Understanding interior construction costs.

How we arrive at a figure

For the very same store, the total changes when the scope written into the estimate changes. A low-looking figure can be presented first, but a number given before the conditions are checked can move later. HATASTA asks about the property and gives a figure once we have been able to see it. Please read the points below against your own situation.

• 株式会社バルニバービ様AOI NAPOLI in Tennoji, Osaka, and グッドモーニングカフェ in Tokyo.
• 株式会社オペレーションファクトリー様lambne, a lamb yakiniku restaurant fitted into a triangular unit.
• 千房株式会社様The refurbishment of お好み焼き千房イオンモール浦和美園店. We kept what could be kept, and worked through every joint where old met new.
• 株式会社タイミー様Office fit-out.
• リタワークス株式会社様Office fit-out.
• 株式会社TAKUTO様Tokyo office fit-out.
• 株式会社 kookoo&co 様ステーキ・ハンバーグタケル 南森町店, built from bare shell, and TAKERU オタロード, a three-storey timber building rebuilt from scratch.

We have also built many stores commissioned by architects and designers. All of our projects are on the works page.

On price alone, we are not the cheap option

That is because we spend the time it takes to build to the drawing, from substrates no one will ever see to bespoke joinery. A store lasts far longer than the build. We try not to cut the parts that would need redoing later.

Please tell us your budget as well

We will go through what can be trimmed and what is better left alone, together. We care about realising the form an architect or designer has drawn, exactly as drawn. Where the effort goes differs with every store.

Existing condition

Can the walls, floor, ceiling and services be used as they are? Some conditions only appear once demolition starts, so we keep what we can see apart from what we have not yet been able to check. In the 千房 refurbishment, rather than stripping everything out, we took care over where the retained parts and the newly built parts meet.

The building and its location

Which floor the space is on, and how wide the route and the entrance for bringing materials in are. Between an upper floor and street level, both the way materials are carried and how much can be done in a day change.

The hours available for work

Can the work be done during the day, or only at night and on closing days? In a building where the neighbouring shops are open, the hours for noisy work and for bringing materials in may already be set.

Required building services

How the kitchen will be used, the routes for ventilation and exhaust, air conditioning, power, water and drainage. Beyond the number of units, whether they can be joined to the services already there, and where they go, also matter.

Forms and material details

Curved walls and ceilings, a made-to-order counter, light fittings. Beyond the price of the materials, we check the work of making the form and how it meets the parts beside it.

What only appears once we strip it back

Open up a wall, ceiling or floor and you may find rotted timber or substrate, or traces of a leak from the roof or the plumbing. Sometimes the building itself is out of level. It is not unusual for the drawings and the actual condition to differ.

When the existing services cannot be reused

The electrical capacity falls short. The pipework is too small to carry what the shop needs. The air conditioning is too old to reuse. Sometimes the gas capacity is not enough and part of the load has to move over to electricity.

When the fire or health authorities ask for changes

Filings and pre-consultations sometimes come back with points that change the specification.

When decisions come as the space takes shape

As the site starts to take shape, "I'd like this part done differently" comes up. Sometimes we are asked to put something right before going any further. If it is something the shop needs, we work it into the programme.

We present items like these separately from the figures that are already fixed.

What a lump-sum line covers

Demolition and disposal, walls, floors and ceilings, power, air conditioning, water and drainage. We open each line and check how far this project reaches.

Design, separately arranged work and items you supply

Design fees, work carried out by the building side, and kitchen equipment or furniture you supply yourself. Beyond the purchase cost, we set out who takes on delivery and installation. At 39ROAD BARBAR, we displayed the gear our client had supplied on the walls, and made the checkout counter on site.

What is not yet settled

Conditions that only appear after demolition, and specifications still to be chosen. Items whose figure may change once checked are shown apart from the settled ones.

Site costs and how tax is handled

Bringing materials in, protecting surfaces from damage and dirt, and running the site. On an estimate these are sometimes gathered into a single overheads line. We also check whether the total includes consumption tax.

On the time it takes

We are often asked about time as well. From first enquiry to handover is around two to three months when things move quickly, and roughly two to four months in general. The construction itself we put at about a month for a small store. It shifts, though, with where things stand when you get in touch. Having drawings, having the property settled, or starting from the search for a property each make the time to the start of work different. The order of the steps is set out in the construction process.