₦airaland Forum

The Chateau Story


July 4 A day before we break ground

At you convenience, please let us discuss this project. We need to reach a conclusion before we break ground


July 5 Before we break ground.

As much as I'd like to be your builder, I'll always like to maintain the same standard in every work that I do for you. It is evidence that the downward review of this quote won't go well with this project. I've not found any of the materials sold in Ondo state cheaper than that of Lagos and the structure is 2.3 times bigger than Diamond Project and the challenges of getting materials is more difficult than imagine.

Here are the best pricing obtained so far in Ondo state

1. Cement  -  N1650
2. Sharp Sand- N10,500 (5 ton)
3. Iron Rod (12mm) - N1,300 (excldg transport) per length against N1,150 in Lagos
4. Iron Rod (16mm) - N2,400 against N2,300 in Lagos

Please kindly take a look into this and let us find a way forward. We also need to consider that materials were delivered almost 200m aways from the main building area which is also extra work for the labourers. I'd like us to keep the budget at the initial quote.

Thank you.

July 6


We need the following items for the foundation works. However, please note the last quote needs to be thrown away because its not going to work.

EXTRA MATERIALS FOR THE FOUNDATION WORK ONLY

1. Cement - 40 bags - N64,000 (We reduced it the original quote to 170 bags from 210 bags of cement)
2. Sharp Sand - 3 trips (lagos size) - N120,000 (Original quote was reduced by ½ load but we need 2 ½ more)
3. 6 filling sand (lagos size) - N72,000 (Original quote was reduced by 2 loads but we need additional 6 loads)
4. ½ ton of 12mm iron rod - N52,750 (Original quote was reduced by 1 ½ ton but we need ½ ton more for the base)
5. 5 Wheelbarrows - N50,000 (We need it for the movement of materials to the building are throughout the project lifetime.)
6. 5 Shovels - N5,000 (same as above)
7. Extra Labour
    - Movement of materials to the site - N60,000 (estimated sum for the movement of all sand to the building area)
    - Casting of the DPC - N40,000 (original quote was reduced by N40,000 but we need it now considering the workload)
    - Sand filling labour/compacting - N20,000 (original quote was reduced by N20,000 but we need it back now)

Please, I'll to plead that you don't micro-manage me on this project especially at this stage for us to deliver a quality job. I really don't need to collect any of this monies, the materials can be made available as at when needed so that we can all see where the monies is going into. Please take note that I'm not charging any special sum for my supervision work and that I didn't make provision for any miscellaneous. 

Total sum - N483,000:00

I've never had to review my quotes this early in a project before but this has to be because of what I'm seeing. However, I'd advice we keep to the initial quote to avoid cost overrun because the project isn't a small project at all. Also, the logistics and the challenges we'll have are too enormous to have a small budget. Please kindly consider my plea to raise the budget as we can't make any savings on the project other than lower than the initial budget. We are determined to keep our side of the bargain.

We also need to know that business survive when friends and relations are kept out of business. Of course, you know we could have sourced our materials locally if we aren't getting any special recommendation but we had to work with the people recommended so as not to make it look as though we are looking for ways to cut down on cost and quality. 
I need to remind you that the project is bigger than XYZ project (250 sqm) with lesser challenge, which I charged N17m for the shell and we never had to complained about the budget.

A simple mathematics for the project we are doing now will be as follows:

Foundation - N2,500,000
Block work ground floor - N1,500,000
Decking - N3,000,000
Block work upper floor - N1,800,000
Parapet - N800,000
Roofing - N3,000,000

If we got it cheaper than this, then we need to check the integrity of the structure.



Just to let you know where the money has been going. So far, there's no area where I haven't offshoot my budget and its painfully to state that there's no single area where I'm getting paid for my supervisory role.
_______________
Site Clearing (total money received) - N60,000

1. Site Clearing (Actual sum paid) - N25,000
2. Stumps and Roots Removal (Actual sum paid) - N35,000
3. Packing of the woods from the site - N5,000
4. Chainsaw to cross cut trees fallen in the foundation area - N5,000
5. Chemicals/Sprayer to kill roots - N8,000
6. Clearing of the side we are keeping materials when the road is unusable - N3,000

Site Clearing (total money spent) - N81,000
Total Number of Days that I spent supervising the clearing works - 5 days

________________
Setting Out (total money received) - N20,000

10 Pegs @ N500 - N5,000
6 planks sawn into 1 x 2 - N6,000
Nails - N500
10 Lines @ N150 - N1,500
Transportation of woods to site - N1,000

Setting Out (total money spent) - N14,000
Total Number of Days that I spent setting out - 1 day

________________
Excavation (total money received) - N66,000

Hiring of Digger, Cutlass etc - N3,000 x 2 days = N6,000
9 labourers at N2,000 per day = N18,000 x 2 days = N36,000
6 Shovels = N6,000
Digging of 42 column base @ N400 per base = N16,800

Excavation (total money spent) - N64,800
Total Number of days that I spent supervising the excavation - 2 days


I'm sorry I don't know a better way to let you know this is not good enough for me than to show you the real figures which can be verified from --- and his mum because I paid all the workers 80% of the monies through them.

This is not one of the project where I can make huge profit. Everything is too tight for us. We also need to know that the logistics of getting water to mix is also there. We had to get a pumping machine (minimum cost is N25,000) and a long hose (the minimum cost for a hose is N15,000) to pump water from the stream. Just yesterday, we started carrying stones to the road to make way for small trucks that can deliver filling sand to site. Of course, that shouldn't be my headache but we have a work to do and we need to do it fast so that we don't overrun the budget. Every day/hour spent on the site is so precious. The earlier we can get things done, the better for us. Hence, the reason I chose to have as many materials on site for the project. Handling of the job is never a challenge but accessibility is a great concern that is hampering speed now.

Na beg, I dey beg o. In less than 2 week into the project, I'm already ageing.

Thank you.




Just for reference, here's my email before we finally moved to the site on Tuesday 2nd July. I'd already envisage all this challenges and have advised accordingly.


July 12


Dear Sir,

I've tried speaking to my guys about digging of the ground to get filling sand but it seems to me they are not willing to do it and you may not going see any savings if I go with their cost and Ile-Oluji labourers are not cheap at all. Infact, they are evasive. Based on experience, once they get paid, the run away the next day.
However, I'm ready and willing to explore all other options.

The only available option right now is to buy the sand and push from down the hill into the foundation. And there's also an extra cost to that option (the cost of moving the sand to the building site). We'll need 14 loads of Lagos-sized tipper (which I used to prepare the quote) to fill the foundation and not the small Ile Oluji tippers. A single tipper of sand in Lagos is times four of Ile Oluji tipper.

In the meantime, the iron bender will continue bending the rods for the decking stage as he has already completed the reinforcement for the lintels and columns for the ground floor and we've already erected the columns for the ground floor as shown in the pictures sent.

I plan to leave the site by 12:00 noon today to return by Monday. Hopefully, we'll have completed the sand filling work before then to move on to casting of the DPC the next day.

On the issue of savings, I think you've already make enough savings on the project because the building is 2 times bigger and the challenges are so enormous. I should be the one looking for profit now cos even if I paid everybody (14 people) on the site including myself N1,000 per day for the past 10 days, that's N140,000 excluding all the expenses that goes into logistics. I still cannot make N5,000 profit. Of course, the least paid person on site takes N1500 per day.

I just need to cut my losses now, so I've changed term of engagement with my guys to 'no work, no pay'. Otherwise, I'll be messed up in no time. The earlier we moved past this stage the better for me now.

The activity on site today is to continue digging the septic tank, fill the foundation and move granite (using wheelbarrow) from down the hill to the building area.

Thank you,


July 12

Sir and Madam,
>>
>> I honestly doubt there's going to be any savings on a project of this magnitude without compromising quality.
>> Considering all the challenges, I won't mind signing a pay-as-you go contract for labour only with you and hopefully there may be savings if you supplied all the materials. That way I don't get to be standing in as a middleman eating all the monies meant for the project because it seems to me that you think I'm only after making all the monies from this project. The bribery allegation came to me as a shock.
>>
>> I'm not always happy when I get impression that my client thinks I'm ripping them off when I'm the one loosing so much.
>>
>> As at this morning, there's no work to do on site 'cos we are only sand filling and there's no material to use.
>> The hardest part is how to tell people who left Lagos to work in Ondo that they won't get paid cos there's no work.
>>
>> My professional advice would be to watch it before buying the filling sand from Ile-Oluji as that will further increase our cost by another N300,000 if not more considering the following:
>>
>> 1. Cost
>> 2. The size of the truck used in Ile-Oluji for material delivery
>> 3. The condition of the road
>> 4. The cost of moving the filling sand from down the hill
>> 5. The volume of space left to be filled.
>> 6. Time (until we finish sand filling, nothing else can be done)
>>
>> We need to decide on what to do early so that we can proceed.
>>
>> I'm planning to touch Diamond Estate today to check xyz's project as we've commenced the pre-plastering works.
>>
>> Regards,
>>


July 18

Dear Sir,

I'm happy to formally inform you that we have completed all works for the foundation stage and we are taking a day off to cool off for the next stage which is Block Setting to Decking Level. However, I'll need to express my concern on this project as I'm seriously been affected by the labour fees. In the early hours of today, we had heated argument over what the labourers wanted to receive for the work done so far and what was collected for the project. I'm completely at loss and that's the reason I've not pushed forward my request for the 2nd stage because I cannot continue to work without making money.

Here are my actual labour cost so far excluding all other sum paid for hiring of tools, transportation of workers (10 men) from Lagos to Ondo, feeding, welding of wheelbarrows, and other logistics.

Iron Bender - N43,000 (Reason: the cost of moving iron rods from where it was packed to the site was factored in as he has to employ a labourer to assist him)
Carpenter - N25,000 (Reason: the magnitude of the project and carpenter's union fee paid)
Foundation Excavation/Blinding - N86,600
Block Setting/Casting of the Foundation Columns - N70,000
Sand Filling - N80,000
Casting of the DPC/Slab - N85,000 (N55,000 in the daytime and N30,000 in the night)

Going forward, I will be pleased to work on a 'work and pay' arrangement. I won't mind receiving whatever amount you deem fit for the supervision of the project per stages to supervise the workers then we put the workers on a daily pay arrangement. That way I won't have to come back to you and ask for more money.

As at this morning, I've sent 4 of my men back to Lagos as their labour cost is N500/N1000 more than the locals and it is overreaching for me, I can no longer bear it. I will also drop 2 others (my PA and brother) so that I can keep my expenses lower. I'll be pleased if you can grant my request to change my terms of engagement to work and pay. 

Block Setting Update

900 blocks are been delivered to site to complete 4,000 blocks delivered in total for tomorrow's work and we will need additional 1,500 blocks more for the ground floor works to decking level. A load of sand has also been delivered and we are awaiting the 2nd load this afternoon. Also 60 bags of cement has been delivered to site for the ground floor block works, the welder has prepared the rings for the lintels and also the decking beams. We are fully ready to start the 2nd stage tomorrow. However, we need to pay for the materials which has been delivered so far. I'll send you pictures of activities in preparation for stage 2 from the site shortly.


Thank you sir,


August 16



Sir,

The easiest way you can find out if I'm making money from you is to try out the roofing stage. You arrange the materials and pay the labourers.

It's already looking like Sangotedo project already and I won't allow a repeat. I'll rather beat a retreat.

Once the parapet is done, I can go and spend 2 weeks at home with my family while the roofing woodwork is ongoing so that I don't get to collect more money from you sir.

The truth be told. I'm loosing big time.

Sir,

I'm not either to bring you down but it'll be fair to make people understand that there was no intention to defraud.

This isn't the first time I would be accused by you and I made my points so clear with series of email to let you know that these project isn't going the right way.

Fair enough, payments were made but what's unfair is to claim I diverted the meagre sum collected for personal use.

For the records, I received the sum of N230,000 for the mausoleum which scope of work covers the following:

1. Excavation
2. Block works
3. Sand filling
4. DPC
5. Columns
6. Parapet
7. Roofing Woodwork
8. Plastering
9. Electrical work

N230k for all materials, labour and including my SUPERVISION. Yet, we delivered a quality mausoleum.

The first time I was accused on the same project and had to come online to post figures of the project, I remember very well that you asked me why I did so and that I should remove the post from the blog. Of course, I removed the post on August 18.

Bosun,

You do not have my permission to disclose cost of project on the blog. Please let me know why you did with immidiate effect. You should also remove that blog from the site right away.

Sir,

I never knew you don't want to disclose what the overall project cost of the was. It's a usual tradition on the blog to post cost updates as we intend to lay things bare for other clients who might want to do the same.

Do I have your permission to tell the visitors why I'm removing the cost update from the blog? I'm sure a lot of people will have seen it by now.

Thank you sir

Bosun,
 
Please tell your team to leave my site immidiately. I'm telling my sister to send them out of the house. I don't want you involved in the project again. I want a refund for the work for which you have been paid (parapet and grave site) and have not completed.

The fairest thing to do is to allow me post all figures paid to me on this project and let the experts judge.

vimo3: So your claim is not that there was a cost overrun. Rather your claim is that we underpaid or even did not pay!!!!....you were FULLY mobilized for each stage. So at what point did we "under pay" you or "not pay" you?

Nairalanders, you see the confusing deceit and lies we are dealing with here??

He has ofcourse been promising to deliver the windows which by the way is quoted well above market.

Anybody who can give Brabus/Next Home a contract should please do so, so that he can raise funds to refund me or deliver the above market quote windows. I am fine with recommending him to those who believe his account over that of 5 aggrieved clients.

My response above:

Again, this is not about you or your project. I've never had to complain to you about funding through the lifetime of your project. 
That can never be said of other projects which is fraught with issues right from day one.

vimo3: Brabus/Nexthome/Dayoagboola or whatever other handle you are using these days-

Since you have decided to come here to do what you do best which is to confuse issues/fool unsuspecting readers - rather than go and refund moneys taken, then here goes.

First question, to date you have been FULLY mobilized for each stage. So why have we given you N1.5m and not seen our windows etc for the duplex in diamond estate? We have kept every one of your correspondence regarding funds requested and disbursed to you.

Second question, again you have been fully mobilized for each stage. SO why have you been given N1.7m by your client in Ile Oluji and the client is having to pay again for windows, tiles, pop, electric wiring (readers please note he was given all the money he requested for despite consistently quoting above market rate).

Third question, if indeed you had a cost overrun of N3.2m (which you are now trying to deceive nairalanders into believing), how does a project manager have cost overruns of N3.2m! and not notify his clients at any point in time of this huge cost overrun?

Fourth question, once again, you have been fully mobilized for each stage. SO why have so many of your workers both in the duplex project and the Ile Oluji project been calling myself and your Ile Oluji client to complain about not being paid?? This is despite the fact that we have fully mobilized you by giving you the money YOU requested in each stage!

Fifth question, why have at least 2 of your clients called me this year alone (your first client in Diamond and your other client in Agege area or so) to lament over giving you money and not seeing the work? This is not including Ahonohai accusations and frustrations which, thinking about it, is very similar to what your various clients are facing with you - the Ahonohai case was well chronicled here -

https://www.nairaland.com/687022/building-luxury-block-flats-day-to-day/43#9152614

Readers, in retrospect, Ahonohai's frustrations mirror exactly what I, the Ile Oluji client and the other 2 clients who have called me this year have faced with Brabus. And the annoying thing is that the same confusing excuses/lies/denials/deception he used with Ahonohai is what he is using with me, his Ile Oluji client and the other 2 who called me. I am prepared to provide email and text evidence from Brabus confirming receipt of funds, apologizing for not delivering after collecting funds and so on. I am also going to ask the lady he first defrauded in Diamond to come here and share her experience which range from misappropriation of funds to outright lies about his educational qualifications. Readers, I would rather not derail this thread, I just want to highlight the level of deception at play here.

Sixth question, having been fully mobilized for each stage, when will you, Brabus/Nexthome/Dayoagboola, refund our monies rather than continue to confuse/deceive nairalanders about an incredible N3.2m cost overrun?

@vimo3,

I owe you all the apologies in this world for having to walk away from your very beautiful project.

I have never experienced cost overrun in your (Semi-Detached Duplex) project. I've only been unable to effectively discharge my duty since walking into another project in June 2013.
Your windows will be delivered next weekend as promised on Telephone conversation and now on this forum.
__________
On your second question, there's cost overrun on the project and I didn't give any quote above market rate.

If POP were charged at N1800/sqm, Spanish tiles at N2550 and N2700, tiles installation charged at N250/sqm, armoured cable N3500/yard, recline cable N450/yard - where did I quote above market price?

I'm preparing the spreadsheet of all payments and receipts for the project as received at each milestones and I'll present it to the public to know if the quotes are inflated.

_________
Third Question

Again, this is not about you or your project. I've never had to complain to you about funding through the lifetime of your project.
That can never be said of other projects which is fraught with issues right from day one.

Unless, you can provide any correspondence where I said I couldn't deliver because we had cost overrun.

______
Fourth Question

Any worker who claim I didn't pay them should push forward their request through appropriate medium. I've never owed any of my worker. Instead, I overpaid everyone of them and I can prove it.

_______
Fifth Question

I don't know anything about this but I do not have any issue with any of my client. Of course, this platform is available for them to air their issues.
I have never received any allegation from anyone and whoever thinks I have issues with them should present their case in the same manner.
I'll be happy to hear the allegations of the lady in question.

________
Sixth Question

Again, this isn't about you. Settlements will be made once we reconcile all accounts.

Thank you.

^^^

NextHome: The Truth

Its true that payments were made for some work not done. In likewise manner, some works were done which were either underpaid or not paid for at all.

While I prepare a spreadsheet of all payments received on this project, I need to point it out that I was not directly in charge of all materials used at the Chateau.

Materials supplied by the owner

1. Iron Rods
2. Granites
3. Stone Dust
4. Blocks (payment of blocks were made directly to suppliers by the owner)
5. Binding wires (80% of the total qty used)

The Truth

The Château project didn't start with the finishes and so the problems.

The pace of work is enough to convince anyone that I don't owe my workers unless we were underpaid.

Its true that payments were made for some work not done. In likewise manner, some works were done which were either underpaid or not paid for at all.

Brabus DIY thread was created to debunk the rumour that project fund was diverted for personal use. I must be a big thief to have made so much within few days into the project. The thread has served its purpose.

It is more important to 'walk a mile in someone's shoes' who has done wrong - that way you are better equipped to understand how and where they've made their mistakes and possibly to help them. It's called compassion and ALL of us have done wrong.


I believe it’s human nature to pre-judge people based on our perceptions – which of course are natually colored by all of the biases and internal baggage we carry around with us.

How can a man who started so well end so badly?

Possible Reasons

1. Errors in budgeting/estimating
2. Costs required beyond the scope of work
3. Tools and equipment costs exceed project allocation
4. Easily missed costly errors
5. Contractors Greed.

The Chateau project is fraught with issues and challenges right from the inception (even before we break ground).

A lot of factors were not taken into consideration and contingencies grossly overlooked causing us to blow budget.

For now, I’m not sure what I did that led my client to conclude I can’t be trusted. Can I know exactly where I went wrong?

Brabus.

Cutting off the woods blocking the Chateau... Now, I can see the Chateau clearly now from distance.

Preparing the Lounge/Media room for the floor-to-ceiling curtain.

More pics from glass block installation...

And then there's glass block installation...

Screeding of the wall...

Grave Site Rendering...

Rendering of the grave site...

POP Works in the Ante Room - First Stage Completed.

Going for treatment this morning... Oga Segcy, na the face be dis o!

Happening Now: POP Works in the toilets

More tile work

Tiles Work continues...

Making the templates

Meanwhile, the plastering of the grave site is ongoing.

Trying out the fittings in the bathroom

Tiles Work

Moving Forward

POP Works in the Ante Room

I have created a somewhat unique ceiling design, part of which involves recessed boxes intentional built to house light fittings. There's also a custom designed ceiling medallion made using wrought iron. I also decide to do away with the light fittings on the wall and introduce nice led lights in the ceiling.

Ante Room designed by Brabus of NextHome Builders

More pictures...

Oga lawali, the slab area is about 250sqm considering the void section in the main lounge and the lobby upstairs. The total floor area is 318sqm

Just pictures..

Pre-Works

Today is all about pre-works.

- Pre-plastering works (installation of the bamboo scaffolds)
- Pre-roofing plan and arrangements
- Pre-paration for the concrete pour of the parapet and spiral staircase

The project is getting more interesting now.

Hi Nairaland Spambot,

Please kindly release my ID. I can post with the ID on other threads except this one.

Thank you while awaiting earliest resolve.

Brabus.

It seems spambot has gotten Mr Brabus after replying to Sir Lawali's post. I'm now posting as NextHome until spambots release my ID.