Home Improvement Project Planner for Georgia Owners

Use this worksheet to define the project, compare complete proposals, control changes, and preserve the records that matter during ownership and a future sale.

Print this page or save it with your household and transaction records. Adjust every task to the home, equipment instructions, contract, and advice from qualified professionals.

1. Define the Decision Before the Design

[ ] State the problem the project must solve.
[ ] Identify whether the goal is safety, maintenance, accessibility, efficiency, daily function, appearance, or sale preparation.
[ ] Separate must-have outcomes from optional upgrades.
[ ] Decide how long you expect to own the property and whether near-term sale plans should affect scope.
[ ] Set a decision date; avoid signing under high-pressure, same-day tactics.

2. Build a Complete Scope

Describe every room or system affected, demolition, protection of existing finishes, materials and model numbers, installation standards, utility interruptions, cleanup, disposal, inspections, and final acceptance. Photograph existing conditions. Clarify exclusions so an inexpensive bid is not simply an incomplete bid.

Scope item	Required result	Material or standard	Who verifies?
Example: flooring	Level, continuous finished surface	Named product and transition details	Owner and installer at walkthrough

3. Set the Whole-Project Budget

[ ] Base estimate and allowances
[ ] Design, engineering, survey, or testing
[ ] Permits and inspections
[ ] Temporary housing, storage, meals, or pet arrangements
[ ] Contingency for documented concealed conditions
[ ] Financing costs, if any
[ ] Final cleaning, touchups, and replacement of disturbed landscaping or finishes

Do not accept financing merely because a contractor arranged it. Compare terms independently and understand the payment obligation.

4. Verify People, Permits, and Property Rules

[ ] Confirm which state or local licenses apply and verify them with the issuing authority.
[ ] Request current proof of liability insurance and workers' compensation where applicable.
[ ] Check references and complaint history using sources you trust.
[ ] Ask the local permitting authority what permits and inspections are required and who will obtain them.
[ ] Review HOA or condominium approval requirements before ordering materials.
[ ] For pre-1978 housing, confirm whether lead-safe renovation rules apply and request required certification.

5. Compare Written Proposals

Comparison	Bid A	Bid B	Bid C
Same complete scope?
Materials/models
Start and completion
Permit responsibility
Payment milestones
Warranty and exclusions

6. Control the Work

Use a signed contract and keep all changes in writing. Link payments to clear milestones rather than calendar dates alone. Keep a daily issue log, progress photos, receipts, approved selections, inspection results, and change orders. Do not make final payment until the contracted work, required inspections, cleanup, and agreed corrections are complete.

7. Close the Project and Preserve Records

[ ] Complete a detailed final walkthrough and written punch list.
[ ] Obtain permit closeout, inspection approvals, warranties, manuals, lien-related documents appropriate to the project, and final invoice.
[ ] Save before-and-after photos and material details for future repairs.
[ ] Record the cost and determine with a tax professional whether it affects the home's basis.
[ ] Update the maintenance calendar for new systems and finishes.

Reliable sources: FTC home improvement guidance, Georgia Consumer Protection guidance, and Georgia lead-safe renovation information.

Planning work before a sale? Pair this planner with the Seller Preparation and Repair Checklist. For a current market strategy, contact a licensed Rising Star Realty Group agent.

Frequently Asked Questions

How many contractor estimates should I request?

There is no universal number, but multiple written estimates make scope, material, schedule, and price differences easier to evaluate. The FTC advises consumers to get multiple estimates.

Should a home improvement project have a written contract?

A written agreement should identify the parties, detailed scope, materials, schedule, price and payment milestones, permit responsibility, change-order process, cleanup, warranties, and dispute terms. Review it before work begins.

Does every improvement increase resale value?

No. Cost recovery varies by property, condition, buyer demand, workmanship, timing, and market. Plan projects around safety, function, enjoyment, and a current local market strategy rather than a guaranteed return.

Important Scope and Sources

This Rising Star Properties resource is general educational information, not legal, tax, engineering, contracting, appraisal, lending, or licensed real estate advice. Property conditions, contracts, fees, local requirements, and professional recommendations control. Rising Star Realty Group, LLC and its licensed agents provide brokerage services when engaged to do so.