A Bill of Quantities (BOQ) is the foundation document for any serious renovation project in Dubai. Understanding how to read and evaluate a renovation BOQ is an essential skill for any homeowner — it allows you to compare contractor quotations accurately, understand what is included in the project scope, and identify gaps or weak specifications before approving the work.
This guide by ASM Interiors by Asfar Majeed Technical Services LLC explains the structure of a renovation BOQ in Dubai and what to look for when reviewing one.
1. What Is a Renovation BOQ?
A BOQ (Bill of Quantities) is a structured document that lists all the works, materials, quantities, unit rates, and totals for a renovation project. A properly prepared BOQ tells you exactly what the contractor will do, what materials will be used, what quantities are involved, and how the costs break down.
A BOQ is different from a simple quotation. A quotation may just say “bathroom renovation: AED 35,000.” A BOQ itemises every element — demolition, waterproofing, tiling, fixtures, joinery, finishing — with specifications, quantities, and rates for each item.
2. Key Sections of a Renovation BOQ
Section 1: Project Information
The BOQ header should include the project name, property details, client name, contractor details, issue date, and revision number. Verify that the BOQ is dated and that the revision number matches the version you have approved.
Section 2: Scope of Works
This section describes the overall scope — what rooms are being renovated, what the renovation includes, and any important project-level notes. Read this section carefully to confirm the scope matches your expectations.
Section 3: Itemised Works List
This is the main body of the BOQ. Each line item should include:
- Item number or reference
- Description of work or material
- Specification (material brand, grade, size, finish)
- Unit of measurement (sqm, linear metre, each, lump sum)
- Quantity
- Unit rate (cost per unit)
- Total (quantity x unit rate)
Section 4: Inclusions List
This section lists what is included in the BOQ total — labour, materials, transportation to site, installation, and any other included items. Read this carefully.
Section 5: Exclusions List
This is one of the most important sections. Exclusions tell you what is NOT covered by this BOQ. Common exclusions include:
- Building management approval fees
- Tile supply (if client-supplied)
- Sanitaryware supply
- Kitchen appliances
- Lighting fixtures
- Furniture
- Structural changes (if not in scope)
- Works discovered during demolition not visible before site start
Section 6: Payment Terms
This section outlines the payment schedule — advance deposit, milestone payments tied to completed works, and final payment on handover. Verify that payment milestones are tied to specific completed work stages — not just dates.
Section 7: Timeline Notes
Some BOQs include timeline estimates per phase or an overall estimated completion timeline. Confirm this is realistic and consistent with what the contractor has told you verbally.
3. Red Flags in a Renovation BOQ
Watch for these warning signs when reviewing a Dubai renovation BOQ:
- Lump-sum items without breakdown: “Kitchen renovation: AED 45,000” with no itemisation is not a BOQ
- Missing material specifications: Items listed without brand, grade, or specification allow the contractor to use any material quality
- Vague scope descriptions: “Bathroom works” instead of specific items listed
- No exclusions list: If exclusions are not stated, assume nothing is excluded — which is not realistic
- Waterproofing not listed separately: Waterproofing should be a separate, specified line item — not included in a general “bathroom tiling” description
- No payment milestones: Payment terms of “50% advance, 50% on completion” without milestone definitions create risk
- No revision tracking: A BOQ without a date and revision number is harder to track and manage
4. How to Compare Multiple BOQs
When comparing BOQs from different contractors:
- Ensure all BOQs cover the same scope before comparing totals
- Compare material specifications line by line — not just total price
- Identify items that are included in one BOQ but excluded in another
- Ask each contractor to clarify any vague items before making a decision
- Consider the contractor’s track record, site management capability, and references — not just price
Frequently Asked Questions
Q1. Can I ask a contractor to provide a BOQ for free?
Yes. A properly written BOQ requires a site visit and time investment from the contractor. Most reputable renovation contractors in Dubai provide a BOQ free of charge as part of the quotation process. If a contractor charges for a BOQ upfront, this is unusual for standard residential projects.
Q2. What if the contractor doesn’t provide a detailed BOQ?
If a contractor provides only a lump-sum quotation, request a detailed itemised BOQ before proceeding. A contractor who is not willing to provide a detailed BOQ is a risk — it typically means either they haven’t properly measured the scope, or they intend to charge variations during the project.
How ASM Interiors Prepares BOQs
At ASM Interiors, every renovation project begins with a site visit and a fully itemised BOQ with material specifications, inclusions, exclusions, and payment milestones. Clients receive the BOQ before any decision is made, and we encourage comparison with other contractors on a like-for-like basis.
To understand renovation costs, see our cost guides: apartment renovation cost Dubai, kitchen renovation cost Dubai, and villa renovation cost Dubai.
