[b]Land issues won’t be treated as our prestigious one and only Lawyer here has been so very invaluable on the topic, just the technical part of how homes are been built within the country will be discussed; so when the estimate comes from your contractor, you should know what to see and what to question.

Most importantly after securing your plot, you should get the following things done.

- Select the Right Building Contractor when Building Your Own Home
- Having a good plan that’s achievable. Meaning: your plan must comply with the measurement of the land, if you want a 5 bedroom duplex, with a small BQ at the backyard, and a good swimming pool, a tennis court, and basket ball courts, then you definitely need more than a plot of land.
- Have a good architect or contractor who can give and advise you on a good plan, and who can make positive contribution, and get the plan redesigned if there be any need with all the dimensions outlined.
- If the construction will be more than a bungalow, the service of an engineer is vital. (In Lagos, a registered or certified structural engineer is required to make structural calculations after the plan and survey of the property is ready. The engineer would also acknowledge the structural drawing with his official stamp or seal).
- Create exclusivity: fencing your property is expensive, but it will also keep several unwanted attention away from it. Like the thugs, and area boys who collect illegal tolls from workers and from the land owners whenever work commence. If you fail to do this, you spend roughly half of what you would have spent on a good fence getting rid of touts and trouble. A good fence and a gate keeps a lot of stress and delays away.
- Making up your mind about the time frame, the length of the project, and discussing it with your contractor and working out an agreement that should be signed.
- Most importantly, it’s much more advisable to build during the dry season than during the wet season.
- Don’t cram too much structure on a your land, as this could always lead to problem in the future as the cases with some partially demolished houses with shops or their fronts extending to the road in Lagos. Allow your architect to include parking space, if your street doesn’t have a gutter, have it in mind there would be one in the future, and consider the space for it. Don’t overbuild.
- Listen to experts and don’t go against their advice.
- If you can’t afford a structural engineer fee, and your plot of land is close to a train station, or a place with heavy duty machines that causes serious vibrations, please build a bungalow with solid foundation, as strong vibrations are majorly the reason for house collapse.
- If you are building on a muddy or swampy land, a raft foundation with higher PVC of about 5 feet is necessary in case of flooding. Where the soil has a high consistency of clay or water, enough filling will definitely be required after the raft.
- If your house won’t be a bungalow, you are going to spend plenty on steel.
- Cements: it’s unprofessional to give a tally on how much should be used on a project so don't grumble over this, but keep accounts, and tell them to keep the bags of the used one for you. Cements shouldn’t be spared for any construction, as the ratio of cement to water should be 5:1. The more the cement, the lesser the water, the stronger the house. Dangote Cements are about the best in the market, and it’s proudly Nigerian.

The Process:

Building a home could be an adventure or a nightmare. It depends greatly on you, and the person handling the construction. Good contractors usually start with identifying key problems that needs to be solved before starting any building. First and foremost, there’s the problem of budget. Quality greatly depends on budget. Meaning: a simple gate of residential home could cost from #100,000 to #2,500,000 as it all depends on the taste of the owner. Meanwhile, some extremely low budgets are just totally out of the question. Patience could be meaningful if the funds can’t get the work done. Don’t engage in DIY because of low funds, and go to the extent of managing materials, as some contractors might not care and encourage this. This usually lead to future dilapidation and quick collapse regardless if the home is bungalow or going up.

Estimate:

So, after getting the above steps checked, you proceed with getting a total estimate of the building from your contractor.
The function of an estimate is to give a reasonably accurate idea of the cost of a desired building. And there are 2 types of Estimates:

1. Approximate estimates: An approximate estimate is an approximate or rough estimate prepared to obtain an approximate cost in a short time. For certain purposes the use of such methods is justified.

2. Detailed estimates: A detailed estimate of the cost of a project is prepared by determining the quantities and costs of everything that a contractor is required to provide and do for the satisfactory completion of the work. It is the best and most reliable form of estimate.

When planning to build, it is advisable you get a detailed estimate from your contractor. Most detailed estimates usually have (a). Unit quantity method, and (b). Total quantity method. The quantity method usually include a detailed list and explanation of (I) Materials (II) Labor (III) Cost of transporting materials (IV) Cost of Service Including Contingency. (V) The total cost outline.

A detailed estimate splits the building into steps:

1. General Construction: Building from foundation to roofing.
2. Site Work: Clearing, digging of foundation, filling, the plumber and electrician laying piping and floor plugs for water and conduits respectively. Etc.
3. Carpentry: Rough carpentry and smooth carpentry (furniture work).
4. Utilities: Plumbing (taps, toilets, sinks, etc), Electrical work, pole fitting, plastering, painting, etc.
5. Landscaping: planting of flowers, interlocking stones, etc.
6. Total Work Estimate: total amount for materials required for all work, and labor including supervision and administration.

And the estimate should outline the materials required for all this processes and the units, and cost per unit, and the total amount need, and the total cost.

Materials:

- The best blocks to use should be 9x9’ blocks since most 6’ in blocks aren’t strong, in most cases where people use 9’ blocks, they end up using several columns/pillars for reinforcement. For 1 unit of a 2 or 3 bedrooms flat, 6,000 to 7,000 pieces of blocks will build the entire house. Kindly note that the 6,000 or 7,000 don’t include the fence. A fence tends to require x2 of the amount of blocks spent on building your home. Why? Check a fence and see if there’s any window or door.
- 12 MM steel remains the best for bungalows. If your house is going higher, it’s advisable you use 16mm. Some engineers go as far as advocating 20mm, it doesn’t hurt to be extra careful, but 16mm will hold anything like 3-4 story building, if its going higher, than higher options aren't bad. If you are building a bungalow on a solid ground, you will never go beyond 1 tons of steel. If you are building a 2 units of 3 bedroom flats, you won’t use more than 3-4 tons. When it comes to using steels, have a sharp eye as a ton of 12mm alone cost a whopping #100,000. Take time to visit your site, meet the welder and have a little chit chat and learn things from him.
- Rings & Binding wires: The 12 or 16 mm will be cut into different shapes and lengths, the rings and binding wires are the materials used in holding them together. For a bungalow, you will never use more than 5 dozens of both.
- (Woods): The best woods for rough carpentry are Abara. In most cases, it’s advisable you get plenty right away, so they can be reused for fenestration, pillars, etc. Abara can be used for two to three different buildings if well kept.
- Buy a Geepee tank on the site so you won’t spend double on getting water. The Geepee would eventually be used as the water tank for the house.


This little tips is strictly for residential and small scale commercial construction only and should never be applied to other lines of construction.
Good questions would be entertained. There are several professionals here whose further contributions would also be welcomed. Happy Building everyone.[/b]

nice thread.

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aasog: [b]Land issues won’t be treated as our prestigious one and only Lawyer here has been so very invaluable on the topic, just the technical part of how homes are been built within the country will be discussed; so when the estimate comes from your contractor, you should know what to see and what to question.

Most importantly after securing your plot, you should get the following things done.

- Select the Right Building Contractor when Building Your Own Home
- Having a good plan that’s achievable. Meaning: your plan must comply with the measurement of the land, if you want a 5 bedroom duplex, with a small BQ at the backyard, and a good swimming pool, a tennis court, and basket ball courts, then you definitely need more than a plot of land.
- Have a good architect or contractor who can give and advise you on a good plan, and who can make positive contribution, and get the plan redesigned if there be any need with all the dimensions outlined.
- If the construction will be more than a bungalow, the service of an engineer is vital. (In Lagos, a registered or certified structural engineer is required to make structural calculations after the plan and survey of the property is ready. The engineer would also acknowledge the structural drawing with his official stamp or seal).
- Create exclusivity: fencing your property is expensive, but it will also keep several unwanted attention away from it. Like the thugs, and area boys who collect illegal tolls from workers and from the land owners whenever work commence. If you fail to do this, you spend roughly half of what you would have spent on a good fence getting rid of touts and trouble. A good fence and a gate keeps a lot of stress and delays away.
- Making up your mind about the time frame, the length of the project, and discussing it with your contractor and working out an agreement that should be signed.
- Most importantly, it’s much more advisable to build during the dry season than during the wet season.
- Don’t cram too much structure on a your land, as this could always lead to problem in the future as the cases with some partially demolished houses with shops or their fronts extending to the road in Lagos. Allow your architect to include parking space, if your street doesn’t have a gutter, have it in mind there would be one in the future, and consider the space for it. Don’t overbuild.
- Listen to experts and don’t go against their advice.
- If you can’t afford a structural engineer fee, and your plot of land is close to a train station, or a place with heavy duty machines that causes serious vibrations, please build a bungalow with solid foundation, as strong vibrations are majorly the reason for house collapse.
- If you are building on a muddy or swampy land, a raft foundation with higher PVC of about 5 feet is necessary in case of flooding. Where the soil has a high consistency of clay or water, enough filling will definitely be required after the raft.
- If your house won’t be a bungalow, you are going to spend plenty on steel.
- Cements: it’s unprofessional to give a tally on how much should be used on a project so don't grumble over this, but keep accounts, and tell them to keep the bags of the used one for you. Cements shouldn’t be spared for any construction, as the ratio of cement to water should be 5:1. The more the cement, the lesser the water, the stronger the house. Dangote Cements are about the best in the market, and it’s proudly Nigerian.

The Process:

Building a home could be an adventure or a nightmare. It depends greatly on you, and the person handling the construction. Good contractors usually start with identifying key problems that needs to be solved before starting any building. First and foremost, there’s the problem of budget. Quality greatly depends on budget. Meaning: a simple gate of residential home could cost from #100,000 to #2,500,000 as it all depends on the taste of the owner. Meanwhile, some extremely low budgets are just totally out of the question. Patience could be meaningful if the funds can’t get the work done. Don’t engage in DIY because of low funds, and go to the extent of managing materials, as some contractors might not care and encourage this. This usually lead to future dilapidation and quick collapse regardless if the home is bungalow or going up.

Estimate:

So, after getting the above steps checked, you proceed with getting a total estimate of the building from your contractor.
The function of an estimate is to give a reasonably accurate idea of the cost of a desired building. And there are 2 types of Estimates:

1. Approximate estimates: An approximate estimate is an approximate or rough estimate prepared to obtain an approximate cost in a short time. For certain purposes the use of such methods is justified.

2. Detailed estimates: A detailed estimate of the cost of a project is prepared by determining the quantities and costs of everything that a contractor is required to provide and do for the satisfactory completion of the work. It is the best and most reliable form of estimate.

When planning to build, it is advisable you get a detailed estimate from your contractor. Most detailed estimates usually have (a). Unit quantity method, and (b). Total quantity method. The quantity method usually include a detailed list and explanation of (I) Materials (II) Labor (III) Cost of transporting materials (IV) Cost of Service Including Contingency. (V) The total cost outline.

A detailed estimate splits the building into steps:

1. General Construction: Building from foundation to roofing.
2. Site Work: Clearing, digging of foundation, filling, the plumber and electrician laying piping and floor plugs for water and conduits respectively. Etc.
3. Carpentry: Rough carpentry and smooth carpentry (furniture work).
4. Utilities: Plumbing (taps, toilets, sinks, etc), Electrical work, pole fitting, plastering, painting, etc.
5. Landscaping: planting of flowers, interlocking stones, etc.
6. Total Work Estimate: total amount for materials required for all work, and labor including supervision and administration.

And the estimate should outline the materials required for all this processes and the units, and cost per unit, and the total amount need, and the total cost.

Materials:

- The best blocks to use should be 9x9’ blocks since most 6’ in blocks aren’t strong, in most cases where people use 9’ blocks, they end up using several columns/pillars for reinforcement. For 1 unit of a 2 or 3 bedrooms flat, 6,000 to 7,000 pieces of blocks will build the entire house. Kindly note that the 6,000 or 7,000 don’t include the fence. A fence tends to require x2 of the amount of blocks spent on building your home. Why? Check a fence and see if there’s any window or door.
- 12 MM steel remains the best for bungalows. If your house is going higher, it’s advisable you use 16mm. Some engineers go as far as advocating 20mm, it doesn’t hurt to be extra careful, but 16mm will hold anything like 3-4 story building, if its going higher, than higher options aren't bad. If you are building a bungalow on a solid ground, you will never go beyond 1 tons of steel. If you are building a 2 units of 3 bedroom flats, you won’t use more than 3-4 tons. When it comes to using steels, have a sharp eye as a ton of 12mm alone cost a whopping #100,000. Take time to visit your site, meet the welder and have a little chit chat and learn things from him.
- Rings & Binding wires: The 12 or 16 mm will be cut into different shapes and lengths, the rings and binding wires are the materials used in holding them together. For a bungalow, you will never use more than 5 dozens of both.
- (Woods): The best woods for rough carpentry are Abara. In most cases, it’s advisable you get plenty right away, so they can be reused for fenestration, pillars, etc. Abara can be used for two to three different buildings if well kept.
- Buy a Geepee tank on the site so you won’t spend double on getting water. The Geepee would eventually be used as the water tank for the house.


This little tips is strictly for residential and small scale commercial construction only and should never be applied to other lines of construction.
Good questions would be entertained. There are several professionals here whose further contributions would also be welcomed. Happy Building everyone.[/b]

1. I have a piece of land I want to develop but don't have all the money nw, how mush will it cost to lay the foundation of a 3bedroom flat or a duplex

2. Is there away I can be managing in some of the rooms till its finally completed, don't want landlord to keep getting all my money joh