From structure to home

Finishing new villas and buildings after the shell

Once the shell is complete, the part you’ll live with every day begins: smooth walls, floors, lighting, bathrooms, doors and the facade. Finishing is the most detailed stage of a build and the most prone to a gap between what you imagine and what you receive, because every item has dozens of options, grades and prices.

This page is about finishing new buildings after the shell — not renovating existing homes or interior design. With SaudiContractor you describe your building, its area and the finishing level you want, and your request reaches finishing contractors in your city who contact you with offers.

Request finishing offersFree, no obligation

A worker in a safety helmet spreading mortar to lay tiles in a new building

What finishing works cover

Scope varies by contract, but full finishing after the shell usually includes:

Services
Electrical, plumbing, drainage, AC and data runs inside walls and slabs, before plaster.
Plaster and gypsum
Internal and external plaster, plus gypsum ceilings and concealed lighting if required.
Insulation
Waterproofing of bathrooms and roofs and roof thermal insulation, with a water test before covering.
Floors and walls
Tiles, marble or porcelain, and wall cladding in bathrooms and kitchens.
Paint, doors and windows
Interior and exterior paint, internal and external doors, windows and glazing.
Facades and fit-out
Stone or exterior paint for the facade, then sanitary ware, lighting and switches.

Finishing usually excludes the kitchen, appliances, furniture and landscaping unless written in.

Who is a separate finishing contract for?

It suits owners who built the shell with one contractor and want another specialised in finishing, or who paused after the shell and are now resuming. It also suits owners who want to see the spaces standing before choosing tiles and lighting.

Before signing, have an engineer inspect the existing shell — straight walls, slab levels, insulation — because a new contractor won’t take on the previous one’s defects, and it’s better to find them before they’re covered. If you haven’t started building yet, compare with turnkey.

The order of finishing works

The right order avoids tearing out finished work. The usual sequence:

Services first
Electrics, plumbing and AC, then a pressure test of the water pipes before closing up.
Plaster and insulation
Plastering walls, then waterproofing bathrooms and roofs and testing it with water.
Gypsum and floors
Gypsum ceilings, then tiles and marble, protecting floors once laid.
Paint and doors
Coats of paint, then doors, windows and balustrades.
Fit-out and handover
Sanitary ware, lighting and switches, then a handover walk with a snag list.

Duration depends on area, finishing level, how quickly samples are approved, and material deliveries.

What to prepare before requesting offers

Architectural drawings plus electrical, plumbing and AC drawings if available.
The finishing level you want, and examples of tiles, facades and lighting you like.
A report or notes on the condition of the existing shell.
Whether you’ll supply some materials yourself, such as tiles or sanitary ware.

Read finishing levels explained to see what “standard”, “medium” and “luxury” mean in practice.

How finishing is priced

Finishing is priced per square metre for a given level, item by item with a bill of quantities, or as a lump sum with a specification. Item-by-item pricing is the clearest to compare, because you see tiles and plaster separately and know where each offer differs.

Many finishing contracts use allowances: a set amount per square metre of tiles or per set of sanitary ware, within which you choose — or pay the difference. Make sure allowances are realistic; a very low allowance makes an offer look cheaper, and you pay the gap later.

Payments are tied to completed stages, with a retention until handover. Read the guide to payment schedules.

Questions to ask a finishing contractor

Services: What pipe and cable specifications, from which sources? Is there a pressure test before closing up?
Insulation: How are the bathrooms and roof waterproofed? Is it water-tested? What warranty applies?
Samples: Will I approve samples before ordering? Who carries wastage and surplus?
Team: Are the electrics, plumbing and gypsum done by your team or subcontractors?
Warranty: What warranty covers services, insulation and fittings?
Past work: Can I visit a project you finished to the same level?

Warning signs

Very low allowances that make the offer look cheaper than it is.
Refusing to test services and insulation before closing up.
Rushing tiles before the plaster has dried and insulation is complete.
No clarity on who carries wastage and surplus materials.
No written specification.

What drives finishing costs?

Area and the number of bathrooms and kitchens — the dearest per square metre.
The finishing level and the type of floors and facades.
Gypsum ceilings and concealed lighting.
The level of sanitary ware, doors and windows.
Thermal insulation of facades, roof and windows.

Read the building cost guide.

Available in these cities

Finishing: FAQ

Can a different contractor finish the shell?

Yes, and it’s common. Inspect and record the shell’s condition before starting so responsibilities are clear.

Should I supply the tiles myself?

You can, and it gives you more control over choice. Agree with the contractor who carries wastage and delivery timing.

What separates standard from luxury finishing?

The grade of materials and the level of detail such as gypsum, lighting and facades. Read finishing levels explained.

Does finishing include the kitchen?

It usually includes kitchen connections, not the kitchen itself. Ask specifically.

Do you cover renovating older homes?

This site is for finishing new buildings and extensions. Renovating existing homes and interior design aren’t part of our services at the moment.

How long does finishing take?

It depends on area, finishing level and how quickly samples are approved. Ask for a written schedule.

When should I choose tiles and paint?

Well before the contractor starts ordering, since some materials need lead time. Approve samples in writing and keep a piece of each to compare on delivery.