Laqeeni guide · Jeddah

Before you sign with a renovation contractor in Jeddah

In Jeddah, humidity, salty sea air and rain take their toll on homes over the years: steel rusting inside the concrete, salt bloom on the walls, and leaks from the roof. Before you sign with anyone, read this: what to check first, why a written contract and staged payments matter, and the questions that protect you from work that drags on and costs more.

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Renovation contractors in Jeddah

Contact them directly. Laqeeni takes no commission.

Areas we cover in Jeddah

The number shows how many people on this list cover each part of Jeddah.

North Jeddah4
Central Jeddah4
East Jeddah4
South Jeddah4

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Steps before you talk to a contractor

Planning first saves you money and time, especially in Jeddah's older homes.

Write your list room by room

Write down exactly what you want changed in each room. Then every contractor is pricing the same job.

Look for signs of damp

Cracks in the ceiling, concrete flaking off to show the steel, white patches on walls, or a damp smell. Photograph them and tell the contractor, and if steel is showing, ask for an engineer.

Set a budget with some slack

Keep 10 – 15% extra for surprises. In older homes and homes near the sea, there are more surprises.

Who supplies the materials?

Settle it before you get quotes. If the contractor supplies them, write the brand and grade of each one: tiles, bathroom fittings, paint.

📝 A fixed rule: every item written into the contract, and money released stage by stage once that stage is done. A big payment up front weakens your position.

Common renovation problems in Jeddah

Most come from the coastal climate, and you can avoid the cost if you know about them from the start.

Rusting steel and flaking concrete

Over the years, moisture and salt reach the steel bars in ceilings and columns, which rust and crack the concrete. This isn't a painting or plastering job: an engineer needs to check it before any finishing.

Salt bloom and damp in the walls

White patches and flaking, especially on the ground floor and in homes near the sea. It needs treating and waterproofing before plastering and painting, or it comes back.

Roof leaks when it rains

Old roof waterproofing wears out in the sun. Renew it before the rainy season, and make sure the drainage works.

Bathrooms and kitchens without proper waterproofing

Bathrooms and kitchens need waterproofing before the tiles go down. A leak under the tiles costs a lot to fix later.

Covering pipes and wiring before they're checked

Check the electrics and plumbing before the wall is closed with tiles or gypsum. Old pipes in Jeddah are often corroded, so ask about replacing them.

A contract with no details and no deadline

"Full finishing" with no materials and no handover date leads to arguments, and the work can drag on for months.

A simple refresh, or a full renovation?

Each one means a different timescale, budget and set of trades.

Simple refresh

Paint, tiles, gypsum and simple updates.

  • Usually done within a few weeks.
  • Get the quote split up: paint, tiles, gypsum, each with its own price.
  • Ask about treating damp before painting.

Full renovation (with services)

With new wiring and plumbing, sometimes concrete repairs.

  • Expect two months or more, especially in an older home.
  • Needs a full bill of quantities, with payment spread over the stages.
  • If steel is showing or ceilings or columns are cracked, an engineer checks first.

While the work is on

Drop in every few days

Go to the site every few days and take photos. The most important moment is before the pipes and wiring are covered.

See the waterproofing yourself

Before tiles go down in the bathroom, kitchen and roof, look at the waterproofing layer and ask for a water test if you can.

Every change in writing

Any extra or change to the deal, send it to the contractor in writing on WhatsApp with the new price.

Save the last payment for the end

Pay after each finished stage, and keep the last payment until handover and inspection.

Ask the contractor these questions

Before you sign anything. A contractor who works properly will welcome them.

  1. Can I have a detailed bill of quantities?

    That means every item with its quantity, price and material, instead of one number for the whole project.

  2. What will you do about damp and salt?

    Ask how they'll treat salt bloom and damp, which waterproofing they use for bathrooms and the roof, and whether it's in the price.

  3. How will the money be split?

    Agree a payment for each finished stage, with the last one released after you take over the home and inspect it.

  4. What's your CR number?

    Ask for the CR number or a copy, and check the name on it is the one you're signing with.

  5. When will you hand over, and what do you guarantee?

    The timescale in writing, and a warranty on the work (for example on leaks and cracks).

  6. Can I visit a job you finished in Jeddah?

    Visit a finished project, ideally a year or more old, so you can see how it has stood up to the humidity.

Watch out for these

They don't prove a contractor is bad, but they're worth stopping to ask about before you sign.

Covers rusty steel with plaster or gypsum

With no treatment and no engineer. The rust carries on underneath and cracks it again later.

Asks for the bulk before starting

Money should follow finished work, not run ahead of it. That's a reason to pause.

A quote with just one number

Without the items broken down, it's hard to know what's in the price and what's missing.

In a rush to cover everything

Before you've seen the electrics, plumbing and waterproofing. Ask to check them first.

Rough guide

What renovation costs in Jeddah (rough guide)

Renovation prices depend on the state of the home and the materials more than its size. Use these to spot a quote that's way off, not as fixed prices.

ServiceRough price
Economy finishing (per m², with materials)SAR 500 – 800
Medium finishing (per m², with materials)SAR 900 – 1,400
High-end finishing (per m², with materials)SAR 1,600 – 2,500
Real request, Al Nuzha: 200 m² home (plumbing, electrics, tiles, doors and windows, bathrooms)About SAR 29,000
Real request, Al Nuzha: 100 m² home (full repaint, bathrooms, gypsum, ceramic and parquet, windows, new kitchen)About SAR 65,000
Real request, Obhur: 300 m² home (column and ceiling repairs, facades, partitions, bathrooms and kitchen, plumbing and electrics)About SAR 90,000

💡 Look at the real requests: a 100 m² home cost more than a 200 m² one, because the work and materials were different. Ask several contractors to visit and write a detailed bill of quantities.

🧾 Compare quotes line by line (waterproofing, electrics, plumbing, tiles, paint, gypsum), not just the total. A cheap quote sometimes leaves out waterproofing or damp treatment.

A rough guide from 2 sources (2026): real renovation requests from Jeddah customers on a home-services platform (April – July 2026), and average finishing prices per m² in Saudi Arabia from a finishing company (which says Jeddah is usually 10 – 20% below Riyadh). The final price is agreed between you and the contractor. Laqeeni doesn't set prices or take commission.

Common questions

Why do older homes in Jeddah need more renovation?

Moisture and salt from the sea reach the walls and concrete over the years, causing salt bloom, rusting steel and leaks. That's why inspection and waterproofing matter more in Jeddah than in other cities.

My home is in Historic Jeddah (Al Balad). Can I renovate it as normal?

Heritage buildings in Historic Jeddah have their own requirements and a programme under the Ministry of Culture. Check the requirements and approvals before any work.

Does Laqeeni charge anything or take a cut?

No. Laqeeni shows you the contractors and you contact them directly. The price and payment are between you and the contractor, with nothing going to us.

Last updated: November 2026

Your Jeddah renovation checklist

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Before you talk to anyone

Before signing

While the work is on

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