White Frame Delivery
semi-finished frame · tetri karkasi · white shell delivery
Definition
White Frame delivery is a property completion status in Georgia where a new-build apartment is handed over in a semi-finished state. It includes installed double-glazed windows, a primary entrance door, plastered internal partition walls, floor screed, and main utility lines routed into the unit.
In detail
Understanding White Frame Delivery
In the Georgian residential real estate market, White Frame Delivery (known locally as Tetri Karkasi) is one of the most common completion standards for off-plan and newly constructed residential properties. It represents a semi-finished state positioned between a Black Frame (raw concrete shell) and a Green Frame or Turnkey (fully finished) unit.
Key Components Included in White Frame
While exact specifications depend on the developer's sales contract, standard White Frame delivery generally includes:
- Enclosure & Joinery: Exterior walls fully finished, double-glazed metal-plastic or aluminum windows installed, and a main secure entrance door fitted.
- Internal Substructure: Interior partition walls built according to approved architectural plans and covered with a base layer of plaster or gypsum.
- Flooring: Sub-floor concrete screed poured, leveled, and prepared for final surface installation (tile, laminate, or parquet).
- Utility Connections: Main lines for electricity, water, sewage, and natural gas routed into the unit to primary distribution points or junction boxes.
- Common Infrastructure: Elevators operating, communal hallways finished, exterior building facade complete, and individual utility meters installed.
Elements Excluded from White Frame
Buyers acquiring a White Frame property must arrange and fund post-handover interior finishing, which includes:
- Decorative surface finishes (paint, wallpaper, decorative tile work).
- Final floor coverings.
- Interior doors and architraves.
- Plumbing fixtures (toilets, sinks, faucets, showers, baths).
- Electrical fixtures, sockets, light switches, and chandeliers/track lights.
- Heating and cooling hardware, such as central heating boilers, radiators, or split air-conditioning units.
- Fixed joinery, kitchen cabinets, and furniture.
Technical and Contractual Nuances
Because Georgian civil law does not strictly define the exact technical boundaries of "White Frame," terms vary between property developers. Buyers must examine the Technical Annex appended to the preliminary purchase contract to verify precise deliverables, particularly regarding electrical cable counts, pipe routing, and wall plaster standards.
Georgian context
In Georgia, White Frame is the historic industry benchmark for mid-tier residential developments in cities like Tbilisi and Batumi. It appeals to buyers who want to bypass structural masonry and high-dust utility work while maintaining full creative control over interior finishes and fixtures. Under Georgian law, all developer-advertised list prices automatically include 18% Value-Added Tax (VAT), regardless of whether the unit is sold as Black, White, or Green Frame. Real estate registered at the Public Registry in White Frame condition can fulfill the requirement for property ownership, but cannot be legally leased for commercial residential occupancy until essential safety, plumbing, and heating systems are operationally complete.
Real example
An investor purchases a 60 m² off-plan unit in Tbilisi delivered at the White Frame stage. Upon handover, the unit has sealed exterior windows, plastered partition walls, concrete sub-floors, and utility points inside the entry hallway. To make the unit rentable, the buyer hires a contractor to install laminate flooring, tile the bathroom, fit plumbing and light fixtures, mount a gas heating boiler with radiators, and install interior doors. The renovation cost adds approximately {{data:fitout_cost_sqm}} per square meter and takes eight weeks to complete before tenant lease execution.
Common mistakes
- ×Assuming White Frame includes heating boilers, radiators, or air conditioning units.
- ×Expecting uniform developer standards without checking the contractual technical annex.
- ×Underestimating post-handover renovation timelines and interior budget requirements.
- ×Believing that 18% VAT will be added on top of the developer's quoted price at closing.
Frequently asked questions
What is the difference between Black Frame and White Frame in Georgia?
Black Frame is a raw concrete shell without internal walls, plaster, floor screed, or internal utility points. White Frame includes partition walls, plastered surfaces, floor screed, entry doors, windows, and utility lines brought inside the unit.
Is VAT included in the price of a White Frame apartment in Georgia?
Yes. By law in Georgia, all developer prices for new residential property include the mandatory 18% Value-Added Tax (VAT).
How much does it cost to renovate a White Frame apartment to turnkey state?
Post-delivery finishing costs generally range between {{data:renovation_low_sqm}} and {{data:renovation_high_sqm}} per square meter, depending on material quality, HVAC equipment choices, and custom joinery.
Does buying a White Frame property qualify for Georgian residence by investment?
Yes. A White Frame property qualifies for the Short-Term Residence Permit if its official market value (assessed by an accredited independent appraiser) meets or exceeds $150,000 USD.
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