₦airaland Forum

So, I went to submit my plan for approval and was told I couldn't build a four flat apt. on the land. Said the only storey building I can build there is a duplex. This is totally different from what I had in mind previously so I'm taking a big step back.

Could anyone please advice on the next best alternative in terms of cost and ROI. The land is as big as 2 modern standard plot (1070sqm). I think the cost of building a duplex isn't much less than a four flat, so unless the rent price is twice that of a flat, I don't think it's the best in terms of ROI.

Please educate me. Thanks!

Thanks for the information. Happy New Year!

Vilshow:
Op, kindly consider us for the blocks supply we're in Ibadan.
Contact 08159810108.
I look forward to you sir.
Thanks

I have a brick making machine on site and things are going steadily, so I won't need to buy blocks.

So I finally decided to go with the architect and Structural Engineer. However, I'm going to be getting the materials and workers (they can suggest someone and I'll decide whether or not to use 'em), so I'll be sharing what each will cost and you guys can let me know if it's okay or not.

I'm breaking the project into stages, with the first stage being from foundation to lintel level (i.e before decking). I asked a bricklayer to give me a quotation on the needed materials and what he'll charge for the foundation and ground floor work. Here's what he quoted

Blocks - 6000 pcs, Sand 12 (Double Tipper), Granite 3 (30 Tonnes), Water (there's a borehole nearby), Plank 06 - whatever that means, 2/3 10 - whatever that means, Cement 430 bags, Filling.

BTW, this is just what he sent on a sheet of paper, I plan to seek clarification on Plank, 2/3 and filling when next we meet, but I'd like all the ammunition I can get before meeting him.

Also, what would you suggest is a fair Workmanship cost for ground work. And in terms of filling, as I said previously, there was a building on the land and it was broken down, are broken blocks advisable for filling or is laterite a must?

Please keep the tips and advice coming, I appreciate all help.

Have a great day

greenermodels:
i think the builder wants to eliminate one pillar each from the toilets and i believe he's right while the architect is following the standard way we distribute pillars in Nigeria and i believe he also have cogent reasons too to avoid any room for errors, i will advise you go with the architect.as for the fencing go with him too.it's better to over engineer than under engineer a house especially in Nigeria where no standard tests are carried out on concrete.

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Thanks.

BTW, I'm not working on the fence for now, I'll start the foundation first and probably work on the fence when the block work is almost complete. I'm making the blocks myself instead of buying (machine-made) so I need as much space as possible.

EgunMogaji:
I like this floorplan simply because the bedrooms are not the more silly ensuite ones that are total wastes in my opinion.

Are you thinking of using the underneath of the stairs as storage?

Did your architect make a site visit and was a soil test performed by a competent entity? Not those that failed in other disciplines who rushed to become overnight "engineers ".

I was actually thinking of making it all ensuite, I thought the lack of one more bath could bring down the rent price. I don't really know, but that's what I thought. I can leave it as is if that would not be a problem.

The architect has been to the site a lot of times, but no soil test was performed. Had no plans for the stairs storage space, but I could consider it as things proceed.

I'm looking to start the project from the first week of Jan so I'll be looking out for more info, and will be updating you guys at any necessary point

And...

More

Here are pictures like I promisec

Hi Guys,

I appreciate all input and I'm here now to answer all necessary questions you need to assist.

First of all, the problem isn't that I don't want to use a professional's service. I guess I'm just not sure the guy is the right professional. Like I said earlier, I'm new to building construction. From what I've heard/read, though, a plan should have four drawings, A/SE/M&E, mine has only the first two because the architect said they can do without it. So I'm believing that he's only strict with things he directly offers.

Yes, he's been to my site (with the SE) a number of times. I actually used his bricklayer to pull down the structure that was there previously.
The land is the last in that estate, and it's not too far from a 'tiny' river.
As long as I can confirm that he's the right man for the job (which is what I'm trying to do here), I have no problem with going by all his instructions, I just want to be sure before having him start.
Also, from my conversation with all builders I've met, I can already see a fight ensuing, so it's either only the architect & structural enginer (they work together) or only a builder (which I'm shying away from already).

I'll take pictures of the plan now and show them in my next post.

Merry Xmas to all

I'm back with another question this time. So I asked a builder to work on a full quotation for the foundation of the plan, I was amazed when he came back and told me the plan had more pillars than necessary (50 columns). He said the building doesn't need more than 32 by his calculations. He brought me an estimate for the plan as is, but said 50 pillars wasn't necessary.

The building is 12963 by 29250. I can take a picture of the plan and upload it, but I'd like to know if 50 is truly excessive, or if this is just builders trying to cut corners. As much as I'd like to build a solid structure, I wouldn't want to waste anything unnecessarily.

I appreciate any input. Merry Xmas.

I'm looking to build a 3 bedroom, four flat apartment in Ibadan. I already have the Architectural and Structural Drawing, but there has been no progress yet regarding the physical building. This is the first time I'm building, and I don't really know much beyond the little things. I've also read a lot NL threads, so I guess I got some ideas from there.

The problem I'm facing now is with starting the construction and the supervision of the process. It's not something I'm up for since I have no basic knowledge of it, and I want a properly built house (it's going to be rented out). The architect that drew the plan told me he also did supervision work (with the Structural Engineer's assistance) and took me to some of his previously supervised work, and one he's currently working on.

Although, I know it isn't really an Architect's work to Supervise a construction process, the fact that he's shown me he can handle it, coupled with the fact that I'm finding it hard to find an 'experienced', certified builder who will not overcharge me and also help build to taste was making my mind up (leaning the architect's way). I became even more confused, though when I decided to start with the fence. The architect asked the bricklayer to dig 2 ft deep, and that the blinding be 200 or 150 mm (was jargon to me then so I didn't interfere), the bricklayer however said that's not how it's done, touting his experience and old age. He said his standard metric was 1.5ft - depth, and 100mm blinding, which didn't work so well with A.

After the incidence, I tried asking around to see which of them was wrong, most saying 1.5 is standard (i.e, A is being too theoretical, thus being wasteful). I got more stories about architects being bad supervisors and over using materials trying to go by the book (tbh, I want something solid, but if the consequences of a minor 'not by the book' change is negligible, I need someone who'll consider it).

Afterwards, I tried searching for new builders, but none of them were certified or studied for it, so I felt they were no better than the architect in that case. I also believe since the architect drew the plan, he'd be an even better choice with the options I have now.

If you have any opinion or advice on how to proceed or any question to determine what to say, then shoot.

Disclaimer: I have a really thick skin. I'm happy to admit when and that I don't know something, even if it's just too obvious to you.

Bless Y'all and Merry Xmas in Advance.