With a turnkey renovation, one contractor takes responsibility for everything from strip-out to the final coat of paint. That is convenient, but it means a single document carries the whole project, so get the details on paper before you sign.
The parties and the property
Start with the basics: the contractor’s registered company name, tax details and address; your own details; and the full address of the flat, including floor and flat number. If you are a tenant, the contract should record that the owner has agreed to the works.
A room-by-room scope of works
The scope is the heart of the contract. “Renovate the living room” is not a scope. Each room should have its own list, covering:
- Strip-out and debris: what comes out, and who removes the rubble from the building
- Services: which electrical and plumbing runs are renewed, and where new sockets and switches go
- Walls and ceilings: plastering, skimming, suspended ceilings, recessed lighting channels, paint
- Floors: whether existing flooring is lifted or overlaid, and whether a new screed is needed
- Kitchen and bathroom: units, worktops, tiles, taps and sanitaryware
- Bespoke joinery: TV units, wardrobes, hallway storage
Just as important is a list of what is not included, such as curtains, appliances and loose furniture.
Tip: Cross-check the scope against the quote line by line. Every item in the quote should appear in the contract, and vice versa.
A materials schedule
Two products with the same name can differ a great deal in quality and finish. Attach a materials schedule that lists, for each item, the type, size, colour and finish, a product code where possible, who supplies it (you or the contractor), and the date by which you need to choose it.
If the contract says “or equivalent”, define what an equivalent must match. And if you are supplying anything yourself, agree what happens to the schedule if it arrives late.
The schedule of works
A good schedule shows the order of work, not just an end date. A typical sequence runs: strip-out, first-fix services, plastering, floor preparation, tiling, kitchen and joinery installation, decorating, second-fix electrics and lighting, cleaning and handover.
Make sure the contract also covers:
- The start date and expected completion date
- How you will be told about delays
- How delays caused by supply issues or late decisions on your side are handled
- The building’s rules on working hours, lift use and noisy work
Check these with the building management before work begins.
Payment stages
Linking payments to completed work is fair to both sides. Each instalment should be tied to a clear milestone, for example:
- Signing and ordering materials
- Strip-out and first-fix services complete
- Plastering, floors and tiling complete
- Kitchen, joinery and fittings installed
- Handover and snag list closed
Holding the final payment until the snag list is cleared is common and reasonable. Ask for an invoice or receipt for every payment.
Change orders
Changing your mind mid-project is normal; the problem is changes that never get written down. The contract should set out a simple procedure:
- Every change is requested in writing (email or message is fine)
- The contractor confirms the cost and any effect on the schedule in writing
- No extra work starts without your approval
- Approved changes are kept as an addendum to the contract
The same process should apply to surprises found during strip-out, such as damaged old pipework.
Permits and structural work
Anything that touches load-bearing walls, columns or beams affects the safety of the whole building. In Turkey, such changes generally require a design by a structural engineer and a permit from the municipality, and the approval of the other flat owners or building management may also be needed. If structural work is in the scope, the contract should say who handles the permit process and that this work will not start until permission is in place. Changes to gas installations should only be carried out by authorised installers with the gas distributor’s approval. If in doubt, ask the municipality or an engineer.
The handover checklist
Walk through every room together on handover day and check that:
- Every socket, switch and light works
- Taps, wastes and cisterns do not leak
- Doors, drawers and cabinet fronts open and close properly
- Paintwork is free of marks, streaks and patches
- Tile grout and silicone are neat and complete
- The flat has been cleaned
Both sides should sign the snag list and agree a date for closing it.
Warranty questions to ask
Before signing, ask:
- Which work is covered by a workmanship warranty?
- Do materials carry only the manufacturer’s warranty, or does the contractor add its own commitment?
- How do you report a fault, and how quickly will someone respond?
- How will problems caused by misuse be told apart from genuine defects?
At handover, ask for all product warranty cards and manuals in a single folder.
Book a free site survey
DOJWAR Dekorasyon is based in Istanbul and works across Turkey. We can design your space or build a design you already have, with one team from site survey to handover. You receive an itemised written quote, and we agree the schedule with you before work starts. The site survey is free in Istanbul and nearby areas; for other cities, we plan the visit together. Get in touch to arrange your survey.
