Service 01
Fit-out and finishing works, carried out by our own crews
Villas, apartments, offices, clinics and retail units. Strip-out and rebuild, or finishes on a new shell. Seven of the twenty activities on our trade licence sit in this group, and we hold them in order to carry them out ourselves rather than to subcontract them and take a margin.
Included
What the scope covers
Every one of these appears on trade licence 1651263 and is carried out by our own crews.
- Floor and wall tiling
- Porcelain, ceramic, natural stone and large-format. Substrate preparation, levelling, waterproofing to wet areas, setting out, and movement joints where the specification calls for them.
- Plaster works
- Internal and external render, gypsum plaster, skim, and making good after first fix. Plasterboard partitions and ceilings, including bulkheads and service voids.
- Painting
- Preparation, sealing, undercoat and finish coats. Specialist and decorative finishes where specified. Interior and exterior.
- Carpentry and wood flooring
- Joinery, fitted wardrobes, kitchen carcassing and installation, doors and frames, skirting and architrave. Engineered and solid wood flooring, and laminate where specified.
- Wallpaper fixing
- Wall preparation, lining where required, hanging and trimming, including wide-width and specialist coverings.
- Engraving and ornamentation
- Decorative plaster, cornice and moulding, GRC and GRG detailing, and feature elements to drawing.
- Exterior building cladding
- Cladding systems to new build, replacement on existing buildings, and remedial work to facades.
Excluded
Not included, and stated before you sign
A scope of works is only useful if the exclusions are as clear as the inclusions. Ours are named on the first page of the document rather than discovered in month three.
- Design and drawings
- We build to a consultant's drawings. If you do not have them we will tell you who to speak to.
- Structural alteration
- Removing or opening a wall is a separate submission and a separate approval. It can be in the contract, but it is priced separately and it changes the approvals route.
- Landlord and community works
- Anything the building owner or master developer requires as a condition of the NOC. We identify it at scope stage and price it once the condition is known.
- Unknowns behind the wall
- On a strip-out these are carried as provisional sums with the assumption written down, not folded into a headline figure. If the assumption turns out to be wrong, you see the reason and the revised figure, not a variation with no explanation.
- Furniture, loose fittings and appliances
- Unless specifically listed. Supply and fit is priced as supply and fit, fit-only is priced as fit-only, and the document says which.
Step by step
How a fit-out runs
- 01
Survey and scope
We measure the unit, record what is there, photograph it and write the scope: included, excluded, and what we could not establish without opening something up. Typically [to confirm] working days from the visit to the document.
- 02
Priced bill of quantities and programme
Every line item with a quantity, a rate and a total, next to a programme with dated milestones. Comparable line by line against any other contractor's price, which is the point.
- 03
Approvals and NOCs
Fit-out approval from DM, DDA or Trakhees depending on where the unit sits. DCD where the premises are commercial. The building owner or community NOC, which on a fit-out is the item most likely to stop a project everyone assumed was cleared. You get a calendar with each item, the authority, the responsible party and a realistic duration.
- 04
Contract and mobilisation
Payment schedule tied to signed milestones, retention, defects liability period and the reaction time within it, all stated. Named engineer, named site supervisor, named point of contact.
- 05
Construction, with a weekly report
Progress against programme, photographs, what changed and why, and anything that needs a decision from you. Every week, whether the news is good or not.
- 06
Snagging, handover and the defects period
We produce a snag list before you do. You add to it. Nothing is signed off until it is closed. Then the building completion certificate, the as-built documentation, and a defects liability period with a stated reaction time.
The weekly report
You will know what happened on your site, every week
One document a week, on the same day, whether the news is good or not.
Progress against programme
With the variance stated, rather than described.
Photographs
Of what was actually done that week.
What changed, and why
Anything that moved from the scope, with the reason next to it.
Anything waiting on you
With the date it started waiting and what it will cost in programme terms if it keeps waiting.
Access to the site is yours whenever you want it, subject to whatever the building's own rules are. We will never be the reason you cannot look at your own project.
Handover
We write the snag list before you do
Snagging is where fit-out relationships in this city break down, and it breaks down for a structural reason: the contractor wants the final payment and the client wants the defects fixed, and those two things arrive in the wrong order.
So we produce the snag list first, before you walk the unit. You then add to it, and nothing is signed off until every item on the combined list is closed. Final payment follows sign-off, not the other way round, and a retention percentage is held beyond it until the defects period ends.
After handover you get a defects liability period with a stated length and a stated reaction time for attending a reported defect. Both go in the contract as numbers rather than as an undertaking to respond promptly, which means nothing and is enforceable by nobody.
Decennial liability under articles 821 to 824 of the UAE Civil Code concerns structural safety and applies where we hold the main contract on a building. It is not what covers a defective tile. That is the defects period and the contract, which is why the contract says what it says.
Defects liability period
Months from handover, stated in the contract as a number.
[to confirm]
Reaction time
Hours to attend a reported defect, stated in the contract as a number.
[to confirm]
Retention
A percentage of the contract value, held until the defects period closes, with a stated release schedule.
[to confirm]
Frequently asked
The questions we get asked first
Your licence was issued in September 2026. Why would I hire you?
Because the things that protect you do not depend on how long we have traded. The ten-year structural liability in articles 821 to 824 of the Civil Code attaches by statute. Insurance is either in force or it is not. A performance bank guarantee is the bank's promise, not ours. Payment against signed milestones means you never pay for work that has not happened. Ask an older contractor for the same four and see how many he will put in writing.
Who actually does the work? Your people, or subcontractors?
Tiling, plaster, painting, joinery and wood flooring, wallpaper, decorative work, electrical fittings, air conditioning and exterior cladding are on our licence and carried out by our own crews. Where a package genuinely needs a specialist we name them before you sign and they go into the contract as a named subcontractor.
Are you registered with Dubai Municipality's contractors' register?
[to confirm]
Who deals with the approvals?
We do. Which authority depends on where the unit sits: Dubai Municipality on the mainland, DDA in the TECOM areas, Trakhees in Nakheel communities and the port zones. DCD applies to commercial premises, DEWA issues the power and water NOC, and your building owner or community will want its own no-objection letter. You get a calendar at the start of the job with every item, the authority and a realistic duration.
How long will my job take?
We will give you a dated programme with the priced scope, and the construction part of it is ours to commit to. The approvals part is not, because the duration belongs to the authority. We will tell you what is typical, we will tell you what it depends on, and we will not promise a date that is not in our control. A contractor who promises you an approval date is either inexperienced or telling you what you want to hear.
How is the price structured, and can it change?
A bill of quantities: every item with a quantity, a rate and a total. It changes in two circumstances, both of which you will see in writing before they happen. You change the scope, or a provisional sum resolves differently from the stated assumption. There is no third circumstance.
What happens if I find something wrong after handover?
There is a defects liability period of [to confirm] months with a reaction time of [to confirm] hours to attend. A retention percentage of the contract value is held back until that period closes, so we have money at stake in fixing it and you are not relying on goodwill.
What if the company stops trading during my project?
This is the right question to ask a new contractor and most people are too polite to. Three answers. A performance bank guarantee means a bank, not us, stands behind completion for the guaranteed percentage. Payment against signed milestones means you are never more than one milestone ahead of the work. And the advance payment guarantee covers any money paid up front. None of the three depends on us being solvent.
Do you work outside Dubai?
[to confirm]
Can I visit the site whenever I want?
Yes, subject to whatever access rules the building itself imposes. We will never be the reason you cannot look at your own project.
Where we submit
Which authority signs off your project
Which of these applies depends on where your property sits, and it is the first thing we establish.
Set as text on purpose. No authority logo, emblem or crest appears on this site: reproducing one would imply an endorsement the company does not have.
Send the drawings
Drawings, a unit number or photographs of the space are enough to begin. We will tell you what else we need. You get a written scope of works and a priced bill of quantities, and no obligation to do anything with either.
Call +971 54 545 4152 · WhatsApp +971 54 545 4152 · Landline [to confirm] · Email [to confirm]