Guides To Renovation

[ccer 0]

Hi Mr Contractor,

I am looking to renovate my kitchen as the cabinets under the sink has rotted. My mum is a heavy user of the kitchen. Do you think it is a good idea to construct a concrete structure for the sink area and cover it with laminates ? Is granite top a good choice for heacy cooking ? Whenever my mum cooks, the entire tabletop is wet and oily at times cause she likes to deep fry. I wonder if granite will be easily stained in this way ?

[migthyA 0]

hi Mr Contractor, do you have any contractor(s) to recommend for carpentry works since you have already retired. I would need a carpenter as i have the designs of what i want in mind. What is your advisor then, to go through an ID company or direct carpenter if i do not need ID help. You can pm me. Thanks in advance.

[April0428 0]

Dear Mrcontractor,

I intend to renovate my house, but wondering how much budget should I to give, Can you help to take a look the below and give advise the estimated price?

Appreciate you assist.

Location: 4 room flat, woodland Blk 710.

Living Room:

1. Build in TV console(Simple type cover all wiring)

2. Shoe cabinet + seating(1 person)

3. Storage cabinet with 祖先神台(beside shoe cabinet)

Kitchen:

1. All cabinets need to change + build in one new Full high cabinet beside the fridge.

2. Build 3 sliding door to close kitchen

Kitchen Toilet:

1. Overlay flooring and half of wall

2. Cover all the big piping

3. Build in false ceiling

4. Build in New basin with cabinet

5. Change toilet bowl

6. Change the door to frosted door(plastic type)

Service balcony:

1. Window remove the sticker and wash

Master bedroom:

1. Full high Wardrobe - 4 doors

2. Half high false wall + Bed header only

3. 4 doors Wall cabinet(H:85cm) – above false wall(for storage books)

4. Cabinet bench near window + Small TV Console

5. 1 of the wall paste Wall paper(the wall face to toilet)

Toilet in master bedroom:

1. Overlay flooring and half of wall

2. Cover all the big piping

3. Build in false ceiling

4. Separate Dry and wet area(separate by Frosted Glass)

5. Change new basin with cabinet + 1 wall cabinet

6. Change toilet bowl

7. Change the toilet door to frosted glass door

My son bedroom:

1. Build in study table with drawer(L shape)

2. 3 or 4 doors wall cabinet(H:85cm)-above study table(for storage books)

3. Full high Wardrobe - 2 doors only

Others:

1. Very simple False ceiling for all 3 bedrooms.

2. Refurbish for the doors of 3 bedrooms.

3. Painting whole house

[julia85 0]

Mrcontractor,

can i find out from you the rough cost to hack and lay homogenous tiles for living/dining area?

it's a BTO 4rm flat.

[gemini 8]

.

Edited March 13, 2013 by gemini

[gemini 8]

Hi Mr. Contractor,

What can I do to remove these red rubber things in the wall of master bedroom? I tried with a plier but didn't work because they seem to be embedded.

Uploaded with ImageShack.us

Edited February 17, 2013 by gemini

[smith0028 0]

You're right they really got a big differences but they are really helpful in renovation stuff.

[emblef 0]

Hi Mr Contractor, thanks for all the sharing! Wishing you a Happy Chinese New Year!!

Currently i have a problem, i wanted to seal up one of the common room door (beside master room) to become walk in wardrobe.

I understand that once the metal door frame removed, some tiles on the floor and parquet in the room will need to redo.

However my ID told me that the metal door frame cannot be removed became it is planted in the floor. He suggested partition together

with the metal frame instead. Because of his suggestion, im now worried and troubled that the walk way will have uneven wall due to

the extra partition on the door frame and i even suggested to my ID how about to partition the whole walk way instead to look even?

He said can but he pointed to me that will need to replace the whole walk way skirting

I believed the metal door frame can be removed as i have seen some other HDB renovation did the same too. And if it can be removed.

Any idea how much will it be to remove and seal up?

Im thinking of getting some other contractors to do it since he cannot

Thanks!

[kooky 2]

Thanks, Mr Contractor once again! You have got mail :-)

Have a splendid time during this CNY!

新的一年里，愿我的朋友：钱多钱少常有就好；人俊人丑顺眼就要；人老人少健康就好；家穷家富和气就好；一切烦恼理解就好；人的一生平安就好！

Edited February 9, 2013 by kooky

[Mrcontractor 7]

Mrcontractor, our area at max is 850sqft only because on the 2nd storey, we retained the parquet flooring.

One more question - does skirting cost a lot? It is alright to remove skirting if it helps to bring down the cost?

To build hollow brick wall for 1st and 2nd storey and make good - $1800. Does this sound OK?

Thanks again for your help and advices despite all the prep for CNY!

Hi Kooky,

if say 850sqft then the cost should be much more lesser, based on the calculation posted above, you can try to calculate it out. to make it simpler, add all the cost together : $3+$1.50+ $0.50 = $5 and if your flooring is 850sqft it should be $4250. the markup depending on your comfort level. i would say at least a 50cents psf mark up for the contractor/ID. but it's up to both of your negotiation as well.

Do take note that contractors/ID might reduce prices during low peak season and raise it when they have many jobs on hand. but of course there are too many kinds of business making, so depending on their pricing strategy as well.

feel free to clarify if you have any questions=) Have a great CNY ahead!

[Mrcontractor 7]

hi Mr Contractor,

when replying to Kooky quotation, you said 1,000sqf tiling assuming tiles cost of 3 psf should cost around $6,500.

Is this how we can break down the amount :

Material=$3 X 1,000sqf =$3,000

Labour = $2 X 1,000sqf =$2,000

Additional ID/Main con markup = $1.50 X 1,000sqf =$1,500

Hi, to give you a more clearer detailed breakdown:

Tiles: $3psf x1000sqft = $3000

Labour 1.50 x1000sqft = $1500

Cement, materials etc : 0.50x1000sqft = $500 (more than enough but calculating the skirting cost it should be just nice)

$1.50psf markup : 1.50x1000sqft = $1500

The markup is up to your comfort level. however, do take note that the tiles already have rebate in there. so if say would like to save but not short changed the contractor. you can choose to source tiles yourself and get a $0.60 psf discount which add up to about $600

[kooky 2]

Mrcontractor, our area at max is 850sqft only because on the 2nd storey, we retained the parquet flooring.

One more question - does skirting cost a lot? It is alright to remove skirting if it helps to bring down the cost?

To build hollow brick wall for 1st and 2nd storey and make good - $1800. Does this sound OK?

Thanks again for your help and advices despite all the prep for CNY!

Edited February 7, 2013 by kooky

[texas5 0]

hi Mr Contractor,

when replying to Kooky quotation, you said 1,000sqf tiling assuming tiles cost of 3 psf should cost around $6,500.

Is this how we can break down the amount :

Material=$3 X 1,000sqf =$3,000

Labour = $2 X 1,000sqf =$2,000

Additional ID/Main con markup = $1.50 X 1,000sqf =$1,500

[Mrcontractor 7]

Mrcontractor, this info is indeed very informative and useful especially to most of us (the owners) who are layman and know nothing much of the Construction/Reno industry.

I have just received a revised quotation from my contractor and I wonder if you could help to go through and let me know if the pricing is reasonable? I am very shocked with this revised quote as both husband and I are expecting it to be not more than $5000 increased from the original quoted price.

Demolision Works

1) hacking of floor & wall tiles for all 3 toilets

2) hacking of living & dining existing floor and wall tiles

3) hacking of kitchen existing floor & wall tiles

4) hacking of balcony floor tiles

5) demolish wall between Study & Kitchen for new layout

6) demolish wall at Staircase for new layout

7) remove all cornices & ceiling works

8) demolish wall at 2nd store toilet for new layout

9) Haulage services, debris removal & transport material

**Cost: $4700**

Wet Works

1) supply & lay homogeneous tiles Living, Dining, Balcony,Study & Kitchen c/w skirting - $7300

2) supply & lay homogeneous tiles on floor & wall for all bathrooms w/c water proofing - $5700

Ceiling Works:

1) to construct new ceiling works for lower level - $2,800

2) to construct new ceiling works for upper level - $2000

Timber Flooring Works

To repair affected parquet floor and vanish after completion - $1,500

Timber Door & Glass Door Works

1) supply and install partition board to box-up 3 bedroom ventilator above bedroom door - $300

2) supply and install 1 x solid door fram and 1 x louvers door for storeroom - $480

3) supply and install 1 set of solid wood door frame for bedroom 2 - $200

4) supply and install 3 tempered glass casement door at 2 toilets & kitchen - $1350

5) supply and install 1 bifold door at 1st storey WC - $220

6) supply & install 10mm tempered glass shower screen for 2 bathrooms - $1100

7) supply & install sliding tempered glass for new build-up half wall between living hall and balcony - $900

8) supply and install sliding tempered glass for counter - $1000

9) supply door for Study room - $1380

Carpentry Works

1) 8ft TV console c/w feature wall living area - $2400

2) 8ft full height storage cabinet - $1600

3) 19ft storage cabinet below recess window - $2280

4) 6.5ft TV console at master bedroom - $1950

5) 8ft sliding wardrobe at master bedroom - $2000

6) 5ft casement wardrobe at bedroom 2 - $1150

7) 8ft casement wardrobe at bedroom 3 - $1840

8) 10ft drawer storage cabinet below recess window - $1500

Painting and cleaning works

1) supply labour and material to paint the whole unit - $2400

2) provide chemical washing and general cleaning for whole unit - $800

Others

build new clay tiles roofing at balcony c/w 1 hour fire rated ceiling board and window - $4500

The contractor is expecting to hear from us by next week to confirm the work and we are still undecisive if we should go ahead with this quotation or remove some of these items.

Thank you so much in helping us out.

Best regards.

Hi,

regard to your quote, i think a might be able to help on the advices=)

Demolision Works

1) hacking of floor & wall tiles for all 3 toilets

2) hacking of living & dining existing floor and wall tiles

3) hacking of kitchen existing floor & wall tiles

4) hacking of balcony floor tiles

5) demolish wall between Study & Kitchen for new layout

6) demolish wall at Staircase for new layout

7) remove all cornices & ceiling works

8) demolish wall at 2nd store toilet for new layout

9) Haulage services, debris removal & transport material

**Cost: $4700**

Hacking works seems fine, but can be slightly lower if possible. A better amount should be between 4000-4300

Wet Works

1) supply & lay homogeneous tiles Living, Dining, Balcony,Study & Kitchen c/w skirting - $7300

Assuming the tiles is $3-$.20 psf. and your area is about 1000sqft, the quote can be lessen to $6500. See if you can bring down to 7k if possible?

2) supply & lay homogeneous tiles on floor & wall for all bathrooms w/c water proofing - $5700

Can be lesser i think. the tiling works seems to be on e high side

Ceiling Works:

1) to construct new ceiling works for lower level - $2,800

2) to construct new ceiling works for upper level - $2000

I cant comment on this as I not sure of how your ceiling is like

Timber Flooring Works

To repair affected parquet floor and vanish after completion - $1,500

Cheap IMHO. the cost can go up to 2k. Perhaps you can cover back some at the tiling side

Timber Door & Glass Door Works

1) supply and install partition board to box-up 3 bedroom ventilator above bedroom door - $300

Can be cheaper. a quote from direct supplier is only 30 per box so cost price should be 90. after having earnings, should be only max 200

2) supply and install 1 x solid door fram and 1 x louvers door for storeroom - $480

3) supply and install 1 set of solid wood door frame for bedroom 2 - $200

4) supply and install 3 tempered glass casement door at 2 toilets & kitchen - $1350

5) supply and install 1 bifold door at 1st storey WC - $220

6) supply & install 10mm tempered glass shower screen for 2 bathrooms - $1100

7) supply & install sliding tempered glass for new build-up half wall between living hall and balcony - $900

8) supply and install sliding tempered glass for counter - $1000

9) supply door for Study room - $1380

The restof the above door works seem fine to me. its just a little extra and little lesser. so overall its somehow at the market range pricing

Carpentry Works

1) 8ft TV console c/w feature wall living area - $2400

2) 8ft full height storage cabinet - $1600

3) 19ft storage cabinet below recess window - $2280

4) 6.5ft TV console at master bedroom - $1950

5) 8ft sliding wardrobe at master bedroom - $2000

6) 5ft casement wardrobe at bedroom 2 - $1150

7) 8ft casement wardrobe at bedroom 3 - $1840

8) 10ft drawer storage cabinet below recess window - $1500

you can try to bargain. at least a 5% off the total amount on the carpentry

Painting and cleaning works

1) supply labour and material to paint the whole unit - $2400

2) provide chemical washing and general cleaning for whole unit - $800

Painting is fine, but washing at $800?! i think quite ridiculous. the direct price is only $200.

Others

build new clay tiles roofing at balcony c/w 1 hour fire rated ceiling board and window - $4500

I not sure how big is your balcony but given a size of approx 100sqft, u can bargain slightly lower.

Edited February 8, 2013 by Mrcontractor

[dragonnite 2]

hi mrcontractor,

just wondering if it is advised to seal the grouting on my light coloured homogeneous tiled floor ? i think there r products in diy stores to do this...

i hv a purely aesthetic concern about maintaining the light coloured grouting on my floors...

thx !