What is normally in and out
| Included in most turnkey scopes | Usually excluded |
|---|---|
| Design, drawings and 3D views | Society deposits and charges |
| All joinery and modular units | White goods and appliances |
| False ceiling, painting, wallpaper | Loose furniture and mattresses |
| Electrical points and light fittings | Curtains, unless specified |
| Flooring, tiling, waterproofing | Structural and facade work |
| Site supervision and handover | Statutory approvals beyond the NOC |
Why clients choose it
Single-point accountability. On a project with separate designer, carpenter, electrician, plumber and painter, the gaps between trades are the client's problem — and the gaps are where projects lose weeks. Under a turnkey contract the coordination risk sits with the contractor. It also compresses the programme, because procurement runs in parallel with site work rather than after it.
What you give up
Independent oversight. When the designer and the contractor are the same firm, nobody is checking the specification on your behalf. Two protections are worth insisting on: a detailed BOQ with brands named, and a retention of 5–10% released after the snag list is closed. With those in place, the accountability argument outweighs the oversight concern on most residential projects.
Ask who will actually be on site. A turnkey contract is only as good as its supervision, so establish the name of the site engineer, how often they attend, and who you call when something is wrong at 4 pm on a Saturday. Also confirm the contractor carries workmen compensation cover.
Turnkey, design-only, and labour-plus-material
- Design-only: drawings and specification at ₹90–300 per sq ft; you appoint and manage the contractors.
- Labour plus material: you buy materials, the contractor charges for labour. Cheaper on paper, and it makes every wastage and quality dispute yours.
- Turnkey: one price, one programme, one warranty.
- Fit-out: the commercial equivalent of turnkey — see fit-out.
See turnkey interior design, turnkey contractors in Mumbai and what turnkey actually involves.
Frequently asked questions
Is turnkey more expensive than hiring separately?+
On paper, 8–15% more than assembling the trades yourself. In practice the gap narrows once you count wastage, idle days between trades and the cost of your own time. Where it clearly wins is programme certainty.
What does turnkey not include?+
Most commonly: appliances, loose furniture, curtains, society deposits and any statutory approvals beyond the renovation NOC. Ask for a written exclusions list on page one of the quotation, not buried in the terms.
Can I supply my own materials in a turnkey contract?+
You can, and it complicates the warranty — a contractor cannot guarantee a carcass built from board you bought. Where clients want a specific stone or appliance, we handle it as a client-supplied item with the responsibility stated.
How long does a turnkey 2BHK take?+
Eight to twelve weeks on site for a full flat, plus three to four weeks of design and procurement before it. Society working-hour restrictions and lift availability are the usual causes of a longer programme in Mumbai.