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Mixed Use Development at Thomas Estate

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Hire Quality Formwork For Your Projects from NextHome

NextHome offers you the highest standard of formwork at a very affordable price and we are experienced in its application. We have experience in the use of conventional formwork systems.

Our dynamic formwork allows us to build not only straight walls but also cost effective curved walls to any size and circumference in record time.

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Sample Deployment (Click here for more pictures

Project: Mixed Use Development
Location: Thomas Estate, Ajah - Lagos
Scope of Work: Supply and installation of formwork for Suspended Slab and 20 Structural Columns/Beams
Budget: N450k
Status: Completed Sept. 2014

keziah123:
Mr Brabus any Update.

Sure, there are lots of progress updates to share.

Plot 10AB - Been delayed due to logistics with the bank financing the project.

Agungi Terrace - We just broke ground after long week of vacation and working through the building approval process with LASG.

Sir Uyerek's Fence Project - Happened during the long period of silence. We are fencing 1300sqm of land in Labora area behind Abijo GRA.

Eafa's Treasure - Pre-finishing works ongoing with major concentration on the external works.

3Invest Real Estate Unite F.I.R.E. Conference at Intercontinental Lagos - A large gathering Real Estate Developers, Builders and Other Practitioners.

The FIRE conference was awesome and I am bubbling over with new ideas to incorporate into my business.

And many more works here and there. I promise to bring a lot of picture updates later on this thread.

lastpage: At bolded:
You know most customers, except "Corporate Customers", would like to have control over the material used in their building as that is the only way to ensure that they get the "best quality and value for money", for themselves (No one wants to specify Spanish Tiles, only to then end up with Chinese Tiles, if you get my drift!).

Lastpage!

I didn't see the bolded but for the records those who pay US for Spanish gets Spanish. You don't have a Champagne taste on a la'casera budget. Everything is in black and white. Forget about the headlines, ask for the records and deal with facts.

Sir lastpage,

All points well noted and understood. The only thing I'm not prepared to do is to use my time, expertise and well trained team on jobs that we had little or no control over. The loss is even more - time loss! I remember I spent over 6 months on a project that was meant to be finished in 3 months. We couldn't back out because we are working abroad. No client will pay for the cost of moving workers to and fro sites when there's no work.

When we are honest with each other, we won't have a problem. In response to item 5 above, I always wonder "Why will a client start a project when he doesn't have enough resource to complete?" Fund? That explain the reason we break the project into milestones so that clients can take the project in phases. That way nobody get hurt and the risk is minimized.

Thank you for your advice anyway.

**IMPORTANT NOTE

The fact that we say we do contractor managed model doesn't mean clients sit down and do nothing. Clients are still involved in every stages. For instance, if our client suggest a supplier, product or finishes that we aren't familiar with - we accommodate them also. In our contracts, client have the right to let out separate contracts. However, there's penalty for delays and defaults by both parties.

I do visit stores with clients to check doors, kitchen, and even make purchases. So, it's not a rigid system. We just want everything to be clean.

jejeman: .
OK

I'm still awaiting your building plan if you have it already. Otherwise, I can give you a ballpark figure (rough estimate) with 5 to 8% margin of error. Pls, let me know if you're comfortable with that.

Sir Qc1,

Thanks for the recommendation. If you have some time (weekends are always free), please call me +2348023429122. We have something important to discuss.

Thank you.

Brabus

jejeman: Please can I get the cost estimate for 3bedroom duplex and 2units of 2bedroom together from foundation to german floor. Is a dry land @gaun magboro

Please kindly send us an email

For so many obvious reason that I cannot recount here, I'll stick to contractor-managed model for now. I wish you knew what happens in the background. We get messed up for things we had no control over and that had to stop. Agreements get breached due to lack of fund, delayed approval, involvement of hungry middlemen/family members (acting as supervisor without construction experience)... and so many more.

Labour only - NO!

Sir lastpage, Pls find my responses in Blue below

I am trying to get my head around this!
If somebody is your client, that means they ALREADY have a "Contract to BUILD a House" with you, right?
NO! We have clients who decided to let out separate contract to supply and install formwork only for their slab. We don't have to be their builder.

And they would be paying you an "agreed amount" for such Job (Your Labour l believe) ......while providing money for "Materials needed" to complete job.
They'll be paying us a lump sum agreed for the hiring and installation of the formworks for the slab. We've not started hiring out our boards to be used by other contractors. Very soon we will start to do that.

Are you saying that they will have to pay an ADDITIONAL #500,000 - 600,000 if you use Marine boards for their Slab/Foundation CASTING (as their Contractor)?
This depends on the terms of engagement. If we are the main contractor, the cost of using marine boards is already built into the project cost. If we are engaged to handle a part of the contract (as sub-contractor), the client will pay us an agreed sum of money for the hiring and installation of the formworks


Do you charge your Clients for "Materials and labour" TOGETHER or do you separate your Labour cost, from the Materials which in most cases is provided, by the Client?
For now, the build-route that works for us is contractor-managed. This means we are taking full responsibility for the project from design to handover. There are plethora of payment plan and schedules in construction, however, experience have made us to adopt a milestone based payment schedule.

Reason l ask this is that if for example you say: To build this house for you, l will charge you #20M, does that mean Client will hand over 20M to you and forget about everything else, waiting for you to deliver the house or you will still ask him to pay for say "iron rods" as the need arises?
NO!

How do you then cater for "fluctuations in material price, variations in expense resulting from unforseen costs" (like if you had to carry sand filling over a longer distance than anticipated, to fill the foundation) ?
Fluctuation in market price or other unforeseen economic situation can never affect us because payment are made based on milestones achieved. Variations will have been discussed before the next milestone payment are released. Anything that happen in between will be the responsibility of the contractor provided the client has released the funds as required of him as at when needed.

How much do you hire out the boards (boards only in this case), to such people for their own private slab work? (Price Vs Quantity)
We haven't started hiring out our boards.

Cheers and remain strong!

Lastpage!



Thank you,

Brabus

NextHome Builders - Our Strategy

At NextHome, our adherence to cost-discipline scheduling has helped us to deliver projects on time and budget. First, we adopt a milestone based payment term which gives our client the confidence that we have the financial incentive to complete the project requirements as agreed upon.

How it works?

An example to explain better: in a typical construction contract we have like 10 payment milestones. 1 of them is for the design stage, 5 for construction and about 3 - 4 for the finishing stage. This means we will have 10 separate payments and 10 times that work will be handed in to our client; 10 times to do a complete review of the contract; 10 times to make changes and manage variations; 10 times to quit if things don't work out. Upon the completion of each milestone the client and builder discuss expectations for the next milestone. Using tools such as milestone payments will help to protect both the client and the builder so that worry is not an issue.

The Advantage

One great reason we choose to work on this kind of payment schedule is that our client gets the opportunity to monitor the work along the way. This can help to ensure that the quality of the final project is what was expected from the start of the project. This is equally good for us as well because we always know what is expected of us along the way, rather than finding out at the end of a project and having to do the work all over again. And finally, milestone payments help both parties keep track of the work being done on a longer project that may take several weeks or months to be completed.

A contractor can reduce payment risk by anticipating payment, while a client can mitigate performance risk by deferring payment until work is completed. This works when BOTH party can honor a simple gentleman agreement.

^^^

I'll revert shortly.

twinskenny: Been following this all through.. you surely know your work. good job and more of this..

We will do business together in not too distant future.

I am surprised that it's been two weeks since my last post! I've been busy again. But the goodnews - Plot 10AB Haven is nearing completion and will soon be out for sale...

Now, there's Agungi Terrace. And it's official. Yesterday, contract signed and we're commencing work immediately.

Many thanks to our esteemed client for your businesses.

lastpage: Thanks Brabus.

I kind of like the use of the board better than buying 1x12 planks for same purpose. Makes your work really neat.

*How much would your client customer pay you (since you are his builder/contractor), for each board (your rent rates, trying to see the cost advantage over normal planks)?


*On the other hand, should you not include this "rent cost" as part of the cost of erecting the building being that it is yours to use, to do the job better?

Lastpage!

How much?

A typical 4 - 5 bed slab formwork would cost our client between N500,000 - N600,000 (all materials and labour inclusive). But this is optional, clients are free to explore other options. Our standard construction package now comes with marine boards for the foundations and slab and many clients have already benefitted from this package. Some people have approached us to hire the boards for their slab work. Here are some pics of works done

lastpage: Nice work Brabus.
I really appreciate your neatness, speed and foresight.

Can you shed more light on the highlighted part of your post above?

Are you saying YOU BOUGHT them... and the CLIENT RENTS them from YOU?

Am a bit confused here!

BTW: Whats the dimensions (L x B) size of each of those board?

Cheers.

Our clients will only pay the cost of hiring the boards. We take care of every other things.

Dimension: 1.2m * 2.4m or 4ft * 8ft

Read Cracks explained by Brabus.

More Construction lessons for first time homeowners here. Have a good day!

Please kindly confirm you have a chained lintel and there's a DPC (German floor)

^^^
No. We do not have to put a polythene sheet on the boards. The surface is already smooth and the assembly is airtight

Jarchi: Wellin done sir

Dieumerci: Surely, the Grace of God is upon you. Good job, sir.

Good morning, Generals! Another bright day is here with so much to accomplish. I'll be spending the better part of my day in a pre-construction meeting with our new client. So, there won't be any update until later in the evening.

Thanks for been there for us at all time.

One good turn deserves a DOUBLE

Coming up Next! Plot K-024 Contemporary Structure in Badore and Agungi Multi-Dwelling Unit. Our drawings got a nod last week and pre-construction meeting(s) ongoing.

Even the props and the slab formwork... Neat and Sufficient

Everything went so smooth. We had no issue whatsoever!



Pic below: Showing the underneath of the slab after the concrete pour. No leakage.

Day #17 - Slab Poured


So fresh and neat. Just the way I like my concrete finished... More pictures and videos from the concrete pour later on this thread.

Follow us here as we pour the first floor slab of Plot 10AB.

We are live now.

KDK: You seem to be doing a great job. Weldone. Please, kindly confirm those are marine boards. If yes, are they Nigerian, Chinese, South African or Russian boards? How much per board please? Hope my questions aren't too many.

They are marine boards. We used South African boards for the foundation (I bought them from a company that lost a road contract) and Chinese boards for the slab.

Foundation boards - N8k
Chinese boards - N6.5k

Watch us live as we pour the first floor slab of Unit 1 tomorrow

Link will be provided shortly.

twinskenny: Sir,

sure you are not working overnight? this is amazing speed

weldone

We do not work overnight. We weren't even allowed to work after 6pm and resumption time is 8am each day. No material delivery after 6pm or before 8am. No work on Sunday.

We only planned our work around the restrictions and we planned very well.

Beside, most of the jobs are automated.

And now...

First Floor Slab - 2 Hours later

Day #15 - First Floor Slab Formwork