Setting contingency and sequencing for a 95 m² Bengaluru condo renovation

[teaAndStory]

The broad works and dimensions are clear; the condition behind the finishes is not. I am using ₹8,806,000 as an initial budget for a 95 m² Bengaluru condo, covering a new kitchen and bathrooms, floor and wall finishes, circuit investigation and limited efficiency improvements. No extension is proposed.

Before pricing, I want the bidders to identify moisture, access to concealed plumbing, the true extent of electrical remedial work and every exclusion. Material lead times could also upset the sequence. What inspections or drawings would let me replace allowances with firm scope, and how much contingency would you keep separate until the wet areas and circuits have been opened or tested?

 

[timber.lucky]

At this stage I would ring-fence roughly 15% rather than absorb contingency into individual trade allowances. The expensive surprises are likely to appear after opening wet areas or testing circuits. Ask bidders to state separately what they assume about waterproofing removal, concealed pipe replacement, distribution-board work, debris disposal, protection of common areas and making good after electrical or plumbing access.

 

[wren_sage]

Is the condo occupied, and do you have reliable electrical and plumbing drawings? Also find out whether bathroom and kitchen lines can be accessed from your unit or involve shared risers. That changes both sequencing and the risk of delays. I would test for moisture before ordering flooring or cabinetry, then settle the electrical and plumbing routes before closing walls.

 

[StillPorch]

I would not choose the contingency percentage until the ₹8,806,000 estimate is broken into quantities, allowances and exclusions. Fifteen percent can be ample for a defined scope and inadequate for a vague one. “Electrical checks” is especially loose: inspection only, selected repairs, or broader replacement? The same applies to moderate energy upgrades. A larger reserve does not fix an unclear contract.

 

[EarlyBrick]

Build a short pre-construction schedule around decisions that can block everything else: condo-management permissions, any required permit timing, intrusive inspections, final service layouts and materials with long lead times. Then phase the work as investigation and demolition, water/electrical repairs, waterproofing and testing, wall closure, fixed finishes, cabinetry, and finally paint and cosmetic items. Require the contractor to identify owner-supplied materials and excluded reinstatement work before comparing prices.