First Time Home Reno

[aubrey 0]

Hi there. stumbled upon this forum while looking for some ID/Contractors online regarding reno works.

I stay at Blk 264, Waterloo St. its the old type of 3 rm hbd (toilet and bath area split into two rooms, no MBR toilet)

I've stayed here all my life (i'm 23) and now we are thinking to reno the place since it has never been reno before. yup im serious. cos my family dont have a lot of money but now our finances are better and im working so we can afford it.

hence would like to know if anyone can advise how much does it costs to reno the following essentials:

lay floors in living rm, 2 bedrms and kitchen with tiles (think my house currently uses vinyl tiles, not very sure)

lay kitchen with wall tiles

install kitchen cabinets

redo the toilet and shower area

paint the house over

some simple touches to spruce up the house, dont need a total makeover to a theme since we are on tight budget.

lights n wiring, in our erroneous decision, has been done first instead. its a mistake!

just wondering if anyone happens to know any quote for such a project?

any help is appreciated!

[aubrey 0]

to update, have received a quote from a contractor. it's about $16k, i will post up the breakdown the moment i get it. is it ex? he loosely quoted me $2k per bathroom/toilet.. seems ex.

[rendell 0]

Hi there. stumbled upon this forum while looking for some ID/Contractors online regarding reno works.

I stay at Blk 264, Waterloo St. its the old type of 3 rm hbd (toilet and bath area split into two rooms, no MBR toilet)

I've stayed here all my life (i'm 23) and now we are thinking to reno the place since it has never been reno before. yup im serious. cos my family dont have a lot of money but now our finances are better and im working so we can afford it.

hence would like to know if anyone can advise how much does it costs to reno the following essentials:

lay floors in living rm, 2 bedrms and kitchen with tiles (think my house currently uses vinyl tiles, not very sure)

lay kitchen with wall tiles

install kitchen cabinets

redo the toilet and shower area

paint the house over

some simple touches to spruce up the house, dont need a total makeover to a theme since we are on tight budget.

lights n wiring, in our erroneous decision, has been done first instead. its a mistake!

just wondering if anyone happens to know any quote for such a project?

any help is appreciated!

Hi Aubrey,

IMHO, if you want to have a simple make-over, you should drop off tiling, it will save you 50% of the reno cost.

My Suggestion for the simple make-over:

1. Paint ceiling/walls - $900

2. Change 2x bedroom doors - $500

3. Change 2x toilet door to bi-folding - $320

4. Simple New Kitchenette - $3000

5. Change 3x ceiling lights - $500

5. Change basin/toilet bowl - $900 (optional)

6. Change new stainless pipe system - $600 (optional)

7. Replace window grills to white-powdered coated frame - $2000 (optional)

Since you have just started working only, I suggest you start by painting and changing the furnitures room by room. I don't recommend any major overhaul for old estate because an enbloc is possible and your reno may go to waste.

If you want to increase the sales price of your property, the above is what the valuator is looking for.

Ren

[aubrey 0]

Hi Aubrey,

IMHO, if you want to have a simple make-over, you should drop off tiling, it will save you 50% of the reno cost.

My Suggestion for the simple make-over:

1. Paint ceiling/walls - $900

2. Change 2x bedroom doors - $500

3. Change 2x toilet door to bi-folding - $320

4. Simple New Kitchenette - $3000

5. Change 3x ceiling lights - $500

5. Change basin/toilet bowl - $900 (optional)

6. Change new stainless pipe system - $600 (optional)

7. Replace window grills to white-powdered coated frame - $2000 (optional)

Since you have just started working only, I suggest you start by painting and changing the furnitures room by room. I don't recommend any major overhaul for old estate because an enbloc is possible and your reno may go to waste.

If you want to increase the sales price of your property, the above is what the valuator is looking for.

Ren

Yup that was my major concern as well, im afraid that govt may decide to enbloc my place since this is "hot area" hopefully someone can shed light if they have info on this.

i definitely need some new flooring as my "rubber tiles"has cracked and the kitchen floor is bare cement. i have the lights done and the elec wiring done.

my mom's concept is that since we are gonna do it, might as well do a good and lasting job once and for all and wants to get tiles but i am fine with laminate flooring. havent gotten quotes yet. the reno ppl are quite slow...

[rendell 0]

Yup that was my major concern as well, im afraid that govt may decide to enbloc my place since this is "hot area" hopefully someone can shed light if they have info on this.

i definitely need some new flooring as my "rubber tiles"has cracked and the kitchen floor is bare cement. i have the lights done and the elec wiring done.

my mom's concept is that since we are gonna do it, might as well do a good and lasting job once and for all and wants to get tiles but i am fine with laminate flooring. havent gotten quotes yet. the reno ppl are quite slow...

Hi,

Glad you see my point, enbloc is hard to predict. But right now, since economy is so bad, the government may increase construction spending (the invisible hand). So enbloc will be quite likely in the next 1-5 years for your area. Typically if your flat is more than 40years old, you risk getting an enbloc anytime.

However, I think just listen to your mum, and let her be happy. If she wants the reno, just do it for her. Life is short, you should let the one around you be happy while they are still around.

Just to help you with the estimation:

1. Tiling for each of your bathroom and toilet cubicle will cost $2000 each.

2. Kitchen floor, is around $2.5k plus $2.5k for walls.

Since you are on budget, I don't want you blur blur kenna chop head by people. If you don't mind, can you provide us with dimension like total floor area, room area, kitchen and bathroom area so that we can help you do the estimate for the tiling or laminate floor. Better to get a few quotes first before you proceed.

[aubrey 0]

hi rendell,

are u a contractor / ID or something??

And also, here's one of the quotes that i've got, will appreciate it very much if anyone can advise if its expensive or what. i get the feeling that its not very detailed tho..

#01

2.0 : Demolition Works

2.1 To supply labor to hack wall tile for kitchen & toilet $500.00

2.2 To supply labor to hack kitchen & toilet flooring $280.00

2.3 To supply labor to hack skirting for living & bed room $200.00

SUB-TOTAL : $980.00

3.0 : Plumbing Works

3.1 To supply & run stainless steel pipe $650.00

3.2 To supply labor to joint in/out let pipe $150.00

3.3 To supply labor to install toilet accessories $30.00 -will ask if can knock off

3.4 To supply labor to install heater $50.00 -will ask if can knock off

SUB-TOTAL : $880.00

4.0 : Masonry Works

4.1 To supply & lay wall tile for kitchen to ceiling high $1,800.00

4.2 To supply & lay wall tile for both toilet to ceiling high $1,800.00

4.3 To supply & lay kitchen & toilet flooring $980.00

4.4 To supply & apply water proofing membrane $150.00

4.5 To supply & construct cabinet base with tile skirting $180.00

4.6 To supply & construct fridge base with tile finish $80.00

4.7 To supply & construct washing machine base with

tile finish $80.00

4.8 To supply & construct kitchen entrance top hung

with hollow block $180.00 -whats this?!?

SUB-TOTAL : $5,250.00

5.0 : Laminate Works

5.1 To supply & lay laminate flooring **** & 2 room $1,500.00

SUB-TOTAL : $1,500.00

6.0 : Miscellaneous Works

6.1 To supply & paint whole house ( non oriental paint ) $850.00 -whats oriental paint

6.2 To supply & plaster for whole house $1,000.00

6.3 To supply & install 1 set stainless steel rubbish chute $180.00

6.4 To apply for renovation permit $150.00 -can do away w it?

6.5 To haulage material to unit $300.00

SUB-TOTAL : $2,480.00

7.0 : Door Works

7.1 To supply & install 2 pcs classic door $320.00

7.2 To supply & install tampered glass sliding door at kitchen $650.00

SUB-TOTAL : $970.00

8.0 : Aluminum / Wrought Works

8.1 To supply & install 2 set naco window $400.00

8.2 To supply & install casement window at master room $200.00

8.3 To supply & install aluminum grills for whole house $436.80

8.4 To supply & install 1 set wrought iron gate $400.00

8.5 To supply & install 2 set bi-fold door $360.00

SUB-TOTAL : $1,796.80

9.0 : Carpentry Works

9.1 To supply & install 31 ft kitchen cabinet with ABS

trimming & laminate finish $2,790.00

9.2 To supply & install 15 ft solid surface work top $1,040.00

9.3 To supply & install 10 ft wardrobe at master room

with glass sliding door $230.00 -believe he type wrong

9.4 To supply & install 7 ft wardrobe at room 2 with

glass sliding door $1,610.00

9.5 To supply & install 8 ft study table at room 2 $800.00

SUB-TOTAL : $6,470.00

GRAND TOTAL : $20,326.80

cheap/ex/reasonable

[rendell 0]

Hi Aubrey,

#01

2.0 : Demolition Works

2.1 To supply labor to hack wall tile for kitchen & toilet $500.00

2.2 To supply labor to hack kitchen & toilet flooring $280.00

2.3 To supply labor to hack skirting for living & bed room $200.00 FOC

SUB-TOTAL : $980.00

3.0 : Plumbing Works

3.1 To supply & run stainless steel pipe $650.00

3.2 To supply labor to joint in/out let pipe $150.00

3.3 To supply labor to install toilet accessories $30.00 -will ask if can knock off FOC

3.4 To supply labor to install heater $50.00 -will ask if can knock off FOC

SUB-TOTAL : $880.00

4.0 : Masonry Works

4.1 To supply & lay wall tile for kitchen to ceiling high $1,800.00

Price of tiles psf?

4.2 To supply & lay wall tile for both toilet to ceiling high $1,800.00

Price of tiles psf?

4.3 To supply & lay kitchen & toilet flooring $980.00

Price of tiles psf?

4.4 To supply & apply water proofing membrane $150.00

FOC

4.5 To supply & construct cabinet base with tile skirting $180.00

4.6 To supply & construct fridge base with tile finish $80.00

4.7 To supply & construct washing machine base with

tile finish $80.00

4.8 To supply & construct kitchen entrance top hung

with hollow block $180.00 -whats this?!?

The piece of wall on top of kitchen door

SUB-TOTAL : $5,250.00

5.0 : Laminate Works

5.1 To supply & lay laminate flooring **** & 2 room $1,500.00

floor area? skirting? material type?

SUB-TOTAL : $1,500.00

6.0 : Miscellaneous Works

6.1 To supply & paint whole house ( non oriental paint ) $850.00 -whats oriental paint

Non Japanese

6.2 To supply & plaster for whole house $1,000.00

a lot of cracks? or inclusive of ceiling cornice?

6.3 To supply & install 1 set stainless steel rubbish chute $180.00

6.4 To apply for renovation permit $150.00 -can do away w it?

Under HDB guideline, have to be applied and cost pay by owner

6.5 To haulage material to unit $300.00

SUB-TOTAL : $2,480.00

7.0 : Door Works

7.1 To supply & install 2 pcs classic door $320.00

Classic door with door knobs and door frame?

7.2 To supply & install tampered glass sliding door at kitchen $650.00

glass dimension? Thickness?

SUB-TOTAL : $970.00

8.0 : Aluminum / Wrought Works

8.1 To supply & install 2 set naco window $400.00

8.2 To supply & install casement window at master room $200.00

8.3 To supply & install aluminum grills for whole house $436.80

For 3 room flat

8.4 To supply & install 1 set wrought iron gate $400.00

8.5 To supply & install 2 set bi-fold door $360.00

SUB-TOTAL : $1,796.80

9.0 : Carpentry Works

9.1 To supply & install 31 ft kitchen cabinet with ABS

trimming & laminate finish $2,790.00

$90 pfr

9.2 To supply & install 15 ft solid surface work top $1,040.00

$69 pfr

9.3 To supply & install 10 ft wardrobe at master room

with glass sliding door $230.00 -believe he type wrong $230 pfr - $2300

9.4 To supply & install 7 ft wardrobe at room 2 with

glass sliding door $1,610.00

$230 pfr

9.5 To supply & install 8 ft study table at room 2 $800.00

$100 pfr.

SUB-TOTAL : $6,470.00

GRAND TOTAL : $20,326.80

_________________________________________________________________________

You see Aubrey,

I cannot tell you whether is it cheap or expensive without the following info:

1) Materials they are using

2) Workmanships of the sub-contractors they are using

3) Design and creativity of ideas priced into the quotation

4) The dimensions

I am not a contractor or ID, but I happened to be the son of a contractor. I have been preparing quotation for my dad for about 20 years for all sorts of project (big or small) since I was in Primary school. So I know a bit on the supplier, materials and labour pricing.

My humble advice, the 3 inter-related factors to look out for when you are doing renovation:

1. Good Design

2. Good Price

3. Good Workmanships

For example, if it is cheap, don't expect fantastic design or workmanships. If Design or Workmanship is good, don't expect price to be good. If Design is good and price is good, the workmanships may be lousy and will spoil rather quickly.

Let me ask you again, what are you looking for? Design, Price or Workmanships?

* I assume you can find a honest ID or contractor.

Rendell

[aubrey 0]

ah all right.. i was wondering how come u are telling me so much lingo and i catch none of it.

well for this quotation, i must admit it is very brief. we did not discuss materials, no discussion of creativity or design..

i dont have my floor plan so i cant tell u whats the sizes. i'll like the workmanship and price to be good cos i believe design can do with input from me.

i have been getting quotes. as to whether they are "honest", that will depend on them.

[rendell 0]

ah all right.. i was wondering how come u are telling me so much lingo and i catch none of it.

Sorry about that

well for this quotation, i must admit it is very brief. we did not discuss materials, no discussion of creativity or design..

It is normal to test whether are you a layman or expert (can eat or cannot eat)

i dont have my floor plan so i cant tell u whats the sizes.

Need do this because they can quote you wrong price or general pricing

i'll like the workmanship and price to be good cos i believe design can do with input from me.

Get a contractor instead of a ID.

i have been getting quotes. as to whether they are "honest", that will depend on them.

After a few quotes, you will roughly know or ask them about the experience of contractors etc

[aubrey 0]

so far i feel contractors work slower then ID. the other contractor that i have met is friendly but his laminate flooring is not appealing. plus i still have to go thru "higher management" aka my mom. she doesnt really approve of him (like choosing boyfriend for me.. -_- )

well for this quotation, i must admit it is very brief. we did not discuss materials, no discussion of creativity or design..

It is normal to test whether are you a layman or expert (can eat or cannot eat)

- in this case any way to buff my own knowledge so as to not appear like a carrot in front of them? admittedly i think i've already shown my noobie side to those i've met.

am i able to buy the floor plan from HDB? thanks for all yr help rendell!

[yokine9a 1]

Application of reno permit is FOC. Check it out on HDB website yourself before you kana chop like a carrot by your contractor.

Ask your contractor to bring you to some units that he is currently doing, look at the quality of his workmanship.

To cut cost, you can do away with kitchen wall tiles, fridge base & w/m base. Wall tiles are just nice-to-have only, no value added. Buy those plastic cubes from NTUC to raise up your fridge & w/m, 1 cube costs you < $1.

As for laminated flooring, by pass your contractor, go to the supplier directly. Try this company: Alex Aw at 97775055 (Inovar Laminated Flooring) http://www.inovarfloor.com His price is even lower than Supreme.

You can buy floor plan from HDB, just drop by HDB Hub in TPY. Can't remember it costs $5 or $9.

Not to appear like a carrot? No shortcut, simply read thru the postings in this forum. You can pick up plenty of knowledge from forumers who did their reno previously. I did so when I was renovating my flat early last yr.

If you want another quote to compare, try this guy below. A few forumers used him & commented good about him.

ID : Mr Yeak

Basic Image & Design Pte Ltd

Block 292,Yishun Street 22

#01-291,Singapore (760292)

Tel : 9238-9340

BTW, I don't work for any of these companies.

[rendell 0]

so far i feel contractors work slower then ID.

Because of the higher service (middleman) fee, so normally expect service to be faster and better.

"One cent for one goods."

the other contractor that i have met is friendly but his laminate flooring is not appealing. plus i still have to go thru "higher management" aka my mom. she doesnt really approve of him (like choosing boyfriend for me.. -_- )

Trust our parent's 6th sense ... they are more experience to see through people

well for this quotation, i must admit it is very brief. we did not discuss materials, no discussion of creativity or design..

It is normal to test whether are you a layman or expert (can eat or cannot eat)

- in this case any way to buff my own knowledge so as to not appear like a carrot in front of them? admittedly i think i've already shown my noobie side to those i've met.

Like what Y said, just read some more loh. Ask questions like the material they use and break down the charges to psf or pfr etc

am i able to buy the floor plan from HDB?

Visit here to buy online - $5

thanks for all yr help rendell!

Sure. Having my study week now, quite free to help out

Edited March 3, 2009 by rendell

[aubrey 0]

thanks for all the input. still getting more quotes and goin thru the ones i have and reading this forum extensively. its so tough to reno a place.

i have yet to clarify the quote with the contractor of the one i posted above. so far i dont feel the chemistry with any of the contractors. but most imptly, my mom must be happy so i will let her happiness be my guide.

will post up another quote if possible. thanks again!

[rendell 0]

thanks for all the input. still getting more quotes and goin thru the ones i have and reading this forum extensively. its so tough to reno a place.

i have yet to clarify the quote with the contractor of the one i posted above. so far i dont feel the chemistry with any of the contractors. but most imptly, my mom must be happy so i will let her happiness be my guide.

will post up another quote if possible. thanks again!

good luck!

[Shogen79 0]

guys/ gals,

1 curious question to ask...when do u all sign the contract usually?

is it after viewing the quotation & 3D drawings or b4 showing the 3Ddrawings?

reason in asking this is becos how do we get assurance that the IDs we approach can deliver what we want if without showing any 3D drawings?

& if we sign n pay the 1st deposit but unable to get what we want...how do we get back our deposit?