Renovation budget for a 1,940 sq ft retail unit in Birmingham?

[rowan_homes]

I can either hold a large contingency now or narrow it before the hidden conditions are understood, and neither option feels satisfactory. The working figure is £286,800 for a 1,940 sq ft Birmingham retail unit, with internal work to the kitchen, washrooms, floors and decoration, plus investigation of the electrics and some efficiency measures. There is no planned extension.

The finishes are not my main worry. Access to plumbing and drainage, damp, electrical remedial work, trading or access restrictions, and vague contractor exclusions could all disrupt the sequence. Material lead times may do the same. Which surveys should come before tender, and what should bidders price separately so the contingency is not disguising an incomplete scope?

 

[avery_gray]

At this stage I’d carry 15–20%, then reduce it only after intrusive checks and a properly itemised contractor proposal. Ask explicitly what is excluded: electrical remedial work beyond testing, drainage alterations, drying or damp treatment, making good after opening walls and floors, and out-of-hours access. Also establish who pays if existing services cannot support the new kitchen.

 

[bakesAndView]

I’m not convinced a contingency percentage is the first thing to settle. What kind of kitchen is intended, and will the unit remain occupied during the work? Those answers could change both service requirements and sequencing substantially.

I’d first confirm routes and access for plumbing, drainage and electrical work, inspect for moisture, and separate known works from allowances. Otherwise the £286,800 may look precise while still containing broad assumptions.

 

[bakesAndView]

One practical addition: have bidders submit a proposed sequence alongside the price, including survey openings, service upgrades, drying time, inspections and final finishes. Compare their assumptions rather than totals alone. Long-lead materials and any required approvals should appear in that programme; if they do not, ask when selections and applications must be fixed. Keep contingency outside the contractor’s base sum so exclusions and genuine unknowns remain visible.