Renovations and Remodelling in Midrand and Gauteng

Renovating is harder to run than building from scratch. Walls that look sound hide rotten timber, old wiring and pipes that no longer match the drawings. A contractor who prices only what is visible will either cut corners or come back with extra costs once the ceiling is open.

TMSMT Construction approaches renovation the other way round. We investigate first, tell you what we find, and build a scope that includes the trades the job actually needs, from structural changes to painting. The work covers homes, offices, shops and factories across Midrand and greater Gauteng.

Start with a proper assessment

Every renovation begins with a site inspection. We look at the structure, damp, roof condition, electrical board, plumbing and drainage, and ask what you want the building to do differently. Where there is doubt about load-bearing walls or movement, we involve an engineer before quoting.

You receive a scope that separates essential repair work from improvements. That lets you decide what to do now and what can wait, instead of discovering the difference after the work has started.

What a renovation can include

Renovation scope is rarely one trade. A typical project might combine several of these:

• Removing or altering walls for open-plan living, with beams and propping designed by an engineer
• New roofs, ceilings and insulation
• Re-wiring, new distribution boards and a fresh Certificate of Compliance
• Replacement of old galvanised or failing plumbing
• New kitchens and bathrooms, covered in more detail on our bathroom and kitchen page
• Floors, tiling, plastering and painting throughout
• Damp treatment and waterproofing

Approvals and compliance

Structural changes, new openings, extensions and changes of use need council approval under the National Building Regulations. Cosmetic work generally does not, but plumbing and electrical alterations still need certificates. If your house is old or in a heritage area, extra conditions may apply.

We can arrange the drawings and submission through our architectural plans and building plan approvals services, so the work on site matches what council has seen.

Dealing with surprises

Surprises are normal. Typical ones are asbestos in old roofs, undersized lintels, lack of damp-proof course and wiring that does not meet current regulations. Our approach is to expose and assess problem areas early, photograph and explain them to you, and agree how to deal with them before work continues.

Variations are priced and approved in writing before they are done. You always know what the project costs as it proceeds, not only at the end.

Staying put, or moving out

Some clients live in the house throughout, which works for smaller jobs if dust, noise and access are managed. For major remodels that remove kitchens, bathrooms or the roof, moving out for a while is often cheaper and quicker overall.

We will say honestly which is realistic. We also plan the order of work so that water, power and a working bathroom are interrupted for as little time as possible.

Quality, handover and after-care

At practical completion, we inspect with you and write a snag list. A retention period follows, during which we return to fix defects that show up after the building has been lived in. Finishes can be handed over with the maintenance advice you need, and our maintenance and repairs team is there afterwards.

To get started, request a site visit or ask for a quote.

Planning the order of work

A renovation runs in a sequence: strip-out and structural work first, then roof and weatherproofing, first-fix plumbing and electrical, plaster and ceilings, floors and tiling, second-fix, and finally painting. Getting the order wrong means damaged finishes and rework. We prepare a programme that shows what happens when, and we tell you early about items with long lead times, such as windows, doors and imported tiles.