Living In The Philippines Forum

It’s Your Money => Building in the Philippines => Topic started by: on March 20, 2011, 02:43:46 AM

Title: Building has started, of sorts....
Post by: on March 20, 2011, 02:43:46 AM
We bought the lot, I did the basic plans, we have engaged an architect and a builder, the wall is mostly up, and they are levelling the land ready for my super-garage now.  ;D

We decided to build the garage first, mainly as a storage room, a place for the workers to live, and to see how the builder progressed. If he makes a mess of the garage we can call a halt before the house starts going down the toilet. That\'s the plan anyway....

But, I have every confidence in the guy and his team, as I have seen his work on other projects.

Here is the 300sq metres, with wall round and the mum in law on sentry duty. It is not the largest lot in the PI, nor the cheapest, but it is what we (the wife ) wants, which is all that matters to us (the wife).  ;D

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/c93ec6b4.jpg)

And the area my 6m x 8m garage will live soon:

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/32e22bad.jpg)

And this is the plan for the house, or something (hopefully) very similar:

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/2daa98f4.jpg)

It is not working out as cheap as I\'d hoped, but should work out at approx 1/4 the cost of a similar place back in the UK. Prices are going up like crazy around this area so after fifteen years procrastinating about buying something in the PI, we finally made the move.



Title: Re: Building has started, of sorts....
Post by: RUFUS on March 20, 2011, 02:51:37 AM
Wow... pretty tall walls!
I would get claustrophobic...
Title: Re: Building has started, of sorts....
Post by: on March 21, 2011, 10:53:25 PM
Wow... pretty tall walls!
I would get claustrophobic...

One side was already there, our neighbours wall, and the back wall is the compound perimeter, so I decided to make all three the same height, 8 feet. The front will be lower though, so we can see into the street.

If we want to see for miles we\'ll just go and sit in the roof garden.   ;D

Title: Re: Building has started, of sorts....
Post by: c_a_p_t_a_i_n_r_o_n on March 22, 2011, 12:56:01 AM
Congrats on start :thumbsup:
Title: Re: Building has started, of sorts....
Post by: richardsinger on March 22, 2011, 06:00:25 AM
Good luck with the construction. I envy you that workshop. :)

Richard
Title: Re: Building has started, of sorts....
Post by: Tally J on March 22, 2011, 10:34:42 PM
This is my first post after reading a lot of the information posted at this site over the past several months.  All very interesting and helpful.

If I remember correctly you are in the Angeles City area.  My wife and I are planning to retire there within the next four years and have already had her family secure a small lot for us in Holy Angel Village - Phase IV (I believe that is the phase number).  I am curious as to where your lot is as it looks familiar with the tower in the background.

Also curious as to how you decided on your architect/builder.  Any information on your selection process would be appreciated as we are currently in the planning stages for our home.

Thank you.
Title: Re: Building has started, of sorts....
Post by: on March 22, 2011, 11:31:08 PM
This is my first post after reading a lot of the information posted at this site over the past several months.  All very interesting and helpful.

If I remember correctly you are in the Angeles City area.  My wife and I are planning to retire there within the next four years and have already had her family secure a small lot for us in Holy Angel Village - Phase IV (I believe that is the phase number).  I am curious as to where your lot is as it looks familiar with the tower in the background.

Also curious as to how you decided on your architect/builder.  Any information on your selection process would be appreciated as we are currently in the planning stages for our home.

Thank you.
Hi Tally J,

We\'re up near Friendship, Timog Park. The team we are using is run by a Kano, friend of a friend as it were.  The architect is also a friend of a friend. We are running blind really, and going on what we\'ve seen and heard, taking a chance, but at least we are nearby and can follow day by day what is happening.

We tried out a couple of local guys already, \'interviewed\' them with lots of questions and such, but neither of them inspired any confidence in us, too young, too many promises, too many vague answers. It is always a risk doing this sort of thing, so our fingers are well and truly crossed at the moment.
Title: Re: Building has started, of sorts....
Post by: c_a_p_t_a_i_n_r_o_n on March 23, 2011, 12:13:19 AM

Here is the 300sq metres, with wall round and the mum in law on sentry duty. It is not the largest lot in the PI, nor the cheapest, but it is what we (the wife ) wants, which is all that matters to us (the wife).  ;D

([url]http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/c93ec6b4.jpg[/url])



I thought you said M-I-L had been told to sling her hook before you got back next time......looks like she\'s settling up camp for the duration
Title: Re: Building has started, of sorts....
Post by: Tally J on March 23, 2011, 01:36:18 AM
Thanks for the information and good luck with your project.  I\'ve got a brother in law that has a few connections so I\'ll probably start my search with/through him when the time comes to swing the hammer.
Title: Re: Building has started, of sorts....
Post by: on March 23, 2011, 03:28:15 AM

I thought you said M-I-L had been told to sling her hook before you got back next time......looks like she\'s settling up camp for the duration


Indeed I told the wife I wanted her out of the country, but I\'ve been softened by the steady progress on my garage, and she does have her uses as security guard/baby sitter/maid/ etc so I\'ve said she can stay until she is healthy enough to leave.  :-[

I\'m just a big old softee me.  8)

Got some more piccies just this morning, things are moving along at a good old pace.  ;D


(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/f3fee6db.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/d21247a7.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/a3d75b28.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/79679c24.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/a436ec7d.jpg)
Title: Re: Building has started, of sorts....
Post by: RUFUS on March 23, 2011, 05:48:09 AM
Are those OSHA regulation flip-flops those workers are wearing...lol
Title: Re: Building has started, of sorts....
Post by: abw on March 23, 2011, 06:30:55 AM
Those footings look pretty shallow. I know it\'s only a garage, but they should around 0.8 metres deep. Same for the column footings, which should have a rebar \'cage\' say 1 x 1 metres square x 0.8 metres deep. Not sure what size rebar you have, but for a single story building, it should be 12mm.

For your 2 story home, the rebar should be 16mm. The corner column footings should be 1.3 x 1.3 metres square x 1 metre deep. Never let them compromise on this.

Good luck.

Andrew
Title: Re: Building has started, of sorts....
Post by: on March 23, 2011, 08:31:54 PM
Those footings look pretty shallow. I know it\'s only a garage, but they should around 0.8 metres deep. Same for the column footings, which should have a rebar \'cage\' say 1 x 1 metres square x 0.8 metres deep. Not sure what size rebar you have, but for a single story building, it should be 12mm.

For your 2 story home, the rebar should be 16mm. The corner column footings should be 1.3 x 1.3 metres square x 1 metre deep. Never let them compromise on this.

Good luck.

Andrew
You say the columns need fittings 1 meters square, on the garage?   :o  I was thinking the footings looked fairly substantial as they are, deeper than I expected them to be as well. They look to be mid-thigh on the workers, so I\'d say approx 5-600mm deep.

I\'ll keep an eye on the house blueprints when they first appear, and make sure they are looking somewhere near what you specify. We will have a concrete top roof too, so that all adds significantly to the weight and load.

I liked the way they built the perimeter wall, with the reinforced beam along the top, as well as the columns. You don\'t see that on many walls normally round these parts.
Title: Re: Building has started, of sorts....
Post by: abw on March 24, 2011, 06:22:33 AM
You say the columns need fittings 1 meters square, on the garage?   :o  I was thinking the footings looked fairly substantial as they are, deeper than I expected them to be as well. They look to be mid-thigh on the workers, so I\'d say approx 5-600mm deep.

I\'ll keep an eye on the house blueprints when they first appear, and make sure they are looking somewhere near what you specify. We will have a concrete top roof too, so that all adds significantly to the weight and load.

I liked the way they built the perimeter wall, with the reinforced beam along the top, as well as the columns. You don\'t see that on many walls normally round these parts.

I know it\'s only a garage, but it\'s still a similar structure to a house. What caught my eye, was that you have wall footings, which look fine, but you don\'t have column footings. Hard to tell by the pictures, but that soil looks pretty sandy, so it\'s pretty important to have decent size footings for the columns. The smaller your column footings (which take all the load) are, the more likely your building will circum to significant subsidence. And remember, the deeper down you go, the more soil is compacted and therefore the higher the load bearing capicity. I\'m not a structural engineer, so you\'ll need to discuss with your architect. Anyway, at the end of the day, it may not be a big deal in regards to the garage, but it\'s worth asking the question.

Yeah, it\'s a good idea to have lintel beams for the high walls. And I know a lot of people cut corners and not use them.

Andrew
Title: Re: Building has started, of sorts....
Post by: Garpo on March 24, 2011, 09:20:09 AM
Really like the plans and design.  Garage/shop looks great.   I would just put some windows and vents in the garage if I were planning on spending much time in there.  Or I guess you could put A/C if you have the money to pay for it.     

Nice place!
Title: Re: Building has started, of sorts....
Post by: on March 24, 2011, 09:22:56 AM
From what I\'ve seen, in the pics, the whole footing is tied together by concrete and re-bar along the bottom. I assume when the floor is poured it will also interconnect with the footings and wall, tied in with re-bar. I\'m not too sure how deep they filled the footing with concrete as I only have the photos my wifes sends me.

The columns are not \'supporting\' anything as such, and as far as I can tell not taking the full load of anything. They appear to tie the walls together and add stiffness, rather than act as a frame holding everything \'up\'.

The walls are basically fairly self supporting too, tied with re-bar at .75 metre centres vertically and horizontally, filled with concrete, then tied to the columns, at the corners and centre of each wall. There will be a lintel beam all the way round at the 2.5 metre level as well.

I wish I was actually there to see more, but I  still have to earn a crust on the other side of the world on a regular basis.  :(
Title: Re: Building has started, of sorts....
Post by: on March 24, 2011, 09:33:07 AM
Really like the plans and design.  Garage/shop looks great.   I would just put some windows and vents in the garage if I were planning on spending much time in there.  Or I guess you could put A/C if you have the money to pay for it.     

Nice place!

Thanks, glad you like the design, it has taken several months to thrash out, back and forth between the wife and I. 

I have a long window on the one side of the garage, facing what will be the back yard. The work bench will be under that, natural daylight and all. And I have drawn in two 1/2 metre square vents, about halfway metres up the back wall, one each end, that will take extractor fans eventually.

It may be an idea to add at least one more right up near the top of the roof to allow hot air out.

I may make one lower vent hole big enough to take a small air-con. You never know, it could turn into a granny flat at some stage, or even a small rental house, with a little work.  ;)

There is a small bathroom in the design too, with toilet, sink and shower, but very simple and small.
Title: Re: Building has started, of sorts....
Post by: on March 24, 2011, 06:57:58 PM
I just heard from the wife, she tells me the walls are already half up.  ;D

The plumbing is in place for the toilet too, something I was worried they might not think about until after all the concrete was in place.....

And apparently one of the neighbours just came round to complain that we are building too close to the boundary wall, that it needs to be more than 1 metre away, that they were told to move their house by someone from \'the municipal\' when they started building it a few years back.  ???

Walking round our sub-div every third house is built right up to the boundary wall on at least one side, so I doubt this is a hard and fast rule.
Title: Re: Building has started, of sorts....
Post by: on March 24, 2011, 08:16:03 PM
I just heard from the wife, she tells me the walls are already half up.  ;D

The plumbing is in place for the toilet too, something I was worried they might not think about until after all the concrete was in place.....

And apparently one of the neighbours just came round to complain that we are building too close to the boundary wall, that it needs to be more than 1 metre away, that they were told to move their house by someone from \'the municipal\' when they started building it a few years back.  ???

Walking round our sub-div every third house is built right up to the boundary wall on at least one side, so I doubt this is a hard and fast rule.

You can build right up to the boundary providing it is a firewall i.e no openings. Any wall with openings must be at least two metres from the boundary. That is the regulation here but you need to check with the planning department. If you have a genuine building permit then you should be OK.

Colin
Title: Re: Building has started, of sorts....
Post by: on March 25, 2011, 07:41:15 AM
Building permits have been applied for, but it would appear that once you have applied you can start building, and it is rare for the permits to be fully approved before the building is finished, such is the speed things move at in the halls of power.....  ???

Sounds pretty bizarre to me, but it appears to be the way it is done. I don\'t know what would happen if the powers that be decided they didn\'t like the design that was being applied for.

We don\'t really want a 2 metre space down the side of the house, as it narrows the drive too much on the other side, so I\'ll make sure that is checked into before we start laying the main house footings.

I heard it was 1.5 metres here, but I\'m not positive. There are dozens of houses around here that directly contradict that regulation. Situation normal, it won\'t be a problem until a kano does it.

Title: Re: Building has started, of sorts....
Post by: cogon88 on March 25, 2011, 08:14:23 AM
You had better make sure of the set back a friend of mine extended his second floor of his house by 2 feet for a shaded walk way one side of his house this put it in violation of the set back. City would not grant permit for occupancy until he tore it down and broght it into compliance

Ended up he had to buy the adjoining lot then have it re-subdivided and add a few feet to his lot so that his house was in compliance with the set back restriction

He trusted his contractor to much and his wife who was watching he construction had know idea of the law

Better find a copy of the building code in your town

Tom / Roxas City
Title: Re: Building has started, of sorts....
Post by: on March 25, 2011, 08:51:04 AM
Building permits are granted immediately here. Personally I would not start building until I had the permit in my hands. Many Filipinos will build without even applying for a permit, and they often get away with it if it is a simple house. Our neighbour in our rented house started building an apartment block with window openings right on our boundary wall, he ran out of money, but he would never have got an occupancy permit.

You should go to the city hall before starting on the main house. Even if a little \'encouragement\' produces a permit, you will still need to get the occupancy permit. An inspector will come and look around the completed house and may pick up any deviations from the regulations.

It is just not worth taking the risk.

Colin
Title: Re: Building has started, of sorts....
Post by: on March 25, 2011, 10:02:40 AM
Oh, what is that I hear?

Is that the rustle of Kano \'encouragement\'?

Not sure......... maybe I need to listen a bit closer  ;D
Title: Re: Building has started, of sorts....
Post by: on March 25, 2011, 10:18:53 AM
I think I will send my wife down the city hall, to ask for first hand info on the facts. The builder and the architect are \'pretty sure\' we are okay with 1 metre, but that don\'t matter one iota if the city hall or whomever decide we have to change it six months down the track.  >:(
Title: Re: Building has started, of sorts....
Post by: Garpo on March 25, 2011, 10:26:31 AM
King,

You ever put much thought into putting a mist unit out on your roof patio?  I have heard both, that they do work and that they do not work well in the Philippines.  I saw alot of them in Jamiaca,  Virgin Islands, Mexico, and Hawaii.   So I would think that they would do ok here also and even though I am renting now, I would sure like to have about an 7 or 8 foot misting unitl out on the patio.  They are pretty cheap and easy to install.  Just need a water line to your patio area and the rest is just basic pvc work.
Title: Re: Building has started, of sorts....
Post by: Ricky A on March 25, 2011, 02:42:22 PM
The plumbing is in place for the toilet too

king

im happy for you but thats a bit extravagant isnt it?

ricky a
Title: Re: Building has started, of sorts....
Post by: c_a_p_t_a_i_n_r_o_n on March 25, 2011, 02:54:49 PM
I think I will send my wife down the city hall, to ask for first hand info on the facts. The builder and the architect are \'pretty sure\' we are okay with 1 metre, but that don\'t matter one iota if the city hall or whomever decide we have to change it six months down the track.  >:(


The city engineer is the focal point of getting building permit.....

When did you apply for building permit? In our township it\'s a structured process.....
1) Fencing permit - 1 day.......
2) building permit 2-3 days.....
3) occupancy permit 1-2 weeks
Title: Re: Building has started, of sorts....
Post by: richardsinger on March 25, 2011, 05:19:36 PM
King,

You ever put much thought into putting a mist unit out on your roof patio?  I have heard both, that they do work and that they do not work well in the Philippines.  I saw alot of them in Jamiaca,  Virgin Islands, Mexico, and Hawaii.   So I would think that they would do ok here also and even though I am renting now, I would sure like to have about an 7 or 8 foot misting unitl out on the patio.  They are pretty cheap and easy to install.  Just need a water line to your patio area and the rest is just basic pvc work.

The misting units I encountered in Singapore just seemed to make you feel damp/clammy, without actually cooling you down. I expect the ambient humidity is too high there for it to be effective.

Richard

Title: Re: Building has started, of sorts....
Post by: on March 25, 2011, 07:47:06 PM
King,

You ever put much thought into putting a mist unit out on your roof patio?  I have heard both, that they do work and that they do not work well in the Philippines.  I saw alot of them in Jamiaca,  Virgin Islands, Mexico, and Hawaii.   So I would think that they would do ok here also and even though I am renting now, I would sure like to have about an 7 or 8 foot misting unitl out on the patio.  They are pretty cheap and easy to install.  Just need a water line to your patio area and the rest is just basic pvc work.

I saw such a thing on one of the new bars down Field Avenue, though I\'m not sure if we will have enough water pressure up on the roof. We\'ve also seen them at Disney world. As Richard says, I\'m not too sure if they\'d work in the PI, or just made us/the floor damp.

The plumbing is in place for the toilet too

king

im happy for you but thats a bit extravagant isnt it?

ricky a

Well, I wanted a sink out there, for hand washing, to save traipsing dirt and grease into the house, so it seemed a simple thing to add a small closet in the corner with a toilet and shower in. It is less than 2 square meters so no great problem. Ans one day, should we turn it into a granny flat or mini apartment, well..... ;D

I think I will send my wife down the city hall, to ask for first hand info on the facts. The builder and the architect are \'pretty sure\' we are okay with 1 metre, but that don\'t matter one iota if the city hall or whomever decide we have to change it six months down the track.  >:(


The city engineer is the focal point of getting building permit.....

When did you apply for building permit? In our township it\'s a structured process.....
1) Fencing permit - 1 day.......
2) building permit 2-3 days.....
3) occupancy permit 1-2 weeks

Hmm, that sounds a little more logical. I\'ll make inquiries about why it apparently takes so long where we are. The architect is organising that side of things, but the wife has already signed the forms for him.
Title: Re: Building has started, of sorts....
Post by: c_a_p_t_a_i_n_r_o_n on March 26, 2011, 12:45:16 AM

I think I will send my wife down the city hall, to ask for first hand info on the facts. The builder and the architect are \'pretty sure\' we are okay with 1 metre, but that don\'t matter one iota if the city hall or whomever decide we have to change it six months down the track.  >:(


The city engineer is the focal point of getting building permit.....

When did you apply for building permit? In our township it\'s a structured process.....
1) Fencing permit - 1 day.......
2) building permit 2-3 days.....
3) occupancy permit 1-2 weeks

Hmm, that sounds a little more logical. I\'ll make inquiries about why it apparently takes so long where we are. The architect is organising that side of things, but the wife has already signed the forms for him.

Our architect IS the city engineer...... :D
Title: Re: Building has started, of sorts....
Post by: on March 26, 2011, 11:07:51 AM
Our architect IS the city engineer...... :D

Our adviser was recommended by the city engineer and was one of the signatories on our plans. He overcharged us for materials, \'borrowed\' cement etc.  ::) :(

Colin
Title: Re: Building has started, of sorts....
Post by: on March 27, 2011, 02:35:59 PM
Our architect IS the city engineer...... :D

Our adviser was recommended by the city engineer and was one of the signatories on our plans. He overcharged us for materials, \'borrowed\' cement etc.  ::) :(

Colin

It really does question your faith in people sometimes. The worst part is they usually get away with it, and are probably sat back laughing right now.  >:(
Title: Re: Building has started, of sorts....
Post by: on April 07, 2011, 09:37:39 PM

A bit more progress, these guys work fast:

It wasn\'t until I saw this photo that I realised quite how big it is.  :?

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/4103c2c8.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/82f1c3b7.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/2b19d516.jpg)

They have just started \'rendering\' it inside, which is basically plastering, with cement. The finish so far is billiard table smooth and flat, and about an inch thick. Amazing, and all for a shed.

After they finish they lay the main internal slab. No damp proof course required.  :D  I love it!

There is talk of starting the house footings very soon.  ;D
Title: Re: Building has started, of sorts....
Post by: on April 07, 2011, 09:43:40 PM
This pic reminded me of B-rays comments, about unscrupulous builders pulling re-bar out just before they pour the concrete, and selling it, leaving just a stub sticking out so it appears to be as planned. They\'d have a hell of a job pulling any of these out, as all the vertical are bent into the footings and go straight up to the top beam, where they again bend over and are locked solid.

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/a436ec7d.jpg)
Title: Re: Building has started, of sorts....
Post by: RUFUS on April 07, 2011, 10:43:33 PM
Your Guy\'s Playroom is coming along nicely.
Title: Re: Building has started, of sorts....
Post by: on April 08, 2011, 07:03:01 AM
Your Guy\'s Playroom is coming along nicely.

Nah! that\'s a Wendy house  ;) ;D

Filipinos do love their three metre high ceilings.

Colin
Title: Re: Building has started, of sorts....
Post by: on April 08, 2011, 08:46:54 AM
Your Guy\'s Playroom is coming along nicely.

Nah! that\'s a Wendy house  ;) ;D

Filipinos do love their three metre high ceilings.

Colin

This if 4.5 dropping down to 3 metres at the \'low\' point. Gotta have plenty of head room for that engine hoist.....  ;D

We\'ve specified three metres in the downstairs rooms of  house though, as we want ceiling fans.
Title: Re: Building has started, of sorts....
Post by: on April 16, 2011, 10:31:34 AM
(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/97a9bd9a.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/40a1af27.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/86a1de15.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/249b70ba.jpg)

(http://img.photobucket.com/albums/v225/Pburgess68/New%20House%20in%20the%20Philippines/fa328650.jpg)