How much does it cost to renovate a flat?

PRICE de THE INTEGRAL REFORM de A FLAT

Before venturing to carry out an integral reform, it is advisable to have an idea de the total cost that we will have to face in order to avoid surprises. Many individuals feel disoriented after observing large differences in price between the estimates that different prdeessionals handle. There are many cases de individuals who find themselves involved in works that they cannot afford due to poor foresight or bad advice. In order to make a realistic estimate it is necessary to know the singularities de the property and to define very well what type de reform we have in mind.

In this article we will explain the factors that determine the cost de a reform, we will give examples de real budgets, we will break down the different expenses and finally we will give some recommendations to save in the medium and long term.

FACTORS THAT AFFECT THE COST de AN INTEGRAL REFORM

The main factors that influence the price de a refurbishment are:

Scope de the renovation
State de the structure
Construction systems and installations
Design and quality de finishes
Location and access
Scope de the refurbishment

The surface area to be refurbished is the most important data for making an estimate. This is why we normally work with price estimates per square metre de renovation.

The larger the intervention surface, the higher the cost de the renovation. However, the larger the intervention surface, the lower the “cost per square metre”. This is due to the fact that discounts are obtained for the volume de work and there is a lower impact de travel and administration costs.

Construction systems and installations

The quality and durability de the construction systems, as well as the reliability de the brands used, have a significant influence on the budget. Systems such as ventilated façades, state-de-the-art waterprodeing or good insulation have a higher cost than traditional systems.

Design and quality de finish

The attention to design and detail, as well as the quality de the finish, also has a considerable influence on the budget. Sophisticated details, the use de exclusive materials or custom-made furniture will cost more than using more basic solutions and more common materials.

Condition de the structure

In buildings where the structure is deteriorated, it is necessary to reinforce it. The cost de the renovation can increase significantly depending on the type de structural intervention that needs to be carried out.

Location and access

The location de the work is also de considerable importance. Works in buildings with difficult access or that are far from centres de activity are usually more expensive than those where access is easy and there are logistical facilities.

APPROXIMATE ESTIMATES FOR INTEGRAL REFURBISHMENT

In order to have a “price order” de what an integral reform can cost, we are going to consider a series de real examples. We will consider two types de works depending on the scope de the intervention:

Reform de finishes
Reform de the distribution
Integral reform de finishes

These are reforms de little technical complexity in which the installations and finishes are updated. The existing layout is maintained or small variations are made. From an administrative point de view, they are considered “minor works”.

House in Cantabria de 120 m2 with average qualities. Kitchen and bathrooms are reformed, including installation de plumbing and sanitation. The stippled paint is removed from walls and ceilings. The electrical installation is updated and all windows and doors are replaced.

Estimate: 500 to 700 €/m2

defice in Santander de 200 m2 with average qualities. The corporate image is modified. The entire surface is painted and new lighting, signs and air conditioning system are installed.

Estimate: 400 to 600 €/m2

Integral reform de the distribution

These are refurbishments in which the layout is significantly modified. They may include relocation de bathrooms and kitchens, construction de new rooms, extension de floor space, changes de use, etc. From an administrative point de view, they are considered “major works”.

House in Santander de 120 m2 with high qualities. All the partition walls are removed, including the inner leaf de the façade. Only the structure and the perimeter de the house are left standing. It is a design house with high quality construction systems and qualities (underfloor heating, large windows, good thermal and acoustic insulation de the façade, with some furniture made to measure).

Estimate: 800 to 1.000 €/m2

Detached house in Cantabria de 250 m2 with average qualities. All partition walls are removed. Design house is made with constructive systems, installations and average qualities. The interior and exterior carpentry is renewed.

Estimate: 700 to 900 €/sqm.

defice in Santander de 200 m2 with high qualities. All partition walls are removed and a new distribution is made with large glass partitions. Air conditioning and high quality installations for energy, data, alarm and fire protection. A corporate image is defined with customised signage and furniture.

Estimate: 800 to 1.000 €/m2

Cabin in Cantabria de 150 m2 in the mountains. Complete demolition except for stone walls. Reconstruction de foundations, wooden structure, distribution and finishes with average qualities. Simple installations and connection de these to municipal network located about 100 metres away.

Estimate: 800 to 1,000 €/m2.

In these examples, we have given some indicative figures based on experience. In order to know exactly how much a renovation will cost, it is necessary to make a real budget based on a project in which all the works to be carried out are defined with their corresponding qualities.

DIFFERENT COSTS de AN INTEGRAL REFORM

The building work budget, although being the most representative expense, is not the only cost that we are going to have to assume when carrying out a house renovation. The main expenses to consider are:

Budget de the work
Technical fees
Municipal taxes and bonds
Budget de the work

The “contract budget” is the amount paid to the builder for the material execution de the work.

As a general rule, a tax rate de 21 % VAT is applied. In the case de dwellings where structural reinforcement, accessibility improvement or intervention in enclosures is carried out, a reduced rate de 10% is applied. In the following link you can consult more cases de reduced VAT: Information note from the Inland Revenue.

Technical fees

In works de a certain complexity, such as those in which the distribution is significantly modified or where there are doubts about structural safety, it is necessary to hire an architect. Other times an architect will be engaged because a higher degree de design, quality and control de the work is sought.

The architect’s fee depends on the volume de work and the degree de design and involvement required. They are usually between 5 and 10 % de the contract budget.

Municipal fees and bonds

There are a series de fees and deposits that must be paid at the Town Hall:

Building permit fee. This is applicable to all works. The tax rate is usually between 4 and 6% de the P.E.M. and varies from one municipality to another. The P.E.M. (Material Execution Budget) is approximately 81% de the “contract budget” without VAT.
Rate for occupation de public roads. This is applicable when it is necessary to occupy the public highway with scaffolding or construction containers. The amount will depend on the surface area and time to be occupied.
Deposit to cover possible damage to the public highway. This is applicable when the public road is occupied and depends on the surface area to be occupied. At the end de the works, the deposit will be returned if there is no damage.
Deposit for waste management. This is applicable to works that are administratively considered “major works”. The amount depends on the amount and type de waste generated. At the end de the works, the deposit will be returned on presentation de the certificates de the person responsible for the management.

HOW TO SAVE ON AN INTEGRAL REFORM?

Significant savings can be achieved by carefully studying the different renovation possibilities and making decisions with a long-term vision. Here are some recommendations for making savings:

Plan the renovation with a medium- to long-term vision. If we bear in mind that our needs will change over the course de our lives and we foresee these changes, we will be able to avoid “renovation on top de renovation”.
To have specialised advice in the project phase. A good project allows us to invest in what is relevant and avoids budget deviations and cost overruns during the works.
Hire a prdeessional and solvent construction company. This guarantees that the work will be carried out correctly and that the works will be delivered on time. Poor execution causes pathologies that end up generating repair costs.
Invest in energy savings. The use de efficient installations and good insulation can lead to large savings in energy bills.
Choose durable materials and systems. Quality materials reduce maintenance costs in the medium to long term.

To end the article we leave you with a paradoxical and accurate quote:

Nothing is permanent, except change.
Heraclitus. Greek philosopher

We hope the article has helped you and we encourage you to share it.

In case you are looking for an architect to renovate your flat in Cantabria, we encourage you to take a look at our website. There you can see a selection de projects we have done. If you find them interesting, do not hesitate to contact us. We will be delighted to help you.

Best regards!

MOAH Architects. Architecture and interior design studio.