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There’s a particular kind of happy daydream that comes with a do-up. You walk through a tired old house with peeling wallpaper and a kitchen from another era, and instead of the mess you see the finished version: sanded floors, a sunny breakfast nook, the old fireplace brought back to life.
That vision is what makes renovating so rewarding. But the most successful do-ups start with a clear-eyed look at what’s underneath the charm, because the difference between a joyful project and a stressful money pit is usually decided before you ever pick up a paintbrush.
Love the bones, but check them too
Every region has its classic do-up, and each comes with its own quirks.
In Dunedin, it’s the old timber villa. The city has a wonderful stock of character homes, many built generations ago with native timber, and plenty of them are more affordable than their equivalents further north. They’re also cold, often under-insulated, and prone to damp subfloors, tired piles and borer in older timbers. None of these are dealbreakers on their own, but they change your budget considerably, which is exactly what a good Dunedin builder’s report is designed to uncover before you commit.
On Auckland’s North Shore, the do-up stock tends to look a little different. There are plenty of 1960s and 70s bungalows and brick-and-tile homes with solid bones and dated interiors, perfect for a makeover. There are also homes from the 1990s and early 2000s with smooth plaster cladding, where a renovation can reveal hidden water damage inside the walls. That’s why North Shore building inspections on homes from that era usually include careful moisture testing around windows, decks and junctions.
Wherever you’re looking, the principle is the same. Fall in love with the potential, then find out what you’re really buying.
Cosmetic or structural?
It helps to sort a house’s problems into two piles.
Cosmetic issues are the fun, DIY-friendly ones: dated wallpaper, worn carpet, tired kitchen cabinets, scuffed skirting boards and paint in colours you’d never choose. These are where your upcycling skills shine, and they’re often what makes a do-up affordable in the first place.
Structural and building issues are the ones that need professional attention: sagging or uneven floors, rotten framing, failing piles, roof leaks, rising damp, old wiring and plumbing that’s past its best. These are rarely visible at an open home, and they can easily cost more than all the cosmetic work combined.
A house with lots of cosmetic problems and sound bones is a dream project. A house with lovely finishes hiding structural trouble is the one to be wary of.
What a builder’s report can tell you
A pre-purchase building inspection gives you an independent look at the property’s condition from the roof down to the subfloor. In New Zealand, inspections are carried out to the residential property inspection standard, NZS 4306:2005, and a good report will include photographs, moisture readings and plain-English notes on what needs attention and how urgent it is.
For a do-up, the report becomes something more than a checklist. It’s your first renovation plan. It tells you which jobs need doing first, which can wait, and which might change your offer or make you walk away altogether. It’s also worth bringing the report along when you talk to builders about quotes, as it gives everyone a shared starting point.
It’s also worth knowing what an inspection can’t do. It’s a visual, non-invasive check, so it won’t see inside closed walls, and it isn’t a valuation. If the inspector flags something serious, such as significant moisture or signs of ground movement, follow their advice about getting a specialist to take a closer look.
Budget for the unglamorous jobs first
It’s tempting to plan the kitchen first. Resist it. The jobs that protect the house should come before the ones that make it pretty:
Keep the water out. Roof repairs, flashings, gutters and any leaks come first, because water damage undoes everything else.
Get the structure sound. Re-piling, fixing rotten framing or levelling floors is messy work, so it’s best done before new floors and linings go in.
Make it warm and dry. Insulation in the ceiling and underfloor, a ground moisture barrier and good ventilation will make a huge difference to comfort, especially in an older home.
Update the services. Old wiring and plumbing are much easier to replace while walls are open.
Only then comes the fun part. A sensible rule of thumb is to keep a healthy contingency for surprises, because older homes almost always have at least one.
Know which jobs are yours
Part of the joy of a do-up is doing some of the work yourself. Painting, wallpaper stripping, sanding, upcycling furniture, building garden beds and simple carpentry are all satisfying DIY projects.
Other work needs a licensed professional. Electrical, plumbing and gas work generally must be carried out by licensed tradespeople, and structural or weathertightness work on a home is typically restricted building work that requires a Licensed Building Practitioner. Some jobs also need building consent, so check with your local council before removing walls, adding rooms or making structural changes.
Older homes may also contain asbestos in places like textured ceilings, old vinyl flooring, soffits and some cladding. If your house was built or renovated several decades ago, get suspect materials tested before you start sanding, drilling or demolishing anything.
A few questions to ask before you fall head over heels
Before you make an offer on your dream do-up, it’s worth asking yourself:
- Do I know what’s under the floor and in the roof space?
- Have I separated the cosmetic work from the structural work, and priced both?
- Is there any unconsented work, like a sleepout, deck or extension, that could cause problems later?
- Can I live in the house while it’s being renovated, or do I need a plan B?
- Do I have a buffer in my budget for the surprises I haven’t found yet?
A do-up can be one of the most rewarding projects you’ll ever take on. Go in with your eyes open, and you’ll get to enjoy the fun parts: choosing paint colours, rescuing old doors, and watching a tired house become a home again.
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