Home renovations often start with enthusiasm and end with ballooning costs and delays. The cause is almost always the same: poor planning, the wrong order of work, or a budget with no contingency.
This article covers how to plan a renovation, the right order of work, how to estimate costs, the permits to consider, and when it may make more sense to move to a new home.
Before contacting a builder or contractor, answer this question first: what do you want to fix or add?
Repairs, such as a leaking roof, cracked walls, or ageing electrical wiring.
Comfort upgrades, such as new flooring, a refreshed kitchen, or better ventilation.
Extra space, such as an additional bedroom, a second storey, or a larger kitchen.
Prioritise work related to safety and function, such as structure, roof, and electrics, before cosmetic work.
For small renovations, a simple sketch and a list of tasks may be enough. For major renovations, especially those changing the structure or adding a floor, use working drawings from an architect and calculations from a structural engineer.
Then prepare a Bill of Quantities (RAB) listing each task, volume, material cost, and labour. The RAB helps you compare contractor quotes fairly.
The wrong order can mean finished work has to be torn out again. The usual order is:
1. Demolition of the parts to be replaced or changed.
2. Structural work, such as foundations, columns, beams, and slabs.
3. Roofing, so the building is protected from rain before interior work begins.
4. Concealed installations, such as water pipes, drainage, and wiring embedded in walls or floors.
5. Walls and plastering.
6. Flooring, ceilings, and door and window frames.
7. Finishing, such as painting and fitting sanitaryware and lights.
8. Interiors and furniture.
Renovation costs vary widely depending on the scope, material quality, location, and difficulty. The best figure is therefore a contractor's quote based on your RAB. A few things to understand:
Lump-sum contract (borongan): the contractor quotes one price for the whole job, including materials and labour. More practical, but make sure material specifications are written down clearly.
Day-rate system (harian): you pay workers a daily wage and buy materials yourself. More flexible, but requires close supervision to keep time and costs under control.
Set aside a contingency of around 10% to 15% of the budget for unexpected needs, such as damage only revealed during demolition.
Building Approval (PBG). PBG, which replaced the IMB, is required for new construction and for building changes such as extending or altering the structure. Light renovations that do not change the main structure, such as repainting or replacing tiles, generally do not require a PBG. To be sure, check with your local permit office.
Changes to PBB. Adding floor area can raise the taxable value of the building, increasing the Land and Building Tax due.
Estate rules. If you live in a cluster or housing estate, check the management's renovation rules, such as facade limits, working hours, and material deliveries.
Neighbours. Let your neighbours know before work starts, especially if it affects a shared wall or creates noise.
Choose the right time. Roofing and concrete work are safer during the dry season.
Avoid changing the design midway. Mid-project changes are the most common cause of cost overruns.
Get a written contract covering scope, specifications, schedule, and payment stages.
Pay according to progress, not everything upfront.
Document every stage, especially installations that will later be covered by walls or floors.
If the renovation needed is very large, for example adding a storey and reworking almost every room, compare its cost with buying a new home that already suits your needs. Also consider the time, effort, and disruption during renovation.
Layout ideas for multi-storey homes are in Two-Storey House Design. If you are considering a move, an overview of residential areas is in Housing Options in Bekasi, and the costs are covered in The Cost of Buying a House in 2026.
What is the right order for a home renovation?
Demolition, structure, roof, concealed installations, walls, flooring and ceilings, finishing, then interiors.
Does a home renovation need a PBG?
Renovations that extend or alter the building's structure require a PBG. Light renovations such as repainting or replacing tiles generally do not.
Is a lump-sum or day-rate contract cheaper?
It depends on the scope and how closely you can supervise. Lump-sum is more practical; day-rate is more flexible but needs close supervision.
How much contingency should I set aside?
Around 10% to 15% of the total budget.
Can a renovation increase my PBB?
Yes, especially if the floor area increases, as the building's taxable value rises.
This article is general information. For renovations that change the structure, consult an architect, a structural engineer, and your local permit office.
For more information about Damai Putra Group homes, contact the Damai Putra Group Marketing Gallery via WhatsApp Official 0811 4466 888 or visit www.damaiputra.com.
This article covers how to plan a renovation, the right order of work, how to estimate costs, the permits to consider, and when it may make more sense to move to a new home.
1. Define Your Goals and Priorities
Before contacting a builder or contractor, answer this question first: what do you want to fix or add?
Repairs, such as a leaking roof, cracked walls, or ageing electrical wiring.
Comfort upgrades, such as new flooring, a refreshed kitchen, or better ventilation.
Extra space, such as an additional bedroom, a second storey, or a larger kitchen.
Prioritise work related to safety and function, such as structure, roof, and electrics, before cosmetic work.
2. Prepare Drawings and a Budget Plan
For small renovations, a simple sketch and a list of tasks may be enough. For major renovations, especially those changing the structure or adding a floor, use working drawings from an architect and calculations from a structural engineer.
Then prepare a Bill of Quantities (RAB) listing each task, volume, material cost, and labour. The RAB helps you compare contractor quotes fairly.
3. The Right Order of Renovation Work
The wrong order can mean finished work has to be torn out again. The usual order is:
1. Demolition of the parts to be replaced or changed.
2. Structural work, such as foundations, columns, beams, and slabs.
3. Roofing, so the building is protected from rain before interior work begins.
4. Concealed installations, such as water pipes, drainage, and wiring embedded in walls or floors.
5. Walls and plastering.
6. Flooring, ceilings, and door and window frames.
7. Finishing, such as painting and fitting sanitaryware and lights.
8. Interiors and furniture.
4. How to Estimate Renovation Costs
Renovation costs vary widely depending on the scope, material quality, location, and difficulty. The best figure is therefore a contractor's quote based on your RAB. A few things to understand:
Lump-sum contract (borongan): the contractor quotes one price for the whole job, including materials and labour. More practical, but make sure material specifications are written down clearly.
Day-rate system (harian): you pay workers a daily wage and buy materials yourself. More flexible, but requires close supervision to keep time and costs under control.
Set aside a contingency of around 10% to 15% of the budget for unexpected needs, such as damage only revealed during demolition.
5. Permits and Your Surroundings
Building Approval (PBG). PBG, which replaced the IMB, is required for new construction and for building changes such as extending or altering the structure. Light renovations that do not change the main structure, such as repainting or replacing tiles, generally do not require a PBG. To be sure, check with your local permit office.
Changes to PBB. Adding floor area can raise the taxable value of the building, increasing the Land and Building Tax due.
Estate rules. If you live in a cluster or housing estate, check the management's renovation rules, such as facade limits, working hours, and material deliveries.
Neighbours. Let your neighbours know before work starts, especially if it affects a shared wall or creates noise.
6. Tips to Avoid Delays and Overspending
Choose the right time. Roofing and concrete work are safer during the dry season.
Avoid changing the design midway. Mid-project changes are the most common cause of cost overruns.
Get a written contract covering scope, specifications, schedule, and payment stages.
Pay according to progress, not everything upfront.
Document every stage, especially installations that will later be covered by walls or floors.
Renovate or Move to a New Home?
If the renovation needed is very large, for example adding a storey and reworking almost every room, compare its cost with buying a new home that already suits your needs. Also consider the time, effort, and disruption during renovation.
Layout ideas for multi-storey homes are in Two-Storey House Design. If you are considering a move, an overview of residential areas is in Housing Options in Bekasi, and the costs are covered in The Cost of Buying a House in 2026.
Frequently Asked Questions
What is the right order for a home renovation?
Demolition, structure, roof, concealed installations, walls, flooring and ceilings, finishing, then interiors.
Does a home renovation need a PBG?
Renovations that extend or alter the building's structure require a PBG. Light renovations such as repainting or replacing tiles generally do not.
Is a lump-sum or day-rate contract cheaper?
It depends on the scope and how closely you can supervise. Lump-sum is more practical; day-rate is more flexible but needs close supervision.
How much contingency should I set aside?
Around 10% to 15% of the total budget.
Can a renovation increase my PBB?
Yes, especially if the floor area increases, as the building's taxable value rises.
This article is general information. For renovations that change the structure, consult an architect, a structural engineer, and your local permit office.
For more information about Damai Putra Group homes, contact the Damai Putra Group Marketing Gallery via WhatsApp Official 0811 4466 888 or visit www.damaiputra.com.
