On this page · 3
An apartment renovation specification is almost always the contractor's responsibility. But sometimes a renovation project begins and the specification does not match the work actually being done, and the reasons can vary widely.
One of them is that a problem discovered during the renovation was not accounted for when the specification was drafted. This may look like a non-conformity, but sometimes you need to deviate from the specification to work around a problem, or to address it.
Beyond that, producing a full, comprehensive specification for the renovation requires a home inspection (bedek bayit) carried out by a reputable, experienced home inspection company, ideally one headed by a civil engineer who knows the field and is well versed in typical renovation costs. That consultation is the first step in planning the specification.
The engineer also has the tools to coordinate between the various professionals, and can build your personal needs into the specification while getting you an organized price quote. For a private client, this is an essential service that starts the renovation off on the right foot.
Drafting a standard renovation specification
A precise specification lets you estimate the project's budget up front. Changes to it are usually easy to make, and you can adjust specific parameters to see how they affect the final cost, all good reasons to invest in drafting it properly and consulting a licensed civil engineer.
There are several ways to draft a renovation specification, and you need to decide which suits you. One option is a specification for a complete renovation, which also replaces infrastructure and foundations, and lets you fix common construction defects along the way.
The second option is to divide the specification by room, setting a different specification for each and comparing prices efficiently. So if one room needs, say, crack repair in the walls, you can budget for it according to that room's own requirements.
The final stage is handing the specification to the contractor, who actually does the work and turns the specification into reality. When you hand it over, put every verbal agreement into the written contract and settle any disagreements up front. The schedule, naturally, needs to match the scope of the project and the specification describing it.
Personalizing the specification matters enormously in a residential renovation, since staying within budget means matching the scope and nature of the work to the family's actual needs, and that means setting the specification in advance.
As part of drafting the specification, decisions are made about what the renovation will include, what will be given up, and how long the project will take to finish.
What to do if the work doesn't match the specification
When you sign with a renovation contractor, protect yourself as much as possible in the contract itself. It should include the contractor's declaration of experience and training, responsibility for his workers, a precise breakdown of the work and what it covers, and who supplies the materials; it is also worth attaching the full bill of quantities as a baseline for any additions later.
Pay attention too to a detailed schedule, a payment schedule tied to actual progress, and the contractor's insurance obligation written into the contract; it is a good idea to fill out a "certificate of insurance" form and have the contractor's insurer sign it before work begins.
On the subject of insurance: insurance agents recommend not relying on the contractor's insurance and instead extending the apartment's policy before a major renovation. In the event of damage to property or injury to a person, the contractor's insurance does not always cover the full amount of the damage.
Extending the apartment insurance for the renovation period covers the work itself, third-party liability in case someone outside the apartment is injured, and the contractor's workers or the subcontractor's workers.
A renovation can happen at any time of year, but it is worth timing the work around your own needs, constraints and options: for example, doing the project when you have less work pressure and can free up time, or take leave. If there are children at home, factor in their needs too, and avoid renovating during the school term.
Note: specifically in winter, the "off season" for renovations, prices drop significantly. It is worth considering this option.
Who is responsible for a mismatch with the specification
A renovation contractor brings workers, tools and a lot of mess, so it pays to set up "access paths" in advance to the areas being worked on, to avoid unnecessary mess and traffic through the rest of the house. If you have more than one bathroom, set one aside for the renovation crew, and keep children and pets who are used to running around the house out of the work areas.
After the renovation, demand a final handover protocol from the contractor before you wrap things up and let him go. It is well worth holding back the bulk of the payment until after that protocol is signed, to secure his responsibility for the whole job.
Besides the architect or interior designer and the renovation contractor and his crew, most renovations need other professionals too: aluminum installers, air conditioning technicians, parquet flooring installers, kitchen and carpentry specialists, and outside the house, sometimes landscapers and site-development workers.
It is worth remembering that 40 to 50 percent of a renovation budget goes to these complementary professionals and the products you buy (flooring, sanitary fixtures, lighting, furniture), so it pays to invest real effort in choosing them well.
Who brings these professionals in, how do you choose them, and how do you make sure each one shows up at the right time? There are two ways to reach them. One is to let the renovation contractor handle some or all of these complementary trades under his own umbrella, so he becomes your single point of contact and everything runs through him.
The other option is to get recommendations and choose each professional yourself: ask the contractor, the architect, the interior designer, family and friends, gather reviews and project portfolios, and make an informed choice.
For more on what a home inspection includes, and any other questions, join us on Facebook.
The engineers of Arad Bedek Bayit, led by building engineer Ron Arad, whom courts appoint as their own expert on construction defects. The company has been inspecting apartments and buildings since 2001. Engineer Ron Arad · More about the company