Contingency and hidden risks for an 80 m² Marrakech renovation

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nico.drew

Homeowner
The contractor regards MAD 2,364,000 as a workable preliminary allowance, but I hesitate to attach a contingency percentage before seeing what that total excludes. This is for an 80 m² coastal home in Marrakech, with work expected across the kitchen, bathrooms, floors, decoration, electrics and some energy improvements.

I would rather check the sequence calmly than rush into selecting finishes. The next useful step seems to be a package-by-package breakdown showing labour, materials, provisional sums and exclusions. I also need clarity on whether electrical work means inspection or repairs, who pays to open and restore walls, how moisture and plumbing access will be assessed, and whether permit timing or material lead times could hold up later stages. What would you insist on having in writing before setting the reserve?
 
Before choosing a contingency percentage, ask for the MAD 2,364,000 to be split into labour, materials, provisional allowances and exclusions. “Electrical checks” is especially vague: does the price cover inspection only, local repairs, or replacement if faults appear? I would also want to know who pays for opening and making good walls when plumbing or wiring is inaccessible.
 
That vagueness is exactly what is bothering me. It is still a preliminary total rather than a package-by-package breakdown, so a contingency figure currently risks disguising omissions. I’ll ask for separate kitchen, bathroom, electrical, plumbing and energy-upgrade allowances, plus a written list of excluded demolition and reinstatement work. Would you keep contingency outside the contractor’s quoted sum?
 
Yes, keep it outside and under your control. I’d initially reserve around 15–20%, but that is a planning choice rather than a Marrakech rule. The percentage could come down once intrusive checks clarify the wiring, pipe routes, substrate beneath the flooring and any moisture damage. Also ask what happens if removing tiles reveals failed waterproofing or unsound plaster.
 
I’m not convinced a larger contingency solves this by itself. On a budget of MAD 2,364,000 for 80 m², unidentified scope should be investigated rather than simply covered with a generous reserve. Get the contractor to state quantities and assumptions. Otherwise every discovery can be described as an extra even when it should reasonably have been anticipated.
 
Sequencing is where the written scope earns its keep. Resolve moisture sources first, then concealed plumbing and electrical work, followed by bathroom waterproofing and other substrates. Flooring, kitchen installation and paint come later. Ask whether the programme includes drying time, testing before walls are closed, and protection of completed work. Material lead times should be tied to order dates and responsible parties.
 
What does “coastal home in Marrakech” mean here—coastal construction style, or a property with previous exposure elsewhere? That matters because visible staining may come from plumbing, roof or terrace water, rising damp, condensation, or salts in existing materials. I would not let anyone prescribe a moisture treatment until the likely route has been identified.
 
Also separate permit timing from construction duration. Even without an extension, ask the relevant local parties whether any element of the planned work needs approval, particularly if services, exterior elements or shared parts are affected. Have the contractor list assumptions about access, working hours, debris removal and material storage. Those mundane exclusions can disrupt the sequence just as badly as hidden defects.
 
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