Testing a PHP 18.07m renovation budget and 90-day programme for 45 m² in Manila

F

field.sage

Property investor
Established
I’m testing a preliminary PHP 18,070,000 budget for renovating 45 m² of a small multifamily property in Manila, with a 90-day programme. The scope covers the kitchen, bathrooms, flooring, paint, electrical checks and moderate energy upgrades, but no structural extension.

My bigger concerns are sequencing and hidden conditions rather than finish selection. What contingency would people carry, and what should I ask the surveyor and contractors about plumbing access, moisture, electrical scope, exclusions, permits and material lead times?
 
To clarify, the 45 m² is the area currently included in the working scope, and PHP 18,070,000 is the preliminary total being tested rather than an accepted contractor quotation. I want to separate actual construction cost, allowances and contingency before deciding whether the 90-day programme is credible.
 
Before choosing a contingency percentage, reconcile that total line by line. PHP 18.07m over 45 m² is roughly PHP 401,556 per m², so the first question is what sits outside the visible renovation work. Does it include professional fees, temporary accommodation, appliances, permit costs or unusually large provisional sums? Also, will any part of the multifamily property remain occupied during the work?
 
I would ask for targeted opening-up rather than relying only on a visual survey: inspect beneath wet-area finishes where possible, establish how plumbing runs can be reached, look for active and historic moisture paths, and identify whether the electrical checks could turn into replacement work. Have each contractor state what happens if concealed pipes, wiring or damaged substrate are found.
 
The 90 days may be the tighter constraint. Even without an extension, bathrooms and kitchen work can stall each other if they share plumbing routes or access. Build the programme backward from long-lead materials, permit timing and required inspections, then show when selections must be frozen. A contractor promising 90 days should provide a sequence, not just a start and finish date.
 
I wouldn’t automatically add a very large contingency to an already high preliminary number. That can conceal weak estimating. Spend part of the preconstruction effort reducing uncertainty, then carry contingency only against risks that remain. Keep client changes separate from concealed-condition contingency, otherwise finish upgrades will consume the money intended for plumbing or moisture problems.
 
Contractor exclusions matter as much as the headline price. Ask who pays for demolition disposal, protection of common areas, temporary water or power arrangements, testing, making good after electrical and plumbing access, permit-related revisions, and work outside normal hours. Also ask whether material substitutions need written approval and whether the 90 days assumes every specified item is available on day one.
 
Agreed on exclusions, but I’d go further: issue the same scope and schedule assumptions to every bidder. Require separate figures for fixed work, allowances and optional items. If one contractor includes full bathroom substrate replacement while another assumes patching only, their totals are not comparable even if both descriptions say “bathroom renovation.”
 
Permit timing should be confirmed locally before treating the programme as fixed, because the required path can depend on the exact work and building circumstances. I would put a decision date beside every permit, access and procurement item. For sequencing, investigate wet areas first, resolve electrical and plumbing routes next, and avoid closing walls or laying final finishes until testing is complete.
 
The 90-day programme is the detail that changes my view of the contingency. A percentage alone will not protect the schedule if plumbing access or permit timing remains unresolved when work starts.

I would make a brief risk table listing each unknown, the investigation needed, who pays if the assumption is wrong, and the final decision date that preserves the programme. Put moisture, concealed substrates, electrical capacity and wet-area access at the top. Once those items have been opened up, tested or priced, you can set the contingency against identifiable risks rather than an arbitrary allowance.
 
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