₦airaland Forum

[b]LSPDC Makeover: [/b]More picture from the project site

[b]LSPDC Makeover: [/b]More picture from the project site

lspdc pictorama

LSPDC RENOVATION
Just to show you where we are now in getting to the final layout of the apartment, this is how it looks at the moment. The floor plan keeps on evolving, it’s not only because we change our minds all the time, but also because we keep on discover new things in the renovation process. Do you think we’re getting somewhere?


See the "old floor plan" below. Interestingly, our client said we are doing fine!

@all, I really want to apologise for the lack of updates. I have been in transit travelling between states past few days, with limited access to connectivity.

Thanks for your understanding.

Once, again I'm not a structural or civil engineer by profession. I'm just a passionate home builder with an eye for good taste and quality so pls be soft on me when you ask questions.

I do pass such question to higher authority for relative guidance and recommendation. So keep them coming!

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As for those requesting our service outside our jurisdiction, I'll communicate with you on this thread when we are ready to take on such task.
Right now, we are still limited to the South-West part of Nigeria.

Thank you.

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New Project at hand: Renovation of Office Block - we won't blog about it anyway!

Thanks again for the wonderful opportunties.

@Aventures & Fidelo726, thanks for your kind contributions on this thread. Pls always check back to do more. We love your inputs.

Rising Water Level has always been a critical issue and avoidance is the best measure to flood risk management/damaged structures. Ideally this would mean building outside areas prone to flooding.

A soil investigation can give you an edge and expert advice. I've done a lot of this and I'm convinced beyond reasonable doubt.

I choose a scientific approach in my construction due to the fact that risk associated with construction. Take for instance, the first thing that comes to mind or that developers used to trick people is "perimeter fencing" but I can authoritatively say it today that it doesn't really matter. That's the area where I say people overbuild.

Boundary walls/fence are only effective seals to minimize water penetration for low depth/short duration floods and not for groundwater flooding.

Groundwater flooding may take weeks or months to dissipate and proper planning is required to mitigate its effect. Groundwater flooding could damage foundations, walls and floors. It could cause possible erosion beneath fdns causing structural instability and excessive settlement. And many more.

@poster, there are no definitive ways to design buildings. The approach will depend largely on the characteristics of the soil in your location and the engineering designs.

@all, I'm running a lot of shows right now. The burden is a little hard on me right now - I'll be posting less frequently this days till I'm able to balance things up.

For those request via email that I'm yet to satisfy - I'll like to aplologize for the delayed response. I'll be in touch with you soonest.

Updates
LSPDC Renovation - Work is now reaching substantial completion stage. Walls are coming up! Doors will be installed today!! PoP guys will be doing justice to the ceil.

Within the next few days, we will be able to post "Before & After" pics of the makeover. The master bath is so spacious now that a Jacuzzi could easily go in! Isn't that amazing? The old bath cannot even take a pail before.
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Ogombo Soil Investigation - Reports and Recommendations

Based on the reports and recommendation of the subsoil investigation carried out at the project site, NextHome is proposing a water exclusion strategy to tackle the surface water problem in the site. This means we will be using impermeable materials that will minimize the flow of water into the property.

Summary of the report and recommendations of the soil test

Objectives
1. To determine the relevant geotechnical/engineering parameters of the soil strata.
2. To evaluate the findings to determine the suitability of the site for the proposed development
3. To evaluate the results for recommendation on the most appropriate and economic type of foundation design and construction/fdn depth.
4. To evaluate the allowable soil bearing pressure that could be adopted for the design of the recommended foundation.
5. To determine the appropriate precautions and methods to be adopted in the excavation and construction of the fdn/boundary wall/drainage system.

The Results and Recommendation

The test revealed 7 major subsoil zones but the 2nd and 3rd subsoil zones which extends to 8.25m depth is considered suitable for the proposed structure due to the low compressibility nature of the soil and as such excessive settlement is not envisaged.

Good news you think! Read on!

The test result now recommended a maximum ground loading of about 50.0KN/m2 which is expected to exerted per plan area at foundation level. Technical detail (ask your structural engineer what that means).
The test result also went further to recommend that construction should commence during the dry season. Don't ask for reasons! Go and conduct a soil test to know why!

Foundation type: only to be determined based on the recommended working loads in the report.

Lastly, the allowable bearing capacity may be taken as 70kN/m2 which is relatively safe to support low to moderate superstructure loads.

Can we shout Halleluyah now? NO!

The result also advice us to take into consideration the expected imposed loads and possible different settlement that may arise - to look into ---- foundation with a founding depth of ---m below the present ground level.

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Have a fun-filled day!

Good morning!

@All, pls let us deal with "off-topics" on a separate thread or send email to enquiries@nexthomebuilders.com for further enquiries.
Its difficult keeping track of happenings here and due to this I'm already loosing interest in updating the thread. This explain the reason I've been silent in the last 2 days.

@Fhemmmy, kindly mail me. The work load is so much right now that pic updates may suffer but what we can do is to appoint you as as interim minister for pictures. I'll transfer them to your email then you help me upload.

My sincere apologies to all NL who's missed updates in the last 2 days. We'll make it up!

In the last 2 days, the following has happened.

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OGOMBO LUXURY BLOCK OF FLAT: Subsoil Report and Recommendation Out

When I gain time later today, I'll update summary of the report and recommendation. It might be beneficial to somebody.

A New Nigeria is possible!
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LSPDC RENOVATIONS: Work moving on!

We'll be casting new beams today. While I also arrange clearing of the debris from the site. I don't want my client to come and meet them like that.
A lot of transformation have happened that we will only appreciate by the time we clear up the floorspace.

More updates later today.

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MORE INTERESTING UPDATES (OFF-TOPICS) ON NEXTHOME FACEBOOK PAGE

Have a good day!

^^^To God be the glory!

@prince_onx, you've really missed a lot while you are away. Nigeria, especially Lagos have changed.
Last week, I told the house I was in Lagos State Materials Laboratory Testing to meet the Director of Engineering Services to discuss issues related to structural integrity of a house that belongs to a fellow Nairalander. But let's forget about it.


Ask people who know Awolowo road in Ikoyi very well that Brabus told you a lie that a bank (7 floors) which worth billions of naira was pulled down recently.
Then do your findings to know who did it and why.

But times have changed!

I used to tell clients who are unsure to visit my personal project and check the structural integrity of the house. Do unto others as you would do unto yourself.

If you choose to see govt as unserious and see the soil test as unimportant. Na your house! No be govt house!! The govt is only concerned because of the lives endangered.

Abeg, somebody should open a new thread for this topic.

Abeg, make we digress.

OGOMBO BLOCK OF FLAT

Now that we have the reports and recommendations of the expert, what next?
Right now, we will now start work on the design of the structure based on recommended load that the type of soil we have can take.

I'll be meeting my client later tomorrow to discuss this.

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LSPDC Renovation and Remodelling

Work in progress. Demolition work completed, now the bricklayers are at work. Progress pic updates later today.

No offence bro. Just that it looks somehow when you see some comments which makes people doing the right thing like stupid people.

The fact that 90% of people are not doing the test does not mean they are right. It just go to show the kind of society we live.

Somebody can just wake up one day and start digging the ground with considering what lies beneath. This is amazing, though!

But Bros, if I may ask what is the procedure or requirement for building in your location. Do you just go and dig the ground without any planning permission.

80% of building in Nigeria are built without planning permission.

Its now clear to me that most of us building here are using "I think" approach. Can someone kindly call his structural engineer, civil engineer, architect, builder to find out the importance of subsoil investigation.

Subsoil test will recommend suitable foundation systems or alternative solutions, minimum depths and special design or construction procedures that should be used when building.

A soil might be satisfactory for one type of construction but might require special treatment for other building. This test will confirm the suitability of soils for foundation based on strength, cohesion and consolidation characteristics of soils.

No matter the size of your house, it is highly advisable to investigate the compaction characteristics of the soil as this will tell you if the soil is a satisfactory foundation material.

It is not just a means of enriching oneself but a scientific way of doing things.

Brabus

Soil test is about stealing, hmmm!

No comment!
We think its not important.

Unfortunately, all those claiming they can help get building approval on NL are not making comments right now. We should have asked them what's the requirements for structure more 2 floors.

Did the govt collect money from the client to do this test?

Happy Building!

But always confirm issues before making claims even from the appropriate authority not from one NL friend.

Bros, all these things get level and are matter of taste and choice.

No be by force!

Soil Test usually range between N250k and N400k or even more.

But different thing applies to different people.

Also, this is a technical document duly signed and sealed by 3 COREN engineers, required by Lagos state government for building approval.

I'll share the summary of the report.

Ogombo Subsoil Investigation: Reports and Recommendations are out!

LSPDC RENOVATION
We’ve just started demolition at LSPDC 63. When we walked in, it was amazing to see how much light there is with the walls removed. This apartment has great potential, it just needs a few modifications in terms of spacing and layout. We’re so excited to start this project! Here are few pictures.
The little bathroom will now become the master bathroom, bathroom 2 and guest toilet. Isn't that amazing? Find out how we did it here (https://www.facebook.com/notes/nexthome-builder/lspdc-renovation-the-demolition/244099358944188)

While we are waiting for the completion of the demolition work going on at LSPDC 63, I am busy with my design team working on the kitchen and the dining. When we started discussing the kitchen, we all agreed on a simple, modern, white kitchen, with red accent to spruce it up. Our kitchen is just 8ft by 8ft. Here's our idea:

Na so life be o!

Fhemmmy:
Unfortunately, i dont know too many place but if i may ask, where is Arepo and what made the place so expensive ?

Arepo is the most sought property in Ogun state as of today.
Check this link for my clients reason
https://www.nairaland.com/nigeria/topic-687022.0.html#msg8489814

The particular land is not prone to flooding and almost all the land in Arepo has C of O. Unfortunately, I'm not an agent - I really don't know how to polish this things. There are more positives than negatives.

Its better to be late than being the late.

To add to this, just directly opposite Arepo - there are properties being advertised for N3.5 - N4.5m

Bro, na look before you leap when you want to buy land in Nigeria.

There's a man who came to meet me with N8m cash (God bear my witness), already have a building in Isheri but was being displaced by flood.
He wants to buy a plot in Arepo and have searched everywhere but cannot get one.

There are N1m land around (even within 2km radius) but the associated cost of building them is very high.

I could have asked my client to go and buy Ajah which is far cheaper but you've read on this thread and other threads how people use N4m to do raft foundation and still get flooded.

We just need to consider all the odds before buying a land.

All points noted. Project will resume pretty soon then we'll know if its a wise decision or not.
We cannot start to condemn the decision until after the expiry date which is June 2012 or maybe we think it could be earlier than that.

Remember, this is rainy season - things are usually more expensive and its wise to chill out during wet season to allow the wet ground to get strong and settled.
Those little things matters especially when you are building massive structure.
Beside, there are other things happening in the background that are related to the project that are not visible.
Thirdly, remember there's an agreed budget for the project with 8 - 10% margin of error in case there's inflation or scarcity.
Things are well planned for and pretty soon when things begin to unfold you'll understand my strategy.
The main aim of any good business man is to make profit - buying a very good location is one of such! I have a land for N2m at a nearby location - the price still stood at N2m for more than 3 years now and here's a land that keeps appreciating day-by-day.

In short, there's no right or wrong decision - our thoughts make them so. These explains the reason why 2 people cannot describe an elephant the same way.

In fairness to my client - the choice was an afterthought. Moreover, he's not based in Nigeria neither is he looking to move in any moment or in the nearest future.

But if you ask me, its a wise decision. Why? The land we bought N7.5m has appreciated within space of 1 month. How do I know? The land (virgin) beside me was sold for N10.5m
Within the same area, there are lands being sold for N12 - N13m right now due to scarcity of land.

So, I think the decision is worthwhile.

Work will resume pretty soon sha.

@Fhemmmy, In answer to your question, my client was actually looking for a land within the range of N4.5 to N5.5m but he eventually bought the land for N7.5m excluding agency fees.

One thing here is that I'm not directly involved in the land transaction, I only acted as a spokesman on his behalf.

Extra N3m over budget is not a small thing - we can finish the deck with that.
I hope I'm clear now.

@rastaman, we don't need a QS to buy a land.
We simply went over budget while looking for choice area. This is normal. All my client need to do is shift the goalpost which is exactly what we are doing.
Things are well budgeted for and are working according to plan.

Remember, its my clients plan and not any other person's plan.

I'm short of words. I think there's something wrong.

Pls somebody tell me how we got here.

Yesternite, I discussed the pros and cons of New Builds and Renovations with my dad (a retired architect/builder), and this is his response.

"With an existing building you're stuck with entrances, ground floor spaces, relationship to garden, stair location, even kitchen, so building a new house is the best way to gain value, even in the short term"

From tomorrow, 1st August 2011, I'll be sharing with us the remodeling of an existing 3 bedroom flat in LSPDC Low Cost Housing Estate into a modern and classy apartment.

Stay tuned for updates.
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Thanks to our NL friend who just commissioned us on 2 new commercial projects (Event Centre/Shopping Complex). We won't be blogging about it anyway based on our clients instruction.

You inspire us to do more.
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Remember, the main project has a timeline of 12 months which has not expired.

AREPO LUXURY FLAT
Expected completion date once again is June 2012!
The main reason we had to chill out a while is simply because we went over budget while purchasing the land.

We bought the land for N7.5m and have since put more than N2m into it. All within 1 month!!!

My client needs to chill out a while to gather momentum. I think that's fair enough.

^^^Go to Imota, you can get cheap plot and build 2 bedroom bungalow with something a little bit more than the budgeted N3m including govt approvals.