Labour contract - need help to negotiate

[bkrag]

Hi,

My contractor has deserted me midway after the structure (slabs, beams and columns) and need to find another contractor. This time I am going for labour contract only as I will be supplying the materials. Following is one of the quotes I got.

Please let me know what are the rates listed below are agreeable, and what rates need further negotiation and by how much.


LABOR CHARGES ONLY FOR ALL FLOORS.
A CIVIL WORKS
SLNO ITEM OF WORKS UNIT RATE (in Rs)
1 EARTH WORK EXCAVATION (CFT) 7
2 EARTH FILLING (CFT) 3
3 PCC 1:4:8 (SFT) 13
4 PCC 1:3:6 (SFT) 15
5 RCC M20- COLUMN (CFT) 65 EXCLUDING SHUTTERING BARBENDING CHARGES.
6 RCC M20 BEAM (CFT) 60
7 RCC M20 SLAB (SFT) 50
8 RCC M20 RETAING WALL (SFT) 50
9 SHUTTERING CHARGES (SFT) 40
10 BARBENDING CHARGES
a BEAM COLUMN RFT 25
b SLAB (SFT) 10
12 PLASTERING INSIDE (SFT) 14 FOR SINGLE COAT INCLUSIVE OF SCAFOLDING CHARGES.
13 OUTSIDE (SFT) 19 FOR SINGLE COAT INCLUSIVE OF SCAFOLDING CHARGES.
14 GROVES AND WATER PATTI RFT 15
15 BRICK WORK 9" (SFT) 22
16 BRICK WORK 4.5" (SFT) 16
17 DOOR WINDOW FIXING (SFT) 30
18 WATER PROOFING
19 SCREED CONCRETE FINISH (SFT) 20
20 SUNKEN SLAB WATER PROOF (SFT) 25
21 CYNDER FILLING (SFT) 10
FRONT DESIGNS ARE EXTRA


B ELECTRICAL WORKS
ALL FLOORS LS 75000
EXCLUDING OFFICE WORKS

C PLUMBING CHARGES
ALL FLOORS LS 80000

D PAINTING-LABOR
INSIDE (SFT) 10
OUTSIDE (SFT) 8
POLISHING (SFT) 55
DOORS WINDOWS (SFT) 12

E FLOORING
TILES AND VITRIFIED (SFT) 16
SKIRTING RFT 14
GRANITE FIXING FLOOR (SFT) 28
SKIRTING RFT 25
HALF ROUND RFT 45

SUPERVISION CHARGES 4% OF TOTAL COST.

Regards,
bkrag

[keerthi.blr]

For masonary work, If you go by sft calculation for all the above 21 items in masanory work, Im sure the contractor and workers will drive you crazy .
I suggest you talk to a contractor for a labour contract which would include
a) All masonary work
b) Barbending
c) Centgering
d) Plastering

Market rates for these work per 100 sqft is around 20-22k. Usualy earth work is not included in this.

Do let me know which part of bangalore are you from. That way i can check with my contractor if he can get your work completed.

[sholla]

Couple of points to note..
- Don't be in a rush to restart work, ofcourse your relatives/friends/neighbors
will knowingly or unknowingly will needle you about the progress
of your construction. But you need to hold your stand and do a proper
background check of the new contractor.

- For electrical and plumbing some more data is required, size of the plot,
no. of floors, no. of bathrooms etc.

- In a labor contract if you go for a sq.ft rate basis for the entire stage of
construction, you are really placing lot of trust in the new contractor.
Double check your assumptions.

Another way could be to focus on the civil structure part first leaving out
the electrical/plumbing/painting/flooring. Once this stage starts, you
can then take up the electrical followed by plumbing and then others.

- A labor contract will eat up your personal time. Be ready for this !

[bkrag]

For masonary work, If you go by sft calculation for all the above 21 items in masanory work, Im sure the contractor and workers will drive you crazy .
I suggest you talk to a contractor for a labour contract which would include
a) All masonary work
b) Barbending
c) Centgering
d) Plastering

Market rates for these work per 100 sqft is around 20-22k. Usualy earth work is not included in this.

Do let me know which part of bangalore are you from. That way i can check with my contractor if he can get your work completed.

Thanks for your quick response, Keerthi.

Please note: In my case, the structure - slabs, beams and columns - is already ready. I need the remaining masonry, electrical and plumbing. And masonry includes brickwall, plastering, flooring, formation around house, compound, etc.

If say the market rate as 20-22k, it should include the structure too, right. What can be the rate without this?

I prefer item rate labour contract, because it is easy to track for every piece of work. More over it will not work if I ask for lumpsum, as we are almost 40% complete.

The construction is near Begur Road, 3 km behind IIMB. Pls check with your contractor.

[JollyRogers]

I know a couple of contactors, but I need to check if they are fine in taking up the work at Begur.
If you can PM me your number, I can pass it on to them and ask them to contact you and you can take it forward.

[BengaluruBoy]

I know a contractor who lives off bgatta road near Begur and takes projects in those areas. If you are interested I can send his contact details. We have done lumpsum work with him but you may have to check if he can do labour work. I guess he can do that as he was willing to do it for us but we didn't have time to supervise the work

[bkrag]

I know a couple of contactors, but I need to check if they are fine in taking up the work at Begur.
If you can PM me your number, I can pass it on to them and ask them to contact you and you can take it forward.

I have PM'd you my contact no. Please pass on the reference of your contractor.

[sk1976]

Bkrag,
Were you able to finalize the item-wise contract for your remaining work?. Could you share the final labour rates you have agreed for the following?.

internal plastering (wall/ceiling) per SFT
External plastering (scaffolding included?) per SFT
BRICK WORK 9" (per SFT)
BRICK WORK 4.5" (per SFT)

Regards,
Selva

[bkrag]

Yes, I finalized with the same contractor with some negotiation.

Here are the rates:
internal plastering (wall/ceiling) per SFT: Rs 11.5 FOR SINGLE COAT INCLUSIVE OF SCAFOLDING CHARGES.
External plastering (scaffolding included?) per SFT: Rs 16
BRICK WORK 9" (per SFT): Rs 16
BRICK WORK 4.5" (per SFT) : Rs 14

[m3_07]

Yes, I finalized with the same contractor with some negotiation.

I personally feel that too much of technical details is for calling trouble & this actually favours only the contractor. The best way is to agree on an lumpsum price, even if it is 100 Rupees more/ SFT. Also, if you have so many variables, you will need a bill surveyor to validate, which again is an additional expense. Also, surprised to find that there is a variable of "supervision cost @ 4% - this is absolute non-sense".

A person who has deserted you in the middle of no where will again stand to leave you at the drop of a hat....rest is your call. I can understand your predicament at this point in time & feel sorry for you man !!