ROI make the space more usable and more modern, sometimes extending the square footage of the home. They’re not changes based on current trends, but long-lasting improvements. Most of all, they’re renovations that are done well. Buyers can spot hasty, unprofessional work and cheap fittings — and you don’t want to live with them, either! DIY work done without permits can incur expenses when reselling, as you may have to retroactively acquire permits to ensure the work is up to code during the inspection stage.

So how much can you plan on recouping? The highest-value renovations are kitchens, bathrooms, and expansions. According to a recent report by the National Association of the Remodeling Industry, kitchen renovations can recoup around 80% of their cost, and can even have up to a 96% return, making it one of the top renovations in terms of value. A well-done bathroom can recoup 70-75% of its cost.

Increasing square footage of the house is another one of the best ways to increase its value, whether that’s finishing your basement, converting a deck to a sunroom, or making an addition. A finished basement instills an extra layer of confidence in buyers, as a basement renovation ensures the space was waterproofed, and would have uncovered and addressed any issues with the foundation. Homeowners can recoup between 60% and 80% of the cost of finishing their basement.

Those are attractive numbers, but how can you be sure your project qualifies? GMH will give you expert advice to give you the highest possible return on investment. Before our first visit to your home, we’ll thoroughly research your neighborhood and the sales data on comparable homes in order to help you set realistic goals. You want to avoid over-improving; the value of your renovated home should be close to that of your neighbors’, or it will be difficult to sell at the assessed price. For example, the best way to hit that 80% ROI on a basement remodel is if the project brings the usable square footage of your house into line with the average in the neighborhood, rather than blowing past it. If you’re financing your renovation, it may even be difficult to get funding, as financial institutions will consider sales comps when debating approval of a loan.

What can you do to maximize ROI? Higher sales price is just one side of the equation; the other is containing your costs. Beyond working with your contractor to choose your projects wisely, you’ll also want to look at your expenses. You may hit your target number for resale value, but ROI will depend on whether you hit your budget for the renovations. Be sure to create a realistic budget and stick to it.

We’ve all seen home remodeling shows that promise budget-saving, do-it-yourself renovations — all accomplished in time-lapse filming. While such shows can be inspirational, they can also be a recipe for disappointment. DIY can be effective for basic cosmetic changes, but for anything involving electricity, plumbing, or structural changes, you need experts. Done well, remodeling will add value to your house. Done poorly, and you’re looking at needed repairs and a negative impact on your home’s value.

A common mistake when starting a remodeling project is not setting a realistic budget — or not setting a budget at all! According to a 2024 study by Houzz, at least a quarter of homeowners didn’t set a budget for their remodeling projects. Of the ones that did, nearly 40% spent more than they intended.

Some costs are obvious. For a kitchen, for example, there will be cabinetry, hardware, appliances, countertops, faucets, plumbing, and ventilation. But don’t overlook the smaller things. Have you accounted for the cost of gutting the workspace and debris removal? Asbestos or lead removal? Dumpster fees and cleanup? Often overlooked are the cost of permits. Permits are always needed when installing new plumbing or electrical wiring, changing a roofline, or building an addition or outbuilding.

Making a comprehensive list of expenses helps you navigate the proposals you get from contractors. The benefit of working with a contractor who offers an all-inclusive quote is that the price covers everything, including design, materials, labor, delivery fees, permits, and waste removal. Check your list of expected expenses against the proposals and see if there are any gaps. You’ll probably be surprised that there were some costs you may have overlooked!

Having a clear-eyed vision of how much things cost will help you make decisions. Comprehensive kitchen and bathroom remodels cost more due to plumbing, electrical work, and the price of custom cabinetry, countertops, and fixtures. A kitchen remodel costs anywhere from $32,000 to $90,000 and up in the Milwaukee metro area, depending on size and the quality of the finishes. Basement renovations cost from $40,000 to $60,000 and up; any additions, such as a bar or bathroom, will incur higher costs.

Have frank conversations with your contractor at the beginning of the process to avoid surprises. They can help you prioritize your projects, manage your expectations, and set firm outlines of the process. A professional designer can help you make decisions about where to splurge and where to be more budget-friendly. A clear, comprehensive design will also help you avoid the biggest threat to a homeowner’s budget: “scope creep.” Changing your mind mid-project adds costs due to new material purchases and change orders.

Some unexpected costs are inevitable, so add a contingency fund of 10-20% to your budget. For older houses, opt for the top of that range, as older homes have a greater potential to hide unpleasant surprises, such as mold, water damage, pests, or structural problems that will need to be dealt with. Your finished renovation will have to pass a code inspection; older homes are more likely that have had prior work that wasn’t done up to code or needs to be updated.

Also think about living expenses caused by the disruption in your life. You may need to rent a storage unit if you’re moving out furniture. Think about the higher costs of restaurants or ordering take out. You may need to board your pets. Ask your contractor if you’ll need to vacate the home at any point, and add a budget line item for a hotel stay or a temporary rental. In the end, clear communication with your contractor and realistic expectations will help your renovation go smoothly. If you talk about money honestly at the beginning of the process, you won’t be distressed about money at the end!

When you’re thinking about a remodel, it’s natural to be nervous. It’s a big investment, and you’ve undoubtedly heard horror stories about contractors who don’t show up on the job or do shoddy work. But for every bad story about an unqualified or unethical contractor, there are dozens of positive experiences. How can you be sure to weed out the bad actors and find the people who will bring your dream renovation to fruition? From finding leads to requesting estimates to finally selecting your contractor, the process requires you to do research and ask questions—lots of questions! A renovation is a large investment of time and money, and you need to have a mutually respectful and comfortable working relationship with your contractor that will last throughout the entire renovation process and beyond.

First, start with national or local associations. The National Association of the Remodeling Industry (NARI) backs its members and has strict standards for experience, training, and ethical conduct. Visit a home show to meet contractors in person. Ask neighbors, family, and friends about their experiences. Look for work being done in your area and strike up conversations with homeowners. Those who have gone through a remodel usually love to talk about it, whether they rave about their contractor or have complaints. The best referrals come from personal experience.

10 Reasons to Choose GMH

Narrowing down your list can be done through basic research. Do they have a full business name and address? Do they have a local telephone number? How long have they been in business? Do they have a positive rating with the Better Business Bureau? Check online reviews on Google, Facebook, Houzz, or similar sites. Look for written reviews from prior customers, not just a star rating. Are they licensed and insured, so you’re protected against any mishaps during construction?

Remember that you’re looking for someone you’ll be comfortable working with over a long period of time. Open communication, respect, and trust are key. A contractor should be willing to spend time with you, either in person or by phone. Be upfront about your budget and open about your questions. Some things to ask at this stage:

• What is their process? Will they give you updates and progress reports?
• Will they provide references, and can you see examples of their work?
• How are changes and unexpected costs handled?
• Do they source their materials locally? You’re looking for quality, as well as efficiency; you don’t want delays because materials are hung up in transit.
• Do they offer a warranty? What happens if something goes wrong after the work is completed?
• If they use subcontractors, will they share their names, so you know who will be coming into your house?
• Will they provide a written contract, and give you ample time to review it?
• How do they handle hazardous materials, such as lead paint or varnish? Dust kicked up during renovations can be harmful and must be dealt with by people who know how to minimize the risk.

It’s a good idea to ask multiple final candidates for bids; three candidates is a good rule of thumb. While this allows you to compare pricing, pricing isn’t the only consideration. In fact, low bids often turn out to cost more in the long run. Check the proposals against your list of questions and make sure your concerns have been addressed accurately. Follow up with any questions or clarifications. Your contractor should be easy to contact, open to communication, and willing to address any issues. After all, you’re not making a one-time purchase; you’re building a professional relationship. You’re looking for character, competence, and a personal connection.