Bought a second-hand basic house, totally without any renovation at all.
Going to renovate it totally.

Designer : Yours Truly
Budget : Don't wanna think about it (scary )
What to Renovate : Nearly everything
Criteria : Cheap, Nice and Good.

Sharing my journey in this forum.
Did some home work (going to all those expo the past 3 months).
Hope to share my joy, hopes, fear, achievements and slip ups with all who is interested.
When I reach every stage of my renovation, hope to ask for help and information to help me make my choices.

This is my house




The Living Room




The Ground Floor Room (to be converted into Kitchen)




The 1st Floor W room (tell you guys later why its termed W)




The Master Bedroom




The Back Area


Phew.... This is gonna be a challenge.

Wish me luck.

This post has been edited by phoenix69: Jun 27 2011, 06:32 PM

G'luck!

Can't wait to see the transformation!

pretty odd design.
guessing it's sime darby's product.
anyway congrats for your prop purchase and good luck in your journey.
it's gonna be a long and hard trip but well worth taking and of course finishing it.

what is ur current budget now? just curious.....

so when is the actual commencement date for the renovation ?

Good luck! Lots of work. I estimate 200k incl fittings for super comfortable move in

Thanks for the comments.

You have a sharp eye and good knowledge of houses kochin.
Yes it is in USJ an old sime darby house.
Bought it mainly for the location.

Current budget is around RM100k for renovation only. (wishful thinking?)

Actually renovation started about a week ago.

Gonna upload the pictures here soon.

whao.... 100k for complete set up? tell us how u are doing it? i really having doubts on the quotations i got.....
just curious.... is this a 1 1/2 storey? the condo behind ur house looks very familiar.....
how much u got the place for?

What I have done before commencing renovation.

1. I measured the whole house layout and drawn it near to scale using excel. Learned the method from
http://www.unisanet.unisa.edu.au/staff/pet...te_Building.htm

2. Invited a Feng Shui master to help to design the house for a more harmonious chi flow.

3. With the input from the Feng Shui observation and what I wanted, I engaged a contractor for
- Ground Floor Extension (front and back)
- Internal house de-walling
- Porch widening
- Electrical wiring (expand to 3 phase)
- Total water pipe re-do.
I provided the contractor with the current and the expected floor layout plans I have drawn up myself for reference.

4. As the renovation will include external extension to the current design, I have engaged an agent to help procure the permit from MPSJ. (still waiting for approval)
- The house is procured from a second hand owner, thus was unable to get the Certificate of Fitness and the Layout Plan, Getting an agent hopefully will expedite the process. He estimate 2-3 weeks. (it has been 10 days to date)

5. Started hacking (Internal house only) a week ago. External hacking will need to wait for the permit from MPSJ.

good luck and happy reno.

You are probably correct. Don't wanna think too deep about it yet .

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Added on June 16, 2011, 12:13 amNot complete set up.
Mainly hacking, building extension, electrical wiring and piping only.
There is still fittings
-Plaster Ceiling
-Flooring
-Tiles
-Windows
-Doors
-Kitchen Cabinet
-Furniture
-Appliances
Uuuugggghhhhh--- don't wanna think too much




This post has been edited by phoenix69: Jun 16 2011, 12:13 AM

Have you select good date to start work?

Which USJ are you in? Mine is USJ 2 Maybe we can go compare idea


USJ old area no CF, when i submit for approval don't need CF cause the original house owner don't have it too. Took me 1 month to complete.

seems like alot of subang ppl doing reno at this time =D

i'll be starting mine soon (waiting for MPSJ permit) in Putra heights ^^

if possible, would like to share ideas

I think RM100k to do front and back extension plus all the new appliances and assessories are not likely enough. My back extension is already more than your budget and I only bought all new stuff for the kitchens and nothing else.

Interesting so please keep posting update.

PS: Your renovation not really as "extreme" as mine laaaa.....!

The back walls look like got water seepage problem. 3Phase will cost 10k minimum, plumbing min 5k. The porch if can do columnless will be comfortable. I think, will need 200k just for the wet works and basic struture. Another 50k for kitchen furniture, etc. If u need funding, just check out affin bank has a 36 months balance trnasfer at below 4% p.a. (eff interest). EON bank also quite cheap. Anyway, I used the credit cards to pay for aircons and kitchen, and whoever else willing to take my card...

thats nice to hear... i am hoping i will be starting mine soon.... still no key yet....

I call sime darby request for CF but requested to write in. Just provide your house address & they can email to you, free of charged. But if USJ2, not sure they still keep the record. No harm to try

My normal electric re-wiring single phase already cost me around 12k. 3 phases will need around 15k +-, depend the points and how the electrical looping used.

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Added on June 16, 2011, 1:18 pmFor me no need, already got the Approval for renovation.

This post has been edited by weikee: Jun 16 2011, 01:18 PM

floor need to change wor..
maybe need to hack here hack there...

rm100k is not enuf leh...

I wanted to change my house to 3 phase wiring as well but the contractor advised saying that I wouldn't have 4 air cons running hence don't really need 3 phase wiring. Why he mentioned that because they would need to request via TNB to pull in additional wires from outside and it would look ugly as well

A normal single phase, is usually supply with a 32Amp fuse, sometime can be slightly larger maybe 40

Technically, if you have 4 units of 1.5 HP, it use about 20 Amps in total. Normal house light use about 2 to 5 amps, unless you have lots of light.

If you have no water heater, you can run all 4 even more a/c without 3 phases.

Water heater use 15amps at Max heat, so if you have 2 water heater, just be aware how you want to use elec appliance.

Mine is in USJ 19. Got CF but the one I brought it from is a second hand owner thus, no CF copy.

Mine also got, but like you owner don't have. So submit without CF, MPSJ approve also. Old housing area sure got CF lah.

Happy to share. That is the whole idea for this thread.
Still waiting for permit too.

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Added on June 17, 2011, 12:34 amI called too earlier for CF and Layout Plan. But when I called, they have just moved to Ara Damansara. In midst of unpacking. The lady told me that they do not have layout plan as the house was too old, but they can help find the CF but will take 1 month +.

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Added on June 17, 2011, 12:47 amTo share my main renovation cost.

To dismantle and rebuild a wider car porch, including renovating the whole drive way.
To re-do the whole house piping.
To dismantle and build up external ground floor walls for front and rear extension.
To dismantle some internal walls.
To change house electrical supply to 3 phase and re-wiring (excluding sockets and switch)

Initial cost estimate around RM75 k.

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Added on June 17, 2011, 1:07 amI have started renovation last week, according to the Feng Shui Master, he advised to start hacking between 7-9am.
Too early for the contractor to arrive, so I start myself.

Things to do

1. Get a Big Hammer




2. Whack the walls hard 3 times.




3. Ta Dahh.... done, its started




Later that day the contractor started the job and this is what the place looks like



This post has been edited by phoenix69: Jun 17 2011, 01:07 AM

The 75k you mention above sound right provided you did not add anything, but i think you missed 50% of the major cost.


Have you add the following?

- Permit application
- Tiles, and tiles labor
- Plaster ceiling if any
- Toilet water proofing
- Change of toilet WC
- Painting
- Kitchen Cabinet
- New door + frame
- Windows
- Alarm Wiring and system


Still got more to go.

And Grille, Auto Gate, Air-con wiring...

the stairs doesn't look right...huhuhuh

Sime trade mark design... Haha.. mine too look similar. Need to resize some of the photos before posting here.

You guys are right, its only 50% (that will be good )

Still have furniture and electrical appliances and Solar water heater.

---

Added on June 17, 2011, 11:31 pmI ve got a quote for the windows.
It is as below.

To supply and install 1.2thk aluminium frame
powder coated casement window c/w 5mm dark
green glass.

Price around RM35 -RM 36 / Square feet

(with frosted film)

Price RM50/ Square feet


To supply and install 1.2thk aluminium frame
powder coated sliding window c/w 5mm dark
green glass.

Price RM26/ Square feet



Any comments please.



This post has been edited by phoenix69: Jun 17 2011, 11:31 PM

Wow, enjoy the process and looking forward to see updates

Internal house hacking progress update.

The Hacking contractor brought in his own bin.
Its blocking the house entrance.




Ground Floor




1st floor




The de-construction starts..

Wow great stuff man!

Looking good!

PS: Like you, I also whacked a wall myself because contractor couldn't make it in time.

1.2mm is thick, mine is about 1.05mm for 25 / sqft. Is it consider the Big material? or Small material? I know they usually sell two kind of windows (big or small), Ask them if they give inner and outter rubber.

Hi there,

Big material and small material are referring to the window profile..

Thickness is depending on the client requirement..

sounding like a very happy house owner and renovator!

good for you!




This post has been edited by alhs76: Jun 19 2011, 11:10 AM

is it necessary to do all this 'ceremony' prior to renovation??? how do u all got this time n date? i am not the hardcore believers of fengshui so i won't be hiring one just for knowing this. but if this can be gotten like we get the wedding date then no harm....

Errr... what is a water seepage? could you clarify,
I wanna get my contractor to look in to it. Thanks.

The back area...

What is the spec difference between Big and Small material?
Is it the window frame or glass ?
What is difference between inner and outer rubber?

---

Added on June 20, 2011, 1:01 amJust got a quote from a Plaster Ceiling contractor

Plainsheet board RM2.60 / sq feet

L.Box RM12.00 /feet

Fan Hock RM25.00/ piece

Round light RM5.00 /per cut hole

Square light RM8.00 / cut hole

Manhole RM100.00/ set

Cornice RM4.00 / feet

Any comments ?

This post has been edited by phoenix69: Jun 20 2011, 01:01 AM

the tong roro is from Alam flora?

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Added on June 20, 2011, 11:25 amcompare with mine yours is expensive...

This post has been edited by edwardsiow: Jun 20 2011, 11:25 AM

wah...nowadays downlight cut hole also got diff price for round n square ar.....

yr plaster ceiling quote is expensive, my house just done.

plain board = 2.2 / sqft
L.box = 8 / sqft
manhole = 50 / set
any fan hock, cut any type light hole = FOC
cornice = dont know the price bcoz i dont install it

Is superb expensive.
My fan hook is free, down light hole is free, flat board at 2.20/sqft. Cornice can be various price for different design.

---

Added on June 21, 2011, 11:29 amThis will happens when u assigned so call experienced contractor that will only cut your throat.

This post has been edited by Gary1981: Jun 21 2011, 11:29 AM

hi Gary, papaya2, can PM me your contractor for the plaster ceiling ?

I thought now not many people would put cornices. I would have gotten rid of mine if I could.

Wow, the guy that quoted me must be quoting me with a gergaji ler
Could you please PM me your Plaster Ceiling contact.
Thanks

---

Added on June 21, 2011, 6:37 pmSo much better than my quote .
Please PM me your plaster ceiling contact
I need to save to reduce the cost

---

Added on June 21, 2011, 8:25 pmRenovation Updates.

Further destruction !!

The 1st floor is preety much cleared. It looks so "bald"




The rubble at the Ground floor is blocking the stairs.



When Going up to 1st floor, feels like have to climb up a treacherous mountain

This total chaos looks fun, but I know its hard work for the guy with the hammer



This post has been edited by phoenix69: Jun 21 2011, 08:25 PM

wow....i can imagine mine like this later....

That picture of the stairs, looks like a river of parquets!

after put back new tile, will be so pretty...

TRANSFORM!! lol

you get that sense of excitement when you see progress =D

the excitement is when they start putting in the finishes
then you can see the transformation
not forgetting the headache when the sub-contractors encountered unforeseen problems. Things like some services that needs to be relocated, etc Add cost

But, overall, you will really appreciate it once you have clean up the place upon completion

Make sure to take lots of picture.

---

Added on June 22, 2011, 7:35 pmWalking across the surface it is a challenge . I nearly kena a nail on the sole of my feet.
hafta wear safety shoes.

---

Added on June 22, 2011, 7:36 pmI really hope so . Hope to get the right tile laying sifu.

---

Added on June 22, 2011, 10:42 pmInternal Hacking Updates.

The Bin is FULL




No more Dry Kitchen




Now just wait for the MPSJ permit. To continue....
If can't get then..... jialat lorrrr.....

---

Added on June 23, 2011, 5:37 pm

After hacking, I am thinking to put in a termite control system.
Is there any suggestions?

This post has been edited by phoenix69: Jun 23 2011, 05:37 PM

Hi TS, did your contractor use jack hammer to hammer all? or manual?

Errr....TS?

I really can't comment yet as coincidentally when I visit the site, the guy was always sleeping

nice sharing bro.. keep it up!

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Added on June 23, 2011, 5:37 pm

After hacking, I am thinking to put in a termite control system.
Is there any suggestions?

[/quote]


you got it right. Since you have removed all the flooring, better to put in termite treatment. For my house reno, I got the termite control people to drill and pump in the anti-termite stuff.
But you need to careful of the underground services before they start drilling...

Anti-termite treatment by drilling is much cheaper then having to use the other methods. Cost me abt RM1.2k. It depend on your ground floor built up area.
A peace of mind

[quote=kelvyn,Jun 25 2011, 09:04 AM]

---

Added on June 23, 2011, 5:37 pm

After hacking, I am thinking to put in a termite control system.
Is there any suggestions?

[/quote]
you got it right. Since you have removed all the flooring, better to put in termite treatment. For my house reno, I got the termite control people to drill and pump in the anti-termite stuff.
But you need to careful of the underground services before they start drilling...

Anti-termite treatment by drilling is much cheaper then having to use the other methods. Cost me abt RM1.2k. It depend on your ground floor built up area.
A peace of mind

[/quote]
Is this chemical deal with the ground only? How about the roof and the rest of the place? The termite can infect from your neighbour through the roof. That is 1 of my friend house kena.

The usual contractor will use the water based poison (chlorpyifos) even for roof which are not really good. They don't use oil based cause is 5x more expensive.

You can either ask the reno contractor do it for you, you buy the stuff. I brought some water based for them for the ground footing, and oil for the roof.

I would suggest that if you are going to carry out the anti-termite treatment for the ground, might as well get them to quote you for the roof truss as well. In my opinion, it is better to let these professionals handle the chemical stuff.
You should be careful what chemicals that you place on your roof truss and it could affect your health...

The oil based are on Class IV which is not bad. The Water based is Class II, which is crazy poison and ban in many country. The worker will do for me.

Last time i ask the so called professional also use Class II for roof. Crazy.

if you are applying them in the roof, make sure that the chemical does not seep down into the room/ living space below. Health hazard...
This is something you do want to have later

Yup, Class 4 is still ok, and furthermore after apply, it will be dry before plaster ceiling.

Ok. If you have considered/ taken the necessary precautions, that it is good

When your roof is burning hot, the chemical will evaporate and release slowly out from the wood. Will the plaster ceiling absorb it and release down to the room? Or it become powder form stick to the wood. But slowly drop down to the ceiling.

You think the roof can reach 100c? oil won't evaporate even at 100c. Smell sure got, any treatment will have smell for few weeks, just like paint.

This is the same method many use to treat wood in some country.

I am toying with the idea of D.I.Y instead of getting a professional.
Something like
http://forum.lowyat.net/topic/1771159/+20
What do you think.?

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Added on June 26, 2011, 12:47 amI don't mind if the poison is the powerful bordering on dangerous type as long as it is effective.
I am thinking that by the time I move in after renovation, it will around 2-3 months after the treatment, thus hoping by then the smell will go away and I will be left with a super powerful termite protection.
How was your "so called professional" cost and effectiveness,
can use ah??
If ok one, please PM me the contact.

---

Added on June 27, 2011, 6:37 pmFinally got my layout plan ported in to JPEG file

Layout Plan - Ground Floor Carport - Original and Renovate




Layout Plan - Ground Floor - Original and Renovate




Layout Plan - 1st Floor - Original and Renovate



This post has been edited by phoenix69: Jun 27 2011, 06:37 PM

Hi there,

Are shifting the Car Porch column / tiang?

RM12k for 1-phase re-wiring? too expensive mate.... If anyone want to rewiring let me know for 1phase, i can do it around RM9k.

For 9k, how many looping are you using per 13 Amps socket? does it come with Earth? brand of MCB you plan to use? How many DB box you give? how many core of Amour cable provide? How many water heater points? how many Astro points, Does it include installation of Lights? down lights?

Just list down the quantity and I will do the math.

Yes. As you can see from the pictures, the columm is narrow.
Going to dismantle the Carporch tiand and build up a wider one.

This post has been edited by phoenix69: Jun 29 2011, 08:42 AM

If your pillar is 1ft 1ft, ask the contractor put 3" pipe inside the pillar. So you don't have to put outer pipe.

I guess you have consulted the Engineers in terms of the structure capacity... If not, maybe engage a Engineer to look into it... I not too sure what does your existing column supporting....

Good idea. thanks

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Added on June 29, 2011, 6:46 pmErr.Contractor only . Not building RC, just roof. No plans to extend the 2nd floor.

This post has been edited by phoenix69: Jun 29 2011, 06:46 PM

If u intend to cast your RWDP into your column, please make sure is uPVC.. Not mistaken is Class E..

You mean car porch roof? If yes, your SC most know the concept of load transfer prior removing the old column...

Called up Ridpest. Rentokill, NLC and Okin on the phone to inquire about getting Termite control



Ridpest - the sales man says that with my current renovation stage, should go for the drilling system. Not recommended to spray the roof truss, very poisonous for resident. (using local chemicals)

Rentokill - the salesman recommend the drilling system and when I inquired about the Termguard Reticulation system, he says it is not suitable as it is costly (+/- 20k) and only can put in before the house is built. (using Bayer)

NLC- The salesman recommend a package, Drilling and Sentricon system together.

Okin - the salesman says that they only have Sentricon System.

All need to look at the house before giving actual quotation.

From the initial discussion, the impression I get is.
- Drilling- Guarantee up to 5 year better to use Bayer.
- Spraying truss - not recommended, termite comes from the ground thus if you kill the queen then the roof termite will die off too.
-Termguard Reticulation system - pricey like hell and the piping need to be set in before house is built.
-Drilling is the cheapest 2k-3k
-Sentricon- 3-5k and yearly maintainence arounf 700 - 1k .




My house has a slight termite infection, not major but need to clear of before I move in....


Any suggestion on which way to go?!?

Like i say earlier, many so call Pro use poison Class 2.

They don't op to use oil based that is Class 4 cause is 10x more expensive. So better go buy yourself ask the indo / contractor to help spray the roof wood.

Since you are renovating, I would suggest that you go for the drilling method plus getting the specialist to get rid of the termites that are present in the house. Better to do now before they expand their "territory" and causing more damage.

give stopest a call. i found them trough lowyat and they did a good job with drilling + bayer agenda. not that costly either.

don't be penny wise pound foolish

Now all work KIV, waiting for MPSJ permit to continue.
Submitting in this week.
Keeping my fingers crossed.
Now the house is quite bare "Hairless"

Ground Floor




1st Floor

Wow, can do so much without permit. No people Kacau?

probably the guys kacau, that's why stop until get the permit

Why not you build a small room under the stair? can be store room.

If your stair Modify to direct down, will it save more space and look nicer?

Depend where the door is. Is not nice to open door see stair.

bad feng shui

just wondering; why you dont take away those ceiling fans in your house?

Yes if you believe. Else just ignore.