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Tariffs can affect almost every material needed for renovation or remodel projects. From framing lumber or steel beams, to fixtures, wiring, plumbing, and even fasteners or paint. Prices can not only rise due to imported component costs, but also for domestically produced materials. Even when the materials themselves aren’t imported, domestic manufacturing costs have already increased, as tariffs raise the expenses and costs of maintaining manufacturing plants, supply chains, and logistics in general.
When working on renovations, remodels, or other projects over the next year or two, whether you are DIY’ing or hiring contractors, designers or architects, there are ways you can mitigate increased project costs due to tariffs, so that these rising prices don’t impact your project as drastically.
Tips, Tricks and Tactics;
MATERIALS
Ask for a “Bill of Materials” or a materials list as early as possible. As each design phase is completed you could get a bill of materials to begin procurement as early as possible, or alternatively, you could request a bill of materials around 60% design completion to get a head start on core supplies and materials needed for the project, while you await the fine tuned completed list at 90%-100% design completion.
Take that Bill of Materials and shop around for best prices and deals so that you can lock in lower rates. Most suppliers hold rates for up to 90 days. Don’t be afraid to negotiate for quotes that align with your construction schedule. This will allow you to place your orders early enough for timely delivery to prevent costly delays.
When choosing suppliers, go domestic and regional. Prioritize US-made products to reduce tariff exposure, freight costs, or shipping delays. Local mills, fabricators and skilled crafters, life cabinet makers, or electricians often offer faster turn-arounds and more custom design options.
Buy in bulk the core materials needed for your projects. Stock (in a dry storage if possible) supplies and materials like PPE, fasteners, drywall and insulation, early on in the project to avoid price escalation.
Look for tariff- resistant materials rather than imported products. For example, choose engineered lumber and beam products over metals or exotic woods. Use local quartz and domestic porcelain instead of marble or ceramics, as sustainable and affordable alternatives.
Reclaim and salvage where you can and not only avoid tariffs, but you can save a significant amount of money, and also eliminate waste. Habitat ReStores are a great source for materials, and it supports a great cause. You find reclaimed lumber, fixtures, and hardware, at places like salvage yards, and even online resale platforms.
Expect some need for redesign and substitutions. I think you’ll find some materials may become scarce, especially if they are imported, while domestic suppliers could possibly get overwhelmed, increasing lead times. Stay flexible on brands, finishes and colors to avoid delays or higher prices.
Understand that regional variability differs. Areas with strong manufacturing industries may experience less impact, where imported-dependance regions may see a higher cost volatility.
DIY’ING
Take on non-technical tasks, like painting, light demolition, and landscaping. Depending on your skill level, time and tools available, you can take on work that requires minimal skills, like installing trim, hanging doors, assembling cupboards but be sure to leave anything like plumbing, electrical and structural changes or upgrades to professionals or licensed pros.
Substitute high end touches, with craftsman alternatives. This is a great time for the craftsman attitude to return, and where you want imported tile, you could instead hand paint US procured tile yourself. In lieu of imported wallpapers, vinyls, or wall finishes, you can do something like limewash, or stenciling.
Repair and refinish instead or replace. Things like old cabinets, cupboards, furniture, trim, baseboards, and even doors can all often be repaired and refinished, over being replaced. If you're set on a new look, you can simply change the color and upgrade the hardware.
Make your own soft furnishing like curtains, pillows, or cushions using locally sourced or repurposed fabrics. You could also use reclaimed fabrics and frames to make things like acoustic panels for walls, fabric covered room dividers, cabinet liners and more.
PROFESSIONALS
Request itemized, transparent bids and estimates. Ask contractors to separate labor, materials and other overhead so that you can review for materials tariff exposure, sourcing strategies, and markup and differences.
Be sure to compare the bids not just for price, but for sourcing stability. A slightly higher bid from a contractor with a stable domestic supply chain may be worth the extra money, in that it may be safer than relying on varying costs on imports and delays that may follow.
When you negotiate the contract, be sure to include escalation and substitution clauses, with clear and objective language, allowing for material cost adjustments, beyond an agreed threshold, but within your tariff contingency limit. Be sure to include “or equal” specifications, allowing architects, designers or engineers to spec materials that allow alternatives that meet equivalent requirements and maintain the design intent while controlling costs. Be sure to define if you want to review and approve each alternative, or leave it up to the professional. I would recommend reviewing and approving any aesthetic elements, while and structural, electrical, mechanical, or plumbing you leave to professionals to decide.
Schedule and maintain regular reviews of current expenses against the projected costs, and where you stand within your budget, and project timeline. Keep in communication with the project purchasing team to stay on top of current costs, lead times and any potential changes that may need to be adjusted for in the budget.
TIMING
Monitor trade and market conditions as you receive quotes and estimates. Keep an eye on tariffs as they develop and material costs that are impacted. Adjust timing of project and material purchases as needed.
Plan a phased construction and prioritize essentials over aesthetics for now. If you focus your budget on structural, mechanical, and waterproofing systems now, you can come back later with optional aesthetic upgrades later.
Time your project strategically and consider that off-season renovations, usually from late fall through the winter, can bring lower labor rates, and less demand for materials, which in turn means less competition for procurements, lowering prices and shortening lead times.
Be aware of lead times and plan work around expected arrival of components, things like electrical, mechanical and metals will most likely have the longest delays, so make sure you have secured them well before that phase of the project is due to start.
Be flexible. Consider what can’t wait, and what can, and be patient and flexible in order to get the most bang for your buck and avoid unnecessary costs.
OTHER
Be conservative with your budget and build in a tariff contingency. I usually recommend a 15% buffer for a budget on a standard project, with tariffs I would recommend a 10-20% contingency on top of the 15% buffer. Specifically this 15% would be applied to tariff specific materials like metals, imported finished, and specialty fixtures.
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