How to choose a renovation contractor after TOP

A new-launch buyer may start sketching a renovation from the showflat, but contractor quotes need the actual unit, a measured scope and the building's rules. Begin with functional needs and a spending ceiling, then ask each contractor to price the same drawings. Reserve a decision point after key collection, when the real space and its condition can be inspected.

What should the scope include?

For an illustrative three-bedroom condo, suppose the buyer needs storage in two rooms, lighting changes and a dining table that seats six. This unit is fictional. Write down dimensions to verify on site, existing finishes to retain, power or plumbing questions, and what furniture must fit. Do not let a showflat photograph substitute for an approved plan or measured survey. URA's property-buying guide describes documents and the handover journey; the project's developer and later management body can supply the relevant renovation rules.

Ask for the building's current approval process, permitted working hours, lift protection, deposits, disposal and insurance requirements before finalising a contract. The contractor should identify work requiring specialist design, licensed trades or authority approval and show who is responsible for each application. Do not assume a decorative quotation covers electrical or structural work. If defects are still being rectified, our defects log and inspector comparison help keep that evidence separate from new work.

How should quotes be compared?

Send the same room-by-room scope and drawings to at least two contractors. Request line items for materials and brands, quantities, demolition, carpentry, electrical and plumbing work, permits, protection, delivery, waste, design changes, taxes, payment milestones and defects after renovation. Ask for a schedule showing dependencies and what happens if site access is delayed. CCCS's fair-trading practices for renovation offers sector-specific consumer guidance. Its price-transparency guidance helps examine what a headline offer includes.

A fictional Contractor A might quote a lower total with unspecified cabinet hardware; Contractor B might list hardware, finishing and a higher price. Ask A to price the same hardware and B to state the change-order rate. Compare the revised total and evidence of workmanship. Avoid paying for a large unverified variation based on a verbal site conversation. Agree in writing who approves changes, with cost and schedule effects before work proceeds.

What should acceptance look like?

Before the final payment, inspect the work against the contract and record outstanding items with dates. Test doors, drawers, switches and fittings that were included. Keep receipts, drawings, warranties and contact details. Ask how the contractor will handle a defect noticed after move-in and how building deposits are returned. The new-versus-resale cost guide helps put renovation in the larger purchase budget; the site-plan guide reminds buyers that a sales layout is not a room-by-room construction survey.

You can send NewLaunchGuru a renovation-scope question for editorial help. We do not endorse or appoint contractors.

Before choosing a contractor, speak to a past customer about communication and variation handling, and ask to see work comparable to your scope. Check that the reference is real and that the customer agreed to be contacted. A photograph alone does not show whether deadlines, defects and after-service problems were managed well.

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