Carcass (carcass building)

"Carcass" is Nigerian property shorthand for the bare structure of a building. A carcass duplex has its foundation, walls, columns, beams and floor slabs in place, and normally its roof, but is not ready to live in.

What is usually missing. Plastering and screeding, floor and wall tiles, doors and windows, POP ceilings, electrical wiring and fittings, plumbing fittings, kitchen and wardrobes. Some developers include windows, external doors or the roof in "carcass"; others do not. There is no standard definition, so the specification sheet matters more than the word.

Why buyers choose it. A carcass costs less upfront and lets the buyer choose their own finishes and spread the finishing cost. It suits buyers with a builder they trust.

The risks. Finishing often costs more and takes longer than expected. The structure may have defects that are easier to hide before finishing. And an unfinished building can be harder to finance or insure.

Where it sits. Between the building stages (DPC, lintel, decking, roofing) and a semi-finished or fully finished home.

Pricing a carcass. The saving on a carcass is only real once you know what finishing will cost. A quantity surveyor's bill of quantities, or quotes from two or three builders, will show the likely total. Add a margin for price rises, since materials such as cement, iron rods, tiles and fittings change price often.

Finishing in an estate. Many estates that sell carcass houses set rules on finishing: who may do the work, what materials and colours are allowed, and when it must be complete. Read these before you buy.

• Lagos: carcass terraces and duplexes are common in Lekki, Ajah, Ibeju-Lekki and mainland estates.
• Abuja: common in Lokogoma, Galadimawa, Lugbe and other developing districts.
• Everywhere: what "carcass" includes differs by developer.