Things I Wish I Knew Before Committing to a Fixer Upper (Part 1)
If you’ve been following along, you already know—this house wasn’t a slow, carefully measured step for us. It was a full-on leap.
With our previous homes, we did everything “right.” We toured what felt like hundreds of houses, analyzed inspection reports like we were studying for finals, compared comps, and nitpicked all the easy-to-change things—paint colors, fixtures, appliances. We took our time.
And then this house came along and we did the exact opposite. One showing. Two days on the market. An offer with no inspection contingency. Looking back, maybe it was all that experience that gave us the confidence to trust our gut. Or maybe it was just the setting, the history, the feeling you can’t quite explain but somehow know to listen to.
Either way…something just felt right.
But I’d be lying if I said there wasn’t a moment—okay, many moments—of panic once our offer was accepted. Because once the excitement settled, the questions crept in. Had we been so charmed by the character and the peaceful surroundings that we completely overlooked the sheer amount of work this house would take? Did we just sign ourselves up for something way bigger than we were ready for?
That feeling didn’t really go away until we finished our first major renovation and had that “oh…we might actually be able to do this” moment. Since then, we’ve poured more hours (and dollars…so many dollars—there’s definitely a spreadsheet somewhere to prove it) into this house than I can count. And along the way, we’ve learned a few things.
1. Research and planning matter more than you think
If left to my own devices, my version of “planning” is sketching out a vision and immediately diving in headfirst.
Luckily for me, I married a planner.
Before every major project, my husband builds out a detailed spreadsheet—materials, quantities, costs, timelines. And those timelines? They’re not guesses. They’re built on hours of research: watching videos, reading tutorials, comparing products, creating models, and digging through forums trying to find someone—anyone—who has run into the same oddly specific issue we’re facing. Then, depending on the complexity of the project, he may make a Google Sketchup model to help visualize things and finalize measurements.
Because here’s the thing—you can’t estimate time if you don’t understand the steps. And you can’t understand the steps without doing the research. Sometimes you learn that a product only works within a certain temperature range. Or that you’ll need to shut off water or electricity for a full day. Or that permits are required for something you assumed was simple. (Perk of country living: we do get a little more flexibility being outside city limits.)
The point is—do the homework upfront. It won’t eliminate problems, but it will save you from a lot of avoidable ones. And don’t worry…there will still be plenty of surprises to keep things interesting.
2. It will take longer than you think
Sometimes those timelines spreadsheets I mentioned are spot on. More often…they’re optimistic.
We’re usually working with a crew of one—occasionally two or three if the kids can be roped into helping. Add in a full-time job, family life, weather, vacations, holidays, illnesses, and the general unpredictability of life, and suddenly that “two-week project” stretches out a bit.
Okay…a lot.
There will be interruptions. There will be setbacks. There will be moments when you just need a break. And the bigger the project, the more likely it is that all of those things will happen. I’ve shared before about the deck project that was nearly derailed by a rogue chunk of concrete—because of course it was. It’s never just straightforward.
So yes, set goals. Dream about that finished kitchen or bathroom. But also be prepared to wait a little longer than you’d like to actually enjoy it. And maybe—just maybe—accept that a few projects might linger unfinished for a while. (I’m looking at you, shoe molding in the office.)
3. You will make mistakes
We have stories. So many stories.
When you’re tackling projects you’ve never done before, using materials you’ve never used before, mistakes aren’t a possibility—they’re a guarantee.
Take our first bathroom renovation. I found this beautiful (and not cheap) grout that had subtle sparkles and was supposed to pull in tones from the tile. I was so excited about it. It felt like one of those little details that would make the whole space special. I couldn’t find many reviews, but it was labeled for use in showers, so…what could go wrong?
Initially, it looked great. And then our iron-heavy well water got to it. The staining showed up almost immediately. And when I tried to scrub it clean? The grout started coming out with it. Slowly, with each shower, it began eroding from the joints. Tiny gritty pieces underfoot every time we stepped into the tub causing a pang of anxiety every time I wanted to shower. Definitely not the spa-like experience I had imagined.
We thought maybe we mixed it wrong. So we tore out the worst section and redid it. Same result. So we tore it out again (which, if you’ve ever removed grout while trying to save tile, you know is not a task you want to do once, let alone twice) and replaced it with a more boring—but highly reviewed—option. Five years later? Still holding up perfectly. Lesson learned.
That same project also gave us the moment where I came downstairs to find my young son had used a loose screw to create some very enthusiastic “artwork” across our newly installed tub.
Did it feel like the end of the world in the moment? Yes.
Did I spend the next three days sanding and polishing out scratches? Also yes.
Was it actually the end of the world? Not even close.
When something goes wrong, take a step back and try to remember the big picture. Things are rarely as bad as they initially seem.
Some mistakes are yours. Some aren’t. Like the time an electrician drilled two large holes through a structural stud we had just installed (after consulting an engineer, no less). That one led to a quick round of panic, a lot of research, and a few follow-up calls to the engineer to make sure our fix wouldn’t cause bigger problems down the road.
Not every issue will be your fault—but you’ll still be the one figuring out how to fix it.
4. Projects will find you (even when you’re not looking)
No matter how carefully you plan your renovation list, things will move around.
Usually for one of three reasons:
You realize you can’t live with something
When we first moved into this place, I thought I could handle hauling laundry up and down two flights of stairs. I was wrong. That realization bumped the laundry room way up the priority list—because convenience wins every time when it comes to daily life.
Something happens to your house
Things break. Sometimes dramatically. I wrote a whole post about the broken pipe that turned into a new barn. Pipes, storms, hidden electrical issues, mold, wear and tear—it’s all part of owning a home, especially an older one. Sometimes a project isn’t a choice, it’s a necessity.
Life changes
Needs evolve. When COVID hit, my husband suddenly needed a functional work-from-home space. That didn’t require a full renovation, but it did force us to rethink how we were using our home. Families grow. Hobbies change. Opportunities pop up. And your house has to adapt with you. The best you can do is plan—but stay flexible.
5. Some things are just out of your control
And this one might be the hardest. You can plan well. Budget carefully. Do everything “right” and still run into issues.
We started planning our kitchen renovation in early 2020—great timing, right? Suddenly, everything shifted. We were limiting store visits, rethinking how and when contractors came into the house, and making decisions with way less in-person research than we would have preferred. Then came supply chain issues. Appliances were backordered. Timelines stretched.
And right in the middle of it all, we got hit by the Midwest derecho—with winds over 140 mph. Trees down, power out, cleanup everywhere. We were lucky compared to many, but it still threw a wrench into everything. And just when things started to stabilize, lumber prices skyrocketed in 2021, pushing our deck project further down the timeline.
It’s frustrating, because these are the things you can’t plan for but they’re part of the process.
If there’s one big takeaway from all of this, it’s this:
You can plan, research, and prepare all you want—and you should—but this kind of work will always ask you to adapt.
There will be delays. There will be mistakes. There will be unexpected detours. But there will also be those moments—standing back, looking at something you built with your own hands—where you realize it was all worth it. And somehow, that’s enough to keep you jumping into the next project.
Stay tuned for Part 2, and probably Part 3 because let’s face it, there was a lot that I didn’t know.
