₦airaland Forum

With yesterday's progress, weather shouldn’t impact our making progress on Unit 1 at this point, which means that there’s a lot less risk to the schedule.

Accomplished two big tasks yesterday at the house — the buildings were staked out and we were able to sand fill the building area of one of the units. Getting the plot sand filled was nice — now we don’t have to worry about rain nearly as much.

Here are some pictures of the setting out and sand filling work…

PLOT 10AB - Deed Restrictions

Deed restrictions is a very important issue to address when building in a well established estate. These restrictions may include items like only single family homes may be built in this neighborhood, or the servants quarters must be separate, or allowable room sizes and setbacks. All these type of restrictions are obviously intimidating and illegal. The ones I care about are ones that restrict building size or type.

If you don't pay attention to these, you can risk building your project and have someone complain half way through to the city planners or the HOA. This can lock your project up and potentially force you to tear it down or stop halfway. I've seen some builders do this, but I would never risk the N40,000,000 to N50,000,000 required to build some of these projects on getting lucky.

For Plot 10AB Haven, there were restrictions on the following:

- The building type or size.
- Allowable setbacks is 9m (front), 3m (on all other sides), and 6m (in between buildings)
- Minimum plot requirement for 2 unit of fully detached duplex is 900 sqm**
- Height restriction is 10m
- Buildable Space is 35% of the plot

So we are managing our risk by building something more modest.

Been a while!

Just for some context, this is our 12th nairaland construction project, so they are starting to look kind of familiar by now.

So with that let's get started on 10AB Haven.

As part of my "skin in the game" I already had plots divided, surveyed, and my plans engineered (explains the reason for long period of silence). We started moving dirt yesterday and the plots are being cleared and filled. We also manage to stake the foundation of one unit and hopefully we hope we will have construction permits in hand by Friday. My building permit is under review.

First Day Pictures

sogefe: Hi Bosun, wishing you all the best in this new project. Cheers

I see you Bro. Thank you for your best wishes. I believe your project is moving at excellent pace.

PLOT 10AB HAVEN - CONFIGURATION

Land Size | 850sqm
Project Status | Ongoing Development
Budget | Available on special request
Start Date | August 1, 2014
Substantial Completion Date | Oct 1, 2014
Client | Private


Important Contact Information


Project Director/Designer | Bosun Davies +234.80.234.29.122

Builder | NextHome Builders
Architectural Designs | KOLADS Consult
3D Rendering | Caribou Studios
Structural Designs/Engineers | Beulah Konsults
Interior Designs | NextHome Builders
Landscape/Hardscape | NextHome Builders

The Reserve in Agungi

Pics: Construction pics of The Reserve by NextHome. See more inside.

It’s about time!

I'm currently working on new construction projects in Lekki, Lagos. The purpose of this thread is to chronicle in as much detail as I can, the process of designing the proposed developments, getting permits, construction of the new residence and finally handing over the keys.

My hope is that this thread will end up being part case study, part diary and part textbook. I plan to provide links to everything that might be useful throughout the process -- pictures, videos, budgets, schedules, plans/drawings, contractor bids, invoices, etc. And if there's anything I don't provide that you want to see, just let me know.

I hope this thread will be interactive as usual. I hope our friends and followers will jump in and provide insight, and I hope others with less experience will ask questions and help us all learn from one another. And again, if there's anything you want me to provide in this thread that I'm not already providing, feel free to ask!

Now, it is official! Yesterday, we signed the contract for the development of 2 units of 5 Bed Detached Duplex in one Lekki's Finest Subdivision.


Pics: Construction pictures of Plot 10AB by NextHome. See more inside.

On 30th December 2013, I wrote this:

BrabusNG: My Fix 1

One of the main problem with this plot is the slope. The land slopes toward the house and surface water ponds near the foundation wall. I intend to construct a V-ditch around the house (especially on the sloping side) to allow surface drainage from both the foundation wall and the other yard areas to a storm drain further downhill.

This fix applies to plots where the front street is higher than the land/foundation or when the house is built on the side of a hill.

I am afraid Sir Jamesqu is right! Eventually you'll need a compound drainage to redirect all waters.

Sir Tony John is also a Nairaland client and that was the fix we did for him after his fence fell 3 times.

I don't think it's condemnation really. I've already suggested this even right from the foundation stage. God will provide the permanent solution and the fund to tackle the problem.

Thank you.

Qc1: ^^^
I was wondering if that is what it meant too?

Yes.

Thanks for the updates Sir QC1. I'm happy when I deal with honest and innocent clients. I'm so sure back then there are so many things you don't know and you aren't aware of but those are things of the past.
Many times we (builders) always look past the challenges to the end result which is the most important thing. That's the reason I'm never bothered about other people's opinion especially when I knew I'm doing the right things after all Millionaires are lured into a victim mindset. Steve Jobs was fired from Apple and later rose to become the CEO of the most valuable company in the whole world.

I'm so happy to see the fence standing now and I hope you'll believe me any time I take stand on my budgets. I once said it that if I throw down a business for whatever reason, the client will either pay more to get the same quality or settle for less.

Recommendation: Please endeavour to backfill the fence cos of lateral pressure of the filling sand so that it doesn't heave. Good job all the way!

As for the roof, we will be ready when you are ready. The ministry has expanded with more disciples and followers

Willow08: mr brabus, Jesse is the name. i have gone through some of your projects and im wondering why you most of your clients prefer concrete walls to glass walls . is it that expensive in nigeria or it is just ignorance? also can you work with red bricks. i prefer building my project with that.

Expensive? NOT REALLY
Ignorance? MAYBE

I think it's actually the work of cowboy designers and mentality of our people back home. We also explore alternative building solutions including bricks, rammed earth, cob homes etc

Sir Willow08 and Sir FastShipping - I read every word of your comments and I'm thinking "this people got to be different". It sounds like you have a big taste! Possibly bigger than average Naija homeowners?? I'm so happy to be on your roll of honour with my highly respected associate. Skimanski is one of the few architect/designers that I truly respect. He's in this game for long, and his attitudes and work ethic reflect this.

I'm Brabus, a design consultant and an interior designer for young and upcoming build and design company (NextHome Builders) and the clients I work with don't have ftime to make decisions on designs and schedule, so I have to make a lot for them. The ultimate goal is to create a space that they will love, fits into their existing house and looks great for the family - all on a very friendly budget.

I ask the homeowner to send me images that give the "feeling" they are hoping for, the must-have and nice-to-have features. Part of my job as interior designer is being intuitive about what parts of a design are appealing to a client and finding the common thread in a variety of different styles that they pull together.

The NextHome Difference - We take YOUR taste and make it tasteful--we don't push our style on you.

spokesboy: Oga Brabus and QC1, What is the update on this project? Has it been completed?

We finished our part since January. I'm sure the client is preparing for the next phase.

SPECIAL ATTENTION TO EXTERIOR DETAILS and interior nuances gives this relaxed country home fine distinction on the street.

This delightful house is sure to please with the welcoming touch of the broad overflow in the porch and and the terraces.

- NextHome

Week 30 | Somewhere in Lagos, Nigeria

bookface: I am not a builder and i have utmost respect for Brabus..but a 2 million estimate sounds like its extremely on the low side of the cost curve in my opinion!

But anyway, what do i know?

Here's a breakdown of cost:

Substructure/Foundation - N250,000
Superstructure/Block Work - N450,000
Roofing Sheet/Woodwork - N400,000
M&E including Electrical Wiring - N160,000
Plastering - N150,000
Ceiling - N80,000
Toilets/Bath fittings - N40,000
Wall/Floor Tiles - N160,000
Window/Burglar Proof - N145,000
Doors - N140,000

At much later time on my thread, I'll show you what I'm building presently. I doubt I'll even reach the two million mark and the house is a three bedroom bungalow with two toilets/bath. Though labour is FOC as per Oga concern but it's a well managed project.

Anyway, anything is possible for those that believe! You'll agree with me that N600k can give you a single bed house so N2m is a good budget if well managed for a two bed house.

wordychap: Who are these?

We are human being like you. We are here to help provide solution for your construction needs. We are builders of repute and building beautiful homes is our passion.


To your question,

A simple 2 bedroom bungalow with basic finish (basic as in, Sliding Windows, Longspan Aluminum Roofing, 12mm Iron Burglar Proof, chinese doors, PVc ceilings, Bath tiles to window level, Kitchen tiles in wet areas only, Locally made iron door for the entrance/exit, conduit pipes/wiring, and every other things in a very simple manner) will gulp N2m


Foundation to Move in in 5 weeks

See floor plan attached.

^^^

Thanks for this sermon. This is what the MAN in ME tells me about the two most important women in my life.

Women who have the most problems with their mother-in-laws tend to be the same women who don't get on with their own mothers, sisters, and woman friends.

Jealousy puts up barriers in these relationships. Such women often envy the relationship between mother and son and want to replace that relationship with themselves. Meanwhile, MIL wants her son looked after in the way only she can, which is of course impossible, unless the DIL is her clone.

Their differences results in a bitter stalemate because of the feeling of inferiority it causes. MIL won't give up mothering her son/DIL even though they're married and DIL starts to feel she's the second, not the first, woman in her hubby's life.

Learning to get on better with your MIL is about learning how to feel less of a victim and deflecting your MIL's difficult behaviour.

My wife learnt to get along with my mom in five easy steps and I never had to interfere:


1. Keep talking/Say how you truly feel

For example: Mama, I realise you're only trying to help, but it makes me feel immature when you have to do it for me all the time.

2. Appreciate her good points

Yeah, MILs can be nosey at times! Instead of fuming when she's cook for your husband, why not thank her for being so helpful and feel pleased that you didn't have to do it for once?

For example: Mama, this is really good. I'm so jealous of you. Had it been you aren't my MIL, I'd take you as...

3. Ask her advice Hmm! She never approves of you doing anything in the house. Turn the situation around by asking her. That way she'll still feel involved, by being given the chance to contribute, but you haven't let her take over.

For example: Tunde's birthday is next week and I'd like to do something special. Is there anything you can think of that he'd really enjoy on his special day?

4. Visit her Mama always turn up unannounced! She's only feeling lonely, feeling excluded from her son's life. Solve this by calling on her instead. Give her a scheduled visit with the kids and your hubby, which shows her you're thinking of her but takes away her need to drop in on you unexpectedly. Teach her in a very nice way.

5. Keep it light/Keep it fun She can't cope with your kinky wears. Turn it into a joke right in front of your hubby (Mama, I fought hard to get Tunde's attention and I wear this ones only to... Mama, would you mind sharing how you and FIL...?)

You're making an important point in a fun way, without causing offence. The more confident you are about your position in her son's life, the easier you'll get on.

The place of God is the same but God won't do the 5 things listed above for you. Marriage is fun anyway especially for those of us having a blissful one with our MILs, FILs, SILs and all other ILs.

SirAweezy: Sorry "not a good enough reason", you must be scared of something!

Yes, I'm scared of losing my marriage. Isn't that a good reason? Unless you feel hitting your wife is part of your marriage vow

FYI, I'm not a pretender.

nickishire: I can bet you that ur wife has a different story to tell. She is a good woman because i can imagine what she must have been through and she ws wise enough not to involve you.
Its not as if all mother in laws are bad, but its just that its not easy for the wife most of the time.
Btw u dont learn how to be a real mother. It comes naturally.

Indeed, she really has a different story to tell when she had a miscarriage (mom had left though). She wished my mom was there. My mom is not God but she treats her DIL's like her own child.

#talkingaboutmyownmom

berem: Mbanu! They will come when we start having kids

Wish the marriage survived that long. Just yesterday we read that a 6 days old marriage just collapsed.

For those who says NO, there must be reasons.

For me, here's my main reason

I told my wife if she can get along with my mother, she'll easily get along with me. Why? "Because I can never hit my mother!"

Yes - it makes life easier and reduces the risk of failed marriages.

It's better than having to talk to your ex-gf/bf when you're down.

Finding a good mother-in-law is the main issue. My mom lived with me for 2 years after my wedding and I'm glad she did. The problem with us is that we want to live our life in pretense, do not want our families and friends to see our failings. We want to conceal our inadequacies

Anyway, my marriage is thankful for my mom stayed a while after we tied the knot. She was there to take care of the kids while my spouse is learning how to be a mother from a real mother and not from a friend. I couldn't do that myself and there's no school in this life for that.

We learn the easiest way.

^^^

Hajji, I'll respond to your email o. But don't you worry because the price is ridiculously affordable. I'm busy working on our next project.

mufutau55: I love the revised version; which is the last picture of the three.. Very lovely and elegant. Good work.

Hajji M.

Our guy Beetroot gave the house a nice touch-up.

Owode Crib

Client: Private
Architect: Unknown
Remodelling/Designer/Interior Deco: NextHome Builders
Project Location: Owode Yewa, Ogun
Delivery Method: Construction Management
Sector: Residential
Status: Completed
Value: Unknown