Choosing the right renovation partners
Choosing your team is likely the most important decision you’ll make during your entire renovation process, and it happens right at the very start. Knowing what to look for, and what to look out for, will give you the best chance of ending up with your ideal bathroom.
Will you work with a design-build firm or a GC?
The first thing you need to decide is whether you’ll work with a design-build firm or a general contractor. Design-build firms are one-stop shops that see the entire process through. They handle design, architecture, permits, payments, material acquisition and construction, so you don’t have to manage any aspect of the project yourself. General contractors, on the other hand, specialize in managing and executing the construction phase of a project. They don’t typically provide design, finished materials or architectural solutions, so you may need to work with additional vendors to round out your team.
Building your design and architecture team
Whether you’re working with a design-build firm or a GC, a firm’s portfolio of past projects will tell you whether they can make your vision a reality. Read reviews, look at pictures, and be sure that the team you choose has plenty of experience with this kind of project. A good rule of thumb is that the leading architects, project managers, and foremen will have at least 8-10 years of experience in doing renovations.
If you’re working with a GC, you’ll either need to vet their design expertise, ask for recommendations or source your own design and architecture team.
- If you don’t have extensive design ambitions or you know exactly what you want for your bathroom design, you may be able to get by with a design-forward GC. In this case, it’s important to make sure that they have built past projects that match your taste.
- Most GCs choose to partner with designers and architects on projects, so they’re typically happy to refer you to a design partner in their network. This can be a safe route to go because it minimizes the risk of mismatched personalities or a poor working relationship between the two. It’s helpful to ask GCs about their designer recommendations before you’ve decided on a GC so you can get a sense of their design aesthetics.
- If you’re not satisfied with any of the recommendations from your contractor, you can source an architect and/or designer yourself. While you may find the closest match to your preferences this way, there is some risk in going this route, as the lack of familiarity between partners can slow down the process.
Finding and vetting your General Contractor
There are a number of resources available to help you find quality contractors. We recommend vetting across multiple sources before making any decisions, as certain forums may be more accurate than others. It’s worth noting that GCs are busy and can be tough to get in touch with; they also typically prioritize larger renovations over smaller bathroom renovations. As a rule of thumb, plan to reach out to 3-5 general contractors before you find one who is willing to offer you a bid on a project. Here are a few good places to get started
- Construction Marketplaces:
- BuildZoom
- Porch
- Houzz
- Review Sites:
- Yelp
- Google Reviews
- Facebook Reviews
- Referrals: Reach out to your network to ask for their general contractor recommendations
- Industry experts (realtors)
- Friends who’ve completed renovation projects
- Tradespeople (plumbers, electricians, etc.)
It can take some time to find a GC that matches your expectations, budget, timeline and communication style. We recommend covering the following topics during your initial screenings
- Timeframe: Articulate your ideal timeframe for completing the renovation. Many GCs are booked out for months so it’s important to cover this upfront.
- Responsiveness: If the GC doesn’t return your phone calls and/or misses appointments, they may not be the best option for your project. You always want to find a GC that will prioritize you as a client.
- Prepare and discuss the scope of work: The more detailed your scope of work, the more productive your initial conversation will be. Make sure to review the “Defining your scope” section below.
- Preliminary budget: It’s important to discuss a rough budget with the contractor to make sure that they’re in the right ballpark. Do your research by getting multiple bids to know how much a bathroom should cost. When discussing a budget, use a large range to start, since both you and the contractor will refine this over time. We don’t recommend lowballing your offer, as this can be off-putting.
- Certification: Be sure that any GC you consider is Contractors State License Board (CSLB) certified, licensed, bonded and insured appropriately.
Defining your project scope
You’ve probably been thinking about renovating your bathroom for a while. If you have a rough idea of colors, textures or even features in mind already, that’s a great place to start. The more specific you can be about what you want for your final bathroom, the better. Having a handle on a few major areas will help your vendors quote a more accurate price and help you seek out teams that best fit your needs. These are the general questions and considerations we suggest starting with.
Layout
- Do you want to keep the same layout in your bathroom or do you want to move things around? Maintaining the same layout—sometimes called “rip and replace” renovation—is easier and less expensive to execute because it involves minimal plumbing and electrical changes. If you want to make layout changes (eg. swap the location of the vanity and the tub), it’s important to note how far things will be from their original location. Typically the further you move components, the more expensive the renovation becomes. If you want to knock down and/or extend walls, that can be a big expense that’s worth noting early in your conversations with vendors, as well.
Features and components
- It’s good to know what existing components you currently have and whether you’d like to keep them, replace them, or replace them and move their location. Consider the following components
- Shower / tub / shower-tub combo
- Vanity / sink
- Toilet / bidet
- Lighting (recessed lights)
- Accessories (cabinetry, towel racks, radiant heating)
Finishes
- Finishes like tile, wallpaper and paint are important to the final look and feel of your bathroom; they’re also often the most expensive part of the construction labor process. See below for the most common types of finishes and their typical installation cost.
Types of finishes
How expensive to install?
Specialty tile (eg. mosaic tile)
Most expensive
Medium & small scale tile
(i.e. 4x12, 6" hex, 3x6, etc.)
Expensive
Large scale tile
(i.e. 12x24, 6x48, 24x48, etc.)
Moderately expensive
Wallpaper or painting
Least expensive
Information to seek out
- Here are some other questions we’d recommend that you address upfront to get the most accurate estimates.
- Where is the electrical panel located and how easily accessible is it?
- What’s the bathroom subfloor material (eg. wood joist, concrete)?
- What’s above the bathroom (accessible attic, inaccessible attic, concrete slab)?
- Does an exhaust fan need to be installed or replaced?
- Any special features (eg. rain shower, steam shower)?
Drawing up your contract
In construction, the age-old saying is true: “you get what you pay for.” You should aim to work with a contractor that offers a fair price, but not necessarily the cheapest price. GCs that are pricing their projects much lower than other contractors in the area may be cutting corners in order to hit that price point—using unlicensed subcontractors, completing unpermitted work that violates codes, etc. Some contractors will also underprice the initial estimate to win your business, then layer in additional costs once you’ve committed to hiring them. Use these steps to help ensure you are getting quality work for a fair price.
Agreeing to a budget
Get multiple bids
Get bids from at least 4 different contractors for the job. If the variance on pricing is large, you may want a few more bids to make sure that you have a good sense of the market rate.
- Note: Made uses historical data across thousands of projects to determine fair and affordable prices; we reach out to contractors on your behalf to get the best price available.
Agree on what warrants a change order
A change order is a meaningful change in the project scope of work that warrants a change in price. Align with the contractor on what constitutes a change order and write those conditions explicitly in the contract. Also be sure that the contractor confirms any changes in scope and price before charging you. We recommend including something to this effect in your contract:
Reasonable change orders are typically triggered by the following:
- Dry rot
- Out of code wiring
- Building code violations
- Design changes during construction
- Relocating plumbing in concrete slab
- Exterior windows
Set aside extra budget for the project
The average project runs about 10% over budget (eg $2500 on a $25k job). We recommend planning for an additional 10% on top of a contractor estimate to make sure that you stay within your budget.
- Note: Made takes care of the contract for you and provides a layer between you & the GC that guarantees that the price will not change for the agreed scope.
Payment scheduling
Set up a payment schedule that ensures the general contractor is incentivized to complete the project on time. If you pay too much upfront, they may not be as motivated to complete your project; pay too little, and you run the risk of underpaying a contractor and creating ill will.
Permitting & codes
Failing to build to code can put you at serious physical, legal and financial risk. Beware of a contractor who isn’t aware of all codes or doesn’t believe permits are necessary. Applying for and pulling permits can cost hundreds of dollars, so make sure to ask if your contractor is including this in their estimate—most do not. Many contractors do not pull permits with the expectation that the customer or architect will.
What codes do I need to follow?
The codes for bathroom renovations are extensive, and you should always consult your contractor about the specifics of any rule. The following resources are valuable guides to reference for safe and legal build standards.
This list is by no means exhaustive, but here are some key codes and tips to keep in mind for any bathroom renovation.
- Toilet:
- All toilets need at least 30 inches of clearance at their width. Clear space in front of the toilet cannot be less than 21 inches, although 24 inches is preferred. The center of the toilet shouldn’t be located closer than 15 inches to any adjacent obstruction or wall.
- Shower & Bath
- Showers need a minimum clearance of 30 x 30 inches from the inside of the shower pan or from glass to finished wall tile. Any shower doors need to swing out from the enclosure, with a clear opening of 22 inches minimum. The minimum p-trap, trap arm, and drain pipe size should be 2” diameter, and shower heads must have a minimum flow rate of 1.75 gallons per minute. Any bath drain needs to be at least 1.5 inches in diameter.
- Electrical:
- Under the California Electrical Code, an electrical outlet needs to be provided within 36 inches of the outside edge of each basin in the bathroom. A single 20-amp circuit can control both the main ground-fault circuit interrupter (GFCI) and the lighting in a single bathroom, as long as no other items outside the bathroom are on the same circuit.
- Lighting:
- If a fixture is above the tub or shower and within 8 vertical feet from the top of the bathtub rim or the shower threshold, that fixture needs to be rated for damp locations. Any part of a chandelier, including any dangling crystals, must be a minimum of 8 feet above the highest portion of a tub's walls and 3 feet from the tub’s perimeter, horizontally.
- Windows:
- Windows need to be tempered glass if they are less than 24 inches from a door or less than 60” above a tub/shower drain.
- Doors:
- Door specifications vary by municipality and code agency, but the National Kitchen & Bath Association (NKBA) asks that the entry door leading into the bathroom be at least 32 inches wide. In older homes where the doorway is narrower, the opening should still measure 24 inches wide or more.
What permits do you need?
While we can’t weigh in on every permit you’ll need, you’ll almost certainly need a building permit, which generally includes
- Plumbing Permit
- Electrical Permit
- Mechanical Permit (these aren’t always included)
Other Permits may be required based on where you live and the type of work you’re doing. When you apply for permits, you’ll typically submit an application to your local Development Review Center with a detailed description of the renovation project and a to-scale design of the renovation job.
Warranty
Be sure to ask your GC if they provide a warranty. They should agree to at least a one-year warranty.
Selecting your materials
Choosing your materials can be exciting—this is where your designs really come together. But it can be hard to know where to start and where you should invest the most. To get a foundational understanding of what’s out there, start by looking online. Sites like Houzz, Kohler, Restoration Hardware, Toto, CB2, and Robern can be great resources. Once you have a sense of what you’re looking for, you can visit the design showrooms of the brands you’re interested in. These are typically located in your city’s “design district.” Keep in mind that materials are often the second most expensive part of a renovation behind construction; having a good designer on your side can help you maximize your creativity and your budget.
How to get a fair deal
- Buy from a salvage and surplus store.
This is a great way to save money on high-quality materials. Surplus stores buy overstock and returned products from manufacturers, as well as salvaged materials from trusted contractors’ jobs in the area; then they resell those materials at reduced prices. If you decide to go this route, make sure that you know exactly how much material you need before you go shopping—if you run out mid-way through the project, there are no guarantees you’ll be able to easily find more.
- Decide what is high stakes vs. low stakes.
Being strategic about the materials you decide to spend on can provide greater control over the materials costs for your project. For example, you may want to spend extra for a high-end centerpiece vanity that gives the room style, while selecting a more durable, yet inexpensive large format floor tile.
- Source materials through your GC to get discounts.
Some GCs have access to trade pricing and will pass these lower costs along to you. Ask your GC if they offer discounted materials purchasing and on which brands, as they may have a more limited selection.
- How to get quality
Quality craftsmanship ensures that your products last for years to come. You should always look out for the composition of the materials—are you getting a brass faucet, or a brass-plated faucet? Are you getting a marble tile or a concrete laminated marble tile? These options may look similar in the short term, but their quality will show over time.
- Finished Material Delivery & Storage: One of the most frustrating parts of a construction job can be dealing with the finished materials. Each contractor has unique expectations about finished materials, so it’s important to get on the same page early about answers to the following questions
- Who is ordering finished materials? This is one of the most common questions behind first-time renovation mishaps. Make sure it’s clear if you are expected to order the finished materials or if your contractor will do that.
- Where are the materials being stored and how will they be delivered? Many GCs expect their customer to store the finished materials until construction begins. For many renovators, this can mean faucets, toilets and boxes upon boxes stored in the living room until the job is ready to start. Make sure to clarify where materials are being stored ahead of time to avoid any confusion.
- How will the final materials be delivered for construction? Many contractors will not begin a project until all finished materials are on site so that they can efficiently build without waiting. If you’re storing the materials off site, this means that you need to have your inventory materials readily available (perhaps in a spare room in your home or garage) to be pulled as they become necessary in construction.
Breaking ground
This is the home stretch of the project, where you’ll see your space transform from studs and pipes into a beautiful new bathroom. It’s high stakes, so having a solid plan in place ahead of time can help ensure that things go right on the ground.
- Establish a timeline: Many projects run over time and over budget because timelines and expectations aren’t properly established. It’s important to establish and agree to a detailed, week-by-week breakdown of key activities.
- Agree on working conditions: If you’ve ever done construction, you know that it can be incredibly disruptive. Make sure you agree on the following working conditions with your contractor before beginning construction:
- Work times: What times of the day and days of week are they going to be working?
- Setup location: Where is the construction team setting up? Where will they take breaks?
- Cleanliness: You’ll need to set up standards of cleanliness with your contractor; many contractors don’t clean up job sites regularly unless they’re asked to do so.
- Inspections: Your general contractor is responsible for scheduling all inspections. Inspectors can be booked for weeks in advance, so make sure that your contractor is on top of scheduling both rough and final inspections.
- Rough inspections: These should be scheduled after rough plumbing and rough electrical are completed.
- Final inspections: These should be scheduled once the construction project is fully completed.
We wish you luck on your project! While there is a lot of work involved in setting up your bathroom renovation for success, the result will be a beautiful new room in your home.