Renovation budget for a 225 m² duplex in Rio de Janeiro

[yuki_north]

Two contractors have priced the same scope very differently, so I’m trying to test a preliminary budget of R$1,387,000 for a 225 m² duplex in Rio de Janeiro.

The work covers the kitchen, bathrooms, flooring, painting, electrical checks and moderate energy upgrades. There is no planned structural extension. I’m less worried about selecting finishes than about hidden conditions and sequencing.

What contingency would you carry at this stage? I’d also appreciate suggestions for surveys and contractor questions that would clarify electrical scope, plumbing access, moisture, exclusions, material lead times and permit timing.

 

[studyTheKey]

I would not choose between the totals until both contractors price the same line-by-line schedule. Ask each to identify demolition and disposal, protection of existing areas, waterproofing repairs, electrical replacement versus testing only, plumbing access and making good after openings. Also separate fixed items from allowances and exclusions. Until those gaps are resolved, I’d carry a relatively generous contingency rather than treating either quote as complete.

 

[musicAndEcho]

Will the duplex be vacant during the work, and are there building restrictions on working hours, deliveries or debris removal? Those details can change sequencing even when the physical scope stays the same. I’d also ask whether either contractor has allowed for opening walls or floors to trace plumbing, then restoring them. A moisture inspection before final pricing could remove one of the more expensive unknowns.

 

[watchTheBridge]

I partly disagree with solving this through a larger contingency. A contingency is useful for genuinely concealed conditions, but it should not cover an undefined brief. “Electrical checks” could mean a visual inspection or substantial remedial work, and kitchen or bathroom changes may expose access problems. Clarify those first.

Even without an extension, confirm whether any walls are being removed or altered and whether that triggers structural input or permit timing. Otherwise the lower quote may simply have excluded the difficult parts.

 

[RoundPebble]

Make a comparison sheet with every scope item as a row and columns for included, excluded, allowance, lead time and who supplies it. Then agree the sequence: limited investigative openings and moisture assessment; electrical and plumbing decisions; any permit-dependent work; waterproofing; finishes; kitchen installation.

Ask both contractors to revise against that same sheet. If the difference remains, you’ll be comparing their pricing and approach rather than two different interpretations of the renovation. Keep the contingency outside the contract total and record what circumstances allow it to be used.