₦airaland Forum

Help Critique This Facade

It’s been a while I do stuffs like this.

Few weeks ago, I got commissioned to design a contemporary living for a young family. The client who wanted something calming, clutter-free and simple asked us to design a house that tick all the boxes without breaking the bank.
Below is what we came up with.

This project is a textbook case of how to build economically.

Would you say Yes or No to the facade? And why?

Your comment and contributions are welcome. They’ll help my client make the best decision. Thanks for sharing with us.

_________
Building Typology: Modern, Stylistic and Functional
Bedroom: 4 Bedroom En-suite
Plot Size: 400sqm
Features: Atrium, Double Volume Master Bed Studio/Kitchenette, Gym, Study/Office, Laundry, Pantry, Terraces, Guest Living, Large Living Areas on both floor.

EgunMogaji2:
Added a few tools to the inventory.

Nice toys.

Amastermovic1:
16mm 75 PCs 12mm 250pcs 10mm 100pcs

This price is for the quote above which includes delivery to site..


As at yesterday local is 275k while TMT is 325K includes delivery to site

January 20 till ending local is 265k while TMT is 315k

It’s well!

A project which requires about 12 - 13 tons of reinforcements should be looking at N4m + or thereabout on reinforcement only.

zuraking:
furniture makers are known for this. There is this bed I saw on display and he clearly told me he made it for someone. I asked how much, he told me 190k. I told him I will take it now and pay 200k, he told me the person is coming next week to carry it. I offered him 205k and he sold it to me telling me he will work day and night to get another one done.

Business opportunities come from different angle and one can strike to tap in as much as there isn't fraud included. He should be patient for him to make another one and then BLACKLIST him. Locking him up cos he delayed him is what I didn't buy. The man messed up big time but any HUMAN can do what he did.

You're very correct bro!

I have a similar experience but mine isn't furniture.

I bought a land some years ago and I discovered that there are some lands at the back of a plot next to me that no one knew about because there's small stream before the land.
I approached my agent to know who owns the land (450sqm) next to me and he told me it was his brother who was in the army. I told him I want the land to add to mine and also create access road to my back. He said his brother said "If 1" is deducted from his land, they should refund his money back."
I told him "We need 30ft x the length of the land and not 1 and I will be happy to pay him double the amount he got his land and also give the agent some commission for the sales." He discussed with the owner, they agreed and I paid for the land. He (the owner) used the money I gave him to buy another bigger land (800sqm) adjacent mine and everyone was happy.

@mountmoriah,

Please can you share send the current price of the following woods (hardwood)?

3 × 4 Wall Plate
2 × 4 Tie Beam
2 × 3
2 × 2

Thanks.

https://www.youtube.com/watch?v=ZO2CK6Vnw0E

You can order your stirrups, starter bars, lintel reinforcements (made to measurement) from us.

Our rates are are very affordable and our methods are different.


Call 0700-NEXTHOME

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Pic 1 - 4 (Starter columns prepared for @folmus project in Sagamu, Ogun state awaiting delivery.

olaoye15:
Hello my people.

I am planning to build a four bedroom bungalow in Ibadan. The project will be starting in a short time. I actually want to equip myself with the stages involved in the process from start to finish as I dont want to look like a novice around the engineer.

Can someone take me through the processes. For the foundation, I have already offloaded the following at the site.

30tons of Sharp sand
20 tons of granite (it looks like the granite is the upper type, can it serve the purpose)
40 bags of cement
I am thinking of buying 500pcs. Can it be enough for the foundation?

What other materials do I need to provide?
I currently dont have the floor plan but experienced builders here can still give me a near estimate. It is a simple four bed, all in suit. Open kitchen, and a study.

I will be looking forward to reading form you.

Thank you.

I am

Congratulations on your new project!

Please do not get involved because of the above alone. Get involved because you’re the project director. Even though you don’t know everything about building, this forum and others can help you achieve your building project without worries.

Don’t be forward. Try and work with your engineer. I’d rather work with an engineer on the build route (owner managed, contractor managed or owner-contractor managed)/scope of work than going on a full-fledged contract.

To your question about stages of work, here’s something you should be on the look out for (foundation to roofing only) if you want to avoid surprises. No technical jargons

We are working on a project management checklist at kobocity.com for self builders and homeowners who want to be directly involved in their project. Once it’s ready, I’ll update this platform.

Stages of Work

1. Preliminary Works (Site Clearing/Preparation)

- Site Clearing
- Site Store Construction
- Marking Out/Staking out building area
- Water connection
- Delivery of materials for the substructure works (planks, iron rods, sand, granite, blocks, cement etc)
- Setting out/Profiling
- Excavation/Blinding

2. Ground Breaking/Formwork/Reinforcement

- Starter columns and column base
- Block Setting (Foundation Wall)
- Boarding of the Starter Columns
- Casting of the Starter Columns

3. Sand Filling/Surface Treatment

- Sand Filling
- Wetting/Ramming/Compacting
- Damproofing
- First fix mechanical works
- Carpentry works (Boarding of the vertical sides of the DPC)

4. Casting of the DPC (german floor)

5. [color=#000000]Block Setting/Casting of Beams, Columns and Lintels (Ground Floor)[/color]

- Materials arrangement (logistics) and delivery
- Block Setting
- Columns, beams and lintels formwork
- Reinforcement works
- Casting of beams, columns and lintels
- Mechanical/Electrical rough-in works

6. [color=#000000]First Floor Slab Formwork/Reinforcement/casting[/color]

- Carpentry formwork (beams, slab, staircase etc)
- Reinforcement works
- Electrical and Mechanical rough-in works
- Casting of the slab

7. [color=#000000]Block Setting/Casting of Beams, Columns, Lintels and Tank Slab (First Floor)[/color]
- Block work
- Columns, beams and lintels formwork
- Reinforcement works
- Casting of beams, columns and lintels
- Reinforcement/Carpentry works for the Tank Slab
- Casting of the Tank Slab (if you’re planning to have one).
- Mechanical/Electrical rough-in works

8. [color=#000000]Roofing woodwork/aluminum installation[/color]

- Casting of roof beam/installation of parapet
- Roofing woodwork
- Roof Covering

I hope this helps.




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There are more resources to help first time homeowners here and on kobocity.com. Try and check them out.

16inchdick:
Thanks then one crazy pop guy was telling me that I would use 8kg of fillars when I was thinking of using just about 3kg/4kg fillars for that 10sqm?

Don’t blame him. I was out today to buy some 3 core wire and I was shocked by what they sell as 2.5mm cable.

The 1” square pipe (thick) that I bought recently is not even as thick as the 1” square pipe (light) that I bought 9 years ago.

16inchdick:
Please how many bags of p.o.p cement would I buy for 10 square meter

Buy 3 bags. That’ll take care of any design (cornices, boards, wainscot, ceiling medallion, panel molding etc).

DIY Horizontal Slat Rail

The graceful lines of these metal railings and a versace mild steel laser cut metal art are designed to complement our yard and provide an awesome focal point that’ll impress our guests.

More updates at https://www.kobocity.com/d/104-brabus-coolest-and-easy-diy-projects-for-homeowners/5

Just for learning purpose.

Here’s an excerpt from a NextHome contract document. This has nothing to do with the matter at hand but just for those who wish to learn.

@saydfact

A sincere contractor don’t wait till there’s problem before doing the right things. They do it right from the signing of the contract.

That’s what we do!

saydfact:
MORNING ALL - I'm reading a few post from n3xt/brabus and few others - and I feel (without disrespect) a lot of CONTRACTORS don't have adequate knowledge about how contracts are run - IF you've worked with the biggest consultants in the industry you would understand what I'm about to type.

AGAIN WITHOUT DISRESPECT....

1. Even if the client allows you to buy and install whatever (door, showers, even BULB as simple as that is) - An experienced contractor/builder/consultant should know that there is something called CLIENT'S APPROVAL. This means, before I pay for THAT N500 bulb, I need a written approval within 7 days (or official email) confirming that the product is OK. This MUST be gotten before payment - and once delivered IF client's wife (or whoever) don't like it - you just bring out the approval and all related cost (return, re-purchasing, logistic etc) is 100% on them. NOTE, A VERBAL APPROVAL IS NO APPROVAL IF NOT PUT IN WRITING WITHIN 7 DAYS; so Oga was at the store with me and he said BUY IT is not an approval...... that's what a lot of you hold on to.

2. IF Mr A contracts me to build his DOG'S HOUSE and along the line, I'm unable to complete the work - BECAUSE OF UNFORSEEN events, as a contractor - you do NOT assume, since its not your fault that his work was abandoned you do not owe him... SIR, YOU OWE HIM - The deal was to build a dog house, not an in-complete dog house (even if it was client's wife that stopped the work because she suddenly hates dog and want's a cat). WHAT A SINCERE CONTRACTOR should do is.... PRESENT A FINAL ACCOUNT. Stating clearly HOW MUCH WAS GOTTEN, HOW MUCH WAS SPENT AND HOW MUCH WAS LOST AS A RESULT OF DE-MOBILIZING FROM SITE - then agree with the client on who owes who.... NOTE: Even if the client was owing you at the time the decision was made; you DON'T assume because I lost, no need - YOU DO WHAT PROFESSIONALS DO - A final account, it is then you can hold you heads high and say - I DO NOT OWE YOU.

I'LL STOP HERE FOR NOW - MAYBE I'LL WRITE A FEW ARTICLES ON (real life) CASE STUDIES FROM VARIOUS SITE....

WE SHOULD BE HERE TO LEARN AND TEACH EACH OTHER BUT A LOT OF CONTRACTORS HERE ARE JUST HERE FOR THE CLIENT AND PAY....

FINALLY; I'M A CONTRACTOR TOO.... but relationship over money I preach.

GOODLUCK, I SaydFact

You’re very right though but may I ask that at what point do you think it’s right for the contractor to assume the contract has been officially terminated?

And on what ground?

- inability or failure to fulfill the contract
- unforeseeable circumstance beyond the control and without the fault or negligence of the contractor.
- the client lost interest.

Thanks for your observations and comments. I do appreciate it all.

We are learning everyday.

Plaster Sand Supply | Supplied

[s]2 x 10 tons truck of plaster sand is urgently needed at Ogijo.

Please kindly get in touch if you can fulfill this order.

Thanks. [/s]

uncleteeh:
Thanks for this sir.

We are not too busy to notice those who make the world go round.

Thanks for all you do!

There’s a large request for 3 bedroom bungalows. Please feel free to showcase some of your designs that meet this brief on kobocity.

Do more to increase your ranking and get upgraded to pro-membership level on kobocity.

Thanks.

Kobocity Design Review Services | Getting Bigger

Get reassurance that you’re on the right track with your home design so that you can move forward with your project with confidence.

Turn your good design into a GREAT design that you absolutely love with a design review by experienced building consultants and architects on kobocity.com

We’ll review your drawings, point out areas of concern, and provide suggestions for how to improve the design. We’ll help you feel more confident that you’re getting exactly what you want and not what your designer think you need.

_____
What our satisfied clients are saying?

If only I had met you at the begining, the headache and money spent will have been saved. - nannymcph ee

Hi Bros, thanks for the comments on my house design. Please how can I contribute my quota to this great forum? - GG2002

Thanks. I love what you did. That way I won’t need to change the footprint of the house. I don’t like roof gutter. I’ll sure tell the architect to work with this. I didnt like his initial sketch and he forbade me from sharing.
KoboCity is the bomb.
Thanks so much. God bless you. - Judy
https://www.kobocity.com/d/113/10

What about the homeless kids bayi?

PAPAFEELERS:
Dear Bosses in the house I need some heads up on what’s you understand between Half Casing & Full Casing in Borehole.

I met a fellow landlord in the area I was building and he told me why go for FULL casing that the half casing is also good based on interactions he has had with geologists.

He said the rocks drilled cannot collapse but the sedimentary and sandy part will collapse hence the half casing will take care of this part hence one does not need to case the hard rock sections.

He also said some of this drillers can be tricky as they would know when the rock is struck and will use half casing and tell the client that its full casing they did for the client because the client had already paid for full casing. In this case the client loses because he paid for full casing but was given half casing.

Please what’s your thoughts on full casing and half casing in terms of advantages & disadvantages?

I greet you all sir/ma.

CC: N3xt, Rotech,Spyder, abdulwastexx, Egunmogaji, Hajji the Don, plus all the experienced men and women in the house. Please your contributions is highly needed.

I beg to defer to the Pro Max

davodyguy:
When you're negligent and can be proven, the contractor will pay heavily.

Under the law of contact, there's something called duty of care.

The law of torts is applicable and it would apply against the contractor, even if it was Dangote or End SARS that caused inflation

Thank you for educating us sir!

We need to move beyond looking for savings on projects to understanding how to protect ourselves on projects and businesses.

A lot of people don’t pay attention to all these things. We just conduct business anyhow.

jabolo:
Then, make contingencies and cost them properly. As the Professional, it's your job to think through these things with your client.

My home in the UK was 'rooflesss' for over 8 months during some recent loft conversion/extension works. Of course, scafolding and a temporary roof cover was in place, with side sheeting to protect agains the elements. I lived in the house all that time.

I agree completely. We are first human and we are prone to errors.

For the kind of job skimanski does, I would understand if he had requested for more time.

He’s everything I ever want to be

_______

The job (by skimanski) in the pic below is not for the regulars.

I took a second look at this job and I cannot but say this guy is fantastic.


Get back in winning ways bro!

bixton:
Baba we understand all this things. The client mentioned about contacting the contractor around June/July.......can't say when actual cash payment was done but if this happened between July and October for cash transfers then the excuse of material price variation/availability should be something that must have been trashed.
Now I do not think any roofer removes an old sheet without proper confirmation that the replacement is on site or on the way to the site especially when you know very well that the owner of the structure sleeps in the house.
In this scenario you don't de-roof completely na. It's removed in bits and replaced accordingly.

The roof removal must have happened in the last two days or a week ago while the contractor is trying to fix the job.

My thought here.

There’s no way my guy will remove roofs without having the materials to cover it on ground.
Though if it’s a contemporary build which is my man’s specialty and there’s plan to have some additions or maybe they’re remodeling the build, it’s possible roofs are removed before the sheet arrives.

There’s possibilities of trying to convert a pitch roof into a flat roof. There’s nothing impossible.

A January/February rain is unplanned. We always fix remodels that involves roof removal towards January/February to beat the rains.

I’m not trying to make excuse here but just trying to have an exchange on the likely possibilities.

GoodFaith:
No Roofing job with people living in the house should be delay for 24 hours
That job should be done with a speed of light
unacceptable

Sir, recession and covid wreck a lot of havoc on so many projects last year (especially big contractors).

I was on the site of someone here on project inspection visit in the last quarter of 2020. I can remember his contractor came to request for variation on the roof project he was handling for him. It wasn’t a small amount as the project is very big.

The lockdown wrecked a lot of people who were sitting on monies but couldn’t get their orders fulfilled because most companies aren’t working in full capacity. No one want to tie down their monies in midst of uncertainties.

Between last December and this moment, the price of aluminum sheet has gone up by nothing less than N300 per m and most manufacturers who do 10 coils have scaled down to 7 coils and even lesser.

We (manufacturers, service providers, homeowners, tradespeople) are going through a lot at moment and it’s wise for any contractor to allow the owners to provide them all the materials needed for a project or otherwise get their hands burnt.

In December last year, I paid for a roof and when we were about to go and pick up in Lagos, we got information that price has increased and that they’ll refund our money to us. My closeness to system allowed us to get at old rate.
My roofer wanted to collect the money and I told him “Don’t ever try it. We will never get it cheaper elsewhere and if we do the money won’t be complete again. Let me speak with Leon.”

What I’m trying to pass across is at times some issues happen not because a contractor have evil intentions but because we operate in a chaotic business climate and no one seems to care.

_______

Aluminium profiles is another crazy materials to watch. As at today, any smart window contractor must first confirm the market price before he gives quotation to his client. If not... it might end in tears like my friend michlins always say.

skimanski:
Chaii!! Pls ma, at least I have never defrauded anyone here ma. And never will. Please saying I defrauded you of 3.8m is incorrect and saying it like that means my name becomes labelled as such. And that becomes a problem for my business.

Please ma. I am sorry if there are delays in your project, but let’s say it the way it is. Please . This forum is where I grew up and got to where I am today. Please I haven’t and will never take any ones money. Definitely we have had challenges in projects. But never will we defraud anyone.

Hi Bro,

Whatever has happened has not come to destroy you but to teach you.

Please be strong and do everything you can to get the issues resolved ASAP and make your clients happy like you’ve always do.

@Appdevt I feel your plight and can only say sorry for all the inconveniences this might have caused you and your family (especially the old woman). The allegation came to me as a rude shock because skimanski has never been found wanting and his works are iconic.

I pray you can work this together and get the issues behind you.

vickzie:
I'm trying to understand something here, if a client give a job to a contractor for X amount, and the contractor fails to deliver, and the client asks for refund, is it the exact amount paid that should be refunded bearing in mind inflation, eg if I pay 10m when cement was 2350 to complete a bungalow and the contractor fails, won't it be absurd for the contractor to refund me same 10m, when I can no longer complete the project with the said 10m due to inflation

cc: davodyguy

folmus:
Where are the cement sellers? What's going on? Latest price.

You’ll still get btw 2900 and 3000 in Sagamu

Dijita:
The transaction going on on this forum per year is probably close to a billion and no security whatsoever. Men forget it

The transaction ongoing here worth a lot more. Between 2014 and 2015, NextHome transacted over N500m in business over here.

We can’t just keep talking about problems whenever issues arise, we need to work on systems to protect the contractors and the homeowners alike.

At moment, I’m building my business to a level where I don’t even need your cash to provide you anything you need.

We discussed doors. I can show you picture of the doors that’s currently ongoing in my yard. I don’t have to wait for your fund if I really mean business.

The same thing with the openable burglar proofs. I bought quite some quantity of 16mm square rods and pipes to produce different designs and samples and also meet any order whenever it comes.

Instead of reacting all the time issues arise, we should respond to these issues with a shift in our approach and strategies (the way we engage our artisans, contractors, building professionals and the way we conduct our businesses).

99% of the problem here is communication issues.

kopell:
Ok then, sorry about that

Baba, me ke. I should even be the one to say sorry sir.

GoodFaith:
"Alt ID's are harmless so long as people don't abuse the privilege."

Have more than one user id is attempt to deceive and manipulation
It is unacceptable

So I should use NextHome ID for another business such as kobocity? Or I should stop updating a forum because my ID was hacked, lost or I can't have access to my email.
Or maybe you're comfortable if I'm asking someone to post on my behalf... just like yesterday someone else should have responded on my behalf.

Imagine I don't have altIDs, then no one will respond to brabus allegations. I understand better now.

Anyway this is nairaland.

#JustAsking

Dijita:
With all due respect, I think you are beating around the bush. The man allegation is specific . He was your client, there is an issue of 3million you promised to refund him since 2016 and you have not. You sound far smatter on most topics in the forum than the response you are giving. Just like Davodguy I will stop commenting on the issue.
To those of you who have genuine business on this forum you had better be policing this place yourself because you are going to loose out big. I will rather my brother or sister eat my money than someone I don't know from jack. I have done close to #3million business on this forum. I was about to go into another #2million plus for windows and electrical but I am no longer going to do it. I was even thinking of bigger plan in the future. However if one cannot trust those that appears to be knowledgeable and are very active what is the point? The transaction going on on this forum per year is probably close to a billion and no security whatsoever. Men forget it

Well, I’ll still continue to beat about the bush sir because I’ve seen a lot here and I know the tactics.

For those who don’t know:

In 2016 before the claim brabus stole N5m was raised. They’ve used SARS to kidnap me. They also used Zone II in bullying me into accepting what I didn’t do but they know I don’t take shit. Of course, I carry the SARS officer reach X-Squad o and I also saved him from losing his job.

When all fail, they came up with he stole N5m claim. Lawyers are familiar with this tactics.
It's the same tactics tenants use against landlords when they want to forcefully eject them. They'll claim the landlord stole some monies from their apartment.

Thank God we have sensible people in the judiciary who still have conscience.

I’m sure you’re not there to know exactly what transpired and you can’t force me to start talking about what I am unclear about.

Is that too much of a request sir?

Anyone can claim anything. Just prove it!


________

It's here we are when someone who do not have money to build just one house engaged me to build 2 houses and still went to Area F in Festac to report me that I defrauded him. I was the one who helped him to facilitate loan to even get one building to finishing stage. Thank God we have a sensible area commander who knows a fraud.

These are solid facts that can be verified. The police station, the area commander, the SARS officers are credible evidences.

davodyguy:
There is someone doing 'FBI' on your matter here.

Wetin you do the person wey hin come dey tail you lai dat?

Here’s something I do whenever someone raise an allegation against me:

I seek to understand where things go wrong and what he’s accusing me of.

I don’t just go about talking. I might even be addressing the wrong thing. I like dealing with specifics.

There were issues quite alright but I need to understand where I got things wrong.

What I’m confident of is it’s impossible to say I collected money and run away?

I hope you understand me sir.

kopell:
Nexhome Builder

That's my company name na.
I mentioned it earlier.

kopell:
Bros you forget your other names

Like? You can’t list them sir and let the admin do the verification of those usernames.