TENGO Design Studio on Onliner: How to Survive a Renovation Without Going Gray

Лето, проведенное «по уши» в ремонте или стройке, — обыденность для белорусов. Тысячи отпусков и миллионы выходных были выделены под обновление жилья. Оно ведь вроде как и не жалко: для себя стараешься, годами потом будешь наслаждаться. Но каждое дело можно оптимизировать. И ремонт не исключение. Вместе со специалистами TENGO  заранее разбираемся в «отделочных тонкостях», чтобы потом не сойти с ума на пути превращения серых стен в уютную квартиру. Для чего нужен проект, как прикинуть бюджет, надо ли контролировать строителей, что вообще стоит заранее предусмотреть? Ответим на эти и другие вопросы, возникающие у новичка, впервые получившего ключи от собственных «метров».

The ultimate goal of any renovation is beauty and comfort. The real question is: how do you achieve it? Fortunately, there’s an answer — the internet is overflowing with images of stunning interiors for every taste. Design studios are also ready to step in and create a tailored concept. So which path should you choose?

"It’s important to understand that behind every beautiful picture on Pinterest lies a lot of hard work by professionals," explains Valeria. "Each project is created for a specific person (or family) and their unique needs. What seems perfect on your screen might not suit your real-life space. An interior that looks impressive on your monitor can lose all its charm when transplanted into a standard apartment in a panel building. Why? Because this color and texture combination might require a certain room size, south-facing windows, high ceilings, and so on."

Besides aesthetics, functionality is just as important. If you overlook something, you’re likely to feel discomfort until the next round of renovations. For example, one misplaced or missing power outlet could force you to run extension cords across the entire room — not exactly the cozy vibe you were going for.

One way or another, it’s usually the lucky owners of new apartments who turn to designers for help. The dream has finally come true — the space is yours — but now you need to "digest" it properly, making sure every square meter is used wisely and that the space feels welcoming. Tackling this on your own can be intimidating: what if you miss something crucial?

"It's true, a person who has just received their keys might not fully see the potential of their apartment, and as a result, could fail to organize the space properly. And I’m not even talking about the visual part — that’s just the tip of the iceberg. The technical side of a project plays an enormous role: smart layout planning (the same space can be arranged in completely different ways depending on family structure and lifestyle), thoughtful lighting, making use of every niche, and placing furniture in a way that truly fits the space."

Planning every detail and considering different scenarios takes time. And even with the best intentions, a non-professional will likely make mistakes along the way. If you’re lucky, those mistakes will remain on paper or in your mind — rather than turning into costly realities on-site.

Working by the Project

The designers at TENGO note that Belarusians have long moved away from the idea of strictly following a single design style. No one is demanding “pure” classics or “crystal-clear” minimalism anymore. These days, projects are typically created to be timeless, reflecting the client’s personal taste rather than sticking to rigid design rules. Light colors, clean lines, and understated decor help create a sense of harmony and relaxation in one’s own home.

But before you get to the fun part — decorating — there’s a long way to go. And ideally, without endless rework. So how can you avoid mistakes and extra expenses? The answer is simple: have a detailed design project.

"Every project starts with a deep conversation. A designer, much like a psychologist, doesn’t just listen to the client’s wishes, but also asks about all the details that matter for creating a dream interior — lifestyle, habits, ideas of comfort. Later, all these thoughts and needs are brought together into a single concept and translated onto paper. Depending on the complexity, a project can be as long as a hundred pages."

So, what exactly is included in a design project? An up-to-date floor plan, interior visualizations (usually the client’s favorite part), construction documentation — which covers detailed drawings, a list of finishing materials, and a furniture specification. In the end, you receive a "map" that the builders can confidently follow throughout the renovation.

"A full design project with all the drawings usually takes two to three months," Valeria adds. "It might seem like a long time, but thorough planning simply can’t be rushed — it just doesn’t work that way. And it’s never a good idea to push your designer: the results will suffer. Naturally, during the process the client might make adjustments, and it’s best to stay in close contact and approve changes quickly so the project stays on schedule. If you think about it, compared to the years you’ll spend living in the apartment, two or three months for a well-thought-out project is practically nothing. It’s worth accounting for this time upfront, so you don’t face problems later on."

And what about those who are determined to tackle beauty and comfort on their own? The answer is the same — make a project. Even if it’s just a hand-drawn one. Take your floor plan, sit down, and think through where you’ll need sockets, lights, and plumbing fixtures, at what height and in what quantity. After all, you don’t want to stand in an unfinished room waving your hands around, trying to explain it all to the builders on the spot.

Another common stumbling block is replanning. Most new apartments in frame buildings are delivered without interior walls, giving you the freedom to shape the space as you like. But it’s not as simple as it seems: any partition wall — whether you’re adding or removing it — must be approved by the local executive committee. Only if you leave the layout exactly as the developer handed it over can you skip the approval process.

There’s a simplified procedure for getting approval for partitions that divide the open space into individual living rooms: you sketch the new walls directly onto the floor plan in your technical passport, submit it along with an application to your district’s "One-Stop Service" center, and within about two weeks you’ll receive official approval.

However, if you’re planning to enlarge the bathroom, move radiators, or relocate the kitchen to a different room, the process becomes more complex. In such cases, you’ll need not only official approval, but also a formal project and the work must be carried out by licensed professionals. This can be a long process: the preparation stage alone typically takes a month to a month and a half, and you’ll still need to wait for the final green light from the local authorities. So it’s essential to factor this into your renovation timeline.

If you’re confident that your plans are legal and meet all building regulations, it’s possible to start construction work while your application is being processed. But don’t forget about proper construction waste disposal: some local authorities require proof — often in the form of a receipt or confirmation slip — that all renovation debris (and there will be quite a lot) was disposed of correctly, before they approve the completed replanning. Be sure to clarify this detail when hiring a waste removal service and movers.

Money
Surviving a renovation is no walk in the park — it’s a costly and nerve-wracking process. So how can you estimate the budget realistically?

"If someone is handling the renovation on their own, the initial budget they’ve planned will almost certainly increase as the work progresses," explains Valeria. "People usually try to budget for cheaper materials and assume they’ll be able to do a lot themselves. But in reality, many decisions will have to be made on the fly (and not all of them will be the right ones), there will inevitably be incorrect purchases, and sometimes, after trying something, you’ll realize it was a bad idea and end up redoing it."

In general, the old rule of thumb — "a renovation costs about half the price of the apartment" — is fairly accurate. For most people, that’s exactly how it turns out.

So, what are the key budget categories you should plan for?

• Demolition and construction.
• Rough work (materials + labor).
• Tiling — it’s worth highlighting this as a separate line in the budget, since it’s an especially important and expensive stage. For many, it might come as a surprise that things like 45-degree edge cuts or drilling holes for mixers and fixtures are charged separately.
• Construction waste removal.
• Finishing work (materials + labor).
• Furniture and appliances.
• It’s also a good idea to set aside a buffer for "final touches" after all the main work is done — no matter how carefully everything is handled, there will always be scratches, scuffs, or minor damage to fix.

"If you want to start a renovation confidently and avoid getting stuck halfway, you need to understand that right from the start, you’ll have to purchase both rough and part of the finishing materials," Valeria adds. "For example: built-in plumbing fixtures (so specialists know the exact installation heights), towel radiators, new heating radiators (if you plan to replace the ones provided by the developer), hidden doors, entrance doors, and built-in lighting systems. If you're planning to install a supply and exhaust ventilation system with heat recovery, you’ll also need to order it in advance."

This way, you can complete the rough stage properly, without breaking the sequence of the construction process. So even at the very first stage, the expenses will likely be higher than you initially expect.

When working with a design studio, the process is quite different. Typically, there are two scenarios: Either the client comes in with a fixed renovation budget, and the project is tailored to fit that amount, or the designers are given more creative freedom, and the final cost is calculated once everything is approved and agreed upon by both sides.

"Once the final sum is settled, it’s written into the contract and work begins. No matter how much material prices fluctuate or how the exchange rates shift, the client doesn’t have to worry. If we made a miscalculation or if something needs to be adjusted on-site, we stick to the contract price. The client won’t have to pay extra,".

Of course, sometimes things don’t go as planned: the project might start off smoothly, but then the client’s budget runs dry partway through the process.
In that case, there are two possible solutions: simplify the project by replacing expensive materials with more budget-friendly alternatives, or extend the timeline for the renovation — so instead of completing the "dream apartment" in the originally planned four months, the project is spread out over a longer period, with each new stage moving forward as new funds become available.

Even in 2022, articles about problematic renovations haven’t disappeared. So, how can you protect yourself and avoid becoming yet another deceived and disappointed homeowner?

"No one likes being called in to fix a botched renovation. The owner might think it’s enough to patch something here or sand down a little there — and everything will be fine. But in most cases, the only real solution is to tear everything down and start over, because you have no idea how the work was done or what might be hiding behind the walls. How could anyone offer a warranty for something like that?"

That’s why it’s so important from the very beginning to hire qualified professionals who know what they’re doing and won’t cut corners. Read reviews, visit previous projects, and sign a formal contract — that way, you at least reduce your risks. And don’t forget to monitor the work.

Let’s face it — it’s better to have one damaged wall in the bathroom than to waste several square meters of expensive tiles.

So, what can you do?
You can hire a construction supervisor, who will oversee the quality at every stage of the renovation. A reliable contractor won’t mind at all — in fact, they’ll welcome it.

If you decide to manage the renovation yourself, you’ll need to study the technology and processes so you understand what’s happening — when it’s time to prime, when it’s time to paint, and so on. You can also install video surveillance and connect remotely to monitor progress, which will help you sleep better at night. Actually, we always do this: if our clients want, we connect them to the system as well, so they can personally check on the project’s status — especially during the summer vacation season.

The quality of work is one thing, but the use of materials is another. Everyone remembers the times when unscrupulous builders would quietly sell off extra bags of materials — sometimes quite literally to the neighbors!

"There’s no universal formula for calculating the exact amount of plaster you’ll need, for example — every wall has its own quirks and uneven surfaces. You’ll need to base the calculation on the actual conditions in your apartment. But at the very least, you can consult a specialist at a building supply store and ask them to help you estimate the necessary quantities for your space. Of course, the numbers won’t be 100% accurate, but you’ll at least have a rough guideline."

In the end, any renovation approach has its pros and cons: if you do everything yourself, you might save some money, but you’ll spend a lot of time calculating, purchasing, supervising, and correcting mistakes.

If you work with a design studio, all those worries fall on the shoulders of professionals — but of course, you’ll pay for the convenience. Still, the cost of the design project itself typically makes up no more than 5% of the total renovation budget.