₦airaland Forum

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We scrapped the idea of the addition. I was able to spend time and travel back to Ghana. I found, in fact, that building construction and materials are insanely priced in Accra. I really couldn't believe what the market rate for material goes for. I finally got a reasonable explanation as to why rentals are so highly priced in Accra proper, it simply because prime land bundled with material cost dictate high rents. I was able to use all that I've learned from this forum to make informed decisions and I made several great contacts in Accra as well. We added a new roof, windows, doors, electricals, plumbing etc. We are now focusing on the interior works of one unit, and we will then utilize the rent advance to finish the adjacent flat. Hopefully, we can net bare profit from the second flat. Here are some pics in random order.

His mercy is everlasting......

UPDATE...I went ahead with the semi open plan.pics post soon.

My contractor has quoted me a price for lumber and bamboo to construct concrete forms. Is this typical? Should he provide the lumber for the concrete forms? Are these lumbers reusable? He also quoted a charge for a carpenter to complete the form work, is this typical? Also the plan calls for 164 meters cubed of 1:2:4 20mm aggregate concrete. Can somebody convert that into actual numbers that I can call and get a price quote for. Meaning how many bags of cement and trips of sand and rock that I need so i can get an estimate. Please and Thanks!

We submitted our plans to obtain building permits. We were quoted a price of nearly $4,000 USD to get the final permits. They have classified our plan as a commercial property and are imposing a percentage thereof based on our 10,000sq ft of living space. It was suggested that we could "grease the palms" of the officials to obtain a better rate. I'd rather pay the fee and get them out of my hair. I was told that the foundation works consists of reinforcing 48 pillars by digging the columns a meter sq. and four feet down and then reinforcing with iron rod and cement. The contractor wants to hire a cement truck once the holes are dug. I haven't received a price quote but I anticipate it being ~$10k usd.

I do not have cash on hand and will apply for a high interest loan from a leading lender in Ghana and use the free and clear property as collateral. The commission has valuated the property, as it stands, at over $300,000 USD. I think it may be a sound investment to continue with the building construction.

Keep in mind that I got an estimate for the roofing today at over 24,000 Ghana cedis (or about 8,000 USA dollars) from a leading roofer in Ghana. I am going to sub contract and bypass this foolish offers.


update

that was an estimate to replace the roof as it stands, nearly flat, it will be more to redesign allowing for pitch and slope.

Hey if you need a laugh check this out......One contractor is quoting me nearly one million Ghana cedis (or $250,000 nearly the USA equivelent) to add a 5000sq ft addition in Accra Ghana) Its not ALL INCLUSIVE, I omitted some to protect integrety as of today its .23 Ghana CEDIS to 1 USA dollar (nearly 4 GH cedis to 1 Dollar) 1:4

Do you think people will avoid the open concept as if it was damaged or designed by a mad person?

The forth pic shows a blue car, that colour is only available under the "individual" scheme and incurs a premium cost. You see that there? Them spend good good money on foolishness.

Source: I am a connoisseur and http://www.bmw.com/com/en/insights/explore/individual_2014/collection.html

So the consensus thus far is this is a bad idea?

I agree with you but I think it can work. I have included open layouts for 2 of the units. As a test one unit will be convertible, meaning I can always brick and enclose it traditionally. The other unit will forever be an open floor plan. I would just reduce the rent or use the space for short term vacation rental. I personally love the concept and I think a potential tenant would like it once they visit and realize what is going on. I dont plan to change the African tradition, but I think this is acceptable.

You guys do great works!

I am building 4 apartments and I need your feedback. Do you think it is acceptable to design an open kitchen/living room floor plan? With this plan the kitchen is included with the living room with out walls. The kitchen, dining area, and living area are basically contained within the same room. The advantages to this is you can incorporate alot of style into the space. Its also a great way to showcase your high end materials and appliances. We spend considerable amounts of time in the kitchen and under this scheme you can still work in the kitchen while interacting with your family/guests. It is a common and popular design where I live overseas and many people will not consider a property if it wasnt an open layout. My brother thinks its a bad idea because the odors of cooking would permeate the living space (install an exhaust fan), The tenant may have a cook and desire privacy, its hard to keep clean. It would increase the operational costs of air conditioning to keep cool. Keep in mind my brother and myself both have open layouts in our houses and wouldnt have it any other way. Do you think this is a good design for the African market. Your thoughts?

Great works! Thanks for sharing your build with us.

eghosajohnny:
You will need 3600 blocks to get the project done

How many bags of cement and what #, and what are the dimensions of the building? I want to build a carcass storey and roof, what other works should I plan to include that are necessary such as plumbing, electricals, etc? Great works!

Can you provide an idea of how much time each stage of construction took? Especially the floor slab for the storey? Please and thanks. BTW, Thank you for sharing your project with us.

I am reporting for class. Hope to learn alot so please provide all the details. I am currently undertaking a project myself, so the exchange of information will be SO appreciated. Good luck with the build my friend!

I was told that the stamped prints will be available for pickup this weekend by my uncle in Ghana. We will contact the subcontractors once we have physical prints in hand for an estimate. I want 2 estimates from the leading companies and 1 estimate from the local houses. I am curious to see the difference in prices. I want to gather an estimate for the foundation works, floor slab, wall construction, and finally the roof.

Ehh Hmm, Same way I would have respond.

That is a ridiculous estimate, and I am further insulted that he would even suggest that. We are awaiting the completed stamped plans and we will have a "discussion" with him. My plan is to subcontract.

God help my country, men, women, and child.

I was in contact with the architect today. In light of the heavy rains, dumsor, and subsequent tragedy I will allow him more time for the plans. He informed me that the foundation columns will need to be dug up 9sq ft. to add reinforcements. He wants to completely disassemble/gut the ground floor to allow for these works. I'm talking removing tile, appliances, windows, doors, etc. to make the place as if it was lintel level. I believe this is unnecessary and will speak to him accordingly. He sent a proposal invoice of nearly $5000 usa dollars including an estimate of 12 months salary for a watchmen to secure the property for 12 months. This is too much money and to much time for such a project. I also learned that only half of the initial monies that I had budgeted will be available. I will have to make a high interest loan to cover the construction and I will need a quick return on my investment. I walk by faith not by sight. I have to re-visit the drawing board to ensure I am not over my head.

God Bless my countrymen and brethern.

Thanks for your kind words. In typical Ghanian fashion, I have yet to receive a complete set of stamped plans. I am still awaiting my estimates on the pre stressed floor slab and the roofing. I did get about 9 plans from the architect. Hopefully something will happen next week

I've added some photos. I'll be offline for an hour or so. My battery on my mobile is at 4%....lol time to charge it.

The house was uncompleted and needed/needs a ton of work.i recently transferred title into my name and now I am ready to start construction. The home was originally about 5000 Sq ft. 8 bed 8 bath with boys quarter's attached. We felt the house was to large for a single family home. The house had perfect symmetry so we erected a wall down the middle and converted it into 2 four bed 4 bath units. The place needs a new roof so I decided to add a storey while the place is unoccupied to increase rental profits. I have been reading through the forums to learn how the building construction takes place. I am familiar with building here in the usa but i have limited knowledge about monolithic concrete construction in Ghana where the house is located. I have consulted an architect and he is finalizing the drawings and plans and I hope to break ground next month. He quoted me an outrageous price of 250000 us dollars to construct. I plan to sub contract and get each phase constructed and save money in doing so. My uncle is in Ghana and is retired and will be overseeing the project as my brother and myself organize the works stateside . All qualified advice is appreciated.

the plan as I see it:

1. Consult with architect and structural engineer for plans drawings soil survey and foundation analysis. I have completed this step and awaiting the final drawings. I was informed that the place is suitable for the works in regard to foundation. No other information was given but will be provided when the drawings are stamped and submitted to me.

2. Start preparations (if any) to reinforce the foundation.

3. Prep for construction and tear off old roofing. Then enclose the first floor to make ready for second storey walls. I am financing this project out of pocket so I want the second storey to be just a bare bone carcass. I will have 2 firms visit next week to prepare an estimate for enclosing the first floor using prestressed beams as opposed to a full concrete pour. They claim it will save up to 40 percent on cost and can be completed faster than pouring concrete. They will provide a custom design plan with a bill of quantity and price of labor.

4. Once the floor is in place I want to add only the blocks around the perimeter for the second floor and whatever necessary columns inside until I have money to complete. The second floor will be empty and uncompleted until I get the funds to complete.

5. Add roof and parapet. We decided on a flat roof system for the style of building. My guess is it would be cheaper to erect than an angled roof. I worry about leaks.

6. Renovate the first floor apartment to executive level and rent units out. Use rental income to outfit second storey apartments with executive fittings.

does this seem plausible? And how do I begin to estimate the cost?