I feel this in my soul. I’m about halfway through my first beach house reno, and the “surprise” budget is more like a recurring nightmare than a line item. Here’s what I’ve learned (so far):
1. Whatever you think it’ll cost, add more. Like, a lot more. I started with the classic 10-15% buffer because that’s what the internet told me, but after discovering that my “solid” subfloor was basically a sponge and the previous owner’s idea of waterproofing was duct tape and hope, I’m now in the 20-25% camp. It stings less to have money left over than to be panic-Googling “how to DIY electrical safely” at midnight.
2. Inspections are worth every penny—even if you’re convinced you already know what’s wrong. I skipped one on a small addition because “how bad could it be?” Answer: very bad. Turns out, termites love salty air too. Now I treat inspections like an entrance fee to the beach house club.
3. Ventilation is not optional. I thought ceiling fans and open windows would do the trick, but after my closet started smelling like a forgotten gym bag, I caved and got a dehumidifier (and then another). Not glamorous, but neither is tossing half your wardrobe because of mildew.
4. The “just in case” fund isn’t just for big disasters—sometimes it’s for little stuff you never thought about, like replacing every single door hinge because rust waits for no one.
One thing I’ll mildly disagree on: sometimes it feels like no matter how much you plan, there’s always one more weird surprise lurking behind a wall or under a floorboard. Maybe that’s just part of the fun? Or maybe I’m just trying to convince myself it’s fun so I don’t cry into my spreadsheet again...
Anyway, if you’re budgeting for a beach house reno: pad those numbers, expect weirdness, and keep your sense of humor handy. You’ll need all three when you find sand in places sand should never be (like inside your light switches—true story).
