Second opinion on SEK 298,800 renovation budget for 140 m² Stockholm coastal home

C

cai.fable

Homeowner
Established
I am torn between setting a large contingency now and obtaining tighter contractor scopes before deciding what reserve is justified. After 115 days of reviewing the project, the working budget is SEK 298,800 for an older 140 m² coastal home in Stockholm.

The intended work covers the kitchen and bathrooms, new flooring and paint, checks to the electrics, and some energy-efficiency improvements. There is no extension in the plan. My concern is that hidden moisture, outdated wiring or opening a wall could turn a straightforward sequence into several connected jobs.

Which inspections would you commission before fixing the budget? I also want each contractor to separate labour, materials and lead times, and to list exclusions such as demolition, disposal, drying, electrical remedial work and making good. Those written details seem more useful at this stage than debating finish allowances.
 
For that many workstreams, I would treat SEK 298,800 as a working allowance rather than a settled budget. I’d want at least 20% held outside the quoted work, potentially more until moisture, plumbing access and the electrical scope are clearer. Ask every contractor to list exclusions explicitly, including demolition, disposal, drying, making good and work discovered after surfaces are opened.
 
One missing detail: does “bathrooms” mean full replacement or mostly cosmetic work? The same applies to the kitchen. Keeping layouts and existing service locations is very different from moving plumbing or rebuilding wet areas. I would also ask whether the 115 days refers to elapsed planning time or the proposed construction programme.
 
I wouldn’t choose a contingency percentage before separating investigation from construction. Spend part of the budget uncertainty on targeted opening-up where it can be repaired easily, plus moisture assessment around wet rooms and exposed coastal elevations. A large reserve helps, but it does not fix a quotation built on assumptions nobody has tested.
 
There is also a sequencing trap here. Electrical checks should happen before walls are closed and painting begins; plumbing access needs resolving before bathroom and kitchen finishes; flooring should not be scheduled while moisture-producing or messy work is still under way. Ask for a room-by-room programme showing dependencies, not just start and completion dates.
 
I agree on investigation, but opening walls is not automatically the first move everywhere. It can create extra reinstatement work without answering the important question. Start with the available history, visible signs and non-destructive inspection, then open only the areas tied to a specific uncertainty. The contractor should explain what decision each opening will inform.
 
Material lead times could undermine a 115-day programme even if the labour sequence is sensible. Before work begins, identify anything that must match fixed dimensions or arrive before another trade can proceed—kitchen components, bathroom items and flooring are obvious candidates. Avoid demolishing a usable area merely because the replacement has been ordered rather than confirmed for delivery.
 
Ask whether the price assumes all existing wiring and pipe routes can remain accessible and serviceable. “Electrical checks” is especially vague: does the allowance cover inspection only, minor corrections, or actual replacement work if problems appear? The answer should be written into the scope. Also clarify who handles any permit questions and whether timing depends on approvals; requirements will depend on the actual work and Stockholm circumstances.
 
My practical next step would be to divide the SEK 298,800 into three columns: defined work, provisional items and excluded work. Put bathrooms, electrical findings, concealed plumbing and moisture repairs under scrutiny rather than burying them in one total. Then request a revised programme with decision deadlines and delivery dates. If the defined work already consumes nearly all the money, reduce scope before relying on contingency to rescue it.
 
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