₦airaland Forum

EgunMogaji2:
I have a question for those that have gone there before me like Spyder880 especially.

I just acquired another 1 acre property for sale near the Omi Adio station. I'm toying with the idea of designing it as a micro estate. Fewer and smaller plots, central/shared gateman, shared borehole, bio digestive septic tank, small height fence between plots, perimeter fence, etc

How viable do you guys think this might be?

Thanks.

I welcome all inputs.

The answer to this question would vary with individual, hence, coming straight to a conclusion is definitely not good.

One’s good experience with the real estate investment does not mean that it’s a great option for all other investors too.

Coming from an over-2-decade resident of the community where the proposed development is situated, I’ll never do something too huge in an environment where the cost-to-own a house is too low.
It’s always a very bad move when investing in real estate.

I’d consider developing commercial structures and recreation centers around such area.

________

For me it’s really not a viable option.

Rainy Day

Construction crew resting at home while the rain is helping with the curing of the slab.

The weather forecast has really been helpful on this project.

anitabella:
Pls sir i have been following your building threads on Nairaland, i want to know if i can put parapet on a 6 inch blocked bungalow building.

Most of your building threads i have seen is only done on a 9 inch block.

Your input will be highly appreciated

With proper support(Columns) in place, you can have a concrete fascia (popularly called parapet) on your 6in Wall.

Considering the extra weight on the structure, I’ll recommend a precast or aluminum design

anitabella:
Quick question

Can parapet be placed on a 6 inch block with all the necessary column to hold it in a building.

Yes. Precast or aluminum parapet will work fine.

EgunMogaji2:
I’ve seen the second one in person here. Looks very good but I think will only fit a building that’s Art Deco style.

Why do you think Brabus?

Yes you’re right.

It’s a great design that largely fit the contemporary Thai buildings.

Enyinne:
Quick question.
Do i need to fix the conduit pipe for electrical along with the roofing wood. I'm on limited budget, roofing sheet ready but doing a electrical piping along with it as i heard is a factor as i dont hv funds for it now .
Thanks for responding

No. You don’t have to

ceelog:
Please expatiate if you don't mind

The facade of a house is the most important part of a building because it sets the style for the rest of the building.

I always love to create a great one.

You can achieve a grande look with a very cheap budget if you have a great facade. Most people will never get to step into your house but several thousands will notice a facade that makes an unforgettable first impression.

kiekie1:
Servo if budget is right .. Regards !

Ok. Let’s do 5kva 100 - 250vac Servo for a studio apartment.

I’ll chat you up.

XL6 Trillion | Atrium House

XL6 Trillion | Atrium House by NextHome

Milestone 4 Now Begun

The construction crew will be taking some day off to cool off.

In the meantime, reinforcement work for the upper floor columns, lintels and roof slab are currently ongoing.

Project resume next Wednesday.

ceelog:
Thanks Sir

But I didn't say I will go for low quality in other areas (I could settle for above average finish...I am not mega rich).
I did a mix of high quality Nigerian tiles and some granites in some areas. Not luxurious but very good quality.
I only said I wanted one area I will go luxurious that would give the house that one huge appeal to those who enter it.

Facade

Milestone 3 (First Floor Slab) Completed. We are moving up to the final stage of work before roofing.

In the coming days, the fabrication of our roof trusses will commence.

hamtabfawaz:
Make Us Your Interior Plug.

From POP to Screeding to interior Painting...
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Media Panel , Wall paper / 3D panel


Pic: Media Panel Board

Nice.

sconp:
Oh! You're pouring the first floor slab and those are concrete cubes that'll be going for testing.

Yup!

If those who are charged with the responsibility of doing this won’t do it, we won’t hesitate to do what’s right.

sconp:
Irrespective of the years of experience of the concreters, it is standard procedure to carry out concrete cube tests.

at the second bolded, Are you referring to trial mixes?

Smiles.

No, I’m not implying trial mixes. I take samples at random intervals during the pour.

kiekie1:
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Temi1:
This looks interesting. Please could you shed more light on the purpose of this pre-slab work?

Oh that was nothing really... my build, my way. But is just the standard practice globally to test the strength of concrete.

Don’t take me too serious though!


Real Life Scenarios

In 2011, a young guy engaged a team of experienced concreters to pour his DPC. When they were done with the pour, the abokis (labourers) who worked on the project hail him shouting “Oga, 7 stories dey go!!! Cement dey dia ”


In similar situation, a young professional engineer engaged a laboratory on contract for testing the concrete on a major development for educational purposes.

As with all construction materials, the quality of concrete can vary depending on the mixing and placing processes (the formwork, compaction, quality of water and even the curing process) and the standard of site supervision and controls.

The concrete team in the first scenarios is made up of highly experienced concreters who knew exactly what to do when it comes to concreting.

However, the complexity of the project and its intended use led the young pro in scenario 2 to engage a quality control lab to carry out series of test to determine if the strength of the concrete poured satisfy structural design requirement.

The intended use of my ongoing build requires we follow the standard practice of testing the strength of concrete to determine if it satisfy the structural design requirement.

Nothing more. The final choice rest with the client.


Good morning.

ceelog:
Hello @diodarves, @next, @spyder880, @rootech etc

A friend saw my build and asked me a rather interesting question..

"Guy, if there was ONE stage of this your build you were asked to put it a whole lot of your savings to make it the best and this build LUXURIOUS...what will it be?"
I was stunned and I couldn't answer. He told me to think about it...and I am still guessing.

Please if it were you, what would you say?

I am about completing tiling and POP is done.

All left to do (hopefully) are
1. Screeding
2. Painting
3. Toilets and Taps
4. Kitchen cabinets and wardrobes
5. Pillar designs
6. Electrical fittings
7. Furniture
8. Floor stamping and land scapping

NB: Entrance door is Nigerian metal door.
This is a Villa house ooo

I once shared this before:

"No bottom to how cheap you can build"

A home can be built with no supports, too small of a foundation, no building plan, no special windows. It can be built on solid rock, unstable soil or on water (as they do in Makoko slum).

Develop a budget, but be careful not to make it too low. Essentially, do not get too caught up in how to make your home cheaper stay focused on how to make you home a good investment.

To your question, I can only tell you what I’d do.

"Guy, if there was ONE stage of this your build you were asked to put it a whole lot of your savings to make it the best and this build LUXURIOUS...what will it be?"

I’d focus on the form. I’ll ensure the framework is compact, with a good form factor.

- compact design
- great facade
- large windows

Building anything great and economical requires a lot of planning (on paper).

So the carcass stage is it for me. On finishes, I’d save on where I can by looking for value engineering but never to skimp on actual quality.

erico2k2:
This is a big problem with you guys who sell in Nigeria, the vast majority of people living abroad are used to see the price. like it, can afford it? pay and collect. You have no idea how this price hide is limiting your sale, truly you have no IDEA

Like this

Moving on up

XL6 Trillion | Atrium House by NextHome

Finalizing the 3rd milestone in a bit

Pre-slab work underway.

XL6 Trillion | Atrium House by NextHome

Finalizing the 3rd milestone in a bit

Pre-slab work underway.

Hatesin:
Please, how many plots of land are in a 150ft x 150ft land size where a plot is taken to be 50ft x 100ft?

4.5 plots

PROCEDURE FOR STAGE CERTIFICATION

https://epp.lagosstate.gov.ng/Home/StageCertification

#monitoringspirit #lagosbuild

diordaves:
In a normal situation, the local authority should be the 'site checker' to make sure you're building according to the building code. If you engaged a tested team of builders with integrity, I do not think you need any consultant. To do what? If you need a consultant to close mark the builders to make sure they use the right mix-ration (for example), you should not be engaging such builders in the first place. They lack integrity.

What assurances do you have that the consultant does have integrity? Where does the checkmate end? Who takes final responsibility? Where does the bulk stop?

What if the builder decided to do the concrete cube test without the instruction of an external consultant? Does it still mean he lacks integrity even though many other builders do not have such to show ?

I won’t go to sleep after obtaining govt approvals in a country where people build 10 floors while holding approval for just two floors.

Neither will I go to sleep in a country where reinforcement are sold in midi, maxi and solo sizes.

Well that’s just me by the way.

Amastermovic:
Lol the consultant at that moment is your client which you will fulfill all his obligation with test from approved place and those cubes sabi put person for trouble ..

Foundation - Concrete Cube Test
Superstructure - Schmidt Hammer Test
First Floor Slab - Concrete Cube Test
Roof Slab - Roof Integrity/Water Ponding Test

I can list at least 30 integrity tests - the holy grail of quality build.

Amastermovic:
Things don't really work that way , a structural drawing goes to ministry for approval which means another check from other Engineer sometimes internal check may omit some stuff or wont ask enough question from another point of view. If I design it goes through 6 checkers this drawing is a future guide which means this drawing have been conceptualize in paper before the construction team gets to work..

Now for site checker consultant

After this drawing contractor are found with it works in so so place we will do it like that here and they charge for same scope from the bill and it won't work like that..

The concrete grade they will mix for you with excuse of workability will definitely shock u .

Arrangements of reinforcement is not always right and they will cast and you the client will never know though they have used what was specified but in a wrong way..

Presently a PM and consultant on a project and I can tell you how the sub contactor don't like my presence much because dey feel I'm a time waster

An independent consultant kept a project I did here on hold for almost 4 months because we wanted to introduce supplemental columns.

Now I know better.
______

I’m sure you can relate with the pic below my Oga.

diordaves:
There is also a case of too many cooks spoil the broth.

So where will it end? Should I also employ a checker to check the consultant? Should I also employ a checker to check the checker who checks the consultant? Where will the chain end? Who is the almighty; the final arbiter?

If you're an architect, you draw well. The bulk stops at your desk.

If you're a structural engineer, you structure well.

If you're an interior designer, you design well.

It is not good advice to over layer a project with too many unnecessary and overlapping processes. This will cause a delay. Each segment should take responsibility for their work and the client should hold responsible the respective segment for any poor outcome.

It is the client fault because the client didn't employ a marauding overseer. This is not on in the grand scheme of things. This is just spending money but not in the right places.

However, there is a place for a Project Manager whose duty it is to deliver the project.

That’s why it’s called an independent consultant.

Often times it’s not always about money. I cannot count the number of people I’ve helped save a lot of money here without even knowing their builder or where their project is.

I just did my job as a consultant.

______

In a sane clime, there are building inspectors who performs quality check on builds. .

#zurichinspector

EgunMogaji2:
You’re confusing me again Oga mi.

We’re talking small kobo kobo self financed projects here by mere mortals.

But the end gist is any client here that hires a big gun here has himself to blame for shoddy quality of work because he didn’t hire a independent overseer. Abi?

The reason I will consider hiring Skimanski, Rottech, AbdulWastecx, et al is the assumption of quality of work.

I learnt something new today. I guess.

Let the people you mentioned above come and tell us they get it 100% right all the time.

Engaging an independent overseer is not because you doubted their ability to deliver but just to put things in check.

Funny enough, I’m doing the job of an independent consultant on one (not even one but 3 ) of the names you mentioned above without visiting their project site.

I knew there are several people doing same on my project too. I even recommend it to all my clients since 2012.

EgunMogaji2:
Okay. But I’m still confused sha.

So if I hire Skimanski or Oga Spyder880 then I still need to hire a monitoring spirit?

Even FG and JB standard projects engage consultants.

Even spyder880 and skimanski won’t object to having a consultant supervise their project.

I just gave you example of an upscale project done in Ikoyi by one of the finest builder in Nigeria. There are several monitoring spirits involved at every stage of work.

Even banks do attend our meetings.

EgunMogaji2:
Dude, answer my question I beg

By the way check your snail mail.

To your question, if you hire a non-Kazeem, you need someone with wider experience in similar field to supervise him.

Otherwise who will perform the quality check? At what stage will the person be involved?

EgunMogaji2:
I come in peace.

So if I hire a non Kazeem, I still have to supervise? Or are you saying that Kazeem has to monitor his staff?

Gracias.

I’ve been on many multi-billion naira projects in Nigeria. We don’t just leave things to chance.

A good example is an upscale development done in Milverton, Ikoyi Lagos in 2007.

The Project Owner/Director, Late Dr Alex Ekwueme (former Vice President first republic) meet with all the contractors every forthnight.

All contractors (professionals) are expected to prepare and submit their reports ahead of the meeting to the consultant and the major thing we do at the meeting is to discuss deliverables and dependencies.

This is not to say professionals are not engaged but just to keep everything in check.

______

I had a similar experience at the Protea Hotel, opposite Sheraton, Ikeja and many other upscale developments in Nigeria.

If Alex Ekwueme, the first president of the Nigeria Institute of Architect can do it, I believe it’s not a big deal.

Problem didn’t start on the last day. It always start with some symptoms that can only be diagnosed by professionals in the trade.