yoongf

Use those stone look alike tiles as a feature wall. If really need to paint, ensure design will not let any water to touch the paint surface.

In advanced countries with similar harsh weather, external walls are tiled. That would be my future choice.

Write in thru your lawyer to " not install the wardrobe shown in attached floorplan".

There are so many URA and BCA regulations to comply with these days. If after building completed, and cant TOP due to non compliance, can the ID or builder be held accountable for professional negligence? Licensed builders have a lot to lose if build wrongly, but if designed wrongly, that is not their responsibility. That is why an architect is necessary to get the approved drawings first. In the end.. The approved design may not be to your liking, at least u can stop there.

U shd start with an architect to discuss with u hw to turn yr ideas into a buildable plan that complies with sg regulations. Work with the architrct to get to the URA "written Permission" stage. Then go find a "design and build" contractor.

Google FAAC 415. Avoid those embedded into floor design as too many moving sliding parts that wears out fast. Use heavy duty models as the wear n tear is lesser. Motherboards are all OEM so cant say which is better. u be surprised hw cheap autogates are in johor compared to sg prices.

What do u need to know?

http://www.singaporelaw.sg/sglaw/laws-of-singapore/case-law/free-law/high-court-judgments/15395-resource-piling-pte-ltd-v-geospecs-pte-ltd-2013-sghc-231

There is really no need for an architect to supervise the construction process. Architects are for authority submissions and the tender. Once a competent design and build contractor is appointed, the original architect involvement is not necessary.

Very hard to figure the budget out. roof change need full ura/bca submissions. Depending on age of existing building, not sure if existing structure can handle the additional load. Need full engineering calculations. Easily abv 100k to max 400k. Get an architrct to draw out your dream so u can get a drawing for contractors to quote. Then go for a design n build contractor.

Put a sunshade screen at balcony. Dining table wall to batheoom wall put a sliding glass partition to seal off living. Kitchen fumes wont affect living area. Living n bedroom wall remove become large studio.

I would rewire the hse for the following reasons. 20yrs ago switches are shoulder lvl, now is waist lvl. Lighting point location also vastly different from the past. To get the latest look, might as well redo the wiring. If old wiring start to fail, opening up false ceiling each time will cost a bomb. For commercial property.. Exposed Trunking ugly is ok, but resi not tolerated. 63A 3 phase is generous. Just make sure to balance out the aircons over the 3 phase and not put all heavy appliances on just 1 phase.

Remove HS door so walk in wardrobe will be easily accessible. combo washer dryer dun work. Stack dryer abv washer in balcony. Wall behind bedside table can be full height mirror. Mount bedroom tv higher so can put dresser table below. How high? If u lie on bed with knees up.. U shd still be able watch tv. Balconies and aircon ledge can be very useful if u get creative

Very sure is possible. Get an architect to work out the tender drawings n authority submission only. go for tender n allow for design n build contractor to proceed from there.

I will go for wpc, as the quality of the timber these days are highly unpredictable. Even the supplier cant guarantee good stock. Many kinds of wpc, those really natural looking rough texture will hv algae grow on them. Those hollow type will bend under load. Those plastic timber under hot sun will hv a bouncy feel. The really good ones are those solid ones like a wooden stud. What is crucial is that the underlying batten supporting the wpc is of similar type of wpc. Many ppl use inferior timber as the batten resulting in major warpage

Owner's mind, experienced design n build main con

PP is URA's Provisional Permission. Basically saying its ok to do.. Mrt line not going under yr land etc WP is URA's Written Permission, that all important Approval letter. BP is BCA's Building Permit, which says your proposed building structure is acceptable. Then comes the BCA's permit to commence works, which require contractor details

D&B Does not mean cheaper upfront, as basically all costs are similar. D&B basically ensures efficiency and avoid unneccessary cost overruns.

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URA issues the PP and WP. If your submission requires a maincon info, Then that shd be the BCA Permit to Commence Work. I suspect that the scope of works for the maincon maybe too small to justify using his licence. Usually the steel structure subcon wld hv worked with other maincon before and can recommend a friendly maincon.

Am not too sure what u mean by DIY. Its a highly regulated industry. Either full compliance or totally no formal paperwork. Specialist subcons usually let the maincon handle the regulations like safety, environment, etc. if u hv a PP already, there is already an architect on board?

Plans are from bca n not ura. But owner usually do not buy them. The engineer will buy them. How to choose contractor n architect.. Drive ard sg.. See the project boards.. Photograph the board of projects u feel are to yr liking. there is a big difference between renovation contractors n general builders. Which to use depends... on your scope of works and your budget. But owner has to know what they want before any meaningful discussion can start. The most basic start point.. Property boundary.. 7.5m infront, 2m behind u cant touch. Those u can touch.. Start planning yr layout. Drive ard sg.. Snap photos of similar houses u like. Dont try to reinvent the wheel. Ura website got guidelines abt what can or cannot do. Its called development control. Interesting to read.

Estimated cost is rather meaningless. Can be from 500k to 1mil, based on differiing requirements. Duration fastest is 1yr, longest i know of..3yrs. These type of project.. Focus on single decision making, believe that time is money, and everyone has a budget. Get an architect to conceptualise your deam home on paper first. Focus on "maximum envelope".

Slope the shelvings downwards towards the user so can get the required footprint for the shoe. Add angle bars as a stopper to prevent shoe sliding off

After PP, u need WP, then BP. Unlikely can start by jun, as contractor need time to study n quote. U shd consider a design n build arrangement if u want to speed things up