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Phase 4 of 8
Contractor Selection & Quotations
Find the right contractor for your project. Learn how to evaluate quotes and negotiate effectively.
Duration:2-3 weeks
Finding the right contractor can make or break your renovation. This phase is about evaluation, negotiation, and protection. The cheapest quote is rarely the best value, and the most expensive isn't always highest quality.
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Evaluation Time
2-3 weeks
Don't rush this decision
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Quote Variance
30-50%
Between contractors
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Savings Potential
S$5k-10k
Through negotiation
1
Types of Contractors in Singapore
Understanding the different types helps you choose the right fit for your project and budget.
Interior Design (ID) Firms
- Services: Design + project management + execution
- Cost: 20-30% premium over direct contractors
- Best for: First-timers, busy professionals, design-focused projects
- Pros: One-stop solution, design expertise, single point of contact
- Cons: Higher cost, less control, potential markups
Direct Contractors
- Services: Execution based on your plans
- Cost: Most economical option
- Best for: Clear vision, experienced renovators, tight budgets
- Pros: Lower cost, direct control, transparent pricing
- Cons: Need to coordinate, no design help, more time needed
Project Management Firms
- Services: Coordination without design
- Cost: 10-15% management fee
- Best for: Those with design but need coordination
- Pros: Professional coordination, cost savings vs ID
- Cons: Additional layer, still need design separately
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The 5-Step Vetting Process
Systematic vetting prevents heartache and financial loss. Follow this proven process.
Step 1: Initial Screening (8-10 contractors)
- Get recommendations from: Qanvast, RenoGuru, Facebook groups
- Check company registration (ACRA)
- Verify HDB Licensed Renovator status
- Review online presence and portfolio
Step 2: Detailed Evaluation (Top 5)
- Review past projects similar to yours
- Check Google/Facebook reviews (look for patterns)
- Request client references from last 6 months
- Evaluate communication responsiveness
Step 3: Face-to-Face Meetings (Top 3)
- Meet at their office/showroom (red flag if they refuse)
- Bring floor plan and inspiration photos
- Discuss timeline and payment terms
- Gauge chemistry and professionalism
Step 4: Site Visits
- Visit their current ongoing projects
- Check workmanship quality firsthand
- Observe site management and cleanliness
- Talk to current clients if possible
Step 5: Final Decision
- Compare detailed quotations line by line
- Negotiate terms and pricing
- Verify insurance coverage
- Review contract thoroughly before signing
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Decoding Renovation Quotations
A quotation reveals more than just price - it shows professionalism, transparency, and attention to detail.
Red Flags in Quotations
- Lump sum pricing without breakdown
- "Subject to site conditions" everywhere
- No brand/model specifications
- Unusually low prices (likely hidden costs)
- No timeline specified
- Cash-only payment terms
What Good Quotations Include
- Detailed line-item breakdown
- Clear specifications (brands, models, dimensions)
- Unit rates and quantities
- Timeline with milestones
- Payment schedule tied to progress
- Warranty terms clearly stated
Hidden Costs to Watch For
- Disposal fees not included
- Protection/cleaning charges
- Permit application fees
- GST not clearly stated
- "Optional" items that are actually essential
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Negotiation Strategies That Work
Negotiation isn't just about price - it's about value, terms, and protection.
What's Negotiable
- Payment Terms: Push for more backend loading
- Timeline Buffer: Add penalty clauses for delays
- Material Upgrades: Better quality at same price
- Additional Works: Small add-ons at no cost
- Warranty Period: Extend from 1 to 2 years
What's Usually Fixed
- Labor costs (market rates)
- Disposal fees (fixed by NEA)
- HDB permit fees
- Basic material costs
Power Negotiation Tactics
- Get quotes during off-peak periods (Oct-Nov, Feb-Mar)
- Bundle more work for better rates
- Offer favorable payment terms for discount
- Be flexible on start date
- Always get competing quotes for leverage
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Contract Deep Dive
Your contract is your protection. Never sign without understanding every clause.
Essential Contract Clauses
1. Scope of Work
- Detailed item list with specifications
- Clear inclusion/exclusion list
- Brand and model numbers
2. Timeline
- Start and completion dates
- Milestone schedule
- Delay penalties (S$50-100/day typical)
3. Payment Terms
- Progressive payment schedule
- Never more than 30% upfront
- Hold back 5-10% for defects
4. Variations
- How changes are priced
- Approval process required
- Documentation needed
5. Warranty
- Minimum 1 year workmanship
- What's covered/excluded
- Response time for issues
Contractor Evaluation Checklist
Remember These Key Points
- Never choose based on price alone - cheapest often becomes most expensive
- Verify credentials: ACRA, HDB license, insurance
- Get everything in writing - verbal promises mean nothing
- Payment terms matter as much as total price
- Good contractors are booked 2-3 months ahead
Common Mistakes to Avoid
- Paying more than 30% upfront
- Not checking contractor credentials
- Accepting lump sum quotations
- Skipping site visits to ongoing projects
- Signing contracts without understanding terms
Pro Tips
- Visit contractors during Chinese New Year for better deals
- Always get 3 detailed quotes for comparison
- Pay extra for proper contracts and documentation
- Check if contractor is cash-only (red flag)
- Join estate-specific renovation groups for recommendations