Is £113,000 enough for a 2,050 sq ft Manchester flat renovation?

[miro_tools]

After 83 days working through the figures, I need to decide whether to proceed with a £113,000 plan or reduce the specification before seeking firm quotes. Cutting now may protect the budget; cutting too early could create awkward compromises across a 2,050 sq ft flat.

The proposed work covers the kitchen, bathrooms, floors, decoration, electrical testing and modest energy improvements, without an extension. My larger concerns are plumbing access, moisture, contractor exclusions, building approvals and the order of work. What would need to be investigated before setting the contingency, and which items should be priced as separate risks rather than buried in allowances?

 

[EasyBench]

I would not choose the contingency percentage until contractors separate fixed allowances from genuinely uncertain work. Ask each bidder who pays for opening and making good walls, moving plumbing, electrical remedial work after testing, waste removal and protection of common areas. Also confirm whether kitchen and bathroom figures include supply, fitting and all associated trades. Those exclusions can matter more than the headline quote.

 

[coffeeAndCompass]

Ordering finishes now protects the programme but risks choosing layouts before the hidden work is understood. Waiting for every answer protects the budget, yet could create delays if materials or building approval take time. Neither route is attractive without knowing whether the flat is occupied, what access the building permits and whether noisy work or service alterations need consent.

I would stage it instead: establish plumbing routes, moisture condition and electrical remedial needs first, then fix the kitchen and bathroom layouts. Only after that would I release finish orders and set the contingency against the remaining unknowns.