Planning a renovation: a guide from an experienced architect

A must-read for anyone who is about to renovate or has purchased an apartment in a new building! Believe me, this information will save you from many mistakes, huge amounts of wasted money, and will protect your peace of mind.

Just 5 minutes – and so much value!

So, let's get started.

What kind of apartment did you buy?

This is the first question your construction crew will ask you. And your answers will shape the roadmap for all project stages.

In the Bishkek market, 90% of apartments in new buildings come with absolutely no finish, and most of them have no interior partitions. This means the renovation will truly start from scratch. It is also important to understand that the sequence depends on the season and whether the building is inhabited (heating may already be connected, etc.). Plus, during cold weather, you must consider the working and living conditions for your crew. All these nuances must be accounted for and factored into the overall renovation plan.

When can finishing work begin?

The first thing to determine is what material your building is constructed from. Shrinkage of walls, floors, and ceilings always occurs during the first 2 years following construction completion. Brick walls settle over a period of 2 to 6 years, while monolithic structures experience less deformation. Wall cracks, seal failures in double-glazed units, mold on window jambs, and similar issues are what you might face if you do not take timely precautions.

An experienced structural engineer, having inspected the apartment, will immediately tell you whether the building settlement has stopped and when renovation should begin… BUT! Most often our clients have no time to wait and need the renovation done "yesterday". Based on my experience, I can suggest the most effective solution.

What to do about shrinkage?

Plasters and putties with plasticizing additives can serve as an effective solution to building shrinkage. They enhance material elasticity. Such a finishing layer absorbs deformation, ensuring that subsequent final finishes (paint, wallpaper, tile) will not suffer damage. Moreover, ductile materials are also available among finish coatings, such as non-woven paintable wallpaper or non-woven backed wallpaper.

Do you have a plan?

And here is the GUIDELINE itself, which I hope makes it clear how to progress toward a well-planned and thoughtful renovation. The key is to proceed step by step.

Step 1. PURCHASING MATERIALS

What should be considered in advance?

First, where you will store building materials and sanitary ware.

Second, calculate the cost of all required materials and purchase them in advance. Remember that in our country, most materials are custom-ordered and delivery can take from 2 months to half a year. The reserve margin for all finishing materials should be at least 10% to cover defects and installation wastage.

Step 2. REPLANNING

If you require replanning, it must also be incorporated into the plan, and all necessary permits must be prepared.

Here is a list of key requirements outlining what is LEGALLY PROHIBITED:

Installation of equipment that affects utility consumption in neighboring units.

Complete or partial demolition of ventilation shafts.

Relocation of heating units connected to the central riser onto a balcony or loggia.

Connecting underfloor heating systems to domestic hot water pipes or central heating.

Chasing channels in panels and inter-panel seams. Chasing within the plaster layer is permitted. Brick walls are not prohibited, but they may be significantly worn. Before chasing, an inspection is required using specialized equipment available through engineering firms.

Enlarging a bathroom at the expense of living areas.

Creating wall openings without an approved design. They must not be made in columns, inter-panel seams, or other junctions of prefabricated elements.

Weakening load-bearing structures or creating conditions where they endure loads beyond permissible limits. In standard-series buildings, partitions are best built from drywall – brick may prove too heavy.

Replanning in entryways, attics, and basements if they are common building property. Such works are permitted only with the consent of all residents.

Combining a living room with a kitchen equipped with a gas stove. A tightly closing door between them is strictly required.

Altering facade appearance if the building is an architectural monument. In standard-series buildings, any alterations require approval from state authorities.

Creating more than one mezzanine (an intermediate upper level integrated into the main floor volume) in a single room.

Installing cooking stoves and sanitary ware on a mezzanine level.

Step 3. Rough and fine finishing works.

The golden rule is to work from top to bottom so as not to damage what has already been completed.

Here is a brief breakdown of the sequence for rough and fine finishes.

ROUGH FINISHING WORKS

Electrical wiring

Replacement of heating units

Installation of interior partitions

Installation of plumbing rough-ins in bathrooms and kitchens

Floor screeding

Plastering and putty application

Tiling in kitchen and bathroom areas

Installation of suspended ceilings or painting floor slabs

Replacement of window frames, sills, and double-glazed units

Installation of sanitary fixtures — best performed before the final surface coating to avoid surface damage.

FINE FINISHING WORKS

Final wall and floor treatments

Installation of interior doors

Assembly of built-in furniture, such as wall closets

Installation of electrical fixtures, outlets, switches, and baseboards concealing wiring

This is, of course, a general framework (instruction). In each individual case, steps may be supplemented. But with this plan, you will definitely be able to discuss all stages with your site supervisor and monitor the execution of all works (and their correct sequence).

And the most important step is finding a team of professionals!

Believe me, I know how demanding it is to deliver a high-quality renovation. From this article, I think you have also realized that on the path to an ideal renovation, you will face numerous challenges that require professional and competent solutions.

My company delivers turnkey solutions: we not only develop the design project, but also provide clients with a full range of construction and finishing services. Our team includes several construction crews with whom we have partnered for years.

In this video, I visit one of our project sites to demonstrate and explain the stages of construction work in practice.

If you still have questions, submit a request for a FREE cost calculation of your design project and renovation via this link.