Journal · 1 min read
Condo Renovation Timeline: Planning to Avoid Overruns
Real durations for demolition, MEP, and finishing, plus the buffers you should build in.
2026-05-10
Most condo renovations in Bangkok take 6 to 12 weeks, or up to 4 months if you gut the kitchen and bathroom. The big variables are juristic approval, plumbing and electrical work, and custom-made items. Always build in a 15 to 20 percent time buffer.
A simple condo renovation timeline
Renovation runs in sequence. Skipping a step, or tiling over unfinished services, usually means tearing it out again and losing more time than you saved.
- Week 1: approval, demolition, and hauling out debris
- Weeks 2 to 3: run plumbing, electrical, and new partitions
- Weeks 3 to 5: flooring, wall finishes, paint, and ceilings
- Weeks 5 to 8: fit built-ins, sanitaryware, and snag defects
Where condo renovations overrun
Almost all overruns come from building rules and waiting for materials, not from the trades. Handle those two and the schedule steadies.
- Slow juristic approval or strict move-in and move-out windows
- Existing pipes or wiring not matching the plan, needing on-site fixes
- Tiles, sanitaryware, or custom cabinet doors arriving late
- Hidden problems such as leaks or cracked original screed
Tips to keep the schedule under control
File juristic paperwork before demolition, finalise the design and materials before you start, and pre-order long-lead items. Avoid mid-project design changes, the number one cause of overruns.
Whose permission do I need to renovate a condo?
Always get approval from the building's juristic person first. Structural changes or moving a bathroom may also need an engineer's certification.
Can I live in the unit during renovation?
Not advisable if the kitchen or bathroom is being gutted, due to dust, noise, and periods with water or power cut. Plan for temporary accommodation.
How much contingency should I budget?
Set aside 10 to 15 percent for hidden issues common in older condos, such as leaking pipes or wiring that must be replaced.