Simple advice for those intending to renovate

[cybermaster98 0]

Ive read many complaints regarding unrealiable contractors. So i thought i'd share some knowledge with all of you.

The most important thing that everyone should note when u intend to do renovation is your terms of contract. Most contractors will try and increase their profit margins by unethical methods if you give them the chance. I am a Civil Engineer and have been in this industry for many years. Recently i renovated my house as well and everything went fine. Follow these important steps:

1) Do a detailed breakdown of work items. Do not leave anything as general items because the contractors interpretation maybe different to yours

2) Confirm the rates / unit prices for each item before start of work. Try not to have lump sum items. If u have no choice, then list down your expectations of the lump sum item e.g finishing level, quantity, etc.

3) Double check all prices against the type of items supplied e.g quality, warranty, manufacturer, etc. Cheap is not always good the same as expensive doesnt mean its good as well.

4) Do your own homework and get more info regarding the items you are gonna install or renovate. You must have knowledge. Contractors will be more careful if they know that their client is not stupid and naive. Always get 2nd opinions about everything before the work starts.

5) Fix the payment terms and payment milestones. Make sure the contractor understands that you will NOT pay for shoddy / substandard work under any terms.

6) Make the contractor understand that the quality of the finish must be acceptable to YOU and not him. So if you're not happy u will not pay until he rectifies.

7) Get a main contractor. Avoid dealing with individual trades on your own. Contractors dont like this because then if something goes wrong with a different trade he will have to be responsible. You may pay more for his coordination fee but it is money well spent.

8) Get the fittings on your own but ask him to recommend the shops/ suppliers if possible. So that if anything goes wrong u can always pull him up. Get him to confirm suitability of the fittings before you install it. This will minimise rework later

9) Make your contractor do the installation of lights and electrical items. These items are sensative and can be damaged during installation so push the responsibility to him rather than do the installation using the electrical shop.

10) Do not purchase the 'wet works' items on your own e.g tiles. You wont save much. Get the tile serial numbers from the main manufacturers and then get your contractor to buy and supply them. Or else u risk getting different color or texture of tiles or insufficient quantity. Now there are so many types of tiles which have similar properties.

11) Check all tiles for immitation China made ones. You should spot check some of the tiles when they arrive at your home before they install. The real ones will usually be at the top. So go straight for the tiles in the middle and check the back of the tiles. You should purchase 1 tile of each type directly from the manufacturer and then compare it to the tiles that arrive at your home.

12) Be around when your contractor does the painting, cement works, tiling works and plastering works. This is the best time for contractors to cheat. So your presence will deter them. Ask questions if you think something is fishy. If a contractor tries to make you go away or distract you that means he's doing something wrong and doesnt want u to see.

13) List down all these expectations in black and white and get him to chop and sign acceptance before you allow him to start work. Even if he says no need bla bla bla be firm and say that this is what you want and if he cannot comply then too bad for him. You must show him who is boss from the start. Make him respect you then u will face less headache later.

14) Do not have anything verbal. Always write either in emails or handwritten memo. When u do this the contractor will know that u mean business and he cannot simply take u for a ride.

15) Pull him up the 1st time u see something not to your liking or your quality expectations. Do not give chance and allow it to happen again. Do it right the first time and the contractor will know he cannot fool around with you.

The idea is to pass on the majority of the responsibility to the contractor and not bear it on your own. Always remember that you are the Client and he needs YOU to make a living. Do not let them bully you in any way. Confirm all contract and payment terms before you agree to start work.

Feel free to ask me for advice if you need it. I will help if i can.

Cheers!

[berrymelon1437101 0]

Wah.. this is good.. thank you for the sharing.. it really helps a lot :)

[estherchan 0]

thanks a lot. the tips are really useful.

meanwhile, i am in teh midst of searching good contractors for my condo reno, any good recommendations?

[cybermaster98 0]

This is the guy who did my renovation: Mr Tan - 0129798080. Nice guy, knowledgebale, will give you ideas, sincere and good quality work. His office is in Cheras but he has a factory in Puchong which manufactures all kitchen cabinets. His prices are reasonable and he has a good team of 4 Indon's for the wet trades. The specialist jobs are done by Chinese but all controlled by him.

If u can get him u will have little headache as he is always on the job coordinating things for you. He has done renovations for houses and condo's in TTDI, Damansara and Mont Kiara so he is quite experienced. He may talk a bit roughly but he is actually good hearted and polite especially to ladies. He is a family man so ladies feel safe with him.

[berrymelon1437101 0]

Cybermaster, thanks for the sharing.

I have problem now.. till now i still don't know what material for kitchen and worst don't know what are granite and so on... :( wonder how to nego with vendor.. hahaah

[cybermaster98 0]

Well i dint know much untill i started going around and talking to different kitchen ppl. Everybody will try and sell their product so we just listen to them hantam others. I went to 9 kitchen contractors before i knew exactly what i wanted for my kitchen. Most depends on your budget.

The main things that will make the price different is the type of counter top, length, number of doors/portions and type of runners. I shared in another post about using granite which i think is great and cheap too. Go for good quality runners for the drawers. Soft closing ones are good for drawers which will hold extra weight. Other then that the normal (but good quality) runners will do. If u want soft closing choose Blum. Door panels would be normally be compressed fibre.

Kicthen hood, hob and ovens can usually be taken in sets. There are many promos now. But its too much to tell everything unless u ask me specifically what u wanna know.

[berrymelon1437101 0]

lol.. the things is I have no idea what to ask.. I don't know what i should focus....arggggg

[cybermaster98 0]

lol.. the things is I have no idea what to ask.. I don't know what i should focus....arggggg

Well take your time. Go around and look first and get a rough idea of what you want. Then compare against what you wanna spend. Then its easier to narrow it down. You must never rush when doing renovations. I planned for 6 months before i started renovations e.g getting ideas, comparing prices, checking the different types of fittings, etc. The end result was great and im happy with it.

If u want ideas a good option would be to visit show houses or condos. Pretend you wanna buy but look around and get ideas. U can also look at the many home deco magazines available.

Once u narrow it down, i can help u with the finer details if u want.

[nicky6 0]

Excellent notes. I personally went through hell with my first contractor for my place. Never monitored - thought everyone is honest and they will know what to do. In fact, I almost had to pay extra to rectify. Lucky my second contractor was very good. Excellent workmanship and service and very good price.

My key learning, get the contractor to take you material shopping, you choose but they buy. Monitor, monitor, monitor! You'll not regret.

[cybermaster98 0]

Excellent notes. I personally went through hell with my first contractor for my place. Never monitored - thought everyone is honest and they will know what to do. In fact, I almost had to pay extra to rectify. Lucky my second contractor was very good. Excellent workmanship and service and very good price.

My key learning, get the contractor to take you material shopping, you choose but they buy. Monitor, monitor, monitor! You'll not regret.

The problem with going with a contractor to buy is he will take you to places which he already has dealings with. This can be good or bad. U can go but you need to do your homework first. U need to know market prices first in order not to be swindled. House fittings can vary alot in price depending on the location and the buyer. Plus there are so many brands of fittings in the market now. Alot from China which looks very much like original products. Always do your own homework.

[nicky6 0]

Yeah, I agree. That's why I did my homework by checking out the prices for other places first before...can't go blindly. That's why I know the price that I got was really good. In fact, I even when to the place after the renovation to buy other electrical appliances myself.

Bottomline, you need to do the pre-work first before embarking on any renovation. Better headache first then later.

[cybermaster98 0]

Yeah, I agree. That's why I did my homework by checking out the prices for other places first before...can't go blindly. That's why I know the price that I got was really good. In fact, I even when to the place after the renovation to buy other electrical appliances myself.

Bottomline, you need to do the pre-work first before embarking on any renovation. Better headache first then later.

Whats the name of this place that you mention?

[ZunZhine 0]

Hi cybermaster, thanks for the great tips!! and berrymelon, planning for reno ? :)

can be a big headache hoh.

Wah.. this is good.. thank you for the sharing.. it really helps a lot :)

[berrymelon1437101 0]

Cybermaster, i kind of have idea how to do my kitchen.. but i don't know what material to choose... that's the headache part.. cause I don't have idea on the material and don't understand. If you can guide me... that will be execellent. :)

ZZ, yes.. planning for reno now.. really heachache.. the material la, budget la.. argggg..

[nicky6 0]

Yeah, I agree. That's why I did my homework by checking out the prices for other places first before...can't go blindly. That's why I know the price that I got was really good. In fact, I even when to the place after the renovation to buy other electrical appliances myself.

Bottomline, you need to do the pre-work first before embarking on any renovation. Better headache first then later.

Whats the name of this place that you mention?

Kitchen appliances inc. hood and hob - Seloka Kitchen, Electrical items - Jintex or Legend ; Lights / Fan - 3 shops in Jalan Pasar.

[cybermaster98 0]

Yeah, I agree. That's why I did my homework by checking out the prices for other places first before...can't go blindly. That's why I know the price that I got was really good. In fact, I even when to the place after the renovation to buy other electrical appliances myself.

Bottomline, you need to do the pre-work first before embarking on any renovation. Better headache first then later.

Whats the name of this place that you mention?

Kitchen appliances inc. hood and hob - Seloka Kitchen, Electrical items - Jintex or Legend ; Lights / Fan - 3 shops in Jalan Pasar.

Many places offer kitchen appliances at reasonable prices but u need to know first what u want. There are many types of hoods but u must know about the filter system, suction power and maintenance before u purchase. I can share my knowledge about these items if anybody needs it.

[joejoen 0]

cybermaster, thanks for sharing. btw, do u know where to get good bargains for kitchen sinks and washroom basins?

Thanks

[cybermaster98 0]

cybermaster, thanks for sharing. btw, do u know where to get good bargains for kitchen sinks and washroom basins?

Thanks

Well i got mine from a shop that was recommended by my contractor. The price was reasonable but as i said before when i took based on his recommendation the responsibility was his. But 1 of my taps started leaking and he replaced for me FOC. The shop is in Jalan Petaling. Not sure of the same.

But i think u will get better prices in Puchong. Where there is competition there will be better prices. But dont bother getting from places like Kota Damansara or its surrounding. More expensive.

There are many brands in the market and many designs depending on what u prefer. Difficult to actually tell u what is what. But for kitchen sinks always carry it and feel the weight. That will tell you how good the aluminium is. The heavier the better. Too thin will mean it will rust fast as the material is too thin to be able to be coated well enough and will be deformed after prolonged use.

For bathroom sinks, i prefer the embedded type as less chance of dirt collecting at the sides. But u need more space at the bottom for this type.