jumbopanther

Understand some quotation comes in 2 parts: design & submission stage; construction stage. Check quotation whether include project management scope, whether include calling tender and award scope; if not, you may engage a QS to do contractual documentation and subsequent assessment of progress claim. Of course, this mean pay more $. Some arch also include ID scope, but charge fee seperately; and some specify : only do design and you probably won't see them on site at all to help monitor; unless u specify include project mgmt, I know of some (on the ball) even specify weekly or bi-wkly site meeting, in order for close monitoring. Also check arch fee payment terms, some very high front loading, meaning pay bulk of the fee first, to me is risky. If fall out with him and need to change arch, cant get back $, and need pay another high fee again to re- engage another one. Some include structural scope, meaning they are responsible to engage the structural PE. good and bad. If he can't perform or drag your project, both professional scope are affected and construction will delay, you can wait 2-3 years for completion and move in. Know of some owner engage structural PE themselves to control payment. Some arch charge lump sum, some based on % construction cost. Good and bad. For %, If got high VO due to changes, mean higher fee. For lump sum, take care of everything till get final completion cert also can do. Also got case when arch and structural dwgs don't tally, also got problem. And we also have not mentioned about M&E scope, who design and prepare submission....for electrical, aircon and plumbing. Many things to consider ... Have not touch on contractor yet.

For my site, this current phase sequence of works: install equipment inside false ceiling, eg heater > install false ceiling > electrical contractor open holes in false for lighting position > painter do primer/sealer paint 1st coat for all walls and ceiling > installing floor tiles > final 2 coats of finish paint for all walls and ceiling > install light and fan. Joven horizontal heater (trusted brand)at Level 2 -sharing bewteen common and master toilet. Another Joven heater at Level 1 toilet, already concealed within the false ceiling, with a 600 x 600 access panel below it for repair or replacement in future.

Casting of slab for wet kitchen. For the wet kitchen top, with large openings for sink as well as cooking hob, the 2 'bridges' front and back across the slabs are quite thin, approximately 50mm width. So to make it strong and more robust, the contractor proposed and added steel bars within the thin ends and cast the concrete around it. Now it is so strong that one can stand onto it and not break.

Yes, did new roof from the front to the back using German tiles, much much less than $17k.

Hi onion I pm u the carpenter contact already

Hi can share yr quotes for security alarm pls?

I have pm you the contact of my contractor.

For reconstruction, my experience, during the initial design development stage, you must have a good architect and structural engineer. These 2 must really be on the ball, to come out with approved drawings for submission. If they show sign of delay, that's it, yr permit to commencement got to wait for long long time.

For reconstruction, did the architect highlight to you that you have to strictly comply with all regulations eg setback for front (7.5m)and back(2n), new bomb shelter located somewhere in the middle of yr living room etc.

Hi Onion, I have pm you the contact already.

I have pm you my carpenter's contract

I have pm you my carpenter's contract

My extended wall abutting the wall of the neighbour, a 'flashing' installed covering the gap between these 2 walls, so that rainwater will not seep in between the 2 walls but flow to the lower side for proper drainage. My main contractor is quite proper, does not compromise in quality, ensuring all detailed works are done properly and no short-cuts.

Yes, that is correct. And one more thing, for A&A, before TOP, still consider as site, meaning main contractor is in charge of the site, if he allows others to prior moving in, he may get penalized or fine, demerit pts etc. Your contractor should know this and advise you.

Nice deco, bro. The wall paper for the bedrooms, from ID or your source yourself?

Legally speaking, one is not allowed to move into a building before TOP.

Yes, you are right, expect dirt and dust. Have to factor in time for authority's inspection and approval also for A&A.

Depending on the actual scope of works and current progress, but if yours is A&A and involve extension of floors, left with 1.5 mths, don't mind me saying, i think is very challenging.......

Your prices for the door and door frame are not expensive.

Yes, that's right. Have to allow about 1 month + for inspection and TOP.

6 months including authority inspection. Mine is A&A, not just renovation. So, quite massive lot of works. Anyway, not in hurry to move in.

Preparing the walls for painting. Scrap off and remove all existing poor paint works, can see the rough surface on the uneven cemented wall For internal walls, do 'putty' to smoothen all the internal walls to prepare for better paint job later(putty walls not for external walls due to not for exposure to rain). A side view to show the 'smoothen' wall For external walls and columns, do cement plastering with smooth finish (ok to expose to weather)

$100 k for the work mentioned sounds too cheap.. My estimate will be $130-$150k.

How much psf?

For dry kitche, well, solid surface is cheaper, but easy to get scratch, if it is black in colour, will be more obvious, worse if your domestic helper is not careful,(though she can be trained) the top will be an eye-sore if there is a scratch, cos its permanent. Quartz is nice, but more expensive than granite and solid surface. I would likely to go for granite though I have not made a final decision yet until I see the actual sample. For dry kitchen, if you have budget will be nice to do the same as dry kitchen top(eg. granite), so that it looks uniform, if budget is concerned, tiling should be fine. The black tile you have chosen is nice. But i notice is 600x600, so may probably have more cutting to do the wet kitchen, meaning more wastage. But will still be cheaper than full granite top.