Building your dream house, a checklist for first-time home buyers

Imagine a happily married couple saving money during the next two years for their dream house. Both have satisfying jobs and earning above average salaries. They find a nice lot in a good neighborhood, accessible to work and major establishments. They find an architect through referrals. They hire a contractor to supervise the house construction. Everything seems to be in order. That is, until the lot’s real owner knocks on their doorstep and charges them for illegal construction. It seems that the couple failed to double-check the lot based on the Transfer Certificate of Title (TCT).

The dream house becomes a nightmare. The story ends not entirely bad. The matter is settled outside the court with the real owner getting paid twice the value of the lot for damages.
Unbelievable? Things like this do happen but they can be avoided.
In building a home, certain issues have to be addressed. Below are some of the main considerations:

The lot

With urbanization, areas like Alabang, Muntinlupa, and Fairview, Quezon City that seemed far-flung years ago are now accessible. There are still a good number of vacant lots in Metro Manila but the lot prices vary based on their proximity to major centers and road networks.
Ideal travel time from home to work is an hour to an hour and a half. Prospective homeowners are searching as far as the outskirts of Metro Manila like Rizal, Bulacan, Cavite, and Laguna. Lots should be accessible to schools and hospitals, the market, and churches. Make sure basic utilities like electricity, water lines, telephone, cable, and Internet lines are accessible.

If you already have a lot, check and double-check your TCT. Make sure that the property has no pending cases to avoid future headaches. Hire the services of a surveyor to ensure that the boundaries given in your TCT are accurate and match the actual lot.

Before construction, the lot should also undergo soil testing to determine the kind of structure and number of storeys the lot can carry.

Time and money

In construction, these two factors are quite related. A bigger budget means continuous workflow and shorter construction period. In the process, you can save more.
How do you intend to finance the construction? Who among your family members can help shoulder the building expenses? How much is the annual household income? From the various housing loans available like PAG-IBIG and banks, find out which is the best for you.
Based on these, you can set a realistic budget and decide how much you’re willing to spend for the house. Keep in mind that the cost of construction materials changes from time to time, so set aside allowances.

Manpower

The Philippines has a wealth of manpower from architects to contractors and laborers, many of whom are going to Middle East countries. Owners should first get the services of a licensed architect. Ask friends and relatives for referrals. Inside subdivisions, you may opt to look for your candidate based on their existing works.

Architects are licensed professionals under the Professional Regulatory Commission (PRC), making them the best and only choice in the field of design. Currently, there have been cases filed against non-architects who have misrepresented themselves. When in doubt about an architect or contractor, you can inquire from the PRC or the Bureau of Internal Revenue.

The law requires the representation of architects in almost all forms of transactions from the application of building permits to construction to completion. A contractor is similar to a wedding planner, acting as construction supervisor on the owner’s behalf. Although not everybody can afford a contractor, it is advisable to have one.

Make sure you have a contract for every transaction which describes in detail the architect or the contractor’s scope of work and responsibilities, mode of payment, and other pertinent information. The Constitution protects clients from possible abuses by contractors and vice versa.

Architect Jenner P. Macaballug, managing principal of J.P. Macaballug Architectural Services advises, “Hire a 3D renderer or walk-through artist for added visuals to ease decision-making for owners. Few owners can understand the concepts of plans so walk-throughs allow them to see and feel the space.”

Space requirements and output

Filipinos are generally creative and receptive to new ideas. We adapt new ideas and “Filipinize” them. But during conceptualization, we sometimes lose sight of what we really need.
Architects should enlighten you regarding practical design and address the requirements of the users at the same time. Your inputs are highly invaluable during the design development phase because spaces should be set according to your lifestyle and norms. Effective and sound design should work for the people who will live in the house instead of forcing you to adjust to the design.

Will you be bringing in new furnishings or reuse your old stuff? Make a list of things you still intend to use. Consider the layout of your spaces based on the furnishings you intend to bring with you and buy.

Consider spaces, doors and windows. In some cases, you are forced to make last minute adjustments because some of your previous belongings cannot fit in the new house, like perhaps the bed that cannot fit inside the main entry. Worse, you may be forced to dispose of these items, resulting to additional costs.

Feel free to consult a feng shui expert but incorporate the recommendations with the design before actual construction.

Building materials and technology

With continuous innovations in building technology, there is a wealth of building materials now available from door and window openings to ceilings and roofing materials. Take advantage of the opportunity to know the latest in building technology.

These include environment-friendly termite killers, solar-powered water heaters, and non-toxic paints. There are even pre-fabricated houses available in the market, prices of which are below half a million. In some cases, these materials are not only economical but also earth-friendly.
Numerous establishments like MC Home Depot house a number of building suppliers under one roof, making purchasing for building materials easier. Specialty shops and suppliers can be sourced out via Internet, phone directories, and media advertisements.

In the Philippines, there are two major events that showcase the latest and best in building technology: the Philippine World Building and Construction Exposition (WorldBex) and Philippine Construction Exposition (Philconstruct), held in the first and last quarter of the year, respectively. So visit those expos to get a better idea of what materials and technologies are available in the market.

From Inquirer Global Nation

Week 1-2 - the Columns

There are 14 columns in our house. That's what's the team is due to finish for the next 3 weeks, hopefully these will be done in 2.

One tip that I can share is do your research. Search for the best supplier with the best price. It's worth it. Weeks before the actual start date and when we were just drafting the plans, my sister drove around the area to scout the neighborhood for a good hardware. We printed an excel sheet of all the materials and then they drove around Munoz, Congressional, even as far as Mindanao Avenue to ask for quotations for the materials. We eyed a relatively big hardware store along Mindanao Avenue, but they didn't have the cheapest price. We chose to have them because they are a one stop shop, they are in a convenient location and my sister knows the owner. To get the best price, we also did a price match. Apart from that, we negotiated a payment scheme and agreed to pay the materials on Saturdays. This way, we don't have to make any cash outs when we get materials - safer and more convenient.

Here are some photos

1st day

We have started the construction today. Thank God! Because I thought that this day will not happen. The preparation seemed endless.

Last week, days before the actual start date, there have been issues with the people that were supposed to help us with the construction. With just 3 days left, we had to look for another foreman. Start from the start again, orientation of the site, negotiation with the rates and the discussion of the scope of work. Thankfully, we didn't have much hassle in that part because the foreman was a 'kakilala' of my sister's boyfriend's grandmother. Whew. I hope I said it right.

I know that these incidents are unavoidable, but I still whimpered when I heard the news that the original construction team are backing out. I guess, the pressure is just crawling on top of my head, that one such news like this caused me to burst. It's probably because I really want this to happen...this is our dream house.

Windows: What to consider?

Direction, ventilation and direction of windows

Consult a builder and window expert

Common problems to watch out for

Windows play an important role in the home. They provide light, warmth and ventilation. Find out what to consider when buying and installing windows. Windows form an important part of home design. They influence the look on the inside as well as the outside. And, through warmth, ventilation and light they determine the overall comfort of your home. Here we highlight what you need to consider when choosing and installing windows. Initial considerations Determine the floor dimensions of each room. The area covered by all windows in a room should equal at least 10 per cent of the floor area. Many manufacturers recommend 20 per cent.

Which way does the room face? And, which way will the windows face once they have been installed? East-facing windows will catch the morning light, west-facing windows will get the direct afternoon sun, north-facing windows will get the most amount of light all day and south-facing windows receive very little natural light.

If the window is in an awkward or hard-to-reach spot, ensure it has a suitable opening and closing mechanism for its location.Will the windows you choose match the exterior of your home, as well as the interior?

Don't forget to consider ventilation. The number of windows, their size, and placement and how far they can open all influence the level of ventilation in your home. It is a good idea to locate prevailing wind directions so you can make the most of them. On the flip side, if you live on top of a hill, prone to howling gales, you might want to shelter your windows.

Do you live on a busy road, next to a railway line or under a flight path? If so, you will need double glazing.Think about how exposed the window will be to the public. Will extra security be necessary?Energy efficiency – windows must contribute to an energy efficient house design.

Expert advice

You may like to consult the following professionals to help you with your window selection and installation.

Builder

Architect

Interior designer

Security company

Window consultant

Check that the professionals you hire are industry qualified, licensed and insured. Make sure you are both clear on what is expected of them.

Can I do it myself?
Replacing a broken window pane is something you might like to attempt yourself.Installing the frame is more complicated.If you're building a home from scratch and have to decide where the windows will go, as well as installing them, you should seek professional advice.

Common pitfalls

Plan ahead and consult window professionals / builders / architects to avoid the following pitfalls. Placement of windows in awkward places, without an adequate opening device.Choosing a window based on its appearance, without considering ventilation, security or light.Positioning windows in the wrong direction. For example, if you locate a main window facing west, in a hot climate, your home will be a heat-box.

This article is from RealEstate.com.au

Applying for a Building Permit

This week, we aim to submit all the requirements to apply for a building permit in the Quezon City Engineering office. Since it'll be a major renovation, we are required to submit plans and other documents before we can start the construction work.

Luckily, the Quezon City government has their own decent website which contains the forms and we just downloaded them. It made life easier because we didn't have to go to the cityhall in person which is quite a hassle.

We started preparing for this building permit around three weeks ago. I've downloaded all the forms from http://www.quezoncity.gov.ph/ and asked Engineer to draft and prepare the plans. There are basically 4 sets of plans that needed to be prepared -- Architectural, Structural, Electrial and Plumbing. Each plan will be prepared by a specific professional person in my team.

Architectural Plans

1. Vicinity map/Location Plan
2. Site Development Plan
3. Perspective
4. Floor Plans
5. Elevations (at least 4)
6. Sections (at least two)
7. Reflected Ceiling plan
8. Architectural details: e.g. stair, fire escape, cabinets, partions, etc.
9. Schedule of doors & windows
10. Schedule of finishes
11. Details of major architectural elements

Civil/Structural Plans

1. Foundation Plan and details
2. Floor/Roof framing plan and details
3. details and schedules of structural work
   

Electrical Plans

1. Location & site plans
2. legend & symbols
3. Gen. notes
4. Electrical Layout
5. Schedule of loads
6. single line diagram
   

Plumbing/Sanitary Plans

1. Location & site plan
2. Plumbing plans, layouts and details
3. legend & general notes
4. Isometric of the system
5. technical specs

We're now just finishing up the Architectural plans and if that's done, we can probably print it and then submit it hopefully by Wednesday.

Wishful Thinking : My Kitchen

I've spent the whole weekend in the magazine section of Borders again. I've started contemplating on a kitchen layout and design.

I'm not a good cook nor a food enthusiast, but I really want to have my own family-oriented, functional and clean cut kitchen. I think the kitchen is a place in the house that should be shared by the whole family. This is where everyone goes to first when they wake up in the morning (to eat breakfast or to drink water)and the last place they go to before they sleep at night (dinner or midnight snack).

So, I downloaded the IKEA kitchen designer software, and used it to draft my dream kitchen layout. I came up with a black & white theme classic kitchen. I've chosen a neutral color, nothing extraordinary, just to blend in with the contemporary theme of the other parts of the house. I'm posting it here.

I've also been reading the Home and Garden forum in Pinoyexchange and I am getting good tips and insights on the materials, costs, labor details, etc on kitchen renovation. Quite an impressive tool.

Now, I have to find a good carpenter to help me achieve this dream kitchen. I'll post updates here.

A remodeler's checklist

1. Be Goal Oriented - define the remodel objectives, and tackle only what directly relates to your concerns.

2. Predict the future - anticipate future needs (empty nest, benefits to potential buyers) to make the project worth the investment.

3. Spend Smart - know the value of your home and the houses around you - pricing your home out of the neighborhood can be a trouble when you want to sell

4. Set the bottomline - How much will you spend? Monitor finances so you're not sacrificing at the project's end to stay on the budget

5. Get inspired - The fun part! Pore over magazines, visit home shows and browse stores for ideas.

6. Chart your course - Get organized with a project file containing sketches, clips, swatches, and product literature

7. Talk it out - ask friend for referrals and product recommendations

8. Read carefully - when reviewing bids, read and fineprint. There might be licenses, permit, or municipal requirements - find out now.

9. Know your role - You don't have to supervise, but be involved and accessible

10. Enjoy the spoils - After the inconvenience and when the dust settles, remember you turned an idea into a life enhancing reality.

Article taken from This Old House