What to Include in a Lobby or Hallway Renovation Budget
A complete lobby or hallway renovation budget includes every anticipated project expense, regardless of who orders the item or performs the work. A contractor’s proposal may cover only part of the total. Organizing the budget by responsibility helps a co-op or condo board understand its full commitment before approving the project.
Contractor work
Start with the construction scope, including demolition, surface preparation, repairs, painting, electrical work, and installation where applicable. Check protection, cleanup, and other project requirements against the bid documents.
Read exclusions and allowances carefully. An allowance is an amount included for a defined item or scope; it may change when the final selection or actual requirements are established. The board should understand what each allowance covers and what remains unresolved.
Materials and furnishings purchased separately
Some projects separate the purchase of carpet, wallcovering, lighting, furniture, signage, or hardware from the general contractor’s work. Each item should have a clearly identified purchaser, installer, and budget allocation.
For example, purchasing a light fixture does not necessarily include removing the old fixture, installing the new one, repairing the ceiling, or altering the wiring. Assigning those responsibilities before construction helps prevent gaps between a vendor’s supply price and the contractor’s scope.
Design and other professional services
Include the agreed design fee and any purchasing or construction-phase charges described in the designer’s proposal. Where the scope requires other professional services, permits, or filing expenses, those costs should also be identified.
The budget should distinguish confirmed fees from estimates. It should also show when an expense depends on a decision that has not yet been made, rather than presenting every number as equally certain.
Tax and delivery expenses
Include applicable sales tax, freight, delivery, and any anticipated receiving or storage charges. Ask whether a quotation includes delivery into the building or only to a loading point. Special handling and installation coordination may need separate arrangements.
Ordering materials well before they can be installed may introduce storage costs. Waiting too long can affect the construction sequence. Purchasing and scheduling should therefore be considered together.
Contingency and optional work
Reserve an appropriate contingency for unforeseen conditions and other project uncertainties. The amount should reflect the scope and the information available, rather than being treated as money already available for upgrades.
List optional enhancements separately from the approved base scope. This allows the board to understand what the project requires and what can be added if funding permits. Track approved changes against the current total so the remaining contingency stays visible.
Keep one complete project budget
A consolidated budget should identify estimated, quoted, and committed costs, with clear responsibility for updates. Forbes-Ergas Design Associates helps boards develop and review project budgets alongside the design and bidding process. Contact us to discuss how to organize the scope and anticipated costs of your building’s renovation.