What Contractors Don’t Always Tell You—But You Need To Know Before You Renovate
A good contractor is a critical partner in any renovation—but even the most reputable professionals may leave out key details that can dramatically affect your timeline, budget, or expectations. At Corken + Company, we’ve helped dozens of clients navigate renovations across Colorado, and we know that successful upgrades come down to preparation, transparency, and the right questions.
Whether you’re remodeling your forever home or updating a property for resale, here are some of the most important things contractors don’t always tell you upfront—and how to stay ahead of the surprises.
1. Your Project Will Probably Take Longer Than Expected
Even the best-planned renovations hit snags. Weather delays, material backorders, change orders, and permit issues can all add time. Most contractors give you a best-case scenario, but experienced homeowners know to pad the timeline by a few weeks (or more) just in case.
Our advice: Always build flexibility into your schedule—especially if you’re coordinating a move, listing your home, or overlapping with other major life events.
2. “Budget-Friendly” Bids Might Leave Things Out
That low quote might look tempting, but be careful—it may not include critical items like demolition, haul-away fees, custom finishes, or permit costs. Contractors often leave these as vague allowances, which can lead to big upcharges later.
Our advice: Ask for an itemized, line-by-line estimate and clarify what’s included (and what’s not). Then, add a 10–20% contingency on your end just to be safe.
3. Subcontractors Do a Lot of the Work
Most general contractors manage the project but hire out work to subcontractors—like electricians, plumbers, drywallers, and painters. These subs may rotate between multiple jobs or follow their own schedules, leading to gaps between stages.
Our advice: Ask how your contractor schedules and manages subcontractors. Make sure someone is overseeing quality and timing at each phase of the job.
4. Permits Can Delay Your Start (or End)
Permits can take longer than expected, especially for structural work, electrical, or large additions. In some municipalities, this could mean weeks or even months of delay. Some contractors downplay this to keep the job moving, but you’ll be the one facing hold-ups if it’s not handled early.
Our advice: Always ask whether your project requires a permit and who’s responsible for securing it. Don’t begin any major work until those approvals are in place.
5. You’ll Need To Make Decisions Fast—Sometimes on the Fly
From tile grout to cabinet pulls, you’ll be asked to make countless decisions—and some with little notice. If you’re not ready, it can delay the job. If you’re rushed, you might choose something you later regret.
Our advice: Start sourcing materials early and create a design board with finishes and fixtures. Corken + Company can help you organize selections before demo even begins, so you’re ready when your contractor calls.
6. Not All Materials Are Created Equal
Contractors may recommend products based on availability or pricing—not necessarily long-term performance. Cheaper materials can crack, fade, or fail faster, costing more to replace down the road.
Our advice: Do your own research or consult with a real estate advisor who understands what buyers in your area expect. Sometimes the upgrade is worth it—especially in high-ROI rooms like kitchens and bathrooms.
7. Living Through a Reno Is Disruptive (Even With the Best Crew)
Expect dust. Noise. Delays. And yes—disruption to your routine. If you’re staying in your home during the renovation, plan for limited kitchen access, power shutoffs, or noisy demo days.
Our advice: Set up temporary stations (kitchenettes, office nooks), communicate clearly with your contractor, and protect valuables from dust and damage.
8. Communication Styles Matter More Than You Think
A skilled contractor with poor communication can still cause frustration. If updates are vague, change orders are last-minute, or you’re chasing down responses, the experience suffers—even if the end result looks great.
Our advice: Choose a contractor who communicates in your style—whether that’s daily emails, shared calendars, or scheduled calls. A good working relationship is key.
How Corken + Company Supports Renovation Projects
We’re not just real estate experts—we’re renovation strategists. Our team partners with trusted contractors, designers, and project managers to help clients:
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Prioritize renovations with the best ROI
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Avoid costly pitfalls
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Prepare homes for sale with thoughtful upgrades
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Oversee quality control during the process
If you’re planning a renovation, we’ll help you start smart and finish strong—with fewer surprises along the way.
Ready To Renovate With Clarity? Let’s Talk
Call 303-858-8003 or visit www.corken.co to schedule a renovation strategy session. Whether you’re refreshing a kitchen, flipping an investment, or modernizing your forever home, Corken + Company is here to make sure every decision counts.
