₦airaland Forum

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lastpage:
Thank you Brabus.

But please, dont just show me pictures of Burglar proof (l can self-search for those on the internet! ).

What l want yo to please contribute on, is how to make it fulfil the requirements, as highlighted in Babalose's post that l responded to.

Lets share a "meaningful and creative design discussion" on that.

I know you have brilliant ideas at times.

Fire me joor!

Lastpage!

A sliding or openable burglar proof can serve both security and safety needs of a house if well implemented.

First, you don't want them to be openable from the outside.

One of the major drawback of sliding burglar proofs is that they were normally installed on the outer part of the building in order to easily access the sliding glass door/window.

This type of installation poses a great security challenge as the grill can be whisked off the wall at the point of installation by burglars.

Another drawback is the ease of movement. Unless the sliding burglar proof is installed with wheel which I'll prefer installing one with pocket roller for smooth operation. The ones I've used always give issues with opening and I had to grease at all time.

Locking mechanism. Again this is coming up as it's very important to have a very good locking mechanism. One lock that I've found useful is the latching door mechanism used on sliding gates. A similar type that can be accessible from inside the house won't be a bad idea. For now, most people who uses sliding burglar proofs uses chain and padlocks.

Pic: latching door lock mechanism.

I'm home. More "special" burglar proof to your delight.

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@ allCopacetic,

Pls add me on whatsapp, let's see if we can do some stuffs together.

Ill show you some stuffs that I'll be in need of in few weeks from now. Up and Down lighters.
I've got a couple in stock but needs a different design now.

+2348023429122

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gbadexy:
Chief brabus, do you mean these 3 pictures are from the same project site.
Is it possible for you to post the finished build.

I'll defer that request to the owner. But if he grants the permission I can do 5 minutes video from the main Ologolo road to the site.

I'm sure if it didn't work, this page will have reach 800 and the whole Nairaland would be shaking by now.

Just let it slide before it turn into a party.

We thank God for no accident recorded.

Best regards,

Brabus.

Happy Father's Day.

May you never be dethroned as King of your home in Jesus name. Amen.

NextHome

danowena:
I was at this site in Ologolo, infact, I was meant to buy the 2 plots but got a better place. I even took some pictures when you were working. But wouldn't the job have been neater if you had sand filled before building? I saw how the carpenters struggled with the water. It was nice seeing the determination of the work force on ground.

Now, I know. You were the man that came in the jeep. I was told someone came...

Concerning Sandfilling before building, it's a long story you won't want to hear.

However what we did first was to build flood protection round the existing fence to prevent water from other site from coming into the plot. Then, we faced it head on.

Some clients won't stop until nature put them to stop.


Brabus

Demainman1:
The above pictured project na wa o. How can somebody build inside river? Is it due to too much money in the client's pocket or what?

Funny enough, the owner didn't see the water when he bought the land.

But this is what we are talking about. Fix the issue. Stop looking for help where there is none. The longer it stays, the worse it becomes.

Thank God the owner listened to the advice to fix the water issue before proceeding with the build.

@ mavverick, you can help by telling us the status of this build during the heaviest downpour that flooded the whole of Lagos.

It's our build which is clearly below flood level and we will appreciate feedback (good or bad) from clients who took to instructions early enough.

#StopTheWaterBeforeItStopsYou #Prevention is better than cure.

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Since you love my stories, here's one from my PH project to teach you some lessons.



You'll recollect the 6" block saga in the "Let's build this house" project.

Here's the other part of the story.

There's no need to recapture how the client came on Nairaland with his builders estimate to build the house and everyone including myself told him that the quote is fair to some extent even though all of us are not really familiar with the terrain.

Just like yourself, I was contacted to build the structure and I gave all the terms of engagement prior to moving to the site. This includes accommodation, settlement of all licenses and fees as may be required during Constrcution, timely provision of funds and some other basic support tools to enable us work effectively.

You'll think I've done what I should have done. No! I went ahead to request that they should get me a local engineer who is familiar with the terrain to work with till we have a good understanding of the work environment. This will help us a lot especially in an environment where the major prob is language barrier.
I never knew I was setting up myself for failure with this singular act.

The project started, the client mobilized, my guys were moved to site and I left a supervisor with them. I remain in Lagos while choosing to monitor things remotely since someone who understood the terrain has been engaged as an engineer.

So many things were introduced to us newly there. Excavation was charged differently from the way we do it here and the next thing you here is that our guys must do it! Blinding done differently! Casting is done per bags and not the usual engage-a-caster-and-labourer approach that we are familiar with. Then you end up paying one person as much as 15k for concrete pour. Again, the resident Engr said Our guys must do it to avoid their trouble. I cannot forget Obi-akpor boys.

You'll remember I told you here that the cost of keeping guys on site while awaiting materials or approval of the PM can be an overkill even to the most profitable project.

The iron bender receives his pay per length. Totally different from daily pay approach we are used to. And things went on and on like that.

I decide within myself to allow them get us off ground unknowing to me things were done to get us off the project site. The only friend we had on the project was the iron bender who asked one day when I got to the site angrily to ask why a simple foundation is taking so long "Where did you meet this Engr?" He's talking bad about you right in front of you but you don't know. His words (the engrs) then to my boys is "You never start!"

When everything was ongoing, we had to leave them to do their job with the hope of taking over when they're true with the foundation only for problem to start on Nairaland about 6" block.

Now, who ordered 6" block? Me or the resident Engr on whose instruction we were working. Before the blocks were ordered, starter bars were raised (at least we will agree no one will do a 6in column for 9in block), who supervised them you may want to ask? Me or the resident Engr? I didn't even go with an iron bender to PH, I only took 2 carpenters. The iron benders and other key guys who worked on the foundation were local workers.

After the whole brouhaha, the same person who supervised the constructions asked that we dig up the foundation with isolation footing of over 300mm concrete and start breaking the pads to check if they were ok creating unnecessary fear in the mind of the owner.
I was like Hey Mr King, you did all this job by yourself with your guys, why are you putting us through all this stress. He will reply the client in unknown language "The guys don't want to open up the ground. I cannot confirm the integrity of this job."

To cut the long story short, we left the project and the same man you see in blue jean in the picture below finished up the house.

Halleluyah!



Brabus
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Moral of the lesson | Beware of the praise singers.

Well done. Abdulwastecx and Podosci, so many lessons to learn from this.

I've been there and I can tell you. It doesn't work 99% of time due to ethnic rivalry, language barrier and logistics issue (it's so difficult to manage issues from area that you're completely new to).

As per contracts, here's my advice to you. Forget the paperwork, if possible forget the builders quote (it doesn't work most times except you get lucky).

Let the owner get a QS estimate for his build. Prepare the scope of work and payment schedule with dates. Have a lawyer sign the contract on your behalf. Also ensure you include the deliverables and responsibilities of both parties into the contract document.

I've found out that most issues can be prevented if business are done this way.


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Don't be surprised that the man who took over has been with you for months observing and harping on why you should be replaced?

#SpeakingFromExperience

Any good proposal for those who already built their houses below flood level?

How do you flood proof your house in event of flash flood?

_________
Ikota complex by the Israeli HFP had good drainage design yet it gets flooded during heavy downpour.
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Segcymoor suggested cutting the lintel, raise the door and increase the height of the entryway.

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There's a house in Thomas estate, Ajah that never gets flooded when all other houses are affected by flash flood. The owner implemented a very creative drainage design.

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Any more?

This is good!

I've seen basement, underground reservoirs, house built on stilts, stormwater drainages, raised floors, ramp.
Is there any more design consideration?

Let's keep it coming.

Thanks abdulwastecx, Egunmogaji, allCopacetic (my eyes still on you), Maverrick and everyone who has chip in some very good comment

Let's take a look at the design attached.

Developers and small communities with common goal can implement this simple design to deal with flooding and drainage issues.

But how possible is this in an area where government do not control the lands? How possible is this in communities where Omo Onile determines the setbacks, roads and right of ways.

The more the setbacks to properties, the lower the flood level except in buildings which were already below flood level.

Again, government has a lot to do to address this issues.

abdulwastecx:
You have a good point sir... But you are still talking about the causes.

Let look at for an individual developer planning to build a house in this high prone area, what method of construction would you advice to save the building during time high flooding ?

I would suggest that all building in this area should come with a basement, where the ground floor serve as car garage and the first living space is raised at least 3m above the Natural ground level. During flooding period, nothing will happen with your properties inside the house.

The ground floor with only columns will support the first living space. These columns will be designed as unbraced column, with water resistance paint to protect them against constant contact with water.

You get it!

All properties in Lekki and all other flood prone areas should consider doing a basement (flood proofed) in order to keep their property afloat during flash floods.

In actual sense, a basement will make more sense than the traditional cut-and-fill found nations which we are accustomed to in these areas.

The basement will amongst other things do the following:

1. Eliminate the need for sandfilling which covers about 8% of construction cost in this areas. The excavated soils from the basement can be used to backfill the compound or raise up levees around the property. Good solution yet cheap.

2. Big Savings on foundation cost. Some may ask how is this possible? Basements do not require internal partitions to serve its intended purpose. As a result, there are few concrete to pour (the slab and the walls). The cost of waterproofing a basement is almost negligible when you compare the benefits. Also, the additional space gained can add more value to the property and serve so many other purposes.

3. Effective Flood Protection. A basement if well designed and constructed can effectively prevent flood in most homes in Lekki and people will live without worries.

Let me leave it here for now. More to come.

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abdulwastecx:
Japan, China and other developed countries with better foul drainage, central drainage system also experience this kind of flooding from time to time

Flood is inevitable but the cause of floods in Nigeria is lack of planning and not a failed system.

By now, the government in lagos state (for example) should have invested heavily in stormwater drainages in areas with high risk of flooding. And new towns should be planned with flood protection systems.

Government should look at partnering with developers to sandfill land mass in areas that are highly susceptible to flooding. This was planned for Lekki scheme II around 2012 but the plan didn't fly again because of vested interests and over 80% of the heavily invested project is undeveloped because of the cost of construction.