Every house in Pakistan is built in two big stages: the grey structure (the skeleton of the building) and the finishing (everything that makes it liveable and beautiful). Understanding the difference helps you compare quotations properly, plan your cash flow and avoid expensive disputes with contractors.
In short
Grey structure is the load-bearing shell – foundation, columns, slabs, walls and plaster. Finishing is everything you see and touch – tiles, paint, doors, kitchens, wiring and fittings. Grey structure is roughly 40–45% of the total cost; finishing is the other 55–60%.
What is grey structure?
Grey structure (sometimes called “grey work” or “structure work”) gets its name from the grey colour of bare concrete and cement plaster. It typically includes:
- Site layout, excavation and soil compaction
- Foundation, plinth beams and damp-proof course (DPC)
- Reinforced concrete columns, beams, slabs and staircase
- Brick masonry for external and internal walls
- Internal and external plaster
- Concealed electrical conduits, switch boxes and plumbing pipes
- Roof waterproofing and insulation (included in some contracts only)
Contract tip
Never assume. Ask your builder for a written scope that lists what is and is not included – especially plaster, waterproofing, the underground and overhead water tanks, septic tank, boundary wall and electrical conduiting.
What is finishing?
Finishing turns the shell into a home. It is where most of the visible quality – and most of the budget – goes:
- Flooring: tiles, porcelain, marble or wooden flooring
- Wall finishes: putty, paint, wallpaper and exterior elevation cladding
- Woodwork: doors, frames, wardrobes and kitchen cabinets
- Electrical: wiring, distribution board, switches, sockets and lights
- Plumbing and sanitary: bathroom fittings, sanitary ware, geysers and kitchen sinks
- Glass and metal: windows, railings, gates and grills
- False ceilings, cornices and lighting design
Grey structure vs finishing at a glance
| Aspect | Grey structure | Finishing |
|---|---|---|
| Purpose | Strength, safety and weather protection | Comfort, function and appearance |
| Share of total cost | About 40–45% | About 55–60% |
| Faisalabad rate (2026) | Approx. Rs 2,600–3,200 per sq ft | Approx. Rs 2,500–4,500+ per sq ft, depending on standard |
| Can it be changed later? | Very difficult and expensive | Possible, with some disruption |
| Biggest risks | Poor concrete, wrong steel, weak curing, leaks | Hidden dampness, poor wiring, low-grade fittings |
For full per-square-foot rates and plot-size estimates, see our 2026 construction cost guide for Faisalabad.
Quality checks during grey structure
These are the checks our site engineers treat as non-negotiable. You can ask for each of them on your own project:
- Steel: the grade and diameter match the structural drawings, bars are clean and rust-free, and spacing and laps are correct.
- Concrete cover: cover blocks keep steel off the shuttering so it is fully wrapped in concrete.
- Concrete mix: the specified mix ratio is used and water is not added on site to make pouring easier.
- Curing: slabs and columns are kept wet for at least 7 days (longer in hot, dry weather).
- Alignment: columns are plumb and walls are straight before the next floor starts.
- Brickwork: bricks are soaked before laying and mortar joints are fully filled.
Quality checks during finishing
- Waterproof and leak-test bathrooms and roofs before tiling.
- Check floor slopes so water flows to the drains.
- Plan the electrical load for ACs, kitchens and solar before wiring – not after.
- Use primer and putty correctly so paint does not peel or show damp patches.
- Make sure wood is seasoned to avoid warped doors and cabinets.
The most expensive mistakes we see
- Changing the layout after the grey structure is complete, which means breaking walls and re-routing pipes.
- Skipping roof and bathroom waterproofing to save money – the damp shows up within a monsoon or two.
- Too few electrical points and conduits, leading to exposed wiring later.
- No provision for air conditioner drains, solar cabling or inverter wiring.
- Paying contractors far ahead of actual progress.
Should one company handle both stages?
Hiring one company for grey structure and finishing gives you a single point of accountability, smoother scheduling and a structure that is built with the final finishes in mind. At Paracha Construction we coordinate design, site works and finishing as one project – see how we work or explore our construction services.
Building a house in Faisalabad?
Talk to us before you sign any contract. We will help you define a clear scope for both grey structure and finishing – no hidden exclusions.
Frequently asked questions
Does grey structure include plaster?
In most Pakistani contracts grey structure includes internal and external plaster, but not every builder works this way. Confirm in writing whether plaster, roof waterproofing, the water tank and the septic tank are included.
How long does grey structure take for a 10 Marla house?
A double-storey 10 Marla grey structure typically takes around four to six months with continuous work and timely payments. Monsoon rains, design changes and material shortages are the usual causes of delay.
What percentage of the total cost is finishing?
Finishing is usually about 55–60% of the total cost of a complete house, and the share rises with premium tiles, fittings, woodwork and kitchens.
Is grey structure or finishing more important?
Both matter, but structural mistakes are far harder and costlier to correct. You can re-tile a floor in a week; you cannot easily fix an under-designed column or a leaking slab.
Can I hire different contractors for grey structure and finishing?
Yes, many owners do. The trade-off is accountability: when a problem appears – a damp wall or a cracked tile – each contractor may blame the other. A single company handling both stages gives you one responsible party.
