Stoyan Halembakov for Realistimo
At the end of 2025, I was a guest on the podcast of the real estate portal Realistimo, where we discussed a major topic for every homeowner – home renovation. How much can we do ourselves, when does it make sense, and when is it better to trust professionals?
Plastering – with a professional or DIY
Plastering is the foundation of almost any renovation – it prepares walls and ceilings for paint and final finishes. The good news is that this is an activity that many people can do themselves and save a significant amount of money.
In Sofia, plastering a two-room apartment costs at least 4-5 thousand euros when done by a professional. With DIY, labor costs are eliminated, but your time is entirely your own. A realistic timeframe is 2-3 weeks, depending on whether you work every day or only on weekends.
A good result is entirely possible even without experience if you follow a clear sequence. In our 8-step system with colored plastering Layer Track we demonstrate a proven approach for predictable results.
👉 https://mana.bg/products/kurs-nauchi-se-da-shpaklovash
Tools that save time and effort
The main difference between an amateur and a professional often comes down to technique.
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Machine sanding with dust extraction ("giraffe") – saves hours of work and dust everywhere.
Buying a high-end model costs around 2500 euros, but renting is about 100 euros per day, which is a great solution for a single renovation.
👉 https://mana.bg/products/festool-long-reach-sander-planex-lhs-2-225-ctl-36-set-for-rent -
Large roller and wide spatulas (60–80 cm) – cover a larger area with one movement and minimize corrections.
👉 https://mana.bg/products/mana-mrr41set
These small choices make a huge difference in the quality and pace of work.
Where "do it yourself" is a bad idea
Not every stage of a renovation is suitable for amateur attempts. The riskiest areas are the bathroom and utilities.
- Bathroom – in a small space, there's plumbing, drainage, slopes, waterproofing, electricity, and ventilation. Mistakes here almost always lead to demolition and a new budget.
- Installations – a mistake in plumbing or drainage can remain hidden for months until it leads to a leak or defect.
- Electrical – improper wiring can cause shorts, overheating, or even fire.
If you don't have serious experience or someone to guide you, it's better to entrust these parts to specialists.
Technologies shorten deadlines and reduce reliance on craftsmen
The shortage of good craftsmen is palpable. Here, technologies are already coming to the rescue:
- Machine sanding and vacuum systems speed up plastering.
- Leveling systems and new adhesives make tiling easier.
- Even robots for painting, applying coatings, and transporting goods are now being adopted on larger sites.
With the right technique, a motivated person can achieve results close to professional.
Flipper's math – renovations as an investment
In investment renovations, the logic is simple:
Buy a cheaper property → renovate → sell or rent at a higher price.
Profit comes from
- low renovation cost, and
- speed of execution.
Professional finishing with furnishing can cost tens of thousands of euros, which is why finished properties are often sold for more. The buyer pays for the assurance that the risk and organization have already been handled by someone else.
Most common renovation mistakes
- Lack of a plan. Without clear layout, lighting, and sequence, "on-the-fly" changes occur – always more expensive.
- No financial buffer. A good guide is a reserve of at least 30% for unforeseen expenses.
- Unvetted craftsmen. Give them a "test" task of small volume to assess how they work in reality.
What "on concrete" means in new construction
Many new homes are sold with plaster and screed or directly "on concrete" – meaning all finishing work is left to the buyer.
When purchasing such a property, it's important to think in advance about:
- renovation schedule,
- access to electricity and water,
- delivery of materials and equipment.
A well-finished property sells faster and at a higher price. The same applies to renting.
Professional or DIY?
There's no universal answer here. Consider this:
- If for two or three weeks of work you can earn more money than the cost of a professional's labor (around €3000–€4000 for plastering) – hire them and proceed with the renovation.
- If the goal is control and lower cost – DIY for walls and ceilings is a reasonable choice.
For the bathroom and installations – better to hire a professional.
Want to learn more?
If you plan to do part of the renovation yourself, enroll in our finishing courses. You will learn clear steps, gain access to the necessary materials and machines, and ensure that the result is predictable and high-quality.
Watch the full conversation on the podcast "Real Estate Uncut":
🎬 https://www.youtube.com/watch?v=1_Ovg5O3Y-8