Talk To Quantity Surveyors About Construction Costs And Project Developments - Properties (5) - Nairaland
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| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 5:19pm On Feb 24, 2016 |
[b]BEWARE!! – BUYING THESE LANDS MAY INCREASE YOUR CONSTRUCTION COST ASTRONOMICALLY! (PART 2) LAND BELOW THE LEVEL OF THE MAIN ROAD AND PUBLIC DRAIN This is a kind of land in which the average level of the land lies below the level of the main or access road to the site. In other words, when accessing the subject land/plot from the road, its like you are on a higher level on the road and as such, are driving downwards from the road into the plot, rather than upwards/upland. Sometimes, there may currently not be an established road adjoining the plot but every prospective land owner needs to make some findings in order to determine if the government has earmarked a road to be constructed there. If so, it would be advisable for the client not to buy into such land, for if he/she does, the government road and public drain, when constructed, may most likely have a higher level than the compound. LAND BELOW THE LEVEL OF THE MAIN ROAD AND PUBLIC DRAIN - THE ISSUES – Why is buying land below the level of the main road and public drain (existing or proposed) an issue which can astronomically increase your construction costs? I will explain. Incessant flooding – Water as we know will always find its level i.e. water will always naturally flow from highland to lowland. If a building is built on a land that is naturally lower than the road, when rain falls, water will flow from the road into the compound due to the difference in level and also, rain water in the compound will have nowhere to flow to, thus, causing incessant flooding whenever rain falls and also rendering the soil in the compound wet on a regular basis because water table would also rise. If the land has already been bought, any experienced engineer, quantity surveyor, architect who is to supervise the project will advise the client to fill the entire plot with imported filling sand in order to raise the compound level above the road level and then leave for a while to consolidate in order to forestall flooding. Some might also suggest making the foundation of the building higher, perhaps 1.8 -2.0 metres high, but this will only prevent the building from flooding, and not the compound, thus its not an all-round solution. The cost of filling an entire plot with filling sand could be astronomical depending on the size of the plot and the thickness of the filling. For example, to fill to make levels a standard plot of 18 x 36 metres of 1 metre thickness, we would require = 18.00 x 36.00 x 1.00 = 648m3 of filling sand. Using some conversion factors, 648m3 of sand comes to about 56 lorryloads of 20 tonnes. 56 lorryloads @ N20,000/trip = N1,120,000. Note that this is an example and could be more or less depending on the size of land and height of filling. If you compare the cost of filling above to the cost of putting up a 3-bedroom bungalow (which ranges from N6, 000,000 – N12, 000,000, depending on size and finishes) on such land, you can see that buying such land has increased construction costs. When you add the cost of retaining walls to retain this filling as discussed earlier in this topic, the enormous additional cost is glaring for all to see. I heard some years back that this problem affected a lot of properties in Badore, Ajah after the government constructed the main road in the area, but I know that such problem is not limited to such area. Infact, the church where I worship had this issue for years; measures are being taken now to correct the problem. [/b] |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 7:39pm On Feb 24, 2016 |
[b]LAND BELOW THE LEVEL OF THE MAIN ROAD AND PUBLIC DRAIN - THE ISSUES (CONTINUED) Non-drainage of compound – There is always a need for every building to be able to drain away rainwater from roofs and compound pavings and waste water from wash hand basins, bathrooms and sinks through small drains in the compound into the public drain outside of the compound. This will only be achievable if the invert levels (lowest point of a drain) of the compound drain is higher than the invert level of the public drain. If otherwise, the waste and rain water from the compound will not be able to drain into the public drain. Resolving this issue is technical and capital-intensive, requiring construction of a sump and regular pumping of the effluents into the public drain and this will continue through the life of the building. Another option would be to construct a soakaway to drain all the waste and rain water but with time, depending on the level of the water table, the soil will become water-logged with its attendant problems. Another option would be to channel the waste and rain water into adjacent lands that are yet to be developed, but aside from this being a form of trespass into other lands, it will only be a stop-gap measure as when the adjacent lands are developed, there would be no outlet to channel the effluents. In conclusion, it is essential to take out time to do some land investigation and make some critical enquiries prior to purchasing lands for construction. [/b] |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by gbz123: 7:50pm On Feb 24, 2016 |
if your in east visit www.enugurealestatebiz..com |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 9:53pm On Feb 24, 2016 |
Nairalanders, Please feel free to ask your burning questions on various issues concerning the costs of your projects. We are very much available to answer them and proffer solutions that will give you the best results. Wishing God's speed as you commence and complete your projects this year. |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 5:09pm On Feb 25, 2016 |
Greetings Nairalanders, A popular saying goes thus,...He who fails to plan plans to fail. Are you or your company planning to embark on a construction project? If you do not make adequate plans about the proposed cost and expenditure for that project and the best ways to go about starting and completing that project, given the peculiarities of your situation, you have already programmed that project to fail before it even started. AVOID FAILED PROJECTS! MAKE A WISE DECISION TODAY! TALK TO A QUANTITY SURVEYOR TODAY FOR PROFESSIONAL ADVICE ABOUT CONSTRUCTION COSTS AND PROJECT MANAGEMENT OF YOUR PROJECTS! |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 5:58pm On Feb 25, 2016 |
"Avoid wastage; Avoid being shortchanged; Obtain optimum value for money; involve professional Quantity Surveyors on your projects today!!" |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 9:31pm On Feb 25, 2016 |
What is a FAILED PROJECT? A project that is abandoned due to lack of funds to complete it; A project that is completed at a much higher cost than originally planned; A project that is completed within a much longer period of time than originally planned; A project that when completed, fails to meet the owner's expectations in terms of quality. DOES ANY OF THE ABOVE DESCRIBE THE CURRENT STATUS OF YOUR PROJECT?? AVOID FAILED PROJECTS! TALK TO PROFESSIONAL QUANTITY SURVEYORS TODAY! |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 2:17am On Feb 26, 2016 |
A controversial question - Who should be the 1st consultant you should talk to when you want to embark on a project - Architect, Quantity Surveyor, Engineer?? WHAT DO YOU THINK?? The Quantity Surveyor should be the 1st consultant you should speak to 1st as he/she will guide you in coming up with a budget which will in turn be used to guide your architect in coming up with a design which will be within the limits of your budget. We call this "design-to-cost" method of cost planning which is best practice. Engaging a Quantity Surveyor on your project is and can never be a bad decision. BE WISE!! |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 4:53pm On Feb 26, 2016 |
[b]BEWARE!! – BUYING THESE LANDS MAY INCREASE YOUR CONSTRUCTION COST ASTRONOMICALLY! (PART 3) SLOPING LAND This is a kind of land that has a steep gradient (or slopes) from one end of it to the other and/or in different directions, usually encountered in hilly terrain. The Issues – The pertinent issues that may arise when using sloping land for construction are: Limitation of design – Due to the sloping nature of the land, architects are usually limited to design buildings with different levels leading to stepped foundations, in a bid to reduce cost. High foundations – As a result of the sloping nature of the land, foundations would have to be made higher either by structural design or by implementation on site. This results in - increasing the height of the foundation blockwall or concrete raft ground beams; increased quantity of filling sand resulting from the increased height of foundation; introduction of concrete tie beams (in case of blockwall foundations) due to the increased height of blockwork. In conclusion, if possible, it is advisable to avoid buying sloping land; it leads to increased cost of foundation works. I have a personal experience on this, when I bought a sloping land in an estate in Abuja some years ago. Due to the sloping nature of the land, we eventually ended up spending about N2.1 million for foundation works for the main building and boys quarters, as against about N1.6 – 1.7 million due to the factors mentioned above. [/b] |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 9:10pm On Feb 27, 2016 |
Are you planning to embark on a construction project this year? Do ensure you engage professionals (Architect, Quantity Surveyor, Engineer) on your project; it pays in the long run! Don't start that project without the Quantity Surveyor guiding you concerning the costs and your budget.... it pays in the long run! |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 3:58pm On Feb 29, 2016 |
BEWARE!! – BUYING THESE LANDS MAY INCREASE YOUR CONSTRUCTION COST ASTRONOMICALLY! (PART 4) LAND BESIDE WATER BODIES (STREAMS, RIVERS) This is a kind of land which borders rivers, streams or which has rivers, streams or other water bodies running through them. Where a land is close to such water bodies, prospective land buyers should verify the extents of the land they intend to purchase so as to ensure that the land area does not comprise of such water bodies. |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 4:35pm On Feb 29, 2016 |
[b]LAND BESIDE WATER BODIES (STREAMS, RIVERS) -THE ISSUES – The major issues that may arise when constructing on such lands include: Filling to make up levels – The water bodies would have to be filled up and left to consolidate before construction work can commence. Such filling could be massive depending on the depth of such water bodies. I know of an existing situation in Abuja where a plot of land with an area of (20 x 30 metres =600m2), close to a stream was paid for some years ago and some months after, when setting out was to be done, it was discovered that the front part of the plot of land extended into the stream by about 7 metres, meaning that the front area of the plot which was meant for car park would need to be filled (or reclaimed) and a retaining wall constructed in order to retain the filling. This would amount to additional costs from N500,000- N1,000,000 which was never budgeted for. Retaining wall construction – As explained in the example above, retaining wall would need to be constructed in order to protect the land from the erosive action of the river/stream. [/b] |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 9:21pm On Feb 29, 2016 |
LAND BESIDE WATER BODIES (STREAMS, RIVERS) - THE ISSUES (CONTINUED) Re-channelization of river/stream – This would need to be done if the river/stream passes through the land, and not at the border or edge of it. This would involve the use of heavy machinery, of which the costs would grossly affect the budget outlay of the client. Also, if the new channel of the river/stream had to pass through some farmlands, the client would have to pay compensation to the owners of the farmland. I remember this happened on a particular project comprising construction of semi-detached duplexes in which I was involved in Abuja around Apo, Dutse District in 2011/2012. The client, a real estate mortgage bank, where I was working then, had to incur extra costs due to re-channelization and compensation costs because a stream flowed through the site. |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 3:37am On Mar 01, 2016 |
Nairalanders, Please feel free to ask your burning questions on various issues concerning the costs of your projects. We are very much available to answer them and proffer solutions that will give you the best results. Wishing God's speed as you commence and complete your projects this year. |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 11:25pm On Mar 01, 2016 |
[b]BEWARE!! – BUYING THESE LANDS MAY INCREASE YOUR CONSTRUCTION COST ASTRONOMICALLY! (CONCLUDING PART) LAND AT THE END OF A SLOPING ROAD This is a type of land situated at the end of a sloping road. The land itself may be in a good natural condition, but the main issue here is that during the rainy season, flood waters from higher up the road would naturally flow downwards to the lowest point of the road where this land is situated and gather and collect and if the road has no proper public drainage that effectively takes effluents away, the resultant floodwaters would find its way into the compound if the land is at a lower level than the road. Usually, the solutions to this problem are palliative measures such as construction of retaining walls to prevent ingress of floodwaters into the compound OR if the consultant supervising the project is proactive, he/she would suggest that the level of the site is raised by sand filling to a point such that the floodwaters would flow elsewhere to points of lower levels and not into the compound. In summary, if a client would purchase such land, he/she should ensure that the public drainage around the site is functioning and not blocked; if the drainage is functioning effectively, there may not be any cause for alarm unless the public drain becomes blocked in the future.[/b] |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 1:41pm On Mar 02, 2016 |
BEWARE!! – BUYING THESE LANDS MAY INCREASE YOUR CONSTRUCTION COST ASTRONOMICALLY! FINAL CONCLUSION There might be some other lands not mentioned above that might require improvements in one form or the other which could increase construction costs, but I will like to stop here. There are also the non-technical issues which usually affect overall construction costs such as OMO-ONILE issues in some locations and others, but I have decided to concentrate on the technical issues in this write-up while leaving the non-technical issues for people like “OMO-ONILE LAWYER” & others to talk about, though Nairalanders are free to discuss them here if they wish. Contributions and questions from other Nairalanders are welcome on this topic, as we seek to implement cost-cutting and cost-saving measures in our construction projects. Thanks for reading and expecting your questions and contributions. “REMEMBER JESUS LOVES YOU; THEREFORE HONOUR HIM IN ALL YOU DO EVERYDAY” |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 8:51pm On Mar 02, 2016 |
Greetings Nairalanders, I wish to take some time to show you pictures of some projects where I have provided professional Quantity Surveying services for both individual and corporate clients. Some of them are projects sited in strategic places that some of you might have come across or even visited. Thus, we have the capability to provide consultancy services for any project, irrespective of the magnitude. Happy Viewing!! Picture 1 - Diamond Bank, Keffi Street, Ikoyi, Lagos Picture 2 - Gbaja Shopping Mall, Opposite St. Anthony Catholic Church, Surulere, Lagos Watch out and follow the thread for more!!
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| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 9:22pm On Mar 02, 2016 |
PROJECT PICTURES CONTINUED..... Picture 1 - Development of 20 No. Semi-Detached Duplexes at Apo, Dutse District, Abuja Picture 2 - Guaranty Trust Bank, Ipaja-Ayobo Road, Iyana-Ipaja, Lagos Picture 3 - Guaranty Trust Bank, Nnamdi Azikiwe University, Awka, Anambra State
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| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 12:57am On Mar 14, 2016 |
Hi Nairalanders, Hope you had a nice weekend. Sorry for the break in transmission. It was due to some hectic work that I have been involved in the past 2 weeks. I shall continue with the display of some project pictures shortly. |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 1:00am On Mar 14, 2016 |
PROJECT PICTURES CONTINUED..... Picture 1 - Guaranty Trust Bank, University of Benin, Benin City, Edo State Picture 2 - Private Residential Development, Lagos
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| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 1:08am On Mar 14, 2016 |
A popular saying goes thus,...He who fails to plan plans to fail. Are you or your company planning to embark on a building project? If you do not make adequate plans about the proposed cost and expenditure for that project and the best ways to go about starting and completing that project, given the peculiarities of your situation, you have already programmed that project to fail before it even started. AVOID FAILED PROJECTS! MAKE A WISE DECISION TODAY! TALK TO A QUANTITY SURVEYOR TODAY FOR PROFESSIONAL ADVICE ABOUT CONSTRUCTION COSTS AND PROJECT MANAGEMENT OF YOUR PROJECTS! Have a fulfilling week ahead!! |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 1:22am On Mar 14, 2016 |
Are you planning to embark on a construction project this year? Avoid the mistakes of Lekki Gardens and the like! Do ensure you engage professionals (Architect, Quantity Surveyor, Engineer) on your project; it pays in the long run! Don't start that project without the Quantity Surveyor guiding you concerning the costs and your budget.... it pays in the long run! |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by Marilo(m): 11:44am On Apr 10, 2016 |
Hello, I would like to have an estimate of a 3-story building with the prototype in the link below https://www.nairaland.com/266315/architectural-designs-nairalanders-want-build/31 Now,I understand you might as you say be cautious not to want to give an estimate as you don't have the basic facts but truth is,many people rely on the "basic facts" as supplied by professionals like you as they don't or might not know what the basic facts should be as they are not professionals in property development. If they do,there would have been no need coming to a quantity surveyor in the first place. Now back to the subject/project on hand,I am looking at developing a property as shown in the link above with a bit of modifications with the facts below: 1. It's a 3 storey building of 3 Three bedroom flats en suite,all on each floor. That is Three flats on the same floor (no front and back flat as is typical of most flats in Nigeria). 2. As mentioned above,it'a en suite 3 bedroom flat. 3. Ground floor is going to have 2 flats of 3 bedroom ensuite 4. There's going to be a communal meeting room on the ground floor where visitors can wait. The door to the flats will have a controlled bell,where visitors can talk to whoever they came to visit. Now as the QS and the first person to be approached, how many plots would you think is sufficient for such a building.Note that this building is going to be constructed on the outskirt of Ikorodu How much do you think the foundation of such building will cost - An estimate will do How much will the decking of each floor cost, I don't have the dimension but I suppose you can come up with a dimension that can take 3 flats on each floor. This is not going to be a rushed project,what milestone do you reckon be achieved at each stage of the project? Do you think it's advisable (as I am planning to) to start the project with the groundfloor up until the decking of the first floor and wait for 6 months before the next project phase is embarked upon? I would like to employ your service but I'm mindful of reducing the cost of construction and I do no wish to compromise standard for anything in the world,do you think this project is achievable? Do you reckon a project like this will fetch the requisite returns in a place like the outskirt of ikorodu? As much as I want you to provide some sort of estimate about my project (and I must tell you,it looks scary as my mind keep running to how to get the finance),I would appreciate if you can leave your number and I'd like to contact you through whatsapp. Keep up the good work. Thanks!
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| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 12:32am On Apr 21, 2016 |
Marilo: Sorry for the long delay in answering your questions. I haven't been on Nairaland for about a month due to my workload. Well, you have asked so many questions...some of which I can't answer now due to lack of details. Perhaps if you call, we can get a clearer picture. However, I will answer a few of your questions which can be answered... 1. Do you reckon a project like this will fetch the requisite returns in a place like the outskirt of ikorodu? From the building you attached, I honestly doubt that this project will fetch you requisite returns IN THE OUTSKIRTS OF IKORODU. This is a high-end rental property and on a general note, rental properties in Ikorodu are for the low-income class. You may not find the right people as tenants for such property in such an area. Rent in Ikorodu for 3-bedroom flats ranges from N300,000 - N500,000 in high-end areas, not talking of the outskirts and this property of yours ought to yield a rental income of at least N1million per annum per flat. 2. do you think this project is achievable? Yes, but best in a more upscale location than Ikorodu. 3. Do you think it's advisable (as I am planning to) to start the project with the groundfloor up until the decking of the first floor and wait for 6 months before the next project phase is embarked upon? Yes, it is advisable. 4. How much do you think the foundation of such building will cost - An estimate will do How much will the decking of each floor cost, I don't have the dimension but I suppose you can come up with a dimension that can take 3 flats on each floor. Can't answer these questions because I don't have a floor area to work with. Your building could be 500m2 floor area or 700m2, etc. The floor area will determine the estimate. 5. how many plots would you think is sufficient for such a building.Note that this building is going to be constructed on the outskirt of Ikorodu Can't answer this question because I don't know the floor area of your building. That determines the number of plots required. My phone numbers are in my signature below. |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 1:03am On May 13, 2016 |
Are you planning to embark on a construction project this year? Do ensure you engage professionals (Architect, Quantity Surveyor, Engineer) on your project; it pays in the long run! Don't start that project without the Quantity Surveyor guiding you concerning the costs and your budget.... it pays in the long run! |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 2:45am On May 13, 2016 |
"Avoid wastage; Avoid being shortchanged; Obtain optimum value for money; involve professional Quantity Surveyors on your projects today!!" |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 12:18pm On May 14, 2016 |
Are you a prospective client proposing to commence your building project? Do take note that dealing directly with a builder in obtaining costs of commencing and completing your project will expose you to being ripped off by such builders. Majority of the builders (not all of them though) are not trustworthy, and so, even when they give you a fantastically low quote for your project and they eventually complete such projects within such budget, be sure that the quality of work would have been reduced and the builders would have cut corners in order to achieve such low quotes. That's a major cause of many negative stories we have had here on Nairaland between clients and the builders. Lets learn from other people's experiences and be wise - TALK TO a Quantity Surveyor - a professional in construction costs - today in order to avoid "STORIES THAT TOUCH" in your building projects. |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 12:40pm On May 14, 2016 |
Nairalanders, Please feel free to ask your burning questions on various issues concerning the costs of your projects. We are very much available to answer them and proffer solutions that will give you the best results. Wishing God's speed as you commence and complete your projects this year. |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 1:15am On May 16, 2016 |
Starting your building project without a professionally prepared Bills of Quantities and/or Material Schedules is like: -Travelling through the Sahara desert without a compass and map -A pilot flying an aircraft without maps and knowledge of bearings - NORTH, SOUTH, EAST, WEST -A captain taking his ship into the high seas/oceans without having any charts and weather information... They will most likely end up NOWHERE OR SOMEWHERE ELSE OTHER THAN THEIR DESTINATION!! Be Wise - Engage professional Quantity Surveyors on your building projects today in order to safely arrive at the desired destination of your project - A SUCCESSFUL COMPLETION! |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by olumide4christ: 11:40am On May 16, 2016 |
Dear Nairalanders, It is has been said among some colleagues that, "Jesus Christ was the 1st Quantity Surveyor". You may ask how do we mean? In the bible, in Luke 14:28-30 (King James Version), Jesus said, "For which of you intending to build a tower, sitteth not down first, and counteth the cost, whether he have sufficient to finish it? Lest haply, after he had laid the foundation, and is not able to finish it, all that behold it begin to mock him, Saying, this man began to build, and was not able to finish." Thus, tap into the wisdom of Jesus; count the cost of your project before you start!! 1 Like |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by mrnuur(m): 9:00am On May 25, 2016 |
olumide4christ: |
| Re: Talk To Quantity Surveyors About Construction Costs And Project Developments by mrnuur(m): 9:01am On May 25, 2016 |
olumide4christ: Morning sir, I'm a QS graduate, wishing if their is anything I can learn from you |
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