Updated October 2026. A during-and-after checklist for a home renovation: permits, lien papers, lead-safe work, cleanup, records for taxes and what buyers ask about later.
During a renovation, track four things: the permit, the payments, the change orders and the photos. After it, close the permit, walk a punch list, clean, and file every receipt. Those receipts matter: the IRS lets you add improvements to your home’s basis, which can cut the tax when you sell. In Florida, jobs over $2,500 need a notice of commencement before work starts.
Jump to: 🪜 Before day one · 🏠 During the work · ⏱️ After the work · 💲 Records and taxes · 📸 If you sell · ❓ FAQ
Key takeaways
- In Florida, an owner must record a notice of commencement before starting most improvements over $2,500 (s. 713.13, Florida Statutes).
- Paid work that disturbs paint in a pre-1978 home must be done by an EPA-certified firm under the RRP Rule.
- Additions and improvements raise your home’s cost basis, per IRS Publication 523, so keep every invoice.
- In NAR’s 2025 report, a new steel front door recovered an estimated 100% of its cost at resale.
A renovation is exciting. You get a space that fits how you live. It’s also a project with a lot of moving parts, and the steps people skip are usually the boring ones: paperwork, cleanup and records. Here’s what to do while the crew is working and right after they leave, so the job lasts and still looks good when you sell.
What should be in place before work starts?
Start with a written plan: the budget, the timeline, the materials and who does what. Add a cushion of money and time for surprises. Opening a wall often turns up rot, old wiring or a leak no one knew about.
Then check your contractor. Confirm the license with your state board and ask for proof of liability and workers’ comp insurance. Get the scope, the price and the payment schedule in writing. Our list of 8 Important Things You Should Know Before Renovating goes deeper on this stage, and if tile is involved, read How To Hire A Tile Contractor for Bathroom Renovations.
Plan the cleanup now, too. Dust from drywall and sanding gets everywhere. If you don’t have time for it, look at post-construction cleaning services in NYC and the surrounding areas, or a similar crew where you live, and book them for the week the job ends.
Florida owners: the notice of commencement
Florida’s construction lien law protects people who work on your home. Under section 713.13, Florida Statutes, an owner must record a notice of commencement with the county clerk before starting an improvement, and post a copy on the job site. Jobs with a direct contract price of $2,500 or less are exempt from most of that part of the law (s. 713.02). Many building departments ask for the recorded notice before the first inspection.
What should you do during a renovation?
Keep the permit and inspections on track
The permit card should be on site, and each inspection should pass before walls close up. Ask the contractor to text you after each one. A failed inspection found late costs more to fix than one found early.
Pay against progress, and get lien releases
Pay for work that’s done, not work that’s promised. When you pay, ask for a written release of lien from the contractor, and from big suppliers and subs if they sent you a notice. That way no one can file a lien on your home after you’ve paid the general contractor.
Put every change in writing
Changed your mind on the tile? Moved an outlet? Write a short change order with the new price and sign it. Most renovation fights start with “but you said.”
Watch for lead in older homes
About three-quarters of U.S. homes built before 1978 still contain some lead-based paint, says the EPA. Its Renovation, Repair and Painting Rule requires anyone paid to disturb painted surfaces in those homes to be certified and to use lead-safe work practices. Ask your contractor for the firm’s certification. The rule generally doesn’t apply to owners doing work on their own home.
Take pictures of the progress
Photograph each stage: the open walls, the new pipes and wires, the framing before drywall. It’s fun to look back on. It’s also proof of what’s inside the walls, which helps with future repairs, insurance claims and buyers’ questions.
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Buy a home →What should you do after the renovation is finished?
- Get the final inspection and make sure the permit is closed, not just “finaled” on paper.
- Walk the job with the contractor and write a punch list of small fixes, with a date to finish them.
- Hold back the last payment until the punch list is done and you have a final lien release.
- Collect warranties, manuals and paint colors in one folder.
- Do a deep clean, including vents and HVAC filters, since fine dust sits there for weeks.
- Call your insurer and update your coverage if the job added value.
New finishes need care in the first months. Grout may need sealing, new wood floors may need felt pads, and some paints need weeks to fully cure. If the job was a kitchen, our guide on choosing materials for your kitchen renovation covers how each surface wears. For baths, see Having Your Bathroom Renovated? Here Are The Details You Should Consider First.
Which renovation records should you keep for taxes?
Keep the contract, invoices, proof of payment, permits and lien releases. IRS Publication 523 says improvements are work that adds value, extends the home’s life or adapts it to new uses, and you add their cost to your basis. Its examples include additions like a bedroom, bathroom, deck or porch, landscaping, a fence or a pool, and systems like new heating or central air.
Routine repairs, like fixing a leak or repainting a room, usually don’t count unless they’re part of a larger project. A higher basis means a smaller taxable gain when you sell. Most owners of a main home can also exclude up to $250,000 of gain, or $500,000 for married couples filing jointly, per the IRS.
| Document | Why keep it |
|---|---|
| Contract and change orders | Shows the scope and the final price |
| Invoices and proof of payment | Supports the cost you add to your basis |
| Permit and final inspection | Buyers, lenders and appraisers ask for it |
| Lien releases | Shows everyone was paid |
| Warranties and manuals | Transfers to the next owner |
| Progress photos | Shows what’s inside the walls |
How does a renovation affect a future sale?
Some projects pay back better than others. In the 2025 Remodeling Impact Report from NAR and the remodeling industry group NARI, a new steel front door recovered an estimated 100% of its cost. A closet renovation came in at 83%. Agents most often told sellers to paint the whole home before listing (50%). You can see how other renovation projects compare on cost before you start the next one.
Buyers will ask about permits. An open or missing permit can hold up a closing or make a lender nervous. That’s why the closed permit and your folder of records matter as much as the new counters. Our common home renovation mistakes when selling covers the projects that don’t pay back.
When you’re ready, a flat fee MLS listing with Beycome puts the home on the MLS for $99, with $0 due to Beycome at closing, and lets you post as many photos as the MLS allows. Use them to show the finished work. If you’re buying next, see our Tips for Home Buyers and the full home renovation checklist.
Frequently asked questions
What should I do during a home renovation?
Keep the permit and inspections on track, pay against finished work, get lien releases, sign every change order and photograph each stage.
What should I do after a renovation is complete?
Close the permit, walk a punch list, hold the last payment until it’s done, deep clean, file warranties and update your insurance.
Do I need a notice of commencement in Florida?
For most improvements over $2,500, yes. Section 713.13 requires the owner to record it with the clerk and post a copy on site before work starts.
Can I deduct renovation costs when I sell my house?
Not as a deduction, but improvements add to your basis per IRS Publication 523, which can lower the taxable gain. Routine repairs usually don’t count.
How long should I keep renovation receipts?
At least as long as you own the home, plus the years after the sale that your tax return can be reviewed. Ask a tax pro for your case.
Which renovation recovers the most at resale?
In NAR and NARI’s 2025 report, a new steel front door was estimated to recover 100% of its cost, ahead of a closet renovation at 83%.
Cost recovery figures are estimates from NAR and NARI’s 2025 Remodeling Impact Report; your results depend on your market and home. Statutes as read October 27, 2026; local permit rules vary. Beycome prices as of October 2026; “$0 at closing” means no Beycome fee at closing, while title, taxes and any buyer-agent compensation you agree to still apply. General information, not legal or tax advice.
Sources
- Section 713.13, Florida Statutes, notice of commencement, read October 27, 2026.
- Section 713.02, Florida Statutes, $2,500 exemption, read October 27, 2026.
- EPA, Lead Renovation, Repair and Painting Program, read October 27, 2026.
- IRS Publication 523, Selling Your Home, read October 27, 2026.
- IRS Topic 701, Sale of your home, read October 27, 2026.
- NAR, 2025 Remodeling Impact Report news release, read October 27, 2026.
- Beycome, listing package features, October 2026.
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