CONSTRUCTING A CUSTOMISED HOUSE
Updated on October 21st, 2022
My Experience of Constructing a House
I was located at a distance away from my site and it was not possible for me to closely supervise the construction activity or even to visit the site more than once a week. Therefore, I got into a composite contract with a builder who would construct the entire house including the building material at the negotiated rate per square feet. Having limited experience in this field, I used to make routine weekly visit to monitor the progress. Unfortunately, due to lack of experience, I had given the house construction on contract without laying down any specifications of quality and make of material to be used.
To my dismay, I observed that the contractor was using material of sub-standard quality. However, since I had not got into a written contract with him and the deal was conducted purely on trust, I could not pressurize him effectively to use the high-end material in construction. In addition, the progress was not as per the promised timelines. Ultimately, I had to get rid of the contractor by paying for whatever he had done, at his terms, so that I could construct a house of my choice.
Having cancelled the contract, I had now to undertake a tedious task of direct hiring of tradesmen for activities like masonry, wood work, stone laying, electric work, plumbing etc, procurement of material from the vendors, dealing with the municipal/urban town planning authorities for necessary clearances at various stages of construction and supervision of day-to-day work.
It was a difficult task but I took is as a challenge. I had to struggle a lot and devote a good amount of time but the joy of seeing my house coming up as per my desire, compensated it all.
Finally, I was able to complete my house in a shorter timeframe and at a lesser cost than that quoted by the outsourcing contractor. At the same time I had the satisfaction of ensuring quality and customized features of my choice. Therefore I thought of sharing my experience in the form of some useful tips applicable for every stage of construction for anyone who is aspiring to construct his house. Here are some tips:
Tips on House construction
1. Type of House to have ? First of all, have the concept of the house that you would like to have very clear in your mind. Put it down on paper as a sketch.
2. Hire a good Architect. Communicate your wish to your architect as a layman, who would now translate your wish in to a building drawing with detailed layout. Do not compromise on this aspect.
3. Estimate the Rough Cost. Work out the Rough Estimate of Cost in consultation with your Architect. You may have to undertake an exercise for matching your estimated cost with your Budget. Adjustments of your wish list as per the budget may have to be done.
4. Include Green Building Concepts. Make your House a Green Building by including natural lighting, solar heating/solar power and rain water harvesting. These aspects would help you save on your electricity and water bill.
5. Include Senior Friendly Features. Do not forget to include senior friendly features like non skid tiles/stones in washrooms, railings for support at appropriate places, slopes with low gradient instead of stairs etc. as the concrete structure of your house is going to last you at least for 40 to 50 yrs. Remember that senior friendly features are good for all ages. Universal Designs have been developed by The Centre for Excellence in Universal Design (CEUD) to meet the needs of all people who wish to use them.
6. Cater for Smart Home Features. Plan for Smart Features that you intend to install in your house like security system, lawn mowing, lighting etc. in time to include certain design changes, additional electric points etc. This would avoid complications at a later stage.
7. Ensure Pest Control. Depending on the local conditions make sure that appropriate pest control treatment is given the soil before the construction takes place.
8. Take necessary inputs from others. Involve your partner while making choice of aesthetics, kitchen, toilets, colors, paints, fixtures etc. Also take inputs from any known person who has undergone this exercise lately. Visit sample homes displayed by the builders to get new ideas. If you believe in Vastu/Feng Shui, incorporate their principles in construction design itself
9. Plan for Finance. Have timely arrangement for availability of finance at various stages of construction. Cater for nearly 5 to 10% more than the estimated cost.
10. Decide on Outsourcing vs Directly Supervised Construction. The choice to undertake the project under your direct supervision or Outsource the entire project is a decision that you need to make. Both methods have own merits/demerits. It needs to be kept in mind that while under direct supervision too, you would in fact be outsourcing every individual work task-wise eg. masonry work, stonework and tiling, wood work, painting, grill and steel work, plumbing, landscaping etc. yourself. However, in case of complete Outsourcing, it would almost amount to outsourcing entire project from “Concept to Completion Stage” on pre-decided specifications and rates.
11. Outsourcing the entire project. If you decide to outsource the entire project, your headache would be limited to dealing with only one contractor and monitoring the progress as per specifications and timelines.
12. Construction under direct control and supervision. If you decide to undertake construction under direct supervision, be aware that this would demand a good amount of your time and attention. However, cost wise and specification wise you may be better off. At the same time you will have the flexibility of making any changes, additions and alteration within the broad framework of approved plan at anytime. You must take this exercise only if you have adequate time to devote.
13. Modifications under Outsourcing. Even if you have outsourced the entire project to a contractor, it does not mean that you cannot make minor changes in choice of use of material or on aesthetic aspects. You will realize that as the project progresses some new ideas will crop up. Generally the contractors are reasonably adaptive unless the cost effect is too high. In such cases, a difference in the cost may have to be adjusted.
14. Guard against Time and Cost Over Runs. Monitor the progress against the prepared PERT chart and take timely corrective action, if delays noticed. Keep a continuous check on costs.
15. The major issues for Direct Supervision. It is advisable to hire a consultant who would assist you in supervision of your work and advising you. Get a Pert Chart made as a project management tool and identify important milestones. Have all drawings ready before undertaking the construction. The major activities that you need to concentrate on while undertaking the project under your direct supervision would be:-
–Identify reputed vendors for supply of raw materials like cement, bricks, other aggregates, wooden/aluminium door/window frames, steel etc. Get into a rate agreement with them for supply of items and have an understanding of supply of these items directly to site on telephonic orders. Have a system in place to monitor the quality of items supplied.
–Identify reliable labor contractors for Masonry work, Wood work, Stone laying and tiling, steel fabrication, Painting, electrical, Plumbing and landscaping.
-Apply for necessary municipal/town planning clearances as per local rules during various stages of construction (if necessary). You may consult local town planners to know the prevalent rules in the area. Obtain electric connection, water connection and sewage connection well in time. Stick to the laid down building laws, to avoid complications at a later date.
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