Renovation Tips for Nantucketers

Most construction and renovation projects on Nantucket happen in the fall, winter, and spring. It’s always a race to get things wrapped up before homeowners return to their residences for the summer or tenants are scheduled to arrive.

If you are renovating from afar, you will want to establish simple and effective ways to communicate remotely, along with a clear schedule for working with your contractor. Since communication will replace in-person site visits, plan ahead on how you will stay in touch. Will it be frequent texts with photos? Detailed daily emails? Weekly calls through phone, Zoom or FaceTime, with photos shared beforehand? Some clients set up drop cams (like a time-lapse or security camera) to monitor progress.

If you’re thinking about a major renovation at your Nantucket property, here are a few key things to keep in mind.

1. Start Planning Early

Give yourself at least a year to plan. Define exactly what you want to accomplish—whether it’s refreshing bathrooms, refinishing floors, updating the kitchen, or replacing the roof. The more detailed your plans are upfront, the fewer costly changes you’ll need to make later.

Hiring an architect is a smart move. They’ll help you create clear, detailed plans, reducing headaches down the road. You may also want to bring in a project manager and an interior designer. A designer will guide material selections and coordinate logistics, while a project manager ensures everything stays on track and keeps you updated.

2. Check for Necessary Permits and Approvals

Before you begin, confirm with a general contractor (GC) or architect whether your project requires special permits or approvals.

• Interior work (such as structural changes or demolition) requires a building permit, which takes about 2-4 weeks to process through Nantucket Planning and Land Use Services (PLUS).
• Exterior work (roofing, siding, decks and porches, new windows and doors, exterior trim, gutters, foundation) first needs approval from the Historic District Commission (HDC)—also about 2-4 weeks—before applying for a building permit.

3. Hire a Reputable General Contractor

Nantucket has plenty of great GCs, but choosing an experienced one is crucial. When interviewing, ask: Have they done similar projects before? Can you see examples of their work? How many other projects will they have going during your renovation? How do they handle invoicing, and how often will you get progress updates?

Expect a 15%-20% markup on materials and trades they source. If the GC’s crew is handling the work directly (demolition, interior/exterior carpentry, general labor and cleanup, etc.), hourly rates typically range between $75-$90 per hour.

4. Verify Licensing and Insurance

Before signing a contract, ensure your GC is licensed and fully insured. Ask for proof of insurance, including a Certificate of Insurance. To protect yourself further, request to be added as an additional insured on their policy—this helps shield you from liability if something happens on-site.

5. Request a Detailed Estimate

A GC will usually take 4-6 weeks to provide a final estimate. This timing is due to having to gather bids from subcontractors (electricians, plumbers, painters, plasterers, carpenters, etc.), who take time to review the plans and submit quotes. If some subs are busier than others, this can stretch the timeline a bit.

6. Budget Accordingly

Renovations on Nantucket can get expensive, and costs sometimes go over initial estimates. Price increases in materials, unexpected work, and change orders can all add up. Here’s a rough idea of local subcontractor rates:

• Electricians: the range is $200-$300 per hour (apprentice vs. master electrician)
• Plumbers: the rates range between $175- $230 per hour
• HVAC Work: typically priced per job
• Painters: the range is between $55- $65 per hour

7. Set Realistic Timelines

Delays are common, so discuss expectations with your GC. Make sure their schedule aligns with those of their subcontractors and allow some buffer time for any hiccups along the way.

8. Enjoy the Results!

Once the project is complete, take a moment to appreciate your updated space—and maybe even start dreaming about your next project! If you need any extra info about building or renovations on the island, do not hesitate to reach out. I would be happy to connect you with a trusted trade professional from my extensive local network.