Apartments in the Orbi, Alliance, Metro City, Dar Tower, and other popular complexes in Georgia require a special approach to renovation. Developers have their own standards, layouts, restrictions, and engineering solutions, especially in seaside homes in Batumi. In this article, we will discuss how much renovations cost, which materials are suitable for a humid climate, and how to choose a reliable team.
Features of renovations in the Orbi, Alliance, and similar residential complexes
1. Features of layouts and condition upon delivery
Most apartments in Orbi and Alliance are delivered as white frame or black frame, and sometimes in hotel‐type format, where the developer leaves a minimum of free space.
Differences between formats:
- Black frame — bare walls, no plaster, no screed, no engineering.
- White frame — rough plastering has been done, some of the utilities have been installed.
- Hotel‐type — compact studios for daily rent.
Renovation times can vary by almost half. For example, a 28—32 m² turnkey studio in a white frame takes 35—45 days, while in a black frame it takes 55—70 days.
2. Climatic features of renovation in Batumi (by the sea)
For Batumi residential complexes (Orbi, Alliance Palace, Alliance Highline, Dar Tower), it is important to use frost‐resistant materials, as humidity is high.
Recommended materials:
- moisture‐resistant drywall (green);
- paints with antifungal additives;
- reinforced waterproofing;
- aluminum profiles instead of steel ones;
- PVC skirting boards instead of MDF.
Why it matters: Without proper protection, mold, swelling of the screed, or corrosion of the profiles may appear within 1—2 seasons.
3. Developers’ requirements and housing complex rules
Orbi and Alliance have internal regulations:
- prohibition on moving wet areas;
- restrictions on noisy work (usually 10:00 a.m. to 6:00 p.m.);
- time for submitting drawings and approvals;
- ventilation and fire safety requirements.
A mistake that beginners make: ordering repairs from the first craftsmen they come across, who are unfamiliar with the rules of the complex. This leads to delays and fines.
4. The cost of renovating apartments in Orbi, Alliance, and similar residential complexes
| Type of repair | Price per m² | Suitable for |
|---|---|---|
| Cosmetic | от 250—350 $/м² | lease renewal, studios |
| Average turnkey | 400—600 $/м² | standard studios 30–45 m² |
| Premium | 700—900+ $/м² | large apartments, design project |
What affects the price
- format for handing over the apartment (black/white frame);
- area (studios are more expensive per square meter);
- whether redevelopment is required;
- furniture and appliances (in Batumi, they are usually rented).
5. How long will the repairs take?
| Area | Format | Deadlines |
|---|---|---|
| Studio 28—35 m² | White frame | 35—45 days |
| Studio 28—35 m² | Black frame | 55—70 days |
| Apartments 50—70 m² | White finish | 60—90 days |
| Apartments 50—70 м² | Rough finish | 80—120 days |
How to choose a contractor for repairs in Orbi/Alliance
Mini‐case #1
The owner of an apartment in Orbi City hired a private team to do some renovations without getting permission to work in the complex. As a result, the management of the residential complex banned the workers from entering, and the work was delayed by three weeks.
Conclusion: verify whether the contractor is officially registered to work in this residential complex.
Mini‐case #2
The owner of an apartment in Alliance Palace renovated it using standard materials. A year later, damp spots appeared.
Conclusion: moisture‐resistant materials are essential in Batumi.
What you must clarify before you start
- Does the contractor have Orbi/Alliance approvals?
- What materials he uses for humid climates?
- Are there any guarantees for the work (usually 1 year)?
- Provides an estimate and schedule of work.
Facts
- In Batumi, up to 80 % of renovations are done for short-term rentals.
- Increasing the budget for moisture‐resistant materials reduces the risk of repairs by 40—60 % in the first 3 years.
- In studios up to 35 m², furniture accounts for up to 45 % of the project cost.
Frequently asked questions (FAQ)
1. Is it possible to monitor repairs remotely?
Yes. Many companies in Tbilisi and Batumi provide photo and video reports, as well as monitoring via online cameras.
2. How much does a design project for Orbi Studio cost?
From $12—20/m², depending on the complexity of the 3D visualizations and drawings.
3. Is soundproofing installed in Orbi/Alliance complexes?
Yes, it is especially in demand in studios. Price: $18—30/m².
4. Is it possible to change the layout?
Moving wet areas is almost always prohibited, but partitions inside can be changed.
5. What are the deadlines for obtaining approvals?
Usually 3—7 days. During the season (June—September) — up to 10 days.
6. Do they do renovations “for rent”?
Yes, this is the most popular option: minimalism, compact furniture, quick return on investment.
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