₦airaland Forum

saydfact:
Based on the many questions asked the last time out (see: https://www.nairaland.com/3502464/how-build-comfortable-house-earning ) we would go more into details, best working practice, cost implications and questions & answer using the attached plan as our case studies.... i.e we would arrive at an approximate cost of building the house attached.

(We would not be considering government determined processes e.g approval - it is practically impossible to get that info here - visit your local authorities for help)


No1: Preliminaries:
Under Preliminaries we refer to those activities that should be done, considered or made ready before the actual construction process begins. Most times we ignore this process forgetting how important it is. On a couple of occasion, I've visited people's site to help with foundation works only to discover there is a big tree or root where the building is located..

Other times, there is no access to drop materials or there is no provision for water (both for work and for workers to have their bath)

Now what are the important preliminaries we would be considering?

* Clear the bushes, cut the trees & uproot, except trees fall about 3m from building location.
* Buy a small tank for water storage or rent one for the time being (we would safe cash on this later).
* Ensure the tipper delivering materials can get to your site i.e all materials are dropped on your site.
* Ensure you negotiate with the Omo-onile on how much you're expected to pay before the day of foundation - but preferably, don't give them the money until the day of actual foundation works. Most times there is a fraction, and the fraction that didnt get the money would still disturb you. Giving while work is ongoing is perfect because both fraction would have representatives present.

COST IMPLICATION:
* Clearing and uprooting of trees (N5,000-7N,000 would clear your site while N10,000 would clear and uproot all trees)
* Water (find out how much a small tank goes for but it cost about N3,000 to rent & fill a tank of water)
* Workmen usually charge you extra if the material is not dropped on your site, because they also have to pay workers to move the material to the site. This sometimes is a lot we're talking about.
* Omo-onile could charge as much as N50k to 100k depending on your location.

>> Labour Cost: 10k

SUMMARY: The cost in this section are dependent on so many factors; its almost impossible to put a figure to it; my advice would be to safe about N100k for this section; most of that being fees paid to Omo-onile.


No2: Works Below Ground
Works in this sections include (but not limited to)
a. Setting Out
b. Digging
c. Foundation
d. Block-works to foundation
e. Filling
f. German floor

A. Setting Out: The bricklayers claim we waste money by using profiles (setting out using wood and ropes) but they often create problems with their method of setting out using blocks. Since this thread is not about anybody but professional practices, we'll consider setting out with profiles.

Materials Needed: (Based on the attached design)
1x12 plank = 4pcs, each sliced into 4 each.
Pegs = 32 pcs approx 3 dozen
Nails = 2" and 3" - buy about N1000 worth
Ropes = 4 bundles each at about N200

Workmen Needed:
One carpenter or anyone that can handle the hammer = Daily pay
One experienced Supervisor = If its an experienced bricklayer Zero Naira except he's not also doing the actual work, if you're getting a supervisor for this price would be around N10k.
The diggers or at least one of them = Cost wld be analyzed below.


COST IMPLICATION:
* Planks: 4 x 1200 = 4800
Cost of Slicing per line = N70 x 3lines = N210 x 4planks = N840
* Pegs: 3 dozens x 1200 = 3600
* Nails = N1000
* Ropes = N1000

>> Labour Cost - 12.5K

With a total of about N11,500 (material cost) - paying this amount to ensure your house is properly set out isn't bad investment - if your bricklayer is experienced thats good, you can however get someone to set it out for you for additional N5-N10K depending on your relationship with him or her. (Personally I do this most time for free if I designed the structure to ensure some in-experienced guys don't spoil/change my hard worked design)

B. Digging: The books recommend about 900mm depth for foundation but practically, its almost impossible to achieve this on very solid soil we're considering. If you can get your workers to achieve 450mm - 600mm depth great and a width of 675mm

If your plan like mine is to do a German floor, there is no need to dig out some wall partition - but if you have a plan to continue without German floor, then all wall partition should be dug (although I don't advice my clients to use the second method; I must be realistic that it comes with an initial cost most are not willing to spend)

ADVICE: I still recommend using experienced guys, people who are used to digging foundation (don't get the Hausa guy that cleared your site to dig because he did a good clearing work, or the Ibo / Yoruba guy because he claims he's done it before). The advantages are those doing this work are:
- Quicker
- They dig straight and ensure a level surface (makes it easy for the bricklayer)
- Saves time and material
- They charge appropriately.

The attached structure would cost you about 30K to dig; with six (6) quality hands digging, you should have it completed in a day or early hours of day 2; still in time for the foundation (concrete pouring) works.

COST IMPLICATION:
* Digging = N30,000 - N35,000
* Water for workmen = N1,000 (about 5 bags of pure water).

>> Labour cost - N35k

Note: We would give individual cost, but after each section add up to help your bargaining power - it means if all works sum up to say 30 naira, you can give all works out to the bricklayer at 25 naira - you're only asking for discount for giving him so much at once. #wink

C. Foundation: This is the first of many important works and where most people unnecessary save material and money; infact most bricklayers would even help you save here NOT BECAUSE THEY CARE but because it means less work for them at the same price of the actual work.

Normally the standard foundation thickness should be at about 150 - 175mm for bungalows (remember we're building on solid soil) yet you find some people using as little as 50mm - 75mm ie 2" - 3" - You end up using about 15 bags of cement, then claim the professional wanted to cheat you by recommending 35 bags - NO; the professionals' calculation was based on a standard 150mm thick foundation, what you did was 50mm or 75mm. Lets hope your house can withstand the weight to come.

MY ADVICE: Ensure your bricklayer starts from one corner and transfer levels across to the others - to ensure a level plain for the block works, if the foundation was dug well leveled, this should be a easy process. Every good bricklayer knows the importance of having a level plain; cheap labour is most times bad for the job. avoid picking your workmen based on cost only, especially if you're doing it yourself.

Materials Needed:
Volume of Concrete = 101.55m x 0.675m x 0.10m = 6.85m3 (based on attached design)
Cement (approx) = 27 - 30 bags
Sand: 20 tonnes (this should serve for all works minus German floor)
Granite: 30 tonnes (recommended) or 15 tonnes (being the minimum you should purchase)

* If you cant afford Granite, then buy Double tipper of gravel, however ask your supplier to ensure it doesn't have too much of sand, you could add the phrase "I'll reject it if sand is too much" - makes the supplier more alert to ensuring you get the best possible. Don't expect a miracle, gravel are mined with sand.


COST IMPLICATION:
Material Cost:
Granite (15 tonnes) = 60k - 65k
Granite (30 tonnes) = about 110k - 125k
Gravel (Double tipper) = 35k to Ikorodu;
Sharp sand (Double tipper) = 30k in Ikorodu; 55k to Mowe/Ibafo
Cement = N2,350 / bag (including transportation)

>> Labour cost - 25k

Note: Depending on your negotiation with your bricklayer, you might have to pay for renting of tools eg shovels, wheelbarrow etc, however, this shouldn't cost too much its about N100-N200 per day for most tools.

D. Block-works to Foundation: My recommendation here is even when you intend to build with 150mm (6" blocks, ensure you use quality 225mm (9" blocks for the foundation. We can't guarantee the strongest 6" is what you've brought so; spend a little more and safe your building. (I am aware that Ghanaian however build with 6" - solid block even in storey building)

Materials Needed:
9" Block @ 4 courses = 910 pcs (including waste). 9" cost btw N150 - N180 while 6" cost about N160 each, depending on quality and location.
Cement = 15 bags should do the job (Most times, there is a few left over from the foundation - so you'll only buy the balance) - Don't forget all calculation considers waste, so the less you waste, they more you save.

Sand? No, we've got enough

>> Labour cost - 50k

Since I recommended in my previous article that we negotiate all works above at once, lets see how much labour cost we have:
Setting out = 10k
Digging = 35k
Foundation = 25k
Block setting = 50k (see previous post if you need a hint on how we arrived at 50k)

Total: 122.5k we didn't add the 10k for site clearing (Now, how well can you negotiate?) - Put that to good use.

E. Filling: I actually don't advice anyone buys filling solely for this purpose, you would dig your septic tank / soak away one day, where would you put the filling? Probably pay to get it out of your site or sell at very cheap price. SO! DIG YOUR SEPTIC TANK and use the discarded filling for this purpose.

If you don't get enough filling to level your site, you'll only need to buy a few more trucks. see No3 below for detail of material and cost implication on septic tank.

Note: If you're using this option, then ensure you have enough cash to complete the septic tank/soak away 90% - 10% being the slab cover.

F. German floor: I recommend you do this, but I most also note that it comes with some cost implication. We'll analyze the cost below, then you can weigh your pocket.

Total Floor Area: 113.63m2
Volume of Concrete: 11.34m3

We'll try and generate a rate per m3 in-case you have a different design and volume.....hmmm, that rate would be N2500. (pls note that this rate does not work for decking and doesn't work if you're using machine)

Keep 5K at hand, the omo oniles' no dey take eye see concrete...

COST IMPLICATION:
Materials Needed:
Cement: 35 - 40 bags (4" thick)
Sand: 20 tonnes
Granite: 15 tonnes (but if you brought 30 tonnes initially, you're covered)

>> Labour Cost: 30K

No3: Septic Tank & Soak Away

Lets pick a size; but depending on your site that site might vary. In the previous article, my cousin had very little setback (remember I told you the site is less than half plots (18x18) - so, we picked a narrow width and a very long length to compensate.

Let's use Septic-Tank size of 2.4m width 3.0m length x 3.0m depth and Soak-Away 1.8m x 1.8m x 1.8m

COST IMPLICATION:
Materials Needed:
Septic Tank = 280 (9" blocks) & Soak away = 110 (6" blocks)
Cement = 8 bags (including concrete footing for septic tank and plastering of the inside)
Note: only septic tank has a concrete base, as the name implies soak-away is left natural so the water can be soaked into the underworld. #wink

>> Labour Cost:
* Bricklayer = 33.5k (all inclusive plus plastering) Normally I'll pay less, the bricklayer has justed finished foundation works and he's assured of the super-structure, this is where I tell him, look - you have a lot to do together, I can only pay 25k for all works....
* Digging only = 20k-25k


GENERAL SUMMARY: (Using the highest options i.e If cost above says 30k-50k; we'll be using 50k for this section)

TOTAL MATERIAL COST: N721,590
TOTAL LABOUR COST: N331,000

I EXPECT YOU WOULD SPEND LESS, BECAUSE WE USED THE WORST CASE SCENARIO.

Attached:
1. 3 Bedroom design used for this calculation
2. Excel Sheet for Break-Down

Note:
* Follow this thread or my account - we would not close this thread until we have completely built this house online. (Foundation - Painting) using Construction standards only.
* Our site is assumed to be a very solid clayey soil (if your site is waterlogged, swampy or sandy - discuss with a professional on visiting your site or share pictures here for help)


No4: Super Structure (Blockworks)

WE WOULD CONTINUE FROM THE ABOVE WORK ON THIS SAME THREAD NEXT WEEK; ASK YOUR QUESTIONS NOW.

Thanks.
I am an Architect for those who would be asking....

Can u analyse dis dis 2023
Is it d same pls

Fireboy02:
Can u analyse dis dis 2023
Is it d same pls

Quantity wont change in 2023 but price (offcourse)

presently working on one for a Nairalander - I'm a chat away.

But if you meant as a thread - what's your specific interest.
thanks

saydfact:
Quantity wont change in 2023 but price (offcourse)

presently working on one for a Nairalander - I'm a chat away.

But if you meant as a thread - what's your specific interest.
thanks

Something like dis

Fireboy02:
Something like dis

very possible but not posted in NL - that's few days work

For the Engineer and property owners, I work with CCECC and also deal with supplying of quality granite materials, dust for both block industry and construction and also red and sharp sand. I have a very reasonable price, contact/chat me on 0 7 0 39 53 3twenty.

Evening All.

I've had a number of people contact me this week after going through this post.

While I appreciate that, let me quickly remind you that I've posted several others on various topics and you can check them out on my profile...

We're still on the business of design and estimates..... Contact us.

Thanks.

Hi All, so its 2023 and prices of building materials/labour have changed a lot...

Should we have an online class here with a new design - or same design and recalculate what it could cost to build a bungalow now

#ThinkingOutLoud

saydfact:
Hi All, so its 2023 and prices of building materials/labour have changed a lot...

Should we have an online class here with a new design - or same design and recalculate what it could cost to build a bungalow now

#ThinkingOutLoud

Oga Saydfact always saying the fact.
Abeg use another design preferably a duplex.

saydfact:
Hi All, so its 2023 and prices of building materials/labour have changed a lot...

Should we have an online class here with a new design - or same design and recalculate what it could cost to build a bungalow now

#ThinkingOutLoud

Let me play Oliver twist

Why don't you do both?🤔
Just spread it over few weeks🤦‍♂️

DAramis:
Let me play Oliver twist

Why don't you do both?🤔
Just spread it over few weeks🤦‍♂️

I'll take a few more response then decide..... Cld even (no promise) use someone's design.... Lol

Hatesin:
Oga Saydfact always saying the fact.
Abeg use another design preferably a duplex.

Ok.. Everything is possible offcourse.

Duplex wld be a great idea.... We only spend more time on it..

saydfact:
Ok.. Everything is possible offcourse.

Duplex wld be a great idea.... We only spend more time on it..

Considering the topic of the thread, person wey dey earn little no dey build duplex nau... Mek person no go carry baba lati build duplex with chicken leg pillars...

saydfact:
Hi All, so its 2023 and prices of building materials/labour have changed a lot...

Should we have an online class here with a new design - or same design and recalculate what it could cost to build a bungalow now

#ThinkingOutLoud

I support a modified design if the original design

bobkezel:
Considering the topic of the thread, person wey dey earn little no dey build duplex nau... Mek person no go carry baba lati build duplex with chicken leg pillars...

Makes a whole lot of sense..... Maybe we shd stick with a 3 bedroom then...

saydfact:
Hi All, so its 2023 and prices of building materials/labour have changed a lot...

Should we have an online class here with a new design - or same design and recalculate what it could cost to build a bungalow now

#ThinkingOutLoud

With an old design, we can compare and contrast

With a new design, we still learn but we cannot so easily compare and contrast what has changed, or how you have decided now to do things differently

bobkezel:
Considering the topic of the thread, person wey dey earn little no dey build duplex nau... Mek person no go carry baba lati build duplex with chicken leg pillars...

Those earning little but wishing to have a duplex will benefit more as the breakdown will help them know how they can achieve their dreams with their little earnings. Stage by stage, they will finish it

Maybe a simple 4bedroom duplex design.....

FEGEITOK:
With an old design, we can compare and contrast

With a new design, we still learn but we cannot so easily compare and contrast what has changed, or how you have decided now to do things differently

The advantage of a new design is a new challenge - If we use the old design, we only need to calculate rates, as the quantities are same...

New designs gives the opportunity to re-learn. thanks

Hatesin:
Those earning little but wishing to have a duplex will benefit more as the breakdown will help them know how they can achieve their dreams with their little earnings. Stage by stage, they will finish it

Maybe a simple 4bedroom duplex design.....

OK... noted
thanks

saydfact:
The advantage of a new design is a new challenge - If we use the old design, we only need to calculate rates, as the quantities are same...

New designs gives the opportunity to re-learn. thanks

Makes sense.

Please go ahead with a new design.

If you're about to start building and want to donate your design for this study; kindly share the plan here.

if selected; you'll be required to send the AutoCAD version of the plan (in millimeters/meters)

Lets Go

Good morning guys and special morning to @saydfact....
Pls I need a suggestion about my varendah, I am confused on whether to paint or tile the walls....
Any idea is appreciated.

bobkezel:
Good morning guys and special morning to @saydfact....
Pls I need a suggestion about my varendah, I am confused on whether to paint or tile the walls....
Any idea is appreciated.

Afternoon Boss.
Can you send a picture? wld help

saydfact:
Afternoon Boss.
Can you send a picture? wld help

OK sir, I will send it as soon as I get it.

saydfact:
I'll take a few more response then decide..... Cld even (no promise) use someone's design.... Lol

and we have someone's design to use for this long awaited (updated cost) tutorial.
You can join the class here >> https://www.nairaland.com/7690775/diy-practical-class-estimating-comfortable

Thanks and Goodluck.

Thank you so much for all your insights and contributions
Please I want to replicate this on 60 by 120 plot
It's a 3bedroom plus 2 mini flat plan.
Dimension is 10 meter by 26 meter.
Am a newbies and lack any experience in building.
Please what should I budget for the foundation.
I don't mind if I can get a breakdown of the stage by stage cost foundation to DCP.
I WILL SO MUCH APPRECIATE

solomonjac:
Thank you so much for all your insights and contributions
Please I want to replicate this on 60 by 120 plot
It's a 3bedroom plus 2 mini flat plan.
Dimension is 10 meter by 26 meter.
Am a newbies and lack any experience in building.
Please what should I budget for the foundation.
I don't mind if I can get a breakdown of the stage by stage cost foundation to DCP.
I WILL SO MUCH APPRECIATE

Hi. Thanks for following.

Firstly, the plan is not dimensioned, estimates are tied to measurements not just the perimeter LxB.

Contact me via WhatsApp or mail if that's OK,

There's nothing as sweet as a random person, someone you've never seen or met, calling to appreciate with words like you're the reason my building journey was possible etc.

Its more filling than any credit alert.

If you're having troubles starting your dream house or still afraid one contractor would rob you, it's probably because you're not following my post.

Goodluck.

saydfact:
There's nothing as sweet as a random person, someone you've never seen or met, calling to appreciate with words like you're the reason my building journey was possible etc.

Its more filling than any credit alert.

If you're having troubles starting your dream house or still afraid one contractor would rob you, it's probably because you're not following my post.

Goodluck.

You are ( one of ) the best Architect.

oduncojamaica:
You are ( one of ) the best Architect.

Thanks boss.
Appreciate 🙏🏽 the kind words...

I'm just ordinary thou lol

Good Evening All.

How're we all doing.
Something new is coming... Watch out

Season Greetings to all my followers, clients and associates.


I appreciate you all.

Happy New Year All.