Renovation

Last updated November 11, 2024

Renovation (also called remodeling) is the process of improving broken, damaged, or outdated structures. Renovations are typically done on either commercial or residential buildings. Additionally, renovation can refer to making something new, or bringing something back to life and can apply in social contexts. For example, a community can be renovated if it is strengthened and revived. It can also be restoring something to a former better state (as by cleaning, repairing, or rebuilding). Renovation is very common in some places. For example, there are more than twenty thousand home improvement projects every year in Hong Kong, affecting more than a million residents^[1] (population of HK is around 7.5 million in 2023).^[2]

Phases and process of renovations

The building renovation process can usually, depending on the extents of the renovation, be broken down into several phases. The phases are as follow.^[3]

Project initiation - The beginning of the project that includes the hiring of construction and design teams, defining the scope of the work, creating a budget, and communicating the needs, expectations, and wants from both the client and building team^[4]^[5]
Existing conditions analysis - This includes measuring, drawing, and analyzing the structure to be renovated, and identifying any major issues with the project that could effect work to be done^[5]
Initial design - Beginning the design work by testing out concept ideas, designing multiple iterations of outcomes, communicating with the client, and receiving client feedback on the design to make changes^[4]
Finalizing design - Finalizing the design work by making sure the design is what the client wants, making sure the design works with existing conditions, creating a more detailed design (including specs and engineering), also could include the beginning of construction or demolition work while the design is being finalized^[4]
Construction and demolition - Starting the physical work by completing demolition needed, structural repairs needed, building new designed conditions, applying finishes, and trouble shooting any problems or unknown conditions that are brought to light during construction^[4]
Project finalization - The end of the project which includes turnover to the client, punch listing, walking through with the client, and verifying that project scope and expectations were met^[4]

Projects involving renovation require not just flexibility, but a plan that had been agreed upon by multiple parties. The planning process will involve feedback from financial investors of the project, and from the designer. Part of planning will also entail the collection of data for the completion of the project and then the project plan will be revised and given consent before continuing with renovations.^[6]

Technology has had a meaningful effect on the renovation process, increasing the significance and strength of the planning stage. The availability of free online design tools has improved visualization of the changes, at a fraction of the cost of hiring a professional designer. The decision regarding changes is also influenced by the purpose of basement renovation . Depending on the significance of these changes a professional may be required, especially if any changes other than cosmetic work (paint or finishes) is required. Many local codes require a professional to complete work in the built environment such as structural changes, new walls, new plumbing, or many others. Doing these changes without hiring a professional can result in health effects, safety concerns, damages, fines, and increased cost due to having to hire a professional after self-work.[7] Most builders focus on building new homes, so renovating is typically a part-time activity for such tradespeople. The processes and services required for renovations are quite specific and, once plans are signed off, building a new home is relatively predictable. However, during renovation projects, flexibility is often required from renovation companies to respond to unexpected issues that arise. Renovations usually require all of the sub-trades that are needed for the construction of a new building.

In case of a so-called "fix-and-flip" (repair and resell) objective, an ROI (return on investment) can result from changes to fix a structural issue, to fix design flow yield,^[8] or to use light and color to make rooms appear more spacious. Because interior renovation could change of the internal structure of the house, ceiling construction, circuit configuration and partition walls, etc., such work related to the structure of the house, of course, also includes renovation of wallpaper posting, furniture settings, lighting, etc often times an interior designer is required as well.^[9]

Reasons to renovate

Homes

Many cities and towns have been renovated because of the devastations, such as Rovaniemi in Lapland, Finland.^[10] Video about the post-war era reconstruction of Rovaniemi in 1949.

Many people renovate homes to create a new appearance. Builders may renovate homes to enhance the home's value as a stable source of income.^[11] Homeowners often renovate their homes to increase the re-sale value and to turn a profit when selling. Homeowners may also want to add renovations that make their home more energy efficient, green or sustainable.^[12] Also, over time, a homeowner’s personal preferences and needs may change, and the home will be renovated for improved aesthetics, comfort, or functionality.

Other properties

Other types of renovations also can be initiated for similar reasons. The user or owner of a building can change which can effect the needs or wants for the space prompting a renovation. This is becoming more popular as buildings owners are renting or leasing floors or sections of the buildings to companies which have different spacial requirements than the previous users causing needed renovation. Renovations can also occur as companies increase size which could lead to needed additional retail, office, or other types of spaces. Similarly to homes other building owners could also want renovations to increased value, make the building more energy efficient, green or sustainable, or to update the building.^[13] Sometimes shopping centres or shops are renovated to raise rent later.

Materials

Wood

Wood is versatile and flexible, making it the easiest construction material for renovations, and wood buildings can be redesigned to suit changing needs. Few homeowners or professional remodelers possess the skill and equipment that is required to alter steel-frame or concrete structures.

When looking at embodied carbon in building materials wood is often labeled as the most sustainable. This is because it sequesters carbon which if certified sustainably sourced will significantly reduce embodied carbon of buildings. This makes it a low emitting choice for a building material for an overall building and for renovations.^[14]

Forest certification verifies that wood products have been sourced from well-managed forests. Most certification programs provide online search options so that consumers can find certified products—the Certification Canada program includes a search option for all of the certification programs that are in use in Canada.^[15]

In North America, most structures are demolished because of external forces such as zoning changes and rising land values. Additionally, buildings that cannot be modified to serve the functional needs of the occupants are subject to demolition. Very few buildings on the continent are demolished due to structural degradation.^[16]

The Athena Institute surveyed 227 commercial and residential buildings that were demolished in St. Paul, Minnesota, between 2000 and mid-2003. Thirty percent of the buildings were less than 50 years old, and 6% were less than 25 years old. The four top reasons for demolition were "area redevelopment" (35%), "building’s physical condition" (31%), "not suitable for anticipated use" (22%), and "fire damage" (7%). Lack of maintenance was cited as the specific problem for 54 of the 70 buildings where physical condition was given as the reason for demolition.^[16]

Plastics

Others

Tools and equipment

While the type of material used will determine the composition of the dust generated, the size and amount of particulates produced are mainly determined by the type of tool used. Implementation of effective dust control measures may also play a role.

Video: An angle grinder is used for cutting through a steel chain. The chain is kept under tension by a second person to avoid a blockade of the grinder. Large amounts of potentially harmful particulates (metal dust) are being generated.)

Use of angle grinder is not preferred as large amounts of harmful sparks and fumes (and particulates) are generated when compared with using reciprocating saw or band saw.^[17] Angle grinders produce sparks when cutting ferrous metals. They also produce shards cutting other materials. The blades themselves may also break. This is a great hazard to the face and eyes especially, as well as other parts of the body.^[18]

Adverse effects of power tool use

Use of power tools can cause adverse effects on people living nearby. Power tools can produce large amounts of particulates including ultrafine particles.^[19]

Particulates are the most harmful form (other than ultra-fines) of air pollution ^[20] There is no safe level of particulates.^[21]

Many tasks create dust. High dust levels are caused by one of more the following:^[22]

A high dust level example.

equipment – using high energy tools, such as cut-off saws, grinders, wall chasers and grit blasters produce a lot of dust in a very short time
work method – dry sweeping can make a lot of dust when compared to vacuuming or wet brushing
work area – the more enclosed a space, the more the dust will build up
time – the longer you work the more dust there will be

Examples of high dust level tasks include:^[22]

using power tools to cut, grind, drill or prepare a surface
sanding taped plaster board joints
dry sweeping^[22]

Some power tools are equipped with dust collection system (e.g. HEPA vacuum cleaner) or integrated water delivery system which extract the dust after emission.^[23]^[24]

Effects

Air quality

Indoor

Dust
Fumes
Solvents / thinners / dours

Outdoor

Pollutants escaped from air outlet
From (not properly covered) construction waste

Health

Shops under renovation

In the US, “About 75% of homes built before 1978 contain some lead-based paint. The older the home the more likely it is to contain lead-based paint. You should assume that any home built before 1978 contains some lead.”^[25]

Sustainability

Currently, worldwide 38% of emissions and 35% of energy use come from the building sector, including building construction and operation. This means renovations contribute to emissions and energy use of the building sector. These percentages are the largest portion of the total emissions and energy use globally.^[26] This makes buildings have the highest potential for decreasing these percentages as well as the largest need to decrease them. Renovations are also one way to do this.

Renovations decrease emissions as instead of demolishing a building just to build a new one the building is reused. Reuse of buildings is not always desirable as it is often pursued to have a building designed for the many individual and unique needs building owners have but it is not always a necessity. Renovations can take a building and make it completely different from the old building just reusing the structure, which is often the largest contributor of embodied carbon to a building. However, in order to be able to do this buildings need to be design durably and re-use. Designing for durability and reuse is designing for new buildings to be "long lasting, use-adaptable, and culturally valuable"^[14] to allow for the building to be kept for longer to minimize emissions from a complete rebuild.

Having these ideas in mind while designing new buildings significantly increases the likelihood for renovations to happen.^[14] Buildings are more likely to be torn down because they can not accommodate the new desired use then because the structure is failing.^[16] Renovations allow old buildings to fit new needs in a way that outputs less emissions than a complete tear down and construction of a new building which is often a feasible option.

Economic

Renovation has several effects on economies, including:^[27]

creating jobs
increasing spending
increasing property values
generating tax revenue during both the construction and residential phases

Regulation

Related Research Articles

<span class="mw-page-title-main">Architect</span> Person who designs buildings and oversees construction

An architect is a person who plans, designs, and oversees the construction of buildings. To practice architecture means to provide services in connection with the design of buildings and the space within the site surrounding the buildings that have human occupancy or use as their principal purpose. Etymologically, the term architect derives from the Latin architectus, which derives from the Greek, i.e., chief builder.

"Do it yourself" ("DIY") is the method of building, modifying, or repairing things by oneself without the direct aid of professionals or certified experts. Academic research has described DIY as behaviors where "individuals use raw and semi-raw materials and parts to produce, transform, or reconstruct material possessions, including those drawn from the natural environment ". DIY behavior can be triggered by various motivations previously categorized as marketplace motivations, and identity enhancement.

A power tool is a tool that is actuated by an additional power source and mechanism other than the solely manual labor used with hand tools. The most common types of power tools use electric motors. Internal combustion engines and compressed air are also commonly used. Tools directly driven by animal power are not generally considered power tools. Power tools can produce large amounts of particulates, including ultrafine particles. Airborne particulate matter is a Group 1 carcinogen.

Construction is a general term meaning the art and science of forming objects, systems, or organizations. It comes from the Latin word constructio and Old French construction. To 'construct' is a verb: the act of building, and the noun is construction: how something is built or the nature of its structure.

The concept of home improvement, home renovation or remodeling is the process of renovating, making improvements or making additions to one's home. Home improvement can consist of projects that upgrade an existing home interior, exterior or other improvements to the property. Home improvement projects can be carried out for a number of different reasons; personal preference and comfort, maintenance or repair work, making a home bigger by adding rooms/spaces, as a means of saving energy, or to improve safety.

Green building refers to both a structure and the application of processes that are environmentally responsible and resource-efficient throughout a building's life-cycle: from planning to design, construction, operation, maintenance, renovation, and demolition. This requires close cooperation of the contractor, the architects, the engineers, and the client at all project stages. The Green Building practice expands and complements the classical building design concerns of economy, utility, durability, and comfort. Green building also refers to saving resources to the maximum extent, including energy saving, land saving, water saving, material saving, etc., during the whole life cycle of the building, protecting the environment and reducing pollution, providing people with healthy, comfortable and efficient use of space, and being in harmony with nature. Buildings that live in harmony; green building technology focuses on low consumption, high efficiency, economy, environmental protection, integration and optimization.’

A low-energy house is characterized by an energy-efficient design and technical features which enable it to provide high living standards and comfort with low energy consumption and carbon emissions. Traditional heating and active cooling systems are absent, or their use is secondary. Low-energy buildings may be viewed as examples of sustainable architecture. Low-energy houses often have active and passive solar building design and components, which reduce the house's energy consumption and minimally impact the resident's lifestyle. Throughout the world, companies and non-profit organizations provide guidelines and issue certifications to guarantee the energy performance of buildings and their processes and materials. Certifications include passive house, BBC—Bâtiment Basse Consommation—Effinergie (France), zero-carbon house (UK), and Minergie (Switzerland).

Adaptive reuse refers to the process of reusing an existing building for a purpose other than which it was originally built or designed for. It is also known as recycling and conversion. Adaptive reuse is an effective strategy for optimizing the operational and commercial performance of built assets. Adaptive reuse of buildings can be an attractive alternative to new construction in terms of sustainability and a circular economy. It has prevented thousands of buildings' demolition and has allowed them to become critical components of urban regeneration. Not every old building can qualify for adaptive reuse. Architects, developers, builders and entrepreneurs who wish to become involved in rejuvenating and reconstructing a building must first make sure that the finished product will serve the need of the market, that it will be completely useful for its new purpose, and that it will be competitively priced.

<span class="mw-page-title-main">Dimension stone</span> Natural stone that has been finished to specific sizes and shapes

Dimension stone is natural stone or rock that has been selected and finished to specific sizes or shapes. Color, texture and pattern, and surface finish of the stone are also normal requirements. Another important selection criterion is durability: the time measure of the ability of dimension stone to endure and to maintain its essential and distinctive characteristics of strength, resistance to decay, and appearance.

In the context of physical construction, deconstruction is the selective dismantlement of building components, specifically for reuse, repurposing, recycling, and waste management. It differs from demolition where a site is cleared of its building by the most expedient means. Deconstruction has also been defined as "construction in reverse". Deconstruction requires a substantially higher degree of hands-on labor than does traditional demolition, but as such provides a viable platform for unskilled or unemployed workers to receive job skills training. The process of dismantling structures is an ancient activity that has been revived by the growing fields of sustainable and green building.

Concrete recycling is the use of rubble from demolished concrete structures. Recycling is cheaper and more ecological than trucking rubble to a landfill. Crushed rubble can be used for road gravel, revetments, retaining walls, landscaping gravel, or raw material for new concrete. Large pieces can be used as bricks or slabs, or incorporated with new concrete into structures, a material called urbanite.

Construction waste or debris is any kind of debris from the construction process. Different government agencies have clear definitions. For example, the United States Environmental Protection Agency EPA defines construction and demolition materials as “debris generated during the construction, renovation and demolition of buildings, roads, and bridges.” Additionally, the EPA has categorized Construction and Demolition (C&D) waste into three categories: non-dangerous, hazardous, and semi-hazardous.

NAHBGreen is another name for the National Green Building Program of the National Association of Home Builders, an organization based in the United States.

Sustainable flooring is produced from sustainable materials that reduces demands on ecosystems during its life-cycle. This includes harvest, production, use and disposal. It is thought that sustainable flooring creates safer and healthier buildings and guarantees a future for traditional producers of renewable resources that many communities depend on. Several initiatives have led the charge to bring awareness of sustainable flooring as well as healthy buildings. Below are examples of available, though sometimes less well-known, eco-friendly flooring options. The Asthma and Allergy Foundation of America recommends those with allergies to dust or other particulates choose flooring with smooth surfaces – such as hardwood, vinyl, linoleum tile or slate.

A central vacuum cleaner is a type of vacuum cleaner appliance installed into a building as a semi-permanent fixture. Central vacuum systems are designed to remove dirt and debris from homes and buildings by sending dirt particles through piping installed inside the walls to a collection container inside a remote utility space. The power unit is a permanent fixture, usually installed in a basement, garage, or storage room, along with the collection container. Inlets are installed in walls throughout the building that attach to power hoses and other central vacuum accessories to remove dust, particles, and small debris from interior rooms. Most power hoses have a power switch located on the handle.

A Deep Energy Retrofit is an energy conservation project in an existing building that leads to an overall improvement in building performance. While there is no exact definition for a deep energy retrofit, it can be characterized as a whole-building analysis and construction process that aims to reduce on-site energy use by 50% or more using existing technologies, materials and construction practices. Reductions are calculated against baseline energy use using data from utility bills. Such a retrofit reaps multifold benefits beyond energy cost savings, unlike conventional energy retrofit. It may also involve remodeling the building to achieve a harmony in energy, indoor air quality, durability, and thermal comfort. An integrated project delivery method is recommended for a deep energy retrofit project. An over-time approach in a deep energy retrofitting project provides a solution to the large upfront costs problem in all-at-once execution of the project.

A green home is a type of house designed to be environmentally sustainable. Green homes focus on the efficient use of "energy, water, and building materials". A green home may use sustainably sourced, environmentally friendly, and/or recycled building materials. This includes materials like reclaimed wood, recycled metal, and low VOC paints. Additionally, green homes often prioritize energy efficiency by incorporating features, such as high-performance insulation, energy-efficient appliances, and smart home technologies that monitor and optimize energy usage. Water conservation is another important aspect, with green homes often featuring water-saving fixtures, rainwater harvesting systems, and grey water recycling systems to reduce water waste. It may include sustainable energy sources such as solar or geothermal, and be sited to take maximum advantage of natural features such as sunlight and tree cover to improve energy efficiency.

Green building is a technique that aims to create structures that are environmentally responsible and resource-efficient throughout their lifecycle – including siting, design, construction, operation, maintenance, renovation, and demolition. A 2009 report by the U.S. General Services Administration evaluated 12 sustainably designed GSA buildings and found they cost less to operate.

Sustainable refurbishment describes working on existing buildings to improve their environmental performance using sustainable methods and materials. A refurbishment or retrofit is defined as: "any work to a building over and above maintenance to change its capacity, function or performance' in other words, any intervention to adjust, reuse, or upgrade a building to suit new conditions or requirements". Refurbishment can be done to a part of a building, an entire building, or a campus. Sustainable refurbishment takes this a step further to modify the existing building to perform better in terms of its environmental impact and its occupants' environment.

Demolition is the science and engineering in safely and efficiently tearing down buildings and other artificial structures. Demolition contrasts with deconstruction, which involves taking a building apart while carefully preserving valuable elements for reuse purposes.

References

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