₦airaland Forum

Very lovely.

rotecch77:
You will find so many lovely designs in rough iron

I don’t know why people keep complaining about the said roofing that it’s too tall. I am very sure if you see it life you will not only like it but envy it. My home country house(bungalow) that I built around 2015/2016 is taller than this and no one passes by without appreciating the roofing. Infact when I completed the house and moved in then, a lot of passerby people do branch my house to appreciate the house especially the roofing.

Godisgreatest1:
Wonderful! Oga the roof is taller than the building. The owner can just add stair case and live in the roof.

I just like this forum, one keep learning new things everyday. I appreciate you guys here-Brabus, rotech77, Egunmogaji, michlin etc

BrabusNG:
I did a project here and we were looking at spending about N15m in 2015 to import fortified glass only. We will fabricate the frames here.

I told the client “There’s no sense in this no matter how hard you try to convince me. We want to put a N20m window in a house where we used N150 naira block.”

That was the end of the story!

NNPC accept ND or HND as technician or operator.

leks4sure:
Sir, I'm telling you their policy.

No top FG agencies including those under ministry of petroleum resources accept HND even if it's a distinction grade. You must have master's degree with the HND to get job there.

NCDMB and NNPC have the same requirement.

Let's stop deceiving ourselves. I'm only stating the fact.

For GT, if you've have second class lower or HND without a Master's degree, the chances are very very slim. It may sound brutal but I needed to clarify the policy.

Those your friends must be working as a technician or operator but not as an Engr.

electof:
Your first paragraph is nothing but pure lies.

You saying it with this confidence.makes it more surprising.

I have friends every in the oil industry that got the job with HND only.

Let me list the oil companies for you...

Shell, Total, Schlumberger and many of them in NNPC.

This is a public forum... You should be mindful of rumors you are stating as facts.

Thank you oga. For the omonile, I don’t think I may experience that as my land is inside Estate. I bought the land from a company selling the estate land.

n3xt:
Just like rotecch77 advised above, kindly set aside N5 - N5.5m for the project (foundation to first floor slab level)

God is your strength!

______
You also need to work with the locals (mouthed ones ) to manage the mainland boys. Their own percentage is non-negotiable.

My eyes see a lot in Bariga and Akoka

Thank you sir oga roteccch77.

rotecch77:
To get real fact figure building plan is necessary here.
But to safe time and since you only needs Likely cost here we go.

Things to consider
- Rapid increment in cost of materials presently
- your site location (mainland) a lot of street urchin (omo-aye) demanding payment from all angle.
-Size of the building.

Based on experience you can budget btw 3-3.5m for the foundation
Then budget 2-2.3m for the block work to the decking stage.

My oga well appreciated. I am just trying to gather data before embarking on the journey so as to have a smooth ride.

n3xt:
Based on the attached, we used:


Foundation Work

60 tons of Granite (up to DPC level)
3 Sharp Sand (20 tons)
27 trips of filling sand
16 lengths of 16mm for the starter column
8 dozen of 7 by 7 ring (10mm)
15 lengths of 12mm for column base
1 ton of 10mm rod (DPC)
20kg DPM
_1/2 bundle of binding wire
1850 blocks (due to the topography of the land)
110 bags of cement (all ground works incldg DPC)
30 pcs of 1 x 12 planks
First fix pipe work (mechanical)

Labour Rates (Foundation only)

Sandfilling 3,500 per trip
All ground works (Excavation, Blinding, Block Work, Iron Works, Formwork, Surface Treatment, DPC casting) - 440,000


Budget: N2.5m for the foundation work (minimum)



Ground Floor (to first floor slab level)

3700 blocks (Headroom is 3.5m in some room)
80 bags of cement
30 tons of sharp sand
15 tons of granite
40 lengths of 16mm rod (1 length divided to 3 pcs)
27 dozen of 7 x 7 ring (10mm) for lintels/columns
**Formwork was rented at this stage.
Rough-in pipe work (Mechanical)

Labour Rate (Ground Floor only)
All works (Block work, Carpentary, Iron Work, Casting) - 380,000
Formwork Rental - 150k

Budget: N1.8m for this stage of work (minimum)
_____
Note:

- Blocks were produced at this stage by NextHome onsite at N150 per block (using stonedust)

- Formwork rented was also used during the slabwork. Total amount spent on Formwork Rental (including slab and upper floor) on the project is 520k

- Due to the slope, the foundation depth is 1.6m deep in some area and 1m deep in others.

- Building size is less than 260sqm so I encourage you to keep some change in reserve.

Pic 1&2: Foundation Work
Pic 3&4: Formwork installation (before and after casting)

My oga, I have an upcoming project to be commenced soon and similar to the earlier posted, though mine is 4 bedroom duplex with 3 bedroom flat.

The total land measured 650sqm while the building area is 350sqm. Please like how much i should budget for this project from - Blinding, Foundation Wall, DPC, Ground Floor Blockwork to Columns/Lintels to make it ready for decking.

NOTE: Location is lagos(mainland) and the land is dry.

Thanks in advance.
CC
rotech77
Dennis 3D

n3xt:
oseiwe


kindly assist see if this looks OK, I want to give the go ahead. any modifications?

My response in Red. Pls this is just my unsolicited opinion on the quote. It’s not bible.

pic isn't attaching.

This estimation is for 2bedroom and 4bedroom duplex to decking level
Does this include the foundation cost or just the cost of work from foundation to lintel?
If I get you right, you’re building a 2 bedroom and a 4 bedroom duplex. Am I right?

If the answer is yes to the above, the estimate is too cheap to build anything worthy.

2500pcs of blocks (200 * 2500) = #500,000
2500 blocks can never finish 2 bedroom and a 4 bedroom duplex whether you’re building from DPC level or starting from the ground up. You’ll need more block. N200 per block is a good deal!

60bags of cement (2700 * 60) = #162,000
If these will be used to take care of the following:

- Blinding
- Foundation Wall
- DPC
- Ground Floor Blockwork
- Columns/Lintels

60 bags of cement won’t be enough even if you’re using just 2500 blocks.

15tonnes of granite = #85,000
This will work for column/lintels but not inclusive of foundation

20tonnes of sharp sand = #60,000
Maybe for ground floor blockwork and lintel. You can always check/compare prices with locals.

20tonnes of soft sand = #50,000
I don’t know about this one.

Half tonne of 12mm iron = #130,000
This is for what exactly.

If it’s Lintels/Column, it’s impossible! Beside, it’s recommended that you use a 16mm Rods for Column supporting a slab (decking)


Iron for decking
This is confusing though!

8pcs of 16mm iron (4,800 * = #38,400
The price is right. The quantity is impossible for whatever you’re planning.

I am stopping here until I get further clarification on exactly what you’re trying to achieve.

20lenghts of 10mm iron = #44,000

1 roll of binding wire = *#8,000*

Planks for pillar and linted*�
50pcs if planks (1400 * 50) = *#70,000*
1bag of nail = *#6,000*
Workmanship = *#350,000*
*******

For pegging
If pegging is involved, it means you’re doing foundation. Just forget about it sir! The total estimate won’t get you off ground in any part of the South West.

6pcs of somi planks (1400 * 6) = 8400*
Cutting of some planks (200 * 6) = *1200*
2 bundle of Peggy wood (2500 *2) = *#5000*
Nail = 3,000
*Total = #1,521,4000*

This forum is full of intelligent engrs., this your analysis/breakdown will surely help some of us here.

n3xt:
Estimate for 6cm 420sqm Double T Interlock

Materials for casting

No of Days: 14 Days

45 tons of stone dust
130 bags of cement (+ first layer/wastage)
50l of diesel + oil mixture @ 25,000
1 bag of pigment @ N50,000
1,000 Moulds (rentage) @ N5

Materials for laying

No of Days: 4 Days

50kg of casting leather (Nylon) @ N60,000
45 tons of stone dust
Compactor Rental (2 days) @ N15,000
5 bags of Cement @ N2600

Labour for casting, screeding & laying @ N600


Total = N1,100,000 (+/- N2600 per sqm)


*pricing varies based on location.

Thank you sir.

Dennis3D:
More like it... That range is realistic

Thank you sir.

rotecch77:
Budget 3.8-4.3m

Good evening my Oga dem,

Please like how much one can budget for decking of 330sqm.

CC
n3xt
rotecch77
Dennis3D
Egunmogaji

Okay. But I can understand you, it will means I will pay for tax clearance at the same time I will still pay for building approval which is based on size, length etc of the building. Hope I am not getting you wrong

Oliran:
Yes, The checklist is a summary of all what is required to get your building plan approval.

The tax clearance is the last stage, approval comes out in less than two weeks after tax clearance.

That's why I asked if he was issued any letter.
Two letters will be issued to him, one stating the amount he is to pay for tax, they use the clause that the tax is not up to date thereby so so amount has been issued to him, this particular letter is from LIRS.

The second letter is from planning office, stating that without clearance from tax office (paying what was calculated from LIRS) he can't be granted the approval etc.

Thanks Oliran. Sure this really helped but sorry for my omission, the building is 4 bedroom duplex with two units of mini flats. I quite understand the stages now with your explanation below, but I guess the person that is handling it for me just wants me to get all required documents so that he can have a smooth application and approval.

But from your last sentence, it means I will need tax clearance which is what I am asking the way out since I don’t have one.

Thank you for your response so far.

Oliran:
I am sure the person ticked all what is required to get approval for you. However it is done in stages.
From your description I am guessing it's a bungalow, I'll list the stages below.

Stage 1:
Survey
Architectural drawings

The survey is charted to be sure your land is free of Government acquisition, your drawing is vetted and ensure comply with the required setback,airspaces etc.

Stage 2:
Someone from the district office will go for site visit to be sure of the size of land and confirm you've not started building if it is a proposed drawing.

Stage3:
Calculations are done using your architectural drawings to calculate assessment, the amount is depending on the size of the building (Length,Breadth and Height), the rate also depends on the location, Lekki fee is not same as Ikorodu fee. Each LGA is categorized into Low, Medium and High density.

Stage4:

After payment is done, the receipt for payment, deed of Assignment for the land, Affidavit with stamp duty and your passports with your drawings is used to open a file for you, a registration number will be issued.
The file is then forwarded to LIRS

Last Stage is the tax clearance stage.


I hope this helps.

Well I was told to bring all the documents marked in the checklist before they proceed with the approval process. I was told I will pay approval fee(I think that’s the property tax you are referring to) which will be charge according to size of the building.

More so, please who knows like how much I can be charged for my building (4 bedroom with two unit of self contain flat).

Oliran:
The tax clearance means he has been cleared off property tax, meaning he has paid property tax.

I think tax clearance is different from property tax. Tax clearance must be attached to other architectural documents before they can generate property tax. See attached documents for the required documents requested as marked.

Oliran:
The tax clearance means you should pay the property tax that was calculated for you.

A letter should be issued to you stating the amount to pay and the clause that you can't get your approval without paying the property tax.


Were you given any letter?

Thanks Oliran for your response. Please did you mean I don’t need tax clearance for the building approval?

Oliran:
Who is requesting for tax clearance?

When you pay for building plan and the property file is opened at Laspppa( which contains your screened architectural drawings, structural drawings if it has suspended floors and receipts for payments).

The file is forwarded to LIRS, property tax is calculated and the file is sent back to Laspppa district office where you are processing your approval.

Even if you are a salary earner who pay tax, a property tax would be calculated for you.

What I am trying to say is, property tax is calculated for every one processing their approvals

I know of someone who was given a property tax of 750k, for 2 units of two bedroom bungalow.

You can appeal for reduction by writing letter to the Chairman LIRS, when you get to LIRS office in Alausa they will put you through.

No

erico2k2:
Are you a salary earner?

Hello my good people of nairaland,
I want to get approval for my building permit approval in Lagos and I was told I need tax clearance but I don’t have it. Please any alternative in getting the approval without tax clearance.

CC;
Hajj M.
Rotech
Dennis3D
Egunmagaji

Actually I would have gone for 2 bedroom flats but sometimes 2 bedroom flats are occupied by people that are not yet married which I tried to avoid.

coldcandy:
Don't leave everything to the architect. As d homeowner, when u have a feeling that something is not right then its often 90 percent not right. And you are right in this instance.
The duplex side is ok to me oo. But it seems you want to collect 3 bdrm rent at all cost � from the other rentable flats thereby cramping the flats. Consider changing it to 2 bdrm. You can still hv 2 bdrm flats with premium finishing at a good rent. Moreover 3 bdrm attracts large families. You don't hv space for that.

Okay... thank you... I appreciate your input.

Badgers14:
Well, the reason I asked is the 3 bedroom flats seemed squished together... look at your site plan/ survey plan again and see if there are wiggle room to add more space. Maybe expand the length or width or both...

This will also give you more flexibility in addressing your concern about the kitchen door.



Yes, I am a Nairaland trained architect!!

30m by 21.6m

Badgers14:
What's the size of the plot?

Thank you... actually my concern about the flat is the room close to kitchen, hope it’s not a concern?
Although I informed my Architect and he said no issue about that.

EgunMogaji2:
Not bad at all. Wish more light would flow into the living rooms of the flat though.

Please I need your input on this plan. Anything to change? Please kindly criticize.

Can a 650sqm land take 4 bedroom duplex with two units of 3 bedroom attached. Large room size is needed for the duplex.

Please can a 650sqm land take 4 bedroom duplex with two units of 3 bedroom flat attached. A large room size is needed for the duplex.

Please can one plot of land(650sqm) takes 4 bedroom duplex with two units of 3 bedrooms flat attached. Big room sizes are needed for the duplex.

How much are you looking at in completing this project?

Can you give us your LinkedIn name?