Positive Vibes ... and lists...
It has become apparent that the build is much bigger than initially expected. Ever watched Grand Designs, and marvelled at how the homebuilders managed to go half a zillion over budget?
We laugh, and we say to ourselves, "That would never happen to me". Well it happens. Not half a zillion... but enough to make me sweat.
It appears that the problem was the overhang of the house over the terrace. This has lead to a huge under house area, that was not initially considered in the budget. In a nutshell, my manager had this to say:
"You've got 50 square meters of garage/workshop/storage area under the house, You've got 101 square meters of living area, with an additional 59 square meters of mezzanine, and outside you've got a covered patio of 35 square meters".
And on that, we can agree... like a thimble full of oil on a mill pond, the scope of the house seems to have taken on a life-form all of its own and spread out to encompass all in its path.
That's one hell of a house! Ouch.
It's only when I pace those dimensions out that I realise just what I have started to build. Ouch!
But, as long as it is done and finished, then it's a very good "Ouch!"
Lessons learned when building a house:
Start smaller than you think - it is going to grow.
Don't allow a 10% contingency. Allow for 50%
Remember your designer loves to design :)
Employ a quantity surveyor if your designer starts to get out of hand.
Have a good project manager who can think creatively, outside the box... check, got that.
Work has continued at a slower pace, pending discussions regarding the budget. But this week has seen the foundations in-filled with spoil from other areas. Tonka Toys - yay! All ready for levelling next week ... and hopefully pouring the floors.
The past week has seen more meetings between the architect and my project manager regarding the revised budget. This has resulted in the re-assessment of how the build is going to proceed.
My project manager explained to me that his build on the island was undertaken by doing it the "Grand Designs" way: He had the shell built and then had each of the separate trades come in and do their own speciality, largely taking the finishing out of the hands of the builder, allowing him better control over style and of course, cost.
This has several advantages:
The builder can concentrate solely on getting the structure up and watertight on a budget based around his area of expertise. Foundations, walls, roof and windows.
Costing for finishings can be controlled more precisely.
Greater freedom of choice (and more timely adjustment if required) without going 'off plan'.
A greater selection of finishes and specifications are available.
More personal control of where money is and isn't spent.
A larger pool of specialist trades people to pull from, rather than paying someone to subcontract it out or use their 'team'.
The disadvantages are simply that I am not there personally to take charge of this, and must rely on my project manager to specify materials and employ trades, negotiate prices etc.
This though, will be a better solution - my project manager has many of my drawings / renders, understands what I am looking for regarding finishes and specifications, and importantly, knows the conditions on the island - i.e. what works and what doesn't.
For example, the builder was going to use ceramic tiles for the main living areas (living room, kitchen, dining area and bedroom. My project manager pointed out that this was not the best solution for the floors: He suggested cork flooring as it is soft underfoot, is a great insulator and is environmentally friendly.
This simple recommendation is worth a lot.
Cork is much less of a hazard than tiles - it is non-slip, and should you have a fall or a trip (which as you know happened to me) is less likely to result in catastrophic bone breakage!
Also, being such a fantastic insulator, it does not need the expensive insulating floor treatment specified in the quote and precludes the use of underfloor heating - it is just not required with the island's climate if the house is properly insulated.
Finally, it is naturally anti-bacterial, so there is no chance of mould growth; important considering the high humidity of the Azores in general. Tiling grout can go mouldy, needing maintenance, wood laminate can be prone to problems with the humidity (warping etc), and carpet is best used as rugs or in small cheap to replace areas.
So with this in mind the following items are being taken off the builder's quote ... and to be fair, a couple of things are being added that make sense as advised by the project manager.
Here are the adjustments, in general:
Remove concrete plate over patio / entrance porch and replace with wood (Criptomaria).
Remove 'Floormate' (insulation) from under the floor.
Add back the Plasterboard and 'Wallmate' insulation.
Remove the kitchen from the build, to be added later.
Remove the heat pump / hot water storage.
Add three extra power points for shower heater, bathroom basin water heater and kitchen sink water heater.
Remove Hot Water Plumbing (as now all hot water is generated locally).
Remove Painting - to be contracted out. Can better specify colours / schemes.
Remove Flooring - to be contracted out.
Remove balustrades around all decking - to be contracted out.
Remove Bathroom fittings - to be contracted out.
Add power points to garage / workshop.
Additionally, the chimney riser in the kitchen has been ditched - so the cooker hood just vents through the wall. No problem. Chimneys are expensive.
These changes will add up to significant savings to the build cost, and allow greater flexibility.
The builder has been informed that I'm ready to pay him some money as soon as the adjustments are made and we both sign the contract to that effect. I need the price for his works tying firmly to a fixed delivery price.
Meanwhile, I've continued to play with the renders. (mainly because it is fun!). Rationalising the kitchen, adjusting the balustrades (it does not ALL need to be glass), changing the appearance of the flooring, removing the kitchen chimney, finalising the colour scheme. I must say, even if I say so myself, it is looking very good.
Here is the 'rationalised' kitchen. Modest but functional. No need for anything more elaborate. Chimney has gone. Basically a breakfast bar, open underneath (not shown), a double sink / drainer with cupboards under, a unit for cutlery and pans etc. to the right, an oven and hob with extractor, two units either side of the hob for a larder. Two base units to provide a prep counter-top with storage below and a microwave cabinet with storage above. Fridge/Freezer Combo. Red glass splash-back. That's it. Job done.
Next Up: Pressing On...
