Apartment Renovation: Where to Start and How to Plan Your Budget

A renovation is one of the biggest projects most families ever take on. It almost always takes longer and costs more than planned. The reason isn't "bad builders" — it's that people start by choosing tiles instead of planning. In this guide we go through the right sequence: from inspecting the apartment to the final clean, and we show how to put together a realistic cost estimate.

Step 1. Decide on the Type of Renovation

The type of renovation determines the budget, timeline and whether you need permits.

• Cosmetic renovation — painting walls, new wallpaper, flooring and doors. Utilities stay untouched. Much of the work can be done yourself — see our DIY cosmetic renovation guide.
• Major renovation — full replacement of wiring, plumbing and windows, leveling walls and ceilings, new floor screed. The apartment becomes unlivable for several months.
• Renovation with redevelopment — moving partitions, merging rooms, relocating bathrooms or the kitchen. This requires approval under the Law on Regulation of Urban Planning Activity. See apartment redevelopment and legalization.

If you've bought an apartment in a new building, start with a thorough acceptance inspection from the developer: defects recorded in the acceptance report must be fixed at the developer's expense.

Step 2. Inspect the Apartment

Before spending any money, find out the real condition of the property:

1. Wiring. Aluminum wiring in pre-1990s buildings is a signal for full replacement. See how to plan a new network in apartment electrical wiring.
2. Risers and pipes. Ask the condominium association or building manager when the risers were last replaced. It's best to coordinate replacement with your neighbors.
3. Walls and ceilings. Check for unevenness, cracks, leak stains and mold with a level. The causes of damp and how to fight it are explained in mold and damp prevention.
4. Windows and balcony. Old windows are the main source of heat loss. See our window replacement guide.
5. Hazardous materials. Older housing stock may contain asbestos and lead-based paint. The US Environmental Protection Agency (EPA) advises against disturbing such materials yourself and recommends hiring professionals. Similar EPA guidance exists for lead paint.

Step 3. Design Project and Planning

A design project isn't a luxury — it saves money. It fixes the location of sockets, switches, plumbing, lighting and furniture before work begins, so you won't have to cut channels into fresh plaster.

A minimum set of drawings:

• a measured floor plan;
• a demolition and partition plan;
• a furniture layout;
• an electrical plan (sockets, switches, lighting groups);
• a plumbing plan;
• wall elevations for the bathroom and kitchen with tile layout;
• a schedule of finishing materials.

In small spaces ergonomics matter most — see our ideas in small apartment design. Plan your kitchen renovation and bathroom renovation separately: they are the most expensive rooms per square meter.

Step 4. Build a Cost Estimate

Budget Structure

An approximate breakdown of a major renovation:

• rough materials (mixes, profiles, cable, pipes) — 15–20%;
• finishing materials (tiles, flooring, paint, doors) — 25–35%;
• labor — 30–40%;
• sanitaryware, lighting, appliances — 10–20%;
• contingency — 10–15%.

Prices for labor and materials change quickly, so rely on fresh quotes from 2–3 crews rather than old price tables online. The estimate should be detailed: type of work, unit of measure, quantity, unit price, total.

How to Stay Within Budget

1. Approve all materials before work starts and list them in a schedule.
2. Buy rough materials with a 5–10% margin, tiles and laminate with 10–15%.
3. Don't change the design mid-way: every change means rework and downtime.
4. Pay in stages for work actually completed.
5. Keep the contingency untouched until the finishing stage.

Step 5. Choose Who Will Do the Work

There are three ways to organize a renovation:

• A general contractor ("turnkey") — one company is responsible for everything. More expensive, but saves your time and reduces risk.
• A crew plus technical supervision — you hire a crew and an independent engineer checks the quality of hidden works.
• Self-management — you hire individual tradespeople (electrician, tiler, painter). Cheapest, but requires daily supervision.

How to vet a contractor, what to include in the contract and how to accept the work — see how to choose a renovation contractor. Your rights as a consumer are protected by the Law on Consumer Rights Protection, and the general rules for construction contracts are set by the Civil Code of Ukraine (Chapter 61).

Step 6. Follow the Right Order of Works

Getting the sequence wrong is the main cause of rework.

1. Demolition of old finishes, partitions and sanitaryware.
2. Building new partitions (if approved).
3. Replacing windows — before plastering, so the reveals can be finished properly.
4. Electrical work — chasing, cable runs, back boxes.
5. Plumbing — pipe runs, installation frames.
6. Insulation and soundproofing, if needed. Materials and approaches are covered in apartment insulation.
7. Wall plastering and floor screed (a cement screed needs to dry — roughly a week per centimeter of thickness).
8. Waterproofing in the bathroom and on the balcony.
9. Tiling.
10. Skim coating and painting ceilings and walls.
11. Laying the finished floor — see the flooring guide.
12. Installing doors, skirting boards, sockets, lights and sanitaryware.
13. Installing the kitchen and furniture, final cleaning.

Step 7. Energy Efficiency: Do It Now

A renovation is the best moment to cut future utility bills. Insulation, quality windows, controlled ventilation and efficient lighting pay off for years. The ENERGY STAR program notes that air sealing and insulation are among the most cost-effective ways to reduce energy loss. In Ukraine, energy-efficiency measures in apartment buildings are supported by the Energy Efficiency Fund, and building energy-performance requirements are set by Law No. 2118-VIII.

If you own a house, consider a heat pump and solar panels, especially given the risk of power outages.

Step 8. Plan a Realistic Timeline

Approximate timelines for a two-room apartment of about 60 m²:

• cosmetic renovation — 3–6 weeks;
• major renovation without redevelopment — 3–5 months;
• major renovation with redevelopment — 5–8 months, including approvals.

Add time for screed and plaster to dry, delivery of made-to-order furniture (often 6–10 weeks) and possible delays due to power outages.

Common Mistakes

• Starting without a plan. Sockets end up behind the wardrobe and lights aren't where the desk is.
• Saving on hidden works. Replacing wiring, pipes and waterproofing later costs ten times more.
• Buying materials in batches. Tiles from different batches can differ in shade.
• Paying upfront for everything. You lose leverage over quality.
• Not documenting hidden works. Photograph cable and pipe runs with a tape measure — this will help with any future repair.
• Ignoring ventilation. After installing airtight windows without planned air exchange, condensation and mold appear.

Renovating for Sale or Rent

If the apartment is meant for renting out, the logic is different: durability, neutral design and speed matter most. We cover this separately in renovation for rental. If you plan to sell, a light refresh and good photos are often enough — see our tips on selling an apartment fast.

Frequently Asked Questions

Can I live in the apartment during the renovation?

During a cosmetic renovation — yes, if work goes room by room. During a major one — no: dust from chasing, primer fumes and no water or power make living there uncomfortable and unhealthy. Budget for renting a place during the works; sometimes it's cheaper to speed up the work than to pay extra months of rent.

When is the best time to start?

The most convenient season for "wet" processes is April to October: plaster and screed dry faster, and windows can be replaced without chilling the apartment. Winter renovation is possible too, but you need heating, humidity control and ventilation.

Do I need technical supervision?

If you can't be on site every day and the budget is significant — yes. An independent engineer checks hidden works (wiring, waterproofing, screed) before they are covered by finishes. Supervision usually costs a few percent of the labor cost and can save much more.

Pre-Start Checklist

1. The type of renovation and the list of rooms are defined.
2. Utilities and walls have been inspected.
3. You have a furniture, electrical and plumbing plan.
4. Any redevelopment is approved — or you've decided against it.
5. A detailed estimate exists and a 10–15% contingency is set aside.
6. A contract with the contractor is signed, with a work schedule and staged payments.
7. Noisy work hours, waste removal and elevator use are agreed with the condominium association.
8. There's a place to store materials.
9. Neighbors have been warned about the work schedule, and the site manager's contact is in the building chat.
10. You have photos and video of the initial condition of the apartment and common areas — this protects you in disputes with neighbors or the association.

Conclusion

A successful renovation is 80% planning. Inspect the apartment, order at least a basic design, build a detailed estimate with a contingency, choose reliable contractors and follow the right order of works. Then the renovation will finish on time and the result will last for years.

Sources

• Law of Ukraine on Regulation of Urban Planning Activity.
• Law of Ukraine on Energy Efficiency of Buildings.
• Law of Ukraine on Consumer Rights Protection.
• Civil Code of Ukraine — Chapter 61 "Contract Work".
• EPA: asbestos and EPA: lead — guidance on hazardous materials.
• ENERGY STAR: seal and insulate.
• Energy Efficiency Fund of Ukraine.

Read Also

• How to choose a renovation contractor
• Bathroom renovation: a step-by-step guide
• Kitchen renovation: planning and budget
• Apartment redevelopment and legalization
• Apartment insulation inside and out