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The BOQ Trap: How “Low” Quotes Make Restaurant Builds Expensive — and the 7-Line Fix
This guide shows you how to read a BOQ (Bill of Quantities), spot the usual tricks that make quotes look cheap, and add seven simple lines that protect your budget
What is a BOQ (Bill of Quantities)?
A BOQ is a detailed list of all the work, materials, and labour for your fit-out. Contractors use it to price your project. A clear BOQ helps everyone price the same scope, so you can compare fairly.
Problem: Many “low” BOQs skip important items. Those missing items come back later as change orders and blow up your budget.
Why do quotes look low?
- Missing scope (for example: kitchen ventilation or fire safety not included)
- Assumptions that are not written anywhere (e.g., “client to provide signage”)
- Taxes, logistics, testing left out to cut the top-line price
You can fix most of this with seven explicit BOQ lines.
The 7-Line BOQ Fix (copy-paste these into your scope)
1) MEP design + shop drawings (electrical, plumbing, HVAC)
“Provide full MEP design and shop drawings, including power loads, plumbing points, drainage slopes, HVAC tonnage and routes; submit for approval before installation.”
Why it matters: Clear drawings stop rework and delays.
2) Kitchen ventilation package (hoods, ducts, fans and make-up air)
Supply and install complete kitchen exhaust system: hoods, grease filters, ducting, fans, silencers, vibration isolators, make-up air and balancing report; commission and hand over.”
Why it matters: Commercial cooking produces grease-laden vapours. Standards like NFPA 96 exist to capture and remove them safely. Also, when you exhaust air, you must replace it with make-up air; without it your dining area goes negative pressure and smoke spills out.
3) Fire & life safety (code-aligned + Fire NOC support)
Provide fire detection, alarms, emergency lighting, exit signage, kitchen wet-chemical protection where required; coordinate drawings and inspections for Fire NOC.”
Why it matters: India’s National Building Code (NBC 2016, Part 4) sets fire safety requirements that local authorities follow. Plan and budget these upfront; you cannot open without clearances.
4) Testing & commissioning (T&C)
“Include T&C for HVAC/hood (airflow and pressure), electrical load tests, hot/cold water pressure tests, and gas leak/tightness test; submit reports at handover.”
Why it matters: T&C proves the systems actually work before you pay the final bill.
5) Signage & statutory graphics
“External and internal signage, menu boards, safety/exit signs, and mandatory hygiene displays as per FSSAI/Local Authority; include design, fabrication, and installation.”
Why it matters: Food businesses must follow FSSAI hygiene requirements and local inspection checklists. Budget the visuals and placements early.
6) Logistics, installation & debris disposal
“Crating, loading, transport, floor-wise movement, night-work permissions if needed, site protection, and debris removal to authorized locations — all included.”
Why it matters: These costs often appear late as “extras.”
7) Taxes & duties (GST) — explicit
“All prices are exclusive/inclusive of GST (state clearly). Show the GST line item in the BOQ total.”
Why it matters: If you don’t write it, you’ll fight about it.
Common “gotchas” to hunt for (before you sign)
- Ventilation without make-up air (expect smoke and smells)
- Hood/duct mentioned but fans, silencers, or balancing report missing (system won’t perform)
- “Client to arrange Fire NOC” hidden in assumptions (push back; your vendor should coordinate drawings and inspections)
- No T&C line (you’ll pay to fix performance later)
- Signage excluded (yet essential for compliance and wayfinding)
How to compare two “low” quotes in 10 minutes
Make a simple scope matrix. Put vendors across the top (A, B, C). Put the 7 lines down the left.
- If a cell is blank or says “TBD/By Client,” expect a later add-on.
- Ask each vendor to fill every cell with either a number or “included in item X.”
- Only compare totals after the matrix is complete.
Contract terms that save you money (and stress)
- Variation protocol in writing: “No extra work without a priced, signed variation order.”
- Milestone-based payments: Link payments to MEP rough-in, T&C, and final snag-clearance.
- Defects liability & warranties: List warranty periods for motors, compressors, drivers, laminates, etc.
- Submittals: Require cut-sheets and shop drawings for all major items (hoods, fans, panels). (This is standard good practice in construction.)
Quick FAQ
Q: Do I really need make-up air for my small café?
A: Yes. Exhausting air without replacing it causes negative pressure — doors slam, AC struggles, and smoke leaks. A small, properly controlled make-up air unit solves this.
Q: Is Fire NOC always needed?
A: Requirements vary by city and building, but fire safety is governed by NBC 2016 Part 4 and local rules. Speak to your local fire authority early and plan for drawings, equipment, and inspections in your BOQ.
Q: What should my signage include for compliance?
A: At minimum, emergency/exit signs and the hygiene/safety displays required under FSSAI and your local body’s inspection checklist.
Your pre-sign checklist (print this)
- The 7 lines above appear verbatim in the BOQ
- Kitchen ventilation includes make-up air and balancing report
- Fire & life safety is in scope, with NOC coordination
- Testing & commissioning tasks are listed with reports
- Signage and statutory graphics are included
- Logistics + debris disposal are included
- GST treatment is clearly written
Bottom line: A “cheap” BOQ usually hides future costs. Add these seven lines, compare quotes with a scope matrix, and you’ll avoid 90% of budget shocks — before they happen.
Before you sign that BOQ, get a second set of expert eyes.
SprintCo helps restaurant owners de-risk scope, compare quotes fairly, and deliver on time and on budget. 📍 Pan-India presence | ✨ 3500+ F&B spaces delivered 🔗 Visit SprintCo’s Website
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