About to Renovate? Hear These Experts

Embarking on a renovation or currently in the midst of it? Read about sound renovation advice from industry players for homeowners-to-be.

By Chew Hui Ling

Article originally published in SquareRooms Issue 103. Visit their website - https://www.facebook.com/SquareRooms.

Quite honestly, renovations are a love-hate thing. It can be a fabulously rewarding experience, especially after you see your hard work come to fruition, but the groundwork can be just too much. Play it smart by tapping into the experience and expertise of these industry experts before you dive into the actual revamp.

Before engaging an interior designer:

“It’s important to find the right interior designer whom you can work well with and can understand your needs. But before consulting an interior designer, you should first research on what kind of style and theme you want for your home.”
Andy Tan, director, The 80’s Studio

“Homeowners should know the difference between a contractor and an interior design firm. Many tend to be confused, as they do not have ample understanding of the trades. They can differentiate it from the services provided. Interior design firms offer intangible services and specialise in creativity and details, while contractors provide mass-market services and focus on sourcing for the lowest budget possible. The last thing you want is to approach an ‘interior designer,‘ only to realise that it’s actually a contractor.”
Raymond Seow, director, FS Intent Pte Ltd

“First and foremost, they should think about how to beautify their home and how to make it functional. They should also get their budget ready.”
Winarto Atmadja, designer, Ultimate Interior Creation

“It’s important to understand what you want and then plan ahead. For example, five years down the road, is there anything in terms of design or furniture that you won’t tire of and still need for your home? In conclusion, you should always think about the functionality of their home.”
Wilson Teh, co-director, Rezt & Relax

“Prior to the renovation, we’d try our best to understand the lifestyles, needs, and requirements of our clients. Every house is unique and individual. For us designers, we don’t just focus on aesthetics, but also planning and arranging of elements to accomplish a purpose.”
Cadine Lim, designer, Prozfile

 

“A key point to take note of is to find the right interior designer at the right location at the right timing. There are many designers in a company, so it’s crucial to find one that has a good sense of responsibility. Ultimately, it’s not about the company, but about the designer.”
Alex Lim, AX Image Design Concepts

“Owners need to trust the IDs they select while at the same thing, should not be shy to ask for 'alternatives.' I personally like challenges to jolt me out of my comfort zone. Need more lighting but don't want more lighting points? I source for battery operated LED lights. Need a completely zero VOC paint for a baby's nursery? We can use paints made out of milk.”

Zinc, designer and owner, Mint & Pistachio Home

“Always conduct research before engaging the services of an interior designer. One way is to go through magazines, catalogues, and forums for inspiration and advice.”
Randoll Lee, director, Hall Interiors

"Homeowners do all sorts of background checks when hiring a designer but often neglect to find out their qualifications. No harm in asking if he or she is from a prominent art school or not. Bottom line is; look for someone who is competent academically and well versed in the industry.”
Gabriel Yee, Thaddeus Interior

“Price should not be the main factor. The most important thing is to find an honest and responsible designer. No matter what, the designer should deliver what was promised.”
Johnny Fong, Inspire by D’Trenzo

On furniture selection:

“I would advise homeowners not to shop for furniture or any ornaments before engaging an interior designer. That should come after the design conceptualisation phase. This is a common mistake made by many homeowners and they often end up purchasing a lot of unnecessary items.”
Violet Kang, designer, Darwin Interior

“Choose furniture pieces that have a story to tell, whether it be a unique reclaimed wood piece (that used to live a different life as an old building), or an original vintage piece with design cues from a different era.”
Terence Teh, marketing manager, Journey East Pte Ltd

“For the styling aspect, the interior designer should advise them on what kind of furniture pieces they should look out for depending on the concept theme. This factor is essential for a successful design scheme.”
Alvin Ling, director, The Scientist

 

 

“Focus on getting quality key pieces (sofa, dining tables and bed frames) before moving on to the smaller items (lighting, curtains or coffee tables).”
Amanda Lin, Grafunkt

“Take the time to find and invest in a piece of furniture that possesses a unique personality. Something that speaks to you. These are objects that you pick—or, as some say, pick you—objects that you care for, but might also be happy to let age, stain, gain character.”
Foundry Collection

On the conceptualisation:

“Try to be more flexible in terms of design. The design scheme might not look great at the first glance, but after adapting to the interior, you will find that everything actually blends well together. Design is about changes, so the most important thing is to know how to adapt to changes.”
Freddy Tan, designer, The Interior Lab

“Don't always go for design that looks great just in artist impression; focus more on the practical aspect.”
Emun Yen, I-Bridge Design

 

 

“The design theme should be timeless and does not go out of date easily. Materials are very important, so make sure that the materials are good in quality.”
Sanm Sam, The 80’s Studio

“Make sure that you know the direction you want for your home. As designers, we have to be aware of homeowners’ specific requirements before we can craft out a lifestyle setting for them.”
Trifven Ho, designer, Living Icon

“Do not blindly heed other people’s suggestions on how to remodel your own interior. Stand by

your decisions.”
Wincy Tang, principal designer, Rhiss Inter

 

On space planning:

 

 

“Getting the layout right is paramount in the renovation works. Spaces can be combined, divided, reconfigured, and manipulated to best suit your needs. So even before thinking about the colour of your walls or which style to adopt, space planning should always top your list.”
Lee Chi Ho, designer, The Orange Cube

“Consider the activities you do there, the space you have, and the amount of items you have to keep. If you have less space but plenty of items, then you may need to consider furniture that has a double function.”
April Kwan, IKEA

On budgets:

“Don’t compare prices. The most expensive renovation services might not necessarily be the best. Reasonably-priced renovation services can also be up to par, but homeowners should first understand the materials that they are offered before making their decision.”
Jesper Low, director, Arc Define Interior

“I understand that different people have different budgets for renovation, but I’d advise them to concentrate on particular areas. Try not to split up the cost because this will result in the lack of a focal point in the house.”
Grace Wong, director, Brim Design

 

4 tips on how to budget your renovation costs

"How much will it cost to renovate my house?"

This is a common question, especially for new homeowners or those undergoing first-time renovations. It definitely makes sense to know how much the various works can cost, so you can plan according to your budget.

We speak with Kelvin Teo of Space Sense, and William Chan of Spacedge Designs to get a rough estimate of how much you can expect to fork out for basic renovation works in Singapore.

Even if you're going to put it up for rental, it makes good investment sense to renovate your apartment for better yields.

4 tips on how to budget your renovation costs


1) Hacking Of Walls

This may just be the first thing you consider. It could be to join two bedrooms to create a larger space with an adjoining walk-in wardrobe, or to replace solid walls with lighter, sleeker partitions, or simply creating that open-plan layout.

Hacking of a single wall in a HDB flat or apartment costs between $400 and $900, depending on the length, thickness and the area to be removed.

4-room flat with a $100K reno price tag

2) New Flooring

You might not like the floor finishes that come with your place, or they just won't suit the design of your dream home. There are many new designs for tiles out there, some even replicating the look of wood or stone.

New tiles cost between $6,500 to $9,000 depending on the size of the unit (for example, three-room or five-room), including the labour for laying of tiles and the necessary foundation below.

3) Carpentry/Fitting-out Works

No home is complete without the essentials such as the kitchen carpentry, or even built-in wardrobes and storage. Kitchen carpentry (excluding appliances) can cost above $8,000 for a medium-sized space.

That is, if you were to have an unconventional or more personalised design, with the use of more expensive materials for your countertop, such as granite instead of solid surface. Your kitchen layout is also a factor.

Wardrobe fitting-out costs from $320 per foot run. This depends on the design and mechanisms - for

example sliding or soft-closing tracks - to be used, as well as the internal finishing.

4) By area

If you haven't yet determined to what extent you are renovating, a good estimate is to set aside at least $100 per sqf, area wise. The cost varies according to factors like your design, requirements and materials used.

However, don't forget the other components such as loose furniture, soft furnishings, lighting fixtures, window treatments, electrical appliances and sanitary ware and fittings.

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The Housing Board advises homeowners to follow the guidelines below so that renovation works can be carried out legally:

To carry out renovation works in an HDB flat, including those that do not require a renovation permit, flat owners are required to engage an HDB Registered Renovation Contractor (RRC). The list of HDB RRCs is available on the HDB InfoWEB at www.hdb.gov.sg .HDB flat owners can also obtain the list of HDB RRCs through their mobile phones.

Users can download the Mobile @ HDB app on their phones or access the services through http://mobile.hdb.gov.sg.

For renovation work such as demolition of walls, contractors must electronically submit the floor plan showing the proposed renovation works together with the application for renovation works on behalf of flat owners to HDB for approval.
More information is available on the HDB website.

Flat owners must ensure that the renovation works carried out by their contractors are in accordance with the approved renovation permits and guidelines. Flat owners are given information booklets such as a renovation guide and electrical guide for HDB flats when they collect their keys from HDB. This information is also available on the HDB InfoWEB under the section Living in HDB flats >Home Renovation >Knowing the Guidelines.

To minimise inconvenience to neighbours, noisy renovation work like demolition of walls, removing wall and floor finishes, cutting of tiles and drilling works must be done between 9am and 5pm daily on weekdays. Such works are not permitted on weekends or public holidays.

Contractors must also keep neighbours informed by giving them advance notice on the works that will be carried out, as well as display the notice of renovation work outside the flat until all the renovation work is completed. All HDB licensed contractors should be able to advise on what can or cannot be done with or without permission

Here's a list of renovation works that are not allowed in HDB flats:
• Hacking and removal of structural members such as reinforced concrete wall, columns, beams and staircases within maisonette flats

• Loading of the floor slab with a load greater than 150kg for every m sq of floor area Plastering of ceilings

• Partitioning the unit with combustible or toxic emission materials such as plywood or plastics

• Using concrete to raise the floor level beyond the allowable thickness of 50mm.

• Extending the floor area by covering over void deck areas

• Constructing a water tank in the bathroom unless it is a ready-made fibre-glass bathtub

• Repositioning or enlarging the opening of the rubbish bin chute

• Painting external parts of the building

• Installing fixtures outside the unit

• Installing casement windows where the unit's facade is facing common corridor

• Laying floor finishes outside the entrance door without a recess area or step


And here's why some of the renovations works are not allowed:

• They may overload the structure, which may in turn affect the structural integrity and safety of the building

• They will affect the external facade/form of the building or public safety

• They will create a public nuisance, pose a fire hazard or encroach on public areas

• They will infringe the lease agreement, relevant statutory regulations or requirements

For owners of condominiums and private apartments, they should get permission from the Management Committee Strata Title or Managing Office before proceeding with any renovations. The MCST or Managing Office will usually have a list of guidelines derived from the databases of the relevant authorities and advice from the project consultants.

Information is also available at the Urban Redevelopment Authority (URA) and Building Construction Authority (BCA) websites.

This article was first published in The New Paper

Types of Kitchen Countertops

When it comes to kitchen countertops, the options are endless.

Although not every kitchen countertop will fit into your lifestyle, there’s no doubt that no matter the choice you make, you will find yourself with a beautiful kitchen countertop that will hopefully last you for years to come.

That said, here are some of the latest kitchen countertop options that have become popular in recent years.

1. Granite

If money is no object when it comes to building or renovating a kitchen, granite is typically the big winner. It gives off an air of elegance and sophistication, and the original beauty of the granite stone gives a je ne sais quoi to even the most conventional kitchen.

If sealed and installed properly, a granite kitchen countertop can last a lifetime. The major drawback is that it’s quite expensive, although some would argue that it is becoming more affordable.

Should you get it?
 It can sustain heat, is available in myriad colours and patterns, and adds major value to homebuyers; however, it is porous (can absorb and harbour bacteria).

2. Laminate

If you have kitchen ADD and need to switch things up every few years, then laminate countertops might be a great option for you. Made of plastic-coated synthetic material

with a smooth surface that’s easy to clean, the pieces are easily cut to size and then

finished on the edges of the counter space.

Should you get it?

While laminate countertops are inexpensive, you need to consider that scratches and chips are virtually impossible to repair, and does not add value to homebuyers.

3. Solid surfaces

 

Because surfaces like Avonite, Corian and Swanstone are solid, any scratches that the countertops endure can be sanded out.

However, the countertops are not heat resistant, so you are highly discouraged from placing a hot pan on the surface; but then, why would you ever do that?

Should you get it?

Solid surfaces comes in a wide array of colours and patterns, are stain resistant and seamless.

4. Ceramic tile

While ceramic tile can be quite durable, inexpensive, and a DIY project for resourceful homeowners, tiles rarely last a lifetime and can easily chip or crack.

As well, drop one glass of red wine and the grout will be permanently stained.

Should you get it?

Ceramic tile is heat resistant and is available in a wide range of price points, although your counter surface will be uneven and if you want to go custom, it will cost you a pretty penny.

5. Quartz

Quartz counters are essentially engineered stone composed of 93% quartz particles. You can get it in a much larger range of colours than granite and it is scratch resistant and has a non-porous surface (it will not be penetrated by bacteria).

Yes, it is more expensive than granite, but nevertheless, it is worth the price paid in the long-run, as it will last a lifetime.

Should you get it?

 It’s stain resistant, requires no maintenance and adds major value to homebuyers.

6. Stainless steel

If you’re a big fan of very contemporary kitchens, stainless steel might appeal to you in many ways. Both heat resistant and durable, stainless steel countertops also allow for that seamless look as they are constructed according to your specifications.

Should you get it?

While stainless steel is definitely durable, it is quite pricey, noisy and may even dent if hit hard enough. And don’t even think about cutting on this surface.

Kitchen countertops that suit your lifestyle

Of course, there are other options for kitchen countertops like marble, concrete, copper, crafted glass, and exotic stone, the truth is that most homeowners would opt for more reasonably priced and maintainable kitchen countertops.

by Katerina Gomes

Renovation Loans in Singapore: How they work & how to get one

If you made a diorama of my house, you’d get something like a Lego brick a cat chewed on. And the interior is worse; like the dungeon level of an 80′s video game. It all needs a facelift. Problem is, renovations don’t come cheap; and without cash on hand, it’s hard to make the upfront payments that contractors want.

The solution?

A renovation loan. These are trending in Singapore, and in this article, I examine how they works More importantly, I look at the best way to find a renovation loan package:

What is a Renovation Loan?

Renovation (Reno) loans are taken for a number of reasons:

• A change in Interior Design

• Extensive repairs

• Re-modelling of one or more rooms, or of the façade of the house

• Physical extensions of the house

Reno work is either paid in steps, or upfront. Either way, home owners need cash on hand. It’s like a race between you getting money, your designer trying to spend it, and your contractor trying to embezzle everything before you notice.

Sure, there’s always credit cards, but at 24% APR, that’s a step below the local loan shark. Also, renovation costs can easily exceed $50,000, so your nickname at the bank will be “Mr. Maxed” by around week three. Reno loans, on the other hand, average 3 – 5% APR, and won’t wreck your credit score.

How Big is the Loan?

With most banks, the minimum loan is $10,000. Depending on your credit, this can be extended to eight times (8 x) your monthly income, to a maximum of $30,000.
Some banks, such as RHB, also provide furnishing loans. If you want the loan to cover every aspect of your renovation, including the furniture, it’s usual to take a Reno loan and a furnishing loan. This separate furnishing loan is usually capped at $120,000.

So the maximum loan is typically $30,000 (the Reno loan) + $120,000 (furnishing loan) = $150,000. Interior Designers and contractors are familiar with this amount, and this is the budget for range for most designer apartments.

Standard loan tenure is between one to five years.

How Do I Get a Renovation Loan?

You have to:

• Be a Singaporean or Permanent Resident

• Be between 21 – 55 years of age

• Have a minimum income of $24,000 per annum

• Have a fair credit score

This loan is easy to negotiate, so you can sometimes get it even with bad credit. If you’re rejected, either appeal, or try again in six months. And if you can’t meet the minimum income, get a co-signatory. As long as they’re a relative, you’ll get your loan.

Aren’t All Reno Loans the Same?

No. While Reno loans have less variety than home loans, you should still do your homework.
Different banks offer varying interest rates, which hover between 3 – 5% per annum. Some banks also offer perks, such as free insurance protection for your loan.
Shop around and find the lowest loan, via websites like SmartLoans.sg. Remember, the best Reno loan in March 2012 may not be the best in June 2012; so make sure your sources are current.

General Tips on Renovation Loans

Points to note about Reno loans are:

1. Keep the Tenure as Short as You Can -

Unlike home loans, Reno loans can’t be refinanced. If you pick a five year loan, you’re stuck with the same bank for all five years. Also, unlike property, the value of the renovations won’t appreciate. A Reno loan is effectively borrowing money for consumption, and you want to repay the debt quickly.

2. Stretch the Loan to Cover Everything -

Because renovations involve multiple suppliers, it’s easy for the budget to go wrong. When that happens, many home owners end up with credit card debts on top of the Reno loan. You can save money by making sure everything is covered under a single, low-interest Reno loan.

Whatever budget the contractor comes up with, don’t match the loan to it exactly. Make allowances of up to 10%. While the repayments may go up a bit, it’s better than having to open another credit line later.

3. Crunch Numbers First -

Before you get the Reno loan, try to quantify what the improvements will do for you. If you’re a landlord, how will the renovation increase your yield? Is it enough to cover the new repayments?

If you’re just doing it for a more comfortable home, make sure it’s worth renovating instead of just moving. How many years are left on the lease? Are you intending to sell within the next 10 years? If so, remember the renovations may add nothing to your valuation.

Get more Personal Finance tips and tricks on www.MoneySmart.sg