Why an estimate is about quantities, not the price per metre
The first thing anyone does with an estimate is look at the rates: how much per square metre of plaster, how much for laying tiles. That is understandable, but it is also where cheating is hardest — labour prices in Tbilisi are well known and easy to compare across two or three offers.
The real difference hides in the «quantity» column. A rate can be perfectly at market while the quantity is a third too high. And there is only one way to check that: recalculate it yourself from the drawings or from measurements.
Seven tricks used to inflate an estimate
1. Duplicated lines
The same work appears twice under different names. The classic pair: «wall levelling» on one line and «plastering walls to beacons» on another. Or priming included inside the plastering line and charged again separately. Easy to catch: list every line that touches the same surface and add up the quantities. If the sum exceeds the actual area, you are paying twice.
2. Quantities that ignore the drawings
The most expensive trick and the least visible one. The estimate says 180 m² of walls to paint; the layout, with openings deducted, gives 140. Forty square metres at $16 is $640 out of thin air, and you cannot see it without recalculating. Check separately whether openings were deducted at all — windows and doors are routinely left in the wall and ceiling areas.
3. Swapped units of measurement
Something counted per piece is billed per square metre, or the other way round. A socket priced per m², reveals per piece instead of per linear metre, skirting per m² instead of per linear metre. The unit changes the total several times over while looking innocent in the table. Rule: read the «unit» column on its own, separately from everything else — anomalies jump out immediately.
4. Omitted works that come back as extras
The estimate looks cheaper than the competition because part of the mandatory work is simply missing. The usual absentees: priming between coats, bathroom waterproofing, waste removal, hauling materials up to the floor, protecting windows and doors with film, final cleaning. No renovation finishes without them — you will simply pay mid-project, when refusing is no longer an option.
5. Materials with no brand and no article number
A line reading «interior paint — 40 l — $12/l» cannot be verified. It could be a premium paint or the cheapest one on the shelf. Ask for brand, article number and container size: then the price is two minutes of checking in a shop. Check the mark-up while you are there — 10–20% is normal, anything above that is worth a conversation.
6. «Packages» and «to be measured later»
Lines like «bathroom demolition — package — 1 — $700» or «electrics — billed as executed». That is not an estimate, it is a promise to count later. Any «package» should open up into a list of works with quantities. If the contractor refuses to break it down, that refusal is your answer.
7. A rate set below market on purpose
The reverse situation: a price suspiciously below the market. That is not a gift, it is a placeholder for a future «complication», «unforeseen work» or «different material» that will push the price up. Read the estimate as a whole: if most lines sit at market and two or three are noticeably cheaper, those are the ones that will grow.
What you can check yourself in an hour
| What to check | How | What to look for |
|---|---|---|
| Sum of quantities per surface | List every line about walls (or floors) and add them up | Not more than the actual area of the room |
| Openings deducted | Wall area minus windows and doors | For a typical flat the deduction is 8–15% |
| The units column | Read it on its own, top to bottom | Counted items in pcs, running items in linear metres |
| Mandatory works present | Look for priming, waste removal, hauling materials | Each should be its own line |
| Materials | Is there a brand and an article number | Without them the price cannot be verified |
| Total against budget | Add labour and materials separately | Materials are usually 30–40% of the total |
Red flags in the contract
An estimate does not live on its own — it lives with the contract. Even honest numbers will not save you if the terms are written against you.
- Advance payment above 30% — the money is gone and so is your leverage
- Acceptance «on completion of works» with no intermediate stages
- No penalty for a missed deadline, although there is one for your late payment
- The price may change «if market conditions change» without your consent
- There is a warranty, but no stated period for fixing defects
When a professional review pays for itself
Doing it yourself makes sense for a small flat if you have the time. A professional review pays off in three cases: the estimate is above thirty thousand dollars, you have no drawings and the quantities were guessed, or you are outside Georgia and cannot visit the site.
Frequently asked questions
Can an estimate be checked without drawings?
Partly. Without drawings you can check the scope, the rates, the units and the internal logic. Recalculating quantities requires either drawings or on-site measurements.
How much are estimates usually inflated by?
There is no single figure. A careful estimate shows almost no discrepancies; an inflated one shows plenty. An honest answer is only possible after recalculating the specific document.
Should I tell the contractor I am checking his estimate?
Not necessarily. Coming back with specific questions about specific lines works better than announcing a review.
What if the contractor refuses to break down a «package»?
That is a reason to be careful. A normal contractor opens up the scope without argument — it protects him at handover too.
We will check your estimate before you sign it
Quantities recalculated from your drawings, rates checked against the Tbilisi market, and a written report with a discrepancy table. From $4/m², minimum order $150.
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