Progress Report ... and More
Before we start this weeks post, please let me point out a couple of words of sincere gratitude and appreciation.
First, my project manager continues to work hard to get this project on budget and get a habitable structure completed on time. Always full of good suggestions mixed with doses of reality, he keeps me going.
Secondly, my architect, who has a true genius for residential design. I feel I have used all his allotted time on this project; but I hope he can come on board to make sure everything is completed on budget at good specification. His input is valued.
Thirdly, the builder. He has ploughed ahead on the project, currently without major payment and without contract. I do appreciate this level of trust, which is mutual. I have had many people sing his praises, so I am sure he will come good on the issues we have with the budget as detailed below.
Finally, a big thumbs up for Soren, who's house design is being loosely followed, and who has helped by meeting with the project manager recently, and going over his costings for comparison. His words, "It is what it is" ring loud in my ears, and make me realise that once you commit then... well, you have to just go with the flow. Scary shit. But true.
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If you're following so far, you know that there is an ongoing issue with the cost of the build that reared it's head nearly three weeks ago. Due to various commitments of all the interested parties (project manager, architect and builder) the meetings and resolution(s) have been slow in coming and are still "in progress".
As you can imagine, this has been a bit stressful for your humble blogger.
Some progress has been made however, after a meeting between the builder and architect. At least some clarity of 'why' the cost came in above the budget and higher than the initial verbal quote.
So here are the 'official' reasons for the price being higher than initially expected. Some are fair enough, but others are not, and should not be the concern or problem of the client (i.e. me)
Foundations:
There is over 6 meters of house that is raised on pillars, providing the under-house parking and workshop etc. This is a larger supported area than Soren's House, who we are using as a comparison build for pricing estimates. I have a couple of grievances here:
1/ I wasn't informed of the impact on my budget, despite the budget being known and paramount. This design was supposed to be lower cost than previous designs!
2/ The scope of support required was shown clearly on the plans before building started. So costing should have been advised and known.
Interestingly, my project manager informed me that there appears to have been a huge 4 by 9 meter slab of concrete to be placed above the main veranda / decking. This required bigger, deeper stronger foundations for support. However, I can find no reference to this lump of concrete on the structural or build plans.
As well as making the roof more expensive, this impacted yet again on the requirements of the foundations. This slab has now been 'removed' from the roof specification (did it exist anyway?), but of course the foundations have been laid for it! So, a couple of points:
1/ Was this an error in interpreting / executing the architects plan?
2/ Why didn't the architect spot this before the foundations where laid, at a site inspection?
3/ In ordering the materials for the build, on site, why was the high cost not mentioned before work started?
Roof:
As mentioned above, the high price of the roof was due to the inclusion of a nuclear fallout shelter being built over the decking!
Cement weighs about 2.5 tonnes per cubic meter, so a 4 meter by 9 meter lump at about 200mm thick would weigh over 7 tonnes. Like parking a double decker bus on the roof. Who thought this was right? It has been removed from the development. Enough said.
Insulation:
The cost of the insulation was quoted high - no doubt. My project manager recommends good insulation though, as it keeps things cool in summer, and can negate almost all heating costs during the cooler months, bearing in mind the temperature never drops much below 12 degrees. Soren's build had little or no insulation, I believe. So we have no comparison. This is being investigated...
Painting:
This was also expensive, although very high quality materials and application was specified throughout. This is being explored.
Others:
Electrics seemed high to me, but apparently I have more sockets than in Soren's build... socket to me baby, one more time.
Due to clever design, I have less doors and windows than Soren (but same light), but my price was higher. This needs looking at.
I don't need a working chimney(s) - just a facade to fit an electric heater and extractor fan for over the hob - Soren has a working wood burner.
Carpentry seemed high - apart from doors there is a built in closet (just two sliding doors and a shelf/rail), a kitchen to be fitted, and a mantle and shelves in the living area and some understaffs storage. Not much.
Decking:... It seems to get added to the square meter price, according to the project manager. However, I fail to see how you can charge as much per square meter for these areas as for the main house / roofed area. It would be clearer if decked areas, patios, mezzanines and ground works could be listed and identified separately for pricing at the planning stage. It would really help when thinking about the scope of a build.
Conclusions so far:
The foundations have been laid and are over specified for the application. Think ££££
I now have a very, very strong house in the making.
I now have a huge under house area of nearly 60 square meters.
The roof has to be re-priced without the concrete slab.
Insulation specification and cost need clarifying. What can be achieved?
Painting and treatment needs rationalising.
Some items may need to be dropped from the main build plan and contracted out separately.
Some materials may need to be sourced and fitted after the main build is completed.
The "scope" may need to be reduced... ie glass panels around the decking, quality of flooring, tiles etc. There was mention of reducing the skylights, but that is not happening!
Myself and the Project Manager are still awaiting a revisited written quote.
I realise I have a bigger and higher specification house than was envisaged...
All is not negative.
Where there is a will, there is a way.
To quote Soren "It is what it is". In other words, just do it, deal with it as it comes along, and stay chilled.
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Progress:
Meanwhile, despite there being a couple of public holidays (Freedom Day and Labour Day) in quick succession, work has carried on at a good pace. So here are the latest pictures from the build, showing the foundations more or less finished: The biggest and most important part of the build.
This image shows the near complete foundations from the bedroom through to the dining-kitchen and deck beyond. Now the foundation outline is clear to see, you might think it looks smaller, but there is plenty of room for a king size bed, bedside tables, blanket box, and room to swing a large cat.
Here we can see the dressing room and shower room, as well as the service pipes for electric, water and tele-comms. Also the large entrance porch foundations.
An overview of the full house. I think this picture is great as it shows the full size of the development for the first time.
Now the sheer size of the foundation footings becomes clear. Oh dear, severe overkill and over-budget. Bur hell, they will likely survive any tremors that the Azores is likely to throw their way (fingers crossed). Not Armageddon proof, but close.
The under-house area is large. Room for car, bike and storage. The area to the left would make a great workshop... or with planning, later, perhaps a bedroom with ensuite. Now, this picture also asks a question... How on earth to reach the trees? The area at the top will receive full afternoon and evening sun, so needs to be used. Ideas on a postcard please. A ski lift?
Next Up ... Keeping on Keeping on
