Renovation Contractor in Makati City

Manage trades yourself only if the job involves one or two trades and you can be on site regularly. Once a project needs sequencing (demolition, then rough plumbing and wiring, then walls, then finishes), a contractor typically saves more in avoided rework and delays than their 10-20% management margin costs.

Usually yes for single-room projects if water and power stay connected to the rest of the home; usually no for whole-home work involving dust-heavy demolition or when the only kitchen or bathroom is out of service for weeks. Ask the contractor to phase the works so one bathroom stays functional, and budget for short-term accommodation on gut renovations.

A single-room refresh typically takes 1-3 weeks, a kitchen or bathroom 2-6 weeks, and a whole-home renovation 2-6 months depending on structural work and approvals. Add lead time before the start date for permits, custom cabinetry, and contractor availability — good contractors are often booked 1-3 months out.

Get at least three itemized quotes from contractors who have visited the property in Makati City. Phone or photo-based estimates are fine for a ballpark, but only an in-person survey produces a quote a contractor will stand behind. Discard any quote that is dramatically below the others rather than celebrating it — it usually signals missed scope or planned extras later.

Ask: who will actually be on site daily (the owner or a foreman), which parts are done by their own team versus subcontractors, how many projects they run at once, what their current lead time in Makati City is, how they price variations, and what their warranty covers and for how long. The quality of the answers tells you as much as the answers themselves.

Cosmetic work (painting, flooring, replacing fixtures in place) rarely needs a permit. Structural changes, wall removals, and significant plumbing or electrical alterations usually do, and rules in Makati City follow your national and local building codes. Ask the contractor to name the specific approval needed and who applies for it — a contractor who suggests skipping permits is transferring the legal risk to you.

Significant renovations run roughly ₱15,000-₱50,000 per square metre all-in, so a 100 sqm house renovation spans about ₱1.5M-₱5M. Provincial labor rates run 20-30% below Metro Manila, though materials cost roughly the same nationwide.

Pakyaw (fixed-price labor gangs) can be 10-20% cheaper but you become the project manager: buying all materials, sequencing trades, and carrying quality risk. A general contractor costs more but handles scheduling, procurement, permits, and quality control — usually worth it beyond single-room jobs.