Black Frame: Which Works and Utilities Are on Your Budget

What is a "Black frame"? 🏗️

In real estate, a "black frame" (shell condition) means the developer hands over the apartment with minimal interior finishing: structural walls, sometimes windows and the entrance door, and basic connections brought to risers or inlets. Final interior finishing, internal utility distribution and many fixtures are typically the buyer's responsibility.

Typical works buyers pay for ✅

• Interior finishing: plastering, leveling, painting, decorative finishes.
• Floors: screed, insulation, flooring installation, moisture protection if needed.
• Full internal electrical work: wiring to sockets and switches, distribution board, grounding, lighting fixtures.
• Plumbing inside the apartment: pipe routing, fixtures, sinks, toilets, showers, traps.
• Heating and HVAC final installation: radiators, indoor units, thermostats, ducting if applicable.
• Local ventilation, kitchen hoods and bathroom exhausts, when not provided as part of the building.
• Interior doors, built-in wardrobes, kitchen installations and bespoke furniture.
• Balcony glazing or finishing if not completed by developer.
• Meter installation and initial connection fees — often covered by the buyer.

What developers usually provide 🏢

• Load-bearing structures, facade, exterior finishing and sometimes windows and the entrance door.
• Common building systems: vertical risers for water and sewer, electrical mains, elevators — but finishing inside the apartment depends on the contract.
• Some projects include partial rough-in work; always check the technical specification.

How to check your contract — practical steps 📋

1. Read the technical specification in the purchase agreement carefully: it should list what is included in the price.
2. Ask for as-built plans or diagrams that show where networks end.
3. Clarify which appliances or meters are included by the developer.
4. Record any additional promises in a written amendment to the contract to avoid misunderstandings.

Budgeting and timelines 💰⏳

• Break your budget into blocks: engineering (electrics and plumbing), structural/rough work (flooring, leveling), finishing (tiles, paint, fixtures), and furniture/appliances.
• Costs vary by finish level: basic, upgraded, premium. Always keep a contingency reserve for unexpected repairs.
• Timing depends on scope and contractor availability — internal fit-out can take from weeks to several months.

Choosing contractors and quality control 🔍

• Review portfolios and ask for references and completed projects.
• Hidden works like wiring and plumbing should be signed off before closing up walls.
• Ensure the contractor’s contract includes a detailed estimate and milestone-based payments.
• Maintain photo documentation and formal completion acts.

Common risks and how to avoid them ⚠️

• Misunderstanding what the technical specification includes — insist on written clarification.
• Hidden defects in delivered communications — require inspection and handover documents.
• Underestimating costs — get multiple quotes and include a buffer.

Practical examples and investor tips 🧾

• If the developer only provides risers, plan and budget for full in-apartment distribution and meter installation.
• If you have a limited budget, finish the essentials first (safety and utilities) and phase cosmetic upgrades later.
• Investors should include fit-out costs when calculating rental yield — a well-finished apartment rents faster and at a higher rate.

If you're looking at black frame properties and want help estimating the finishing budget or finding reliable contractors, we can assist. Browse apartments and search options on our site: https://buyhome.ge/en/apartments

Contact BuyHome — we'll help estimate costs and choose a property that fits your needs.