There's a particular kind of renovation regret that I see more than any other. Not the regret of choosing the wrong tile or the wrong paint colour — those things can be changed. The regret I'm talking about is deeper and more expensive: the regret of not knowing what you didn't know before you started.

NSW renovations are complex. The regulatory environment is specific. The climate is demanding. The relationship between designer, builder, and council is intricate. And the decisions that seem minor in the planning phase — the ones that get deferred or glossed over in the excitement of choosing finishes — are often the ones that cause the most pain later.

This is a list of the things I wish every client knew before they started. Not to frighten anyone away from renovating — renovation, done well, is one of the most transformative things you can do for your home and your life. But to help you go in with your eyes open.

1. Development Approval vs. Complying Development

Not all renovations require a full Development Application (DA) through your local council. Many can be approved as Complying Development, which is faster and processed by a private certifier rather than council. But the rules about which pathway applies are specific and sometimes counterintuitive. Getting this wrong at the start can cost weeks or months. Your designer or architect should be able to advise you on the right pathway before you submit anything.

2. Heritage Overlays and Local Character Provisions

If your property is in a heritage conservation area — or if it's individually heritage-listed — the rules about what you can and can't do are significantly more restrictive than for standard residential properties. This applies not just to the exterior but sometimes to interior elements visible from the street. Many homeowners don't know their property has a heritage overlay until they're already in the approval process.

3. Bushfire Attack Level (BAL) Ratings

If your property is in or near bushland, it may have a Bushfire Attack Level rating that affects what materials and construction methods can be used. BAL ratings affect everything from window glazing to external cladding to deck materials. This is not optional — it's a legal requirement — and it can significantly affect your budget and material choices.

4. Flood and Stormwater Constraints

Many NSW properties — particularly in the Hunter Region, the Hawkesbury-Nepean floodplain, and coastal areas — have flood or stormwater constraints that affect what can be built and where. These constraints can affect floor levels, drainage requirements, and even the footprint of additions. They need to be identified before design begins, not after.

5. Easements and Covenants on the Title

Your property's title may have easements (rights of way for services or neighbours) or covenants (restrictions on use or development) that affect what you can build. These are registered on the title and are legally binding. A title search before you start designing can save significant time and money.

6. Neighbour Notification Requirements

Many DA applications in NSW require formal notification of adjoining neighbours, who have the right to object. This can delay approval and, in some cases, result in conditions being placed on the approval. Understanding this process — and managing neighbour relationships proactively — is part of a well-managed renovation.

7. The Difference Between a Building Certifier and a Building Inspector

A certifier approves the work at key stages (foundation, frame, completion). A building inspector checks the quality of the work. They are different roles, and you may need both. Understanding who is responsible for what — and making sure both are engaged at the right times — is essential for a compliant and well-built renovation.

8. Structural Engineer Involvement

Any renovation that involves removing or modifying walls, adding a storey, or changing the roof structure requires a structural engineer. This is not optional, and it's not something your builder can do without one. The structural engineer's drawings are required for certification. Budget for this from the start.

9. Asbestos in Pre-1990 Homes

If your home was built before 1990, there is a reasonable chance it contains asbestos — in wall sheeting, floor tiles, roof sheeting, or insulation. Asbestos must be identified and managed by a licensed professional before any demolition or renovation work begins. This is a legal requirement in NSW, and the penalties for non-compliance are significant.

10. Lead Paint in Pre-1970 Homes

Similarly, homes built before 1970 may contain lead paint. Lead paint that is in good condition can often be painted over, but if it's being disturbed by renovation work, it must be managed safely. This requires specific procedures and, in some cases, specialist contractors.

11. The Real Cost of Provisional Sums and Prime Cost Items

Most renovation contracts include provisional sums (estimated costs for work that can't be fully priced at the time of contracting) and prime cost items (allowances for fixtures and fittings to be selected later). These are estimates, not fixed prices. The final cost can be significantly higher. Understanding what is a fixed price and what is an estimate — and making your selections early to convert estimates to fixed prices — is essential for budget management.

12. Variations and How They Accumulate

A variation is any change to the agreed scope of work. Variations are priced by the builder and added to the contract sum. They are almost always more expensive than if the same work had been included in the original contract. The best way to manage variations is to make decisions early and completely — before construction begins — so that the scope is as fixed as possible.

13. The Importance of a Detailed Scope of Works

A vague scope of works is an invitation for disputes. The more detailed and specific the scope — the more precisely it describes what is included and what is excluded — the less room there is for misunderstanding. Your designer should be producing a detailed scope of works document that leaves nothing to interpretation.

14. Waterproofing Requirements in Wet Areas

NSW building regulations have specific requirements for waterproofing in wet areas (bathrooms, laundries, kitchens). These requirements are more stringent than many people realise, and non-compliant waterproofing is one of the most common causes of expensive remediation work. Make sure your builder is using a licensed waterproofer and that the work is inspected and certified.

15. Ventilation Requirements

Building regulations require minimum ventilation in habitable rooms. If you're changing the layout of your home — closing off rooms, adding internal walls, or changing window configurations — you need to ensure that ventilation requirements are still met. This is particularly relevant for bedrooms and bathrooms.

16. Energy Efficiency Requirements (BASIX)

All new residential buildings and significant renovations in NSW must comply with BASIX (Building Sustainability Index) requirements for energy and water efficiency. BASIX compliance is assessed at the DA stage and must be maintained through construction. Changes to the design after BASIX assessment may require a new assessment.

17. The Timeline Between Approval and Construction

Getting approval is not the same as being ready to build. After approval, you still need to finalise construction documentation, go to tender, select a builder, execute a contract, and obtain a Construction Certificate. This process typically takes three to six months. Planning for this timeline — rather than assuming you can start building the week after approval — is essential for managing expectations.

18. Builder Licensing and Insurance

In NSW, any residential building work over $5,000 must be carried out by a licensed builder. The builder must also hold Home Building Compensation Fund (HBCF) insurance for work over $20,000. Always verify your builder's licence and insurance before signing a contract. The NSW Fair Trading website allows you to check a builder's licence status.

19. The Defects Liability Period

Most residential building contracts include a defects liability period — typically six to twelve months after practical completion — during which the builder is responsible for rectifying defects. Understanding this period, and conducting a thorough defects inspection before it expires, is important for protecting your investment.

20. The Value of an Independent Designer Throughout Construction

Many clients engage a designer for the concept and documentation phase and then manage the construction phase themselves. This is understandable — it feels like a way to save money. But the construction phase is where the most consequential decisions are made, and where the most expensive mistakes happen. Having an independent designer on your side during construction — someone who is not the builder, who is not being paid by the builder, and whose only interest is your outcome — is one of the most valuable investments you can make in a renovation.

Naomi Findlay is the founder of Findlay & Co., a boutique interior design practice specialising in biophilic wellness design. With a PhD in medical science and over 15 years of experience, Naomi designs spaces for how humans actually feel and live — not just how they look. Findlay & Co. offers in-person design services in the Hunter Region and online consultations Australia-wide.

Thinking about renovating? Book a discovery call with Findlay & Co. to talk through your project before you start.