₦airaland Forum

Hello house, please does anyone know the average cost of installation of water filtering system for a building with 6 flats. The current water output contains lead and it's colored. The idea is to have the borehole pump the water into a filtering system then the filtered water is transferred to the tanks.

Hello all, please what is the best price for silver color aluminum hand railing per meter. Thanks

Hello all, please I will like to ask which kind of build is best for tank stand. At least 3 Tanks will be on it. Is it best to do iron tank stand or to build with block and concrete? Thanks

Thanks all for the feedback. I think the suspended ceiling is my best option.

First picture - this is the ceiling of an Airbnb I'm staying in Bogota Colombia, I wish I could get something like this. It Looks really neat and mature. I really can't figure out the material they used. It feels strong so it's not board.

Second picture - this is the ceiling of an apartment in DE. I'm thinking of doing the bedrooms on the ground floor like this , Just paint it white. Do you think it's a good option.

Hello everyone, can someone please recommend a neater, respectable and cheaper alternative to P.O.P ceiling (the one that's constructed from scratch).
I'm personally not a fan because of the duration of construction, the expense, and also the wastefulness of materials. I'm also not a fan of the designs and the clownish lights that make bedrooms look like clubhouse or beer parlor.
I'm also not a fan of polystyrene for reasons like heat, fire, and lightness.

I'll appreciate if anyone can recommend other alternatives especially for bedrooms and kitchen. For the living rooms, POP can be constructed for them.

Thanks

MackyNaija:
Jiuhua group d0t com, check the M-J08 and J09 styles.
They have Lagos and Uyo offices, sub dealers also carry the door for about N800k.

Hi, thanks for your updates on this thread. Can you please provide the direct address or phone number of this jiuhua group you mentioned. I checked their website and their social media accounts I couldn't find specific contacts. Thanks

RockOfAgesAlumi:
Good afternoon sir
FRAMELESS WINDOW WITH BURGLARY AND VIBAL NET•
•PRICE FOR EACH WINDOW•
1000 X 1400🟰155,000
1500 X 1400🟰170,000
900 X 1200🟰135,000
600 X 700🟰60,000

1000 X 1400🟰155,000
900 X 1400🟰150,000
600 X 700🟰60,000

TRANSPORTATION🟰65,000
WORK $ INSTALLATION🟰200,000
Thanks

Thanks I'll compare with other quotations

FemiHKE:
Would you mind sharing email address instead?

a

Thanks for your continous help and support.

So I just got a reply from my mom. She said they've finished with demarcation of the flats. Now they are planning on installing of windows, pipes for electric wires and First stage of plumbing installation. And negotiations and selection of materials and artisans for these work have only just started. I'm not satisfied with this because I believe this should have been done since. I will allow the engineer finish with this stage of work then I'll reevaluate his position. As someone suggested, I'll also try to integrate artisans and engineers on this thread in the project. For anyone who's into windows and plumbing materials and installation, I'll attach the list here and you can reply with your quotation.
As I do not know anyone personally here and also I'm wary about giving my personal contact out(which is why I don't have direct communication with the current engineer), most negotiation and discussion will be done here and with my mum.
Please note, location of project is ketu/alapere Lagos.
My desired window style is the frameless aluminum one( Pic will be attached).

@diordaves @michlin @brixton .... Thanks for your contribution. Forwarded a strong worded message to my mum regarding the issue since on Thursday. Yet to get a feedback to my message. Hoping to resolve it this weekend.

Hello everyone, I'm here again for advice. Thanks for your continous support.

I have a renovation project for an old building bought last year. To be converted to a modern style storey building consisting of 4 2-bedroom flats and 2 one room self contain.

After months of several bureaucratic hurdles, the project started approximately in April this year. The engineer I used for this project was brought by my mum who knew him because he had done similar project in our area. When I was in Nigeria in February, I met him and discussed with him and he was of the opinion that the project is something that can be completed in 3 months. I told him that's ok but I'm not in a Rush and I will continue the work until a stage I can afford.

Agreed payment mode for the engineer was 20k per day. Before leaving Nigeria, I asked him for a list of what will be done at each stage and time period. He gave me the list we discussed and agreed on things that Will be done in first month.

After returning to my base, I realized the project was moving really slow, even my mum who brought the engineer complained of the engineer of having few workers. April and May went by without much work done, only significant thing completed was the roofing, of which it was my mum who brought the carpenter for the work.

So before June , I asked the engineer to provide a list of what Will be done in June and the finances required. He sent it and I gave an ok to it. Until now, we are still on the stage of arranging blocks, demarcation of flats and construction of staircase. We are almost at the end of August we are still on that.

Last week, I was angry and I asked my mom to forward my voice note to the engineer where I stated that I was not satisfied with the speed of work of the engineer. The reply by the engineer was that "oh, renovation work is not rushed" "We should start buying materials for other stages like windows, doors, electrification and plumbing" even though he's not done with the demarcation of flats, talk less of plastering. There was no sense of responsibility or accountability from his end at all.

It's not like the there's no money to Start buying materials for the next stage. But at least Work should get to some level First before we start with that. I'm really frustrated with the project right now, because I can't plan for anything else because of it. I don't have direct contact with the engineer. My mum does.

I will like to ask your opinion on this. Is this normal pace? And also I'm at the Stage of wanting to change the engineer, do you think it's something I can do easily. Please note that this engineer was the one who handled most bureaucracy required for the project. I'm just really frustrated and feel tied down by the project. I wish to reach a stage of the project that I can finance and plan for something else with my life.

Please Note: We have only paid the engineer for 2 and half months of work. Even though we are Still on the stage we planned for first month.

diordaves:
You have not said what the offence is. Did you dispose of your waste in a public space? Have you generated any waste from your site and is the waste within your site (your private property)? If yes, you've done nothing wrong.

Pay a visit to their office and if it turns out that you are asked to pay an arbitrary sum into a private account or hand, I will not pay SO LONG AS I DIDN'T DISPOSE OF MY WASTE IN A PUBLIC PLACE.

If you have contravened the law by constituting a public nuisance regarding the disposal of your site waste, go to the office and follow the due process.

Civil servants up and down the country are very corrupt. Play no part in that corrupt system.

All the generated waste are within the site. No waste is in public place. The engineer is telling me that it's normal practice to pay LAWMA that amount. That's why I said it doesn't make sense to me because LAWMA is not a revenue collection agency.

Hello, Good day everyone. I just got a message from my engineer that LAWMA placed a contravention notice on the site and that they are requesting for payment of 300,000 naira within 7 days. This doesn't really makes sense to me and sounds ridiculous. Please is this the normal practice and is this how it's done. Can someone please advise or give opinion on this.

My understanding of the situation from what I Read online is that we should find a PSP service for disposal and have an agreed feequent time for the disposal.

But my engineer is not agreeing with my understanding. I told him LAWMA is not a revenue collection agency.


Please someone help shed light on this. Thanks. Please find attached the pasted notice even though it's not really visible.

Procarpenter:
How many bedrooms is the house sir so I can check it up for you and give you the accurate quotation. You can chat me up through my signature below….

This is the roofing plan

Hello , Happy New month everyone. Can you please help access this quotation for roofing.


Quotation For Roofing Coverage
(Gerard Roofing)

Roofing Tiles:
476sqm x5,300
=2,522,800

Ridge:
57 Meters x3,000
=171,000

Side cap:
8meters x3,000
=24,000

Nail:
25kg 8,000x5
=40,000

Sealant:
4 Tubes 5,000x4
=20,000

Transportation 50,000

workmanship 200,000

Grand Total: (3,027,800)

Hello All, Thanks for your feedbacks. after several back and forth these are the costs paid and work have started already. Just dropping the information for anyone else who might need it.

Omo on Ile #1,350,000
Safety Commission. #200,0000
Town Planning Office. #200,000
These were paid Last weeks

Then Labca were paid 1.3m. Tried to beat it down but they didn't agree. Even after the 1.3m they gave conditions that we should finish the work quick before they move their oga. Else we'll have to pay another Money if we stop and restart some other time.

Nigeria was really a country.

Thanks for your inputs. Cc diordaves acmebuilding Billions123 gabbytabby kopell and everyone else

gabbytabby:
Na him go open him head say make them come scrape all this diaspora people often times when them say everything by the book I just laugh. Which book.

A major renovation that you chose to carry out ( where you have to evict all tenants) some money for omonile ( when I ready I go haggle for more that 2 hours so that them go say madam bring wetin you get) about 100k and labsca only if them come round as it has nothing to do with them if no structural issues identified prior so 50k and then somebody come say million , millions ha.

Even for painting that I did last year for my papa house we give omonile 15k roofing nko we pay( if I dey na just round of drinks). Those ones na necessary family stipend for when you need them for serious issues and a familiarisation issue.

Always try to do externals particularly windows and security iron while some tenants are still there. They act like unofficial security and then nobody gets to put eyes and you can lock up for the internals.

Thanks for your feedback. The omo onile money was paid because we Just bought the building and we collected receipts for that. The reason I was insisting on going by the book is because buildings around the project are marked for demolition. So govt officials visit there regularly. I won't be paying the amount stated as advised. But since the plan is for a major renovation, I guess there's Still be significant outlay. It's just because I'm not around and I don't want to do anything that will stress my parents or siblings, having to go up and down begging govt officials. Previous trauma from This officials wey make me run comot 9ja, I still get the PTSD.

diordaves:
To be honest, you shouldn't be paying any of these fees. But the Nigerian civil service up and down the country is fantastically corrupt.

You have been sent a list for BUILDING APPROVAL REQUIREMENTS. That building you bought has already been approved since the 1980s. So that list and all that is contain therefrom is for a new development. It has nothing to do with your situation. That building is your residential building now (so to speak). Now, is the Lagos state govt telling me that I need to pay 4.3mil to renovate my property? Well, I and the people I know have never paid anything on that list for old purchased properties in Lagos state. I have some experience. To me personally, that list sent to you is a list largely to extort you.

Your situation, from what you posted is that you bought a building that you want to improve to add value. In my experience, I pay "ratification" fee to the Bale of the area and "development" fee to the omonile(s). That's all. I do not approach the Lagos state government for anything. So all this ASSESSMENT MONEY, TAX MONEY, LUPA(R) PAYMENT, PROCESSING FEE, this fee, that fee is something I have NEVER experienced with old property purchases in Lagos state. New development? Yes but not for a renovated property.

However, has that building been served a property at risk and unsafe Notice? Has the property been served a demolition notice? If yes, there is a different route to follow to improve the building not Building Approval route. If the building has not been served anything, I will contact a structural engineer and renovate my building jejeje. I no fit shout.

Thanks for your feedback. I already sent a message that I'm not ready to pay such money. I'll have a call with them on Tuesday with the info I got Here

kopell:
Please don't let them convince you to do anything back door deal, lagos state will come hard on you. Stability test is not a letter, it is a complete test report that will be submitted. I hope that your assessment fee is correct, because assessment is based on size of building and height , including security, generator, even dog house on the land will be measure. If you don't have them on the drawing, they will come for physical inspection, if anything different from your drawing, they will reassess you for additional fee. Tax bill to high, if you don't want to expose your income from abroad, they have standard average income tax of 1.5m they charge. If you're lucky to be handlining 2 projects at the same time, that amount cover those 2 projects as far they are in the same year. Good luck

Alright. Thanks for the feedback. Definitely wouldn't be doing the backdoor deal. I'll try to see if I can beat down the tax money.

diordaves:
Where are you located? In the diaspora? Are all the documents in your name? If yes, you can work out the income tax to far far less. If you are in Nigeria, are you paying tax? If yes, submit this evidence for a negotiated amount. If you are not paying tax, you need to work with them but not that amount on the list.

All you need to pay should be less than 2mil.

Sorry, I didn't See the last sentence before. Do you mean the total amount to pay for everything on the list should be around 2m or you meant the tax?

diordaves:
Where are you located? In the diaspora? Are all the documents in your name? If yes, you can work out the income tax to far far less. If you are in Nigeria, are you paying tax? If yes, submit this evidence for a negotiated amount. If you are not paying tax, you need to work with them but not that amount on the list.

All you need to pay should be less than 2mil.

Hi, Thanks for the reply. I am not in Nigeria. I'm in Germany .I have tax declaration of the country I live. Can I use that? Yes, all the documents are in my Name.

Can you please suggest how much I should negotiate for? Thanks

OkanlawonB:
From my personal experience with approval process in Lagos, it's a fair billing, the only thing i find exagerated is the LUPAR fee.
LUPAR is just a report that could be sourced from any approved "connected" source. You people may ask from another source within your local gov. area Like the LASPPPA(town planning ) office of the site location, it may be like 300k instead of the quoted 750k. Don't source from outside your LGA.

The quoted tax money is for the last three years, its fair enough, thats how people in need of approval have been paying it. I paid as much recently also.

Thanks for your feedback. If This is how it is then I wonder why people complain of high rent cost in Lagos. When one is already spending almost 10m on permits and approvals only. No wonder people would rather go behind the door for approval. If not for sentimental reasons, I go don run.. Residential projects or building in general is not worth it in Lagos Abeg.

darc:
Where’s the location

Alapere, Kosofe local government, Lagos

Hello all,

We decided to proceed with the renovation of the building in Lagos and I insisted on doing everything according to the books. So we've paid safety commission, town planning, omo onile money. These already costs over 3m already. According to the engineer only Labca approval is remaining. I told him I don't want backdoor approval. So he sent me this list, that's requested from Labca official. Which totals over 4.3m. I think This expenses are outrageous. Can someone please help verify if this is how things are done? cc diordaves acmebuilding billions123

Thank you all for your input. For now, I think selling will not be considered. We'll look for an independent engineer for second opinion on how to proceed.

Thanks to you all

acmebuilding:
Without casting aspersions on the integrity of the engineer.

Either you get a second opinion or you consult an experienced engineer who has NO financial stake in the renovation. Someone who would also supervise if you decide to go forward since you have little building experience.

Building settling is not a minor thing and renovation/breaking of walls and addition of wall will add stress to the structure.

Thanks for your feedback. I'll proceed as you said. I'll try to get second opinion from another engineer.

acmebuilding:
Did you go to LASBCA for renovation permit or they came to you? what are the LASBCA officials looking for? if it is just renovation "fees", they are looking to fleece you. if they are looking for structural certification and documents it is better.

From your description of the neigboring houses, it seems the area has a building settling problem, and the officials are planning to use your project to "eat". they are notorious for targeting such areas for extortion . Also, you need to get a complete qualified engineers report on the status of the building i.e on that covers the concrete and reinforcement condition, settling and what the renovations would do to the building). Not a fly-by-night assessment.(regardless of the Ultrapulse velocity testing done)

Your dad may have a point that this is a trouble in the making. you have not started work , yet you already have issues with LASBCA and structural/settlement problems, as the contractor is looking for his profit. I agree with diordaves. yes. there is a solution to all engineering problems. the question is at what cost.

I also noticed that the renovation would involve the demolishing of internal wall that would add stress to an already weakened structure. Also The engineer’s assurance that everything would be fixed is vague. adding columns to a sinking building is not a solution. the solution is underpinning and that is very expensive

Please find attached the minimum requirements if you do not want further disturbance from Lagos state planning officials.

From my experience in dealing with these kind of projects. the Lagos state officials would wait for you to start. it is when you have started and sunk money into the project, at the point of no turning back that they start giving you problems. I can assure you that even when you settle or satisfy LASBCA, they will still go ahead and report your project to LASPPA and LSMTL officials who will come to your site, seal it and start asking for all kinds of things.

If your work is not VERY paper tight, documented and indemnified and certified by a COREN registered engineer who knows how to deal with them, you are at their mercy. The fact that you are not in town is another thing.
Just my two cents.

Thanks for your feedback. The engineer gave a list of all the certifications and payment we have to do before we start the renovation. We are the ones going to Labca for approval, which is the last item on the engineers list. Also the certifications stated in your document we've done that too based on the recommendation of the engineer. But it's the engineer that did all the runnings, we just gave him the money. He then forwarded the certificates and documents. But I'm not sure how genuine the testings are, maybe they just collect money and give certificate. The engineer is a certified engineer, according to him and the title in the documents.

Th

Billions123:
I'm quite interested in why your dad wasn't aware of the initial purchase. This is because I'm tilted towards his stance of selling off that place, so I want to be sure it's truly from a rational POV.

Also, you mentioned the house beside and the one opposite being marked for demolition by the government, why is yours not marked? Are you sure it's not part of the reason the place was sold?

Just like your father rightly said, a lot of engineers are just after getting paid, infact, all engineers are. If the house sinks you cannot sue the engineer or hold him responsible because all he did was give you his opinion and you sanctioned it, you approved it. Unless you hand the contract off to a construction company to deliver at completion. I'm sure no construction company would authorise a renovation on sinking property, because they know they will bear the loss if anything happens, they will advice you to demolish and restart.

Also, your mum might just be excited her son is finally bouyant enough to get things done, nobody will spoil her shine. You will probably hear things like "God will not allow our own house sink", "since i didnt spoil anybody's own, God will not allow the government demolish our own". All these are from the place of love, but when the gbege happens, all she can do is cry.

For your Dad to go as far as suggesting you even sell at a loss and buy somewhere else, I want you to really consider it.

All the best.

Thanks for your feedback. We were searching for a property. This one came from an area and people familiar with my mum. To be honest with you there are also underlying issues.
Please see the pictures of the building my brother took today
@diordaves

diordaves:
Do you have a picture of the building?

The fact that the boys quarter is sinking is never comforting. This is a cause for concern regarding the main building.

A sinking building is as a result of subsidence. The building will need underpinning which is a highly specialist process. You will need a highly experienced qualified structural engineer.

Note, that most tradespeople parading themselves as engineers are artisans, half backed bricklayers and pretenders and journey men. The Nigerian civil engineering industry is the most infested by charlatans more than any other industry.

For a structure the way you described it, you will need a QUALIFIED AND EXPERIENCED structural engineer.

Let your engineer tell you how he is going to fix the building. It is not enough to say the building is going to be fortified but HOW?

To me, you've already bought the building. There's a civil engineering solution to all civil engineering issues. All you need now is to seek the requisite professional to deliver the right solution. So tell your "old man" not to worry. It can be done.

Diordaves & Billions123.... Thanks for your feedbacks. I don't have pictures, I'll ask my brother to go take pictures tomorrow. But here are some screenshots from the test report

Hello house,

Please I'm in a mentally stressful situation Right now and I hope people on this thread can help resolve it.

Late last Year, My mom help me get a property in Lagos, it's an old one storey building and we planned to renovate it. We did the survey, also integrity test, structural test and stuff like that, only money to pay Labca is remaining as those ones are asking for huge money. After all the testing they said the building can be renovated and pillars are needed for support. Please note that I was not in Nigeria during all these process.

So I visited Nigeria last month and visited the place, I noticed that the building opposite it and the one beside it were marked for demolition by government. I talked to the engineer about it , he insisted that the building we bought is ok and it's not effected, that we can renovate and make it structurally strong. He stated that we wouldn't have gotten approval if that's not true. Please note that I'm not very experienced in construction work.

Before leaving Nigeria, I took my Dad to the building and at first sight he got angry with the purchase insisting that it's a sinking site. We noticed that the boys quarters of the building is sinking already(though we already planned to demolish it anyway). We also noticed that there are some cracks on the wall of the building. We discussed this with the engineer, and he insisted that everything Will be fixed and there will be no issue.

I left Nigeria after the stated assurance. The plan was to actually start with the renovation last month, but the payment of omo onile money and also negotiations with Labca is what's delaying start of work. Since I left Nigeria, my dad has been calling me repeatedly that we should not start work that the site is a sinking area. He said the engineer only wants to continue with the work because of money he'll get paid. And my Dad also said the integrity test and structural tests don't mean anything.

He insists I sell the building even if at a loss. Because he believes the building has to be demolished completely and new stronger foundation done, and this will cost a lot of money. My mum and the engineer think otherwise. This is causing issues in the family already. I already made money available for the renovation. Please note it's a one storey building and we intend to keep it that way, just to modernize it and turn it into flats.

At this point I am stressed out and confused and don't know who to believe and what to Do. How can I be sure there'll be no issue in the future if we continue with construction?

bixton:
Okay. Please do get it because that is what will help enable you to bargain with him.
Whatever is the case just at the back of your thoughts try to stick to 60 days to get the work done. Any extra and unforseen circumstances shouldn't be more than an extra 7 days.

You're welcome and good luck in your endeavors.
God bless you richly.

Alright ,I will do as you say. Thanks for your input ,I really appreciate it. God bless you too