Why Renovation Projects Often Start Backwards
Most condominium renovation projects begin with good intentions.
A board recognizes that hallways feel dated, residents are asking questions, competing properties have upgraded their common areas, or the building simply feels due for improvement.
The board then begins interviewing design firms and reviewing ideas.
At first glance, this seems like a logical starting point.
In reality, it often creates unnecessary confusion.
Many renovation projects begin with design before the board fully understands its objectives, budget, scope, or desired outcome.
As a result, significant time is spent evaluating solutions before the problem itself has been clearly defined.
The Typical Renovation Process
Many boards follow a process that looks something like this:
1. Decide the hallways need improvement.
2. Interview several design firms.
3. Review design concepts.
4. Discuss budgets.
5. Revise expectations.
6. Redesign portions of the project.
7. Reevaluate priorities.
While common, this process often results in frustration because the most important decisions are being made after design work has already begun.
The Problem With Starting With Design
Design is ultimately a solution.
Before evaluating solutions, boards should first understand:
Why they are renovating.
What they are trying to accomplish.
What level of investment is appropriate.
What the building can realistically support.
What priorities matter most.
Without that framework, every designer arrives with a different answer to a different question.
The result is often a collection of proposals that are difficult to compare and even harder to evaluate objectively.
Renovation Goals Matter
Not every corridor renovation is intended to accomplish the same thing.
Some projects are designed to maintain the building's current market position.
Others are intended to improve competitiveness and modernize the resident experience.
Still others are focused primarily on deferred maintenance.
Each objective leads to different decisions regarding scope, budget, materials, lighting, hardware, and overall design direction.
Until the objective is clear, evaluating design solutions becomes difficult.
Budget Should Inform Creative Direction
One of the most common causes of wasted effort occurs when design concepts are developed before realistic budget expectations are established.
If a board ultimately has funding for flooring, wallcovering, paint, and signage, spending months evaluating extensive lighting programs and hardware upgrades may not be productive.
Conversely, if the building intends to reposition itself within the market, limiting discussions to basic finish replacement may prevent valuable opportunities from being explored.
Understanding budget parameters helps focus creative energy where it is most likely to produce results.
Better Projects Begin With Better Information
The strongest renovation projects typically begin with understanding rather than design.
Understanding the building.
Understanding existing conditions.
Understanding market position.
Understanding resident expectations.
Understanding budget realities.
When those elements are established early, design becomes more focused, decisions become easier, and projects are more likely to achieve their intended goals.
Start With Clarity, Not Concepts
The objective of a corridor renovation is not to select a beautiful design.
The objective is to make the right investment for the building.
Design remains an essential part of that process, but it is most effective when guided by clear goals, realistic budgets, and a thorough understanding of the project.
The most successful renovations do not begin with concepts.
They begin with clarity.
Frequently Asked Questions
What is the correct order for a corridor renovation?
Objective, then existing conditions, then budget frame, then design, then documentation, then bidding, then construction. Most projects move budget to the fourth or fifth position, which is where the frustration comes from.
Why is design not the right first step?
Because design is a solution, and a solution produced before the problem is defined has to be revised once the problem becomes clear. Boards end up paying for the same design work twice.
What is a feasibility study and when is it worth it?
It establishes existing conditions, realistic scope, and a working budget before design begins. It is worth it when a board is not yet certain whether to renovate, at what level, or how to justify the investment to shareholders.
We already started with a designer. Is it too late to reset?
No, and it is usually cheaper to reset early than to continue on an undefined scope. Defining the objective and budget frame mid-process costs a pause. Discovering the mismatch during bidding costs a redesign.
Keep Reading
This article is part of the Corridor Renovation Guide. To see how KAID Design leads boards through the work, visit Corridor Renovation Design.
Planning a corridor renovation? KAID Design guides condo and co-op boards through the entire process, from feasibility study to final walkthrough. Start a conversation.