Main Contractor vs Direct Labour: What It Really Costs on a Grant Renovation (And What People Forget to Budget For)
Planning a renovation under the Vacant Property Refurbishment Grant often starts with one big decision — whether to organise individual trades yourself or appoint a main contractor to manage the full project.
Both approaches can work well. The key is understanding where time, cost, and responsibility actually sit once the build begins, not just how things look on paper at the start.
Understanding Direct Labour
Direct labour usually means the homeowner coordinates each trade separately — electrician, plumber, carpenter, plasterer, and others — while also managing scheduling, access, and day-to-day decisions on site.
This approach can appear more cost-effective initially because there's no contractor margin. However, it also means the homeowner takes on the role of project coordinator, which includes organising timelines, resolving clashes between trades, and keeping records aligned with the approved scope of works.
For some homeowners this level of involvement suits them well. For others, especially where structural work or full refurbishments are involved, the time commitment can become larger than expected.
What a Main Contractor Typically Brings
A main contractor generally takes responsibility for coordinating trades, sequencing the renovation, and maintaining continuity from strip-out through to final finish.
Instead of managing multiple conversations, the homeowner deals with one point of contact. This can help keep momentum on site, particularly when unexpected issues appear — which is common in older or long-vacant properties.
It's important to understand that contractor pricing reflects coordination, risk management, and responsibility for delivery — not just labour on site.
The Costs Homeowners Often Overlook
Regardless of which route you choose, certain costs and realities of renovation tend to catch people off guard:
Time Between Trades
When trades are booked individually, small gaps can build into longer delays. Even a few days between stages can affect overall timelines, especially where inspections or grant milestones are involved.
Preparation and "Invisible" Works
Early budgets often focus on finished items like kitchens or bathrooms, but a large portion of renovation work goes into preparation — strip-out, waste removal, structural adjustments, insulation, services, and making older buildings compliant with modern standards.
Administration and Documentation
Grant renovations typically involve organised records, clear invoices, and proof of payment. Managing this across multiple trades can take more time than expected if there isn't a single person overseeing the paperwork.
Finishes vs Function
Decorative elements bring personality to a home, but much of the investment in vacant property renovations sits behind the scenes — heating, electrics, plumbing, ventilation, and structural upgrades that make the property genuinely habitable.
Choosing the Right Approach for Your Project
Some homeowners prefer direct labour because they like being hands-on with every stage of the build. Others choose a main contractor because they want a structured process with clear sequencing and accountability.
Larger refurbishments, structural alterations, or projects involving multiple phases often benefit from coordinated oversight, while smaller upgrades may suit a more hands-on approach.
Final Thoughts
The Vacant Property Refurbishment Grant can make significant renovations achievable, but understanding where the real costs and responsibilities sit helps avoid delays and frustration once work begins.