₦airaland Forum

yemi2plus:
Unfortunately, we have already signed the deed, and only the measurements of the land size was included in the deed.

I don't understand why people comment their money first before seeking for knowledge why? asked for help first guys before commiment

kumari089:
@cash1115
Why not lodge a complain with the EFCC. I think they handle case like this, especially when it has to do with cybercrime.

EFCC don't handle any case that is less 5m. Police matter, very unfortunate spend half of the money to criminals in official uniform to sad.

Tidot:
It appears you don't reside in Nigeria ot you don't have an idea of renting to the middle class.

There re estates in Lagos precisely on the mainland where rent for a 3 bedroom goes for as high as 7m per annum. There will be long queues of people desperate on viewing days and even attempting to roger the agents.

People are living and still doing extremely well in Nigeria. This class believe in renting in a very comfortable area than owning a house just for the sake of having one in a poor location.

Please do me a fervor. I will like to know that location and cost of land in that particular area in mainland or even on island. As I speak a friend has 16 units of 1 bedroom apartments available that we took out renting market after 7 years due to rent wahala. We are looking for long term lease of 15 to 20 years on each of the apartment in Ajah Eti osa. I'm not into business of talk talk for people that knew me here over the years. I have been in this business for a while

diordaves:
You are for the most part right, labour cost are near the same across locations with same topography. For me, I have an eye on the overall cost of the investment against the rental income and affordability/availability of my target audience. So, before I invest in an area I research the going rent structure of the area and the availability of my target audience who can pay the rent without issues. For example, if a three bedroom is going for two million p.a, I know already my target renters can't afford that. Instead of doing the popular four flats of three bedroom in that area, I will do for example Ten Flats of One Bedroom for the same investment amount. I will get more return on investment.

I also attract and encourage long term renting. I do so by offering rents about 30% below market rate. If the going rate is 1million, my rent will be 700k. This generates a high number of interest and I'm able to filter and eliminate. I give more than one year notice for any increase in rent and I only increase rent just 5% above CBN rate of inflation. If CBN inflation rate is 20% for example, I will only increase my rent by 25% with a year's notice. I don't experience tenant turn-over. My experience, those who rent one bedroom, two bedroom have a longer term renting and are reasonable. Three bedrooms and duplex renters are very notorious and not reliable for the most part.

A signed rental agreement goes a long way too.

I can understand your strategy in your research, one thing that is clear today is building 4bedroom duplex or 4bedroom / 3bedroom apartment is complete waste of resources. Most people that can afford to rent those kinds of places can also afford to build on their own. Those that rent those places without storge stream of income to maintain it, will end up up being landlord in your house. They will lease some of the rooms to their close associates. In market that we operate today in Lagos, even run down neighborhoods, trying to get a land there is more expensive than decent new open areas. These are the reasons those old houses that have a bigger yard are now turning into barracks. Imagine in places where people build their homes according to setbacks rules, due to the cost of land, some of them are now demarcating those setbacks, parking space, to put new buildings on them due to demand and cost of land. I don't know how some of them are getting away with it, This is a very dangerous trend of safety that the government is overlooking. just of recent, I was offered a land somewhere around Ilupeju just half a plot for 300m. Imagine that huge amount, how much to put up a building and expect a return with that huge amount of money. This is happening almost everywhere in Lagos and we expect affordable houses.

Charisdesigns:
One thing I’ve observed from recent projects is that design strategy affects yield more than people realize.

For example, in a design we did for a member of this thread, instead of doing a conventional 3bedrooms 4 flats on a plot, we explored a compact development of 4 units of mini flats plus a 2-bedroom unit on a standard plot. The idea was to:
1)Target young professionals and small households

2)Spread risk across multiple tenants

3) Increase cashflow frequency instead of relying on one or two big rents

4)Keep structural form simple to control cost by implementing mono pitch roofing style

The real issue in my opinion is not just cost of building, but:
1: Product-market mismatch
2: Overbuilding relative to location
3: Inefficient planning that increases structural and finishing cost unnecessarily

In areas where land cost is high, yield must be solved at design stage, not after construction.

Just sharing a perspective from the design side.

I will agree with your strategy, yes mixed use apartments make more sense in attracting different lifestyle to achieve a quick return.

diordaves:
Rental properties are challenging to be honest. There are rogue landlords and there are nightmare tenants from hell. As a landlord, I don't operate in the luxury market. I rent for the middle class, civil servants, traders and lower end of the market. My experience is positive. By and large, my tenants are reasonable. Fixtures theft by tenants is extreme to say the least.

I do my bit. I don't rent without a rental agreement with all responsibilities spelt out between myself and the tenants. All parties are aware and alive to their responsibilities. As a tenant, you move in with all fixtures working and safe- plumbing, electrics, door locks and windows. When you leave, put back the fixtures to a safe working condition as you met them. If you leave the property damaged more than your deposit, I will seek payment. This is normally in the rent agreement.

I have missed out on this debate. You are lucky to have tenets that keep by the terms of your agreements. I will love if you can send me copy of your agreement that spells out responsibilities of both parties. Maybe I should look out on your model targeted market, as an investor the cost of building is almost the same in location where I build, if the tearin is not waterlogged. The only difference is the cost of land, what I have in mainland, the amount it cost to build it is not significant in terms of material cost and labor with island, imagine investing 220m to build and tenet offer 1.2 to 2m rent per year with many owing rent, and end up damaging the property when the they are leaving. They still expect me to fix the same property with the amount the new tenant will pay when moving in, what kind of business is that? These are some of the reasons why some of us choose to keep the property empty or shortlet instead of going through this wahala on yearly basis to save our self from high blood pressure. This increase the pressure to the market. Government that's suppose to intervene by encouraging investors in bringing the cost of building down through there documentation and permit fees are escalating the cost by rising their fee and making the investments less attractive to the investor through their regulations. In other climate, the government encourage investors by giving them a loan with lower rates and providing infrastructure. After that, they enforce regulations that make the homes affordable to the masses.

Dennis3D:
Contact us at Dennis3D Building Designs and Constructions Limited. We got you covered.
This project was designed and built in Hampton Lake Estate - Chevron and the Link is on our profile thread,

We can work out something today if you DM us through our
call or WhatsApp channel: +237038166370.
Or on Facebook and Instagram: Dennis3D design and construction

Welldone Dennis

diordaves:
I don't repair full on before relet as there is usually nothing to repair. Wardrobe are concrete built in, kitchen is concrete countertop, and toilet is toilet. I only carry out safety checks of the electrics, plumbing and flushing mechanism of the toilet. I also clean up.

Is renting a business or completely waste of resources, with the current attitude of many of those rentals. Some of those rentals will send you to your early grave, when you look at the huge amount of money committed to the building especially in Lagos , Portharcourt and Abuja. its hard not to fix anything, in minimum repainting. Is always government responsibility to provide shelters for its citizens so they can keep distruying them when they want to move out. I beg I come in peace ni ooo, but is to annoying. To be fair there are alot of evil landlords that frustrate talents as well by raising rent 500% for no reason, some of them will let people fix their house especially shops that are trying to build theirs businesses. That when the landlords will remember his wife supposed to be doing the same business, then try to send them packing. We are just to wicked to one another, the government that supposed to do justice between us are even wise.

spyder880:
It's safe and possible, many people gave done this with success in the past. What needs to be done is to study the plans when you are ready and get a professional to calculate the load, then introduce pillars where necessary in the bungalow, then do a decking and a top floor.

Its possible.

@spyde880 happy new, even though its possible my concern with this idea in the foundation. When the foundation was done then do they the consider load bearing in mind then? If not, in mine opinion is always better to start at fresh. many thing run thru mine mind including street level of the road in the area

rmx:
Almost done and dusted , we move

Board installation either gypsum or cement board will always be better than casting abi na molding , does not come close in my view

Congratulation my Oga at top, your kinds of projects no bi MOI MOI oooo. I believe he is referring to small players like individuals private home builders

Accessmuah:
Dear Esteemed Sir and Ma

How is everyone doing today

Pls, I purchased a property recently and it has CofOng. but I wasn't given the property original documents because there is another building behind the property I bought which the CofO cover too..... Even the building documents I didn't receive because it cover the other buildi.... Is this approach from the seller correct since I only bought one property out of two on the same land but demarcated by Fence?

Also, I plan to do some modifications on the structure and would like to know if I require any of the Building approval documents from the seller?

The land use charge was delivered last week and would like to know how to change the name from the seller to reflect my and what are the implications if I choose to leave the seller name on it?

Lastly, I am considering doing my own Survey probably this month and would like to know if I need anything from the Seller

Kindly advise Esteemed Brother and Sister

but I wasn't given the property original documents because there is another building behind the property I bought which the CofO cover too..... Even the building documents I didn't receive because it cover the other buildi.... Is this approach from the seller correct since I only bought one property out of two on the same land but demarcated by Fence?

Brother those are your words. Why will you pay for land that the owner don't release the documents to you in the first place, that is the first red flag. People already advice you right on the subject matter, the seller is very smart to have taking your money.Those are the illegal activities many of those people that bought lands those days when land are cheap in lagos. He should have separate those land perfect those titles documents before selling it to you, he shifted the boarding on you for both lands. Bros the better truth is, you're going to spend a lot of money to perfect the titles before even thinking of building approval process. You're lucky the land as C of O. Good luck.

sonnie10:
How much is one of this, including the pole and installation ?

They are between 240k to 300k each depending on their wattage, brand and location of purchase. I see a lot of them in different locations in Abuja recently.

rmx:
, I hear you bro , but consider the many other Nigerians involved already nah , bricklayers , iron benders , carpenters , electricians etc even suppliers of all inputs , how yonder

Thanks you, I know they all can be from Togo. Your update make us hear from Egun your neighbor, we have not heard from him in a while. Haji too, just the watch us from sideline, even when he just throw the biggest party of the year in silence.

EgunMogaji2:
So this is where our money from Akala Express is funding 🤣

Egun longest time, how body

rmx:
Been a while I posted building projects here , presently on 2 commercial projects , salute to all old timers and everyone on a project , not easy but We keep firing by his mercies

Our Togo brothers doing what they know best , impeccable lines as always from my Jericho project, our boys need to go and learn work well

Congratulation brother. I see those update on your status welldone, one of my best tiler dey that your area. I beg help me give ham job, no be only Togo people we the patronized. These guys have family to feed to oooo.

Please cross check if your estate is among these recently declared illegal estate around Lagos https://x.com/ud_mpp/status/1952273533351989593/photo/1

Hollar111:
Hello Good Evening everyone, I am a newbie here and I didn’t know there’s a group like this on Nairaland.
I work with LASPPPA / LASBCA and I can help with your PR for your building approvals and authorization within Lagos State. You can trust me with a Fast and Seamless process.

Imagine as a government employee you came on a public platform to advertise yourself as a PR agent. Only in Nigeria, as a government employee in the west, if I dare come to a public platform to expose some government procedures that alone is a jail term, talk less of fast tracking the government procedures asking for PR. Where is the moral in us as citizens?

lastpage:
This issue of advance payment, as you explained above, can go both ways.
Some will argue, if you are sure about your work, you will be willing to invest your money in it, Upfront.
That also gives the job owner some level of confidence, that you are genuine.
It also tell the Client that you wont just collect "Advance", start misbehaving and eventually elope with his Deposit.

I for one, will never send any advance Payment to any solo Supplier/Artisan l have never met in the past or in person (exception being well established and regulated Concerns, e.g Amazon, that l can seek redress against, if things go Southwards).

There are also Tons of Suppliers/Artisans who are eager to do the job another person is still forming "indispensable" over.

The issue of Security of an Artisan/Supplier, has nothing to do with whether you collect some Advance payment or not.
It is completely separate.
There are ways you can mitigate the danger associated with your Safety, as a travelling service provider, without using Advance Deposit as a barrier to your getting the Job.
For example,
- Having well-defined address of where you are going before hand, so you can scout it out before hand
- Let the 'Client' give you his verifiable (Called identifiable) Phone Number.
- Asking where the Client got your details (in a friendly manner) or if it was a Referral from somewhere.
- Not going alone. if possible, you go with someone who then stays out of the picture initially, until you are certain you are dealing with genuine people, before he shows up ... or reports to the Police, if he thinks you are in danger!).
- Reporting your presence at the nearest Police Station to the Site of the Client, explaining to them your mission and who invited you and letting them know you are doing it for "safety Concerns", because you are a stranger in the environment (hopefully, Eke will not be part of the the Picture you are trying to protect yourself from, as in some circumstances that have happened!).


Lastpage!

BTW; We are talking about a serious "tangible Service" Providers, you are using Olosho as an example?
Even then, do you not read or listen to the News, about how these Oloshos get murdered in such trade of theirs? Abeegi.

Lastpage longest time.I miss your colorful wonderful words on the this forum. For qbadexy my first paint order form your company far back 2014 still shining on the building till date, never have any regret doing business with you till DATE, its even better with the most recent once, keep the quality flying

Aforxzy:
What do you mean by the statement "the soil test result isn't promising" ?
Also what is the recommended foundation type from the soil test results?
It is essential to build right and do it well the first time to prevent incurring unnecessary additional cost . Irespective of the number of floors you intend to build, If the soil capacity is not sufficient to support the load then the structure can fail.

Build right according to the structure design & drawings.

Thank you Madam Enginer. What do you ean soil test result is not promising. But the engineer in charge as assured that we can first do a base and then place the raft on the base for the foundation? Are you referring to base as piling before raft? if not please don't waste your resources go for piling for peace on mind in years to come.

Aforxzy:
What do you mean by the statement "the soil test result isn't promising" ?
Also what is the recommended foundation type from the soil test results?
It is essential to build right and do it well the first time to prevent incurring unnecessary additional cost . Irespective of the number of floors you intend to build, If the soil capacity is not sufficient to support the load then the structure can fail.

Build right according to the structure design & drawings.

Thank you Enginer so my. What do you ean soil test result is not promising. But the engineer in charge as assured that we can first do a base and then place the raft on the base for the foundation? Are you referring to base as piling before raft? if not please don't waste your resources go for piling for peace on mind in years to come.

Dennis3D:
Family Lounge...

Well done Dennis, this is what differentiate professionalism from amateur in this field. Good job without drama

hypernikao:
Greetings Chiefs,
I am currently at the paraphet stage of my property and the engineer has quoted 12mm 28pcs, 10mm 20pcs and 8mm 12pcs. Does this seem right for a paraphet, it doesn't seem right to me. I don't understand why he needs 3 kinds of rod for paraphet, when he only used 2 for chaining. Can someone help me understand it better?
@spyder880 and other elders in the field, kindly help.
Thanks

Why not use 12mm just like liting beam use full 8mm to precast and hang the parapet . It’s less weight faster, it will save you money, you need a good parapet guy that can precast and hang it well.

Ooo ga ooo feeding workers as became official now for owner. Even though I did always in mine projects. Its seems all of them are in the same union believe me, if not the only different is their labor, If it me I will chose the one of #1,312k quote not be too cheap. I will then challenge number of that prestige, because it can be easily calculate for the area

gabbytabby:
No 1 quote

42 Prestige x 17 = 714k
10 gallon gloss (next coat)x 16.5 = 165
1 bag Calcium filler = 25k
Ladder 40k
Petrol 5k
Meals 40k
Labour 750k
Supervision 70k
Transport 20k
Total 🟰 1829k

No 2 quote

41 Prestige x 17 = 697k
10 gallon gloss (next coat)x 16.5 = 165k
1 bag Calcium filler = 5k
Ladder 40k
Petrol 5k
Meals 40k
Labour 270k
Supervision 70k
Transport 20k
Total 🟰 1,312k

No 3 Quote

36 Prestige x 17 = 612k
6 gallon gloss (next coat)x 16.5 = 99k
1 bag Calcium filler = 5k
Ladder 40k
Petrol 5k
Meals 40k
Labour 300k
Supervision 70k
Transport 20k
Total 🟰 1,191k

Final Cost for Quote 3 the chosen contractor

31 Prestige x 17 = 527k
6 gallon gloss (next coat)x 16.5 = 99k
1 bag Calcium filler = 5k
Ladder 40k
Petrol 5k
Meals 40k
Labour 300k
Supervision 70k
Transport 20k
Total 🟰 1,104k

mufutau55:
Holy $&@?!@@@$? (Curse words)
That is more than double jeopardy o.
Follow who know road.

Hajji M.

Hahahahah, Haji sometimes these folks will let one say what we not supposed to say online jare. Many of these young people need proper guidance in other not to waste their resources. Doing right is always the right way, that will give one peace of mind later in life. Thank you for the support, may Almighty accept our Ibadah. Ramadan Kareem sir.

darc:
Lags State

1. Demolition permits
2, Renovation permits
3. Building Approval Permits
4. Stacking permits for building materials
5 LSTML For materials Testing
6 LASBCA stage certifications
7. COREN engineers letters and practice licenses
8. NDT Test for renovation
And a few more

One is missing oooo, safety permits unko. Nice design my brother . Oh I just saw the last word on the list.

diordaves:
If I understand, you tore down a 1994 building because you couldn't meet the requirements for Renovation Permit? Really ? That is extreme to me a by stander. Unless you are remodeling, I struggle to see how Renovation Permit will make you pull down a 1994 building.

Is there renovation permit in Lagos state? Yes, there is. For a renovation permit ALL you need is your building approval (you should have this as you personally built the property), your schedule of work earmarked for renovation prepared by your engineer (qualified o), NDT and 25 percent of the applicable processing fee at the time. That all.

If you were sent a list as long as your arm and as complicated as mount Everest, so tay you knock down your house, Honourable, dem do you the thing.

Na the same thing dem want to do the poster so. What concerns building approval process list with renovation permit? The poster was sent a building approval list of 4.3 million. This is incorrect. This is extortion.

By the way, I and the people I know have never been bothered for renovation jobs after settling Bale and Omonile. After settlement, I just commence renovation to the end. No trouble. But is this saying there is no renovation permit? No. You know how many permits there are. Even permit to sleep with one's wife dey.

Hahahha permit to sleep with people wife dey lol. Bros if you are lucky to get away with things good luck to you. I don’t say I couldn’t meet the requirements. I said it completely waste of my resources in house I built 30 years plus ago. When I can afford to put up better building in the place. I don’t talk them say, the Engineer that when through hell with me and them is here reading everything. Guess what. I end up using on of their Engineer as Consultant to navigate the system. My engineers knew me will. I don’t take rubbish from those government officials I mean their Oga’s at the top. As I speak the Engineer is busy building multiple buildings in 4 different locations around Lagos and other states. So please I don’t come here to spread fallacy. I have been is this building business for close to 40 years. I’m about to start something similar soon in Lagos island. Let learn from one another, good evening or afternoon or even good night . It’s most be one of them sha.

gabbytabby:
Your friend took unnecessary risk on unsafe and unstable land. 4 storey for lagos island without guidance from the local labsca office is asking for trouble or asking to kill people.

He as competent people working with him, he just likes going through back doors to get things done faster . He believes those fee are too much to pay government. He is being getting away with it, not like his buildings are not safe. He owns couple of those half plots houses making millions on them per year, especially those shops on the first and second floors of his buildings.

rotecch77:
Baba you will not die untimely death,
If we tell them they will say those Engr has come again with dubious way of supporting where they will see money to chop.

What you said is 100% on point unless if you build in hidden area and they didn’t notice on time, once they notice it they will still serve you letter..

Even demolition has permit, let alone full renovation work.

I don’t understand why some people that never built come to advise others about they say they say or my friend just did one . Many of these processes are not new, it’s mostly government fault by not enforcing the rules or some of their staffs encourage people to cut corners. Everything is on paper when you do it right, for example in assignment you will see how much the charge for your fencing and many other items on it. Their charges are base in the local government where the project is. I paid different amounts for Eti Ose, Alimosho, and Ojo. I hope the young man that is asking for help should be careful. like one of my friend that likes to cut corners to save money. Every time I advise him, he will say shabi nah this Lagos don’t worry I will find my way. Until last year when he got caught on his Lagos Island 4 story project, this is so crazy the build in the night due to congestion of the area. Guess what they let him get to the fourth floor, they came and broke 32 pillars out of 40 making the building in unrepeatable. They then send him demolished bill. That how they dealt with him, he then start all over with double the amount he should have pay at the beginning.

diordaves:
Here is the process: If YOUR building has not been served anything, my friend proceed to improvement work on your building. The so called govt official can visit the area as much as they like, it has nothing to do with you. You are renovating your building. Shikena!

There is a structural improvement work right now at Oworo (New garage) for a twin storey building. They are 1980's as well. Work will be completed next month. No such payment as being demanded from you. Only the Bale and the omonile. No disturbance and I'm not in the country as well. It is knowing what to do or else you will be taken to the cleaners.

Please let gard people with right information. Every building as different history. If you see me write anything here is from my personal experience NOT them say I did it. I just finished one of his similar case I build the house in 94 with every government approved . Chose to renovate 2 years ago just like everyone else, government official show up asking for renovating permit, don't have one I thought its was a joke fast forward continue work. they can back few weeks later with stop work Order. As stubborn man I call my connection at the top in Alausa. He told me I should know better their are process I have to follow before I start now. He sent me back to the local branch, to continue the process. When they sent me the requirements I look at it as waste of resources on the old house I chose to bring down the house, that when the drama start all over, all those requirements which I follow through. I couldn't believe this people have so much time to come for inspection, from set back, checking if what we have on drawing is what we are building as we progress, on the project even till the roofing stange. So please if they don't come for you, don't think the dont work . You may just be lucky. If they caught you at the middle, trust me you will pay all those fees . When they finished, they will send you all documents. You will appreciate the government for all your payments. They will send you the soft and hard copies of all your certificates of payment, building plan, building approval documents, building number for tax porpoises. Everything is well documented. If you do it the right way. Not like those days that you don’t know what you’re playing for or no record of your payment. Everything is digital on CD now. Please be guarded right

rotecch77:
Did you know that materials covered about 65-75pec of total cost of construction ?

This is for educational purposes only for who care to know

Watch out for more tips

Some of us care ooo. I will soon take front seat in your lecture room. Ramada Kareem, to all our muslims brothers and sister.

HealthCas:
Materials shouldn't cost less than 80% of the cost of building.

Any workmanship that cost more than 20% is expensive

Why should labor base on the cost of project? I don't understand this

Ayohbk:
Hello all,

We decided to proceed with the renovation of the building in Lagos and I insisted on doing everything according to the books. So we've paid safety commission, town planning, omo onile money. These already costs over 3m already. According to the engineer only Labca approval is remaining. I told him I don't want backdoor approval. So he sent me this list, that's requested from Labca official. Which totals over 4.3m. I think This expenses are outrageous. Can someone please help verify if this is how things are done? cc diordaves acmebuilding billions123

Please don't let them convince you to do anything back door deal, lagos state will come hard on you. Stability test is not a letter, it is a complete test report that will be submitted. I hope that your assessment fee is correct, because assessment is based on size of building and height , including security, generator, even dog house on the land will be measure. If you don't have them on the drawing, they will come for physical inspection, if anything different from your drawing, they will reassess you for additional fee. Tax bill to high, if you don't want to expose your income from abroad, they have standard average income tax of 1.5m they charge. If you're lucky to be handlining 2 projects at the same time, that amount cover those 2 projects as far they are in the same year. Good luck