Contractors in Lebanon: Residential Builds, Renovations, and Finishing Work

Lebanon distinguishes between the engineer (designs and supervises) and the contractor (executes). For anything bigger than a bathroom renovation you want both — and they should not be the same company. The engineer's job is to protect you from the contractor.

Verifying a Contractor

• Commercial registration (CR) with construction activity listed.
• Classification at the Council of Ministers (1st-5th category by project size).
• References — visit two completed projects, talk to owners.
• VAT registration if your project is large enough to require invoiced VAT.
• Insurance certificate (workers compensation, third-party liability).

The BOQ (Bill of Quantities)

• Detailed line items: not "plumbing $5,000" but "copper pipe 22mm, 80m, $X/m".
• Quantities measured from drawings.
• Unit prices that include labor + material + waste.
• Allow for hidden conditions (10-15% contingency).

Payment Schedule

• Mobilization: 10-15% on signed contract + permit.
• Structure complete: 25%.
• Walls + roof closed: 25%.
• MEP rough-in: 15%.
• Finishing 80%: 15%.
• Handover + snag-list closure: 5-10% (retention 1-3 months).

Managing Subcontractors

• Main contractor handles structure, masonry, basic MEP.
• Subs for kitchens, bathrooms, AC, alu, marble — sometimes hired directly by owner for control.
• Sequencing matters: MEP rough-in before plaster, tile before bath fixtures, paint last.

Common Disasters

• Verbal change orders — get every change in writing with price impact.
• Payment ahead of work — never pay for materials not on site.
• No daily logbook — engineer must record progress, issues, weather.
• Skipping engineer for cost — saves 5%, costs 30% in disputes.