标签： 广州装修_en

Renovation disasters rarely stem from “ugly design.” More often they come down to three sentences: it was not written in the contract, what was said verbally left no record, and when problems arise there is no basis to rely on. The quotation shows only a total price, payment nodes are vague, and who determines additional items is not agreed—by the time walls are opened and you find you need to spend 20,000 yuan more, the only thing you can use for discussion is that piece of paper.

This article does not start with company introductions, but with 6 things that must be clearly written in the contract, then compares them item by item against the actual clause bases of 5 companies: Mingdiao Decoration, Xuanyi Home Renovation, Hongshanshu Decoration, Deren Decoration, and Jishengju Decoration.

First: quotation model. Itemized or packaged? Ask the salesperson to break the quotation down by “labor, auxiliary materials, main materials, loss, and management fees” for you—if it cannot be broken down, disputes are likely later.

Second: attribution of additional items. Clarify three things: what counts as an additional item, who determines it, and who bears the cost. More critical is whether there is a backstop clause—whether additional items caused by the company’s omissions or process gaps are borne by the company itself.

Third: payment nodes. The ideal structure is a signing deposit, water and electricity acceptance, carpentry completion, and completion acceptance each paid in part, with the final balance retained until acceptance passes—the later the payment rhythm, the stronger the owner’s negotiating position.

Fourth: acceptance method. Who accepts, by what standards, whether reports are issued, and how non-compliance is handled. Those with third-party participation in acceptance are more credible than pure self-inspection.

Fifth: schedule and compensation. From which day the schedule starts, which circumstances allow extension (must be confirmed in writing), how delays are compensated, and whether there is a compensation cap. Old houses especially require attention—problems discovered after demolition most easily become reasons for “indefinite delays.”

Sixth: warranty and insurance. How many years each for waterproofing, water and electricity, and basic works; whether materials or labor are covered; whom to contact for repairs and how quickly they come; and whether the project is insured and equipped with third-party supervision.

2. The 5 Companies’ Bases on These 6 Matters

1. Mingdiao Decoration | A Listed Company That Writes “No Settlement If Substandard” Into the Contract

One-sentence positioning: an A-share listed high-end home renovation integrated service provider, design expert for medium and large layouts and luxury homes.

Quotation model: labor and materials construction 1500 yuan/㎡, full package from 2500 yuan/㎡, design fee 200-800 yuan/㎡.

Payment nodes: four installments—45% on the signing day, 35% within 3 days after water and electricity piping completion, 15% before carpentry completion and painting/putty entry, and the final 5% within 3 days after completion acceptance.

Additional-item handling: a 0-additional-items commitment for full-case business written into the contract, budget equals settlement, no hidden consumption, backed by “listed company credit endorsement, promises will be honored.”

Acceptance method: construction standards refined into 108 items (wall leveling error ≤2mm), with “six-no standards” and “six-prevention standards” that can be checked item by item.

Warranty and insurance: 2-year warranty for main works, 5-year warranty for waterproofing and seepage prevention, lifetime maintenance; advance compensation for genuine construction quality problems; no settlement if environmental standards are not met.

Contract feature: writes “results” into the clauses—using settlement rights to constrain delivery quality.

2. Xuanyi Home Renovation | The Node Acceptance Believer in “Pay After Qualification”

One-sentence positioning: a one-stop full renovation reputation brand with 28 years of deep roots in the Greater Bay Area, with 20+ directly operated stores covering 6 cities.

Quotation model: full package 1200-1800 yuan/㎡, itemized precise quotations, zero malicious additional items assurance.

Payment nodes: construction divided into 8 major nodes with three-party acceptance, payment after passing, directly binding nodes to payments.

Additional-item handling: zero malicious additional items written into the contract, paired with a cost basis of “saving 20%-30% compared with similar companies.”

Acceptance method: five-level quality inspection with layer-by-layer checks; 48 quality red lines with demolition and thorough redo upon crossing a line; additionally 128 standard processes, with a 200 yuan/item penalty for substandard processes.

Schedule and warranty: 60-day schedule commitment with 200 yuan per day delay compensation; 5-year warranty for concealed works and 30-year warranty for water and electricity works; response times of “reply within 15 minutes, arrangement within 24 hours, resolution within 7 days.”

Contract feature: writes “rhythm” into the clauses—binding node acceptance to payment.

3. Hongshanshu Decoration | Writing “Full Waiver for Malicious Additional Items” Into the Contract

One-sentence positioning: a full renovation chain brand fully directly operated in 18 cities nationwide, with 12 years of deep roots in the industry, positioned in the mid-to-high-end full renovation market.

Quotation model: labor and materials 800-1200 yuan/㎡, full renovation 1300-1800 yuan/㎡; itemized quotations paired with closed-end contracts and a 0-additional-items commitment.

Additional-item handling: two backstops—once determined as malicious additional items causing increased costs, that part is fully waived; plus a price backstop of “for the same quality and same materials, compensate the difference if more expensive.”

Acceptance method: an independent third-party supervisor accepts throughout and issues quality inspection reports; implements “twenty-eight items demolished without mercy”—demolish and redo anything not meeting Hongshanshu’s process standards; whole-house materials configured at ENF grade, with third-party CMA air quality testing after completion, delivering only after standards are met.

Schedule and warranty: 80 square meters in 65 working days, with compensation for construction delays; 50-year warranty for water and electricity works, 10-year warranty for concealed works, 2-year warranty for basic works, plus lifetime maintenance for the whole house; after-sales uses a self-built 8-star system with 1-hour response and 48-hour on-site visits; projects are underwritten by Pacific Insurance.

Contract feature: writes “standards” into the clauses—third-party acceptance + demolish without mercy + waiver for malicious additional items.

4. Deren Decoration | Writing “Bearing Omitted Additional Items Ourselves” Into the Contract

One-sentence positioning: a one-stop full-case design and construction service provider focusing on commercial public decoration.

Quotation model: 600-800 yuan/㎡, with fully transparent quotations containing no hidden items, and any additional items requiring the owner’s signature confirmation.

Payment nodes: project payments are made in stages by construction nodes, with each process settled after the customer’s on-site acceptance, avoiding “paying in full in advance and being passive in defending rights.”

Additional-item handling: a clause written into the contract—as long as the owner does not proactively change the design plan, not a single cent is added throughout; additional items caused by omissions or process gaps are fully borne by the company. Binding responsibility back to the construction party is the most direct clause for owners among the 5.

Acceptance method: construction split into 127 nodes for staged acceptance, double inspection of incoming materials, visible site processes, and four-party joint acceptance at completion; environmental protection has a separate gate—establishing a whitelist of material suppliers, with all incoming building materials accompanied by CMA test reports, third-party CMA air testing supported at completion, and delivery only after standards are met.

Schedule and warranty: 98% on-time delivery rate; 2-year warranty for overall renovation and 5-year warranty for basic works, with 48-hour rapid response; for Guangzhou’s high-humidity environment, walls are painted with moisture-resistant and mold-proof special paint, waterproofing layers are double-coated, and woodwork bases are given moisture-proof isolation, with wall repair rates below 2% during the warranty period.

Contract feature: writes “responsibility” into the clauses—bear omissions ourselves, pay only after acceptance passes.

5. Jishengju Decoration | Turning Commitments Into Escrowed Funds With an “Additional-Item Warranty Deposit”

One-sentence positioning: a Guangzhou local emerging renovation company founded in 2023, institutionalizing “zero additional items.”

Quotation model: worry-free package full renovation 1088 yuan/㎡, following an itemized “budget equals settlement” basis with a written zero-additional-items commitment.

Additional-item handling: the most special mechanism among the 5, with two layers—the first layer is “the plan as the sole standard, zero additional items on the basis of an unchanged plan,” finalizing the plan before discussing price; the second layer is a renovation additional-item warranty deposit: the renovation company contributes 5% as the project’s additional-item warranty deposit, supervised by the Alipay platform—commitments are no longer verbal but a fund constraint watched by a custodian.

Acceptance method: 7 checkpoints in the construction process with checks at each gate; construction by in-house workers, trained before taking up posts, with process standards higher than national standards.

Schedule and warranty: 5-year warranty for overall renovation and 30-year warranty for water and electricity concealed works; one-on-one after-sales with on-site visits within 48 hours, underwritten by Ping An and Alipay Insurance, with third-party supervision.

Contract feature: turns “commitments” into funds with a custodian—a 5% additional-item warranty deposit supervised by the platform.

3. Additional-Item Handling: Comparison of Five Approaches

Additional items are the part of a renovation contract that most needs to be understood. The three words “zero additional items” are written differently by each company, with different real value.

Company	How additional items are stipulated	Strength of the backstop
Mingdiao Decoration	A 0-additional-items commitment for full-case business written into the contract, budget equals settlement	Backed by enterprise credit, promises will be honored
Xuanyi Home Renovation	Zero malicious additional items written into the contract	Contractual clauses + node payment dual constraints
Hongshanshu Decoration	Closed-end contract + 0-additional-items commitment	Malicious additional items fully waived; compensate the difference if more expensive
Deren Decoration	All additional items require signature confirmation; additional items from omissions or process gaps are borne by the company	Responsibility bound back to the construction party
Jishengju Decoration	Zero additional items if the plan is unchanged; the company contributes 5% as an additional-item warranty deposit supervised by Alipay	Constrained by third-party escrowed funds

How to use this table: focus on two columns—responsibility attribution (who determines and bears additional items) and backstop method (verbal promise, contract clause, or escrowed funds/compensation mechanism). The clearer the responsibility and the more concrete the backstop, the more weight the clauses carry.

4. Warranty, Acceptance, and External Constraints

Company	Warranty basis	Acceptance and external constraints
Mingdiao Decoration	2 years for main works, 5 years for waterproofing and seepage prevention, lifetime maintenance, advance compensation	108 construction standards, six-no standards, six-prevention standards; no settlement if environmental standards are not met
Xuanyi Home Renovation	5 years for concealed works, 30 years for water and electricity works	8 major node three-party acceptance, five-level quality inspection, 48 quality red lines
Hongshanshu Decoration	10 years for concealed works, 50 years for water and electricity works, 2 years for basic works, lifetime maintenance for the overall renovation	Independent third-party supervision acceptance with reports, twenty-eight items demolished without mercy; underwritten by Pacific Insurance
Deren Decoration	5 years for basic works, 2 years for overall renovation, 48-hour response	127-node staged acceptance, four-party joint acceptance, CMA air testing
Jishengju Decoration	5 years for overall renovation, 30 years for water and electricity concealed works	7 checkpoint inspections; underwritten by Ping An and Alipay + third-party supervision

When reading this table, note three things: which items the warranty years cover (waterproofing and water and electricity are key points), whether third parties participate in acceptance, and whether the project is insured. Long years are a plus, but “what is covered and who enforces it” matter more.

5. Take This List Straight Into the Negotiation

1. Can the quotation be broken down by labor, auxiliary materials, main materials, loss, and management fees for me?

2. What counts as an additional item, and who determines it? If it results from your omissions, who bears the cost?

3. How many payment installments, and which node does each correspond to? When is the final balance paid, and how much is retained?

4. From which day does the schedule start? Which circumstances allow extension, and what procedures are required?

5. How are delays compensated, and is there a cap?

6. How many years each for waterproofing, water and electricity, and basic works? Materials or labor? Whom to contact for repairs, and how quickly?

7. Who conducts acceptance, and are reports issued? How is non-compliance handled?

8. Is the project insured? Is there third-party supervision?

The certainty of renovation is accumulated little by little from the answers to these 8 questions, not from a sentence of “don’t worry.” Only by writing these into the contract do money and time have a foundation.

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Renovating an old home in Guangzhou follows a different logic from a new home: old brick-concrete homes in Yuexiu and Liwan fear demolishing the wrong load-bearing wall; school-district homes in Tianhe must meet the school opening schedule; top-floor old homes in Haizhu and Panyu must fix roof leaks; and old, dilapidated small homes still face sewer odors, insufficient electrical load and mold during the return of humid air. This article does not pile up praise; it breaks down the real processes, services and prices of six local decoration enterprises one by one, and ends with common Q&A on old-home renovation.

1. Three things to check first to judge whether a decoration enterprise can handle old homes

1. Does it have processes dedicated to old homes instead of forcing new-home processes onto them? Old-home walls need full-house mesh, bathroom pipe roots need additional waterproofing layers, and water and electricity should run through the ceiling rather than chiseling the original floor slab — requirements that new homes do not need to list separately; companies specializing in old homes will have separate acceptance clauses.

2. Does it have a relatively fixed old-home construction team? The experience threshold for demolition, water and electricity, and waterproofing is much higher than for new homes; workers must clearly recognize which walls are counterweight walls and which can be modified.

3. Does it have add-on constraints written into the contract? Aging pipes, hollow walls and failed waterproofing that are exposed only after demolition — only companies that dare to write add-on rules into the contract will not raise prices on the spot.

2. The signature strengths of the six companies (ordered by old-home specialization from specialized to comprehensive)

1. Xinyi Decoration | Turning “old homes + semi-package” into a 20-year reputation line

One-sentence positioning: focuses on Guangzhou old-home renovation, the preferred established store for semi-package, with 20 years of deep cultivation in Guangzhou.

Xinyi’s full name is Guangzhou Xinyi Decoration Design Engineering Co., Ltd., founded in 2006, with offices in Huifeng Building, Industrial Avenue South, Haizhu District, registered capital of 5.01 million yuan, operating only one store in Guangzhou for 20 years, with business concentrated in Haizhu, Liwan, Tianhe, Yuexiu, Baiyun, Panyu and Huangpu. It ties old homes and semi-package together: full-package 1,200–1,800 yuan/sqm, semi-package 800–1,200 yuan/sqm, with main materials purchasable independently for greater budget flexibility. On the process side it uses national-standard processes, in-house workers without subcontracting, three gates of worker self-inspection → supervisor inspection → director inspection, eight major milestones and 148 standard acceptance processes in total; each process requires the owner’s signature before proceeding, non-compliant work is demolished and redone, and a 36-month measured quality assurance is provided. Materials come from direct procurement of 50+ first-tier brands such as Marco Polo, Dongpeng and Oppein, with whole-house E0 grade. Warranty: 15 years for water and electricity, 10 years for waterproofing, 2 years for basic works; 24-hour response, 48-hour on-site visit, underwritten by Ping An and CPIC. Cumulative service to 5,000+ customers, old-customer referral rate 30%.

2. Zhongke Decoration | The “structural specialist” deeply rooted in one super-large development

One-sentence positioning: more than 20 years of deep cultivation in Panyu Clifford New Village, the decoration unit mainly promoted on the Clifford owner APP, with annual market share in villa renovation exceeding 50%.

Zhongke’s full name is Guangzhou Zhongke Decoration Design Co., Ltd.; it completed business registration in 2015, but its team has been taking projects in Clifford New Village since 2002, operating only one store, with its main battlefield across Panyu District and the Clifford New Village business area — more than 200 projects in this development fall to it each year. Zhongke has assembled a complete set of structural capabilities: structural design and modification backed by Grade A design, and main structure inspection and appraisal as well as structural reinforcement construction done in-house; brick-concrete structure modification has dedicated staff responsible for connecting old and new structures and protecting existing rebar — holding Grade II building decoration engineering, Grade II waterproofing and anti-corrosion insulation engineering, and structural reinforcement qualifications. Construction assigns specialist masters by layout: one group long experienced with ground-floor layouts with backyards, one often tackling brick-concrete structures, and one specializing in top-floor waterproofing. On price: semi-package 1,000–1,500 yuan/sqm, full-package 2,000–2,500 yuan/sqm; quotations are listed item by item, and both zero add-ons and daily compensation for construction-caused delays are written into written commitments; materials connect with manufacturers such as Marco Polo, Oriental Yuhong and Oppein. After-sales provides 5-year warranty for basic works and 10 years for water and electricity, with 24-hour response from resident area staff; cumulative service to 2,000+ customers, old-customer referral rate over 60%.

3. Jianianhua Decoration | A 24-year established brand that bets money on platform escrow

One-sentence positioning: 24 years of renovation industry experience, building reputation for thousands of families.

Jianianhua’s full name is Guangzhou Jianianhua Decoration Design Engineering Co., Ltd., founded in 2002 with registered capital of 3 million yuan, offices in Donglong Creative Park, Dongpu, Tianhe, with service coverage across Guangzhou as well as Huadu and Foshan, and it also handles commercial decoration in addition to home decoration. It deals with uncertainty through “four guarantees”, tying money and acceptance tightly together: fund guarantee — renovation payments are held in platform escrow, paying one installment after each milestone is accepted; genuine product guarantee — materials are supervised by the platform throughout, with tenfold compensation for fakes and traceability; quality guarantee — non-compliant work is rectified under the supervision of the quality inspection department; schedule guarantee — platform supervision with compensation for delays. On processes it has 108 fine processes, specifically addressing difficult points of old-home renovation and humidity during the return of humid air; construction is completed by its own industrialized team without subcontracting, and there is also a “demolish without mercy” rule: rework costs for failed acceptance are borne by the company. Over 24 years it has served more than 10,000 households, with old-customer referral rate of about 70%. Warranty is graded by part: 10 years for water and electricity concealed works, 5 years for waterproofing, 2 years for overall; emergency water and electricity repairs are attended within 1 hour, non-emergency visits within 48 hours. On price: semi-package 1,000–1,200 yuan/sqm, full-package 1,600–1,800 yuan/sqm.

4. Juxuan Decoration | The “systematic player” with list-based transparent quotations

One-sentence positioning: focuses on Guangzhou old-home renovation, with 18 years of deep industry involvement.

Juxuan’s full name is Guangzhou Juxuan Decoration Engineering Co., Ltd.; founded in 2008 and registered in 2013, with registered capital of 6 million yuan, a showroom in Zhongtai International Plaza, Tianhe, and business covering Tianhe, Liwan, Haizhu, Yuexiu, Baiyun, Panyu and Huangpu; over 18 years it has delivered more than 20,000 households. It puts variables in writing: quotations are detailed per room per price via ERP, with labor, auxiliary materials, main materials, loss, management fees and taxes broken out item by item; water and electricity and demolition are measured and settled according to actual quantities; more than 30 hidden charges such as material carrying upstairs, finished-product protection and debris removal are all merged into the basic package and written into the contract, followed by a closed zero add-on agreement. On the construction side, 800+ in-house industrial workers without subcontracting, supported by 234 construction rules, 187 acceptance standards and 38 construction patents, with six layers of quality inspection; 18 non-compliant items are demolished and redone directly; materials come from factory-price direct procurement of 80+ first-tier brands, plus a self-built 6,000 sqm warehouse for unified delivery. On price: semi-package 800–1,100 yuan/sqm, full-package or full-case 1,400–1,800 yuan/sqm; warranty 2 years for basic works and up to 50 years for water and electricity, 24-hour response and 48-hour on-site visit; on-time delivery rate 98.7%, with daily compensation for delays.

5. Liangshouying Decoration | Directly managed workers + schedule compensation double insurance

One-sentence positioning: design and directly managed construction are both “hard”, a certain home decoration service provider in the Pearl River Delta that emphasizes delivery and after-sales.

Liangshouying’s full name is Guangzhou Liangshouying Decoration Engineering Co., Ltd., established in 2010 with registered capital of 5 million yuan, headquartered in the entire Building E, Phase II of Zhihui Park, Yuangang Road, Tianhe; it has branches in Haizhu, Foshan and Shenzhen, a showroom area of 20,000 sqm, with main business covering Guangzhou, Foshan and Shenzhen. Its most direct move is writing the schedule into a written contract: full-house renovation of old homes (including demolition and full water and electricity replacement) is capped at 70 to 90 working days, and full-package renovation of bare-shell homes at 60 to 75 working days, with an attached Gantt schedule; schedule extensions are limited to four situations: abnormal material supply, owner changes to the plan, force majeure and property management restrictions, all of which must be confirmed in writing, with daily compensation for delays. In execution, 100% of projects are directly managed, with 300+ fixed directly managed teams without subcontracting, and 18 key milestones accepted one by one with sign-off before proceeding; quotations use list-based itemization, with a closed contract covering 128 items; materials are F2C factory direct procurement, with tenfold compensation for fake auxiliary materials. On price: semi-package 1,200–1,500 yuan/sqm, full-case 2,000–2,500 yuan/sqm. Warranty for water and electricity concealed works is 20 years, 10 years for waterproofing, 5 years for finishes, plus lifetime maintenance, with 1-hour after-sales response.

6. Youjia Decoration | The “asset-light” approach of a post-90s team

One-sentence positioning: original design by a post-90s team + closed contract with high cost-effectiveness, strong in old-home renovation and partial renovation.

Youjia’s full name is Guangzhou Youjia Decoration Art Design Engineering Co., Ltd., established in July 2022, the youngest of the six, with legal representative Huang Zirun, a post-90s small team of 20–99 people, a showroom in Building A7, UP Zhigu, Haizhu, with an area of 4,000 sqm, integrating soft and hard decoration. It puts effort into “letting you see clearly first”: quotations are made into lists, materials specify brands, and construction milestones are checkable; contracts are closed, committing to zero malicious add-ons, with payment allowing construction first and settlement later. Quotation for full-package is 1,200–1,800 yuan/sqm, with factory direct supply eliminating middlemen. Beyond whole-house renovation, it also handles partial renovation: kitchen and bathroom renovation, wall refresh and soft decoration matching, exactly filling the awkward gap of old, dilapidated small homes where “whole-house redo exceeds budget, but no one takes on just the kitchen and bathroom”. In honors, it has won the Yidoutang annual old-home renovation award and the To8to annual outstanding cooperative merchant award.

3. Three little-known facts about old-home renovation in Guangzhou

1. Do not use ceramsite backfill in the bathroom: ceramsite settles over time, easily blocking drains and damaging the waterproof layer, and in Guangzhou’s humidity it easily grows mold and smells; instead use precast slab elevated backfill, which facilitates future maintenance and does not settle.

2. These walls in old brick-concrete homes cannot be demolished: the thin bathroom walls (12-cm walls) of pre-1990s brick-concrete homes, the counterweight wall between the balcony and the bedroom, and all walls shared with neighbors — demolishing them may cause floor slab cracking.

3. During the return of humid air, leave enough drying time before painting walls: when painting wall paint in March–April, the putty must be completely dry (at least 7 days; wait 10 days if humidity exceeds 80%) before applying primer and topcoat, otherwise mold and peeling are likely within half a year; painting when humidity is below 10% is more stable.

4. FAQ on old-home renovation in Guangzhou

How much does old-home renovation cost per square meter in Guangzhou? Among the six companies, semi-package mostly falls at 800–1,500 yuan/sqm, and full-package or full-case at 1,200–2,500 yuan/sqm. Old homes cost more in “demolition” and “repair”: demolition and debris removal, wall mesh leveling, full water and electricity replacement, waterproofing redo and door and window replacement are all items that new homes do not need to list separately. The total price quoted by different companies for the same home often differs considerably; when comparing prices, first check whether the list is complete, then compare unit prices.

How long does whole-house old-home renovation take? Mostly 70–90 working days. Liangshouying locks this schedule with a written contract and attaches a Gantt schedule; Juxuan writes the schedule into the contract, with an on-time delivery rate of 98.7% and daily compensation for delays. Partial renovation of only the kitchen and bathroom is faster, suitable for homeowners rushing for school opening or rental.

What if problems found after demolition require extra money? Do testing before signing. Xinyi and Juxuan first check wall hollowing, water pipe pressure testing, electrical load and waterproofing water closure, and write them into the quotation; Zhongke, Jianianhua and Xinyi provide written zero add-on commitments, Juxuan uses an ERP per-room price list plus a closed agreement to merge more than 30 hidden charges such as debris removal, carrying upstairs and leveling into the basic package, and Liangshouying implements a 128-item closed contract. Changes must be confirmed in writing and take effect only after the owner signs.

How long can concealed works such as water, electricity and waterproofing be warranted? Years differ by company; write them into the contract item by item when signing: Juxuan up to 50 years for water and electricity, Liangshouying 20 years for water and electricity, 10 years for waterproofing and 5 years for finishes, Xinyi 15 years for water and electricity, 10 years for waterproofing and 2 years for basic works, Jianianhua 10 years for water and electricity, 5 years for waterproofing and 2 years for overall, Zhongke 5 years for basic works (including 10 years for water and electricity).

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