Happy Friday! Welcome to our newest and latest update to our client offerings — Friday Blogs. We wanted to start doing this as a way to connect with our clients and partners and educate them on the construction field. We want you to feel ready when it’s time to do your renovation!
So, let’s talk about the dreaded “unseen work.” At face value, unseen work relates to anything that is under the surface or “unseen.” But contractors frequently use this term in their quotes and contracts. So let’s explain what it means and how it works.
When we quote your project — let’s say a kitchen renovation — there are often unseen items that pop up during the process. For example, we might start demoing your kitchen and discover that the old framing is uneven and the framing is rotten underneath. This is what we call unseen work. Unfortunately, this is something that couldn’t be seen prior nor anticipated. When we come across unexpected issues like this, we always bring it to the homeowner’s attention and figure out the best plan of attack.
*This photo is an image from our project in Dorchester. When we opened up the kitchen walls we found that the siding & framing underneath were fully rotted. We had to reframe & replace all the rotted & damaged wood here in the rough phase.*
Does Unseen Work Cost More?
Yes. The reality is that anything not included in your contract will be an additional cost. We do our best to work with our clients to minimize budget impacts, but when these issues arise, it’s crucial to correct them according to today’s building codes. These codes are written for your protection — ensuring your home is safe, functional, and up to standard.
How Can You Plan for Unseen Work?
A good rule of thumb for construction projects is to have a 20% budget surplus set aside to cover unexpected costs. This buffer can cover not only unseen work but also any extra design features you may want to add on later. If you don’t spend it, great! But it’s there just in case.
For example, what if we open your kitchen walls and find $10,000 worth of framing that must be redone? Without proper planning, this could become a major financial strain. But with a contingency fund, you’re prepared for these surprises.
What If You Don’t Have Extra Funds Available?
If you’re at the top of your budget, don’t worry. Many companies, including ours, partner with financing providers to offer short- or long-term loans for situations like this. These financing companies work directly with you (the homeowner) to ensure you have the funds you need to complete your project. We don’t see any of your personal financials, but they handle approvals and payments to ensure your renovation stays on track.
At DHI Construction & Design, our goal is to make your renovation process as smooth as possible. Understanding unseen work and preparing for it can help you feel confident throughout your project. If you have questions or concerns, we’re always here to guide you!
