Review my Building Spec/Quote @1400 for basic Construction

[pals78]

Hi All,

I am pretty new and not sure How to validate this spec / quote / contact document - Appreciate your help on below topic
1. How parking area cost is calculated?
2. is Stair case cost separate?
3. Which window to select Wooden / Steel / UPVC?
4. How would be the payment Plan?

It's a small 25 X 32.5 Site, Planned for Parking + (G+1 3bed duplex) Top for rent.

Please open the attached ZIP for plan ans spec & cost

Thanks

[ashokbuildtech]

hi pals78

we should be really thankful to My BDA site ADMIN guys for proving opportunity to share knowledge,

I reviewed your quote and specification with plan .
I am sharing my knowledge for my best
This may really help all other readers too
the price you got per square is very good and best , but not the specification and materials
with mentioned basic cost of materials you can get only almost outdated finishes of materials and quality Some of them which really not possible which results you will be bagged with total cost of construction by 1700+ per SFT when finishing works starts. if you select other material which is more than the basic cost you have to pay extra difference on basic cost . I am sure you will suffer like anything until you finish your building , you may not be able to make out quality but in financial part
because some items are not included in the specs , like sump, compound wall , elevation features, gas connection ,water proofing, of toilet , Inside railing etc
MY suggestion is better to take a appoint engineer or architect for supervise the quality through out work
Or you can go for turney engineers who will take complete design to execution for your area 1550 per sft is the best price including all best quality materials and workmanship if granite flooring add 50 RS extra
You can find through by online classifieds for freelancer architects or engineers you can get best service at minimum rate ( reputed architect may charge 5 to 7% only for architectural itself )
ask him to provide the item rate quote with basic cost of my suggestion below

1.Area
parking area will be considered aa full area since gate will be provided , stair included in the square area if the staircase inside the building if external will be 1 sqaure per floor

2.columns should not be 6" thick as per IS standard code minimum width of column should be 200mm means 8",6"is not even fit for its bulking factor

3. get structural design by yourself it may cost 12000 to 13000 .( don't leave it on contractor he may provide minimum reinforcement by thumb rule since this type design wont effect immediately on structure . )
structural design is very important parameter in building construction which results stability of building when you are paying 45 lacs , contractor can save 70000 just by replacing 16mm to 12mm .but whatever it is should be designed for even single column and beam,

4. Don't use 6" blocks on peripheral wall which results in abnormal seepage in all the walls, best materials for walls are red bricks since its natural clay
it generates cosmic energy in building,
its provides thermal insulation up to 7 to 8 degrees ( both seasons) because 2 bricks are placed together it will create gap in between,
it avoids dampness inside the wall almost 98% because if rainwater hits on wall gap b/w 2bricks absorbs the water even though water penetrates .
its strong after built since all bricks are interlocked by English bond but cement blocks are strong by itself but after built it less compared to brick
but its cost is 30% higher than the cement block.so contractor insist cement block but in your case its not even 8" thck its 6" off course it eats apace ultimately when we think about suffering of dampness inside better to go with red bricks.

5.insist for RMC concrete even though they reject they save 30% money in manual mix, but contractor says RMC they use flyash, robo sand quality ,is cheaper all those things, but fact is robo sand is far better than this filer sand and fly ash is required for cement to reduce heat of hydration in concrete, and RMC people responsible for strength . as mentioned in the structural design ,no body really knows a small cover( clear cover) on reinforcement can increase the building life by 10 years, so insist for cube caste for concrete which can be tested in labs.
5. use branded steel only like prime gold, ta ta, etc Re rolled steel available in the market which is made by scraps of steel which reduces 40% of steel strength
6. insist for though lintel which avoids maximum cracks in building don't allow for cut lintels only on windows, crack can develop all corner of windows,

7. there are many teak available in market quality can only check by best carpenter or experience engineer which varies from 2200 to 4200 per cft for best quality. purchase wood yourself with contractor, frame shoild be 6"x 3.5" minimum 1300 basic cost is required for teak wood apart from accessories .
125 rs per SFT skin doors are not best quality doors its required minimum 180 rs and frame size should be 5" x 3" and accessories are mentioned with basic rate which you really suffer in future because for rs 500 you cant get even single best lock.

8.Go FOR UPVC windows instead sal wood or honne wood or aluminium 5 times better than aluminum and wood prices above LG or fenesta 600 to 650 per SFT with mesh track
gives very modern look best sound proof up to 25 decibel , no ratage , Best thermal insulation up to 6 degress , no worry about painting and shading
9. Vitrified tiles basic cost will be 55 to 60 for at least good quality but the labour cost itself
RS. 15 to 18 depends on workman ship it may not be possible for 12 rs per sft.
For wall tiles of 25 RS basic cost you can get only china tiles not even Indian make
Basic cost at least Rs 45 for wall tiles and floor tiles
Wall tiles for kitchen should be 4 feet above counter at least .
Black galaxy for kitchen counter is Rs.150 per SFT 100 rs cant even get shira polished and nosed
Sink may cost up to 5000 with drain board
Stair case must be atleast sadarahlli Garnite or ultra deluxe steps tiles cement flooring look very shabby for parking and steps which gives bad impression about quality of house for rental purpose for parking can go for epoxy flooring appx 55 rps per sft .
10.for Exterior apex by Asian will be better with textures finish on front
Interior should be premium emulsion with 2 coats of jk or birla putty for aesthetic look and life and tractor emulsion is out dated
11. no details about toilet water proofing
12. each toilet required 20000 rs of sanitary and cp fittings but specs says 7000/toilet by which cant able to buy wash basin and commode . no details about make points for gyser, solar inlet and type of commode. Kitchen points
No details about over head water tank size, nos etc
13 Electrical points are not clearly mentioned like 2 way points ceiling points etc
Heating circuit not provided in any room or toilet like 16 amps equipments such as gyser, grinder,mixer, AC , front loading washing machine.
14. Gate also require 300 rs per SFT not possible by 150/st

Some additional information required weather included or not in this area ?
SUMP capacity and type of wall ( required 12000 ltrs sump for your building )
Drain stones in front of gate
Elevation Treat ment like stone cladding texture works cornice etc
compound wall
No details about over head water tank size, nos etc
AC and data provision
MCB and ELCB for electrical details

[pals78]

Hi Ashok,

Thanks for your reply in details. It really helps.

I am going for full contact where design plan approval (A-z) to be done by the Engineer. I am playing for approval cost.
I planned for 12000 Ltr Sump but it turned to be approx 10500 ltr. 2 X 500 Ltr overhead tank. Who should buy the tank?

Didn't understand the staircase calculation. External stair case with overhead room - total SFT 800, approx 30% of total Build up area. Do you think stair case cost should be calculated separately?

Thanks
S Pal

[ashokbuildtech]

hi pals 78

MS staircase for overhead tank will be part of contract, if the RCC staircase is outside of slab area then the it should be considered as 1 square or 100 sft in your case it will be inside of building.
why i said 12000 means 1 tanker load contains 6000 ltrs, so when you want to water from outside you can get 2 load of tanker.
overhead tank is part of contract but finalize the capacity 2 X 500 wont be sufficient for your built up area.

Thanks
ashok

[pals78]

If the stair case is inside the slab and open then what would be the cost? People say it should be 400 to 500 per SFT.

Example:Say you have building of 3000 SFT where stair case area is 800 sft which is approx 27 to 30% of the total area. If the full contract cost of the building is 1400/- per SFT, then do you think stair case also would be calculated at the rate of 1400/- per SFT?

[KVS Setty]

Hello pal78,

I very much agree with what ashokbuildtech said, the rate you got is best but all the materials and basic rates are very low and poor,i feel eventually you pay up more.

I am also constructing my house the quote i got from my building company,which is managed by well qualified and experienced three engineers, is around RS1950/Sft.

few notable points in my quote are as follows

1. it's all teak wood both frames and shutters for doors and windows,basic rate 3200/Cft.
2. flooring granite or vetrified tiles basic rate RS 150/sft. ( for vetrified rs 120/sft)
3. all external walls 8" solid blocks.
4. steel consumption minimum of 3.25kgs/sft.but my architects drawing needs around 3.5kg/sft. I may need to pay extra here, i am negotiating not to demand extra here.
5.car parking, utility area, balconies they considered 65% of sft .
6.sump,compound wall, extra. I am going for RCC tank 6000lts capacity (quote RS 14/lt.)
7.water proofing and anti-termite treatment for foundation included.
8.All stair case grills SS of 304 quality both internal and external.

hope this helps to some extent

others also can comment on this brief summary of the quote.sorry i can't share full details as i don't have a soft copy of the quote and i am very lazy at typing long documents.

Thanks

[renjinisoman]

I have already started one construction in approximate 2500 sqft area.Now construction reached upto lintel level.Quote is Rs 1600/sqft.If you want the specification details I can sent it to you.