The “turnkey renovation with materials” service is becoming increasingly popular in Tbilisi and Batumi. The contractor purchases the materials themselves, takes care of logistics and quality control. But is it always profitable? Below is an honest analysis of prices, pitfalls, and recommendations to help you choose the right option.
Advantages of repairs with materials (all‐inclusive)
1. Time savings and no stress
- Purchasing, delivery, and storage of materials are handled by the contractor.
- Suitable if you do not live in Georgia permanently (often relevant for owners of apartments in Batumi for rent).
2. Quality control and accurate consumption
- The team selects materials that are compatible with their technologies.
- Less risk of installation errors.
3. Transparent deadlines
Companies often provide a clear schedule because they manage all stages of delivery themselves.
3. Transparent deadlines
Companies often provide a clear schedule because they manage all stages of delivery themselves.
Disadvantages and pitfalls
1. Markup on materials
The standard markup in Tbilisi is 10–25%, with some companies adding up to 40–50 %.
2. Limited choice
The contractor may offer what is convenient for them, not for you. For example, a specific brand of tile or laminate.
3. Risk of cheaper materials
Sometimes the contractor buys a cheaper alternative if the customer does not control the specifications.
How much does it cost to renovate an apartment with materials in Georgia?
| Type of repair | Price per m² excluding materials | Price per m² with materials | What’s included |
|---|---|---|---|
| Cosmetic | 80–120 ₾ | 160–240 ₾ | paint, filler, laminate/linoleum |
| Overhaul | 150–220 ₾ | 260–380 ₾ | rough and finished materials, basic plumbing fixtures |
| Designer | 250–350 ₾ | 450–650+ ₾ | premium materials, complex solutions |
Why is the spread so wide?
- Different brands of materials (Turkish, European, Georgian).
- Exchange rates and seasonality of purchases.
- Company level and warranty.
How to choose a contractor for repairs with materials
Mini‐case: the right approach
The client decided to renovate a 55 m² apartment in Saburtalo (Tbilisi). He requested estimates from four companies and compared:
- the cost of the work,
- a separate table of materials,
- the markup,
- and the deadlines.
Conclusion: the difference between the offers reached 8,500 ₾, although the scope of work was the same. In the end, he chose a team that offered:
- an open specification of materials,
- a 12 % markup,
- a 1‐year warranty.
What you must check
- The estimate with a breakdown of materials (brand, model, consumption).
- The markup (ask directly).
- Delivery times — if the tiles take 20–30 days to arrive, this will affect the schedule.
- Contracts — especially the clause on material substitutions.
Tips for saving on materials
1. Buy some of the materials yourself
Especially tiles, plumbing fixtures, and doors — savings of 10–25 %.
2. Use local brands
Georgia has good manufacturers of dry mixes and plasters.
3. Compare prices at different stores
In Tbilisi, the difference between stores often reaches 15—30 %.
4. Request a photo report of purchases
This reduces the risk of material substitution.
Facts
- Up to 60 % of the renovation budget goes toward materials.
- The average contractor markup in Georgia is 15–20 %.
- A mistake in purchasing can delay repairs by 1–3 weeks.
- When renovating in Batumi, seasonality affects material prices by up to +20 % in the summer.
Frequently asked questions (FAQ)
1. Is it worth getting a turnkey renovation with materials?
Yes, if you value your time and are ready to trust the contractor. But it is important to monitor the estimate and markups.
2. What is included in turnkey materials?
Rough materials (plaster, screed, wiring) and finishing materials (paint, tiles, floor coverings). Sometimes plumbing fixtures and doors are included, subject to agreement.
3. How can I avoid overpaying?
Request several estimates, ask for a detailed list of materials, and check prices in stores.
4. Is it possible to order partial repairs: labor + some materials?
Yes, almost all companies in Tbilisi and Batumi work on a flexible basis.
5. Why does the contractor add a markup?
This covers logistics, storage, and the risk of misclassification, but the size of the markup must be transparent.
6. What should I do if the materials turn out to be worse than promised?
Check the specifications in the contract and demand a replacement before installation.
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