Renovation budget for a 170 m² apartment in Zurich — second opinion?

[mina.reese]

One approach is to add a generous contingency to every quote; the other is to investigate first and tighten the allowance as the unknowns disappear. I am unsure which is more sensible for a 170 m² Zurich apartment where the preliminary total is CHF 341,100.

The renovation includes new work to the kitchen and wet rooms, replacement finishes, decoration, an electrical review and some energy-related improvements. There is no planned extension. Contractors have omitted different things, however, so their totals are not directly comparable.

Before choosing finishes, I want to establish plumbing access, moisture conditions, the true electrical scope, required approvals and any materials with long lead times. Which building plans, surveys or written exclusions would you insist on seeing before setting the contingency and programme?

 

[friendly_cairn]

Before opening anything up, I would carry roughly 15–20% rather than treating the quoted total as settled. Ask every contractor to price against the same scope and identify exclusions for demolition, disposal, protection of common areas, making good, temporary services and work discovered behind finishes.

How old are the bathrooms and electrical installation, and can the building provide plans showing shared pipes or services? Those answers could change the sequence considerably.

 

[quinn_wood]

I wouldn’t automatically hold 20% through the whole project; that can conceal an incomplete scope. Start with a larger allowance, then reduce it only after targeted investigations and firm quotations.

For an apartment, confirm where plumbing can actually be accessed, inspect wet areas for moisture, and establish whether proposed electrical and energy work affects shared building systems. Also ask who handles any building approvals or permits, when decisions are required, and which materials must be ordered before demolition. A written programme linking surveys, approvals, orders and opening-up work will reveal more than another headline price.