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IceEyez

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Everything posted by IceEyez

  1. Cost for Architect can differ a lot - think award winning Starchitect versus your just start up Architect. Realistically, you can expect probably expect around 4% to 9% of your total construction costs - $100k - $250k. It also depends on how fancy a design you are expecting, whether you happy with simpler house or you need an award winning design haha. Yes snooze is right - go find an Architect first and he can advise in more detail how much the other consultants might cost based on your requirements.
  2. Are we talking about a "renovation" scale project or are we talking about construction that requires BCA submission? If it is the former, than either way can be done. Like the rest has said, even if they pay for it, they will factor that inside their cost submitted to you anyway. However, if it is a project that requires BCA submission for Permit to Commence Work, then it is a regulation that the contractor has to apply for a commercial account as the place is officially considered a worksite. Residential rates are subsidized which is why they are supposed to apply for their own account. Sometimes, (note this is actually illegal), but contractors will offer you a more attractive overall price to secure the job but ask you to pay for your own electrical bills using your own account. They take this risk - if SP ever does a spot check, they will be trouble and could be fined etc. Sometimes they will smoke their way saying that they are "in the process of applying for own account, so are just temporarily using the existing electricity" 🤣. Well, rightfully they are supposed to use diesel generators before their account is active lol.
  3. Hi Snozee, Just FYI, it is no longer a requirement to provide noise level reports for A/C compressions to NEA for CSC clearance since 2019.
  4. Hello! Maybe it was already resolved, but do note the implications of changing to a 3 flight thing - the position of the door at the bottom room? How are you going to access it if there are steps in front of it? Also, the width of the remaining space for the pantry area does not look like it is sufficient. Its probably 600mm now? Need to crab walk inside? 🤣 And your tread width is actually very big @ 275mm. You could be saving space with 250mm. The min BCA standard is 225mm only.
  5. hahah snozee yeah you are absolutely right. Thats how/why the initial quotes are always so attractive! 🤣
  6. Eh? Yup there are different types of foundations. Just wanted to clear up the point and hope whoever reads this understands that plate load bearing test is necessary for normal shallow foundations (footings/raft foundations) and it is not for testing of piles (deep foundations). Testing of piles is through PDA/ULT and is of a different cost category.
  7. 10-15% Architect's Fee? Perhaps only the top famous star architects can charge such rates 😅. Even then, it rather unlikely, as if you are hiring such a star architect, the expected design and construction budget would already be much higher. As a proportion of the construction cost, the percentage of the fees also won't be that high. The realistic typical Architects fees for inter-terrace house new erection you can expect it to be 6-9% of the TOTAL construction cost. Aside, it is also the architect's job to lead the process of calling for tender - they will be interviewing the contractors on your behalf, advising on each tenderer's workmanship when viewing the completed houses etc. Based on their professional experience, they will tell you what to look out for. Typically, 5-6 shortlisted contractors are invited to participate in the tender. The Architect will already vet their portfolios before even inviting them and based on the submitted price and client's feedback about their workmanship/vibe, they are further shortlisted. Not sure what is meant by this "don't like contractor, so need to start all over again" though. You don't restart the whole tender process. The tender process is meant to make sure that ALL contractors are pricing for the exact same design/specifications, so that there is a fair apples to apples comparison. No guessing game as to what is included/not included inside the quotation. Going the architect route does take a longer design period before construction as they actually come up with a finalized design and produce a full set of tender drawings before asking for construction quotes. On the flip side, it is true that D&B is a faster route, but its always a big question mark as to what exactly are you are even paying for when the contractor submits the initial quotation. Different routes for different people with different needs though! So, wouldn't say one way is better than the other.
  8. This is not entirely correct. Plate bearing test is always done for houses that utilize raft or footings as their foundation design. Example of plate bearing test being conducted from one of my current projects. The weight used is the weight of the excavator itself. $2k for such a test is reasonable and is necessary. It is a BCA requirement to do so. PDA - (Pile Driving Analyzer) test is actually more when piles are the foundation type. And if necessary, they will conduct the ULT (Ulitmate Load Test) using the gigantic rocks like in the photo below:
  9. 500k to rebuild? Rebuild back into a single storey house maybe hahahhaa 😂 Or perhaps what he meant is 500k budget + another 500k worth of variations/extra hidden costs after you sign the contract. Harsh reality is that current construction costs for new erection you can expect minimally $325-$350/psf worth of GFA (note i'm not referring to "built-up" because that is a meaningless marketing term). If you are saying 500k to A&A, that may be possible, but it still depends on what the scope of work is. For A&A works, expect around $275-$300/psf and above (assuming total redo of all interior+facade, and adding extra GFA). Could be lesser or could be more depending on the final scope within the A&A.
  10. Typically, it is unlikely that the cost of rectifying the defect is same or more than then remaining retention sum. For example 2.5% of a million dollar project is $25k. Unless the issue is something extremely major (e.g. entire ground slab water proofing failed resulting in ground water seeping in and say staining the entire living room/dining room marble which require them to hack away all the finishes and redo waterproofing/slab + finishes, it is unlikely a contractor will just give up on the 2.5%. After they have already spent so much time/money to construction the house, only to destroy their reputation (and thus future potential profits) to avoid doing some minor rectification work? In the context of calling for a proper tender where there are 3-5 contractors bidding for a project, it doesn't work in their favor to "mark up their pricing so that they don't need the remaining 5%". Actually tender is a interesting game - contractors are all trying to guess the sweet spot of maintaining profit margins, while being cost competitive enough to get the job. If the tenderer enters the tender with that mindset, do you think they will be competitive? Unless of course their intention is to just get the job first, cut as much corners as possible and build it at the extreme low price, leave the project full of problems and defects and abandon it after completion hahaha 🤣. These guys can expect to do just a single job and close down their company, destroy whatever reputation built up over the years, which doesn't make sense. Anyway, 10% monthly retention per progress claim (up to max of 5% limit) is the standard amount recommended in the industry. Yes it is possible to increase it, especially if in lieu of performance bond etc (example to 15% per month to max 10% cap). But by increasing the retention sum, you are limiting the contractor's cash flow, which in turn they balance out by quoting you an overall higher figure to maintain profit/risk ratios.
  11. Retention sum is not released upon TOP. Half is released upon issuance of Completion Certificate and the remaining half upon maintenance certificate. Just to clarify, TOP and completion certificate are completely different things. Issuance of TOP is determined by BCA while Completion is certified by the Architect. It is possible for the house is completed, but TOP not obtained and also the other way around (i.e TOP obtained but house not yet complete). Upon issuance of completion certificate, half of retention sum has to be released to the builder. There is a stipulated time frame for owner to pay up according to the SOP (Security of Payment Act), once the Architect certifies the release of the money. It is a binding contract between owner and contractor. The bank cannot insist that contractor not be paid. Where the money comes from, whether from your own pocket first or to be directly disbursed by the bank through the loan is a separate matter.
  12. It doesnt matter whether it is a full demolition or a partial demolition - you still need to declare it to IRAS and you will be charged higher property tax rates once demolition is completed and construction commences. So it is treated the same - once the house obtains TOP and it occupied by the owner itself, remission is applicable.
  13. When calling for tender we typically advise to do the following: 1) Request for the audited financial records to see their financial health. 2) Ask them to submit their company portfolio/resume showing how many jobs they are working on and their list of completed projects. 3) Arrange for viewing of their completed projects - best is if the house owner is around. You can then speak with them to get a sense of how the contractor is like. 4) If you know what other projects they are working on - you can try calling the Architect-in-charge to get a sense of how they are. Are they endlessly delaying the project? Are they responsive? As for what kind of protection there is. Assuming there is a standard form of building contractor (E.g SIA building contract), there should be a few things that can protect you: 1) Rentention sum. This means a certain percentage of the monthly progress claim is withheld (e.g 10%) and not paid out. Half of this retention sum is only paid out when construction is certified to be complete. The other half is released upon end of the 12 months maintenance period (a period where contractor is liable to make good any defects that surface). 2) Performance bond - this is like a insurance purchased by the contractor from insurance companies or banks. Contractors charge a cost for this which pays for the premium chaged by the insurance company. Typically the performance bond claimable amount is based on 10% of the contract sum. If the contractor defaults (terminates contract, goes bankrupt etc.), you can call the bond. This is a on-demand bond meaning that the insurance company has to cough up the cash without any questions asked upon demand by the owner. How the insurance company settles/sues the contractor it is between themselves. If it is a design and build project/contractor where you've already paid up front a large deposit amount, without any proper building contractor then your options are limited. Make sure you select VERRYYY carefully!
  14. According to URA guidelines yes you can build all the way to the boundary line for the basement for any type of landed typology. But in reality, due to technical and practical concerns, you will almost certainly not be able to unless you have the best neighbor in the world who actually allow you to excavate into their own private land for you to do the temporary earth retaining structures there while you construct your basement retaining walls at the boundary line 🤣. Expect to leave minimum 1-2m away from your boundary line, depending on how deep the basement is/how high the adjacent neighbor land/ soil condition etc.
  15. Yup! Asbestos was banned for usage in construction since the late 1980s. Almost certainly if the house was built after 1991 there should not be any asbestos.
  16. Do note that if the house last underwent any construction/revation BEFORE 1991 you will need to do an asbestos survey. Not sure what you mean by "Old house". If asbestos is discovered, no way you can stay during construction. The Asbestos will need to be completely and safety removed first.
  17. I'm not a house owner I'm on the Architect side and i do help my owners register for the RRT so that they can visit site.
  18. Yes even as a home owner, it is BCA's directive that you will need to be both registered under approved visitors.. and swabbed every 2 weeks. the ART is not sufficient , it has to be the proper government conducted testing. There is no way about it, even if you visit when workers are gone. The site is under the contractor's responsibility during construction and they can be issued a stop work order if it is discovered that there are visitors who have not been tested entering site. (neighbour reporting etc.) COVID-19 virus can remain on surfaces etc so its not just about "workers not present". Do so at your own risk!
  19. You can get your contractor or architect to register you under the RRT (Routine Rostered Testing) scheme as people required to visit site (owners are included). This is still paid for by the government so its FREE
  20. PE QP can only submit for A&A. Recon scale has to be done by Archi QP, unless you get a waiver (fringe cases only say you barely exceed critera like 51% increase in GFA/facade change etc). For this case, adding a full floor (2.5 to 3.5) will constitute as a Recon and Archi QP will 100% be required.
  21. Hi, having a secondary staircase at the side that by passes the main spaces of the building will almost certainly not be allowed by URA. This is because they do not want the landed house to function like separate units that are easily sublet out, even if it is meant for your own multi-generation usage. The answer will be "What if you sell the house to the next buyer and they sublet it out? 🤣 Fought with URA over this for months lol. And for a semi of that size with a basement especially, be prepared for 2m and upwards, even if you go with very basic finishes. In today's market, expect minimally 350/psf for above ground construction and 1.5 times that for below ground construction.
  22. From what you describe, it looks like a extremely major A&A. Typical cost for such major A&A/Recon, we can roughly base on $200 to $250/psf of the total GFA. In this case, we are looking at $800-$1m. Construction duration wise for this scale, expect at least 10 month to potentially 12 months and above. The entire labour market is facing a crunch that has never been seen before 😱
  23. You are intending to build essentially 3 stories at the rear extension (1/2/attic) and renovate the entire interior for the rest of the house (new piping/wiling/finishes/bathrooms etc)? If yes, honestly in today's construction market climate, be prepared to pay minimally 500-600k and above. We just recently conducted a tender for 2 storey extension of rear (total increase only about 20sqm) and completely revamped the entire interior + front facade. Cost was already almost 500k. Prices are really crazy right now, more than 20% increase over pre-Covid times. Only getting worse with the India/Bangladesh/Pakistan/Myanmar situations.
  24. Just to careful regarding the % elevation change too. Aside from GFA increase <50%, the facade cannot change more than 50% too. Otherwise it will be considered as "Recon". For inter-terrace houses, since there are only 2 facades - front and back, the moment you extend the entire rear, you are looking at 50% change already. And 5 months to do 2/3rd extension is almost impossible in today's context, unless this guy is prepared to pay for workers through the nose (which in other words charging you crazy amounts) to secure the workers. One of our projects where we just called for tender (extend 1st and 2nd storey only at the rear + redo whole of interior), we set the base duration at 7 months but quite a few of the tenderer all counter proposed a 8-9 months duration instead.
  25. Hi, As an Architect, maybe i can shed a bit more light about this topic. Structural Engineer: Don't need to talk, if there is any structural work involved, they will be required. 😂 M&E Engineer: We only recommend having a M&E Engineer if there are more complex requirements for the project or if the client has very particular requirements about the performance of the M&E component of the house. If the project requires water tank/pumps, has a huge swimming pool or reflective pool, complex home automation requirements, extensive solar paneling etc, the M&E Engineer will be able to advise on the size/specifications and best placement of the relevant items (pump, filtration tank, solar panel DB etc.) so that in the process of designing the architectural layout/design we can already take it into consideration. It will be very unpleasant for the owner when the whole design is finalized and about to start construction to realize that for example that there is insufficient space for the swimming pool balacing tank/filtration system at the proposed position, resulting in having to compromise on the original preferred layout. The other case is if the client is extremely concerned about the performance of the M&E systems and want to squeeze out every little bit of performance, or want to specify the best materials to avoid any long term headaches about maintenance. For example, the Architect might have a general idea of what kind of aircon piping is the best (Armaflex versus closed cell insulation), but we will not know how exactly how to specify it when calling for tender, nor verify on site subsequently that all these have been constructed by the contractor correctly. M&E engineer will also be able to draw how all the pipes (Aircon condensate, refrigerant, electrical cabling, plumbing, sanitary) runs within the whole house and already advise how much false ceiling space is required for the Architect to coordinate the design better. Just like the architect is the specialist in ensuring contractor builds the architectural components according to the drawings/specifications, the M&E engineer will be able to check on site that the contractor builds the M&E components correctly. QS: We recommend having a QS for most projects, unless the scale is smaller, example A&A less than 500k, where there is not enough job scope and thus not enough potential savings to offset the cost of engaging one. a QS has several roles: 1) Provide preliminary estimates of the house during multiple points of the design stages. This helps the owner and architect decide whether to proceed with the design or scale back the design/material specifications. It would be a huge waste of everybody's time to design something that is out of the owner's budget and having to change the design after it has been approved by the authorities and already at the tender stage. It is true that the Architect should have a rough idea of costs/budget when designing, but we will not be able to break down the costs into components like what a QS would do. For example, lets say the owner is considering between marble flooring and engineered wood flooring. QS would be able to work out the exact cost difference based on the area, prevailing market material & labour rates so that a decision can be made straight away. 2) Come up with this thing called a Schedule of works. This Schedule of works basically translates the Architect's tender drawings into "text format". Every component of the design, example doors, labour of installing tiles, is itemized so that when prices are submitted, you can easily do a item to item comparison across all tenderers. We can then who priced what items higher than usual, what are the expensive things to omit if necessary etc. Without this schedule of works, be prepared to receive quotations from each contractor in their own format. It will be itemized but for example, Contractor A might split it in such a way that the price of the aluminium doors/windows are lumped together, while Contractor B lumps price of timber doors and aluminium doors together. How to compare in this case? QS makes sure everybody submits in the same format. 3) During construction, typically contractor submits monthly progress claims based on work done on site for the previous month. QS will go down to site to verify/check the work done on site versus what the contractor claims. This is important because you don't want to overpay the contractor when work has not been done. Worse case scenario, imagine if you've already paid out for a lot of work not yet done and contractor runs away, it will be very difficult to recover the cost. 4) If there is any changes to the design during construction due to unforeseen circumstances (example rock discovered in the soil that causes change in foundation design), or if client requested changes (example decide to change to marble flooring halfway), contractor will submit a cost claim. The QS will be able to verify/challenge the amount submitted by the contractor, because they have a expertise/knowledge of market rates and quantities. Architect may only be able to advise that is "seems higher" than normal but will not be able to counter with an actual amount. OK thats quite a bit to read, hopefully doesn't bore you but helps you have a better understanding of why the Architects you approached might have recommended you to engage all 3 consultants
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