Reading a BOQ Before You Sign: What Every Admin Head Should Check

What a BOQ should contain — and what it often does not

A well-prepared BOQ itemises every scope element — false ceiling sq ft rates, flooring sq ft rates, electrical point counts, AC tonnage and duct runs, plumbing points, furniture SITC (Supply, Install, Test, Commission) — at unit rates that allow you to compare across vendors on an apples-to-apples basis.

What a poorly prepared BOQ often omits: site protection and making-good costs (who pays to protect existing finishes during the works?), vertical transport charges on multi-floor buildings, statutory approvals and liaison costs, and the cost of obtaining and handing over as-built drawings on completion.

Six line-item categories to check before signing

In order of frequency of abuse:

• False ceiling — confirm whether rates include the primary and secondary grid, insulation, and access panels, or only the board itself. The delta between an all-inclusive rate and a board-only rate on a 5,000 sq ft floor is ₹4–8 Lakhs.
• Electrical — count actual points (power outlets, data, light fixtures, switches) and verify the rate is per point including conduit, cable, and board connection. Lump-sum electrical rates are a red flag.
• MEP provisional sums — "provisional sum for HVAC" is a cost avoidance mechanism. Push for itemised AC unit specifications, tonnage, and duct run lengths at unit rates.
• Flooring — confirm whether the rate includes levelling compound and adhesive, or only tile/vinyl supply and lay. Levelling compound on an uneven slab can add ₹40–60/sq ft.
• Furniture SITC — verify whether "supply" means ex-factory or delivered-and-installed, and whether assembly is included.
• Retention and defects liability — ensure the BOQ and contract define the retention percentage (typically 5–10%) and the defects liability period (minimum 12 months for all finishes).