SO, YOU WANT TO CONSTRUCT THAT SMALL PALACE FOR YOURSELF?
I have developed a Guide to help you achieve the dream, detailing the people, the processes, resources (materials, plant, equipment) and how to avoid the pitfalls. This guide is collection of experiences as a building consultant and contractor spanning 35 years.
The guide describes basic principles applicable at each stage for a successful outcome.
Each case may require adjustments to meet specific needs of a client.
This Guide is for simple construction work- complex forms shall need a more formal approach involving construction professionals for a more detailed guidance.
UNDERSTANDING CONSTRUCTION; THE HOME OF STRESS
While a completed construction project represents a solid lifetime achievement and a sense of accomplishment, it may also cause unimaginable stress, loss of confidence, despair and economic ruin.
These problems arise out of unmanaged risks to be found in construction.
Challenges come in the way of steep cost increase, time overrun and failure of the completed building to meet the set function.
So why is construction so prone to cost increase, time overrun and unmet functional requirements?
- A building project is a large undertaking that cannot be prototyped in order to learn from the porotype. The whole structure comprising many different parts must first be completed in its entirety to determine success.
- The work shall be executed in the future; the future shall always produce uncertainty.
- People meet for the first time on that project; most of them will not meet again to repeat the same experience in order to gain from lessons learnt.
- There are many people involved from diverse backgrounds; the client, designers, craftsmen, suppliers, public utilities, financiers etc. They may not work very well as a team.
- Work is typically carried out by small contractors with limited resources.
- Work is done out in the open and is always at the mercy of the elements.
- Because of all the above and preexisting cultures in the building industry, modern management methods have failed to take root in construction especially site works.
The discussion above indicates the need for potential developers to talk to people who have built before (due diligence) because a lot of people go through a lot of pain and suffering as a result of lack of knowledge, poor advice and sometimes a casual approach.
POINTS TO TAKE IN AVOIDANCE OF PROBLEMS
A GOOD DESIGNER
Shop around for a good designer.
A good design minimizes changes( this is the major cause of cost and time overruns) and is mostly likely to meet your functional and aesthetic needs
The designer is an expert in space planning, design and supervision of building works. He knows how to relate various spaces in the interior and exterior of the building. He shall also select materials and fittings of construction.
Likely Problems arising out of a poor design
There are many buildings that do not meet the functional and aesthetic aspirations of the owners on account of not being designed, planned and supervised by qualified professionals.
Examples are;
- Dimly lit and poorly ventilated spaces
- Dampness
- Poorly selected and executed finishing works.
- Unstable structures
- Electrical installations that can cause fire
- Plumbing systems that do not work efficiently
- Glare in some rooms during certain period of the day
- Excessively hot or cold rooms,
- Peeling off paint, leaking roofs
- Glass and door window which break from time to time causing injuries
- Slippery bathroom floors that may result in falls and serious injuries
- Uneven steps in stairs
- Nonfunctional bathrooms, kitchens
- Unattractive finishes and many more
A GOOD BUILDER
As above conduct due diligence. Remember you shall be together for several months or years so the chemistry needs to work.
Based on the design and bill of quantities if available, the builder shall make an offer.
Once the owner accepts the offer, a contract stating the duties, roles and responsibilities of the parties should be signed off.
This contract shall also state the contract amount, the start and end dates.
The contract shall also state the site manager( foreman)
Function ( role and duty)
The role and responsibility of the contractor is to convert the design into a physical structure complete with all finishes and fittings and ready for use.
Likely Problems
These are the types of problems that occur if appropriate due diligence is not carried out and the unfit builder is selected;
- Poorly done structure which is liable to collapse
- Time overrun
- Cost overrun
- Poor quality
- Some of the items listed under design ( item 3.1 above)
Your input as client ( besides timely payment)
- Hand over site on the agreed date
- Do not interfere with work especially if you have employed a professional to manage the work
- Have the builder break down the work into appropriate packages based on which payment shall be made( that payment to be tied to specific and verifiable milestones )
- If you are supplying some of the materials or fittings do it in a timely fashion to avoid delay.
The process
The builder shall take possession of site and organize it so that there is space to store his materials, house labour ( if appropriate), drive ways etc.
Where necessary there should be hoarding for securing his site.
Program of works and a cash flow forecast is necessary at this stage so the owner knows what to expect when.
He shall then set out the building which is an act of transferring the building from paper to the ground.
YOU CANNOT AFFORD A CONTRACTOR AND WANT TO OVERSEE THE WORK YOURSELF?
It is important to understand that you face the same risks open to the professional contractor only he is more experienced in managing the risks.
This is an important decision sometimes made without realising the very difficult road that lies ahead.
The decision should be made for only the most minor of building works.
But having made the decision, the following steps should guide in the execution and completion of building project.
Hire a skilled foreman.
It would be very useful if your designer can also prepare a bill of quantities with work broken down into the work packages (elements) of a building. Each work package or element is a part of the building and fulfils a specific function irrespective of design, specification or construction.
I have here below listed elements of a building. This broadly follows the building sequence
- Site planning and organization
- Setting out
- Foundations
- Ground floor construction
- Concrete frame
- Suspended slabs
- Stair structure and finishes and rails
- Walling
- Roof works
- Wall finishes
- Floor finishes
- Internal doors
- Ceiling finishes
- Joinery fittings
- Plumbing and sanitary works
- Electrical and security installations
- Boundary wall/fencing
- Driveways
- Landscaping
