Renovating an apartment in Yerevan: stages and budget planning

Where to start renovating an apartment in Yerevan and how to plan the budget?

In short: start with a design and a cost estimate, not with buying materials. Renovation is the most common reason buyers go over budget, especially in a new build sold without finishing. First decide on the type: a cosmetic refresh suits a resale apartment in decent condition, a full renovation is needed in older buildings and in apartments sold with pre-finishing, and a designer renovation costs more but gives a predictable result. The order of works must not be broken: design and measurements, demolition, rough works with wiring, plumbing and screed, then finishing, installing doors, sanitary ware and the kitchen, and only then furniture and decor. Finishing laid over incomplete rough works always ends in redoing. The largest budget item is materials, followed by labour, plumbing and electrics, the kitchen and built-in furniture. Always set aside a reserve of 10-15 percent for the unexpected. You can save on finishing materials, but not on electrics, plumbing and the rough stage.

Why plan a renovation in advance

Renovation is the most common reason buyers go over budget, especially in a new build sold without finishing. Proper planning saves money, nerves and time. Here is how to approach a renovation in Yerevan systematically.

Types of renovation

• Cosmetic. Wallpaper, painting, minor replacements. Quick and inexpensive, suitable for a resale apartment in decent condition.
• Full (capital). Replacing utilities, screed, changes to the layout. Needed in older buildings and in new builds sold with pre-finishing.
• Designer. With a design project, designer supervision and quality materials. More expensive, but the result is predictable.

Stages of renovation

• Design and measurements. Floor plan, furniture layout, cost estimate.
• Demolition. Removing the old (in a full renovation).
• Rough works. Wiring, plumbing, screed, plastering.
• Finishing works. Floors, walls, ceilings, tiles.
• Installation. Doors, sanitary ware, kitchen, lighting.
• Final stage. Furniture, decor, cleaning.

The sequence must not be broken: finishing laid over rough works that were never done will lead to redoing.

What the budget is made of

• Materials. Usually the largest item.
• Labour. Depends on the complexity and scope.
• Plumbing and electrics. Saving here is risky; redoing costs more.
• Kitchen and built-in furniture. A noticeable share of the budget.
• Unforeseen costs. Set aside a reserve of 10-15%.

Where you can save

• Mid-range finishing materials instead of premium.
• Off-the-shelf solutions instead of made-to-order.
• Renovating room by room, in stages.

Where you should not save

• Electrics and wiring.
• Plumbing and waterproofing.
• Quality of the rough-stage works.

Mistakes in these areas surface later and cost more than the original saving.

Renovating a new build

Many new builds in Yerevan are handed over with pre-finishing or with no finishing at all. That is a plus, since you can do everything your way, but include a full renovation in the purchase budget.

How to hire tradespeople

• Ask for a portfolio and reviews.
• Put the estimate and deadlines in writing.
• Split payment into stages, paid as work is completed.
• Do not pay the full amount up front.

Conclusion

A successful renovation means a plan, a realistic estimate with a reserve and the right order of works. Do not cut corners on the hidden parts, and the apartment will serve you without problems for many years.

Apartments in Yerevan | Rentals | Buy an apartment - find a property with WSE.AM.

_Photo: Joecd, CC BY-SA 4.0, Wikimedia Commons. Image resized._

Frequently asked questions

How much should I set aside as a reserve for renovating an apartment in Yerevan?
It is worth setting aside a reserve of 10-15% of the estimate for unforeseen costs. Renovation is the most common reason buyers go over budget, especially in a new build sold without finishing.

In what order should an apartment be renovated?
First the design, measurements and estimate, then demolition, rough works with wiring, plumbing and screed, then finishing, installing doors, sanitary ware and the kitchen, and only at the end furniture and decor. If you break the order, you will have to redo work.

What can you save on during a renovation, and what not?
You can save with mid-range finishing materials, off-the-shelf solutions instead of made-to-order ones and renovating room by room. You should not save on electrics, plumbing with waterproofing and the quality of the rough stage: mistakes there cost more later.

Does a new build in Yerevan need a full renovation?
Yes, most often it does: many new builds in Yerevan are handed over with pre-finishing or without finishing. This lets you do everything your way, but a full renovation should be included in the purchase budget from the start.