Dubai renovation guide
Contractor Asking for More Money Mid-Project in Dubai: What to Do
A contractor coming back mid-project with a request for more money is one of the most common renovation complaints in Dubai. Sometimes the extra charge is entirely legitimate - the walls turned out to conceal old plumbing that needs rerouting, or you asked for a more expensive tile after signing. Sometimes it is a deliberate strategy: win the job with a low quote, then inflate the cost once the homeowner is committed and work has already started. Knowing which situation you are in changes how you respond.
The written variation order is the single most important protection you have here. Any change to the original scope - whether requested by you or arising from a site condition - should be documented in writing before additional work begins and before any additional payment is made. If a contractor is asking for more money for work that was clearly in the original scope, without any written variation order, that is a red flag that requires a firm response.
Legitimate Extra Charges vs. Unjustified Inflation
Not all extra charges are bad faith. Renovation work in Dubai apartments - particularly older buildings in areas like Deira, Bur Dubai, or mid-range JVC and Discovery Gardens units - often reveals hidden conditions that nobody could have seen on a site visit: corroded pipes behind tiles, rotten ceiling joists, electrical wiring that does not meet current Dubai Electricity and Water Authority standards. A properly written contract acknowledges this and includes a process for handling unforeseen conditions transparently.
The pattern that signals bad faith is different: the original quote was suspiciously cheap compared to other bids, the contractor moved quickly to get signatures, and the extra charges appear on items that any experienced fit-out professional would have anticipated. In these cases, the contractor has used a lowball quote as a sales technique, with the intention of making up the margin through variations once you are committed. Your contract and your written variation order discipline are what stop this from succeeding.
| Extra Charge Claim | Usually Legitimate? | What to Ask For |
|---|---|---|
| Hidden plumbing or drainage rerouting behind tiles | Yes, if genuinely unforeseen | Photos of the condition before and after, written variation order with breakdown |
| Electrical upgrade required by DEWA for new layout | Yes | Written variation with DEWA requirements cited, itemised labour and materials |
| Material price increase after delay YOU caused | Partially - depends on contract terms | Written evidence of price change, check contract for price-lock clause |
| Tile you specified is discontinued, upgrade needed | Yes, if you confirmed the substitution | Written confirmation of your approval and price difference |
| More coats of paint than originally quoted | No - this should be in the scope | Reject unless original scope explicitly excluded it |
| Labour cost increase mid-project with no scope change | No | Reject - fixed-price contract means fixed labour |
| Extra work you verbally requested but did not sign off | Contested - verbal is hard to prove | Insist on written variation order before any payment |
| Structural issue discovered that affects design | Yes, if genuine and documented | Independent inspection report, then written variation |
The Written Variation Order Rule
A variation order is a short written document - it can be as simple as a WhatsApp message you confirm in writing - that describes the change to the original scope, the cost of that change, and both parties' agreement before work starts and before payment is made. No variation order means no obligation to pay. This is the single sentence that should be in every homeowner's head from the moment they sign a renovation contract.
In practice, some contractors prefer to do extra work first and present the invoice later, knowing that most homeowners will feel obligated to pay once the work is done. Do not accept this dynamic. If a contractor starts work on something outside the original scope without your written approval, you are entitled to query the charge. If they present a large variation invoice at handover that you were not informed about progressively, this is grounds for a formal dispute. A good platform contract or a carefully drafted direct contract will include a clause stating that verbal instructions do not constitute a variation order.
- Insist on a written variation order BEFORE any out-of-scope work starts
- A WhatsApp exchange where you approve the change and the cost is sufficient if the amount is small
- For variations above AED 2,000, ask for a brief written description, cost breakdown, and impact on timeline
- Never pay a variation invoice for work you were not informed about before it was done
- Keep a running log of approved variations so the final account has no surprises
- If the contractor produces a large variation invoice at handover, ask for the variation orders you signed - if you did not sign them, dispute them in writing immediately
How to Respond Step by Step When You Get a Surprise Extra Charge
When a contractor presents an unexpected charge, your first response should be to ask for it in writing if it is not already - text or email - and state that you need to review it before approving. Do not feel pressured to agree on the spot. Review your original contract scope carefully: is the item they are charging for explicitly included in what you signed? If yes, reject the charge in writing, quote the contract clause, and state you expect the work to be completed within the agreed price. If the charge relates to something genuinely outside the original scope, evaluate whether it is reasonable with a quick market check - call another contractor for a rough estimate if the amount is significant.
If the contractor refuses to continue work until you pay a charge you believe is unjustified, document this refusal in writing - 'you have confirmed you will not continue until I pay AED X for Y, which I consider outside the agreed scope' - and give them a written deadline to return to site. This constitutes a potential breach of contract on their part and forms the basis of a formal complaint. Do not pay under duress if you genuinely believe the charge is wrong; payment is often taken as acceptance of the claim.
What Your Contract Should Say - and What to Do If It Does Not
A well-structured renovation contract in Dubai will include a fixed scope of work with materials specified, a payment schedule tied to completion milestones (never a timeline-only schedule), a clause stating that all variations must be in writing before execution, a price-lock on materials unless a delay is caused by the client, and a completion date with a delay penalty. Staged payments tied to milestones - for example, 25% on signing, 25% after demolition, 25% after first fix, 15% after second fix, 10% retention until snagging - mean you are never significantly ahead of the contractor in terms of money paid versus work done.
If your current contract does not have these provisions and you are mid-project, the absence is not fatal but it does mean you rely more on general consumer law and the principle of what a reasonable contractor would include in a standard job. In that case, document the original quoted scope as thoroughly as you can - save the initial quote, mood board, WhatsApp discussions - and use that paper trail to argue what was and was not included when a charge is disputed.
Escalating a Disputed Extra Charge
If you cannot resolve the dispute directly, the process mirrors the general complaints path: send a formal written notice to the contractor, try platform mediation if applicable, then file with the Department of Economy and Tourism via consumerrights.ae or 600 545 555. If the contractor has charged you and you have paid under pressure, you are claiming a refund. If they are refusing to continue unless you pay, you are seeking enforcement of the original contract. Both are valid complaint grounds.
Keep the dispute about facts: what does the contract say, what was quoted, what variation orders exist, what do photos show. Avoid framing complaints as personal accusations. The stronger your written evidence of the original agreed scope, the stronger your position. This is general consumer guidance and not legal advice; for significant disputed amounts, consult a UAE-licensed lawyer or registered fit-out consultant.
Frequently asked questions
The contractor says material prices went up and is charging me the difference. Do I have to pay?
It depends on your contract. A fixed-price contract that does not include a material price-adjustment clause means the contractor bears price risk, not you. If your contract is silent on this and the delay that caused the price rise was yours, there may be a partial legitimate claim. Ask for written evidence of the price increase and compare it to what was quoted. Always check your contract language first.
The contractor did extra work without telling me and now wants payment. Am I obligated to pay?
Generally, no - not if you did not authorise the work. In the UAE, a contractor adding work without your prior approval and then billing you for it is a contested claim. Reject the invoice in writing immediately and state you did not authorise the additional scope. If the contractor escalates, file with DET. Your position is stronger if your contract includes a written-variation-order clause.
Can the contractor hold my project hostage until I pay a disputed variation?
Stopping work without justification while you are in dispute over a charge can itself constitute a breach of contract. Document the stoppage in writing, give the contractor a formal written notice to return to site by a deadline, and if they refuse, this strengthens your complaint with DET or in civil proceedings. Do not agree to pay amounts you genuinely believe are wrong simply to get work restarted - document everything instead.
How much upfront should I pay a Dubai renovation contractor?
Standard practice in the Dubai fit-out market is to never pay more than 20-30% as an initial deposit, with the remaining amount tied to completion milestones in the contract. A contractor demanding 50% or more upfront before starting is outside normal practice and should be a point of negotiation. This guide is general consumer information and not legal advice.
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