Cnstructn on 30x40 plot(Ground Floor) Need advice on estmtn.

[shivashashi]

My contractor is quoting 1700000/- (Seventeen lakhs) for ground floor construction on a 30x40 plot. It includes sump, compound and staircase. Is this a good deal? Please advise.

[krishnakumar]

You need to post more details so that others can give you comments such as material used built up area etc which can all vary the quote.

[shivashashi]

Thank you. It is column based brick construction (built up area would be 10 squares). The above price includes compound wall, sump of 9000 ltr capacity and staircase. He also promised that he will use 3x8 granite slab for flooring. The main and puja room of teak wood and the remaining are of red sal wood. Elctrical wires of finolex or v-guard. Plumbing pipes of Astral and medium ranged fittings. This contractor is already constructing my friend's house and plastering is almost done. My friend is satisfied so far. My concern is, no other contractor agreed to construct at this price with the materials promised, speacially granite.

[shivashashi]

Just waiting for loan approval. I m planning to start construction by the end of july or 1st week of August. I should finalise the contractor before that.

[ardesarchitects]

Hi,
My only suggestions to any member about to start construction is please
1. Be specific about material you want in your home construction.
2. You can understand any contractor only after he reaches finishing level ( example - you will not understand his mistakes made unless he starts the flooring ,installing the taps, fixing the curtains etc..)
3. Never go by words like " i will give this free at the end" "it includes all that you want" "no written list required its all in my brain" "i will use the best material" ( your best is not his best )
4. If you not aware of what to ask contractor ,please spend one week in the forum to understand what all things go in to construction ,your self can ask N number of questions
5. Always write down the commitments made by contractor rather than writing your expectations in contract ,
6. A contract should have contractor scope of work and most importantly exclusive items in his scope of work

Regards
Ar.Praveen.N
Ardes Architects and Interior Designers
ardesarchitects@gmail.com
www.ardesarchitects.com

[Chida_gs]

Hi,

+ 1 to Praveen what he said.

Please ensure what ever the Contractor promises should be in written format. So that there is objections at the end.
Due to increase in the Prices, the contractor will compromise on the Quality of the Materials which they promised orally. Many cases are happened like that.

Always accompany him when purchasing the Materials specially interiors (Tiles, Wood, Granite, electical items, Plumbing items, Paints)
(Don't worry about Cement/Bricks/Steel as that all initial items which will be quality materials only as per your Contract)

[ashokbuildtech]

hi shivashashi
I agree with Mr. praveen

if plan , elevations , structural details are ready or freeze the requirement first . once details are ready

my suggestion is please ask him to provide the quote with quantity and rate for all works including basic cost of materials and make or brand of the same that should be specified for each item of work so that any alteration or additions will not have abnormal cost escalation


ex: Steel : qty of steel - 3 tones and make: indus; and basic cost :50000 quote price is around 62000 including bar bending and binding wire

if any changes in steel qty like qty used is 3.5 tonnes due to some addition room or OHT or staircase headroom . you have exceed qty of .5 tone so you can pay 31000 extra

its applicable for all the items , if he professional he will provide you the exact qty with nominal variations.but price will be fixed.
always go the paper work get everything in writing.


if you need any help regarding the planning and designs, get some professionals help so you can get some details o materials, market rate, qty of work , a good elevation with structural details so that contractor cant work on his own .

Ashok kumar.M
XXXXXXXXXXXXXXX

EDITED BY ADMIN

[mcneha]

Hi Praveen & Chida_gs!

Since material contracts have become always tedious and troublesome for the people who build their home, an alternate way is in practise for the past 15 years and these details may help forum members.

If you feel not to go for material contract it is better to locate engineers who work on actual cost basis.

Get cross checked the estimation provided by your architect with these engineers by which you will get the final cost(ofcourse +10% or -10%).

You can have your own choice of materials and labours. If you have more time you can accompany them for all sort of purchases. If you have less time you can point out your choice of source and they will follow up. If you don't have time at all, you just trust and they will do the rest.

Whatever estimated, you need to pay them the liasioning charges of 5% to 10%. As usual, this % depends on the distance, quantum, duration and nature of the project.

Regards.
CHANDRASEKAR
gca.bangalore@yahoo.com

[shivashashi]

Thank you so much for the details. I will ask the contractor to give complete details on the materials and any written documents. I will also cross check with my friend's agreement. Thanks again.