Home Renovation & Remodelling

Renovation cost depends on finish level and joinery scope. There are roughly three tiers: a basic refresh (paint, flooring, kitchen and bathroom replacement, no structural change); a mid-tier full renovation (some structural changes plus standard custom joinery); and high-tier luxury (imported kitchen and bathroom, solid wood furniture, smart-home integration). Older buildings often carry an allowance for unexpected M&E findings. We provide a tailored quotation after consultation and a site survey.

As a rough allocation guide for a full renovation: carpentry and custom joinery 30 to 35 percent (kitchen cabinet, wardrobe, feature wall); M&E (electrical, plumbing, AC, lighting) 20 to 25 percent; kitchen and bathroom fixtures plus stone 15 to 20 percent; floor and wall finishes 10 to 15 percent; paint and finishing 5 percent; design fee and project management 8 to 12 percent; contingency 5 to 10 percent. Solid wood, imported kitchen, or custom stone shifts more to the first category. Projects that cut contingency and design fee tend to bite back in the later build phase.

Artwill's standard 6-stage payment schedule: 10 percent on contract signing (locks workshop slot and design start); 25 percent at site mobilisation; 25 percent at structural and M&E completion; 20 percent at joinery and stone installation; 15 percent at painting and final fixtures; 5 percent retention released after snagging closure. Fixed-price contracts mean no surprise charges after signing, only client-confirmed variations. Each stage payment is preceded by a progress report with photo evidence.

Artwill provides 12 months of workmanship warranty covering our own trades and custom joinery. Third-party products (appliances, sanitary ware, lighting) follow the manufacturer's warranty period, with Artwill assisting with claims. Common first-year items: minor seam or joinery contraction (timber adjusting to Hong Kong humidity), which we correct free of charge at home. Each client receives a full warranty document pack at handover listing each material and equipment's warranty period and contact details.

Full design-and-build: 5 to 10 months end-to-end (6 to 12 weeks design, 8 to 16 weeks statutory submissions in parallel where required, 12 to 24 weeks build, 2 to 4 weeks snagging). Refresh only without structural change: 6 to 12 weeks total. Be cautious of any designer promising a full renovation in under 3 months. That timeline almost always skips critical stages (particularly design development and statutory submissions).

Full renovations involving M&E rework or structural change: the apartment is uninhabitable for the duration. Refresh-only projects (paint, flooring, single bathroom) typically allow staying, but expect noise and dust restrictions. Artwill can phase larger projects to keep part of the apartment habitable, requiring careful sequencing and adding 10 to 15 percent to the programme.

Renovation typically refers to restoring or refreshing existing finishes and fittings without changing the layout. Remodelling involves changing the layout, moving walls, relocating wet areas (kitchen, bathroom), or changing the use of rooms. Most Hong Kong projects we handle are at least light remodelling because the original layout rarely matches modern living patterns.

Genuine variations (owner changes mind, hidden site condition discovered) are quoted against a pre-agreed schedule of rates and signed off before work starts. Artwill does not charge open-ended hourly rates for variations. Typical variation overrun on a well-defined project: 5 to 10 percent of contract value. Anything over 15 percent indicates the design was not tight enough at lock.

Village house renovation requires submissions to the Lands Department and the Buildings Department for NT Minor Works, possibly involving land premium, ownership re-mapping, and private septic / well systems. Artwill partners with NT-licensed contractors to handle BD NT plans. Tong Lau renovation typically requires structural engineer assessment because units 50+ years old often have load-bearing wall removal restrictions and aged M&E issues, which affects the budget. We provide a tailored quotation after consultation.

HOS (Home Ownership Scheme) renovation requires Hong Kong Housing Authority 'Full Apartment Renovation Guidelines' approval: no load-bearing structure changes, no kitchen or bathroom enlargement, no front-door modifications. PRH (Public Rental Housing) allows only paint, soft furnishings, and removable furniture; no fixed carpentry. Green Form Subsidised Home Ownership (綠置居) restrictions are looser but still HA-supervised. Artwill provides HA-compliant design solutions for HOS and 綠置居 owners, with pricing quoted per project after consultation.