5 Things Every Detroit Homeowner Should Know Before Starting a Renovation

Metro Detroit homes are special — and that means renovating them comes with its own set of considerations. Whether you're dealing with a 1950s ranch in Southfield, a 1920s brick colonial in Detroit proper, or a 1970s split-level in Oak Park, there are things every homeowner should understand before signing a contract and writing a deposit check. Here are the five most important.

1. Older Homes Have Surprises — Budget for Them

Detroit's housing stock is old. The median age of a home in Wayne County is over 50 years. That means when you open walls and pull up floors, you're going to find things that weren't in the original scope. This isn't a contractor trying to charge you more — it's the reality of working in older structures.

Common surprises in Metro Detroit homes include:

• Knob-and-tube wiring — pre-1950s electrical that must be updated before insulation or finished walls
• Galvanized steel pipes — corroded and narrowed over time, often causing low water pressure and water quality issues
• Asbestos floor tile or pipe wrap — common in pre-1980 construction; requires licensed abatement
• Lead paint — present in virtually all pre-1978 Detroit homes; EPA regulations govern how it must be handled
• Water damage behind walls — from slow leaks that went undetected for years

2. Permits Are Not Optional — And Skipping Them Is Your Problem

Some homeowners try to skip permits to save time or money. This is one of the most expensive mistakes you can make. Here's why:

First, unpermitted work is discovered at sale. When you sell your home, the buyer's inspector and the title company will look for open permits and unpermitted improvements. You'll either need to disclose the work (and discount the price), tear it out, or retroactively permit it — all of which are expensive and stressful.

Second, unpermitted electrical, plumbing, and structural work can void your homeowner's insurance. If a fire starts from wiring that was never inspected, your insurer may deny the claim.

Third, your contractor is personally liable for unpermitted work. A licensed contractor who works without permits risks their license. Any contractor who suggests skipping permits "to save money" is telling you something important about how they operate.

For City of Detroit projects, permits are pulled through the ProjectDox system. Suburban jurisdictions have their own offices. Arise Above Construction handles all permit applications as a standard part of every project.

3. The Right Renovation Sequence Matters More Than You Think

Renovating out of order costs money and causes frustration. We see this most often when homeowners try to do things in phases without thinking through the sequence:

The correct order for a major renovation:

1. Address structural issues first — foundation, roof, water intrusion
2. Mechanical rough-ins — plumbing, electrical, HVAC (while walls are open)
3. Insulation — after mechanicals, before drywall
4. Drywall — hang, tape, mud, sand, prime
5. Cabinets — before countertops, obviously
6. Flooring — after cabinets, before trim
7. Countertops — measure after cabinets are set; 7–10 day fabrication lead time
8. Finish electrical and plumbing — devices, fixtures, faucets
9. Paint touch-up and trim — last, so nothing gets damaged

If you install flooring before cabinets go in, you'll damage the floor. If you paint before finish electrical, you'll repaint outlets. Sequence matters — and a good contractor builds it into the project schedule from day one.

4. Change Orders Are Normal — But They Should Always Be Written

Every significant renovation involves at least one change order. Maybe you decide to add a bathroom exhaust fan during demo. Maybe we open a wall and find it needs to be rebuilt. Maybe you fall in love with a more expensive tile at the showroom.

None of that is a problem — as long as it's handled correctly:

• Every scope change gets a written change order before work begins
• The change order shows the added cost and how it affects the schedule
• Both parties sign it before anyone picks up a tool

A contractor who makes changes without documentation is either careless or dishonest. Either way, it causes disputes. Demand written change orders for everything. We do this on every job — it protects you and it protects us.

5. The Payment Schedule Tells You a Lot About the Contractor

How a contractor structures their payment schedule reveals how they run their business. Here's what's standard — and what to watch out for:

Be cautious of:

• Requests for more than 30–35% upfront
• Payments tied only to time (weekly), not milestones
• Final payment required before punch list is done

A contractor who asks for 60% upfront may have cash flow problems — meaning they'll use your money to finish a previous job before starting yours. That's how projects stall.