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@ Onokwu,

July 2014 suggestion by Brabus

Thanks for the updates Sir QC1. I'm happy when I deal with honest and innocent clients. I'm so sure back then there are so many things you don't know and you aren't aware of but those are things of the past.
Many times we (builders) always look past the challenges to the end result which is the most important thing. That's the reason I'm never bothered about other people's opinion especially when I knew I'm doing the right things after all Millionaires are lured into a victim mindset. Steve Jobs was fired from Apple and later rose to become the CEO of the most valuable company in the whole world.

I'm so happy to see the fence standing now and I hope you'll believe me any time I take stand on my budgets. I once said it that if I throw down a business for whatever reason, the client will either pay more to get the same quality or settle for less.

Recommendation: Please endeavour to backfill the fence cos of lateral pressure of the filling sand so that it doesn't heave. Good job all the way!

As for the roof, we will be ready when you are ready. The ministry has expanded with more disciples and followers

https://www.nairaland.com/1338637/chateau-ile-oluji-construction-journal/47#24961512

@ Onokwu,

Could this mean articulate well enough?

Suggestion from Gbadexy in January 2014

brabus
For added prevention against rising damp and efflorescence, you can densify the foundation with Crown primer.
Basically a modified waterglass to harden and densify the concrete against water absorbtion

https://www.nairaland.com/1338637/chateau-ile-oluji-construction-journal/46#20719799

Sir Onokwu,

Another post December 2013

My Fix 1

One of the main problem with this plot is the slope. The land slopes toward the house and surface water ponds near the foundation wall. I intend to construct a V-ditch around the house (especially on the sloping side) to allow surface drainage from both the foundation wall and the other yard areas to a storm drain further downhill.

This fix applies to plots where the front street is higher than the land/foundation or when the house is built on the side of a hill.

https://www.nairaland.com/1338637/chateau-ile-oluji-construction-journal/44#20549367

@ Sir Onokwu,

Or this?

Another post in December 2013 with picture to illustrate.

^^^ Thank you!

Now, let's talk real problem. The pix below illustrate a major challenge on my site that I'm currently working on. It's no joke and we need to do the needful now unless we want to build another leaning Tower of Pisa.

https://www.nairaland.com/1338637/chateau-ile-oluji-construction-journal/44#20528892

Sir Onokwu,

Could this be what you mean by articulate?


Another post in December 2013:

Protecting the Foundation - What we did differently and other things we planned to do?

Standing water ponding around your foundation can cause frustrating problems for you. Yes, you! I've had to fix this issue for two different Nairaland clients (client 1 - collapsed fence, client 2 - rising damp). These problems can be both immediate and long term. If it is immediate while the construction work is at substructure stage, you're lucky. For example, standing water are sources of high humidity, which can produce surface condensation, mildew and fungi, musty odors, and an unhealthful environment. Such moisture can cause deterioration of beams, flooring, insulation, and electrical-mechanical systems. Prolonged water around the foundation wall can soften the soil and weaken its bearing capacity, increasing the possibility of wall settlement and cracking. It's far worse when the water is on a side of the building as it can cause differential settlement.

Keep the water far away from the foundation!!!

How?

Deal with all possible source of surface water and ensure they are adequately drained away from the foundation wall. Sources of this water include the following:

1. Roof without gutter
2. Roof with a leaking gutter or gutter overflow because of clogging from leaves and other dirts.
3. Roof with clogged downspouts or drain outlet.
4. Excessive watering of flower beds around the foundation wall as if flower growth depends on the amount of water.
5. Rainwater runoff from the driveway/walkaways if the landscaping forces water to drain toward the house instead of away.
6. Groundwater may be intercepted or dammed up by the foundation wall. (One of the problem in Sir Qc-1's site. The existing foundation has dammed up so much water thus turning the land into a pool)
7. Houses built downslope.
8. Improperly installed, clogged or collapsed drainages
9. And many more.

https://www.nairaland.com/1338637/chateau-ile-oluji-construction-journal/43#20505137

Onuokwu:
So why didn't you articulate it since if indeed you took that route in your chateau...and this man (QC1) has been crying out to you since. Not fair!

Sir Onokwu, is this what you mean by articulate?


My post in December 2013 during construction:

Site challenges

"A teaspoon of prevention is worth a gallon of cure" certainly applies to new homeowners - at least in avoiding water problems. Buyers of new or older homes should be cautious about drainage. The best time to sign a contract is on a rainy day!

On my first visit to the site, I observed a lot of challenges that sets stringent constraints for the new build, most of which are physical.

1. Steep Slope - The first news I broke to my client on the site was a major blow. "Bros, na raft o". The hillier the plot, the more money that the build will consume. And all of the money that we're talking about here will be "invisible" money. Money to do the earthwork needed to create a flat enough and stable enough spot to build on, money to route away water from the house, money to make the foundation structurally substantial for the build.

2. Cracks and Subsidence - During the preliminary assessment of the site, I also observed the evidence of subsidence and cracks, poor soil stability and evidence of flooding. I also took time to have conversations with the residents to find a lot of background information that help form a picture of what we are up against.

3. Rainwater Run-off - The site is steeply slope and it was evident from the my assessment that storm water run-off both above the surface will create a major constraint on the building.

4. Accessibility

https://www.nairaland.com/1338637/chateau-ile-oluji-construction-journal/43#20504485

Qc1:
[size=14pt]I'm doing what all his clients did, count your lose and engage with the real professionals.[/size]

Baba, even when they move 99.9% of them still come back behind close doors to seek one help or the other. They won't tell you that!

Even a true professional will seek a case file or a patient medical records prior to treatment of a major ailment because most time misdiagnosis is a big killer than the actual ailment. When you don't have a case file to work with, you can only assume.


Thank you for all the good time. Wishing you all the best sir. I pray for a good and lasting solution.

If you ever need me, I'm just at the other side of the river.


Brabus.

@ beedam, it is well! Much respect to you for your concern.

I'm always ever ready to do my job even though I've restricted my service to areas within my jurisdiction. I can still do this one for Qc1 if he really wants me in. That's the way I function best. That's the way we did the last job done on the site. He called me. I visited and proffered instant solution. We agreed figures and men move in and apply the fix. It's that easy.

Brabus just need to do things differently going forward.

Part of the things I'm doing differently includes not "gate crashing" another man's property even though I have the right to jump the fence.

It also includes having jobs descriptions clearly spelt out to remove any ambiguities.

Lastly, it includes talking the business more serious than ever before.



Brabus

gbadexy:
Yes sir.
It's the best options
Nice smooth screeding in the last picture.

Thanks "King of Painters".

Integrated Waste Management | Converting Waste To BioGas

A new project I'm presently part of as a standing observer and supplier of concrete bricks and burnt bricks.

Watch this space. I'm learning a new thing in the right place.


Brabus


_______
@ FastShipping, wetin you wan sell?
Today, I wan go sell solid bricks by NextHome Bricks+Stone to the most popular ..... in VI, Lagos. #sweetthings.

Bros, the market will find us wherever we are! Watchout for updates in a well packaged manner

Integrated Waste Management | Converting Waste To BioGas

A new project I'm presently part of as an observer and supplier of concrete bricks and burnt bricks.

Watch this space. Learning a new thing in the right place.

@ gbadexy,

Silk emulsion for the interior

Matt emulsion for the exterior.

That's what I like.

Pic: Screeded Wall and Silk Emulsion on wall at H52

mimini:
Hello, pls can ordinary emulsion paint be used on screeded wall and will it look beautiful? Thanks.

Is this what you're talking about?

Pic 1: Screeded wall (the white upper part is Screeded with POP)
Pic 2: Ordinary emulsion paint on wall.
Pic 3: Screeded Wall at the porch
Pic 4: Ordinary emulsion paint on porch wall

No big deal. Just paint it! It should look like what you see in the pics attached.

I'm not a fan of silk, satin, dansiki, Aran types of paints. Simple ones nicely used cut it for me.



Brabus

FastShipping:
He's a coward because he refuses to attack with his real moniker. The kid has become a nuisance.

Of course, that's what happens when ambition outweighs relevant skills. Almost everyone had canceled their subscription, yet troll wanna sell us their never ending story.

Anyway, they'll make an interesting part of "The Never-Ending Story of My Life"


Baba lastpage, you go buy?

Baba Egunmogaji, make I reserve you the hardcover edition?

FastShipping, how many copies?

@ FastShipping, pls move on! You want me to sell you some things. What are those things?


Brabus

_________
There is a very fine line between hobby and mental illness here.

To keep an i.diot in suspense. Leave a message and I’ll get back to you… He'll keep repeating the same exercise because of the bolded above.

Wetin person never see for business line? The unfortuate thing is I'm always caught on the wrong side.

But one thing that keeps me going is knowing the truth which has always set me free. That's the only strength left in me and that's all I need.

Baba lastpage, there's always a place of "experience" in everything we do.

You'll agree with me that what the elder sees while sitting down, the children can never see it while standing on a chair.

You'll also agree with me sir that the day a patient chooses (like Michael Jackson) to go on self medication to cure a terminal disease, just because he felt he had personal issues with his doctor, that day is the beginning of the end.

Was there any irreconcilable differences between me and the client? No!
I guess over familiarity ruined the job because it's like most advice were not taken serious.

If I move to the site uninvited or just to claim superhero, we are still not doing things right. That's the plain truth. Let's leave the issues aside and fix the problem like men and not women (sorry mamalets in the house). And stop rehashing already known stories.

Two weeks ago, we went on this exercise. Now again!


Haba now!




Brabus.

Baba lastpage,

New containers are arriving next week at FastShipping's Dry Port

I'm his marketing strategist now.

_________
Him be my blood o! Alake a gbo

EgunMogaji:
Una no go kill pesin for this section with laugh

Good one Sir.

It's a proposed Chapel for the Children of God.

Baba, do you really believe I'm going to do that. My next personal build is going to be minimalist with most dreaded basement.

I'm not building that type of FastShipping house. That one is a dry port for containers. We already know what to expect.

FastShipping:
Your mouth sweet die.

Wetin una wan buy!

lastpage:
Are you saying the bedrooms in your Chateau were bailing-out water like his own .... and you used the "fix" to cure it?

or are you saying the "water environment" in your Chateau build was as bad as this but you "PRO-ACTIVELY" (as against after the problem has occurred) did all these things to PREVENT water coming up from your floors and ur house sinking, as we have in his case?

This problem should have been prevented when you noticed how bad (if you did) the terrain was.
I hope you wont repeat this kind of mistake again?

You must advice your client ab intio, of all "possibilities and what you think they MUST DO", to avert the problem.
If they refuse and insist you do it their, way, you must put your observations and recommendations into writing to them (or document it by text messages to them) ...before proceeding because at the end of the day, you are the Builder and you are expected to 'know better'.

I trust that once QC1 calls you on phone to go/come over, you will oblige and do ur utmost best.


Cheers.



Lastpage!

Chateau is a case of being proactive and as a person who no get money, I choose to do everything and anything that will help protect my little investment.


Now, what happens when you advice and the client said we will do it? What happens when the problem was found after a major work has been done?

Pls take note we were building on a dry land in December only for us to notice a non-stopping ground water coming for a burst pipe from the neighbour's house. And I stopped work at slab stage to prevent further loads until permanent fix is properly appropriated.

Just like Lekki garden where govt "Stop Work" order was issued. Some other set of people (contractor or helper) went ahead to open site and raise the upper floor without me and without appropriating any fix to the already identified issues.

Tell me baba what I should have done differently.

I just want to learn o.

I cited two other projects here. They were clients. We've never met before. They were adviced by me. They did everything and even more than I recommended. They were upfront with the challenges and not the cosmetics.


Brabus

FastShipping:
You're a good marketer. I have some Chinese items to sell. I need a good marketer like brabus. How do we proceed?

Scores of people have called my door supplier today just because I posted his number.

You have patronized Endiasami because I've recommended him here times over to more than 30 users on this forum.

Share with me your goods, I'll check it and share with people. I don't market. I'm not into that. I only sell out verified businesses.

Like I told you, I've been a beta tests of so many products for more than one and half decades now. I only sell the best.


____________
Find out about who did the first citywide wireless network in Abeokuta almost a decade ago. The solar panels and antennas are still on OPIC plaza anytime you drive past.
I sell good innovations.

What do you have to sell Mr? 0700-NEXTHOME is the number to call.

FastShipping:
Your mouth sweet die

Visit and you'll see multimillion naira abandoned projects in the area. Best is not in good looking only. But something that is good and standing strong in midst of challenging terrain.

Wetin make I call am? Average?

EgunMogaji:
Wait one dang minuto.

Friend, wasn't you that was lashing me some pages back about building an unreasonably big house? Whadaheck are you going to keep in this monstrosity? Definitely not children only

It's a Chapel!

I've given two addresses now.

1. Chateau de Brabus
2. Aloycious Odulukwe str, Ajao estate

I'll give number 3. I suggest anyone visit and compare the challenges on those sites listed above with what we were just talking about since 2013.

The 3rd site has all the building in the whole area sunk more than 4 - 8m (in extreme cases) into ground. Maybe it's not time to judge fitness because it's just a year old but it'll be worthwhile to share what was done differently.

Water Problem | Another Brabus Fix

Sir lastpage, in 2013 Brabus was in Aloycious Odulukwe street in Ajao estate to work a fix on a very bad land. 99% of the structures in that terrain had one foundation issue or the other and either sinking or bent beyond repair.

I suggest anyone visit the area and see the best and the only surviving structure (though there might be new ones now) in the area.

I built it! We face the water issue head on and the house stood tall among equals.

The thread is alive. The building is more than 1m above road level. As we were dealing with the foundation, we were also going hand in hand with water exclusion strategy. The compound floors were not only pervious but were tiled.

And the result is what we have today!


@ Babalose, that's what needed to be done when building in challenging terrain. Face it head on.

A visit to the site and probably asking the client question of what he did differently might help. The builder might be blowing things out of proportion here. An elderly Nairalander (a diehard fan of Brabus ) was here during design and foundation stage of work can attest to this.

Take note of the perimeter drain in the last pic and the compound drain with covers.

The 2nd pics shows the cover of the septic tank where it was neatly buried by the entrance gate.


Brabus


_______
I'll share another one shortly. You all know about it. We weren't talking about the problem.

lastpage:
From my own little experience,

I think "Water will ALWAYS find its way"...... it now depends on where that outlet will be, over time.

I have identified TWO CRITICAL issues over the life of this discussion.

1.) External Water - Water from Rain, underground-hidden waste pipes, run-off flood water ingressing into compound, e.t.c

2.) Underground Water: Water oozing out of the ground under the house, soaked walls, wet plaster dropping off, high water table/low foundation level, e.t.c

My opinion will be based on "What l will do, if it is my house".
(I always put this caveat because it is not everyone that likes you to make suggestion to them, over their house and their problem.
Some dont like it ..........and l respect that because we are all different set of people)

IMO, l think problem (1) is responsible for 80% of problem (2). Feel free to correct me 'politely', if you disagree.

I think in the order of priority, if you are able to solve problem 1, problem 2 will either die naturally or you will just need to make "cosmetic adjustment" to banish problem 2.

My focus would 'primarily' be to banish water from getting near my foundation, so it does not have the opportunity to even sink into the ground, hence prevented from any attempt to enter under my floorings and come out inside my rooms.

a) I will try to as much as possible, re-direct ALL WATER coming near my fence (first line of defence) into a "main" Water channel (gutter), outside my fence ( A drainage well cemented to prevent water sinking into its base/ground) so that it is drained-away into the nearest canal or onwards towards the next gutter on a lower level.
This might involve some capital layout like you are doing Gutter for the whole neighbourhood! But God will provide.

b) I will ensure that the base of my fence is made up of "Stone-dust/Granite/Cement mixture" (no sharp sand) that is at least 5ft deep into the ground and three feet above ground level and say 4" thick.
I have observed that a Stone Dust mixture (instead of sharp sand), is more water resistant when mixed with enough cement.
Infact, it acts like glass in my own build where l used it!

The idea is to create a "deep down", underground water barrier such that the water would have to do a lot of work to go down-down under my fence, for it to come up into my compound.
As l know "water", it will rather avoid such work by going into my neighbours compound or whereever else it can go to, with less effort! (Okay, l still love my neighbour sha )
It is on this that l would place the rest of Block work of my fence

This wont cost as much money as we are thinking because it only need to be say 6" or 150mm thick/wide and will run the length of two sides of my fence most adjacent to where the water is coming from (otherwise if their is enough cash, l will do it all round my fence, to be on the safest side).
Dont worry whether your neighbour would channel water onto your fence from his own side of the fence.
Some bad neighbours do that but wetin concern me with that?

c) On the "inside" of my fence, l will floor every inch of the compound PROPERLY .... at least 3-4" thick of Stone Dust/Cement/Granite mixture (more cement less granite).

*I will use "roof gutters" to collect all rain from my roof and let it run into the public drainage, using a very small gutter that will run along the base of my fence, on my side.

The idea is to ensure the compound does not retain any water at all, whether direct rain water or roof-drops during rain

d) l will excavate the old flooring out! YES!
I will remove it by digging down about one foot down or even more. Before flooring, l will fill it up with pure Beach Sand (The white Sand or a Clean Sharp sand). This type of Sand has less capillary action compared to Laterite Sand used already in filling the foundation.
If not for cost, l will advise to do same for the compound topsoil to a depth of say 8 inches.

* I will cut slightly into the walls of the rooms, at the level. This is to ensure that the meeting point of the floor and the wall is "water-tight".
I will now floor it properly with my "glass mixture" of Stone dust mixture, about 2inches thick. I am trying to reduce weight of the building itself, hence the light-weight!

The idea of Parapet removal would have come in, (though l think Brabus should have advised Qc-1 to use those PVC-Foam, Cornice-like Parapet which are very light... ..... instead of using a Concrete Parapet) but l guess the house have "settled enough", under such weight and "hopefully", it wont go further down anymore, all things being equal.

After l do these things (preferably during the dry season when water table is low), l will consider re-plastering the lower parts of my walls and cover it up with that Grafix paint (Brabus).

I see Water as an enemy" and defeating it needs proper planning and strategizing. I am talking about defeating it once and for all

Brabus and other Builders/Engineers in the house, what do you think?
Do you think if Brabus implements this suggestion, that house will remember it once has a Water problem?

Just my own ten cent.




Lastpage!

Caveat: This is just me (dont take offence) and what l will do if l have similar problem.
Its not easy, costly but l think investing about #2M to solve this problem and save a family this headache and assets worth in the region of 27M, is not a bad trade-off!

You just explained all we did at my chateau.

Did you notice my compound floor was done with stone dust, rice granite and cement? It makes it pervious which is very good in flood zone.

I'll even do more. Build a ground water tank and use it as a fish pond to monitor flood level. If water rises above it, then it means red herring.



Brabus

babalose:
Does anyone know how to curb ocean surge from encroaching on a property?
All professional advices will be most appreciated.

1. Stop the water before it gets to you.
2. Do a standard communal drainage. Let it form a ring around you.
3. Create retaining wall.
4. Create an island around yourself.
5. Ocean surge causes flood. Know the flood level and work to be at least 18" above it.
6. Stabilize your foundation with engineering soil.
7. Do pervious concrete flooring. No fancy interlocks.
8. Have an emergency exit plan
9. Start a community flood watch service.
10. Flood proof your house. Your external doors must factor in water exclusion. I'll share pic of what you need to do to the doors.

Next Chateau | Edumare fun mi ni money

lastpage:
Chairman Brabus,

You can certainly do more than that by throwing the Olive-branch.

Call Qc-1 on phone.

Agree with him "privately" on when to come, what to do an do the logistics required to sort this problem.

I have faith in your ability to proffer solutions to the problem.
I also understand the "initial" dearth of knowledge on your part when the project started .... and maybe later, resources, when the problem surfaced but TODAY, l know you have stepped-up knowledge-wise.

God would guide you always.

And thank you for towing the part of reason with regards to Maverick..... God will continue to replenish your pocket.




Lastpage!

Won.ni Eleefo o, oni efo mi orun'gbe!
Translate: They shouted "Vegetable seller".....only! He said "My vegetable is not smelling of Poo"!

Baba lastpage,

When its Brabus, believe me sincerely I've done more than you're recommending. Just ask!

You don't have to ask what I've done but aren't you here to read how the client spoke ahead with the home (over 8000 miles away) about a recommended fixit experts who's coming to check the problem and feedback was given instantly here to confirm the appointment. All done in less than 45 minutes within the same day.

Now, if you truly want my service what stops you from going same route. Call home ahead and make the necessary arrangement.
Maybe you want to see the number of pings sent without delivery to know I've tried on my side.

Moreover, it seems like "name calling" and "endless wait" are quicker fix to this problem than any other solution we might ever think of. Otherwise, who takes a wait solution to a water issue as a good solution

You need to understand where I'm coming from. Scores of advices (whether it'll work or not) have been given to Mr AZUH here. Yet he keeps asking the same question everyday. Are we fair at all to stay put on his issue or we should keep talking solution without acting.

I also understand the dearth of knowledge part but unfortunately the fix I'll still recommend remains the same as the one I've been recommending since the first day on the project. Maybe I got so lucky with my gamble then. Anything else na cosmetic fix.
The fix remains "Stop it before it gets to you" Perimeter drain is a fix to almost 80% of foundation water issue. How we do it is the major difference!


__________
Between the last time we talked about this and today, I've successfully work (and not talk) a fix for a clogged bathroom and blocked drainage issue (not foundation issue o) for a client and completed a waste-water tank. We weren't talking about who was wrong, what was wrong, who was the "biggest victim" but we talk fix and move in ASAP to get it done because we cannot afford to let the problem wait another day.
The rain is a perfect opportunity to test the solution.


Brabus

Demainman1:
Ile baba mi ópo ibugbé lo wa, ile baba mi lo kè.

In my father's house there are many mansion there......

Vanity upon vanity all is vanity.

Spanish tiles, Italian tiles, america tiles. I beg my people let us live a simple life. Nothing wrong with orile tiles. Not every Nigerian can afford all these 20k per metre tiles.

The reason for the African or Nigerian standard is because all thanks to bad leadership, Nigerians are poor and majority will not be able to afford the premium items.

Even for abroad fake products full everywhere. Every society get class by class. Buy wetin you fit afford.

Everybody no go wear Gucci.

Iká ko dógba

Agreed. But it shouldn't be that you should use the little fingers to buy heartache and worries while playing the obedient little brother.

How do you explain frying tiles?

That's what that little finger can buy or that's what the little finger deserves.

rotecch77:
Don't mind us Jaree,its only one language most of us hear for that side mooneey Mooney thauooosaand