Renovating an Apartment in Yerevan: A Practical Guide

Start With What Is Already There

Much of Yerevan's housing stock was built in the Soviet period, alongside many newer residential towers. Older buildings often have generous ceiling heights and solid stone or concrete construction, but also outdated wiring, plumbing, windows and insulation. Newer buildings may be delivered as shells with only basic services in place.

Either way, a good renovation starts with a survey rather than a mood board. Measuring the apartment accurately and recording the condition of walls, floors, ceilings, windows and services reveals the real constraints — and the hidden opportunities.

• Accurate measured plan, including ceiling heights and window positions
• Condition of electrical wiring, distribution board and earthing
• Location and condition of water supply, drainage and heating risers
• Window performance, damp, cracks and previous alterations

Be Careful With Walls and Structure

Open-plan living is one of the most requested changes, but not every wall can be removed. In many residential buildings internal walls carry load or contribute to the building's stability. Armenia is a seismically active country, which makes structural alterations a matter of safety, not just design.

Any change to a load-bearing wall, slab or opening should be assessed by a qualified structural engineer, and approval requirements confirmed with building management and the relevant local authorities before work starts. A good architect will design the layout around these constraints rather than ignoring them.

Fix the Layout and Services Before Finishes

The order of decisions matters. Kitchens and bathrooms depend on drainage routes; lighting depends on furniture layout; underfloor heating depends on floor build-up. Choosing tiles before these are resolved often means changing them later.

We recommend finalising the plan, the electrical and lighting layout, plumbing positions and heating strategy first. Only then is it time to select finishes, joinery and furniture with confidence.

Design for Yerevan's Climate

Yerevan has hot, dry summers and cold winters. Replacing old windows with well-sealed, thermally efficient units, adding insulation where the structure allows and planning shading for west- and south-facing rooms make an apartment noticeably more comfortable — and cheaper to heat and cool.

Natural ventilation also deserves attention. Cross-ventilation between opposite façades can reduce the need for air conditioning on summer evenings.

Budget for the Invisible

Renovation budgets are usually consumed by work clients never see: new wiring, plumbing, screeds, waterproofing and levelling. It is wise to keep a contingency for surprises discovered when old finishes are removed, and to resist cutting quality on systems that are expensive to replace later.

• Prioritise services, waterproofing and windows over decorative items
• Hold a contingency for issues found during demolition
• Get contractor prices against complete drawings, not verbal descriptions

Why Supervision Pays for Itself

A renovation involves many trades working in a confined space. Regular site supervision catches mistakes early — a socket in the wrong place, a tile set out incorrectly, a falls error in a shower — when they are cheap to correct. It also keeps the finished apartment faithful to the design you approved.