Hatta villa renovation: contractor offer evaluation

Summary

The two offers are not priced for the same job. Retouch Decor is cheaper as quoted and covers more of what the site physically needs to reach handover (tiling labour, the new room windows, the main door, bathroom vanities, wall paint, the kitchen worktop). Victorian Art is dearer, better documented, and richer in joinery, but excludes several site-critical items that would have to be bought elsewhere.

Retouch Decor, as quoted (3 quotes)677,850VAT not mentioned

Victorian Art, as quoted855,908815,150 + 5% VAT

Retouch Decor, levelled estimate≈ 824,000with VAT and fill-ins

Victorian Art, levelled estimate≈ 1,055,000with VAT and fill-ins

Levelled estimates add Tohfa allowances for scope each contractor left out (detail in the next section). They are for decision-making, not for pricing to the client.

Retouch Decor (Eng. Taghleb Hussaini)

Three lump-sum quotes dated 20 Aug 2026: construction 272,900, decoration 342,700, gypsum and paint 62,250.
Every line is "1 LS". No quantities, no unit rates, no measured areas.
Payment: 70% advance, 30% on completion. No programme or duration stated.
Materials for floor tiles and parquet excluded; installation labour included.
Based outside Dubai; Hatta mobilisation not discussed.

Victorian Art (Eng. Khaled Al Rehwai)

One 80-line BOQ, Ref 1103, dated 29 Aug 2026, with sqm and running-metre rates on most joinery and ceilings.
Total 815,150 plus 5% VAT, five-stage payment, 6-month duration.
Excludes porcelain and parquet (supply and installation), kitchen worktop, all doors and aluminium windows, sanitary ware, electrical accessories.
Client name blank and project location shown as "UAE, Dubai" without Hatta.
20% charge on any cancelled item; advance non-refundable.

Levelled cost

To compare fairly, each offer is topped up with an allowance for what the other one already covers. Allowances use the competitor's price where one exists, otherwise a Tohfa estimate marked with a tilde.

Retouch Decor, filled to Victorian Art's scope

Item	AED
Three quotes as received	677,850
Game room joinery (VA price)	51,870
Kids study desk, library unit, wardrobes (~)	30,000
Wallpaper supply and fix, ~34 sqm (~)	15,000
Master wardrobe island (VA price)	9,800
Subtotal	784,520
VAT 5% (to be confirmed with RD)	39,226
Levelled total	≈ 823,700

Victorian Art, filled to Retouch Decor's scope

Item	AED
BOQ subtotal as received	815,150
Floor and wall tiling labour (RD price)	73,700
Bathroom vanities, mirrors, shower partitions (RD price)	37,300
Internal wall paint (RD price)	24,500
Kitchen porcelain worktop and splashback (~)	18,000
Main entrance door (RD price)	15,600
New room windows, double glazed (RD price)	14,600
External paint to new area (RD price)	6,250
Subtotal	1,005,100
VAT 5%	50,255
Levelled total	≈ 1,055,400

On a like-for-like basis Victorian Art is roughly 230,000 AED (about 28%) more expensive. Part of that gap is real quality (walk-in wardrobes at 39 running metres with glass doors and LED, a bunk bed with slide, moisture and heat-rated ceiling boards, bulkheads). Part of it is simply a higher price level for the same room.

Neither offer includes: sanitary ware and mixers, light fittings, internal doors, tile and parquet materials, kitchen appliances, curtains, loose furniture, AC works, external elevation beyond the new room, or municipality approvals for the additional room. These sit outside both prices and belong in Tohfa's own budget lines.

Group by group

Both offers regrouped into the same fourteen work packages. RD figures are drawn from all three quotes; VA figures from the BOQ section totals.

Work package	Retouch Decor	Victorian Art	Difference (VA less RD)	Reading
1. Demolition and removal	15,600	42,000	+26,400	VA lists 12 named walls and removals with disposal; RD is a single line covering openings, tile stripping and wall render removal. Confirm both include skips and disposal fees.
2. New room structure	65,000	48,000	−17,000	Different builds: RD concrete and bricks with sandwich-panel roof and plaster; VA blockwork, sandwich panels on columns, lean concrete blinding. Neither prices approvals or structural drawings.
3. New room windows	14,600	Excluded	−14,600	VA excludes all aluminium.
4. Plumbing, drainage and waterproofing	69,000	54,000	−15,000	RD has two plumbing lines with identical wording (32,000 and 21,500) plus 15,500 floor insulation. VA covers supply, drainage, chasing, waterproofing to floors and walls, and a concealed cistern enclosure.
5. Electrical	35,000	26,500	−8,500	Both first-fix only, no accessories or fittings. VA names 12 point types (AC, water heater, TV, track, decorative). RD adds the external kitchen and new room explicitly.
6. Gypsum ceilings and paint	62,250	102,550	+40,300	RD: whole-villa Knauf ceiling, whole-villa internal Fenomastic paint, external paint to new area. VA: 245 sqm ceiling with moisture and heat-rated boards, bulkheads, light openings, Jotun to ceilings only. VA has no wall paint anywhere.
7. Floor and wall tiling labour	73,700	Excluded	−73,700	The single largest gap. VA excludes both supply and fixing of porcelain and parquet; Tohfa would need a third contractor on site.
8. Entrance	37,100	19,720	−17,380	RD includes a 15,600 main door (handle by client). VA includes marble-effect cladding, DB cabinet doors, corner wood cladding, LED cladding, console or mirror. VA excludes doors.
9. Majlis and dining	51,600	59,200	+7,600	Comparable intent: cladding plus a buffet or console. VA adds glass shelves, wooden shelves with steel supports and LED cladding.
10. Living room	29,000	58,250	+29,250	VA TV unit alone is 24,200 vs RD 15,500 for the TV wall; VA also includes 10.5 sqm wallpaper and corner cladding.
11. Bathrooms and powder room joinery	37,300	Not quoted	−37,300	RD prices three vanities with porcelain tops, built-in sinks, mirrors and glass shower partitions. VA has nothing for bathroom furniture and no powder room at all.
12. Kitchen	63,500	111,800	+48,300	VA is Egger board across six cabinet groups but excludes the worktop. RD is MR MDF laminate with porcelain top and splash included. Appliances by client in both.
13. Master bedroom	84,700	158,520	+73,820	The wardrobe line explains most of it: VA 39 lm at 2,550 with glass doors and LED plus an island (109,250) vs RD dressing room 52,500 with aluminium-framed tinted glass doors. Sizes must be checked against the drawing.
14. Kids bedroom	39,500	82,740	+43,240	VA itemises bunk bed with slide, library unit, study desk, wallpaper and 9.6 lm wardrobes. RD's single line covers steel-frame bed, cladding and drawers; desk and wardrobes are not mentioned.
15. Game room	Not quoted	51,870	+51,870	Only VA priced it: 17.4 sqm cladding, seating cabinet, two wardrobe runs.
Total as quoted (before VAT)	677,850	815,150	+137,300

VA's page 2 prints two lump sums (54,000 and 26,500) whose headings are swapped in the layout. The item counts (8 bathroom lines, 12 electrical lines) put 54,000 against bathrooms and 26,500 against electrical. Confirm this reading with VA in the meeting.

Item by item

Each row pairs the closest matching lines. Where one side has no equivalent the cell says so. VA quantities are as printed in the BOQ; RD has none.

Element	Retouch Decor	AED	Victorian Art	AED
Enabling and civil works
Demolition	New wall openings per plan, strip bathroom floor and wall tiles, remove outer wall layer (Q1365)	15,600	Items 1 to 12: entrance wall, MBR corridor and dressing walls, MBR bathroom walls, kitchen wall and door, living to majlis opening; removal and disposal of bathroom finishes, wardrobes, kitchen cabinets (listed twice)	42,000
Additional room, structure	Concrete, bricks, sandwich-panel ceiling with thermal insulation, wall plaster, paint preparation	65,000	Blockwork with plaster 18,500; sandwich panels with supporting columns 22,000; lean concrete blinding with mesh 7,500	48,000
Additional room, windows	Exterior window openings matching existing quality, double glazed heat-insulating glass	14,600	Excluded doors and aluminium windows	0
Water supply and drainage	"Redistributing water pipes for bathrooms and kitchens" (line 1) Same wording again (line 2)	32,000 21,500	Hot and cold supply pipes, drainage pipes, floor drains, supply points, sanitary drainage points, chasing and making good (part of bathrooms lump)	in 54,000
Waterproofing	Bathroom floor insulation work	15,500	Waterproofing to bathroom floors and walls (part of lump)	in 54,000
Concealed cistern enclosure	Not mentioned	0	Cement board enclosure to conceal WC cistern (part of lump)	in 54,000
Electrical first fix	Redistribute internal wiring, external kitchen and new room to suit design	35,000	Wiring, conduits, lighting, LED, downlight, track, decorative, dedicated power, AC, water heater, TV points, relocation of existing points	26,500
Ceilings, paint and finishes
Gypsum ceilings	Galvanised steel structure with Knauf board, all villa, as per drawing	31,500	Standard Knauf 190 sqm @ 250 = 47,500; green MR board bathrooms 30 sqm @ 275 = 8,250; red HR board kitchen 25 sqm @ 300 = 7,500; bulkheads 30 sqm @ 375 = 11,250; light openings 80 nos @ 75 = 6,000	80,500
Internal paint	Fenomastic paint, all villa, as per drawing	24,500	Two coats Jotun to ceilings only, 245 sqm @ 90. No wall paint	22,050
External paint	Decorative paint matching existing villa, new area	6,250	Not quoted	0
Floor tiling and parquet fixing	Fix ceramic or parquet to all areas with skirting (materials by client)	42,500	Excluded supply and installation	0
Wall porcelain fixing	Fix porcelain to bathrooms and kitchen (materials by client)	31,200	Excluded	0
Entrance
Main door	Aluminium frame, double tinted glass, solid-core veneered door, hinges and closer; handle by client	15,600	Excluded house doors	0
Wall cladding, cabinet, mirror	MDF laminated cladding, cabinet and clear mirror cladding	21,500	Marble-effect cladding, gypsum board cladding 1.8 sqm, cabinet doors to DB boxes (13 @ 340), corner wood cladding 13.2 lm, LED cladding 2 sqm, backlit mirror or console	19,720
Majlis and dining
Wall cladding	MDF laminated cladding with porcelain, as per drawing	36,000	Marble-effect cladding 4.5 sqm @ 1,900; wall cladding with LED 21 sqm @ 1,150; two further marble-effect panels 11,000 and 4,300; corner cladding	≈ 48,200
Buffet or console	MDF laminated buffet with shelves	15,600	Wooden console with marble top 4,300; glass shelves 6 @ 400; wooden shelves with steel supports 3 @ 1,500	≈ 11,000
Living room
Wall cladding	MDF laminated, gypsum board cladding and porcelain	13,500	Wall cladding 22.5 sqm @ 1,050 = 23,625; corner wood cladding 3 lm @ 1,900 = 5,700; wallpaper 10.5 sqm @ 450 = 4,725	34,050
TV wall or unit	MDF laminated TV wall with shelves and porcelain	15,500	Wooden TV unit with rounded edges	24,200
Bathrooms
Powder room	Porcelain-top counter, built-in sink, wood shelf, wall mirror	10,500	Not quoted no powder room in the BOQ	0
Master bathroom	Counter with porcelain top, built-in sink, drawer and shelf, mirror, wall cabinet, glass shower partition	14,500	Not quoted (MEP and ceiling only)	0
Kids bathroom	Counter with porcelain top, built-in sink, drawer and shelf, mirror, shower partition	12,300	Not quoted	0
Kitchen
Cabinets and island	MR MDF laminated kitchen and island, soft-close runners and hinges, porcelain top and splashback; appliances by client	63,500	Egger board: lower cabinets 26,750; upper 21,500; pantry 12,750; pantry with glass doors; island with dining table; second pantry (six lines). Worktop excluded	111,800
Master bedroom
Wall cladding	MDF laminated with porcelain	15,500	Wall cladding 21.6 sqm @ 1,050	22,680
Headboard	Solid frame with upholstered fabric wall	8,200	Fabric headboard 6 sqm @ 1,200; wallpaper 4.2 sqm; wooden frames 100 lm @ 30	12,090
Dressing desk or vanity	MDF laminated desk with mirror and porcelain top	8,500	Wooden vanity with mirror	14,500
Wardrobes / dressing room	MDF laminated dressing room, aluminium-framed doors with 6 mm tinted glass	52,500	Wardrobes with glass doors, LED, shelves and drawers 39 lm @ 2,550 = 99,450; wardrobe island 3.5 lm @ 2,800 = 9,800	109,250
Kids bedroom and game room
Kids bedroom	Steel structure and MDF laminated bedroom with wall cladding and base bed with soft-close drawer, as per drawing	39,500	Bunk bed with slide, ladder and drawers 33,000; upper library unit 6,600; study desk 14,430; wallpaper 19 sqm @ 450 = 8,550; wardrobes 9.6 lm @ 2,100 = 20,160	82,740
Game room	Not quoted	0	Wall cladding 17.4 sqm @ 1,050 = 18,270; cabinet with upholstered seating 9 lm @ 1,050 = 9,450; wardrobes 4.5 lm and 7 lm @ 2,100 = 24,150	51,870
Totals before VAT		677,850		815,150

VA's entrance and majlis sections print item descriptions and prices in an order that does not line up cleanly; the section totals (19,720 and 59,200) are reliable, the line-level pairing is a best reading and should be confirmed.

Scope gaps

Only Retouch Decor priced

Floor tiling and parquet fixing, all areas with skirting (42,500)
Wall porcelain fixing, bathrooms and kitchen (31,200)
Three bathroom vanities with mirrors and shower partitions (37,300)
Main entrance door (15,600)
Double-glazed windows to the new room (14,600)
Internal wall paint, whole villa (24,500)
External paint to the new area (6,250)
Kitchen porcelain worktop and splashback (inside 63,500)
Paint preparation of the new room walls

Only Victorian Art priced

Game room in full (51,870)
Kids study desk, upper library unit, 9.6 lm wardrobes
Master wardrobe island (9,800)
Wallpaper supply and fixing, living, master, kids (15,165)
Bulkhead ceilings, 80 light openings, MR and HR ceiling boards
LED-lit cladding, backlit mirror, glass shelves, DB cabinet doors
Concealed WC cistern enclosures
Waterproofing to bathroom walls, not only floors
Named removal and disposal of wardrobes and kitchen
A stated 6-month programme

Neither priced (Tohfa budget)

Sanitary ware, WCs, mixers, accessories
Light fittings, chandeliers, spots, switches and sockets
Internal doors and frames
Porcelain, ceramic and parquet materials
Kitchen appliances
AC works and grilles
Curtains, loose furniture, styling
Structural drawings and municipality approval for the additional room
Site power, water, storage and clearances (VA states owner's responsibility)
Handover cleaning, snagging period, warranty terms

Commercial terms side by side

Term	Retouch Decor	Victorian Art
Pricing basis	Lump sums only, "as per drawing"	Measured BOQ, sqm and lm rates on most lines
VAT	Not mentioned on any quote	5% shown, 40,758
Advance	70% (≈ 474,000 across three quotes)	428,000 (50%), non-refundable on cancellation
Balance	30% after completion	256,000 / 128,500 / 25,000 / 18,408, not tied to milestones
Duration	Not stated	6 months estimated
Validity	"35 days from advance payment" (wording does not make sense)	Not stated
Variations	Anything not listed is a variation; rate by agreement; extra per sqm for any change after ceilings are closed	Not addressed beyond exclusions; 20% fee on any cancelled item
Delay liability	Not responsible for delay caused by other agencies on site	Late payment may affect schedule
Client obligations	"Facilities to be provided free of cost by client" (list left blank)	Electricity, water, storage, site clearance, government passes by owner
Location on document	Dubai, Hatta	"UAE, Dubai" (Hatta not written); client name blank
Company base	Al Ain / Ajman (P.O. Box 90125)	Dubai (P.O. Box 236008)
Warranty and snagging	Not mentioned	Not mentioned
Other	Q1363 and Q1364 are "rev01"; revision history not given	Right to photograph works

Clarification lists

Send these in writing before the meetings so the answers arrive as an addendum, not as verbal comfort.

For Retouch Decor

Duplicate plumbing line. Q1365 carries two lines with identical wording at 32,000 and 21,500. Are these supply and drainage, house and new room, or a duplication? Provide a corrected quote.
VAT. Are all three totals inclusive or exclusive of 5% VAT? Provide TRN.
Quantities. Issue the same three quotes with measured quantities and unit rates (ceiling sqm, paint sqm, cladding sqm, wardrobe lm) so variations can be valued.
Programme. Total duration, sequencing across the three quotes, and whether the three packages run as one team.
Hatta logistics. Are labour accommodation, transport and mobilisation to Hatta included? Where does the joinery get manufactured?
Validity. Confirm the offer is valid for 35 days from the quote date, not from advance payment.
Disposal. Does demolition include skips, disposal and municipality waste fees?
New room. Who provides structural drawings and handles the Dubai Municipality / Hatta approval? Roof build-up and insulation thickness?
Windows. Aluminium system, glass spec (thickness, low-E), colour, and whether window count and sizes follow the drawing.
Flooring labour. Does 42,500 cover tile and parquet across the whole villa including the new room and skirting? What waste, adhesives and grout are included?
Paint. Number of coats, primer, putty, and whether the 24,500 includes ceilings as well as walls.
Joinery spec. MDF grade and thickness, laminate brand, edge banding, hardware brand (hinges and runners), porcelain slab brand and thickness.
Kids bedroom. Does 39,500 include a study desk and wardrobes? If not, price them.
Game room. Price the game room joinery as per drawing.
Internal doors. Only the main door is quoted. Price internal doors and frames.
Rev01. What changed between rev00 and rev01 of Q1363 and Q1364?
Client facilities. The "facilities to be provided by client" list is blank. What is expected?
Warranty. Defects period on joinery, waterproofing and MEP.

For Victorian Art

Site. The document says "Dubai" with no client name. Confirm the price is for the Hatta villa and includes mobilisation and accommodation for Hatta.
Page 2 lump sums. Confirm which figure is bathrooms and which is electrical (54,000 and 26,500).
Duplicate demolition line. Items 11 and 12 are identical. Is the 42,000 double-counting?
Tiling. You exclude porcelain and parquet supply and installation. Price the fixing labour so a single contractor holds the wet areas, or confirm you will coordinate with a tiling contractor.
Kitchen worktop. Price a porcelain or quartz worktop and splashback to close the exclusion.
Doors and windows. Price the main door, internal doors and the new room aluminium, or confirm you are content to work around another supplier.
Wall paint. Item 41 is ceilings only. Price wall painting to all areas not clad or papered.
Bathrooms. No vanities, mirrors or shower partitions appear, and no powder room. Were these in the drawings you priced? Provide prices.
Wardrobe measure. 39 lm of master wardrobes at 2,550 per lm: confirm the height, depth and whether lm is measured along the front. Check against the drawing.
Egger spec. Board thickness, decor codes, edge banding, hardware brand, LED driver brand.
Payment. Map the five payments to milestones (mobilisation, first fix, ceilings closed, joinery delivery, handover). Reduce the advance.
Cancellation fee. Remove or cap the 20% charge on cancelled items; Tohfa needs freedom to rescope.
Duration. Provide a bar programme for the 6 months and a plan for materials lead times.
New room. Sandwich panel roof spec, column sizes, who provides structural drawings and approvals.
Electrical. Point counts per type behind the 26,500, and cable brand.
Section labels. Several totals are mislabelled ("Total Kids Room" under master bedroom and kitchen). Reissue a clean BOQ.
Warranty. Defects period and site supervision arrangement for Hatta.

Cautions

Retouch Decor

Possible double-count in plumbinghighTwo lines, same text, 53,500 combined. Until explained, treat 21,500 as at risk either way: if it is genuine scope, the description is missing; if not, the total is inflated.

70% advance on lump sums with no quantitieshighRoughly 474,000 AED up front, no measured basis to value work done, and no programme. If the relationship sours, Tohfa has little leverage. This needs to become milestone-based before award.

VAT silencemediumA 5% swing of about 34,000 AED. Confirm before any comparison is shown to the client.

Remote base for a Hatta jobmediumAl Ain and Ajman are both a long drive from Hatta. Supervision frequency, joinery delivery and snag response will depend on how the team is housed.

Change-after-ceiling clausemediumAny modification after ceilings close is chargeable per sqm. Tohfa must freeze lighting, AC and ceiling setting-out before that stage.

Thin documentationlowNonsensical validity wording, blank client-facilities list, rev01 with no change log, no warranty. Not disqualifying, but it tells you how the contract administration will feel.

Victorian Art

Large exclusions on a "complete" looking BOQhighNo tiling, no worktop, no doors, no windows, no wall paint, no bathroom joinery, no powder room. The BOQ reads complete but leaves roughly 190,000 AED of site-critical work to others, plus the coordination risk of a second and third contractor in wet areas.

20% fee on any cancelled item and non-refundable advancehighCombined with a 428,000 advance, this locks Tohfa in before drawings are fully frozen. Negotiate out or cap.

Wrong or missing project identitymediumClient blank, location "Dubai". Either a template oversight or the price was built without the Hatta factor. Ask directly.

Document qualitymediumDuplicate demolition line, mislabelled section totals, layout that scrambles item order. The total reconciles, but the BOQ should be reissued clean before it becomes a contract document.

Master wardrobe quantitymedium39 lm is a very long run for one dressing room. If the drawing shows less, the line drops sharply; if it is right, the RD dressing room at 52,500 may be under-scoped.

Six monthslowReasonable for this scope but long for a family; check whether the client can vacate for that period and whether RD would commit to less.

Both

Additional room approvalsNeither contractor prices structural drawings or the municipality permit for the new room. Building without approval in Hatta carries fine and demolition risk; Tohfa should own this line and decide who submits.

Kitchen porcelain on MDF vs EggerBoth are laminated boards. The real quality difference is thickness, edge treatment and hardware brand, none of which is written down by either. Get samples.

Recommendation

Lead with Retouch Decor, conditionally. Keep Victorian Art live until three things are resolved.

On a levelled basis Retouch Decor lands around 820,000 AED and Victorian Art around 1,055,000 AED. The ~230,000 difference is more than the extra joinery VA offers is worth to this project, and RD's scope is the one that actually gets the villa to handover with fewer contractors on site. But RD's paperwork and payment terms are not yet in a state Tohfa can sign.

Conditions before award to Retouch Decor

Resolve the duplicate plumbing line and reissue all three quotes with quantities and rates. Use VA's measured BOQ as the audit reference (245 sqm ceilings, 39 lm wardrobes, 22.5 sqm living cladding) and challenge any lump sum that does not reconcile.
Move payment to milestones: 25 to 30% mobilisation, then first fix, ceilings closed, joinery delivered, handover, with 5 to 10% retention for 90 days. Target a total advance no higher than VA's 50%, ideally lower.
Written programme with a completion date, and a Hatta supervision plan (who is on site, how often, where the team stays).
Add the missing pieces to make the scope whole: game room, kids desk and wardrobes, wallpaper, internal doors, VAT clarity, warranty.

What to do with Victorian Art

Ask them to price the exclusions and to reissue a clean BOQ with Hatta confirmed. If RD fails the conditions above, VA becomes the preferred contractor at a negotiated level; the target would be to bring the levelled figure under 950,000 by removing the cancellation fee, trimming the wardrobe measure to drawing, and dropping the joinery rate on the kitchen once a worktop is included.

What Tohfa should hold itself

Tile and parquet material supply, sanitary ware, lighting, internal doors (unless RD prices them well), and the municipality approval for the new room. These are design-led procurement decisions and margin lines for Tohfa; do not let either contractor absorb them at a mark-up.

Avoid

A split award (civil and MEP to one, joinery to the other) looks attractive on paper but doubles the interface risk in the bathrooms and kitchen, where wet trades, ceilings and joinery all meet. If a split becomes necessary, keep tiling with whoever holds waterproofing.

Meeting preparation

Bring the drawings, this evaluation (internal copy only), a one-page unified scope list, and the clarification list already sent. Do not disclose the other contractor's price; it is fair to say the offers differ in scope and terms.

Retouch Decor

What you want to leave with

A clear answer on the 53,500 plumbing and a commitment to reissue with quantities
Agreement in principle to milestone payments and retention
A completion date and the Hatta staffing plan
Prices for the game room, kids desk and wardrobes, wallpaper, internal doors

Agenda

Walk the drawings room by room; confirm what "as per drawing" means to them (10 min)
Construction package: the plumbing lines, new room build-up, approvals, windows spec (15 min)
Finishes: ceiling and paint areas, flooring labour coverage, joinery specs and samples (15 min)
Commercial: VAT, payment structure, validity, warranty, variation rates (15 min)
Programme and Hatta logistics (10 min)

Questions to press on

"If line two is drainage, why is it worded as water supply? Show me the split."
"What would you charge per sqm for ceiling, paint and cladding if we vary the drawing?"
"Who signs the structural drawing for the new room?"
"How many days a week will Eng. Taghleb be in Hatta?"
"Which laminate, which hinges, which runners, which porcelain slab?"

Levers

Volume: three packages and a possible fourth (game room, doors) go to one contractor
Certainty: Tohfa supplies materials and handles approvals, reducing their working capital
Reference value: a completed Hatta villa in their portfolio

Red lines

No award on lump sums without quantities
No advance above 30% without a bank guarantee or equivalent security
No "modification after ceiling" clause without a written setting-out sign-off gate that Tohfa controls

Victorian Art

What you want to leave with

Confirmation the price is for Hatta, with client name and location corrected
Prices for tiling labour, worktop, doors, windows, wall paint, bathroom joinery, powder room
Removal of the 20% cancellation fee and a milestone payment map
Verification of the 39 lm wardrobe measure against the drawing

Agenda

Project identity and site: Hatta, access, accommodation, supervision (10 min)
BOQ walk-through: page 2 lump sums, duplicate lines, mislabelled totals, quantity checks (15 min)
Exclusions: which they will price, which they want Tohfa to place elsewhere (15 min)
Specification: Egger decors, thickness, hardware, LED, ceiling boards, Jotun product (10 min)
Commercial: advance, milestones, cancellation clause, warranty, programme (15 min)

Questions to press on

"Your BOQ says Dubai and no client. Was Hatta in the price?"
"Which is 54,000: bathrooms or electrical? Show me the point counts."
"Why is the wardrobe run 39 metres? Walk me through it on the plan."
"If we cancel the game room at design stage, do you really expect 20% of 51,870?"
"How do you propose to coordinate tiling you do not do with waterproofing you do?"

Levers

Scope growth: the exclusions are worth ~190,000 of extra work if they price them sensibly
Rate benchmark: their own per-sqm rates make it easy to show where a line is high
Tohfa as a repeat specifier across future villas

Red lines

No non-refundable advance without milestone protection
No 20% cancellation fee on items not yet started
No award while tiling sits with a third party in the wet areas they waterproof

Unified scope list to hand both contractors

Ask each to confirm or price every line so the next round is genuinely like for like.

Package	Contents	RD today	VA today
Demolition and disposal	All walls and openings per plan, strip finishes, remove old joinery, skips and fees	QuotedDisposal?	QuotedDup. line
Additional room	Structure, roof, insulation, plaster, windows, external paint, approvals support	Quoted	PartlyNo windows / paint
Plumbing and waterproofing	Supply, drainage, points, floor and wall waterproofing, concealed cisterns	QuotedDup. line	Quoted
Electrical first fix	All point types per lighting layout, relocation of existing	Quoted	Quoted
Ceilings and paint	Knauf with MR and HR boards, bulkheads, openings, walls and ceilings painted	QuotedAreas?	QuotedNo wall paint
Tiling and parquet labour	Floors, walls, skirting, all areas; materials by Tohfa	Quoted	Excluded
Doors	Main door and internal doors with frames and ironmongery	Main only	Excluded
Bathrooms joinery	Vanities, mirrors, shower partitions, powder room	Quoted	Not quoted
Kitchen	Cabinets, island, worktop and splashback	Quoted	CabinetsNo worktop
Bedrooms joinery	Cladding, headboards, wardrobes, desks, kids bed and study	QuotedDesk / wardrobes?	Quoted
Living, majlis, entrance	Cladding, TV, buffet or console, shelving, mirrors	Quoted	Quoted
Game room	Cladding, seating cabinet, wardrobes	Not quoted	Quoted
Wallpaper	Supply and fix per drawing	Excluded	Quoted
Commercial	VAT, milestones, retention, warranty, programme, Hatta logistics	Open	Partly

Tohfa Design LLC · Internal procurement document, not for client distribution. Figures transcribed from the four PDFs received; VA line-level pairings in the entrance and majlis sections are a best reading of a scrambled layout and are flagged for confirmation.