How do you handle unexpected issues during renovation?

Unexpected issues are part of every renovation project - in 20+ years of renovating Ottawa homes, we've learned that proper planning and transparent communication are key to managing surprises effectively.

The reality is that once we open walls or start demolition, we often discover issues that weren't visible during the initial assessment. In Ottawa's older housing stock, this is especially common - many homes built before the 1980s have outdated electrical, plumbing that doesn't meet current code, or structural modifications that weren't properly documented.

Our Process for Managing Surprises

Discovery and Documentation: When we uncover an unexpected issue, work stops immediately while we assess the situation. We document everything with photos and provide you with a clear explanation of what we've found, why it needs to be addressed, and what happens if we don't fix it. For example, if we discover knob-and-tube wiring behind a kitchen wall, we'll explain the safety implications and insurance requirements.

Options and Pricing: We present you with options whenever possible. Sometimes there's a quick fix, other times we need to bring in specialists. We provide written estimates for the additional work before proceeding, so there are no surprise bills. Our contracts include a contingency allowance (typically 10-15%) for minor unexpected items, but major discoveries require your approval.

Code Compliance: In Ottawa, if we expose work that doesn't meet current Ontario Building Code standards, we're required to bring it up to code. This protects you legally and ensures your insurance remains valid. We coordinate with ESA (Electrical Safety Authority) inspectors when needed and handle all permit modifications.

Common Ottawa-Specific Issues

Moisture and Foundation Problems: Ottawa's freeze-thaw cycles can create foundation issues that aren't apparent until renovation begins. We frequently discover minor water infiltration or settling cracks that need addressing before finishing work can continue.

Outdated Systems: Many Ottawa homes still have original plumbing or electrical from the 1960s-70s. When we're doing kitchen or bathroom renovations, we often recommend upgrading these systems proactively to avoid future problems.

Structural Modifications: Previous DIY work or unpermitted renovations sometimes create structural concerns that need professional engineering assessment, especially in load-bearing wall modifications.

Timeline and Budget Management

We build flexibility into our schedules because delays from unexpected discoveries are normal. Most surprise issues add 1-3 days to the timeline, though major discoveries (like structural problems) can require weeks for proper resolution. We maintain relationships with trusted specialists - electricians, plumbers, structural engineers - who can respond quickly when needed.

Communication is Everything: We provide daily updates when dealing with unexpected issues and never proceed with additional work without your written approval. Our goal is no surprises at final billing - every change order is documented and approved upfront.

For complex renovations where surprises are more likely, we recommend starting with an investigative phase to uncover potential issues before finalizing the full project scope. Want to discuss how we'd handle the specific challenges in your renovation project? We offer free consultations where we can walk through your space and identify potential surprise areas upfront.