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santa007

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About santa007

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  1. Couldn't agree more with Lauer.. thanks for the info. I recently bought a inter-terrace in February, and due to tight budget, decided to get a builder in myself and avoided ID or architect. I didn't rebuild the house, but essentially redo the whole interior of the house ( keeping the original flooring), i.e. hacking and redo the kitchen and 4 toilets, all build in cabinets and study, redo the driveway, air con piping, electric cables, etc.... my damage: about $40K for carpentry work and another $100K for all the hacking and reno works... original duration was 2 months, but extended up till 4 months of works... and that was with me coming down to the site on almost everyday, checking on the works, and pushing the builder non stop... the other thing i learnt was never ever pay the builder or contractor the full amount... even with me holding 10% back, he is very slow in rectifying the defects, and despite multiple attempts, certain areas are still defective... So i totally agree with Lauer... if you have budget, engage an architect to supervise your project. Let the architect deal with the builder, and saves you all the headache... Of course all is not lost... during my new mini lessons during this renovation, i met lots of nice, responsible, and excellent people... i'm more than happy to share the contacts of my lighting guy, electrician, gardener, and hans grohe supplier... ;-) happy renovating!
  2. I used Joven as well. Heats up within 5 minutes, and heated water can remained warm up to 10-12 hours, even without switching on again. Just my personal experience..
  3. Hi mummydolphin, I've just completed my renovation of my place in Tanah Merah. My contractor is pretty lousy, very slow and project delayed over 2 months, and up till now, many defects remaining. However, one good thing that i had from the reno is meeting a few very good guys, and one of them is an electrician. Let me know if you are still looking for one, i can pass you his contacts. Thanks KL
  4. ok thanks akxe...will do that.
  5. Hi akxe, Yes, I did have a premature termination of tenancy, but I actually paid my own agent to get a replacement tenant for the landlord, and reimbursing the landlord on the loss of rental income due to the slight difference of monthly rental of the new tenant. However, when the day came to sign the contract with the landlord, the landlord agent suddenly appeared out of nowhere and insisted that I pay him the agent fee to act on behalf of the landlord... really doesn't make sense to me, but I had to pay as I really wanted to secure the new tenant to take over my lease... ;-(
  6. Thanks everyone for the advice. I had no choice but to pay the landlord agent's fee as the agent threatened not to complete the deal if i don't pay him. I was pushed to the corner as I wanted the replacement tenant to take up my remaining 1 year lease, and ended up paying both my agent and landlord agent. Felt so cheated.
  7. After doing my first renovation of this home, some advice to those about to go into renovation: 1. Engage a ID/architect to supervise the project - I tried to save on cost, and got my friend in for the ID and carpentry part. My main contractor is super slack, so ended up i have to come to site almost everyday 2. Always add in 10-20% additional cost to the initial quotation... so that you don't get too surprised with your final bill. 3. Do not pay the full amount of renovation too early.... hold back as much as possible, so that your contractor will rectify all the defects (commonly parquet flooring, roofing work, tiling works, painting works, false ceiling works) 4. Invest on mosquito netting, esp with the rise in dengue fever and the developing concrete jungle in Singapore! 5. Engage a good lighting and water 'specialists' - the 2 guys i used were very good...they came to the house to suggest what type of lightings, water taps, shower heads etc and provided very good after sales service 6. I actually made many trips to Johor Bahru to look at sofas, dining tables, lights, bed frame and mattresss. I ended up buying all in Singapore. JB is definitely cheaper after conversion, but quality is also not as good. Warranty will also be an issue. After making many trips to and fro, I managed to bargain good prices in Singapore. So need good research before buying Still have lots more tips to share when I find time to post... wanted to post some pictures, but can't seem to be able to copy any pictures...maybe any kind sole can help guide me? ;-) Thanks
  8. For carpentry works: (estimated $40K) 01 Bedroom 1 Wardrobe 02 Bedroom 2 Wardrobe 03 Bedroom 3 Wardrobe 04 Bedroom 4 Wardrobe 05 a) Master bedroom Wardrobe b) Aluminium Frame Sliding Door Sub Total : 06 Bedroom 2 Study Table a) Top Cabinet b) Lower Study Table c) 5mm Clear Glass Table Top Sub Total : 07 Bedroom 3 & 4 Study Table a) Top cabinet @$500/- 2 b) Lower Study Table @$700/- x 2 c) 5mm Clear Glass Top @$400/- x 2 Sub Total : 08 Shoe Cabinet 09 a) Living Room TV Console b) Glass Doors For Drawers Sub Total : 10 a) Kitchen Top Cabinet b) Kitchen Bottom Cabinet c) Solid Surface Top d) Glass Backing e) Top Cabinet Over Sink f) Bottom Cabinet g) Glass Backing h) Full Height Tall Cabinet i) Top Cabinet Over Fridge Sub Total : 11 Toilet Cabinets With Solid Surface 12 a) Painting (External & Internal) b) Scaffolding
  9. Hi guys, After 3 months of renovation, house reno is almost complete. Just to share my quotation given by my contractor. 1. Hacking / Dismantling Works 1. To supply labor & equipment to hack / dismantle & clear the following items : Driveway / Garden · Driveway tiles · Pond structure & related works · Side wall under the staircase · Staircase side wall tiles 1st floor · Entrance store cabinet · Main door & frame 2nd floor · Dining room existing wall feature · M/S ornamental grilles · Bedroom 1 toilet - floor & wall tiles - All sanitary & fixtures - False ceiling - 1 nos. door & frame · Kitchen - Kitchen floor & wall tiles - Wall between Dry Kitchen & We Kitchen - Kitchen concrete sink / stove support - Kitchen false ceiling from page 1 ……… 1. Hacking / Dismantling Works 1. To supply labor & equipment to hack / dismantle & clear the following items : 3rd floor · Family room ceiling decor · Bedroom 3 & 4 (Identical – Mirror image) - Part water damage parquet flooring - Existing sliding doors to balcony Toilet - Wall & floor tiles - All concrete structure - Fixtures & all sanitary wares - False ceiling - 2 nos. doors & frames 4th floor · Master Bedroom (M/B) - Existing balcony doors - False ceiling features - 1 nos. door & frame - Part parquet flooring outside the toilet M/B Toilet - Floor & wall tiles - Bathtub & support structure - Fixtures & all sanitary wares - False ceiling - 1 nos. door & frame · Balcony - Part existing roof for alteration purposes - Sliding doors - Enlargement of wall for natural light · All cabinetry works from 1st –4th floor 2. Masonry Works 2.1 Driveway / Garden 2.1.1 To supply labor & materials to lay 300 x 300 / 600 granite slabs. 2.1.2 To supply labor & materials to tile up pond riser. 2.1.3 To supply labor & materials to make good the flow of water for the cut-off driveway drain using chemical cement screed. 2.1.4 To supply labor & materials to slab over existing cut-off drain across driveway / car porch. from page 2 ……. 2. Masonry Works 2.1 Driveway / Garden 2.1.5 GMS drain grating (To fabricate & install) - To replace existing plastic drain grating with gms heavy duty drain grating along boundary wall. - To fabricate & install gms granite slab tray for drain across driveway. 2.1.6 Staircase - To supply labor & materials to make good walls affected by demolition works below staircase. - To supply labor & materials to make good walls affected by staircase side wall tiles. 2.2 Kitchen 2.2.1 Top Up To supply labor & materials to top up the wet Kitchen floor level with the existing dry Kitchen floor level. 2.2 Kitchen 2.2.1 To supply labor to lay homogeneous / ceramic floor tiles (provided by the owner), c/w water-proofing works to the new Kitchen. 2.2.4 To supply labor to install ceramic wall tiles (provided by the owner) to ceiling height for the whole Kitchen. 2.2.5 To construct concrete Kitchen cabinet, refrigerator & washing machine bases. 2.3 2nd floor Bedroom 1 Toilet 2.3.1 To supply labor to lay homogeneous / ceramic floor tiles (provided by the owner) c/w water-proofing works. 2.3.2 To supply labor to install ceramic wall tiles to ceiling height. (Tiles to be provided by the owner) 2.3.3 To construct 1 no. shower kerb in tiles finish. 2.4 3rd floor Bedroom 3 & 4 2.4.1 To supply labor & materials to top up the existing balconies floor level with that of the existing parquet flooring c/w cement screed to cater for new floor board. 2.4.2 Toilet - To supply labor to lay homogeneous / ceramic floor tiles c/w water-proofing works. (Tiles to be provided by the owner) - To supply labor to install ceramic wall tiles to ceiling height. (Tiles to be provided by the owner) - To supply labor & materials to top up toilet flooring to cater for sunken bath area. from page 3 ……. 2. Masonry Works 2.5 M/B 2.5.1 To supply labor & materials to make good walls affected by the removal of the M/B door / frame. 2.6 M/B toilet 2.6.1 To supply labor to lay homogeneous / ceramic floor tiles c/w water-proofing works. (Tiles to be provided by the owner) 2.6.2 To supply labor to install ceramic wall tiles to ceiling height. (Tiles to be provided by the owner) 2.6.3 To supply labor & materials to top up toilet flooring to cater for sunken bath area. 2.7 M/B balcony 2.7.1 To supply labor & materials to level the M/B balcony floor with the existing M/B floor level inclusive of cement screed. 2.7.2 To supply labor & materials to construct new red brick balcony parapet walls to cater for new roof works c/w cement screed. 2.7.3 To supply labor & materials to make good area affected by the enlargement of the natural light opening by the staircase. 2.8 To supply labor & materials (inclusive of marble) to make good Main entrance wall & flooring affected by the removal of main door frame. 2.9 Bedroom 2 external utility slab 2.9.1 To supply labor, tools & materials to clean up the existing slab area, & to cement screed with chemical cement c/w water-proofing works including the improvement of water flow. 3. Floor Finishes 3.1 Existing marble flooring 3.1.1 To supply labor & equipment to polish 1st floor existing Living room & 2nd floor Dining marble flooring. 3.2 Existing parquet flooring 3.2.1 To supply labor, equipment & materials to sand & varnish the existing parquet flooring to the following areas : · 2nd floor Bedroom 1 · Bedroom 2 · 3rd floor Family room · Bedroom 3 · Bedroom 4 · Master Bedroom (M/B) from page 4 …….. 3. Floor Finishes 3.3 To supply labor, equipment & materials to re-varnish existing staircase inclusive of the landing areas. 3.4 Making good damaged parquet flooring 3.4.1 To supply labor & materials to make good damaged parquet flooring due to the removal of M/B timber door frame. 3.4.2 To supply labor & materials to make good water damaged parquet flooring due to the removal of the parquet. 3.5 Simulated timber vinyl floor boards 3.5.1 To supply & install the vinyl floor boards to the flowing areas : · Bedroom 3 & 4 new Study area · M/B top up balcony area 3.5.2 To supply & install water-proof vinyl floor board to overlay the main entrance ceramic staircase. 4. Miscellaneous 4.1 To supply labor & materials to install new conceal hot / cold water copper piping to the following areas : · 2nd floor Dry / Wet Kitchen (inclusive of washing machine) · 2nd floor Bedroom 1 toilet · 3rd floor Bedroom 3 & 4 toilet · M/B toilet 4.2 To supply & install the following items (labor only for all sanitary items) : 4.2.1 Kitchen (Wet / Dry) · 1 x S/S double bowl Kitchen sink c/w mixer tap · 1 x Washing machine tap 4.2.2 Kitchen toilet · 1 x Pedestal WC (White) · 1 x Wall hung wash basin with cold water tap · 1 x Mini shower spray 4.2.3 2nd floor Bedroom 1 Toilet · 1 x Pedestal WC (White) · 1 x Mini shower spray · 1 x table top wash basin with mixer tap · 1 x Mixer tap c/w shower set · 1 x Central heater (provide by owner) · 1 set tempered glass frameless shower screen from page 5 …….. 4. Miscellaneous 2 To supply & install the following items (labor only for all sanitary items) : 4.2.4 3rd floor Bedroom 3 / 4 Toilet · 1 x Pedestal WC (White) · 1 x Mini shower spray · 1 x table top wash basin with mixer tap · 1 x Mixer tap c/w shower set · 1 x Central heater (provide by owner) · 1 set L-shape tempered glass frameless shower screen c/w 2 panels corner sliding doors 4.2.5 M/B Toilet · 1 x Pedestal WC (White) · 1 x Mini shower spray · 1 x Table top “square” wash basin with mixer tap · 1 x Mixer tap c/w shower set · 1 x Central heater (provide by owner) · 1 set L-shape tempered glass frameless shower screen c/w 2 panels corner sliding doors 4.3 Plaster False Ceiling 4.3.1 To supply labor & materials to seal-up the Dining / M/B ceiling with plaster board after the decorative ceiling is removed. 4.3.2 To fabricate, supply & install plaster false ceiling to the following areas : · M/B toilet (inclusive of 1 access panel) · Bedroom 3 / 4 toilet (inclusive of 1 access panel) · Bedroom 1 toilet (inclusive of 1 access panel) · Kitchen both dry & wet area (inclusive of 1 access panel) · M/B Balcony 4.3.3 To supply labor & materials to repair damaged existing ceiling due to re-position of existing lamps & other works. 4.4 Windows (To supply & install) 4.4.1 To fabricate & install normal size WPC aluminum casement windows with tinted glass to : · Living room (W 975 x Ht1575 mm) · Bedroom 2 (W1000 x Ht1500 mm) · Bedroom 3 (W1500 x Ht1650 mm) · Bedroom 4 (W1500 x Ht1650 mm) · M/B Balcony (W 4925 x Ht 600 mm) from page 6 ……….. 4. Miscellaneous 4.4 Windows (To supply & install) 4.4.2 To fabricate & install WPC aluminum top hung windows with frosted glass glass to : · Bedroom 1 toilet (W1000 x Ht 825 mm) · Bedroom 3/4 toilet (W 775 x Ht1000 mm) 4.4.3 To fabricate & install WPC aluminum lourve windows for : · Bedroom 1 - (W1000 x Ht1000 mm) - (W 575 x Ht1000 mm) 4.5 Roof Works 4.5.1 To fabricate & install M/S hollow section support structure for the new additional roof from the M/B balcony area inclusive of the following : · Installation of clay roof tiles · Installation of aluminum sheet · Flashing works for the roof 4.6 Trellis (Driveway) 4.6.1 To fabricate & install M/S hollow section structure for the creation of trellis to the following areas inclusive of tempered glass top : · Driveway (W3550 x D4200 mm) · Staircase (W2525 x D2250 mm) 4.7 Auto Gate 4.7.1 To supply & install 1 set conceal motorized auto gate system for the existing gate c/w remote control. 4.7.2 To supply & install the following works for the auto gate : · 1 x 15amp isolator to be place at the external pillar · 1 x Remote hard switch for the Living room 4.7 Dining Room 4.7.1 To supply & install 1 set “Invisible Grilles” for the railing area. 4.7.2 To fabricate & install full height clear glass mirror in replacement of the previous wall feature. 4.8 Mosquito Netting 4.8.1 To supply & install magnetic screen mosquito netting to : · Living room (W 975 x Ht1575 mm) · Bedroom 2 (W1000 x Ht1500 mm) · Bedroom 3 (W1500 x Ht1650 mm) · Bedroom 4 (W1500 x Ht1650 mm) · M/B Balcony (W4925 x Ht 600 mm) · Bedroom 1 toilet (W1000 x Ht 825 mm) · Bedroom 3/4 toilet (W 775 x Ht1000 mm) 4.8.2 To supply & install casement type netting for Backyard gate. from page 7 ……. 4. Miscellaneous 4.9 To supply labor, equipment & materials to administer PU injection to Bedroom 1window seal area to prevent any further leakage. 4.10 To supply labor & materials to fill up additional earth to previous pond area & to re-turf the affected area with cow grass turf. 4.11. To supply scaffolding for internal works (7m height) 4.12. To supply labor & equipment to clean the whole house. 5. Electrical works 5.1 To supply labor & materials to install conceal electrical wiring to : · Kitchen - 04 x Lighting point - 02 x 13amp single power socket - 03 x 13amp double power socket - 01 x Remote point for oven - 01 x Remote point for hood / hop 5.2 To supply labor to re-position existing down-lights - Based on (15 nos) Lump Sum 5.3 To supply labor & materials to replace Living room high pendant lamp. 5.4 To supply labor & materials to replace the existing electrical point covers : · 20 x Switch cover · 10 x Single power socket cover · 04 x Double power socket cover · 04 x Heater switch cover · 01 x Dimmer cover · 04 x Telephone cover 5.5 To supply labor & materials to clean up M/B existing electrical points after the dismantling of furniture fixtures. 5.6 To lay conceal wiring for SCV cable to the Living room. 5.7 Fan 5.7.1 To supply & install 2 nos. fan point 5.7.2 To supply labor & tools to install 2 nos. fan from page 8 …….. Summary Of All Items 1. Demolition / Hacking Works 2. Masonry Works 3. Floor Finishes 4. Miscellaneous Works 5. Electrical Works Total Lump Sum Equals -------------------------- S$ 72,500.00
  10. Hi guys, Just need a piece of advice here. I recently had to prematurely terminate my 2 year HDB rental lease as I am moving my whole family to our completed renovated place. I managed to find a replacement tenant for my landlord, and he was agreeable to allow us to terminate our lease, and to let the new tenants take over our remaining term. My question is: I paid my own agent to look for a replacement tenant, arranged all the viewings and did all the negotiations on my side. However, when it came to signing of the new contract between the new tenant and the landlord, the landlord's agent (Mr A) suddenly came into picture, and insisted that he is acting for the owner, and I have to pay him agent fee as well if i wanted to complete this deal. I refused initially, but had no choice in the end as Mr A claimed that the landlord had appointed him to act on his behalf, and if I didn't pay his agent fee, there will be no deal. Is this now the standard practice or Mr A is just taking advantage of us? Thanks in advance for any advice. Regards, KL
  11. Deal is still on. Just went down yesterday. But the package is actually $280 for a toilet bowl plus a basin. The basic $180 package doesn't include all the connectors for the basin and toilet bowl. The quality not bad...offer is quite attractive, but very limited choices.
  12. Hi, just wondering if u have found e hardware sHop that sells those strip at e bottom? I am also looking for a replacement for the bottom and also on e swinging glass door as well...
  13. thanks bro. Just went down to SPOTLIGHT today and bought fabric myself....total cost only $175....Will DIY THANKS again.
  14. Hi guys, anybody has any lubang???
  15. Hi guys, Tried searching in the forum but can't find the answer, so no choice but have to start a new thread. Need some help here. My bedroom has this vertical cushion panel above the bed (3 pieces of cushion board), and I need to change the cover to PVC cover. I'm quoted $850 for the work which i find a bit ex. Any of you guys have any idea where can I get this done at a cheaper price??
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