Category: House Construction

Documents Needed to Build a House

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In order to start construction your home, there are permits or documents needed.

The following are the documents needed to build a house:

  1. Architectural Plan. It contains architectural drawings, design specifications, calculation, time planning of the construction process and other documents. Also, it is a design and planning for a building. It can be provided by your contractor or house builder.
  2. Barangay Permit. It is a permit from the barangay that has jurisdiction over the area you chose.
  3. Building Permit. It is issued by the municipality in order to start for house or building construction. In order to get a building permit, you should submit architectural design in order if the design and structure is compliance with the National Building Code.
  4. Occupancy Permit. After house construction, you will need to secure Occupancy permit

Some Factors to Consider in Building your Dream House:

  • Budget. It is very important to determine how much money you need for your dream house. And if plan to borrow money from bank, know how much equity you can afford.
  • Location. You should know the location of the lot where your house will be built on. Factors in finding a lot includes neighborhood, safety of the location, amenities, water supply, accessibility of the place, etc.
  • Contractor, It is very vital to find a right contractor for your dream house. Factors consider for finding a right contractor includes financial capability of the contractor, previous client, quality of work, recommendation of friends or families, etc.

Sample Computation for House Renovation

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Project: Renovation of Bungalow House
(Ceiling except living room, 2 cr/bathrooms, mini-bar counter, internal and external painting, windows renovation, stainless stairs)

Estimates Materials and Labor

Materials Cost

400 pcs. Tiles   – Php 55,000.00
50 pcs. Granite  – 12,000.00
2 pcs. Bowl and lavatory  –  25,000.00
Faucets, shower, kitchen sink   – 25,000.00
20 pcs. Adhesive  – 5,000.00
20 pcs. 10mm steel   – 3,000.00
15 pcs. 12mm steel   –   4,000.00
40 pcs. cement and sand  –  10,000.00
60 pcs. metal furring   –  5,000.00
50 pcs. wall angle –  2,000.00
50 pcs. c-channel   –   4,750.00
26 pcs. hardiflex    –   14,300.00
3 box blind rivets     –   1,170.00
13 pcs. plywood ¾     –   18,200.00
Nail and concrete nail, glue stick,
Wood casing, concealed hinges   – 13,000.00
2 doors flush door    –   6,000.00
2 aluminum door   –  6,500.00
5 pcs. sliding windows  –  25,000.00
2 pcs. small window   –  4,000.00
Hand rail stainless steel    –   40,000.00
Paint internal and external & roof and labor – 130,000.00
Deco stone   –  10,000.00
Exit door    –     5,000.00
Gas    –   3,000.00

Labors

Mason and 2 helpers  –   45,000.00
Carpenter for ceiling    –   30,000.00
Carpenter for cabinets     –   30,000.00
Welder   –  15,000.00
Plumber    –   10,000.00
Supervision Fees    –   30,000.00

TOTAL                     –        577,320.00

Key Tips for House Construction

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There are some factors to consider before someone engage in house construction.  These factors are very important so that you will be in the right track and minimize the expenses when building your house.

Look for the Right Location

Be sure that the location of your house is suitable for your lifestyle. It should also be accessible to market, hospital, school and your workplace. Also, it should have water and electrical supply and know if the place or location is safe. Determine also your neighborhood before buying a lot.

Follow the Laws

Before constructing a house, there are some requirements needs to submit to your municipal office such as building permit, electrical permit, etc.  Make sure that you do not break any rules, regulations or laws to avoid suspension and penalties.

Choose the right people

Be sure to look for the right contractor for your house construction. If you plan to do your house by yourself, make sure to hire right person for the work such as mason, carpenter, construction worker, welder, plumber, electrician, etc.  Visit their previous work so that you will have an idea of how they word also, talk to their previous client.

Monitor house construction

Involve yourself to the house construction. Do not distance from the house construction with the assumption that the contractor will do everything. Keep on checking whether your contractor does the house construction according to the house plan you agreed to build. Communication is very important. You should know everything about your house to avoid regretting in the future. Minor revision of your house sometimes means a lot of money.

How to Get Building Permit

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Building permit is one of the requirements before the start of your house construction. You or your contractor or designer will be responsible for securing building permit. Building permit is with the compliance with the proper construction of a house or a building set by law or the National Building Code. It is to ensure that the project plans comply with local standards for land use, zoning and construction.

If you proceed with the construction without building permit from your municipality, the construction of your house will be stopped until your building permit has been released.

The following are the requirements in order to get building permit here in the Philippines:

1. Applications forms duly signed and sealed by engineers concerned: 5 copies of building permit forms, 3 copies of electrical permit forms and 3 copies of sanitary permit forms.

2. Five (5) complete sets of detailed plans

3. Two storey building need structural design analysis which is signed and sealed by Civil Engineer at every page

4. More than two-storey building need boring and plate load test and seismic analysis

5. Proof of Property such as photocopy of Transfer Certificate if Title (TCT), 5 copies of photocopy of tax declaration of property (lot) certified true copy, 5 copies of photocopy of current tax receipt

6. If property not registered under the name of applicant need to submit 5 copies of contract of lease, 5 copies of contract of sale, 5 copies of affidavit of consent of the lot owner for the construction of building or house, 5 copies of absolute sale

7. Permit billboard (0.60 x 0.90 plywood

8. Bill of materials and specification (5 copies) which also signed and sealed by an engineer or an architect at every page.

9. Location clearance

10. Photocopy of PTR # and PRC license of all concerned engineers and architects

11. Clearance from DPWH if the construction is located along National Highway

12. DOLE clearance

Here are the procedures on getting your building permits:

1. Go to the municipal office and get requirement checklist and application forms. Your engineers and architect may fill them up.

2. After filling out all application forms, submit the papers.

3. Acknowledgement slip will be issued which bears the date of the status of your application. It usually takes 10 working days.

4. Order of payment will be given if your application is approved and in compliant with the National Building Code. This order of payment is the payment for the necessary building permit fees.

5. Go to the treasurer’s office and pay the fees range from Php 6,000 and above depending on the location, construction size, and assessment plan.

6. Present the photocopy of Official Receipt (OR) to the releasing section of the municipal office

7. Go back to the releasing section after 5 working days and claim your building permit.

How to Lower House Construction Cost

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Building your dream house is means a large amount of money so it better to find ways to lower the cost of your house construction. When cutting a cost, make sure that quality of your house did not sacrifice. Always go to the branded materials.

Here are some tips to lower the cost of your house construction:

1. Avoid change order.
Change in design or materials at the last minute are a change order. This change order means additional budget for your house construction. Some minor revision requires a long hours of working for your construction people and it means a large amount of money.

2. Reduce the size of the house.
You can reduce the cost by adjusting the square footage of the entire house. Think of small but cozy design to slash the cost. Reducing the square footage for your house is definitely cut the cost of your budget.

3. Opt to simple roof system
Roof is one of the most expensive materials and labor in the house construction. Complex roof systems are more costly so choose a simple roof system without suffering the quality of your roof.

4. Choose the right person to build your house
Make sure that the person who will build your house and working for you are with good reputation to avoid conflict in the future. You are not satisfied with their work, definitely you will change your people and their work and it means additional cost.

5. Purchase materials needed for the construction
Some store or hardware gives discount for bulk orders of materials. The cost of house construction materials most specifically the steel is not stable, so it is wise to buy materials while the cost is still low.

House Construction Team

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The house construction team is consist of numerous people including professionals, skill workers, etc. who will contribute to the completion of your new home.

If you are planning to do house construction with yourself, you have to deal with the construction team. Effective management is necessary to avoid delays, conflicts and extra cost.

The following are the person who will be involved in house construction

Architect/Draftsman

Architect or draftsman will be responsible for making a house plan. A house plan is consist of a list of drawing that defines the construction specification of a residential house such as dimension, floor layout, materials to be used, installation methods, techniques, etc.

Engineer

The work of construction engineer includes setting up the work according to drawing and specification on the house plan and supervises the work of the construction team. He will be responsible for the management of construction. Also, he reviews the plans and financial projections for the job

Foreman

A foreman is the one who is occupies the supervisory duties over mason and laborer. He should have a solid background in the construction field and has extensive experience so that he has the ability to direct work of others and make quick decisions. Duties of foreman includes delegates task to construction workers, make sure that sites are clean and free from hazardous materials prior the beginning of the construction project, monitor daily construction to ensure quality, take of the materials to be used on the construction site and many more.

Mason

He is the one who will do most of the work for building. Mason work includes main building brickwall, column structure, earth work, install bricks and other cement-based materials, operated heavy duty equipment’s, drainage, other civil works and usually assigned to do the heavy tasks.

Carpenter

The carpenter is the one who makes ceiling, kitchen cabinet, built-in cabinet, bedroom cabinet, windows, doors, etc.  He works with materials including woods, plastic, fiberglass or dry wall. He is also responsible for installing cabinet and moldings, doors, etc.

Electrician

The construction electrician will be the one who will installed electrical in the house. He should be capable of laying out, installing, testing, troubleshooting and repairing electrical systems to provide light, heat, communication and power to a range of new and existing residential.

Plumber

The plumber is responsible for the installation and repair of water supply lines, waste disposal systems, and related appliances and fixtures to keep homes flowing smoothly.
Construction worker. – Construction worker is also called construction laborer.  They help and assist the mason, carpenters. Their work includes load and unload construction materials, distribute materials, mix and pour concrete asphalt, remove debris, erect concrete forms and scaffolding, etc.

Welder

The welder is the one who will make roof trusses, windows grills, door grills, gate, and other works that requires joining of metal products.

Painter

This person is the one who applies paint, stain and coatings to walls, cabinets, doors, ceiling and buildings, and other structures. He applies paint or other finishes using hand brushes, rollers or sprayers.

Step by Step House Construction Guides

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You really want to have your own house but you don’t know how and where to start. It is important make to at least know steps in preparing for your dream house.

If you don’t know what to expect and where to begin, here are some tips for your house construction.

1. Describe the project scope.

First you should know the type of your house you want like a bungalow style or a multi-storey house. Decide how many rooms you want and how big is your house. Of course, it will also depend on your budget. Make the list of everything and decide how much money you would spend for your house. A well-define scope can get an accurate quotes and can prevents extra charges for add on works later on.

2. Hire an architect or draftsman and interior designer

Once you already decide the description of your house, you need to hire an architect or draftsman to make a house plan. An architect will help you to draw the perspective of your house as well as the floor plan of your house. They also know the type of materials you can use for your house and how you can save money and effort for your house. You can get research or get recommendation from friends and family for the right architect for your house.

3. Choose a contractor or home builders
A contractor is one who is responsible for your house construction process. He or she will be the one who will supervise the house during construction and lead the team of skilled workers, laborers, carpenters, electricians, welders, plumbers, etc. Some contractor is also and architect so it may happen that the contractor is also the one who make a house plan. To choose the best contractor, it is important to investigate their work and attitude by visiting their previous work and talk to their previous clients.

4. Approve plans and house specifications

Your architect or contractor will show you their design plan and material specification and it is now ready for your approval. It also shows you the cost of construction and their professional fees. Always double check if you are satisfied with their design and approve also the estimated cost of your contractor. Always make sure that you get the design you want within your budget. At this point you can request revision and adjustment before entering to the construction phase to avoid additional cost of service.

5. Sign construction contract

Make sure to check the construction contract before signing. See if your verbal agreement with your contractor is all written in the contract. The contract includes the scope of work, construction phase with corresponding target dates, schedule of payments, legal issues, warranty, etc.

6. Monitor your house construction

It is very important to keep in touch with your contractor during house construction in order to fix unexpected issues at the earliest possible time to prevent any cost. Regular visits will help you to monitor the quality of work and construction progress.

7. Make a list

A list includes the items that not yet completed; need repairs, or unacceptable quality of works. At the end of construction process, inspect everything with your contractor to know the things that must be addressed.

Qualities of a Good Contractor

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One of the hardest decisions to make is to choose a best contractor or builders for your dream house.  If you choose a wrong contractor your house might be suffer as well as your budget.

Here are some qualities of a good contractor.

1.    A contractor should have a minimum experience of at least 3 to 5 years so that he may know how to deal with construction issues as well as to architecture and designs. Managing a construction requires knowledge about architecture and must know every aspect of construction from basic repairs to designing home and buildings. Contractor should assure that his subcontractors complete their task on time with the highest level of quality.

2.    A good contractor should have good reputation. A reputation will be dependent of the quality of work of a contractor as well as his service offered and character. To find out contractor’s reputation is to ask previous clients about their work and character.

3.    A contractor should communicate very well. The contractor should be able to discuss and explain to you in details how the work should be done.  Also, a contractor should know how to listen to their client so that he may know exactly what the client’s wants and explain the best options or alternative way for their request. During house construction, it is important that your contractor will always update you in their work.

4.    A good contractor should have integrity. Integrity means a quality of being honest and has strong moral principles so a contractor with integrity will never over charge their client or customer and will always do exactly what they say. A contractor is responsible and keep the site organized and disposed trash properly.

5.    A good contractor should be flexible.  A contractor should have the ability to manage projects efficiently since construction involves everything from foundation, building frames to plumbing, painting, electrical installation, trusses and roofing, window and door installation, and painting. A contractor should be able to follow the time frame that set by the client. It means that the contractor can work extra hours, weekends or even evenings just to ensure that everything is well.

Tips Before House Construction

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It is good to seek advice for those who already experiencing the stress and pressure of starting a house construction. Constructing your dream house is a large investment so it is essential to be careful in every decision you make to avoid regret in the future and to minimize the cost of your dream house.
Here are some points before proceeding for the house construction:

1. Budget

Know how much you can afford for your dream house and know the cost of your dream house. Chances are you may need construction loan or mortgage loan. Know the approximate cost of your dream house so that you can help you to modify your building plans and meet your budget.

2. Lot or Location

One of the most crucial decisions to make is to choose a lot or area for your dream house. The location or the place should be suited to your lifestyle and the cost should be within your budget. You should investigate the area for water supply, available transportation, drainage, security, accessibility, amenities, etc.

3. Designer, Builders or Contractor

Another hardest decision to make is to choose a right contractor or builders. Be wise in choosing a contractor, get recommendation to trusted person and investigate their previous work. You get professional contractor like architect or engineer so that they can make your house properly.

4. Make a plan

Prepare a plan for your house depending on your requirements and likes with the help of your architect. Discuss the house layout plan with your family and tell to your architect how much space you needed for each area of the house. Your architect will create the plot plan, floor plan, technical specifications, house estimates, structural drawings, bills of materials, plumbing and electrical drawings.

5.    Contractor’s Agreement

After the approval of the house plan, make sure to have a contractor’s agreement but make to read it before signing. All your verbal agreement should be also written in contractor’s agreement.  The contents of contractor’s agreement includes the description of the project in details, scope of work,  construction time table, contract price, mode of payment,  legal issues, house warranty, etc.

Ways to Save for House Construction

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Building your dream house entails a large amount of money so you should know some ways to lower the cost of your house. When you cut some cost for your house, never sacrifice the quality of your house to avoid regret in the end. Low quality house means more maintenance cost in the future.

Here are some tips on ways to save money for your house construction:

1. Spend within your budget

Choose a design of the house within budget. Like for instance, you can make your house simple without compromising the quality. Focus on the design and ask your builder or designer on how to cut down cost for the design.

2. Finalize your space needed

You can reduce the size of your house depending on what you need. Like for instance, you can adjust the size of the room, living room, and kitchen or storage room to cut down cost for the square meter. Also, you can try to reduce the size of the hallways.

3. Choose a contractor or a builder that good reputation.

Don’t go to the contractor or builder that offers you a lower cost per square meter because their work might be shoddy or substandard. You are not saving money if your redo the work in just few years. Get estimates from someone who gets a good reviews from your friends, relatives or co-workers. You can get several bids and select contractor wisely.

4. Avoid change order during construction

Make sure to monitor your house during construction to avoid modification. Communicate with your builder or contractors regularly or everyday so that you may know even the small details for your house. Some minor changes mean a lot of money. Your builder or contractor may charge you extra money if you request extra work or changes in designs.

5. Purchase materials on your own.

Ask or talk to your contractor for possible sourcing your own materials. Contractor may charge you extra money for the material so you can makes several inquiries to different supplier for much lower cost of materials and possible to get discounts.

6. Choose high quality material

Choosing high quality materials will absolutely reduce maintenance costs. If you go to cheap roofing materials, windows, or sliding, it means that you will probably have to replace them sooner rather than later.