₦airaland Forum

Hidden Layers

One of the pleasures of working with imaginative and creative clients is adapting as a project proceeds.

In any project, there are always hidden layers, which appears during a project and often provide opportunities to do things differently or better to the original spirit of the home.

Check for hidden layers in your construction projects.

Happy Independence Nigeria

~ Your JAMB score is 73 and you want to study Medicine to become a Doctor? That's not even enough marks to make you a NATIVE DOCTOR... Get a life! ~

~ You do not have a land and you want to purchase tiles for your dream house. That's f00lishness of highest order... Get a life! ~

~ Your house plan is for a bungalow and you want to add extra floor without due consultation? That's suicidal... Get a life! ~

~ Your build budget is N2m and you want to buy land in Festac, Lagos. That's not even enough to settle the council boys, omo onile and agents... Better look elsewhere in Mowe, Ikorodu, Siun, Agbowa, Ibeju-Lekki, Agbara, etc... Get a life! ~

~ You're 30 years old. You work in VI and you went to build your house in Agbara. That means you want to remain as a tenant till retirement age... Location is key. Nearness (to the market, church, school, work, airport, parks etc) is very important. ~

~ You just finished paying for your land and you're already bragging. Land purchase is just 5% of home ownership. In fact, shell construction (ie. Roofing stage is just 40%). Take am softly ~

estheradeola: fnx for ur response buh i absolutely av no idea wat a community land is
is it a gud fin or bad fin?

A community or family land is a plot of land sold by individual or representative of a family. Its not a bad thing but you should be prepared to pay extra money when the construction work is happening.

You'll have to pay the family selling the land at various stages some dues before construction e.g. Foundation levy, Decking, Roofing, plastering etc. This payment is outside land cost.

All this issues and worries are already taken care of when you purchase land from estate developers. No Omo Onile fees when you buy serviced plots from real estate firms.

But if you don't mind the extra cost which are always negligible in some cases, you can always buy family land and pay the dues.

___________________
I'm helping a client to develop his site in Lambe, Ogun state and the foundation fee paid to the omo-onile (land owners) was just N20k. That's small compared to what's paid in some other parts like Magboro, Arepo, Isheri etc. It could be as much as N100k or more in other cases.

Aluminium Roofing sheet - Lagos

0.35 guage Longspan Roofing Sheet - N780 per sqm (Imported)
0.35 guage Longspan Roofing Sheet - N880 per sqm (Nigeria)
0.45 guage Step-tiles Roofing Sheet - N1050

estheradeola: i need a land in ogun state asap
nt too expensive oooo
budget btw 250000-280000
pls send me ur infos

Which part of Ogun state? Abeokuta, Ifo, Ilaro, Sango-otta, Ijebu, Mowe, Simawa, Sagamu, Ogijo, Owode, Ofada etc.

N250k is a good sum but it can only get you a community land. I'm sure you understand what that means - you're buying from Omo-Onile.

See my details in signature below.

dheavydee: Lets say, its a dry land bordering on a waterlogged area .Location is between Ajah and Eleko.

@dheavydee, 472k is a lot of money and its way too much for a septic tank of the dimension you quoted.

Labour charges within the area is not that much and there are few materials you need to cut down.

Why can't you buy the exact quantity of sand and granite needed? If you use 1 ton of iron rod to do a septic tank, how many ton will be used to do a slab?


The carpentary seems fair but I don't know white wood are that expensive in Ajah. It usually ranges btw 700 - 800 in most areas and Ajah been close to Epe/Ijebu-ode shouldn't be an exception.

I'd advice you get a second and in fact third quote.

dheavydee: Hello everyone. Please can somebody help me figure out if this estimate for a sockaway adds up.:

Soak away pit measuring 3.60m x 3.30m x 2.10m = 25.1m³

1. Framing of soak away, timber sizes required and workmanship:-
a) 40 2 x 3 @ N350 = N14,000
b) 32 1 x 12 @ N900 = N28,800
c) Nails @ = N3,000
d) Labour charged = N12,000
N57, 800.00
2. Reinforcement bars required and workmanship:-
a) Main bars standing in single line = 23 lengths @ N1,215 = N27,945
b) Transvaal bars running in double, inside and outside = 78 lengths @ N1,215 = N94,770
c) Binding wire required @ N3,000
d) Labour charged = N15,000
N140, 715.00
3. Casting of soak away pit and materials required including workmanship:-
a) Since we cannot purchase half, 1 trip of granite @ N110,000
b) Since we cannot purchase half, 1 trip of sand @ N65,000
c) 23 bags of cement @ N1,900 = N43,700
d) Concrete mixing machine for casting @ N15,000 for a day
e) Renting of shovels, head pans and other tools @ N2,800
f) 15 Other workers required to load materials into machine & to carry concrete @ N2,500 = N37,500
N274, 000.00
Grand Total to have soak away done = N472, 515.00

Thank you

The only thing missing here is the soil condition. Is it water-logged or flood zone? Or is it dry land?

Pls provide details

Fhemmmy: Oga Chief, I hail oh.
Please tell me what size you looking for . . . Gevey's unlock wont be a bad idea too.

Any size will do. I'm not using the phone to watch movies or listen to music.

How much is iPhone 4S unlocked?

Material Prices (Lambe, Akute, Ajuwon - Ogun State)

Cement (Dangote) - N1800
Sharp sand (small tipper) - N12k
Laterite (small tipper) - N5.5k
Washed Gravel (small tipper) - N20k
12mm iron rod (1 ton) - N125k
10mm iron rod (1 ton) - N100k
Binding Wire (1 bundle) - N2.5k
1 x 12 White wood - N750
2 x 3 - N250
2 x 2 - N200
Nails (1 bag) - N5k
6in block - N135
9in block - N150

The story is true. There was pipeline vandalism at Arepo that caused a serious fire outbreak 2 weeks ago. In attempt to repair the pipe, the vandals killed 3 NNPC engineers trying to effect the repair last week

I learnt they had to shut the pipe to stop the fire which happened in a very difficult terrain in Arepo town. I saw it myself.

sultanemerald: Good evening ladies and gentlemen, pls how much are the samsung galaxy tab 2 and samsung note 2. Brand new and tokunbu prices would be appreciated. Thanks.

You can get one in the holdup on Berger Bridge, Lagos. Dem dey hawk am like Gala

If I lie, check it tmrw.

jites: Hello Spyder, i have been faithfully following you for a while now, i have been watching you guys build magnificient and beautiful houses and i pray GOD will continue to help and give you wisdom and brabus also. I dream of one day being able to build a house too because when i was a child my family was evicted from a flat because we could not afford the rent and that memory has stayed with me for as long as i can remember. I am currently 35 years old and have promised myself that even if its a room i will try and build. I now want to build a simple Boys quarter with a room, a lounge, a kitchen, a toilet and a bathroom, nothing fancy. and i was wondering if you can help me in anyway at all. i already have a land in Sapele delta state. i know you only do big projects but i will really appreciate any help from you. Thanks and God bless you

@jites, yes spyder always do big projects

Bros, I'll really like to see you celebrate your next birthday in your house. You can always count on my support.

___________
Evangelist spyder, did you see those pics on your BBM?

I'll stick with my iPhone. I don't like all these experimental projects.

Tools of the trade

It staggers me beyond belief when tradesmen turn up to do a job and they have no tools. No tools - Yes!
I don’t blame the guys themselves, it is their supervisors, the site manager or project owner. I had a computer engineer turn up to check my flickering monitor and all he had was a screwdriver and a bag of pirated software.

I think anyone planning to build a house in Nigeria needs to plan and therefore budget that you have to provide some of the tools needed. It sounds ridiculous! You may not need to buy all of it but if it is included in the budget, there will be no nasty surprise.

Now, here's the irony of the whole situation, the bricklayer without a tool may be the best worker on the project.

The lack of tools is explained by the fact that these guys may go for long periods with no work. They run out of money and sell or pawn whatever they can.

Here are few tools you can keep for your projects:

Bricklayers

1. Shovels/Spades
2. Wheelbarrows
3. Buckets
4. Diggers
5. Chalk line
6. Trowels
7. Concrete Hammer, Hammer Drill
8. Measuring tape
9. Saw
10. Pencils and jotters
11. Ladders/Scaffolds

Carpenters

1. Cut-off saw, Jig saw, Circular saw
2. Sander
3. Ladder
4. Levels
5. Wire Cutter
6. Utility knives
7. Planer
8. Measuring tapes
9. Plumb bob
10. Pencils and jotters
11. Angle

Concrete Workers

1. Cement Mixer
2. Concrete vibrator
3. Shovels
4. Buckets
5. Wheelbarrows
6. Screeder
7. Levels

Welder/Iron Bender

1. Rebar cutter
2. Pinches
3. Hand saw
4. Blades

That’s all I can think of right now.

Materials Estimation: Calculating the required number of blocks for a project

Often times, many people have asked this question "How many standard blocks are needed for a project?"
Below is a very fast, simple and accurate way to find the answer.

Smart minds would find this method easier.

Most Commonly Used Block Sizes in Nigeria.

9 inches block - 9in (Width) x 9in (Height) x 18 (Length)

6 inches block - 6in (Width) x 6in (Height) x 18 (Length)

4 inches block - 4in (Width) x 9in (Height) x 18 (Length)

To calculate the number of construction blocks in a specific length

Multiply the length by 0.7

Example: To calculate the total number of 6in block required for a wall measuring 120 ft.

Multiply 120 x 0.7 = 84 blocks (including the mortar joints)

To calculate the number of rows of
construction blocks in a specific height

Multiply the height by 1.33

Example: To calculate the total rows of block in a 8 ft. wall.

Multiply 8 x 1.33 = 11 rows

Practice: Calculate the number of blocks required in a 12ft x 12ft room with one door and 2 windows (4ft x 4ft). Use 8ft as the height of the room

4ft x 4ft Window = 13 blocks
4ft x 5ft Window = 17 blocks
3ft door = 18 blocks
4ft door = 24 blocks
2ft x 2ft Toilet Window = 4 blocks

NOTE: Add 5% to 10% blocks to all quantities for breakage and errors. These measurements are for a general guideline only.

Let's see your answers.

Contractual Agreements: Beware!

Before you close that deal, have you checked the contract terms because without a well-written, clear contract, you’re heading for trouble.

A good contract should have three major parts.

1. Information section: should list the client’s info and your info. It also include a brief description of the job.

2. The Body: should list all the details of the job. This means a general description of each assembly of work including dimensions, makes, models, colors, material and installation method and any other pertinent information that removes any gray areas about the work to be done.

It is a very important but often overlooked part of the agreement.

3. Work Order/Plan: should list all responsibilities as required by both parties. It talks about what you will or won’t do. How change work orders will be handled, the owner’s responsibilities and what they are expected to do and things they are not to do.

Always ensure that problems or complaints are handled in person, not by email or phone calls. Some clients get real brave behind a keyboard and arguments can turn into fights very quickly.

euromilion: @brabus,

Pls what type of sand is better used with granite?,a friend suggested I use kabakaba instead of sharp sand for pillars,linted and decking.if kabakaba,pls any idea on price of 20tons of kabakaba sand 10tyres tipper.


Cheers

Bros, the way you're going about this your project is not the best o. You can't just rely on info given online or other medium as a guide to build your own house.

If I tell you 'kabakaba' sand is outdated that 'gongo aso' is the best sand, will you just take it hook line and sinker.
Your project needs professional guidance!

Any sand will do the work but the end result is what matters. I know you want piece of mind.

The Gospel of Low-Cost

Nowadays, almost everyone claims to be an expert in house construction and people are ready to accept opinion of any one as “ expert” opinion even if he's a specialist in one the so-many aspects of building!

I've read on the internet many articles where 'experts' are sharing tips and design methods on how to build a low-cost houses. When I read all these 'too-good-to-be-true' articles, I keep wondering what the true definition of low-cost is.

Could low-cost mean cost saving on material or reduced labour/overhead? I've seen so many articles recommending saving on materials cost at the expense of increasing labour. 'Low cost indeed".

What's is low cost construction?

Low cost construction is the use of appropriate design and carefully selected materials and labour (with professional guidance) with the aim of bringing down cost of construction and cutting down excesses which is a major cost of increase.

It isn't the use of 1 bag of cement to produce 50 bricks. Neither is it, the use of 8mm instead of 16mm.

Be Guided!

Lessons Learned:

[size=14]“Clients don’t want transparency; they want peace of mind. They don’t really want to see behind the curtain, they just want to be certain that we know what we are doing.”[/size]

Learn how to sell your work, learn how to present yourself, learn how to demonstrate that you will do the job they want done, in a timely manner, at a fair price. Give them peace of mind.

Mile 2 - Agbara

12mm - 132k
16mm - 126k
8mm - 100k
5 cu. Granite - 25k
10 cu. Granite - 46k (depending on distance)
9in block hollow - 165
6in block hollow - 130
4in block hollow - 100
Bag of Nail - 4.7k

And gradually we're beginning to derail this thread with all these guess-timate Q and As.

Please let's keep to the topic.

akinfas: Hello sir, i am new to this site, so I dont relly know how to post.
Please can someone tell me the value of external wall screening vis-a -viz use of texcote paint on the external wall.Which one is more cost effective .i.e. value for money viz -a -viz more long lasting.What extra benefits does screening offer.
I recently came across Hydrosilex water repellant, which I was advised to add to my cement when doing my external wall plastering.was that decisin cost effective?Please what is the average price for screening?
Is it wise to screed parapet external ceiling?
I will appreciate a detailed response.I can be contacted also by email akinfas@gmail.com
akinfas

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Water Repellent

Its good and wise decision to add water repellent additives to plaster mix to protect formation of fungus and dampness and act as raincoat for exterior surface.
____________
Texcoat vs Wall Screed/Rendering - I'll go with screed (JK Wall Putty) anytime. Visit their website for more information on pricing, benefits and application.

favourite: @ brabus

How much can estimate for 22 pillars and the lintels
labour and iron bender work

Naturally, you must have asked your builder and architect this question and they might have given you some answer. To counter check their answers you are simply sending this msg to me.

I do not have any magical capability to know the cost of construction just by knowing the quantity of the pillars.

However, if you want to build your house with
best possible engineering and quality construction without compromises, then there is no way an online guess-timate can help.

Pls speak to a qualified quantity surveyor.

Builders/Contractors: Always Look Your Best

If a client choose to spend a few hundred thousand on a new build project, would they trust you to do the job? Like it or not, 99% of winning bids always depend on what kind of first impression you gave. And how you look is a major part of the first impression.

So at all times, you should be dressed as if everyone you see is a potential client. Write as if every reader is a potential client. Execute jobs/projects as if every passerby is a potential client. Because they are.

That doesn’t mean you need to wear a suit and tie or agbada to construction sites. It doesn't mean you carry your iPad, BMW X6 or all your laurels. It does mean you need to be clean and presentable.

Remember, there's no second chance to recreate first impression. Be your best and always stay positive.

___

'What's Your Budget?' Question

Most home owners that I've worked with in recent time simply gloss over this question when I ask them: “What’s your budget for this project?”

They want to keep that number secret, believing that the contractor will simply quote the job at the maximum budget.

Though, it’s an understandable concern, and very true that the quote of the contractor often comes in quite close to the home owner’s secret number but does it really. matter?.

Why you shouldn't be afraid to tell the contractor your budget?

1. If you reveal your number, the contractors will cut their numbers to their minimum, in
order to compete for your bid.

2. Most home owners have some financial skills and have done some research about the cost of work or cost of building a similar house, so getting a build cost for a project is always handy. When contractors notice this, they always tailor their quote to your budget by picking particular finishes and designs, which you can always to suit your taste.

3. It would be hard for any contractor to manage clients expectations when there no budget. Many clients have Champagne taste on a La Casera budget

Giving your contractor a budget: The Approach

1. Give your contractor 70 - 80% of your
maximum budget.

2. Ask the contractor for a detailed schedule of values so that you can see where the money is going.

3. Specify features and finishes that should be quality upfront.

It makes sense to start the discussion with your contractor in honesty, you’ll have a good chance of continuing the relationship the same way.

In anything you do, be smart and don't leave any stone unturned. Ask, probe, make enquiries, and be firm.

BUILDER'S/CONTRACTORS ONLY*

Losing Bids - How do you feel?


At some point in our business life, we'll run into situation where our well-packaged bids failed to win that much desired project. How does it make you feel? Bad, dejected, moody or more committed (like me) to have the last laugh?

I don’t have regrets about the jobs that I bid for but don’t win. In fact, I keep a dossier for those failed bids and categorize them as follow:

1. The client simply liked another contractor more.

Possible reasons: Maybe the portfolio of the winning bid matched the customer’s needs more than mine. Maybe a friend’s recommendation was an important influence in the final decision. Maybe the customer just didn’t like me, personally; despite my wife’s certainty that I’m a good man, not everyone sees it that way. Maybe the budget and the project doesn’t match. Maybe I failed to WOW the client.

Action: I respect the clients decision, and I stay friendly with these clients, because things change, and who knows if the budget becomes bigger, I might be top on the list of contenders.

2. The client comes with a smaller budget.

Possible reasons: The owner is naive and takes a bid from a lowest bidder. Other contractors focus more on price than on quality, or make other compromises.

Action: I stay friendly with these owners, too, because if things goes well, I want to learn how they did it with so-little budget. No man is an Island.

3. The client is greedy and awards the job to a lowest bidding contractor.

Possible reasons: The owners knew the bid is unrealistic but wants to threaten the greedy contractor into delivering the project below market-price. The contractor plans to rip off the owner by providing below-standard job.

Action: When I see these jobs, I stay by the ringside and watch because such jobs always end in shoddy work, shouting matches, threats and lawsuits.

I don't feel regrets about not getting these jobs.

I’m happy that I'm kept busy with my outstanding, interesting, and fun customers.

__________
Be Positive - Low Bids won't get you 'Medals' but a Quality Job will do!

Regret File or Folder: Don't keep one

All of us have a file in our life called the “Regret File" and no one is immune from having regrets. The question remains, what can we do to minimize our regrets and maximize our good decisions.

At one point life, we’ll probably make some mistakes in our life (I have) but making a mistake on a N2,500 item isn’t quite the same as making a mistake on something as huge as a home building budget.

Don’t delve into new construction without good documentation and representation.

Many people have called me in recent times to assist in overseeing their building project, review builders quote or provide guess-timates but there are others who are stucked in this Had-I-Known situation and wanted to know if I could help them. Unfortunately, the answer was no … it was too late!

Like it or not, such people have already become the builder’s client with no exclusive representation! They can only negotiate a fair pricing with the builder and cannot fire him as no professional would like to assume responsibility for a bad project.

Don’t let “I Wish I Would Have” enter into your home building vocabulary! Be a smart home owner. Be Wise!

oyewole123: @ brabus
Thanks for the response
Sorry for leaving room for a guess work
The answer to ur Question is all rooms are of standard sizes and all ensuite as well
Does the 360k estimate covers per room or flat plastering??
Does that include internal and external plastering as well??
Pls kindly send your response to my email leaving ur contact details as well, I may have to contact you for ur service if the price is affordable
Email- jimmyakins@ymail. com
Awaiting ur response
Thanks

The 360k quote is a rough guess-timate for internal wall in extreme case but in order not to compound issues further, here's what we did for another client for 450k (internal/external walls)