Contingency and hidden-condition checks for a 160 m² Bogotá renovation

[RoundPebble]

I’ve narrowed the planned work to the existing 160 m² layout, which raises a new question about how much of the COP 1,647,000,000 budget should remain untouched. The kitchen, bathrooms, floors, paint, electrical review and modest efficiency work are included, but there is no extension.

The finishes can still be simplified. Hidden moisture, inaccessible plumbing or work needed behind opened walls cannot. For this coastal home in Bogotá, what contingency would you keep until demolition exposes the underlying condition? I also want the surveyor and contractor to identify permit dependencies, material lead times, restoration after plumbing access, and every exclusion from the price. If those risks cannot be priced clearly, I would reduce the scope before work starts.

 

[mapsAndGlass]

I would provisionally reserve 15% and keep closer to 20% unavailable for design upgrades until the opening-up work is complete. Ask whether “electrical checks” includes repairs or only inspection, who pays for restoring walls after plumbing access, and exactly which moisture damage is excluded. Also request a written list of assumptions, exclusions and owner-supplied items—not just a scope summary.

 

[sage_river]

Before choosing a percentage, what does “coastal home in Bogotá” mean here: coastal-style construction, or a property with actual salt-air and persistent moisture exposure? That changes the investigation considerably. I’d also ask the building’s age, whether bathrooms are being moved, and whether the quoted price includes permit timing and temporary protection during demolition.

 

[sailsAndLoft]

I disagree slightly with setting 15–20% before identifying the unknowns; a percentage can create false comfort on a large budget. First arrange targeted opening-up around wet areas, plumbing routes and any suspicious floors or walls, with permission where required. Confirm that removing finishes will not reveal structural alterations.

Then sequence the job as investigation and demolition, structural or moisture repairs, electrical and plumbing work, waterproofing, and only afterward finishes. Have bidders price the same written scope and separately identify exclusions, provisional items and long-lead materials. Once those gaps are visible, the contingency will be much easier to defend.