Renovation budget for a 185 m² condo in Manila

[field.sage]

A decision on the work is approaching, and the difficult part is whether to hold a large contingency or spend more time identifying the unknowns first. The preliminary figure is PHP 11,270,000 for renovating an older 185 m² Manila condo, including the kitchen, bathrooms, floors, painting, electrical investigation and moderate energy upgrades. There is no extension or planned structural addition.

The finish choices are reasonably predictable. The real risk begins when walls and ceilings are opened and concealed wiring, plumbing faults or moisture alter the order and extent of the work. What inspections or limited openings would make the contingency less arbitrary before bids are finalised?

I also want each bidder to label actual structural work separately from ordinary repair, list exclusions, and explain how leaks or damp discovered during demolition would be priced and approved.

 

[cairn.common]

Without investigative openings, I would tentatively hold 15% outside the contract sum and consider 20% if access to plumbing and electrical runs is poor. More important, make bidders list exclusions: demolition disposal, protection of common areas, wall repairs after inspections, moisture damage, electrical panel work and changes required once ceilings are opened. A low bid with broad exclusions is not really a low bid.

 

[CandidTable]

Are the kitchen and bathrooms staying in their current positions? Moving wet areas would change the risk considerably. I’d also ask whether the unit above or below has had leaks, where the shutoffs and risers can be accessed, and whether the electrical check includes only visible fixtures or concealed wiring and load capacity. Those answers would make the contingency percentage less arbitrary.

 

[RightRoom]

I disagree slightly with choosing 15% or 20% first. A large general reserve can hide a poorly defined scope. Subject to building approval, spend a small part of the planning budget on targeted opening-up, moisture investigation and tracing services. Then separate known remedial work from genuinely unforeseeable work. Keep a contingency afterward, certainly, but attach written allowances to the remaining unknowns.

 

[knitsAndAtlas]

Sequencing may save more trouble than aggressive tender negotiation. Confirm the condo administration’s requirements and likely permit timing before setting a start date. Then settle any long-lead materials, complete demolition, inspect exposed electrical and plumbing, resolve moisture, do rough-ins and testing, and only then close walls and install finishes. I would not release custom cabinetry dimensions until the relevant walls and service locations have been verified.

 

[amara.shaw]

PHP 11,270,000 works out at roughly PHP 60,900 per m², but that figure is only useful if every bidder prices the same scope. Give them one schedule showing quantities, specified finish level, allowances, exclusions, lead times and responsibility for approvals. Also require separate prices for likely discoveries—rewiring beyond the initial check, pipe replacement, substrate repair and moisture remediation. That would let you compare bids and use the contingency for surprises rather than omitted work.