Spent rm2900 - for architect and submission labour.
About rm450 - for MPSJ processing fee
About Rm1500 - for deposit for alam flora bins..

Objective : to increase living spaces and upgrade all ceiling, floor, windows and doors.

Spoke to 4 contractors. Appointed one to start wok on 25th Jan

Before pictures:

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This post has been edited by jojozep: Jan 28 2011, 03:09 PM


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good luck

day 1- started work with a small dump of sand and stone, and started digging the foundation for the new wall.

day 2-
breaking walls - kitchen wall, guest room wall, dining room sliding door, living room sliding door, master bedroom wall+ roof, toilet door, balcony door...

wow! so fast...whack-whack whack..the small bin is full already..

Third day- all staircase and 1st floor parquet all out, whack the master toilet wall to extend another 2-3 feet wider.

This post has been edited by jojozep: Jan 28 2011, 02:59 PM


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more pics..


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u should start a blog bout it...would be interesting for us to follow...nice house n good luck

don't know how to blog...just know how to post here....

today paid the initial 20% to contractor, part of it RM4000 in cash to buy cement, sand, pebbles, steel rods, BRC

Rushing for materials before this Sat, as the big lorries cannot be on the road due to CNY celebrations.
Also was told that the Hardware shops will close for 10 days..

Also agreed to build an RC car porch roof for rm12,000. New bins came in today..

This post has been edited by jojozep: Jan 28 2011, 03:27 PM


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wooo nice man.....

whats ... RC car porch roof??

haha...that nice RC roof is my opp neighbour's..mine is not build yet...haha...
but will make an RC roof for mine too.

RC-rood 20feet by 18 feet - Rm12,000

RC = reinforced concrete

They have taken the back fence and front fence down, started to put 1 foot deep foundation (can someone verify that this is deep enough?) with a few steel rods for a 6 foot brick wall fence.

Before and after pictures.

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Added on February 3, 2011, 3:38 pmback fence...foundation 1 feet deep with some steel rods- contractor says it is enough for a 6-feet high wall...not sure...anyone build a brick wall fence can comment??

we are on our 4th dump bin..the small type..contractor say will finish the bricking uo the back fence by today...that is just 2 days work? They started to dig the foundation, pour the cement,and started bricking...this is a 46 feet in length!

btw, contractor has not given me a quote for this...funny..but keep saying it will be cheap..

This post has been edited by jojozep: Feb 3 2011, 03:51 PM


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huhu....seems like mega project....
should we call discovery mega constructions series?? .... hehe ....

looking forward for more pics bro....

How much did the contractor quote you (total)?

Looks like a Subang Jaya house.

very nice of you to share your adventure with all of us here. i will definitely stay tuned for more.
may i know how much in total budget have you allowed for everything that you have planned or envisaged?
and what sort of time frame have you set aside to complete this journey?
thanks!

Haha.. I got more pictures coming... so keep checking..also will be adding new electrical and new water pipings soon...

More to go...new doors, new windows, new tiles, new ceilings...haha..mini series..

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Added on February 14, 2011, 3:09 pmWah, sifu...you are correct..it is in Subang Jaya-leh..

Quotation is under 100K but banyak variation orders..

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Added on February 14, 2011, 3:30 pm150K -to do all wetworks, new piping, new doors, new windows, new flooring, new plaster ceiling

anticipate all flooring - tiles and laminates - 20K
anticipate all plaster ceiling - 20K
anticipate kitchen -15-20K
aluminium powder coated windows and doors - 20K

I guess the quotations must be competitive to achieve that.



This post has been edited by jojozep: Feb 14 2011, 03:30 PM

wow....mega reno involved here...
keep updating..

nice posting and sharing!

With that major reno, cost would more than approx 200k?

So far,based on estimates...wetworks will be approx 100K-..unless the scope increases..

The main columns are up...foundations are dry..see progress below..




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together with all the softcores (bath/kitchen/electrical accessories, etc..) later, i won't be surprise it hits 300K..

njoy the journey, i'm sure you n ur family will be rewarded..

btw..my wetwork variance (DSL) came to about 30% more than the quotation..

This post has been edited by numbertwo: Feb 16 2011, 04:09 PM

>Wah, sifu...you are correct..it is in Subang Jaya-leh..

>Quotation is under 100K but banyak variation orders..


Not sifu ler. Just recognized the old gate design.

Keep us posted on the progress.

oh mai.. ur neighbour do complaint or not?

They signed the approval form before we can start the work. I felt guilty as I know what it like to be next to a major renovation.
It happened to me before...damn angry..always awaken by the drill at 8 a.m.

So I drop in to say hello, check that they are not too angry...listen to any complaints..
They are tolerating it so I am grateful. You reminded me, I should bring some chocolates to their children.

Hi jojozep, how was your negotiation with your contractors? Did you have an itemised bill of quantities (bq) listing all the quantities and the rates or did you just agree on what you wanted your house to be like with just a lump quotation? Any formal contract need to be signed?

I'm new to this. Would appreciate if you can share with me how is the negotiation procedure before reaching an agreement and the contractor starts work. Thank you

It is interesting -what you asked. I noticed that most contractors are very casual,that is they come in with slippers and walk around, pretending to be interested while checking you out. Most of them wear/dress poorly and have disgusting attitudes.Some of them really pisses me off. You begin to wonder how this industry works.

2 things to remember about the approach before we start - first you are the boss, second - you are the boss.
Never let them sense any fear, they are like hyenas, they will take advantage of that fear.

Firstly, capture and communicate the requirements.

ok, most of these guys I talked to, did not have a formal education..most of them learned the trade the street-way. there is almost no technique to gather your requirements. First you will show him the site and go blah-blah-blah..I want this wall knock and extend this wall to there...and he will follow you like a puppy and nod his head.
After 40 minutes, he would have understood 5% of what you said. Tomorrow, he will remember 1% of what you said.

So I think I talked to about 8-10 companies, some cannot tie their own shoe laces, some behave like you are the one begging them,some are only interested in big margin projects. It is OK because the more you talk to them, the more you learn, be a good listener. Write notes if possible..ask questions since they are the experts,be a pig not the tiger.

Ok, before you call them in for an appointment, prepare this things:
1)simple A4 plan- color the extensions red, the new windows,new doors. SCOPE the new extensions in RED so that it is very clear to these contractors, give them a copy of it to take away. If possible, you can draw in the furniture in orange color.

2) Have a high level scope of work - like build new maid room, build new guest room, extend dining room...change all living room floor to tiles. Then ask them to give you a good quote within a few days. Let say 4-5 days..
If they miss this date - you should know his work attitude towards you.

After they have given you a quote, some will give you more details, some will give you less details. You already can see their approach and know the size of their companies. Some will not bother to even submit.

Short list to about 4-5,as you now want to go into the details:
Using the high level scope, break them into details. For example, build a new guest room involves breaking the window and the wall to ceiling height and extend the room to the garden as detailed in the architect plan. Rip the carpet out and prepare the new floor for 2x2 feet tiling. Build the new sliding door frame for a 2 frame aluminum powder coated door leading to the garden. New coat of paint,with primer....etc..
(If you miss anything, be prepared to pay...so this must be stated clearly here,otherwise, don't expect it to be free).

Ok, those you have short-listed, make appointments with them and tell them that they have been shortlisted,go thru these detailed requirements and ask them to confirm that they understood these requirements. If possible, get them to put their initials. Ask them to resubmit their quotations if they have missed anything. Also ask them to submit with as much details as possible, including grade of cement, and as much details as possible. Tell them they will be responsible for what is submitted and can be used legally.

After the second submission of detailed quotations, is the negotiations. You probably will have disqualified further due to the price. During this time, you need to be talking to only about 2-3 contractors as it is about price. The grade, scope, materials should be similiar and they have convinced you that they are capable of delivering the work. Ask to visit their previous work...any references..

Ok, I need to highlight that if you use a contract, there will be clauses that the contractor will not agree, or if he agree, he will charge extra 20% for it. For example, all workers must be insured, he will only pass the cost to you.

Yes, as much detailed quotation as possible. You can also tell from this exercise how well the contractor can work with you. fyi, I ended up
1)not using the contract - as this would have increased the price another 20%
2)went for lump sum by phases - with reference to the detailed scope of work so that contractors is responsible for site and people and security
3)only agreed the wetworks to the contractor, they are required to quote competively for tiling, plaster ceiling,kitchen cabinets in phases...so we know the price is good price...the quality is monitored using progress payment.

In the end, a few things of great importance to a good delivery and a happy relationship.

1)Cash flow...I always pay on time but I will make a site visit to count the materials...and the people onsite..checking on the progress almost everyday.

2)Both owner and contractor must work closely. The owner must make decisions fast after a discussion with contractor.

3)At anytime, the progress payment must be enough for the contractor and the owner help their cashflow by not delaying unnecessary..or increase their risks of collecting money. The trust both ways is important.

A bill of quatities will be useful. A contract can add costs. End of the day, if you squeeze the contractor too hard, no one wins. 2 things I think is crucial to get it RIGHT.
1) The progress payment milestones - you get this right for yourself and the contractor, it will be win-win.
2) The chemistry and personal styles of the owner and contractor.

Remember, it is a piece of paper..and if it do end up in court, nobody wins. Sometimes, small things crops up and if there is a good relationship, the contractor do not mind doing it free of charge as part of the service factor. Similiarly, I will not hesitate to take the contractor out for a lunch or a cup of coffee during discussion.
But end of the day, remember it is your house and you are the boss of the renovation.

This post has been edited by jojozep: Feb 18 2011, 03:53 AM

good info.

more pics..



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Ok, some pictures of the architect plans - this is submitted and approved. But you can see that the extensions are colored in RED.
I spoke to a few architects before I spoke to him. He suits me as I had no idea what I wanted as a beginner, and I kept changing his drawings. He did not get angry. He had them in A4 first before we finalised and he drew the final one for submission.
Basically, he will try to make sure it is based on input of your design as well. Not all architects can do this...some insist their designs only.




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nice one...u seems to have a lot of knowledge in building construction

really? I just learn from others, the forums..and Internet..
I am a certified project manager in I.T systems implementation.. also a keen DIY person..so I have done some tiling, cementing,wiring,plumbing...as a hobby only.
Maybe time to change my job.

For most major renovations, be it for investment or self-stay, if you modify structural changes, your architect should also submit the 'engineering drawings' together with the new layout plan to the city council.

My engineering drawings cost about rm600 and part of the quotation from my architect. In here, the J12, J14..are the recommended size of the steel bars diameters to be used. This make that it is structurally sound.

There are 2 Engineering documents for mine..
-one called the Engineering Plan, the other is Engineering Drawings..I snap some pics with my phone and posted some parts of it so u will have an idea what you paying for...





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Wow.. RC car porch for RM 12k is consider acceptable price in the market now...
I heard that some will charge up to 20k....

Totally agreed--
ok, I took some pics just now....maybe spoken too early...look unfinished..
let him finish first...maybe RC means really cheap roof? ..then how???





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The upstairs master bedroom extension-

Break a big wall- break the roof structure(slanted) to add a floor slab(RC) for extra 15 feetX10 feet extension.
This extension will include a 5 feet x10 feet balcony overseeing the front garden.

This post has been edited by jojozep: Feb 21 2011, 02:11 AM


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How much the structure work cost? What is the size of your land area?

Nice post...good job~

fooysh, love the tearing down of walls, lol~

Structure work is 95K - structural in my case included hacking all the floors(done), parquet(done), bathroom tile. and make them ready for tiling or laminating. Since they are hacking walls, same workers type just hack the floor and bathroom as well. Contractor shared with me that if the workers are free, he will ask them to hack the tiles since he pay them by the day...and they are sitting there doing nothing.

They really have a field day hacking my place..within 3 days..the place is unrecognisable.. They say it is easier that way.

Land area is 3799, I left 10 feet on the side(for grass) and 5 feet at the back for grass.

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Added on February 22, 2011, 1:13 amI think some people actually enjoy this..demolition. Anyway, once the walls come down, it is so easy to visualise the space you got.

They have a technique...they always start from the bottom of the wall..

This post has been edited by jojozep: Feb 22 2011, 01:13 AM

OK,
Earlier, I posted pictures of the upcoming

1)new RC car porch roof,
2)new 2nd floor extension of the master BR, below will be extended living room.

Now posted below, you can see the columns for the ground floor extensions.
These columns will have be bricked to become walls and windows. You can see the boundary of the new extensions. They are boundaries for new kitchen, new laundry, new maid room all facing back garden and facing the side garden are the extensions for new guest room, new computer room, new dining room. The bricks are not up yet. Contractor says bricking can be done in 2 days and quite fast..

The back garden now also has a 6 feet brick wall - to prevent neighbour kitchens looking into each other, allowing some privacy..





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=) nice

This post has been edited by UNICON: Feb 22 2011, 04:26 AM

+1 for this thread. Love the makeovers.

looking forward for the result.

i tot RC = remote control car porch

lol-ed

Big decision to make - should I make all my side extension all RC -roof?

Contractor says that means next time, if want to extend -no problem. Already has second floor..

Problem now is - I need to amend my layout plans and submit. Archi says normally - quite fast to process this amendment.

Just a remainder...check the size of the footing of those columns...From the picture, from the size of columns, it seems like a small footing...

I also build RC car porch roof for my house and RC roof for those extended area...My contractor built big footing for me so that in the future, like RC car porch roof, if want to become balcony, still safety if a lot of people stand on top of it....Other advantage is, if want to extend to second or third floor in the future, we don't need to rebuild the footing...

Just my opinion..my house also gone through major construction like you =)

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Added on February 24, 2011, 10:23 amHave to make sure the footing can support to second floor.....

This post has been edited by edwardsiow: Feb 24 2011, 10:23 AM

carefull with rc flat roof...if not treated carefully can easily leak

Thanks ..my architect will come check tomorrow..

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Added on February 24, 2011, 2:42 pmIn fact, he says in my case, the extension roof is odd shape and there will be splashback and heavy rain,it will leak.

He say RC roof less likely to leak and he gives the 'smooth cement' one... haha what he meant by smooth cement will not leak? does he mean less porous ..? is there such a thing? smooth cement is less porous?

This post has been edited by jojozep: Feb 24 2011, 02:42 PM

Just a piece of advise. Do put in water proofing compound into your RC roof.

Beside I have extra basin mixer & shower mixer from my recent house renovation.

1) Hansgrohe Focus S basin mixer, Qty. 1 unit
2) Hansgrohe Focus S conceal mixer, Qty. 1 unit
3) Hansgrohe Crometta Shower Head, Qty. 1 unit
4) Hansgrohe Focus E basin mixer, Qty. 1 unit
5) Hansgrohe Focus E expose bath mixer, Qty. 1 unit
6) Hansgrohe i-box, Qty. 2 units
7) Grohe - (replica) Full brass Toilet roll cover, Qty. 1 units



This post has been edited by yahoo1999: Mar 4 2011, 04:33 PM

Progress Update:-

can see THE VIEW from my future master room balcony..looking into side and front garden..

This post has been edited by jojozep: Feb 26 2011, 07:33 PM


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Extended the Bathroom by 3 feet in the master BR.

View from the front - can see the new Master BR and the concrete car porch.



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jojozep,
keep up the good work. looks kinda massive and must be time and mind consuming. what's the intended time frame to wrap up the whole thing?
the thing that concerns me the most would be water leaks. are you changing the existing roof?
kudos mate!

[quote=yahoo1999,Feb 24 2011, 04:44 PM]
Just a piece of advise. Do put in water proofing compound into your RC roof.


What are the brands of waterproofing available for RC roof? Is PYE ok?

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Added on March 6, 2011, 10:43 pm

10 days later..the bricks are laid, the cement render will start next week...

I have ask them to redo some part of wall that I thought was crooked...
contractors says any imperfections will be covered by cement rendering...to believe or not?



This post has been edited by jojozep: Mar 6 2011, 10:55 PM


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Good posting..when is finished date?

This post has been edited by xtension: Mar 7 2011, 12:39 AM

tumpang tanya, since u r in subang, do you have any contact for contractor doing toilets? (that is the only thing i can afford >.<)

toilets for apartment in usj11...thank you jojozep

Bro, mind sharing your architect contact with me? i do go to subang quite a lot, mind if I drop by to pay a visit? you can PM me.

sorry-lah...I fix my own toilets...not other people's...haha

I am asking my contractor to move the toilet and make new one...that one is major work. Do you mean this type of work?

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Added on March 11, 2011, 10:22 amTell you the truth, I agree with contractor to start the reno about the 23Jan 2011 , 1 week before CNY,..the progress made is very fast because he only do my work..actually estimate 3-4 months to complete.. my neighbour says his took 6 months to become 10 months!! and my reno almost the same as his...so I am trying very hard to keep to 3-4 months .I tell contractor that he do fast, he can save money...
Also I am full time yet I can still feel stressed..I pity people who still have to go to office to work and still deal with the contractor...

Many small small things need decisions..I am glad that I am not working at the moment to do this...

This post has been edited by jojozep: Mar 11 2011, 10:22 AM

Do fast - got any quality problems?

Pictures of Y12 steel bars..used for RC
some unfinished concreting...




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hi jojo,

Thanks for sharing.... mind sharing the size of your extension, porch, interior and the breakdown cost?

thanks

Works going on great man. What are your plans in terms of lighting? Kindly let us know as we provide LED lightings for new and existing houses as well. We are based in puchong and subang is very near.

Will be tuning in to discorvery channel...MEGA-Engineering season 1 @ subang jaya

walao fix own toilet, i wanna use next time i see your house, i stay in usj, work in glenmarie and lepak in subang a lot lolz..i think i know where is your house, open house call ya hehehe..

i just wanna hack tiles, replace em, get new wc/basin,countertop, erm...a few rubber duckies..

thanks for the reply ya, hehe

anymore updates?

under pressure...

actually a lot of work being done but did not want to post...since it is about toilet and severage ...right?

ok...to share lah...contractor wanted rm3000 extra just to move this big iron severage pipe...that is dismantle this GI pipe and reposition this pipe as part of the wall...so you don't see the pipe...all 3 toilets has this pipe.

the reason is that there is lot of work as this pipe goes from above the roof down to toilet, down to the severage tank in the garden ...I post a pic below..

so be careful what you ask for...anyway...I told contractor to brick it up and hide it..no need to dismantle, it looks like it could last another 100 years...hehe..

contractor very sad...I turned his rm3000 to rm300.

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Added on March 18, 2011, 12:31 amI show the exension plan...and he quoted lump sum...no breakdown...by sq feet and price per sq feet if that is what you are looking for...

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Added on March 18, 2011, 12:37 amNot going for LED as I heard those from China not reliable yet..those that are not are too expensive...

Oh..went to a few shops in Puchong already...you can PM me your shop name...I can go shopping there too...

This post has been edited by jojozep: Mar 18 2011, 12:37 AM


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good job in disappearing another zero of the cost!

interested about this talk about sewerage pipe.

For old house, do we need to redo all this sewerage pipe that runs into the ground and to the back of the house into the sewerage tank? cause I really scared if the old pipe might be broken after many decades of use of earth movements? or even maybe clog already? I also having to face same dillemaa...

maybe you have consulted your contractor, mind to share whats their opinion on this? I hope i don't need to re-do all this sewerage piping that will save a lot...

Most lighting shops have the typical China ones and most of them are low quality but selling at premium price. We meet a lot of clients who express the same concern but China does have reliable and good suppliers as well, and there are those with good quality, provided you pay the price

We are an engineering company who provide site visits, consultation, installation, products and energy studies to help our clients reduce their cost and save as much as possible for their betterment and also for the environment. We are not a lighting shop with customer walk ins, therefore we will take the proactive steps to go to meet the customers and discuss what is actually required. Let us share with you that many of our clients actually have some form of bad experience with LED suppliers from lighting shops and afterthat, develop a general phobia towards LEDs. Taking clients for a ride with false promises is something we dont practise and dont condone if others practise it as well as it spoils the market and ruins the trust.

We can assure you, we are trying our best to change this perception through knowledge, education, providing quality products, reasonable price and good service with full warranty. LEDs are an investment, not a cost, the more you invest the greater the savings. If you invest lets say in a 3w led spotlight at RM36 each, you will get back likely 4 - 5 times the return in the next few year depending on your usage. If you invest RM1, than you will get back about RM2 - 4 in due time as well. Question is, what will RM2 - 4 be in the few years to come. So if you invest lets say RM1-3k, than you will also see this money come back to you 2 - 3 times in the coming years, which is more substantial to the individual.

You are most welcomed to email us if you need any assistance or have any inqueries at centurionstareng@gmail.com. Hope the above was useful. Cheers.

hai yah...your contractor can taste your blood already..if earth movement can crack the GI(iron) pipe to the severage, I think your house also can crack in half already..what some more , they will replace with big PVC pipe...which is plastic...

if rust thru...maybe?...but I have seen those pipes, they are killers to even cut them...my contractor will not lie one...I look into his eyes when I ask him this ' those GI pipes ..very strong one..can last another 100 years...no need to replace also can lah".. he agreed. So not to lie and not to loose money...he say..'it is very lasting one...but very ugly... so better hide it.

a lot is commonsense...unless you can smell the shxt already, it will have sprung a leak...if not...don't touch it...very expensive one...

hahaa.....i like the way u describe it....
i havent really start one(reno)....but i certainly will look into his eye and test him!!! hehehe thanks thanks...

Hi,

No problem, love to help a fellow forumer -if got time..

I posted more pics..the big pipe severage is very expensive to change so do NOT touch it if possible- just divert it not relocate it....

they know Chinese very patang this shxt thing...so they will cash in..however if you are very rich, then never mind-lah..

Also posted some cement rendering of the brick fence, and also the concrete roof.
You should consider concrete roof as it does add space for future use.. Normal roof tile is a bit of a waste..everyone enjoy!!


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wow interesting thread~~ and did u mean its exp to change to big pipe of toilet because of chinese "pantang" ?? coz my contractors are chinese also and im chinese too lol

No..contractor don't pantang - it is more $$ for them , but they will try to tell you to remove and conceal them..


.

This post has been edited by jojozep: Mar 26 2011, 01:59 PM

big project bro
when will complete?

This post has been edited by well: Mar 25 2011, 08:29 PM

Target was 3 months -start date :Jan 25 2011 End date:April 30 2011(including shifting in)
Structural,new piping,wiring,plaster ceiling to be ready by 10 April,2011.

Not so easy - especially when I look at details and budget too. So spent lot of time examing..eg..cement rendering- I ask for 2 cement coat before plastering...aluminium doors and windows - went to the factory to check the thickness of glass and frame and mu;ti-point locking before cuttting..

I heard that they sometimes don't give the correct thickness- how you know...right?

Well..I have until end May to move out of my old house..

what is multipoint locking?

windows is another area where i cannot find much about price quoting in forum....mind to share how its priced? like 3 panel glass price? thickness?

gambateh gambateh....more photos pls

Here I can post a quote for 1.3 mm and 6mm glass..

Also this is for multi-lock i.e can lock not just at 1 point (but 3 points,so harder to break-the lock)

Here I have a sample for single lock...you can see it is a normal simple lock..



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 aluminiumquote.pdf ( 62.96k ) Number of downloads: 304

You think I eat full full , nothing to do-hah? CNN and BBC also not so fast..
ok-lah..lucky my handphone camera can take pics quite good and I normally charge my handphone with my PC...

ok...those of you who is doing
roof' or 'bumbung' - stop and consider..

RC roof actually is the modern look (add value to prop) also if build strong enough, can use as upstairs..

ok, first 2 pics, the no-use roof demolish so that the Master room can extend another 10 feet by 18 feet plus a nice balcony over the front garden(kept the original orientation)..
Another picture - the pergola outside the dining room is taken down to extend the dining, the columns is put up with an RC slab for a second floor.

An old picture showing the staircase to the window -which will become a door to the second floor of the dining..i.e family room..

This post has been edited by jojozep: Mar 28 2011, 06:48 PM


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Hi mind to share what are you going to use for the table top in the dry and we kitchen? I am doing my house reno also. Almost like yours whole house remodel it.

Hi Reen,

Are you still within your budget? haha..

Firstly,I am not making a WET KITCHEN...as I don't like to maintain 2 kitchens- I have been using a dry kitchen for last 12 years and it suits me fine..
I noticed that wet kitchen then to be messy and dry kitchen becomes 'show kitchen'-hardly used.Do invest in a good hood..and plenty of cabinets , basket, sauce drawers,swing baskets, hidden rubbish bin and gas cylinder..

So I don't really chop big things..I will go for solid surface, likely white (in fashion)..but I am making a small island,a small part of it concrete top(prob with black homogenous tile - just in case,I need to use the big chopper...)..The island will also have a conduction hob..to cook tapas or do a steamboat..

My current kitchen - will bring some of the good ideas over...but it won't be nyatoh this time..


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build a master room and family room upstair....also climb with a ladder to the RC roof of new master room..




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Thanks for your reply. Am thinking to use quartz stone which is anti stain as was told that granite will stain. Aslo thinking to do concrete top using 2x4 tile again some said it will pop out few years later. Do not what to use. Pening

jojozep, wanna ask you this

may i know what is the cost to re-plumbing the whole house for double storey, roughly need how much?

Not touching the sewarage pipe though, only redo all water pipings, taps, install WC, sink, taps etc....

My contractor charge me rm5000 to redo new PVC pipes from meter to house baths(3),kitchen,garden,new water tank(outside slab) as the current pipes are jammed..
Installation of WC,taps are seperate costs..which depends what king of tap,but should be in range of rm50-200 each item..

Double storey house - maybe rm1800-rm2500?

ts..nice work & effort!.. very nice thread yaw! thumbs up! cannot wait for finish result

Thanks! Hope everyone has a chance/money to renovate to make the home enjoyable + gift to family members to enjoy,my reason to go thru all the learning, frustrations and uncertainties...sometime cannot sleep..

Many people have no ideas..so I share my mistakes and any success with everyone..please forgive if info is not enough,still learning..


Below is picture of concealed wiring with white PVC conduit. They hack the bricks little bit , put the tube in and then only cement and plaster render..this way- reduce double work.




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wahhh .. the steel bar exposed liao ..... you should ask the contractor to repair it

The line is not steel bar - it is the line created when they peel the plywood out...

if u don't mind, if i wanted to get all your contractor contact? do a site visit of the workmanship can? but can see from ur posted picture already tooo happy enuf....

my house become showroom for contractors? wau-lau..my wife will hantam my head..

just PM me and you can deal with contractors directly..

your wife knows you posting picture all over LYN, i think she can feel the same too

hehee.. b strong ts!

Any update on the house reno?

Hi jojozep,

Did you get approval for RC parking porch? mine got reject and submit again and approve with the conventional parking roof.

Your reno look much bigger than mine, mine tearing down nearly 60% of the house and is a intermittent lot.

Latest update - pain in the neck contractor slow down the construction. I am still wondering why? I refused to give him tiling works after he back out on his words to include cutting of holes for lead lights - I ask him twice before I let him do the plaster ceiling for rm12500..and he lied with a straight face...telling me twice in my face that it will be included...then halfway, told me it is not included.

God be my witness...this ALBERT PHILOMEN A/L Raja did not honour on his words. To me ,this is down right dirty so my gloves are coming off.

After that, quoted me painting job for rm9000. I refuse to give him both painting and tiling job because I don't trust him ..which I believe that I have the right...guess what...he slow down my wet work until I had to find a place to rent.
Wet works , which I have paid him 90%, he never complete..what a bad assx contractor.

3 times, he promised me a date, each time asking for money which I gave...each time he disappoints.

Stay away from this Albert Philomen A/L Raja - truly disappointed about the way he conducts business. He was recommended by a Christian real estate agent(Cleo from Reapfield)who I bought the house from...truly truly...a big slip-up on my part, as he claims to be a true Christian..I am slowly discovering the truth.

Today, his workers now tells me about his background- apparently this is not the first time.... He even has been in a fight with house owners...and was once punched. Tonight, I also met one of the several tilers that he did not pay....

Be careful of recommendations - especially from people who have not used the contractor before...

I did not want to do this....but after long thoughts, I think people out there deserves to know the whole truth...so I am sharing in this forum..as per my original intention...about the journey...

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Added on May 10, 2011, 2:05 amYeah...my approved drawings is a RC roof car porch....try get a good contractor before you start..(easier said than done)..

This post has been edited by jojozep: May 10 2011, 02:05 AM

heard n read a lot of stories about problematic contractors. Good thing that forumers like u willing to share their stories to warn other forumers not to follow ur footsteps. Seems like he purposely wanna cheat ur money.

Btw, i really think that the best is to use reputable LYN contractors as, if he done anything wrong, u can start writing bad about him and his online business is ruin for good. Eg: for kitchen cabinet, anything wrong, Erny will quickly rectify for forumers. If forumers starts complaining about her, no1 will engage her to do KC anymore.

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Added on May 10, 2011, 2:29 am
Something wanna share with Forumers. There are many shops and contractors out there trying their best to think of ways to con consumers money or deceive them.

I am selling solar power + grundfos water pump package at a very low price but some customers came to my shop and say i can get cheaper. THen i ask back, r they really giving u grundfos instead of other cheap pumps? they say yes. The photo below is a very good example. This shop advertise GRUNDFOS logo with GRUNDFOS pump picture but when u look at the tiny words, it is writting "GEMINI EP2-30PC". SO, this shop is giving GEMINI and not Grundfos water pump, how misleading.

Some shops are more professional, they give u Grundfos Pump but they replace the Tank or Pressure control worth RM 400 to a Cheap CHINA 1 for RM 100+ only. So, consumers will think that they are getting original grundfos pump.

Conclusion, if u want to have a smooth and happy renovation, better spend a little bit more to engage a reputable contractor and purchase from the right shop.



This post has been edited by zheilwane: May 10 2011, 08:28 AM