Nairobi townhouse renovation: stress-testing a KES 34.97m budget

The preliminary figure is KES 34,970,000, but I hesitate to treat it as a settled renovation budget. Too much still depends on what is found behind the finishes in this 245 m² Nairobi townhouse.

The proposal includes a new kitchen and bathrooms, floor and paint work, electrical testing and limited energy improvements, without adding an extension. I can revise finishes if prices rise; discovering moisture damage, inaccessible plumbing or wider rewiring after demolition would be much harder to manage. Which areas should the surveyor investigate first, and how should contractors state assumptions for electrical work, material delivery periods and approvals before I decide the contingency?

I would not choose the contingency percentage until you separate design changes from hidden-condition risk. First open a few representative access points: below wet areas where possible, around suspect walls, and at the electrical board. Ask contractors to price stated assumptions and exclusions, not just a lump sum. If plumbing routes, moisture and electrical capacity remain unverified, keep a larger reserve outside the contract rather than spending it on finishes.

How old are the bathrooms and kitchen, and will their layouts stay in place? Keeping sinks, toilets and major appliances near existing service points can materially reduce plumbing and electrical uncertainty. Also clarify whether “electrical checks” means testing only, replacement of defective sections, or an allowance for wider rewiring. Those are very different scopes.

That distinction on electrical work is crucial. I would request separate prices for inspection/testing, identified remedial work, and any broader upgrade proposed after testing. Do the same for plumbing: visible fixture replacement versus opening walls or floors to reach concealed lines. The contract should say who pays for making good after exploratory work and whether debris removal, temporary protection and final cleaning are included.

I’d be cautious about opening finishes everywhere before appointing a contractor. Exploratory work can itself create repair costs, and a few openings may still miss the problem. Start with a moisture survey, drainage observations and targeted access where symptoms or service routes justify it. Also confirm whether the townhouse is subject to estate or management restrictions on working hours, deliveries or external energy equipment.

Sequence it so demolition and investigation happen before final orders for flooring, cabinetry and bathroom finishes. Then freeze service routes, complete any wet or electrical work, test it, close surfaces, and only afterward install finishes. Ask each bidder for a programme showing decision deadlines and material lead times. Permit or management approval timing should be shown separately, since Nairobi requirements and the exact energy works may affect what is needed.

One more budget trap: compare bids line by line for quantities and interfaces. A low kitchen figure may exclude appliance connections; flooring may exclude levelling; painting may exclude moisture repairs; bathrooms may omit waterproofing repairs behind existing finishes. I’d keep the KES 34,970,000 as the working construction budget, but hold the contingency separately and release it only against documented hidden work or approved changes.