5 Common BOQ Overpricing Patterns in UAE Fit-Out Projects

Introduction

After analysing thousands of BOQ line items from UAE fit-out projects, clear patterns emerge in how and where contractor quotations deviate from market rates. Understanding these patterns helps project owners and consultants focus their review efforts where the impact is greatest.

1. Inflated Material Specifications

One of the most common patterns is specifying a premium brand or grade when a standard alternative would meet the project requirements. For example, specifying a European premium tile brand at AED 180/sqm when a comparable UAE-manufactured product at AED 65/sqm would achieve the same aesthetic and performance requirements.

What to look for: Brand-specific specifications where a performance-based specification would be more appropriate. Ask whether the specified brand is truly necessary or whether equivalent alternatives exist.

2. Quantity Overstatement

Quantities in a BOQ should reflect the actual scope of work plus a reasonable waste allowance (typically 5-10% for most materials). However, it is not uncommon to find quantities inflated by 15-25% beyond what the drawings indicate.

What to look for: Cross-reference BOQ quantities against the project drawings and area schedules. Pay particular attention to high-value items where even a small percentage overstatement translates to significant cost.

3. Hidden Markups in Unit Rates

Some contractor quotations bundle material supply, labour, and markup into a single unit rate, making it difficult to assess whether each component is fairly priced. A unit rate of AED 250/sqm for tile installation might break down as AED 80 material + AED 60 labour + AED 30 adhesive/grout + AED 80 markup — but without the breakdown, this is hard to evaluate.

What to look for: Request rate breakdowns for major items. Compare the material component against supplier quotations and the labour component against prevailing labour rates in the UAE market.

4. Provisional Sums and Allowances

Provisional sums are estimates included in a BOQ for items that cannot be accurately priced at the tender stage. While legitimate in many cases, they can also be used to park costs that will later be adjusted upward during construction.

What to look for: Challenge provisional sums that seem disproportionately large relative to the scope item. Request that as many items as possible be converted to fixed rates based on specifications and quantities.

5. Duplicated Scope Items

In complex fit-out projects with multiple specification sections, it is possible for the same scope of work to appear in more than one section of the BOQ. For example, painting might appear under both the "Painting" section and as part of the "Partitions" section (as a finishing layer).

What to look for: Review the BOQ holistically rather than section by section. Look for items that could reasonably be considered part of another scope item's all-inclusive rate.