Renovation delays are common in the construction industry. The Associated General Contractors of America reported that 78 percent of firms had experienced at least one delayed project in the last 12 months. In North America alone, an overwhelming 98 percent of projects are behind schedule, and the average project takes 37 percent longer than the predicted completion date.
Despite these numbers, a renovation can finish on schedule.
Imperial Contracting has been renovating multifamily and commercial properties throughout the Western United States for more than two decades. Being in the industry for so long has honed our skill in recognizing the signs of potential delays. When a hiccup still surfaces during construction, our field teams recalibrate without compromising the deadline.
What Causes Renovation Delays?
Some renovation projects take longer than expected due to:
- Hidden conditions inside older buildings, such as corroded plumbing, mold, asbestos, or lead-based paint.
- Scope changes and change orders.
- Permit reviews and inspection scheduling with local building departments.
- Long-lead materials, such as HVAC units, custom millwork, and specialty glazing.
- Subcontractor scheduling conflicts.
Below is a breakdown of each cause and the steps that keep a renovation on schedule.
1. Why Do Older Buildings Take Longer to Renovate?
Older properties are notorious for their “surprises.” It’s common for crews to demolish a section and find deteriorated framing, corroded pipes, asbestos, lead-based paint, or contaminated soil. Each discovery may halt the project until the lead contractor determines the best remediation and its cost.
So how does Imperial Contracting stay on schedule?
A thorough preconstruction assessment, as explained in our blog post on the most common structural issues in adaptive-reuse candidates, reduces these risks.
Before demolition, our team inspects the structure, tests for hazardous materials, and evaluates the existing systems. On the off chance that a surprise still pops up, a contingency budget and a flexible schedule absorb the impact instead of stalling the entire project. Most renovation budgets include a 10 to 15 percent contingency for this reason.
Case Study: Crescent in Long Beach, California
The same solutions apply to adaptive reuse, where our crews convert old, abandoned buildings into housing. For example, at Crescent in Long Beach, our team turned a long-vacant motel into permanent supportive housing within Project Homekey’s aggressive deadline. The site sat atop an old landfill, and excavations uncovered contaminated soil that could have rotted the foundations and caused uneven sinking. In response, our team installed deeper structural footings, relocated the manager’s units to a more suitable area, and still wrapped the project in a little over a year.
2. How Do Change Orders and Scope Changes Delay a Renovation?
When an owner changes their mind mid-project, that change ripples through the entire sequence. A single addition can require new drawings, fresh permits, re-booked trades, and another inspection. Trades booked months in advance may not have room to return on short notice, which pushes the completion date back.
Then there’s “scope creep,” which refers to the uncontrolled growth of a project’s requirements, goals, or deliverables after the work has already started. It’s one of the most common reasons renovations take longer than expected.
To minimize the risk and consequences of both:
- Define the full scope before construction begins, down to the finishes and fixtures.
- Approve every change through a written change-order process. Consider the added cost and how the change will affect the timeline.
3. How Long Does It Take to Get Permits for a Renovation?
Acquiring the necessary permits can take several weeks to months, depending on the state, city, and type of construction involved. For instance, getting a building permit can take up to 75 days in Phoenix, Arizona. Converting a building for adaptive reuse or adding accessibility upgrades stretches that timeline further. Requesting inspections for complex, large-scale renovations also takes time and may require multiple phased inspections.
Experienced general contractors plan around all of this. At Imperial Contracting, we file permit applications early, schedule inspections in advance, and clarify requirements with officials to avoid delays.
4. Why Do Renovation Materials Arrive Late, and How Can You Prevent It?
HVAC units, custom millwork, specialty glazing, and certain finishes can take weeks or months to arrive. One delayed shipment stalls every task waiting on those items.
Avoid unnecessary delays by ordering materials early. Our team identifies long-lead items during preconstruction and places orders before demolition begins. We also have backup suppliers in case the first vendor falls through.
5. How Can Subcontractor Scheduling Delay a Renovation?
Construction follows a chain of dependent trades. For example, a countertop fabricator cannot template the counters until the base cabinets are installed, and a late cabinet delivery can push the kitchen’s completion date back by weeks. When one falls behind, every trade after it falls behind as well.
A general contractor sequences these trades to prevent project-delaying collisions. At Imperial, our superintendents are on site daily, ensuring each phase finishes before the next begins, and stepping in the moment one lags. Being coordinated keeps the project on track even when dozens of subcontractors are working the building.
The Bottom Line: Can You Avoid Renovation Delays?
Yes, in many cases. Most delays happen because of poor decisions made in the planning and design phase. Consider the following to finish a renovation project on time:
- Hire a licensed general contractor during preconstruction, before the drawings are final, for accurate estimates and a realistic completion timeline.
- Order a thorough site assessment to identify hidden conditions before demolition.
- Finalize the scope before renovations begin.
- Order long-lead materials early and have backup suppliers.
- Build a 10-15% (or higher) contingency into the budget and schedule.
- Approve changes through a written change-order process.
Lastly, choose a general contractor with years (decades, even) of experience in your project type. If you’re renovating or repurposing a multifamily dwelling, hotel, or commercial property, look no further; these are within our areas of expertise. Imperial Contracting will take measures to avoid unwanted delays and see your project through from preconstruction to final inspection. Request an estimate or talk to us about your needs today.
