The new foundation went in in less than a day. Workers arrived early in the morning to install the forms and reinforcing steel. By 4:00 in the afternoon concrete trucks were arriving to fill the forms. Work was completed by 6:00.

The concrete hardened overnight and the workers came to remove the forms early the next day. The next day, the waterproofing was sprayed on.

Now the concrete has to cure for several weeks. During this time, I will have the plumber in to install the sewer and water connection as well as the waste pipes that will be under the basement slab.

There is a saying in the renovation business: "Good, fast, and cheap - pick two." Many renovation tasks abide by this rule of tradoffs where you have determine what your priorities are for a specific task.

For example, take drywall mudding and taping. This is a labor intensive task that requires some amount of skill and/or effort to do well.

At some point during the architectural design process, it will be time to start locating a general contractor and/or subcontractors to perform required work. By this time, you should have already decided whether you will serve as general contractor or hire a general contractor to manage the project. If you are hiring a general contractor, there are two approaches.

In many cases (and for a variety of reasons) an owner or contractor may want to deviate from the architectural drawings. Some common reasons include discovery of an unforeseen condition, availability of certain products or materials, design changes, and feasibility. In some cases this deviation will cost additional money due to increased time or materials cost to the contractor. It is also possible that the change will result in a savings to the owner.

The phases of a renovation project occur in a specific, yet somewhat fluid, sequence. If a component happens out of order, it can potentially result in significant costs - both time and money. For example, say you schedule your electrical contractor before your HVAC contractor. The electrician may unintentionally run wiring through a joist cavity that will later be necessary for a heating duct. This will result in either calling the electrician back or finding another (potentially more expensive) route for the duct - it is much easier for the electrician to adjust where wires are run than for the heating and cooling contractor to adjust where ducts are placed.

If you hire a general contractor, he or she will take responsibility for scheduling issues and minimize any conflict between the subcontractor trades.

The graphic timeline to the right shows the general order of a gut renovation project from financing through move-in. Remember, of course, that each project is individual – not every renovation will include all these phases (and some will include more). Some people experienced in renovation may have systems and procedures that differ from what you see here. However as a general rule, bigger and more independent tasks are completed before detailed and flexible tasks. Arrows indicate the length of the phase and arrows that overlap indicate phases that can typically occur concurrently.

Click on the image to the right or on the link below to download a readable (and printable) PDF version of the graphic renovation timeline.

A general contractor is someone you hire to coordinate a home improvement project. Although most will take on any sort of project, they are normally used for bigger projects or in cases where there are multiple projects to be completed. Traditionally general contractors will have some workers on their payroll to handle demolition, carpentry, electric, plumbing, and other basics; for everything else they will hire various subcontractors, or "subs" (the balance of subs to staff varies). Often times, they will have a relationship with certain subs that they know and trust.

This phase encompasses the removal of all existing building materials that you intend to replace or that block access to other components of the project. If you are altering the building’s structure, it will be necessary to construct temporary supports to prevent damage to the remaining structure. Consult a professional if you are unsure of which elements are structural and which may be safely removed. Selective demolition drawings are required as part of the construction documents you present when you get your permit.

Before demolition starts, you or your contractor will need to contract with a private "roll-off" dumpster service – most dumpster services rent their dumpsters at a specific weekly rate and add either a collection fee or a “per ton” fee for dumping. Purchase a tarp to cover the dumpster and prevent rainwater from soaking the materials, which will add significant weight.

Demolition is one area of skills that is easy to acquire and will help you to gain a better understanding of the way your house is built. However, some demolition activities may require special preparation to reduce potential danger:

• Hazardous materials – It is important to have the building assessed for environmentally hazardous materials such as lead paint and asbestos. If these materials are found you may either have them professionally removed or “encapsulated”.

• Structural walls and beams - Your architectural drawings will indicate which walls are load bearing. Do not attempt to remove walls or cut beams without professional advice and/or assistance. Be particularly careful working with any wall that runs perpendicular to the joists above.
• Decks and porches - If you are removing a wood deck or porch, be very careful to prevent a collapse. Avoid standing on or under any destabilized structure as you are working.
• Damaged floors and joists - Pay particular attention to the floor structure (subfloor and joists). Water and fire can compromise the floor's structural integrity, adding to the danger for an inexperienced worker.
• Roof - The higher you are off the ground, the greater likelihood a fall will cause serious harm. Sloped roofs can be dangerous if shingles are in poor condition (slate roofs are even higher risk of failed connections and slippery situations). Leave the high-wire acts to the professionals.

Many people view preparing drawings and getting permits as an unnecessary burden imposed in an authoritarian manner. Everyone involved in the construction industry has heard horror stories of overzealous inspectors that simply can't be pleased. I am asked regularly by clients to commiserate on the needless headaches inspired by the permitting and inspection process.

Expensive tools and supplies are often stored in buildings under renovation. The combination of an empty building, signs of renovation (such as a roll-off dumpster) and things of value stored inside can make renovations tempting targets for thieves. Additionally, some buildings in poor physical condition may be in danger of further deterioration unless effort is made immediately to deal with water infiltration or other structural damage.

Once the crushed concrete fill was in, the foundation contractor was able to come back and pour the footings. The building inspector required a compaction test from the soils engineer to make sure the fill was adequate.

In order to prepare the hole for the new footings and foundation, we had to replace about three feet of expansive soil with crushed concrete. This provides a stable place on which to build the foundation for the house move.

The truck distributed the concrete into the hole where workers evened it out and flattened it with a plate compactor.

This mini "book" will follow the process of moving a small bungalow from a non-conforming lot to a new parcel. There will be a two-bedroom addition and the house will undergo a full renovation as part of this process.

Four primary factors influenced the decision to relocate the home:

• Non-Conforming Lot. The house sits on a "non-conforming" lot and is a "public nuisance". Something had to be done with it, and the City was not all about having it rehabilitated on site.

• Cost of Demolition or Repair. The potential cost of demolition or repairing the existing foundation were almost equivalent to the cost of moving it.
• Historic Character. The structure is listed as a contributing resource in Des Moines' West Ninth Streetcar historic district.
• Impact on Adjacent Values. The adjacent home is under renovation. It was necessary to control this property one way or another. If we demolished the house, the acquisition cost would have to be "absorbed" into the rehabilitation of the adjacent home.

Moving a home is not as easy as one might think (did you think it would be easy?).