Total Cost for G +Duplex construction

[skndr]

Hi sriram
Yes , ,definatlly it should finish by 2k. Its only some some contractors hyped saying prices r more, recent hike of 20% (assume ) generally, should match all needs .only thing is v should be more cautious while purchase, that saves u nearly 10 to15%.and because v r suppling material 5% %wastage can be saved. Finally my conclusion is no contractor will take project without minimum of 30 to 40% margin.than plz calculate.

[skndr]

Hi
Yes , , definatlly it should finish by 2k or below that, its only few contractors hyped saying materials have gone up, lets assume if its up by 15 to 20%. In the recent days I have consulted few contractors r ready to constructe at 1.5lk to 1.7lk per chadra, with wat u have mentioned specification. Than just calculate no contractor wil work without 25% to 35% margin.So as simple with 2k u can do wonders.but go for only labour contract , be very good at material purchase,today v r so lucky that v have so many facilities like phone in hand , internet, etc use these have an experience of construction, ,obstaculs wil be there , at the end u wil enjoy the each problem u faced.

[dream_home]

What i found is that, if you give full contract, the quotes will be such that 75% more what you preferred can be achieved. for eg 1 sqt if he quotes 2000 that means your expectation he can achieve that for 1.75 sqft. The recent example i have is i am planning to build 2200 sqft of commercial space (this will be my second construction exp), which means as good as an open hall with 3 walls and stairs for upper floor around the lift space. there are 18 pillars in total. front portion rolling shutters will be there. when i did the estimate it was coming to 700/sqft this when i asked a contractor he quoted 1890/sqft. in this case it was very expensive quote. You do the maths, there are so many articles on net, to calculate the amount of concrete you require, steel weight calculation, approx days of effort required.. Do your homework before you commit with someone.

[rjblr]

Hi dream_home,

I read your story of house construction. And that was interesting. I won't have time to execute the way you did.

I'm planning to start construction in Whitefield.
Would you be able to reccommend a contractor who could be trusted?

Regards,
RJ

[devaraj]

Hello Friends,

I am planning to construct 3 floors house in 30*40 site and Builder quoted reasonable price(1450 rs/sft with all good materials like Jaquar, Brick construction, Indus Steel) which includes everything (Compound wall + sump + stairs + car parking + house) excluding staircase room.

Ground (1BHK with 2car Parking) + First/Second Floors(2 BHK)

But, Builder saying calculation of final completion work will be based on final RCC slab measurements. I am bit confused and asking experts in this forum to guide me, is this deal worth?

Is sqft rate will be based on carpet area/wall to wall or RCC salb? Pls help me on this. I need to singoff the construction agreement on this Saturday. pls provide your valuable comment at earliest.

Regards,

[devaraj]

Much appreciated your valuable comments/ input at earliest.

Thanks,

[vmuralictr]

Quality Standards will definitely Changes the Expanse .
This difference changes from the Excavation to Handing over. Because Quality is not a single word to look in to . Its a big subject .
Examples:
Excavation will not be done as per the Contractor requirements.
It has to be done as per the Site convince and the size of footing . Normally some contractors will mark the size of the footing and do the excavation .After that they will place the mat and pour the concrete .
Now Coming to the Quality Aspects we have to see in this simple Activity .

1. Wether the marking is done for only Footing size or including the Required work space for a person to do the Form Work .
2. Is Anti Termaite is been for the Surface or Not.
3. Is the Mat is properly sitting in Footing or not .
4. Is sufficient Cover blocks has ben provided in the Bottom and all 4 sides or not .
5. Is the Form work has been properly supported or not .
6. Is all the Rods has been properly tied or not .
7. Is the Required Rods has been provided or not . And Corect Diameter is provided or not ..Is the that steel is local made or Branded ..
8. Is the Sand proportion is correct or not.
......Etc

Still there are so many points which needs to be taken Care . And all the above points will have the importance in cost implications . Changing the material or reducing the cement content or Sand quality will make more money to the Contractors . I am not telling all contractors will do the same thing . Being a Owner of the Building how can you will justify . Having the Good faith and good reference is not important . How thoroughly the work can be monitored is important .

I had take one Footing point . In this way each and every item should be monitored . So there are so many loop holes to the contractors to make money ..

Regards

Murali

[skndr]

Hi murali
Its really an eye opening, but where do v find each and every step to monitor. As a lay man he has to depend on contractor, if v have to take each and every step as u mentioned, v should have basic knowledge, how to get this basics?can u elaborate little more,..

Regards
Skndr

[vmuralictr]

I am not telling to have entire knowledge for all the Items . TO make money they are having all the items . So making money is not going to be problem for them . We are putting our hard earned money in to our Dream home . What i want to suggest is deploy some qualified and neutral person ( Preferably Qualified Engineer ) who will monitor the Activities in to the micro level And give you the 100% Quality Product . Monitoring the Quality will not only give the Quality Product it will also give you the money In return .
How Can you Make the money by Controlling the Quality :
1. If the wall vertical lines maintained properly then you will automatically reduce the Thickness of the Plastering . By saving the Thickness of the plastering you are making money .
2. If the Slab concrete Quality maintained properly then there wont be any leakage and Rework - If you dont have any leakage then it will be Huge saving .

Finally my point of view is ....
I Strongly suggest to deploy a Qualified Engineer to monitor the Quality.
If not at least recruit a professional who can inspect periodically monitor the progress.
Once the Engineer certify the progress then the payments will be released to the concern Contractors .

Any way you are going to invest more than 30 to 40 Lacks to your home . Don't hesitate to invest 1 or 2 lacks for the monitoring the progress .
It will not only save your building Quality .. the same person will monitor the required materials has been properly used or not .

And At the time of recruiting an Engineer or Consultant Make the following points very Clear .

Instructions to be Given to the Engineer :
1. He Should check the Work in Stage wise .
2. For all the works he should have the Documentation.
3. He Should have all the records About the materials used and its Quality Documents.
4. He should check the Block masonry and plastering . He should check each and every item . then Only the Activity has to be Started . After Completion He should check that particular work.
5. At the end of the the project he should produce all the documents .

Every body will have the Doubts , why we should document every thing. What we are going to do with that documents ?. It is very simple . If you tell every thing has to be documented then he will interfere more.

I am in Industry from last 16 years . And i know about a normal Contractors mentality. you may get so many number of a contractors by a reference .
But How many of them are really aware of the by providing a simple cover block the building life increase .
How many of that contractors are aware about the Building concrete Grade ..

Deploy a proper skilled person and try to get Best out of them to make your dream home .. A very good Quality Dream home .