A Bill of Quantities (BOQ) is the foundation document for any serious renovation project in Dubai. Understanding how to read and evaluate one is an essential skill for any homeowner, allowing you to compare contractor quotations accurately, understand what is included in the project scope, and identify gaps 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.
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.
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.
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 completion timeline. Confirm this is realistic and consistent with what the contractor has told you verbally.
Material and Labour Separation
A properly prepared BOQ separates material cost from labour cost on every line, showing the quantity, unit, material rate, labour rate, total, specification, and remarks. This shows a contractor has actually measured the work, since material costs can change with your selections while labour is generally fixed once the scope is agreed.
- Tile supply priced separately from tile fixing labour
- Sanitaryware supply priced separately from installation labour
- Joinery materials priced separately from fabrication and installation
- Electrical accessories priced separately from wiring and labour
- Stone supply priced separately from fabrication and fixing
- Demolition labour priced separately from disposal charges
If a BOQ only shows one combined figure per item, ask the contractor to break it down.
Quantities, Units and Lump Sum Pricing
Every BOQ line should state a unit of measurement so you can check the maths and compare rates across contractors. Common units include square metre, linear metre, each, number, set, point, and lump sum.
Lump sum pricing is acceptable for small, clearly defined items such as a single access panel or a minor repair. It becomes a problem when it covers a large scope that should be broken down, such as full kitchen joinery or complete electrical rewiring. Ask for the quantities and rates behind any large lump sum figure.
Provisional Sums and Allowances
Some items cannot be priced exactly until you make a final selection, and are usually shown as a provisional sum or allowance rather than a fixed price.
- Provisional sum: an estimated amount included for an item to be confirmed later
- Material allowance: a budget set aside for a category, such as tiles or sanitaryware, until you choose the exact product
- Prime cost item: a supplier or brand specified amount used as the pricing basis
- Client supplied item: material the client purchases directly, sitting outside the contractor’s total
- Contractor supplied item: material the contractor sources as part of the BOQ
- Final selection adjustment: the price change once you choose an actual product against an allowance
- Variation after selection: any additional cost or credit once the final selection differs from the allowance
An allowance is not the same as a fixed final price. Selecting a tile, mixer, or door hardware item above the allowance adds the difference to the project cost. Ask what allowance has been used for each category, and confirm in writing whether the total can change.
VAT Treatment in a Renovation BOQ
Check whether the unit rates include or exclude VAT, and whether the subtotal shown is before or after VAT. In the UAE, 5 percent VAT should be shown as a clear separate line, not absorbed into the rates. Confirm whether variations are also subject to VAT, and whether client supplied items sit outside the contractor’s VAT registered total.
Drawings and Specification References
A well prepared BOQ links each major item back to a drawing or specification: drawing number, room or area, elevation, detail reference, material specification, finish code, brand, model, size, and installation method. Unclear drawing references are a common cause of disputes once construction starts.
MEP Scope in a Renovation BOQ
Mechanical, electrical and plumbing work, usually shortened to MEP, should appear as its own clearly identified section rather than folded into a general renovation description. A Dubai renovation BOQ should typically address:
- Electrical points and circuits
- Lighting fixtures and control points
- Switches and sockets
- Plumbing modifications
- Drainage
- Waterproofing penetrations for pipes and fittings
- Water heater installation or relocation
- Exhaust fan installation
- AC coordination where the renovation affects existing units or ducting
- Sprinkler coordination where the property has a fire suppression system
- Access panels for future maintenance
- Testing and commissioning of MEP works
If MEP items are missing or buried inside a general lump sum, ask the contractor to itemise this section separately.
Preliminaries and Site Conditions
Preliminaries cover site related costs that support the renovation but are not part of the finished work. A BOQ should clarify which of the following are included, excluded, or charged separately:
- Site protection
- Common area protection
- Lift booking
- Access permits
- Working hour restrictions
- Waste removal
- Loading and unloading
- Material storage
- Security deposits
- Building management fees
- NOC costs
- Temporary services
- Final cleaning
These items are easy to overlook, but can add real cost if not agreed in advance.
Testing, Snagging and Handover
The final stage of any renovation should be covered in the BOQ, not left as a verbal promise. This stage typically includes:
- Plumbing pressure testing
- Drainage testing
- Waterproofing flood testing
- Electrical testing
- Lighting testing
- Joinery alignment checks
- Silicone and sealant checks
- Tile hollow sound checks where applicable
- Snagging
- Snag rectification
- Final cleaning
- Handover documents
- Warranty information
- Maintenance information
- Keys and access items
Ask your contractor to confirm what testing will be carried out before handover, how snagging will be recorded and resolved, and what warranty terms apply. Confirm these directly and get them in writing before you sign.
Variation Control
No variation to the agreed scope should proceed without written approval. A properly recorded variation should include the scope, quantity, material, labour, price, timeline impact, approval date, and the relevant drawing or instruction reference. Verbal approvals create disputes, since there is no shared record of what was agreed.
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
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
Example BOQ Line Format
The table below shows the type of format a properly itemised BOQ line should follow.
| Item | Specification | Qty | Unit | Material | Labour | Total | Remarks |
|---|---|---|---|---|---|---|---|
| Bathroom wall tiling | Porcelain tile, matt finish, 600 x 300mm, per drawing reference | 18 | sqm | Per contractor rate | Per contractor rate | Per contractor rate | Waterproofing priced as separate line |
Illustrative format only. Actual quantities, rates and specifications depend on drawings, site conditions and approved selections.
How ASM Interiors Prepares BOQs
At ASM Interiors, every renovation project begins with a site visit and a drawing review where drawings are available. The scope is broken down by area, specifications are reviewed against your preferences and budget, and a full quantity takeoff is prepared for each item.
Our BOQs separate material and labour on each line, reference the supplier or brand where relevant, and state exclusions clearly. Payment stages and an estimated timeline are included, and any variation is priced and approved in writing before work proceeds.
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. Charging for a BOQ upfront 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 unwilling to provide one is a risk, since it usually means they haven’t properly measured the scope, or intend to charge variations later.
To understand renovation costs, see our cost guides: apartment renovation cost Dubai, kitchen renovation cost Dubai, villa renovation cost Dubai, and bathroom renovation cost Dubai. Before requesting quotations, use our renovation BOQ checklist.