Renovation budget for a 50 m² detached home in Abu Dhabi — first time doing this

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scanTheLoft

Homeowner
I’ve put together a first-pass budget of AED 285,300 for renovating a 50 m² detached home in Abu Dhabi, but the treatment of concealed work is still unclear. The planned work includes a kitchen, bathrooms, new flooring, painting, electrical assessment and some energy improvements. There is no proposed extension.

My concern is that the quote may price visible items while leaving access, repairs and reinstatement outside the scope. Before fixing the budget, what should be confirmed about pipework, damp, the electrical board and permit timing? I’d also like to know whether contingency should be set now or only after the contractor lists every exclusion.
 
For a first budget, I would hold roughly 15–20% outside the priced works until the hidden conditions are clearer. Ask whether “electrical checks” means inspection and testing only, or includes repairs and replacement. Do the same for plumbing: who pays for opening floors or walls, making good afterward, and dealing with inaccessible or deteriorated lines?
 
I’d be cautious about choosing a contingency percentage before knowing how the AED 285,300 was assembled. A large allowance cannot rescue a quote full of exclusions.

Can you arrange targeted opening-up in the wet areas before signing? Moisture readings, visible drainage routes and the condition of the electrical board could change the sequence. Also ask whether the home will be vacant during the work, because phased access can create extra labour and delay.
 
The AED 285,300 is still a planning figure rather than a contractor’s fixed quote, so the point about exclusions is helpful. I have not yet decided whether the home will be fully vacant. My next step will be to split “electrical checks” from any remedial work and request separate prices for opening up, hidden plumbing repairs and reinstatement rather than burying them in one allowance.
 
I would sequence it as investigation first, then any plumbing/electrical remedial work, wet-area waterproofing, flooring, kitchen and bathroom installation, and finally paint and touch-ups. Moderate energy upgrades need defining early if they affect wiring, ceilings or openings.

Have each contractor list exclusions in writing: structural repairs discovered during demolition, moisture treatment, disposal, temporary services, protection, testing, permit-related costs and making good work opened by another trade.
 
One caveat: don’t let the investigation phase turn into uncontrolled demolition. Agree which areas may be opened, who authorises additional work, and how variations will be priced before anything starts.

I’d also ask for a programme showing permit assumptions and material lead times. If a selected item is delayed, the contractor should identify acceptable alternatives or resequence the work rather than leaving bathrooms or flooring half-finished. Permit requirements can depend on the property and scope in Abu Dhabi, so confirm them for this specific job.
 
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