why all people still think separate contractor will be cheaper? if you see the amount cost per job of course small amount, but if you combine all job together it will become bigger amount than package price.

i never go mcd see people purchase ala carte for burger, fries and coke. all people is purchase package which cheaper

Hi, I'm in the ID industry since 2013. Just my opinion, the price depends on the ID firm for their project management and quality of works. You should have a look at their previous project better to take a look yourself not by photo if possible. (After MCO of cuz)

I personally feel the design is kinda simple one. The drawings looks disorganized, it is difficult to trace the material to all items since it is in numbering.

For the top hung cabinet up to the ceiling on 2nd pic, is that TS preferences ?  cuz it looks kinda weird and difficult to access.

Budget part, I think this quotation you are going to fork out more than 160k as tiles are not included in the quotation. For the aircon part the concealed type is really expensive just to create the Hotel-ish look for the ventilation louvre at top of the ceiling at the living.

Maybe you can post some existing condition of the unit so maybe we can know the extent of the work to be done. Cheers.

why all people still think separate contractor will be cheaper? if you see the amount cost per job of course small amount, but if you combine all job together it will become bigger amount than package price.

i never go mcd see people purchase ala carte for burger, fries and coke. all people is purchase package which cheaper

Comparing managing your own renovation with different subcontractors with bundled deal from McD is just plain stupid and ridiculous.  I like u to show people how u can get cheaper deal with single main contractor ... quality and risk are a different discussion but we are talking about cost here

In one main contractor scenario, the main take the risk and responsibilities of all the works from all subcontractors and this has to be costing extra.  One can argue contractor can buy cheaper but they would typically add margin on top so it is cheaper for the owner to source the materials himself. 

McD bundled deals are cheaper because of the economy of scale and not much other costs for the bundling other than cost of the food itself.

I think the height of the top hung cabinet in the drawing is actually higher than those in the reference photo which is 2070mm from floor. Nevertheless I think you could omit some of the surplus furniture setting in the room and instead buy loose build like in IKEA or local furniture store. You may save some there. Aesthetically wise it will still works.

We doesn't have the right to change the design consultancy drawing format and system. They are using it for other project as well. It might worked for them and their sub-contractor. Just that I felt it could be better.

Hi there,

I went through the same progress as you 3 years back and I did all my design work and hire all the workers while managing it myself previously. well at first I hired a contractor and he overpromised a lot of stuff and ended up screwed up. I had to fire him and do myself.

Well, I am a project engineer always deal with tendering and have some experience with construction too.

First of all, I think since you are going to spend that kind of money you better hire a lawyer as a middle person who will be holding the payment and pass the designer company/ contractor, draft our agreement so that both sides are protected. Why do I say so? Most of the time irresponsible contractors will tend to delay your job or once they got a better opportunity, your project is gone haywire, you won't know when will they deliver the work. Delay is a cost, normal people tend to just let it be coz they don't know how to deal with it.

I went through most of the price list, it seems reasonable to me as per market rate now but I would suggest for electrical wiring must use Sirim & JKR approved cables, like southern/mega. if you don't spec it they will normally give you the cheaper grade which is 20-30% cheaper i will not use them if i were you. Cat 6 cables must check the cable label before install coz sometimes they just put cat 5 to save cost due to they are hidden behind wall panel / inside the wall you won't be able to check it then is too late. For these materials, i will suggest you go buy your self and let them install. LED lights, and strips lights, look for something that is more reliable like osram/philips.

Aircon i will buy myself and ask different contractors to install as they are cheaper but the risk is if they damage your renovation during installation you will be responsible for it. You had to judge yourself if it worth the risk.

Tiles cost around RM15-20 for each 2x2 and installation cost including level is RM4-5psf contractor price(Chinese installer) + supervisor cost 3-4 psf = 8-9psf only specific Chinese installer please or those you check their workmanship before. else you will be like me initially let some indo do it and mess up a lot of my tiles and I fire them and hired an experience Chinese installer, better if you monitor their work coz they also make mistake sometimes.

Plaster I am not sure how big or how many features so i can't comment, painting also depends on workmanship + paint quality, and do they prime it before they topcoat. how many coats.

Aluminum stuff also depends on the thickness and finishing I can't judge base on that.

plumbing i think is too expansive if just base on what they say since replacing fittings only, unless they are uisng highend fittings which they should spec it.

entrance i am not sure hows the design is i cant comment.

i wonder why they need 40mm thick, standard thickness is 18mm and 15mm plywood 40mm will be damn heavy and dangerous, each 4x8 18mm ply is around 100-130 depend on quality + finishing or laminations (100-200 per piece) + workmanship. this is some information i can give you as i am a parttime carpenter myself.

The kitchen if I am not sure how the design is but for your size of the house 40k is quite high investment unless you say you require custom design then is possible. a friend of mine spent 60k for cabinets in his 1400sqft house, but when I check his finishing, i won't pay for it. I would rather go buy Ikea one as they also provide 25 years warranty against defects but you need their contractor installed. their doors some are pu spray some are laminated many choices, you can replace the doors over the years if you want to renew the look, their system is more flexible.

The same is above for bedrooms.

Toilets depend on the design too not enough info to judge.

Hope the comments can help you make some decision if you have any question feel free to ask me again, I a lot of time to burn off haha.

I really hope the forumers can give some constructive informations but it turned our not that way most of the time.

Oh anyway since you are going to renovate why not consider investing in some smart devices to make a smart home, the investment won't but much higher but just need a lot of time to play around with it.

Best Regards
- Lowyat Forum member -

RM160K reno for a RM300K Rumahwip... really not worth despite its a dream house. Same as Zwean point, might be ur dreamhouse, but don't expect u will have dream facilities & management for rumahwip.

I believe after 10 years restriction, people will start selling and ur neighborhood will be more uncertainties. Except if u plan to stay till sayonara.

(Off topic) If u could fork out RM160K for renovation... u should have give rumahwip chances to others, and opt for a better unit, which suppose there r plenty in BJ.

Im more curious with the following:
1. Why TS think that this is the dream home? Is it the first house or ... ?
2. Do you need to take a loan for your 100k budget?
3. Understand that you will bring some items from your house, but what are the additional appliances not included here? even down to small things like plates and utensils to match your style? curtain? bedding stuff? Although small, but they adds up. You estimate how much it will add?
4. Considering that you need to work backwards from your ideal scenario, if you have a budget of 100k, it probably means that you should cap your reno quotation at around 80-90k, the rest is buffer.
5. What's your plan for next 10 years? understand that you planned to stay long, but some things to consider like, do you see yourself starting a family? is your parent staying over? you want kids? To be even curious, how old are you now?
6. Should you one day leave the house, which i'm pretty sure you will, 850sqft is really small. Unless you wanna single forever. So when you leave the house for a bigger nicer want, what you gonna do with the house?
- leave it as it is? as a holiday apartment?
- rent it? but are you willing to have people potentially f up your nicely done house? you definitely heard of tenant nightmare stories.
- If cannot rent out, is it a burden?
- sell it? again, given the location, the value of the house plus the so call value of the renovation, will it be easy to sell?
- If sell for loss, would you mind? or will it be a burden
- If buy property + any other loan on hand, roughly how many % of your income?

Agreed that worth or not, should do or not, should spend or not is really subjective. As long as your have it all planned out and you know that this is really what you want and can afford then why not?

1. First house that I bought. Thought of making it feel nice to reward myself =)
2. Not taking Loan for renovation. I will pay all with cash. (Should I have gone for a loan ?)
3. I shall list down Appliances and furniture that I will carry forward. am working hard with my ID to have it nicely tailored to the existing appliances
4. I think it went over my budget already, but i will have things like curtains or custom made cabinets to be reworked with cheaper alternatives.
5 & 6 don't really see how it'll contribute to the topic but .. UGPM



Update as of 12/6/2020 - Tiles have been hacked and Electrical lighting points have been added.

hot water copper pipe for whole apartment?

Yeap supplies hot water to 2 bathrooms and kitchen tap

My dishwasher as its own built-in hot water already 

I wonder if TS is crying at corner regretting his decision now? 1 month no update dy

For other future dreamers like TS, spending 160k on a 850sqft/300k rumahwip is not a good idea at all

I wonder if TS is crying at corner regretting his decision now? 1 month no update dy

For other future dreamers like TS, spending 160k on a 850sqft/300k rumahwip is not a good idea at all

If u see the TS's last post in Property Forum, he claimed to receive his keys for Stoner 3!  I m just wondering how anyone can afford such property and can still buy rumahwip??  Whatever it is I am also curious to see the results here.

If u see the TS's last post in Property Forum, he claimed to receive his keys for Stoner 3!  I m just wondering how anyone can afford such property and can still buy rumahwip??  Whatever it is I am also curious to see the results here.