How to choose a renovation company

Coordination between trades. An average apartment renovation involves 6–8 different trades: demolition workers, plumbers, electricians, drywall installers, plasterers, tilers, parquet layers, painters and fitters. When you work with a ‘tradesman’, coordinating them is often left to you – you are the one who calls the electrician when the tiler has finished. A company has a person in charge who manages this coordination and solves problems without you.

A written contract and scope. Serious companies work with a standard written contract – scope, budget, timeline, acceptance conditions, what happens when additional work is needed. This protects both sides. When you work with a tradesman ‘on trust’, your protection rests only on a good relationship – which often works in Bulgaria, but in a serious dispute leaves you without any legal tools.

Managing hidden risks. In old buildings, ‘unforeseen’ work always comes up – corroded pipes, mould, an uneven base. A company has a process for these situations: documenting the problem, estimating the additional cost, getting your written approval, then carrying on. A tradesman usually ‘sorts it out on the job’ – which is quicker, but often more expensive and harder to control.

Warranties after completion. The standard warranty on a renovation by a company is 12–24 months for workmanship and materials. If a problem appears (a leak, a loose tile, a fault with the water heater), they come back and fix it at their own expense. With a tradesman, the warranty usually depends on staying on good terms – a formal warranty claim is complicated.

The size and type of project. A company makes sense for a full renovation of an apartment or house (10+ weeks, coordinating many teams). For small jobs (replacing the tiles in a bathroom, painting 2 rooms, fitting new windows), a good tradesman is more practical and cheaper. The size of the project decides which works better.

Comparing companies. When you get 3 quotes from companies, compare them on how thoroughly they are itemised, not just on the total. Ask: who is the project manager? How often will I get updates? What is the process for additional work? Which subcontractors will be involved? If you do not get specific answers to these questions, the company is working like a ‘tradesman’ in corporate packaging.

Red flags in company quotes. An overly quick reply without a site visit – poor costing. An advance of more than 40% – risk being shifted onto you. No references from the last 12 months – questionable circumstances. A reduced price if you sign ‘today’ – pressure with no justification. These signals apply to any contractor, but they are easier to spot with a company.