ALL PROCESSES AND STEPS NEEDED IN CONSTRUCTION OF A NEW HOME

ALL PROCESSES AND STEPS NEEDED IN CONSTRUCTION OF A NEW HOME (RESIDENTIAL HOUSE)

In building a new HOME or Construction of residential building the following preliminary paper works are needed before commencing or embarking on the actual construction.

These processes/steps include;

·         PREPARATION OF WORKING DRAWINGS as required by the client (End user or Direct owner).

Working drawings cover the plot layout, floor and roof plans, elevations or views, sections, kitchen/toilet detailing, etc. An Architect is responsible for the drawings.

Also, structural drawings are prepared by a Civil Engineer if necessary, especially when the proposed HOME/building is more than one floor, or to be sited in a poor soil. Please consult a Structural Engineer for a proper design. HOMES should be safe.

·         BUILDING COST ESTIMATION. Estimation of material cost, labor cost and unforeseen contingencies comes next. This is professionally carried out by a Quantity Surveyor (Q.S) using a current and standard format of BOQ or BEME because cost of materials and labor varies with time and location. Proper estimate should be provided to the client so as to know how financially buoyant he/she is to fund the project execute. Cost should be affordable.

·         APPROVAL OF DRAWINGS AND COST ESTIMATES FROM CLIENT. The client must go through the documents (drawings and bills) submitted by the contractor and make an approval if it’s ok by him/her without any corrections or adjustment.

·         DRAWING APPROVALS FROM TOWN DEVELOPMENT AUTHORITY. This is very necessary when building a new HOME in the urban locations with a master plan, It is important because both residential and commercial building drawings must meet up the authority’s slated regulation. The Physical Planning units, Building Control Agencies, etc review the submitted drawings and issue out an approval number.

·         COMMENCE CONSTRUCTION WORK. You can either go through contractor or hire labor on daily basis. Whichever suits your budgets and depending on the complexity of the HOME project. I always advice for a competent, professional and qualified personnel to handle building projects. It costs more correcting an error rather than avoiding it. Don’t be too smart.

·         BARRICADING AND MARKING OF PLOT PERIMETER BOUNDARIES. The site has to be protected from people coming in, safe for workers thus it has to be barricaded for safety. Mark out boundaries to know extent of clearing.

·         CLEANING OF SITE. Every construction site should be cleared out of trees, shrubs, grasses, unwanted and harmful materials and debris before commencing activities or construction phases.

·         SETTING OUT/PREPARATION OF SITE LAYOUT AS SHOWN IN THE DRAWING PLANS. Here, the ground floor or basement floor plan is transferred to the gound via setting out or pegging. Accuracy is needed at this level to get the correct positioning, measurements, angles squared or curvatures.

After the completion of this, the actual construction on plot begins via the following procedures;

A.    EXCAVATION/EARTH WORK

Depending on the type of foundation to be dug, it could be manually or mechanically aided. Generally excavation is carried out for the construction of wall foundations. Excavation should be carried out as per the drawings defined lengths & widths. After excavation, layout the foundation and backfill the remaining excavated area around foundation with soil.

Floor levels of residential buildings are higher than the natural ground level. Fill the area with soil up to floor levels and compact the soil. Now earth work of residential building is finished.

B.     CONCRETE WORK IN FOUNDATION

Level the foundation base to same level. It is very necessary to check the levels of foundation before concrete work to avoid using concrete to fill up excess volume which will cost much. There are patches where excavated depth slightly exceeds and vice versa. Now pour the concrete as per drawing specs. Generally concrete of ratio 1:4:8 is used for foundation. Sometimes it is even 1:5:10 etc.

Here 1:4:8 means;

1 part cement per cubic

4 parts of sand per cubic

8 parts of coarse aggregates

Depth of foundation varies from 9” to 18” and normally for most of the cases it is considered as 12’’ depth. Keep foundation width equals to its depth.

C.     DAMP PROOF COARSE.

To protect walls from moisture, a layer of damp proof coarse material is laid down at floor level. Thickness of this concrete layer is 0f 1 inch. Material of damp proof coarse layer consists of concrete ratio 1:1.5:3 with a mixture of water proof material 1kg/bag.

D.    MASONRY WORK

Masonry work is carried out with cement mortar. Cement mortar is a mixture of cement & sand. Ratio of cement mortar varies from 1:4 to 1:6. Here (1:6) mean, 1 part cement and 6 parts of sand. Dampen about 25 bricks with a hose pipe and clean away all loose dirt from the top of footing and moisten about a meter of surface at one end of the foundation with the hose pipe. Throw a mortar line just behind the threaded level line and lay bricks on the mortar bed. Make sure bricks exactly follow the threaded horizontal level line

E.     LINTEL

Masonry work of buildings is carried out in one go till roof. Openings for windows & doors are left during masonry works. Reinforced cement concrete beams are laid down on the top of openings. So, those loads of structure above openings not directly come on to the door frames.

F.      PARAPET/ROOFING

Parapet are formed by carpenters and cast reinforced before casting with concrete. Roof slab of building is poured after completion of masonry works. Now a days, roofing is of reinforced cement concrete slab. Slab thickness & reinforcement details should be according to approved drawings.

G.    DOORS & WINDOWS

Traditionally, doors and windows of woods are used. But, steel & aluminum is also not a bad choice. In case of wooden doors & windows, frames are fixed in walls during masonry work. Panels are then fixed with hinges after plaster work. Steel and aluminum doors are fixed after completion of paint work.

H.    M & E SERVICES

These are Electricity supply, gas supply, water supply, sanitary etc. Conduits for electric supply are fixed in walls before plastering. Every conduit pipes, both mechanical and electrical must be standard. For hot water pipes, no substandard is allowed. Similarly water supply and sanitary lines are also laid before pouring of building floor. Services are very important for every single house. Different types of services are provided during construction.

 Note: Gas lines are not fixed in walls or slabs. Gas line remains open in air

I.       PLASTERING & PaINTING

Form work is removed after 21 to 28 days of slab pouring. Now plaster work begins. Good plaster sand must be used and a thorough mortar mix to avoid cracks on plastered walls. Mortar for plaster work is generally of 1:3 or 1:4 is used. Thickness of plaster layer should not be more than 0.75inch. Cure the surface about 7 days. So that, plaster gain proper strength.

Generally, internal walls of buildings are covered with plastered layer and external walls with pointing. It is better plaster the external walls rather than pointing

J.       FLOOR AND CEILING FINISH. (TILING & POP)

Depending on the type of floor and ceiling finish the client wants. Floor could be screeding, tiling, carpeting, marble, terrazzo, etc. ceiling finish could be POP, PVC, Asbestos, suspended ceiling, etc.

K.    FURNITURE, INSTALLATIONS AND FITTINGS ARE DONE.

TEN (10) THINGS YOU ''MUST'' DO BEFORE GETTING A HOME

Getting started;

Buying a newly built home provides some exciting options that may not be available to you when purchasing an existing home, such as the ability to choose the exact kitchen cabinets, flooring and even floor plan you prefer.

Most home buying advice is aimed at people who are buying an existing home, but what if you're in the market for a new construction house? What do you need to know to ensure the home you're having built will meet your family's needs?
But it also creates some additional challenges, including making sure your builder is reputable, the community is sound and your home will be ready when you are.

You need to begin your search, looking closely at the location and making out some important findings and features about the community because you don't want the home of your dreams in an area that's a nightmare and terror for you, whether that's because your commute to work is too long, you don't like the schools or there's not great Internet service, etc.
Making a visit is a good way to find out not only about the quality of the homes that are being built, but also about how the house or homeowners association operates and so on.

ONE

INVESTIGATE THE AREA.

Prior to purchasing a new home, always make out time to find out as much as you can both about the area, street and the subdivision or apartment. Visit at different times of day, preferably in the evening when most street residents are back from work and talk to residents about what they do and don't like. Do a thorough and feasible survey about the neighborhood.

TWO

SELECT A SPACE AND LOCATION OVER UPGRADES. 

You need to think about how you want to spend your limited budget of acquiring a new home. You can never utter or change your home's location, but you can remodel, renovate, restructure or upgrade later. Apply that logic to other choices as well. If you're choosing between an extra bedroom and granite counter tops, you probably should choose the extra bedroom, which is much more expensive to add later, secure the extra space in the house earlier than creating the additional later on. 

THREE

SEARCH FOR THREE OR MORE BIDS FROM AGENTS.

 Your builder may have a preferred lender and a preferred closing agent, and you may be offered discounts and other incentives to use those professionals. They may or may not be your best choice. Get quotes from additional lenders and closing agents, and then decide which is the best option for you.

FOUR

CHECK OUT THE BUILDER. 

Many home builders have been in the business for years and produce a quality product. However, a few do not. Check review sites, state licensing boards and the local court records to see whether the builder you're considering has run into any trouble, including lawsuits, complaints with licensing agencies and disciplinary actions by state and local agencies. This is also a good time to talk to previous customers.

FIVE

GET A REAL ESTATE AGENT IF YOU CAN. 

Since the seller typically pays the commission, it costs a buyer nothing to be represented by a real estate agent and many builders are happy to work with agents. An agent who regularly deals with builders and knows the local communities will provide lots of helpful information.

SIX

UNDERSTAND THE HOME SPACE/FLOOR PLANS AND LAYOUT. 

Majority of the home floor plans include living room, bedroom(s), kitchen, dining, toilet and bath, etc. Others might include lobby, laundry, dry and wet stores, ante room, etc.

However it comes, you should have the clue of the space types and sizes of the home you desire to acquire, but if you don't possess the knowledge of those, take a measuring tape to your current home or a friend’s apartment you prefer the sizes. Many builders offer virtual reality technology that lets you see what's going to be built, but a better option is to visit a home with the floor plan you want, even if it's still under construction or in another town.

SEVEN

HIRE A LAWYER

Getting a lawyer for legal advice and all legal document signing would be very necessary. Contracts for new construction are complex. As with all legal affairs, it makes sense to have an expert look them over before your sign.

EIGHT

DON'T OVER IMPROVE.

Select a home design, size and options related or comparable to those of your neighbors’ homes. It has to be relative with the homes in the vicinity, if at all you want to keep up with the Joneses, do but not getting too far ahead of them.

NINE

ASK ABOUT WARRANTIES. 

In order to keep to a building standard which is safer, most builders offer warranties on materials and workmanship. For example, any competent and reliable construction company comprises of different departments such as electrical section, mechanical section, structural section, architectural section, etc. Such company should be able to offer warranty on mechanical, electrical elements, on water leaks, on structure, etc. Make sure you understand what is and isn't covered and what process you need to follow to get something fixed.


TEN

INSPECT THE HOME YOURSELF OR GET AN EXPERT

It is very necessary to inspect a home before closing. You may think you don't need to have a home inspected, but getting an independent inspection is always a good idea, and you want to be there so you can learn more about the home. Some new homes can have just as much faults as older homes, and it's always better to know what you don't know before endorsing and signing any paper or document relating to this in closing the contract.

15 Construction Tips and Other Ways to Save Big When Building a House

Building With Lower Cost - 15 Construction Tips and Other Ways to Save Big When Building a House

No one wants to pay more than necessary when building a home. But only the experts know how to save money on construction, right? Not necessarily. Here are 15 tips that may help keep your building budget within reason, without compromising on the home you want.

1.   Buy a large lot with a friend or family member that can be split into two smaller lots. Some of the most appealing properties may be much larger than what you want or can afford, yet the seller may not be willing to break up a large parcel. So if you can share the cost with someone else (preferably someone you don't mind having as a neighbor), you may be able to pick up a great building site for a reasonable price.

2.   Consider a so-called problem lot — a hillside, narrow, or in-fill property. Generally, these types of lots are not as desirable as others, so they don't sell as quickly and often go for a much lower price. With the right plan and a capable contractor, however, a potentially difficult lot might be perfect for your new home.

3.   Choose a canal or bay lot instead of ocean or lakefront property if you must have a waterfront site. These choices are usually less expensive but still water accessible. Plus, they provide great protection against inclement weather.

4.   Buy low-maintenance building materials — vinyl siding and metal roofing, for example. Even if they are somewhat more expensive at installation, they will pay for themselves in the long run as you won't have to repair, replace, or repaint.

5.   Collect salvaged materials from demolition sites. Old barnwood, used bricks, and distinctive wood doors add inexpensive character to a home without exorbitant cost. Many times you can have the materials at no cost, as long as you're willing to haul them away. Just be sure to check first with the owner of the building being demolished.

6.   Splurge only on those things you truly cannot live without. However, don't skimp on structural components or doors and windows — for the safety and security of your home, you'll want to purchase the best you can afford in these areas.

7.   Don't overbuild for the neighborhood. A home that is better and bigger than any other in its area will not command a fair price at resale. Instead, the assessment will be colored by the lower-priced homes around it.

8.   Monitor construction allowances as the home is being built to ensure you're getting what you asked for (and are paying for). This includes decorative details as well as structural elements. If you and your builder agreed, for instance, that a particular brand of insulation would be installed, don't accept a lesser brand — at least not without a cost adjustment.

9.   Use only a certified general contractor. The experience of a well-qualified contractor is invaluable to the home-building process. In addition, seasoned professionals have established relationships with suppliers and subcontractors — something you cannot possibly hope to get without years of experience in the business.

10.             Try to avoid site preparation charges — hauling in-fill dirt, grading, clearing trees, blasting rock. These processes are expensive and add time to the building schedule right off the bat. Choose the best site you can afford and then pick a plan that fits that site or can be modified to better suit the site.

11.             Avoid change orders — the changes in materials or blueprints that invariably occur in the midst of the building process. Not only do change orders cost more money, they add considerable time and frustration to the building process. Decide exactly what you want before ground is broken — and then stick to it.

12.             Keep the depth of your home at 32 feet or less. Any more than that and roof trusses may need to be specially designed, which can add significant dollars to the overall building cost. If you have sufficient land and want a larger house, consider adding width or additional stories.

13.             If you really want ceramic tile or hardwood flooring but feel you can't afford it right now, consider vinyl flooring. Vinyl makes a good underlayment, and the tile or wood can be installed right on top of it at a later date.

14.             Choose a stock plan over custom-drawn plans. The savings in total cost are great and you can probably customize the stock plan to get exactly what you want.

15.             Do you really need a three-car garage? If you only have two vehicles and you're counting on the extra bay for storage space, consider other areas of the home that will work just as well — attic space, space under a stairwell, or spare bedroom. Or put up a garden shed, which is cheaper than building a huge garage.

SOURCE: eplans

10 Mistakes to Avoid When Building a New Home

10 Mistakes to Avoid When Building a New Home

You’re going to build your dream home and you’ve thought it all through – or so you’ve thought. You know exactly what you need and want to have in your home, but have you thought about what you don’t want and what you don’t need? Have you really thought the whole thing through? You have given much thought and consideration to what will work for you, but have you taken the time to think about what won’t work?

Poor planning and budgets that are too small can lead way to some wayward, inconvenient and disastrous mistakes. When you plan on building a new home, you must look at the home from many angles. You must consider your current and future lifestyles. You need to take family planning into consideration – Will your family be expanding? Or will your children be leaving the nest?  Do you entertain often and host overnight guests regularly? Take your time and do your research both online and in person. Be sure to take the time to meet with professionals in the industry. Poor design choices can make your home not only uncomfortable, but downright unhealthy. Architects, engineers and builders are all trained to help you make effective decisions. They will help guide you as to where you can save a few dollars and where you absolutely should not cut corners. 

1. Pay attention to your HVAC system.

Poor planning here can lead to issues with moisture and terrible mold growth. This can lend itself to great health concerns. Furthermore, careful attention should be given to the size of your units. Models that are too small will be underperforming and won’t cool and heat your home efficiently. You’ll come to regret this when your home is too cool in the wintertime and not cool enough during the hot summer months. Conversely those that are too large will utilize too much energy

2. Poor Space Planning

Unless you have plans to build a very large home, space planning and design is crucial. Ample storage is necessary, but pay attention to where you place your storage space. Does the master bedroom really need an oversized walk-in closet when the space could potentially be added to your bedroom or master bath? Pay attention to where you place your closets. There should be one in each bedroom and in a main hallway. But too many and the storage space takes away from the living space. Do you want a closet in the foyer? If you live in a cooler climate where coats are worn at least half of the year, this would be wise, especially if you entertain in your home and the front entrance is the main point of entry. If you have no use for a coat closet, don’t build one. Do you plan on adding a mudroom? If so there should be a closet there or space enough to add cubbies or some other similar storage area. If you clearly need more space, consider buying a larger home.

3. Poor overall planning

When designing your own home you should take your lifestyle and habits into consideration. How long do you plan on staying in this home? Will you need to accommodate safety features for new or young children? Or might you need to think of your needs later in life as you reach retirement age and beyond? Think ahead, long term, to see where you will be and what you will need from your home.

4. Poorly lit homes

Light fixtures and outlets should be plentiful. As should windows. Windows should be present in every room and as large as possible. Natural light, when possible, should be the main source of light. Think about adding skylights as well.

5. Under-utilized rooms

The addition of a playroom, game room or multipurpose room sounds enticing, but only plan to build a room that will actually get used. What good is a wasted home gym where the treadmill is used to hold clothes from last season? Often an unused room becomes a dumping ground to place those things that never get used. If you plan on adding a spare room, make sure that it is a room that can transition well from one type to the next. A sewing room may never get used, but a sewing room or office that also doubles as a guest room could indeed get used often.

6. Placement of the laundry room

This is a very personal decision. I’ve had laundry rooms in the basement, and off the mud room far away from all the bedrooms. Neither were ideal. Placement of the laundry room, or washer and dryer, should be relatively close to the bedrooms. I love an upstairs laundry room but many do not.

7. Placement of the bedroom

The bedroom needs to be as far away from the noise and traffic as possible. The master bedroom should not be near or above the garage if members of your family are likely to be coming and going while you are asleep or resting. It would be advisable to keep the master bedroom away from the central living areas as well. If your home is to be on one level, the master bedroom should ideally be at the far end of the house, the end furthest away from the garage. The master bedroom, ideally, should not share a wall with the central living area.

8. Placement of the kitchen.

I had two homes where the kitchen was nowhere near the main point of entry. When it came time to bring in groceries, one had to walk through the house in order to deposit the groceries into the kitchen. I absolutely hated its location. The kitchen should be placed, preferably, near a garage or back entrance, as well as near the dining and living areas. The kitchen tends to get a lot of through traffic and it would therefore be best to divert the foot traffic from constantly traipsing through the main living areas.

9. Placement of the garage

It is preferable to the garage on the main level, near a mud room and kitchen. My garage often feels like Grand Central Station with people constantly coming and going and coming into the house with dirty sports attire, heavy backpacks, bags of groceries, and other large objects. I prefer the dirt and chaos to be limited to the kitchen and mudroom areas.

10. Letting someone tell you what YOU need

You best know your family and your family’s lifestyle and needs. Professionals can make suggestions but they cannot tell you what you do and don’t need. You and only you know what is best for you and your family.

SOURCE: Freshome

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