What’s Included and Excluded in Your Quotation or Cost per Sqm? (The Checklist That Prevents Budget Blowouts)

Gabriel Mikael
1 day ago
3 min read

Cost per sqm” is only useful if you know exactly what’s inside the price. Two builders can quote the same ₱/sqm and deliver completely different outputs because of allowances, exclusions, and vague scopes.

A reliable quotation must include:

Scope per trade (what work is covered)
Material/brand/specs (or clear allowances)
Quantities/BOQ (or a detailed breakdown)
Inclusions + exclusions list (written, not verbal)
Siteworks + permits + utilities clarity

Why Cost per Sqm Misleads Lot Owners

Cost per sqm becomes dangerous when:

the quote says “included” but no specs
finishes are “allowance only” (too low)
siteworks/hauling are capped with small limits
utilities are assumed “by owner”
the design is not final (sqm changes later)

Rule: If it’s not written, it’s not included.

What’s Usually INCLUDED (If It’s a True Turnover Build)

Use this as your baseline checklist.

1) Preliminaries

mobilization, temporary facilities (sometimes)
site supervision (engineer/foreman)
safety and protection works (basic)

2) Structural + Shell

excavation (with stated scope), footings, columns, beams, slab
walls (CHB or panel system), plastering/rendering (if included)
roof framing + roof cover + gutters (specs matter)
exterior paint system (primer/topcoat spec)

3) Architectural Finishes

floor tiles (with tile size + brand/allowance)
ceiling system (type + height + design complexity)
interior paint
doors/windows (materials + thickness + hardware)
stairs (if 2-storey)

4) MEPF (Mechanical/Electrical/Plumbing)

plumbing rough-in + fixtures (with allowance/spec)
electrical rough-in + panelboard + outlets/switches (count matters)
lighting points (often included, fixtures often NOT)

5) Standard Turnover Testing

basic testing/commissioning (limited)
punchlist rectification (within scope)

What’s Commonly EXCLUDED (The “Hidden” Budget Killers)

Even good builders exclude these unless explicitly included:

A) Siteworks beyond a basic allowance

excess excavation, extra hauling/trucking
retaining walls (sloped lots)
major drainage works / soak away systems
poor soil solutions (extra footing depth, more rebar)

B) Permits + professional fees

signed/sealed plans, design fees (sometimes separate)
building permit fees, processing, revisions

C) Utilities & connections

electric meter/service application, transformer upgrades (if needed)
water meter connection, tank + booster pump
septic upgrades, leach field extensions
internet conduit beyond basic

D) External works

perimeter fence, gate, driveway upgrades
landscaping, exterior lighting, CCTV
kitchen cabinetry and wardrobes (often excluded or allowance only)

E) Owner-supplied items

appliances, specialty lighting fixtures, premium sanitary fixtures
smart home systems, solar, water heater systems

The 12 Questions You Must Ask Before You Sign

Is this quote construction-only or full turnover?
Do you have a written inclusions/exclusions list?
What are the allowances for tiles, doors, windows, fixtures, cabinets?
How many outlets, switches, lighting points are included?
Roof spec: what thickness/type of steel, insulation, gutter scope?
Paint system: how many coats, what brand/class?
Waterproofing: where exactly is it applied (T&B, balconies)?
Siteworks: what’s the hauling allowance (truckloads/m³)?
Are permits included? If yes, what exactly (fees + processing + sign/seal)?
Utilities: what’s included for water tank, pump, meter base, grounding?
What’s the change order (VO) process and markup?
Is there a BOQ or detailed breakdown I can review?

Red Flags (Walk Away or Rewrite the Contract)

“All-in” but no inclusions list
“Standard finishes” without specs
allowances with no amounts
no VO/change order rules
lump-sum quote with no BOQ or breakdown

Best Practice: Demand a 1-Page Inclusions/Exclusions Matrix

Ask your builder to provide a simple legend:

✅ Included
⚠️ Included with allowance (state ₱ amount)
❌ Excluded (owner pays)
◻️ Optional add-on (priced)

That one page prevents 80% of disputes.

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What’s Included and Excluded in Your Quotation or Cost per Sqm? (The Checklist That Prevents Budget Blowouts)