Renovation is a research project that you are contractually obliged to finish on a fixed date. This one taught us four things we now check on every existing building before we price anything.
One — the drawings were wrong
They usually are. The as-built plan we were given showed a 230 mm wall that turned out to be 115 mm with a service duct behind it. We now measure every wall thickness ourselves before the layout is drawn, and we open one small inspection hole per suspect wall at survey stage rather than at demolition stage.
Two — the ceiling was lower than the ceiling
A previous renovation had installed a false ceiling 190 mm below the slab and then a second one below that. Removing both gave the flat an extra 340 mm of height, which changed the whole design. Always check what is above the ceiling before you accept its height as a constraint.
Three — the electrics were not the problem
We had priced a full re-wire. The cabling turned out to be sound; what had failed was the distribution board and every socket in the flat. Testing before pricing saved the client a significant sum, and cost us half a day.
Test, then price. On existing buildings, every assumption you carry into a quotation is a risk somebody is paying for.
Four — the original details were better than ours
The flat had 1970s terrazzo floors under three layers of later covering. We had specified a new stone floor. We removed the coverings, polished what was underneath, and deleted a line item that was the second largest in the budget.
What we do differently now
- A destructive survey day before any renovation is priced — small holes, in agreed positions, made good the same day.
- Ceiling void checked in every room, not just the ones with obvious bulkheads.
- Existing services tested rather than assumed to be at end of life.
- A written list of what we intend to keep, issued before demolition, so nothing is removed by momentum.
