The Hard Truth About Gut Renos: It's Not HGTV, It's Real Life

So you want to do a gut renovation? Read this first.

There are two types of people in this world:

Those who think they want to do a gut renovation… and those who have actually done one.

If you’re considering joining the second group, let’s have an honest conversation. A gut renovation can be exciting, transformative, and deeply rewarding, but it’s also messy, expensive, bureaucratic, and, at times, spiritually humbling. This is not HGTV. This is real life. With invoices.

Here’s what you need to know before you swing a single demo hammer.

Permits: The Bureaucratic Reality Check

A gut renovation without permits is like flying without a pilot’s license - you might take off, but you’re definitely going to crash.

Every town has different rules, timeframes, fees, and eccentricities. Some are quick. Some move at the pace of a sleepy sloth. Either way:

    •    You’ll likely need permits for structural changes, plumbing, electrical, HVAC, windows, and more.

    •    Inspections happen at different stages and must be scheduled (often days or weeks out).

    •    Work must be performed to code, cutting corners here will cost you dearly later.

    •    Selling a home with unpermitted work? Good luck. Buyers, inspectors, and appraisers will find it.

Bottom line: Build permit timelines into your schedule. They will not adjust to yours.

Hire the Right Architect: The Unsung Hero

The right architect doesn’t just “draw plans.” They protect you from costly mistakes you don’t even know exist yet.

A great architect will:

    •    Create a layout that actually functions for how you live

    •    Manage zoning constraints and code requirements

    •    Oversee structural engineering

    •    Think about light, flow, and the details you’ll only notice when they’re wrong

    •    Coordinate with your contractor so your dream design doesn’t become a logistical disaster

This is not the place to bargain hunt. A mediocre architect will cost you far more than a good one ever will.

Hire the Right Contractor: The General Running the War

A gut reno is a full-blown operation. Your contractor is the one turning paper into reality, so choose wisely.

What you want:

    •    Excellent communication

    •    Strong references (from real people, not just glossy photos)

    •    Transparent pricing and billing

    •    A detailed timeline

    •    A team that shows up consistently

    •    Someone who manages subs instead of letting subs manage themselves

Red flag: “Don’t worry, we’ll figure it out as we go.”

No. You will not figure it out as you go. You will simply pay more.

Budget: Double It, Emotionally If Not Literally

The age-old renovation rule of thumb?

Whatever number you have in your head, add 20–30%.

Not because contractors are trying to fleece you, but because once you open walls, you discover things you didn’t know you bought: old wiring, structural surprises, plumbing that looks like it came from the Industrial Revolution.

And then there’s the “while we’re at it…” syndrome.

Don’t pretend you’re immune.

Timeline: It Will Take Longer Than You Think

Weather delays. Backordered materials. Inspector schedules. Subcontractor juggling. Surprise repairs.

Your timeline is an optimistic fantasy until proven otherwise.

Set realistic expectations:

    •    Small gut reno: 3–6 months

    •    Larger or more complicated: 6–12+ months

If you finish early, you get to celebrate. If you don’t, you won’t be shocked.

Temporary Living: The Part No One Wants to Talk About

If you think you can live in a gut reno… you probably haven’t lived through one. Dust. Noise. No kitchen. No bathrooms. Walls open to the studs.

Most projects will require:

    •    Temporary housing

    •    Storage for furniture

    •    Parking for contractor vehicles

    •    A high tolerance for chaos

Plan your living situation before demo day. Your sanity will thank you.

Design Decisions: Make Them Early

Tile. Flooring. Cabinetry. Fixtures. Appliances. Hardware. Trim profiles. Paint colors. Lighting.

The list feels endless because it is.

And every delay in choosing something creates a domino effect for your contractor.

Pro tip:

Create a master spreadsheet with every product, model, size, finish, delivery date, and vendor contact.

Your future self will be eternally grateful.

Expect the Emotional Roller Coaster

Week 1: We’re doing it! This is exciting!

Week 5: Why did we do this?

Week 12: We’re hemorrhaging money.

Week 20: Maybe things really are coming together.

Week 28: This is going to look incredible.

Week 36: Never again… but also worth it.

It’s normal. It’s part of the ride.

The Takeaway

A gut renovation can be transformative. You’re not just updating a home, you’re recreating it from the inside out. But it’s a serious endeavor requiring planning, patience, the right team, and a strong grasp of reality.

If done right, you’ll end up with a space that feels like it was built for you - because it was.

If done wrong… well… you’ll have stories. Expensive ones.