Contingency and hidden risks for a 70 m² Dubai studio renovation

A

AdaHope

Homeowner
Established
AED 1,323,000 is the working budget for a full refresh of this 70 m² Dubai studio, and the proposed programme is only 50 days. The scope includes a new kitchen, bathroom work, finishes, electrical review and some energy improvements, but no extension.

I am concerned that the schedule assumes materials are immediately available and that the electrical work will be limited. Before accepting a quote, which inspections would you commission, and what exclusions or lead-time assumptions should every contractor be required to spell out? I also need to decide how much of the budget should remain untouched for approvals and concealed defects.
 
At that budget level, I would focus less on a generic allowance and more on whether the price is genuinely complete. Ask every bidder for a written exclusions list and separate allowances for plumbing access, electrical remedial work, moisture damage, approvals, protection, waste removal and making good. Until those are clearer, I’d keep roughly 15–20% uncommitted rather than spend the full amount on finishes.
 
Also, what exactly does the 50 days represent: work on site, or the whole period including permits and material orders? Are the kitchen and bathrooms staying in their current positions? Moving wet services could change both cost and sequencing considerably, especially if access below or behind finishes is restricted.
 
I’d push back on choosing a percentage before investigating. A large contingency does not fix an undefined scope. “No extension” still leaves questions about drilling, chasing, waterproofing and whether any proposed work affects structural elements. Have the contractor identify every area they expect to open, how concealed plumbing and wiring will be assessed, and what happens if moisture is found. Price those risks as options where possible.
 
For the next step, turn the scope into a room-by-room schedule and make bidders respond to the same sequence: surveys and approvals, opening-up work, plumbing/electrical decisions, waterproofing, finishes, testing and handover. List long-lead materials separately and require proposed alternatives. Only then compare the 50-day programme with procurement and permit timing; otherwise it may describe installation alone rather than the full renovation.
 
You must log in or register to reply here.
Back
Top