petunialee

Hi All... I documented the lessons I learnt through my house construction because I want other house owners to learn from my mistakes. Managing the process so you don't get cheated by anyone. No one looks after your house construction better than you. Everyone else has vested interests. http://petunialee.blogspot.sg/2011/04/house-construction-13-some-lessons-on.html What to look for in an architect http://petunialee.blogspot.sg/2010/09/house-construction-1-architect.html Buying cheap and good sanitary ware http://petunialee.blogspot.sg/2010/11/house-construction-3-sanitary-ware.html Building strong walls http://petunialee.blogspot.sg/2012/04/stiffeners.html Waterproofing your bathroom properly http://petunialee.blogspot.sg/2011/08/waterproofing-your-bathroom.html Waterproofing your 1st story slab properly so that damp does not creep up through your tiles http://petunialee.blogspot.sg/2010/12/water-proofing-1st-storey-floor.html Waterproofing flat roofs http://petunialee.blogspot.sg/2011/06/about-waterproofing-flat-roofs-and.html Get a warranty on your glass panes http://petunialee.blogspot.sg/2012/08/delaminating-glass-panes_10.html

Has anyone used this company to transfer funds for overseas property purchases? http://www.pay2home.com/

Owner Developers - If you don't make sure you have stiffeners, no one will. http://petunialee.blogspot.com/2012/04/stiffeners.html

Mongrel puppies are more resilient than pure breeds. They are loving, loyal and protective of the home. Please someone... adopt these 3. http://www.petunialee.blogspot.com/2011/12/fatty-puppy-friendly-puppy-frightened.html

Yes... I have my TOP. I can't remember how long it took though... Here is a new blogpost on my construction journey. http://petunialee.blogspot.com/2011/11/reliable-contractors-1-elite-deco-pte.html

Some things I learnt when waterproofing the bathrooms... http://petunialee.blogspot.com/2011/08/waterproofing-your-bathroom.html

If they need to open up the road to lay a heavier duty cable than the one they laid 30 years ago, it takes 3 weeks to 1 month (sometimes more) from the day you pay up the connection fee to Powergrid. Powergrid needs to seek permission for their works from NEA, NParks, LTA. Prior to that, it takes 2 weeks from the time your electrician makes an application for a connection to the day you get your quote.

Congrats! I am glad you are comfy with your team and you have a good archi. I'll PM you for his contact so that I'll use him the next time (if ever) I build a house. Do update on how your archi is at the end of your building process eh? I don't suppose any prizes go to the house that gets completed first so I guess if this is the time you need to conceptualize and refine your house design then the time is well spent. It isn't how you start I guess, it's how you end. Mistake 1 I should have specified a 10% buffer for my household shelter. Mistakes can happen when casting concrete and we casted a little smaller than specified and had to rework. With a 10% buffer, a little smaller or bigger would still be within regulations. Mistake 2 I should have built up to maximum i.e., 6000 sqft. Mistake 3 Use a flat concrete roof. I was afraid of flat roofs and the heat that radiates down from them, so I chose a metal roof with double density + cement board insulation (which is very cooling) but my archi gave me a very good insulation system for the little bit of flat roof that I have... which is quite cooling too. Mistake 4 Use an open out gate instead of sliding gate. Most people have their gates open out and this saves driveway space. Mistake 5 Design a higher ceiling for 2nd storey. High ceilings are very pleasant indeed. Mistake 6 Don't underestimate how small shower space can be at 1.2m. I should have designed larger bathrooms. Mistake 7 Have big huge windows in bathroom (with frosted glass and plant screens). I did manage to get these though... because I wanted them so much. Mistake 8 Should have designed an open concept bathroom with access to outdoors... and half open to elements. Overall, I do like my house a lot. When I talked of selling, it was to make money but I don't think the market is gonna rise up very much in the next 2 years so that plan is shelved. Haha.

Who is my builder? http://petunialee.blogspot.com/2011/06/who-is-panda.html

About waterproofing bathrooms and external flat roofs: http://petunialee.blogspot.com/2011/06/about-waterproofing-flat-roofs-and.html

A new blogpost on metal roofs... http://petunialee.blogspot.com/2011/06/about-metal-roofs.html

Here is a new blogpost http://petunialee.blogspot.com/2011/06/house-construction-14.html

I can't comment on whether builders who build 50 houses a year are better (or as good as) those who prefer to build only 6 a year and give it personal attention. I do know that I like my main con, but would not recommend my archi. I check the site everyday, and even with a strong team, I find things to raise with my main contractor. I requested an extra stiffener for a wall that faces a sort of wind tunnel. I spotted a missing kerb in the bathroom which could pose problem to waterproofing later... As the house was being built and things get translated from plan to reality, I found myself making adjustments, and I was pleased that the contractor was available to meet me at site (at some periods where there is a lotta activity) almost everyday to discuss adjustments... and make conceptual changes before he starts to build. I am there to observe how they set out my bathroom so I can stand in the space and really feel how I am gonna use it. How I will move from one area to another. Even 10cm can make a lotta difference to how one experiences a space. Some of my adjustments went to 50cm. What is on paper may not feel right once it is built. I made countless adjustments, and I tried to get these adjustments right before the thing was built. This means making a myriad small decisions (at some periods on a daily basis at the morning brief to workers). Just yesterday, I bought coffee for the plumber so that he would help me move the water inlet pipe to the exact place I decided that I wanted whilst standing in the bathroom and feeling the space. Changed powerpoint positions. Changed lighting positions. Changed door placements etc... material for the door etc... I was there at every important milestone. Gosh... I even watched the cement test being done and insisted to climb up the scaffolding to examine the welds of the steel roof structure. The contractor gave me my own hard hat and steel boots. With all this close attention, my archi didn't pass scrutiny but my main contractor did. In fact, my main contractor gave me some design ideas which my archi should have tried to think of, except that he (the archi) was so busy with plenty other projects (other multi-million dollar factory contracts, and a contract to build a zoo), I was just another digit in his accounting books. My archi was not amenable to discussing space use etc once everything was drawn up. He didn't really care. After the roof went up, my contractor saw potential for a small loft in each of my children's rooms, and he actually designed it with me (costed it for me) before I asked my archi to do the paperwork. I was paranoid about structural safety. I used my RTO thoroughly... made him check and inspect everything. My RTO made life difficult for my contractor. As for interior and kitchen designers, I don't have them. These I considered surface issues. Kitchens and interiors can be easily changed. The important thing for me was to get the structural works right, so the RTO was more important than the kitchen/interior designer to me. Our styles are very different. This may help forummers decide which style they prefer, and what type of contractor to engage.

So many people have PM-ed me for my builder's contact that I feel very paiseh. I went to ask my builder and he told me that he doesn't want to be disturbed by marketing and sales issues at the present because he has 3 houses to do and to do well. My house is at the tail end and requires a lot of co-ordination between the different services - aircon, electrician, plumber, tiler, windows etc... and also with me. There seems to be a hundred and one changes to the smallest detail. My archi is not much good though once the project started... I don't recommend him.

Apologies... I only just saw all these posts. I can't let anyone know who my builder and architect are until next month when my project ends.

Hi... I am thinking of getting Brandt FP867XS1 pyrolytic oven. I am thinking of encasing it in brick and tile. There is no ventilation hole at the back, on top, or below the oven. Is that a problem? If not, how does this oven ventilate?

You're welcome! I just updated with the 11th post on Coring the Slab.

Hi... for all who will be building their house, I put all my related blogposts here for easy reference. Architect and Tender Process http://petunialee.blogspot.com/2010/09/house-construction-1-architect.html Demolition http://petunialee.blogspot.com/2010/10/house-construction-2-demolition.html Buy Sanitary Ware http://petunialee.blogspot.com/2010/11/house-construction-3-sanitary-ware.html Dealing With Neighbours http://petunialee.blogspot.com/2010/11/house-construction-neighbours.html CCTV of Sewage Pipes http://petunialee.blogspot.com/2010/11/house-construction-5-making-dirty-video.html Constructing Drops http://petunialee.blogspot.com/2010/11/house-construction-6-drops-all-over.html Waterproofing Floor Slab http://petunialee.blogspot.com/2010/12/water-proofing-1st-storey-floor.html Casting the Floor Slab http://petunialee.blogspot.com/2010/12/house-construction-9-milk-foam-no%7a%7ale.html The Contractor Himself http://petunialee.blogspot.com/2011/02/house-construction-10-my-building.html Coring the Slab http://petunialee.blogspot.com/2011/03/house-construction-11-coring-slab.html Managing the Team http://petunialee.blogspot.com/2011/04/house-construction-13-some-lessons-on.html Some Weird Quirks to the House http://petunialee.blogspot.com/2011/06/house-construction-14.html Roofing http://petunialee.blogspot.com/2011/06/about-metal-roofs.html Waterproofing Flat Roofs http://petunialee.blogspot.com/2011/06/about-waterproofing-flat-roofs-and.html WHO IS MY BUILDER? http://petunialee.blogspot.com/2011/06/who-is-panda.html Some things I learnt when waterproofing bathrooms http://petunialee.blogspot.com/2011/08/waterproofing-your-bathroom.html Awnings http://petunialee.blogspot.com/2011/11/reliable-contractors-1-elite-deco-pte.html Owner-Developers: If you don't make sure you have stiffeners no one will. http://petunialee.blogspot.com/2012/04/stiffeners.html http://petunialee.blogspot.com/2012/04/stiffeners.html

Here Is part 10. Superstructure is up. http://petunialee.blogspot.com/2011/02/hou...y-building.html

I have 1 ft by 1 ft chengai wood tiles. Every 6 months, I stack them all up and clear the debris below. Leaves, dog fur... I give the ceramic tiles under there a good scrub and then lay the wood tiles back on.

If u are BH of the yummy stewed pork... can u PM me in the other forum... We should talk.

Any floor is dangerous for kids. If you hate gardening then the penthouse may not be suitable. The only way to temper the heat from the sun is to create a green roof. Once my garden got going, the whole house cooled down considerably. On the other hand, I have neighbours who don't garden and they use aircon plus automated sun screens. These aren't as effective as a hedge of bamboo or a wall of creepers. A penthouse is ideal for Mediterranean plants. I have an exotic plant collection that is stable and luxuriant. Murrayas and allamandas do well... as well as frangipanis. But penthouse gardening requires a lot of fertilising and watering. Weather is dry and you can only grow in pots. Soil nutrients run out super fast. I also find that temperatures are extreme in a penthouse. In December, like now, my house feels like springtime in Europe whole day long. Very cool... aircon cool. But when it gets hot, the penthouse is very very hot because the roof is exposed to the sun. But with a garden, this is very effectively managed. Airconditioning systems require double layer insulation or pipes will drip with condensation thanks to the difference between pipe and room temperature. Also, if roof waterproofing is done poorly by the developer, you have to arrange for roof repairs from the management office. This requires some dingdonging. However, penthouse living has its upsides. There is absolute privacy. My bedrooms are higher than everyone else's in the condo. The view stretches over parks and thus no neighbours can see what you are doing. When friends come over and everyone chills out on the roof lounging next to the plants with good food and wine, it's like Dempsey Road but more private... and more breezy. Birds come and play. I have three that come to me when I sit outside with my morning coffee. They chirp and settle on the trellises telling things I don't understand. I have seen eagles with 2m wingspans glide right in front of me... kingly and majestic. Also, clothes dry really well... and receive daily anti-bacterial treatment from the sun. BUT... if you hate gardening, don't spend money on a penthouse... you need to pay the GFA for the garden space. Fake plants won't help with heat management. Real plants take the heat energy to grow. They absorb A LOT OF energy and the penthouse becomes really really temperature cool. Fake plants will simply degrade and look sad after a week or 2.

Yeah... it is quite good value. Only thing though... it isn't shaping up to be a work of art. But I didn't want a work of art anyway. I wanted something that would be easy to clean with robot washers and minimal work... and where the materials would be robust, easily replaceable and doesn't show up age. This sometimes involves sacrificing form for function. A lot of beautiful things cost a lot but lots of durable things cost very little. Whatever is beautiful AND durable are way beyond my budget. So... I am a bit apprehensive that it'll be an ugly house... but by now, it's too late to change. I wonder if everyone goes through these periods of nailbiting uncertainty. One might have designed one's house but one never knows till it's built. Things aren't the same on paper.

My GFA is 4000. My contract sum about 550. With all in, my current spreadsheet with indicative quotes for this and that says 750k. My finishings are very modest. No micro piling. Plus metal roof, which is cheaper and easier to replace after 15 years. The extra money goes to iron grilles, wardrobes, garden trellises, kitchen, CCTV...

My semi-detached reconstruction from footings up to 3rd storey is less than 550K. However, costs vary greatly if you need micro-piling. Micropiles can push costs up by between 30K (my neighbour down the road) and 60K (a friend who lives in the East). If your house is in the East where soil quality is softer than in the North and West of Singapore, you will need to budget for piling. Anyhow, the structural engineer will carry out a soil test and budget accordingly. Best is to run a closed and confidential tender with builders that you have pre-interviewed for quality of work, management effectiveness and a good portfolio. You can ring on their ex-clients' doors and ask. The building process is a long one. You want a contractor who is easy to talk to and understanding of your needs and wants. The first "informal" quote I received was 700K to 800K for the exact same specified materials. My demolition cost alone (for an old single storey) in that informal quote was double what my friend paid to demolish her single storey. When I ran a confidential tender, the costs were very different. The Quantity Surveyor will tabulate each item for you so you can compare item by item to catch big differences. However, don't go for contractor price alone... all the contractors you invite to tender should already be people you don't mind working with. Then, during the tender, you assess price alone. Most people would advise a flat rate architect. A percentage of contract fee incentivises the architect to help contractor balloon costs so that he can earn more. Of course, there is such a thing as professional integrity but why put in an incentive that is against your interests?