Jumyg: Please how do you charge on stage by stage supervision.
As a registered Engineer, we use total sum and source of project to determine Engineer's cost..
Total Sum of project Less than 50million and Private owned, can be percentaged at 2.5%
Total Sum of project Less than 50million and govt own /big multinational company, can be percentaged at 5%
Total Sum of project more than 50million and Private owned, can be percentaged at 5%
Total Sum of project more than 50million and govt own/ private big multinational company owned, can be percentaged at 7.5%..
lastly.. kobokobo stages supervision... 1 to 2%
Since a project has many stages, the client can decide to pay the consultants based on each completed workp stage or milestone.i.e foundation works, first floor works, second floor, roof. The consultants fees at each stage is the agreed percentage of that stage of work as reflected in the BOQ.
Poor proping , when the volume of the concrete is underestimated and the supporting props are inadequate in size or quantity.
I witnessed a casting where the labours in their quest to finish the casting made their way through the props by removing some of the props. Thank God it was noticed on time. The carpenter was called to replaced the removed props to prevent collapse of the floor. And we told them not to remove or shift any prop again.
A closed staircase is necessary for security of the upper floor. If compulsory, you can add a spiral staircase at the back of the building for the kitchen.[/quote]
Sir, are spiral staircases still allowed as emergency exist in modern designs??
They started the piling immediately after the lockdown in May and now roofing.
After the piling and ground slab, instead of setting blocks, they did columns and beams, decked, moved to the upper floor, no setting of blocks, just columns and beams, now about to roof.
Is this really okay?
It very okay. It's a framed structure where all the structural members are constructed before partitioning. In this method of construction the walls are non load bearing unlike the other types where the wall are load bearing.
The partitions can be altered without affecting the structural members.
lastpage: Haaa, now you want @Chief Egun1 to flog me for giving a lecture, without permission?
Okay, here we go: Lecture 104
Intro: Sir, I think the right comparison should be between a'Lease and a Rent'. Both are Tenants but their type of Tenancy is what is different. A tenant might be "Leasing" while another might be "Renting".
Differences, Pros and Cons Tenor: 'Lease occupation exists for a[b] fixed length period, by default[/b], depending on the type of Lease (Fixed or Fixed Certain); Rent occupation exists in perpetuity, by default (that is, the law assumes that by default, that a man who RENTS and pays for One year Rent, will renew that Rent after the end of the year and the tenant is entitled to exercise that 'renewal option', except its in very extraneous circumstances.
[color=@990000]Notice Period: Since most Flats occupation are on a yearly basis (using this as example, because there are bi-annual and Monthly tenants in some outskirts places), the Tenancy Law makes it mandaory that you must give a yearly RENT Tenant, a Six Months Notice to Quit tenancy. The Notice period for a Lease is ONE Month "or" as enshrined in the Lease agreement signed between both parties (this means you can vary it to be one week, one month, three months, one year, as long as you both agree and sign same in your Lease agreement).
Renewal Procedure: For a Rent tenant, he will likely pay for another year, in the last month of his Tenancy though most will owe and let it spill over into the first, second or third Month. Some will even owe the renewal for almost a year! (This is what l cannot stand, to be honest). I have been a tenant in the past and my Landlord use to use me as a 'Poster Boy' to other Tenasts because he gets his renewal Money, no later than the 11th Month of the current tenancy.
For a Lease, the renewal process would have been stated clearly in the Lease agreement, (if at all it is renewable, but most residential lease are renewable). For example, A Lease that is One year Fixed Certain, means the Lease expires after one year of the signing of such agreement and the tenant MUST VACATE the Premises, at the End of the Lease. No Stories. If it is just a Fixed Term Lease, it means the Lease ends at the end of the one year term and the option to renew, rests with the Lessor (House Owner or his agent). The conditions for renewal would have been explicitly stated in the SIGNED Lease Agreement and properly explained to the Tenant in both cases, before the agreement is signed.
So, the Lease variation ensures that you dont have to wait for six months to get an erring tenant out of your building (most tenants think they dont have to pay for the period under which they are given a Quit Notice but legally, this assumption is false, as the landlord can apply for Menes Profit, to cover that rent arrears and the Court will approve it, assuming the Tenant did not run away before the Judgement day )
For a Lease, the Notice Period can be as low as one week (but l normally sign-up to 30-Days, to give the Tenant time to look for alternative accomodation. One Month in February is not the same as One month in July, so l use a figure, 30 days, to remove any ambiguity ).
If Tenant fails to surrender key after that one month Quit Notice, then you serve a One Week Notice to surrender Keys, if he still refuses, you simply apply to the Court using form TL3 and the Court will invite the Tenant (some will not turn up but it does not invalidate the process) and he will be ordered, using a Court Bailiff, to vacate the premises immediately (again assuming you are doing the 'legally right things' and have not broken the law yourself and your 'Quit Notice' cannot be rendered invalid by very small, small technicality like inconsistent date (e.g, if the Notice is short by even a few hours or days (30daysshould mean 30 full days, from 12.00 am to 11:59 pm of the 30th day but l usually allow a day to overlap) or the Notice does not contain the major elements required by law, it becomes invalid and the tenant cannot be made to leave the premises by the Court, the whole process has to start all over again.
For a landlord, you want an erring Tenant out of your House as quickly as possible but we all know that it is very easy to put a tenant in the House but getting them out is just damn difficult because they are smart, some are wicked and also play alot of games. Some will stay in the house and use their Lawyer to "drag out" the Quit Case in Court. One Baba Landlord told me that a tenant in his house just left and she spent three years without paying, before she finally left! I dont know what l would do, if l am confronted with such tenant because l am not that very patient to cheating, that is my weakness. So, let him in on how to go about it, next time. No one should have the liver to put a retiree, elderly man through that.
[color=#990000]If you do a Lease, you are not bound by that Six Months requirement of the Tenancy Law, for a yearly tenant. If you do a Lease, you would have specified in detail, how long the tenant will stay, if he can renew, that the renewal is optional and at your discretion, that it must be done and completed by the end of the 11th Month of the yearly Lease (so you can use the last month to issue the Quit Notice, if agreement cannot be reached and Tenant cannot owe you more than that One week Rent, at worst, which is the legally required 7days Notice before his matter gets before a Rent Judge in a Court).
With a Lease, the agreement is so detailed and so specific that it makes it easier for a Judge to determine the Suit in Court, because it is a PRIVATE AGREEMENT between you the Lessor/landlord and the Tenant/Lessee and the law honors private agreements between two private citizens, as long as it does not flout the Law.
Tenants who are on Lease also know that they are already on "one -leg out" of the house and they generally dont misbehave too much because they are also aware, having read and signed the Lease agreement, how easy it is for the landlord to evict them within a Month or six weeks at most, but only 7days extra is usually required in most cases.
But NOTE: The most important things in a Lease is the WRITTEN, SIGNED and STAMP-DUTY PAID Agreement. It must contain all the elements that fulfill your requirements, (within the ambits of the law), You must explain the meaning to your Tenant and it should have a clause stating that "he agrees exclusively and privately, to the terms of the Lease and will abide by these terms and conditions, unreservedly, that it has been read to him and explained to him in a language and manner that he truly understands". This part is most important and the Lessee must sign and date separately, it just below those words.
The Term (duration of Lease) and Lease (Type of Lease) must be clearly stated. The Lease must be signed on the last page by at least three people: You the Landlord (Lessor), the Tenant (Lessee) and a Witness. You must then go to Revenue (or do it online) and pay .78% as Stamp Duty of the Lease amount, to the Govt, to make the Lease a Legal Document that can be presented in Court and accepted in Evidence.
Like l said, it is a legal document and not all Lawyers can provide one that will stand the test of time. If not done properly, it will fall flat under cross examination, if you ever get to court but l have come to realise that tenants do read their Landlord psychologically from the onset and would determine if they can Bleep with you or not. Give them a good building, sort out their issues that need your attention, dont be greedy, treat them fairly (but dont ever get too familiar with tenants, your relationship is not designed to be familair, rather, it is combative when the chips are down, no matter how much you like each other).
Carefully select Tenants that you know have the capacity to pay their Rent as at when due (Job level, education, responsibility, demeanor, etc are issues to consider, l wont give someone who earns less than 150K -200K a month, a house that cost 700-800K per annum, he cant afford it without running into financial difficulty). I ensure l personally speak with every potential Tenant, before l agree to their tenancy.
I am skeptical of Leasing to Traders and Single women (my apologies to all Traders and Single women here) because the income of a Trader fluctuates too much and Nigerians are not generally the type that think House Rent is the Number one 'priority money' to set aside, in times of plenty! Rent will always fall due when "market is not moving". For the Single ladies, my issue is that majority of them like drama too much and the long line of Suitors and changing faces that come look for them, in my own opinion, puts the type of "safety and seclusivity' l expect in my Houses in jeopardy. I have CCTV Cameras in externals of all my houses and l dont like when l take a look, seeing a "long traffic of strange faces", but you cannot deny a young lady such situation, so l would rather avoid it.
Just chose the kind of people you want in your house, l love young families, educated to higher level, with a serious and calm demeanor, not the noisy drunkard that would come and be banging the main gate at 1am in the dead of the night or one that stays home 24/7 gossipping and causing trouble with other occupiers. Everyone to his own choice.
Was working on a site a year back we had 4 different individual monitoring us lol... video call at all time for client to monitor proceedings... meanwhile it was the client mother that was actually diverting materials
To buttress your point. I am a structural consultant on a project now while my the client is abroad. He's always asking for update on the project even with his men on site. Sometimes he wants video calls just to monitor the project.
JWTheocracy1: Good morning great engineers in this thread. I have a question because I'm lost by the pace I'm told materials is finished.
What's the normal ratio a bag of cement with sand and granite in ground flooring? It seems there is something fishy about who is handling supervision of my site.
For concrete 1:2:4.mix. It could be that the supplied materials quanities are not the right quantities, the contractor is using his own mix ratio or they are diverting your materials. Get someone to be incharge of record keeping for your site. The person should always confirm the quantity of materials delivered to site and the record materials used. This will help you know what is going on your site..
However, schools that have not concluded their 2nd term examination should round off and commence 3rd term immediately which is expected to end in December,” he said.
So unity schools are having their third term thereby completing the session while others are starting a new session, first term. Can't they just have the same academic calender??
It is good to say thank you to your boss after receiving your salary. It's not every employee that has been paid and not everyone is employed too. Just being grateful doesnt cost you anything. I always acknowledge all payments with thanks for services rendered. Be it cash, cheque or transfer. It should be an attitude.
[quote author=Pascal2016 post=94408784]That's exactly what my Engr said, that it's cheaper to do structural foundation with pad instead of doing strip foundation with chained DPC. He told me that he will use 12mm rod to chain it all round including the areas that will carry partition wall and DPC will be done on top of the reinforced beams. He further told me that loads will be transferred via the foundation beams to the pad and the house will be strong. I am only worried because it's a 2 storey building and I have not seen that before. I will appreciate more lights on this from the gurus on this platform. Thank you all for your contributions so far.[/quote
Your foundation type depends on the nature of the subsoil. If the soil is firm, a pad footing should be sufficient to support your 2 storey building. The pad footing must be designed and constructed such that the depth and the size of the base can comfortably spread the structural load to the foundation.
Let a structural engineer design the building for you, this will eliminate your fears and worries.
n3xt: I have an all room en-suite 4 bed plus VC and even generator house had its own toilet but here’s what I’ve found out over time:
- how many bathrooms do you need so that everyone can get ready in the morning.
- For a fresh starter couple living in a two bed, two would probably be ok unless you both absolutely HAVE to be showering at the exact same time.
- Not everyone need to get ready together.
I just remembered I once lived in a 3 bed house with 3 bath as a starter and I never bump into visitors/guests. My in-laws only visit maybe twice a year; siblings maybe once a year and friends don’t pop in at will. My kids didn’t start bathing themselves until 5 year old.
Maybe one day everyone will need the showers in the house but right now some are just occupying space.
If it’s about bumping, it’s better they learn that from the house as hostels won’t hand over a bath to each student in school (college or high school).
In Oprah’s words ”A shower for you, and a shower for you. A shower for you, and you, and you. Hand out as many bathrooms as you can stand!!”
Properties › Re: General Topic Thread-To Discuss Anything And Everything in Building Construction by Aforxzy(f): 8:58pm On Nov 04, 2020
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