Architect or general contractor for your energy renovation in Luxembourg: how to choose?
By Yacine Sahnoune, founder of renov.lu
For an energy renovation in Luxembourg, the choice between an architect member of the Order of Architects and Consulting Engineers (OAI) and a general contractor covering all trades depends above all on the nature and scope of your works. The fundamental rule is: any project requiring a building permit mandatorily requires an OAI architect to prepare the plans — except for very specific legal exemptions. For a purely technical renovation (internal insulation, heat pump, double-flow MVH) without facade or structural modification, a certified general contractor may be sufficient and saves time and administrative complexity. This guide explains precisely when each professional is required, their respective costs in Luxembourg, how to combine them effectively, and how to maximise your access to Klimabonus subsidies in 2026.
- When an architect is mandatory: as soon as the works require a building permit (façade, roof, load-bearing structure, extension, change of use), the plans must be drawn up by an architect or consulting engineer registered with the OAI (Law of 13 December 1989), save for specific legal exceptions.
- Fees: an OAI architect generally charges 8% to 15% of the works cost excl. VAT for a full mission, from design to acceptance, and 5% to 8% for a partial mission limited to design and permit.
- Technical works: without changes to the façade or structure, a general contractor can install on its own an air/water heat pump (€12,000–24,000 supply and installation) or double-flow ventilation (€5,000–10,000 for a 150 m² house).
- Heat pump Klimabonus: an air/water heat pump replacing fossil or electric heating receives €10,000 (€12,000 if ordered by 30 June 2027); the application is filed after installation, within 4 years of the end of the invoice year.
- Insulation, windows, ventilation: the approval in principle (form DEPA-2026 on MyGuichet.lu) is mandatory before works start, and an energy consultation by an approved advisor is required as soon as the renovation covers more than one element or includes ventilation.
- EPC: an authorised OAI architect or consulting engineer can issue the energy performance certificate, mandatory for any sale or rental and valid for 10 years.
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Architect vs general contractor: fundamental roles and differences
These two types of professionals operate at very different levels of an energy renovation project. Confusing them or choosing the wrong party can prove costly — in permit delays, lost subsidies or uncovered defects. Precisely understanding what each can and cannot do is the essential starting point for any serious project in the Grand Duchy.
The OAI member architect: designer and legal guarantor
In Luxembourg, only architects registered with the Order of Architects and Consulting Engineers (OAI) are authorised to prepare the plans required for a building permit application, in accordance with the Law of 13 December 1989 governing the professions of architect and consulting engineer. The architect is above all a designer and project manager: they analyse the existing building, define the renovation strategy, write the specifications, prepare technical plans and coordinate the various trades throughout the project.
In the context of energy renovation, the OAI architect is also one of the professionals authorised to establish the Energy Performance Certificate (EPC or energy passport), a mandatory document for any sale or rental in Luxembourg, valid for 10 years. They may also be an accredited expert of the Ministry of the Economy for issuing this passport. If the value of your property concerns you — the energy class weighs on the sale price, even though no official price gap between classes is published — the architect is best placed to drive a coherent energy class improvement strategy.
An OAI architect’s remit covers the entire project lifecycle:
- Analysis of the existing building, technical diagnostic and detection of thermal bridges
- Architectural design and definition of the energy renovation strategy
- Preparation of building permit application files for municipalities
- Writing specifications and quantity surveying for contractors
- Competitive tendering of contractors
- Site management and supervision (full project management)
- Works acceptance and snagging
- Establishing the Energy Performance Certificate (EPC) if accredited
The all-trades general contractor: executor and operational coordinator
A general renovation contractor (also called an all-trades contractor, or TCE) brings together — either in-house or through a structured network of partners and subcontractors — all the trades needed for a complete renovation: masonry, insulation, joinery, plumbing, heating, ventilation, electrical, painting, floor coverings. It constitutes a single operational point of contact that takes charge of the concrete execution of works from first groundwork to handover.
Its added value rests essentially on trade coordination: it plans interventions in the right order, manages technical interfaces between disciplines, anticipates site contingencies and is accountable for the overall project to the client.
What a general contractor can do:
- Quote your entire project in a single complete and readable estimate
- Coordinate and schedule all trades in the correct order of intervention
- Manage site contingencies without consulting you at every step
- Deliver turnkey within agreed timelines and budget
- Assist with subsidy applications (Klimabonus, Enoprimes) if its tradespeople are certified
- Bear the ten-year liability set by the Civil Code (Art. 1792 and 2270) for the works carried out
What it cannot do:
- Prepare plans required for a building permit (reserved for OAI architects and consulting engineers)
- Officially sign administrative building authorisation files
- Establish the Energy Performance Certificate (reserved for OAI architects and accredited experts)
The general contractor and architect are not in direct competition: they are complementary. In many ambitious full renovation projects, the OAI architect designs the strategy, obtains the permit and supervises quality, while the general contractor executes the site under their direction. This arrangement offers both maximum legal security and optimal execution performance.
When is the OAI architect mandatory in Luxembourg?
This is the most important question to settle before any project. Under Luxembourg regulations, only an architect or consulting engineer registered with the OAI is normally authorised to prepare the plans for a building permit application submitted to the mayor. Yet a significant number of energy renovation works affect the facade or roof and require this authorisation.
Works subject to building authorisation (and therefore to an OAI architect)
In the Grand Duchy, the following works mandatorily require authorisation from the relevant municipality’s mayor — and therefore an OAI architect to prepare the plans:
- Facade modification: refurbishment with significant change of appearance, visible external wall insulation (EWI), window replacement with modification of opening size or position
- Works affecting the roof: raising, changing the pitch, changing roofing material with visible aesthetic impact, creating new roof openings
- Any modification of load-bearing walls or structure: removal of load-bearing walls, creation of openings in facade walls, addition or relocation of structural beams
- Building extension or enlargement: conservatory, lateral extension, raising by a storey
- Change of use: converting a single-family home into apartments, a garage into habitable space, a raw loft into declared living area
- Partial or total demolition of existing structures
In all these cases, plans must be prepared and signed by an OAI architect. The file is submitted to the relevant municipality’s mayor, who processes the application verifying compliance with the Municipal General Development Plan (PAG) and building regulations. There is no statutory processing deadline: if no decision is taken within 3 months, the application may be deemed refused (implicit refusal). Depending on the municipality and the complexity of the file, allow several months. For a detailed understanding of the procedures, consult our guide on building permits and works declarations in Luxembourg.
If your property is in a protected architectural heritage zone — common in the historic centres of Luxembourg City, Echternach, Vianden or in listed villages — very strict additional aesthetic conditions apply to facades and roofs. Using an OAI architect experienced in historic buildings is then even more strategic to secure permit approval and avoid costly administrative back-and-forth.
Legal exceptions: when an architect is not required even with authorisation
Luxembourg regulations provide two derogations from the obligation to use an architect, even when a building permit is required:
The vast majority of ambitious energy renovations — external wall insulation, full window replacement with opening modifications, boiler room creation, loft conversion with roof modification — far exceed these thresholds or affect the facade or roof. In these cases, the OAI architect is mandatory, non-negotiable. Starting works subject to a permit without an architect exposes you to administrative sanctions and demolition of illegally built structures.
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Simulate my project →When a general contractor is sufficient for your energy renovation
For purely technical works that neither modify the load-bearing structure nor the building’s external appearance, a competent general contractor can manage the entire project without an architect being legally involved. This is particularly the case for most common energy renovations in Luxembourg, which take place within the existing building envelope.
Works typically manageable by a general contractor alone
- Loft insulation (by blown insulation or rigid boards, without modifying the existing roof structure or covering)
- Internal wall insulation (IWI), without touching the external facade
- Ground floor and basement ceiling insulation from the interior or from the existing basement space
- Boiler replacement with a heat pump (air/water or geothermal, works within existing boiler room)
- Installation of double-flow MVH in the existing living space, without creating significant new openings in facade or roof
- Window replacement in strictly identical existing openings, without modifying size, position or appearance of openings
- Installation of photovoltaic panels on existing roof without modifying the roof structure
- Internal renovation of plumbing or heating distribution system
The decisive advantage of the general contractor: mastery of technical interfaces
In an energy renovation, interfaces between trades are the most frequent critical failure points. A concrete example: if the joiner installs high-performance windows but the dryliner does not correctly ensure vapour barrier continuity at the junction between the frame and the partition, the resulting thermal bridge can eliminate a significant share of the expected energy gains within a few winters. Worse, the condensation that accumulates there promotes mould growth in the wall — a defect that often generates costly disputes between trades when each has been contracted separately by the client.
Another frequent risk in separately managed lots is neglecting the ventilation aspect. When you insulate walls, replace windows and treat lofts, you make the house significantly more airtight. Without properly dimensioned and installed double-flow controlled mechanical ventilation, natural air renewal becomes insufficient. The result: excessive condensation, mould growth, degraded indoor air quality — and in serious cases, structural problems from wall moisture. An experienced energy renovation general contractor systematically anticipates this aspect and integrates it in the global proposal from the quoting stage. To rank the works, see which works to prioritise in an energy renovation; for the paperwork, follow our Klimabonus application steps.
Check whether the company appears on the list of « Klima-Agence certified » tradespeople published by Klima-Agence. For a single measure (windows, facade or roof insulation), the Klimabonus requires the works to be carried out by a company approved under the law of 21 April 1993, or followed on an ad hoc basis by an approved energy advisor; these tradespeople meet the quality-assurance condition of that approval. You file the application yourself, and the company fills in the technical sheet for the measure.
Full comparison table: OAI architect vs general contractor
- Design, strategy, project management
- Building permit plans ✓ (mandatory)
- Energy Performance Certificate (EPC) ✓ if accredited
- Does not carry out works themselves
- Fees: 8–15% of works excl. VAT
- OAI professional liability insurance
- Ideal for: permits, EWI, extension, complex full renovation
- Execution, operational coordination
- Building permit: not authorised ✗
- Energy Performance Certificate: not authorised ✗
- Single point of contact for execution ✓
- Cost included in global works quote
- Ten-year liability (10 years)
- Ideal for: technical renovation without permit, multi-trade coordination
| Criterion | OAI Architect | All-trades general contractor |
|---|---|---|
| Main role | Design, permit, project management | Execution, operational coordination |
| Building permit plans | ✓ Authorised (mandatory) | ✗ Not authorised |
| Works execution | ✗ Does not carry out works | ✓ Carries out and coordinates |
| Energy Performance Certificate (EPC) | ✓ Authorised if accredited expert | ✗ Not authorised |
| Klimabonus file for individual measures | Possible via energy advisor | ✓ If Klima-Agence certified tradespeople |
| Single point of contact for site | In full project management mission | ✓ Always |
| Works affecting facade / structure | ✓ Design + mandatory permit | Execution under architect’s direction |
| Purely technical interior works | Can advise, not mandatory | ✓ Sufficient and recommended solution |
| Legal guarantees | Ten-year liability (10 years) + professional liability insurance | Ten-year liability (10 years) |
| Indicative cost (excl. works) | 8–15% of works excl. VAT | Integrated in global works quote |
| Ideal for | Complex projects, extension, EWI, permits | Full technical renovation without permit |
Costs and fees in Luxembourg: what to budget for
OAI architect fees
Luxembourg architect fees are freely negotiated between parties and recorded in a written contract. The OAI provides standard contract templates at oai.lu. There is no mandatory fee scale in Luxembourg, but market practice allows consistent ranges to be identified for renovation:
| Type of mission | Fee range | Example for €100,000 of works |
|---|---|---|
| Full project management (design → acceptance) | 8% – 15% of works excl. VAT, increased by 25 to 50% for renovation | about €14,000 – €22,500 |
| Partial mission (design + permit, no site supervision) | 5% – 8% of works excl. VAT | €5,000 – €8,000 |
| Pre-design flat fee (diagnostic + sketch) | Fixed fee | €2,000 – €6,000 |
| Hourly rate (expertise, advisory visit) | €118 – €186/hour excl. VAT (OAI 2026 rates) | Depending on mission duration |
In practice, for a full energy renovation of a Luxembourg single-family home with a €100,000 works budget, a full project management architect represents approximately €14,000 to €22,500 in fees excl. VAT: at this budget level the rate lies between 11 and 15%, and the OAI standard contract provides for a 25 to 50% increase for renovation. For a detailed comparison of professional rates in Luxembourg, consult our page on architect fees in Luxembourg.
The first meeting with an OAI architect commits you to nothing. It is an initial contact to match your needs with their approach, define the scope of a possible mission and obtain a fee estimate. Only after this exchange and signing of the project management contract are you committed. Do not hesitate to consult two or three architects before deciding.
The cost of a general contractor in Luxembourg
The general contractor invoices the total site cost in a single global quote. Their operational coordination margin is integrated into this price. For indicative benchmarks in the Luxembourg market (supply and installation price, 3% VAT applicable to dwellings at least 10 years old):
- Blown loft insulation (cellulose or mineral wool, 30 cm thickness): €20–€40/m²
- Roof insulation from inside (sarking or counter-rafter): €80–€140/m²
- External wall insulation (EWI) render or cladding: €150–€300/m²
- Triple glazing window replacement (installation included): €750–€1,700 per standard window depending on the material (PVC to wood-aluminium), more for a French window
- Air/water heat pump (excl. Klimabonus): €12,000–€24,000 supply and installation
- Double-flow MVH with ductwork (150 m² house): €5,000–€10,000
The reduced 3% VAT applies in Luxembourg to all renovation works on dwellings at least 10 years old used as a main residence. For details on application conditions, consult our guide on 3% VAT on renovation in Luxembourg. For a global view of energy renovation costs, our page on thermal renovation prices in Luxembourg provides complete ranges by item.
Architect + general contractor: the winning combination for ambitious projects
The distinction between architect and general contractor does not imply an exclusive choice. For large-scale energy renovations — those targeting a jump of several energy classes with budgets of €80,000 to €200,000 — combining both professionals is often the solution offering the best balance between legal security, execution quality and final energy performance.
Phase 1 — Diagnostic and design (architect)
The OAI architect analyses the existing building in detail: thermal condition of the envelope, identified failure points, structural constraints, applicable municipal planning rules. They define the energy renovation strategy in line with your objectives, prepare technical plans for works requiring authorisation and submit the building permit file to the municipality. This phase can take 2 to 6 months depending on the municipality and file complexity.
Phase 2 — Tendering and selection (architect + client)
Based on the detailed specifications drafted by the architect, you can launch a targeted tender. Two approaches are possible: either soliciting several tradespeople by separate lot, or soliciting one or more general contractors bidding for the entire site. The architect helps you analyse the offers received and detect variants proposed by contractors.
Phase 3 — Execution (general contractor under architect supervision)
The all-trades general contractor takes charge of the concrete execution of the site. The architect conducts regular site visits to verify compliance with specifications, check the quality of works before they are concealed, and validate work progress before payment.
Phase 4 — Acceptance and guarantees (architect + client)
The architect accompanies you at works acceptance, draws up the acceptance report and lists any snagging items to be resolved. This formal process triggers the start of legal guarantees and constitutes the reference document in the event of subsequent disputes.
Even when no legal obligation requires it, using an OAI architect to technically validate the specifications of a complex energy renovation is often cost-effective. Errors avoided — untreated thermal bridges, missing vapour barriers, undersized MVH, incorrect trade sequencing — can represent tens of thousands of euros in remedial works or energy overcosts over the building’s lifetime, well beyond the cost of their fees.
Impact on the Klimabonus and Luxembourg subsidies
The choice between architect and general contractor has direct implications for your ability to access Luxembourg State subsidies — in particular the Klimabonus Wunnen, which has been entirely revamped since 1 January 2026 with revalued flat-rate amounts and simplified conditions. For a complete presentation of amounts and procedures, consult our guide on Klimabonus subsidies in Luxembourg.
The role of certified tradespeople in accessing the Klimabonus
For a single measure — facade, roof or loft insulation, window replacement — full energy advice is not required: the works must be carried out by a company approved under the law of 21 April 1993 (for example a « Klima-Agence certified » tradesperson), or followed on an ad hoc basis by an approved energy advisor. You file the application yourself. A heat pump alone requires no energy advice. The Chambre des Métiers « Nohalteg an d’Zukunft + » label, for its part, certifies continuing training in sustainable construction.
For deep global renovation projects — those targeting a jump of several EPC classes through a combination of several measures — the involvement of an approved energy advisor is mandatory as soon as the renovation covers more than one element or includes MVH; this professional may be an OAI architect experienced in energy efficiency.
For insulation, windows and MVH, the agreement in principle must imperatively be obtained before any work begins (no approval in principle is needed for a heat pump: the Klimabonus application is filed after installation, within 4 years of the end of the invoice year). No derogation is possible from this rule since the 1 January 2026 reform. The agreement in principle application is made via form DEPA-2026 on MyGuichet.lu. Any work started without a validated agreement in principle automatically results in loss of subsidy rights for the relevant measure.
What this means concretely depending on your arrangement
| Project type | Professional required for Klimabonus | Maximum subsidy |
|---|---|---|
| Facade insulation alone (individual measure) | Approved company (e.g. Klima-Agence certified tradesperson) or approved energy advisor on an ad hoc basis | According to the Klimabonus 2026 scale (€/m²) |
| Heat pump replacement (individual measure) | Installer; no energy advice, application after installation | €10,000 for a replacement air/water HP (€12,000 if ordered by 30/06/2027), excluding bonuses |
| Multi-measure global renovation | Approved energy advisor (mandatory) | Cumulative global bonus |
| Visible EWI requiring permit | OAI architect (permit) + approved company or approved energy advisor (Klimabonus) | Klimabonus 2026 insulation scale, with an approved company or approved advisor |
For a single measure, the Klimabonus is only paid if the works are carried out by a company approved under the law of 21 April 1993, or followed by an approved energy advisor. You file the application, but the company must provide the technical sheet for the measure and its certificates. Check both points before signing a quote, especially with a company from the Greater Region.
To optimise your overall financing — Klimabonus + Klimaprêt preferential loan + Enoprimes — consult our dedicated guide on energy renovation financing in Luxembourg.
4 typical scenarios and the recommended solution
Boiler replacement with heat pump + double-flow MVH
Purely technical works taking place in the existing boiler room and under existing lofts, without facade or load-bearing structure modification. No building permit required in this case. Recommended solution: all-trades general contractor. They coordinate the heat pump installer, heating plumber, electrician and MVH fitter, guarantee the technical coherence of the whole and provide the documents for the Klimabonus applications, which you file yourself. No architect is legally required. However, the MVH grant is only paid in the procedure with an energy advisor: an approved advisor is therefore mandatory for this part (a heat pump alone does not require one) and will help you integrate this project into a global strategy to improve your property’s energy class.
External wall insulation (EWI) of facade + new windows
EWI modifies the building’s external appearance (facade thickness, finish, colour, overall visual aspect). In the vast majority of Luxembourg municipalities, this requires a building permit, therefore an OAI architect to prepare plans and submit the permit application to the mayor. Once the permit is obtained, the general contractor carries out the insulation and joinery works. EWI and windows are two elements: for the Klimabonus, energy advice from an approved advisor is therefore mandatory before works. Recommended solution: OAI architect for the permit phase + all-trades general contractor for execution.
Deep global renovation: insulation + HP + MVH + windows + loft conversion
Complex multi-trade project, potentially subject to permit if loft conversion involves modification of the existing roof. Recommended solution: OAI architect in full project management, all-trades general contractor for execution. The architect defines the global strategy, obtains necessary permits, technically coordinates the whole and supervises the general contractor during execution. This is also the arrangement that maximises access to Klimabonus bonuses for deep global renovation.
Lost loft insulation alone, without roof modification
Interior insulation works by blown insulation or board installation in unconverted lofts, without any modification of the roof structure or covering. No building permit required. Recommended solution: specialist tradesperson or all-trades general contractor with Klima-Agence certified tradesperson. With an approved company, the Klimabonus requires neither an architect nor an energy advisor: you request the approval in principle before works, then the payment after the invoice. This is the simplest and fastest scenario.
How to choose the right professional: the practical checklist
To select your OAI architect for energy renovation
The OAI provides a complete directory of member architects and consulting engineers at oai.lu, searchable by name, registered office and area of activity. To find an architect specialising in energy efficiency, Klima-Agence also offers a list of accredited advisors at klima-agence.lu. To learn more about the role of an architect in construction and renovation, consult our dedicated guide on the architect in Luxembourg.
To select your energy renovation general contractor
Trap 1 — Bypassing the architect on a permit-required project: if your works legally require a building permit, this approach is illegal. It exposes you to municipal fines, demolition of unauthorised structures and total loss of Klimabonus subsidy eligibility.
Trap 2 — The foreign company without Luxembourg establishment: companies from the Greater Region can carry out occasional works in Luxembourg, but for a single measure, the Klimabonus is only paid if the company is approved or if an approved energy advisor follows the works. Check this before signing.
Trap 3 — The « global flat fee » quote without line-by-line breakdown: an undetailed quote leaves you with no recourse in case of a dispute over material quality. Always demand a line-by-line quote with precise designation of materials, brands, certifications and surveyed quantities.
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Receive quotes →Frequently asked questions
Can a general contractor obtain a building permit for me in Luxembourg?
No. In Luxembourg, only an architect or consulting engineer registered with the OAI (Order of Architects and Consulting Engineers) is legally authorised to prepare the plans required for a building permit application. If your project requires a permit — facade modification, roof or structural works, extension, change of use — you must imperatively engage an OAI professional. The general contractor can indicate whether a permit is required and recommend a partner architect, but cannot substitute for them on reserved acts.
Can I obtain the Klimabonus if I only use a general contractor?
Yes. A heat pump alone requires no energy advice. For another single measure (loft, facade or roof insulation, window replacement), the works must be carried out by a company approved under the law of 21 April 1993, for example a « Klima-Agence certified » tradesperson, or followed on an ad hoc basis by an approved energy advisor. As soon as the renovation covers more than one element or includes MVH, an energy consultation by an approved advisor is mandatory before works. The agreement in principle must be obtained before works begin for insulation and windows; for a heat pump, the application is filed after installation.
Does external wall insulation (EWI) require an architect in Luxembourg?
In the vast majority of cases, yes. EWI modifies the building’s external appearance — facade thickness, nature of cladding, final colour — which generally subjects it to a building permit requirement in Luxembourg municipalities. In this regulatory context, an OAI architect is required to prepare plans and submit the file to the mayor. In some rural municipalities, EWI works on an individual home in an unprotected zone may benefit from a simplified procedure — enquire with your municipality’s urban planning department before any project.
What is the difference between an architect and an OAI consulting engineer in Luxembourg?
Both professions are governed by the same Law of 13 December 1989 and are both members of the OAI. The architect is more oriented towards architectural design, aesthetics and space, while the consulting engineer specialises in technical aspects: structural calculations, building thermal performance, sizing of technical installations. In energy renovation, both can establish the Energy Performance Certificate (EPC) if accredited. For complex projects, they frequently collaborate as a multidisciplinary team.
How much does an architect cost for a typical energy renovation in Luxembourg?
OAI architect fees for a full project management mission generally represent 8 to 15% of the total works cost excl. VAT, increased by 25 to 50% for renovation under the OAI standard contract. For a full renovation with a €100,000 works budget, expect about €14,000 to €22,500 excl. VAT for a full mission, or €5,000 to €8,000 for a partial mission limited to design and permit. The first meeting is generally free and non-committal. Our dedicated page on architect fees in Luxembourg details all ranges and the criteria influencing cost.
Does window replacement in existing openings require an architect?
If windows are replaced identically in existing openings — without modifying the size, position or external appearance of openings — there is generally no need for a building permit, and therefore no legal obligation to engage an architect. The general contractor or certified joinery tradesperson can manage this project directly. If openings are enlarged, relocated or transformed, a municipal authorisation may be required depending on your municipality’s PAG — and an OAI architect becomes necessary for the plans.
How to find a Klima-Agence certified tradesperson in Luxembourg?
Klima-Agence publishes the list of tradespeople and companies holding the « Klima-Agence certified artisan » label at klima-agence.lu, searchable by trade and region. The Chambre des Métiers also has a directory of « Nohalteg an d’Zukunft + » label holders. To find a reliable professional suited to your project, you can also consult our guide on how to choose your tradesperson for energy renovation in Luxembourg.
Architect or general contractor: who is liable for defects?
Both professionals are liable, but differently. The general contractor and the architect are both subject to the ten-year liability of the Civil Code (Art. 1792 and 2270): for 10 years they answer for serious defects in the main structural works, the contractor for execution, the architect for design and supervision. The OAI architect is also covered by professional liability insurance. The contractor’s ten-year insurance, however, is not mandatory in Luxembourg. In case of dispute, the signed acceptance report with any noted snagging items is the reference document for any warranty claim.
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