Seek Recommendation and Advice on building

[Ray.Charles]

Against the thoughful advice from the forum and my own concerns, I have decided to attempt to build a house (2-storied, 70 sq. meter at each level) on the land owned by my lady-Thai in her family village. To make it seem even more suicidal, I can be in Thailand only during part of the duration of construction. To paraphrase a Chinese proverb, I am wishing on myself an interesting time!

If you have not tuned out this masochist yet, I seek your help in two areas:
1. Recommend architects, engineers, builders, contractors, etc., that is the set of people who sits between my sketch of the house and the people who will be sweating.
2. Help me set a basic set of construction specifications. I have decided on the following from reading the forum:
-- Use superblocks on the exterior, and brick for the interior walls.
-- Use PVCI windows with double-pane (and reflecting?).
-- Use metal trusses for the tile roof and have a lot of natural airflow
between the ceiling and the tiles.
-- Use reflecting foils under the tiles and insulation (R10- R20) over the
ceiling.
-- The floor of the first level, ceiling/floor at the first/second level and
the ceiling over the second level would be poured concrete with re-
bar. Watch the ratio of cement in the mixes.
-- Insist on appropriate grounding. I got either 3-wire plus ground wire
or 3-wire in a conduit in my home in the States.
-- Be smart about waste water disposal.
I would appreciate receiving your comments and additions to this list. Armed with this knowledge, I would interact with the persons in (1) and will try to appear that I know construction.

In return, I would be happy to post on how this soon-to-be-wounded man-Europe will be fighting on in the Udon environment.
(man-Europe is a substitution for 'farang', a word my lady-Thai will not use and has forbidden me to use).

[38nholding]

Well my wife has a brother,who knows a guy, who could ,like get some other guys to maybe put something together? I cant find anyone who can patch a flat tire properly! Building a house would be a nightmare!
And your not going to be on site? Keep us posted

[laphanphon]

Seek Recommendation and Advice on building

DON'T

[handsome-Dane]

Yeah. Many Thai men look at someone building and suddenly they are bricklayers them self.
A brother who knpow someone..
Its about time I get out there and make a good farang construction company I think.

[UP2U]

Man you have guts. You are not going to be here half the time.
Why not just give me your money and we will call it even.
Never and I say never build a house here without you watching it 24/7.
All I can tell you is good luck. You will learn.

[handsome-Dane]

UP2U..

100% right

[beer monkey]

Be prepared to pay over the top for some work/items..and send extra cash for this and that, it will happen...and the finished house might to come out as you imagined it and a few things you might not be too happy with, take all this in to account and you should be ok.
Sure you will get though it, let us know the progress.

[westerby]

You might find your fuse box in the shower cubicle, as my mate did!

[BKKSTAN]

Seriously,I hope you are an easy going humorous fellow that has plenty of reserve cash when you have completed this project!

All,I can think is WHY WHY WHY?Because the ramifications of your actions are going to escalate the demands /requests in the future.W/O oversight,you will get screwed,period and forever to be known as ''jai dee'',but stupid falang!

Of course ,I don't know your experience or relationship with your GF/wife and the village,but it sounds like your are really being masochistic as you jokingly mentioned!

I hope you are not conceding to the lady because you are afraid she won't stick w/o this concession!

[Ricohoc]

Just reading this makes me shudder and shake my head in disbelief.

You must have a heckuva lot of confidence in your Thai lady and the village folks to do right by you. I wish you all the luck, my friend. I hope that happiness and prosperity follows you.

Choke Dee!

[AussieBoy]

I'll get my list

[AussieBoy]

But first I'll have to ask Lee if the site is big enough
The Master Builder

[AussieBoy]

Lee's adding some more hard memory to the system

Queensland Master Builder

[AussieBoy]

Here's the Assessment list to comfirm the works is what you want, once that is complete then I'll give you the construction check list, after I'll give you the Quality check list, thats of course if you are using licensed tradesmen, college trained and backed by the governmnt training college, if not then enjoy the circus

Q-CAM-D Form QUALITY - Control Assessment Material - Design
Required Partner Document Review
SITE Waiting for completion / FINISHED / TO BE ORDERED / CONFIRM DESIGN
1 y S Survey information showing location of
2 y S All Council or Plumbing easements
3 y S manholes
4 y S boundaries
5 y S existing structures
6 y S large trees which are to remain
7 y S Contour plan / Flooding
8 D DRAFTING DESIGN
9 y D Cut & Fill details Complete
10 D Power connection/Point of entry Complete
11 y D 1 in 4 Minimum slope driveway Complete
12 y D Driveway access Complete
13 y O Water tank position Complete
14 y K Side walls 7.5mt Complete
15 y K Max Height roof 8.5 mt Complete
16 y B Soil Test report Complete
17
18 n O Fire Ant area/ permit FD
19 n D Covenant restrictions FD
20 y D Small lot requirements FD
21 n D Demolition Precinct Control FD
22 y D Underground services WFC
23 y O CONSTRUCTION INSURANCE WFC
24 WFC
25 O APPROVED PLANS to certifier
26 y O Sewer plan drainage WFC
27 y O Construction drawings WFC
28 y B Engineer details WFC
29 y D Council conditions if needed FD
30 y O Building application FD
31 y C Energy Rating plan FD
32 y D Electrical plan CP NEEDS WORK WITH ELECT
33 y P Hydraulics Plan/ hot/cold/stacks NEEDS TO BE ORDERED
34 y P Storm water plan FD
35 y O Q LEAVE payment over $80,000 FD
36 y O BSA home warranty insurance FD
37 n Access Disability
38 y O Driveway permit FD
39 y O Footpath work on permit WFC
40 y O Footpath crossover permit WFC
41 y O Footpath occupy permit WFC
42 y O Storm water connect permit WFC
43 n Fire Service requirements
44 p O Gas connection available/Kpa TO PHONE BACK 1 Kpa
45 p O Electrical connection 3 Phase? MEETING WITH ELECT
46 y O Telecom phone line TBO
47 p O Cable TV available
48
49 ENGINEERING DETAILS CONCRETE ELEMENTS
50 p B Engineering details for foundations Complete with form 15
51 sand
52 rock
53 weathered shale
54 y B on clay CD
55 y B Footing specified concrete CD
56 y B Specified footing depth CD
57 B Beams CD
58 B Columns CD
59 B Additional beam not shown but required CD
60 B Structural steel elements CD
61 y B Specified protective coatings CD
62 y K Soil compaction after rolled mon 4 Aug
63 y B Soil Test
64 y K 2nd soil test
65 y B Crack Control joints/ sawn /tooled CD
66 y B Construction expansion Joints CD
67 y B Ableflex to joints CD
68 n K Bored Piers CD
69 y B Point loads CD
70 y B Driveway connection-slab/ joints CD
71 y B&K Underpinning neighbouring property Work method statement by Kally
72 y B Retaining walls / expansion joint CD
73 B&K Dual retaining wall and underpinning detail RFI 1
74
75
76 ENGINEERING STRUCTURAL
77 y B Finish on steel CD
78 Flange protruding through finishes CD
79 y B Bolt sizes CD
80 y B On site welding permitted CD
81 y B Tie-down system specified CD
82 y B Tie down follow through CD
83 Insertion in brick cavity water entry CD
84 y B Rust treatment galvanized paint CD
85 Structural steel Required but not shown CD
86 y O Roof loads solar hot water CD WAITING FOR SIZE
87 p O Roof loads A/C units CD
88 y B Frame Size CD
89 y B Bearer CD
90 y B Joist CD
91 y B Verandah beams CD
92 y B Steel columns CD
93 y B Steel Beams CD
94 y O Shade sails fixing points REQUIRED NOW SIZE OF SAILS FUTURE
95 y B Canter-lever CD
96 y B Point loads follow to tie down CD
97 y B Soil test CD
98 y B Elevator Loadings CD Plans by owner to Booth
99 TERMITE TREATMENT
100
101
102
103
104 MECHANICAL
105 p O AIR Con Split system CD
106 Wall window mounted
107 p O Ducted air CD
108
109 D Air ventilation WC other
110
111 BRICKWORK
112 n Face, Common, rendered, paint
113 n Section through window heads
114 n Section through window sills
115 n Section through door heads
116 n Section through door sills
117 n Brickwork on DPC, concrete behind render
118 n Waterproof membranes and associated detail
119 n Control joints in brickwork
120 n Vents to brickwork
121 n Weephole treatment in brickwork
122 n K Mechanical ant barriers
123 y K Termite barrier
124 n Dimension to suit brickwork setout
125 y K All DPC type and location
126
127
128 ARCHITECTS DETAILS Plans
129 y missing dimensions
130 n aligning elements
131 n missing elevations
132 n missing detail
133 y D Dimensions check
134 y K Constructed height
135 y K Roof degree angle
136 y K Envelope height
137 n D Driveway width
138 y D Access slope driveway 1-4
139 p O A/C ducts CD
140 p O A/C split position CD
141 p D A/C noise control CD
142 n D Tank/pool pump position/ noise control CD
143 y D Drain garage entrance FH
144 y D Shielding/ Privacy screens CD
145 y O Fencing detail CD
146 y D Proximity to water FD
147 y D Retaining Walls FD
148 y D Smoke alarm FD
149 n Fire reel
150 n Fire extinguisher/ blanket
151 D Ceiling roof space access CD
152 CONCRETE FINISHES
153 n Off form quality specified
154 n Fillets specified
155 n Drip grooves shown
156 n Reglets inserts
157 y O Driveway finish CD
158 y O Exposed/ broom/ steel trowel/ coloured CD
159 y O Paths/ walkways finish CD
160 n
161 n Column details
162 Detail for DPC and render conflict
163
164
165
166 CARPENTRY
167 y O Skirting profile and location CD AT LATER STAGE
168 y O Architraves profile and locations CD AT LATER STAGE
169 y O Skirting and architraves timber type CD AT LATER STAGE
170 y O Stair stringer/skirting detail CD AT LATER STAGE
171 y O Open staircase requirements CD AT LATER STAGE
172 y O Balustrade detail CD
173 y O Additional stair details CD AT LATER STAGE
174 y O Additional bracing requirements CD AT LATER STAGE
175 y O Timber which is to be stained CD AT LATER STAGE
176 y O Timber door schedule showing

[AussieBoy]

Now thats complete we will start the building, out comes the PCL Project Check List

Dont forget to get the tradesman has to fill out Form 15/16 average 2 pages for each form

I hear what your saying Ray Charles, the locals say " whats a plan" all in head, no need

[AussieBoy]

And then there are some builders who think the dont need a checklist, All up here,

The fun of buildng in OZ

[AussieBoy]

I would appreciate receiving your comments and additions to this list. Armed with this knowledge, I would interact with the persons in (1) and will try to appear that I know construction.

Is that list ok for you RC, if you need any more I have some

The Master Builder

[bluejets]

Well done Aussie Boy !! If I didn't already know better, it certainly would make me think again.

[Ray.Charles]

If you are interested in the prologue to this thread, you can find it in the 'Why UDON' thread I started in the general section of this forum.

BKKstan's posts are like a red-yellow flag to me.
"All,I can think is WHY WHY WHY?Because the ramifications of your actions are going to escalate the demands /requests in the future.W/O oversight,you will get screwed,period and forever to be known as ''jai dee'',but stupid falang!
Of course ,I don't know your experience or relationship with your GF/wife and the village,but it sounds like your are really being masochistic as you jokingly mentioned!
I hope you are not conceding to the lady because you are afraid she won't stick w/o this concession! "



To respond to the WHY's, I would need to stare at my 'inner self' one of the more difficult psychological tasks, at least for me. But, I try.
The easiest one to respond to is the last line. No, categorically no. If anything my lady-Thai, Lak, is a restraint on my spending. Her land land is 44' by 85', that is 3,740 square feet, about one-fifth of a Rai; slightly less than 1 Ngan (is that correct math?). Although enough for the house that I want to build, I want a bigger piece of land in her village to be able to have fruit trees, vegetable garden, etc. It is she who does not want me to spend unnecessarily. After losing her dad, whom she was very close to, in an accident, a close sister to illness, and the divorce an year ago, she is emotionally needy. Needy people attract needy people. She would rather have me come over and stay with her and be poor than work in the States and make more money. But, I do worry about spoiling her. By the way, if it is possible to attach a file to a post in this forum, I would attach a scan (MS Word file) of my sketch of the planned house.

I saw Lak's sister and her husband for a few weeks; they live in Bangkok. The brother-in-law must have driven us around well over a thousand miles during that time. They are fine folks, and they have a little girl whom I adore. As I spent only 2-3 days in Lak's village, and one of her cousins, a gay beautician, saw us only for a day in Bangkok, I can only give you my first impression of her relatives in the village. I was originally presented in the village as Lak's boss from America, but that charade did not last beyond the first night when Lak chose to sleep with me. They accepted me with respect and warmth; I loved her grandma, the matriarch of her clan, and I was told that the feeling was mutual, and I was fine with the cousin too.

For the construction, I plan to have several check points along the way.

The first check point will be to find an architect to draw up elevations, floor plan and construction drawings from my sketch before I come to Thailand next month and finalize the same soon after I arrive. I have been told by a man-Europe who had a house built to his specs, that this part should not cost more than 5-6,000 baht (comments?).

The second check point will be Lak's mom's home, a small masonry house custom built for her by local craftsmen. Although I was there only for 2-3 days, I did not find any obvious flaws. I will look at it critically during my next visit.

If I get through the checkpoints 1 & 2, I would like to get the foundation, and the lower floor walls built during the two months I can stay during my trip starting next month. This would freeze up the basic dimensions. I should also be able to select the finishing materials before I leave.

The next check point will be whether I would freeze the construction at that point until the following trip or have some hesitant confidence in some local folks to let it continue. Lak's stepfather is a skilled carpenter and one of her friends' husband is a builder (a real one, I have been told). But, of course, there are severe downsides "to loaning money to a friend".

I appreciate your "you are fu....g insane?" cautions. But, I would still like to receive some quantitative information as requested in items 1 & 2 of my opening post.

I thought the code enforcement officer in my area was a bitch, but reading AussieBoy's list, I feel that our guy has got a lot to learn from the Australians! By the way, AussieBoy, I guess that you are not available to supervise for lunch money!
Why not buy? Lak found a house she liked for 1.5 M; but I dream of a custom built house. If and when that dream turns into a nightmare as you are all sure that it will, well then I will just have to find another dream to keep going.

On another thread BKKstan writes:

"If something is important to me,I don't quit unless it looses its importance! ". To that I may add "or I die"

I am pushing to have the house built before next songkran.

[BobHelm]

Ray, the only way you can attach a file is by turning it into a picture & then attaching the picture.
I use a small program called MWSnap 3 which allows you to capture any part of the computer screen & save it as a picture.
It is freeware & can be downloaded here :
http://www.mirekw.com/

Good luck on the housebuilding