Passing the midway point of a remodel can be an exciting time. After weeks or months, of being in a state of disarray, things finally start to feel as if they’re coming together.

You’ve experienced the bliss of the Honeymoon. You’ve trudged through the Midproject Crisis. And now? Everything you’d hoped and dreamed about when you first envisioned your project is coming true, and you’re feeling ready to say “I do” all over again. It’s time for the Renewal of Vows.

You probably won’t hear your contractor refer to this phase as such. Just as the Midproject Crisis is more commonly referred to as the mechanical rough-in stage, this phase has other, more industry-standard names. You will probably hear words like “finish out,” “trim out,” “mechanical trims” or “finishes.”

And, as you can probably guess, this phase is about finishing and beautifying the work that was started in the first couple of months. There’s a lot that may be involved in the finishing stage of your job, depending on your scope of work, but here’s a list of the most common steps that happen during this phase.

Sheetrock

Holes made during rough-in will be patched, new Sheetrock will be put up at any new walls or ceilings, and texture will be applied to make your walls look like walls again.

Trim Carpentry

There are a few different types of trim that may be installed at this phase: baseboard, door and window casing and crown molding. Trim is purely optional — some more contemporary designs forgo it entirely — but it is meant to create a finished look.

Cabinetry

The installation of cabinetry is when the kitchen starts looking more like a kitchen, but it’s also when you can visualize how your other storage pieces, such as built-ins and bathroom cabinets, will change the function of your home.

Electrical and Plumbing Trim

This is the other big “wow” that comes with the finish-out phase. A master bathroom can start to look completed when tile and cabinetry is installed, but throw in a free-standing tub and a shower full of rain heads, handheld fixtures and a steam unit, and suddenly you’re not looking at a mostly done, unidentifiable space — you’re looking at your master bathroom.

The same goes for electrical items like decorative light fixtures or appliances. Seeing new appliances being brought into and installed in your kitchen make most people go starry-eyed and drool a little. No judgment here — I’ve done the same.

HVAC Trim

I mentioned in the last installment that most HVAC work is done during the rough-in stage, so what is left? Essentially, all that needs to be done is the installation of vent covers and thermostats and maybe a little tweaking of the air-conditioning system. Nothing too exciting, but it should be noted nonetheless.

Miscellaneous

There is a lot that can be going on during the trim-out stage. Flooring — such as carpet, wood, tile or laminate — will be installed. 

Tile will go up in showers and as backsplashes. Countertops will go in. Priming and painting of walls, ceilings, trim and cabinetry will be completed. A little landscaping may even be done.

There are a million moving parts during the mechanical finishes phase. And this is exciting to see.

Just like during the Honeymoon, a lot of visibly quantifiable work is being completed. Only this time, instead of things being torn up and thrown out, they’re being brought in and installed. The puzzle pieces are finally fitting together, and you are starting to see the big picture.

Communication is still key, but patience is also important.

As you see new things being carried in and installed, it can be so tempting to begin moving back into your new space or using your new kitchen. But your contractor may still need some time and space to work.

There are last-minute items that will ultimately guarantee your satisfaction that need to be taken care of before you and your family can begin enjoying your new remodel. So hang in there, and your patience will be rewarded.

You may be thinking: There can’t be anything left, can there? That’s it, right? Everything is installed, the house looks like a house again, time to move in and get settled. Not so fast. You’re almost there. Find out what final bits and pieces are involved in the end phase of a remodel, the Happily Ever After stage.

We covered the ins and outs of the Honeymoon Phase of construction. Next up: the Midlife Crisis. It often comes with questions like, “What am I doing? Where am I going? What is the meaning of life?”

Likewise, the second phase of a home remodel, the Midproject Crisis, is paired with similar questions: What’s my contractor doing? Are we still moving forward as planned? Was this really all worth it?

Fear not: Your contractor is working hard, your project is moving forward and, yes, your decision to renovate your home is, and will be, worth it.

Typically, once demolition and framing is finished and before sheetrock is put up, mechanicals or mechanical rough-in will begin. Mechanicals refer to the guts of the house: electrical; plumbing; and heating, venting and air conditioning (HVAC). Like our own guts, most of the work done during mechanicals occurs behind the scenes.

So what is going on behind the scenes? Let’s break it down by type of work.

Electrical

The groundwork for all new light fixtures, outlets, switches and appliances will be done during this phase. New wiring will be run in the walls and ceilings, electrical boxes will be installed for future fixtures, and electrical panels may be upgraded so they can handle heavier loads. At this point, electricians are making sure that everything that will need power will have access to it and meet your municipality’s building code.

Plumbing

As with electrical, plumbing rough-in ensures that all plumbing fixtures, appliances and other water features will be supplied with water, gas or both. So pipes may be moved or installed in new places, shower pans are installed and inspected, and gas lines may be moved, extended or even put in.

HVAC

Unlike electrical and plumbing, HVAC is the only mechanical where nearly all the work is completed during the rough-in stage. Pathways for new vents are determined and vents are installed, air conditioning units may be replaced, and air return vents are located in appropriate positions.

All this sounds exciting, right? No doubt, it is. But the progress isn’t very visual. Since everything occurs behind walls, under foundation or in attics, the big “wow” just isn’t there like it is when everything is torn apart.

It’s around this time that I’ve often seen homeowners concerned about progress. Yes, plumbers are there, but where are the new sinks? Why isn’t there a single light fixture installed yet? Is the HVAC guy even working, or is he just taking a nap in the attic?

The other contributing factor to the crisis is the fact that any speed bumps that crop up during this phase take a bit more time to resolve. Overall, the placement of existing framing is the biggest obstacle in mechanical rough-ins.

If your plans specify that there is going to be a can light in Location A, but Location A has a structural beam directly above it — no can do. Or say your architect has designated a toilet to be mounted on the wall instead of on the ground, but existing wall framing prevents this from being a viable option. Back to the drawing board. Or maybe your HVAC contractor needs to be able to provide ductwork to a new vent hood location in your kitchen, but there is no open attic space to place the ducts. Time to think through the alternatives.

Another obstacle, which is less common but should still be noted, is the condition of existing mechanicals. Any wiring, plumbing or venting that is found to be damaged, dangerous or just not up to par with your municipality’s building code will likely need to be remedied.

And don’t even get me started on inspections. If your job is permitted, inspections for mechanicals will occur during this stage. City building inspectors are well known for being thorough. If you don’t have everything just right, they will not hesitate to make your contractor fix the issue before any work can continue.

And finally, don’t forget to communicate with your remodeler. If you don’t understand something about mechanical rough-in, ask. If you’re concerned about the placement of pipes or wiring, say something. If you want an update on project status, request one.

I know it may be tempting to ask for advice from your neighbors who remodeled their house last year or your friend whose cousin’s husband is an architect, but in the end, the person with the most knowledge about your project is your building professional. See if you can get on your contractor’s schedule for a recurring weekly meeting. It will help make the Midproject Crisis less of a crisis.

As with anything in life, a remodeling project comes with its ups and downs. Certain phases seem to go at lightening speed, while others feel like they’ve lasted a lifetime, all while it looks as though nothing is being completed. Fear not — this is typical. While every project is different, a good portion of renovations have four major phases: Honeymoon, the Midproject Crisis, the Renewal of Vows and the Happily Ever After.

Let’s look at the Honeymoon Phase of renovating.

After weeks of searching for a remodeler in your area, calling references, and working toward an agreeable price, you say, “I do,” sign the contract, finalize the design and begin work in two weeks. There’s a little nervousness in the air, but as you enter the Honeymoon phase, the mood is mainly one of excitement.

Demolition Begins

A couple of weeks go by, and the day comes for work to start. Protective products are placed, and demolition begins. Demo, normally one of the quickest moving stages of a remodel, demolition makes it look as if a lot of work is being done practically overnight. Cabinetry is removed, walls are torn down, appliances are taken away and, in a matter of days or weeks, you’re staring at a blank canvas.

After that, any necessary framing and structural work will begin. Framing usually isn’t as exciting or fast-paced as demolition, but still, there is visible progress. At this point, you are walking on air. The rate of work is astounding, and you’re still very excited about the entire project.

Speed Bumps Ahead!

However, like a delayed flight, there are obstacles that can slow down this phase, specifically during demo. If you’re living in an older house, there’s the possibility that when your walls are opened, asbestos or lead could be discovered, which will need to be dealt with before work can continue.

Another common speed bump is building permit delays. Going through government-mandated processes can be tricky sometimes, especially if you or your building professional don’t have everything you need to get the green light from your municipality the first time around.

More holdups can come from structural elements that become apparent after demolition. For example, say you were going to move a door to another wall in your dining room. Once the demo crew opens up the wall where the new door will be installed — surprise! — there are plumbing pipes running the height of the wall. Reconfiguring design to meet these new requirements will add time to the demo stage.

Don’t panic. These delays happen often, and it’s worth accounting for and accepting these hurdles before you even begin to think about renovating.

Rolling With the Punches

To help your honeymoon run more smoothly, here are a few tips:

Really. Get to know it on a personal level. Because no matter what room you’re touching, it’s likely that you use that room daily. The sooner you accept that this room will be unavailable for a period of time, the sooner you’ll be able to adapt your daily routines to fit around it.

Love Your Microwave

This applies to kitchen remodels specifically. As soon as demo is done, your primary cooking and eating area will be gone. Before your project starts, find an untouched room in your home to create a mini kitchen that will include necessities such as a microwave, toaster oven and coffee pot. Think of it as the mini kitchen you had in your dorm or apartment in college and revel in the nostalgia.

Don’t Worry Too Much

I know this sounds hard — OK, really hard, especially for control freaks — but trusting your building professionals to know what they’re doing will really help you keep your head on straight. And if you do have questions or concerns talk to them.

Communicate! 

Communication has proved time and time again to be one of the biggest parts of a remodel — and a successful marriage. Talk with your contractor, talk with your significant other — talk, talk, talk. Ask framing questions, bring up budgetary concerns, muse over paint colors. Whatever is on your mind, getting it out of your head and into the air is beneficial for everyone involved.

Remember: 

The Honeymoon phase of a remodel is definitely one of the high points in a process with numerous peaks and valleys, so try to enjoy it. No matter what you may encounter during demolition and framing, it’s likely that the mood of everyone on board — you, your contractor, your family and even your pet — will be very positive.

You’ve just embarked on a new journey, and the excitement of watching the image of your new home come into focus just adds fuel to your fire. Revel in that post-contract-signing bliss and maybe enjoy a glass of your favorite beverage while you imagine the new space that will be formed in your newly torn-apart home. Enjoy it, because what lies ahead is a bit uncertain.

If you’re considering working with a landscape designer, finding the right fit — and avoiding surprises midway through the project — is largely about knowing which questions to ask upfront and being familiar with the range of services these professionals provide.

First, Get Your Ducks In A Row

Before reaching out to a professional, write a wish list for your garden remodel, establish your priorities and budget, and decide which parts of the process you’d like to hire a pro for help. With this on paper, you’ll have a clear sense of what you’re looking for in a designer before you begin to contact professionals.

Questions to Ask

What Services Do You Offer? 

First and foremost, determine what services a landscape designer offers to see if he or she is the right person for your project. The best question a client can ask is: ‘Are you experienced with the scope of work we want, and can you design and manage it?’

Generally speaking, landscape designers fall into one of three categories, depending on the services they offer:

Design Only

Some designers specialize only in the design process. This typically includes a site analysis and discussion of a client’s needs, a preliminary design, revisions based on your feedback, and a final detailed master plan for your garden. This detailed planting plan and construction document is then handed over to you (or a landscape contractor of your choosing) to take it from there.

Design-Build

Others offer the design service described above, as well as overseeing plant purchase and all installation. Contractors are needed for permitting and hardscape installation — sometimes the landscape designer is also a registered contractor, and other times they have landscape contractors on their team or ones to recommend and oversee.

Full service — Design-Build and Maintenance Program

For the highest-touch service, some landscape designers will offer all the above, plus oversee ongoing maintenance of the garden.

Can I See Examples of Your Past Work? 

Consider the style of the designer in relation to the garden you want. If you want a modern city garden, have they designed any before? Or if you are looking for a cottage-stye garden, do they have the plant knowledge to deliver?”

Alternatively, if a designer’s portfolio doesn’t include the particular style you’re looking for, check out his or her credentials for evidence of the training to make the vision of your garden a reality. Degrees from accredited landscape design colleges and memberships in professional organizations are both good indicators.

Do You Offer Garden Consultations? 

Some landscape designers will offer one- to two-hour garden consultations. During this meeting, a designer will typically come over to your property, join you for a walk around the garden, listen to what you’d like to accomplish with your remodel and begin to bounce some ideas around for the design.

This is a great opportunity for you to determine whether you have a fit with the designer, and for the designer to see if he or she fits with you as a client. It is important for you to determine what role you want to play. Are you interested in a collaboration, [want to] defer completely to the designer or have a clear idea for your garden and just want someone to implement it?

Don’t expect an initial consult to be free of charge — it is, after all, one or two hours of a professional’s time — though some designers will put the consult fee toward the cost of the design if you end up hiring them.

What Ideas Do You Have For Our Garden? 

After you’ve shared your wish list and budget with the designer, and the designer has had a chance to view your property, ask what vision the designer has for your landscape. Designers have different mediums of presenting their ideas for your landscape, ranging from a collage-style mood board with inspiration images for plants and hardscape materials to a two-dimensional, to-scale drawing created with a CAD program or by hand.

This is the time to speak up about what you like and dislike in the design or if you see anything that’s missing from your wish list — for example, more space for tool storage, room to grow vegetables or an area with shade. Following this meeting, a designer will draw up a revised design drawing based on your feedback.

What Is Your Process? 

A designer’s process depends on the services he or she offers. Get to know the process — and whether you or the designer is responsible for overseeing each step — from the beginning so that you’ll know what to expect once the project is underway. If you’re hiring a designer who specializes in design only, ask yourself whether you have the time or experience necessary to oversee the project installation or if the designer has contractors to recommend.

What Is The Estimated Cost? 

Clear communication regarding the estimated cost of the project and your budget is essential. Ask your designer for a range of cost for both the design and the installation. Most installation estimates are drawn up by a contractor based on the cost per square foot of installing areas of hardscape outlined on the plan for the yard.

Another key question to ask your designer: “How are changes in scope handled during the design and installation process?” Given that unanticipated design changes often come up midproject, it’s important to be clear on whether a designer will charge additional fees for the time it takes to change the design plan or installation.

As a responsible client, you also need to be honest with a landscape designer regarding your budget for the project. Knowing a budget beforehand is crucial, it doesn’t mean that a designer needs to spend the budget but dictates what [he or she] can realistically design for. If a look you like is over your budget, designers often have creative ways to stretch your budget and give you the best garden for your space.

Are There Any Ways To Reduce Cost? 

Pathways, patios, retaining walls and decks are generally more expensive than planted garden areas, so the more hardscape there is in the design, the more it’s likely going to cost to install. Plus, the materials used for hardscape can vary widely for both the product and the installation.

It’s best to have a conversation with a designer when you are discussing the initial plan about ways to reduce the cost of the landscape to stay on budget. The designer will have ideas about where you can save money without compromising style, and what elements are worth a splurge.

How Long Will Installation Take? 

The time it takes to design and install a landscape depends on a number of factors: size and scope of the project, availability of contractors and other installation specialists, ordering and delivery times for materials and plants, dry weather for laying hardscape, and unexpected setbacks during installation. Instead of asking a landscape designer to have the installation done by a certain date, ask for an estimated range for the project to be completed.

As eager as you may be to enjoy your new landscape, keep in mind that skilled installation of hardscape and careful planting takes time. While landscaping on TV is inspirational and great entertainment, high-quality work takes time to install.

When Will The Garden Grow In? 

The time it takes for a garden to grow in depends on the scope of the design, what types of plants are proposed and how mature the plants are when they’re planted. A smaller area with ornamental grasses and perennials can grow in within a single season, but larger and more complex designs with trees and large shrubs can take years to reach maturity. Ask your designer which plants make sense to splurge for semimature specimens (like focal-point trees or shrubs needed for screening) and which plants can be purchased small and fill in quickly (like most ground covers, vegetables and ornamental grasses).

How Much Maintenance Will It Take To Keep The Garden Looking Good? 

Different styles of gardens and plants require very different levels of care. Be upfront with your landscape designer about how much maintenance you are willing to commit — either your own time or that of a hired gardener — going forward. Once you’ve invested in hiring a landscape designer and installing a garden, you’ll want to keep your landscape alive and flourishing for years to come. Ask your landscape designer if he or she has recommended maintenance gardeners or specialists to take care of the garden going forward.

When you make the decision to sell your home, it can be tricky to know which changes will make your home sell more quickly or boost the sale price — and which would be a waste of time and resources. Each property is different; here are some key questions to ask yourself before making any changes to prep your home for sale.

General Questions

These questions will help you take the temperature of the real estate market in your area and assess the competition.

How Hot or Cold Is Your Market?

Are homes being snapped up after the first showings, or are they languishing on the market for months? Are homes being sold at or near the asking price, or for much lower? Are showings bustling with people, or are few looking? Get a feel for the market in your area by calling me and checking local listings. If it’s a seller’s market, you may be able to get away with doing fewer repairs and modifications before selling, and still have good results — in a buyer’s market, expect to do more work to make a positive impression on buyers.

How Fast Are You Looking To Sell? 

If you need to sell your home immediately — say, because you have already committed to buying another home or need to move because of work — it is in your best interest to do everything in your power to ensure a quick sale at the highest price possible. If you have more flexibility, and you feel uncomfortable making too many pricey changes to your home before selling, it may make more sense to focus on cleaning, decluttering and making small cosmetic changes, like painting — particularly if the market is hot and favors the seller. If you aren’t getting the offers you would like, you can always decide to spring for a few bigger changes later and relist your home.

What Is The Condition of Comparable Homes? 

It can be quite helpful to know a little about the homes that buyers in your area are looking at. Examine photos of homes for sale in your area or even attend a few showings, and make a mental note of how the other homes compare to yours. Are the kitchens updated? Are the floors in good shape? If all of the other homes you see have a certain feature, for instance, an updated kitchen, that yours lacks, consider making that a priority. You don’t need to make your home exactly like all the other homes on the market; just make sure there isn’t a single factor that could give your home a disadvantage.

To Fix or Not to Fix: Which Repairs Are Worth It

The next questions will help you assess whether or not to make a specific repair or change before selling your home.

Does The Item Give The Impression The Property Has Not Been Well Cared For?

Leaky faucets, cracked tiles, an overgrown lawn, broken appliances or anything else that doesn’t work as it should can immediately turn off buyers. At a first showing, people often zip through quite quickly, and if they notice one or two things that send up red flags, they may not give your home another chance.

Can You Find a Less Expensive Fix? 

Let’s say you scoped out the comparable homes on the market in your neighborhood, and they all have updated kitchens but yours hasn’t been touched for some time. Rather than spend big on a full kitchen remodel, why not give your kitchen a less costly refresh? For instance, you could paint the cabinets, swap out cabinet hardware, change the light fixtures and upgrade the appliances to something current and functional but not top-of-the-line. You will put some money into it but not nearly as much as with a full remodel — well worth it if it gets your home in the running in a competitive market.

How Much Will You Realistically Need to Lower The Price If You Don’t Fix It? 

If you have a lot of costly repairs to tackle to get your home ready to sell, you may be considering selling it as is. But keep in mind that buyers looking for a fixer-upper will also be looking to discount the selling price for the repairs plus the hassle. In other words, you won’t be able to simply estimate how much the repairs will cost and deduct that from the selling price; you’ll need to deduct even more to make it worth the buyer’s time and effort. Discuss this with me and look into other fixer-uppers for sale in your area to come up with an appropriate selling price.

Is It One of The First Things Potential Buyers Will See? 

First impressions are key, and that is never more true than in the real estate business. If you have a repair you are unsure about tackling, use this as a litmus test: Is it something the buyer will see as he or she approaches your house and walks through the front door? If so, fix it.

Could It Be a Deal Breaker? 

Some home repairs, like a new roof, are just so major that they will scare off all but the most determined buyers. If the market in your area is hot and you have ample time, there’s no harm in trying to sell without making the big repair, as long as you are willing to price it accordingly. If it’s a buyer’s market but you don’t have time to make the repair before listing, you could offer to pay for it as part of the sales agreement — otherwise it’s probably best to make the change first and then put your home on the market.