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> Renovation Extreme Work In Progress, Sharing my house renovation journey.

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TSphoenix69
post Jun 15 2011, 01:16 AM, updated 7y ago

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

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

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. icon_rolleyes.gif
When I reach every stage of my renovation, hope to ask for help and information to help me make my choices. icon_question.gif

This is my house

user posted image


The Living Room

user posted image user posted image


The Ground Floor Room (to be converted into Kitchen)

user posted image


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

user posted image


The Master Bedroom

user posted image


The Back Area
user posted image user posted image

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

Wish me luck. tongue.gif

This post has been edited by phoenix69: Jun 27 2011, 06:32 PM
TSphoenix69
post Jun 15 2011, 11:19 PM

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Thanks for the comments. biggrin.gif

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. nod.gif

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

Actually renovation started about a week ago. sweat.gif

Gonna upload the pictures here soon. thumbup.gif
TSphoenix69
post Jun 15 2011, 11:51 PM

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What I have done before commencing renovation. hmm.gif

1. I measured the whole house layout and drawn it near to scale using excel. Learned the method from tongue.gif
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. biggrin.gif

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. blink.gif

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) hmm.gif

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





TSphoenix69
post Jun 16 2011, 12:04 AM

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QUOTE(eclipse-space @ Jun 15 2011, 10:48 PM)
Good luck! Lots of work. I estimate 200k incl fittings for super comfortable move in
*
You are probably correct. cry.gif Don't wanna think too deep about it yet . tongue.gif


Added on June 16, 2011, 12:13 am
QUOTE(lazzy_dogg @ Jun 15 2011, 11:30 PM)
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?
*
Not complete set up. shakehead.gif
Mainly hacking, building extension, electrical wiring and piping only. unsure.gif
There is still fittings
-Plaster Ceiling
-Flooring
-Tiles
-Windows
-Doors
-Kitchen Cabinet
-Furniture
-Appliances
Uuuugggghhhhh--- don't wanna think too much sweat.gif




This post has been edited by phoenix69: Jun 16 2011, 12:13 AM
TSphoenix69
post Jun 17 2011, 12:17 AM

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QUOTE(weikee @ Jun 16 2011, 12:15 AM)
Have you select good date to start work?

Which USJ are you in? Mine is USJ 2 Maybe we can go compare idea smile.gif
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.
*
Mine is in USJ 19. Got CF but the one I brought it from is a second hand owner thus, no CF copy. tongue.gif

TSphoenix69
post Jun 17 2011, 12:20 AM

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QUOTE(Serofax @ Jun 16 2011, 02:29 AM)
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 smile.gif
*
Happy to share. That is the whole idea for this thread. rclxms.gif
Still waiting for permit too. unsure.gif


Added on June 17, 2011, 12:34 am
QUOTE(jj5 @ Jun 16 2011, 01:16 PM)
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
*
I 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 +. blink.gif


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. rclxub.gif


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. biggrin.gif

Things to do

1. Get a Big Hammer

user posted image


2. Whack the walls hard 3 times.

user posted image


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

user posted image


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

user posted image user posted image user posted image

This post has been edited by phoenix69: Jun 17 2011, 01:07 AM
TSphoenix69
post Jun 17 2011, 11:25 PM

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QUOTE(weikee @ Jun 17 2011, 09:50 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.
*
You guys are right, its only 50% (that will be good tongue.gif )

Still have furniture and electrical appliances and Solar water heater. sweat.gif


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. icon_question.gif



This post has been edited by phoenix69: Jun 17 2011, 11:31 PM
TSphoenix69
post Jun 18 2011, 12:30 AM

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Internal house hacking progress update.

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

user posted image


Ground Floor

user posted image user posted image


1st floor

user posted image


The de-construction starts.. brows.gif
TSphoenix69
post Jun 19 2011, 11:52 AM

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QUOTE(lizziewong @ Jun 16 2011, 12:59 PM)
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...
*
Errr... what is a water seepage? could you clarify, blink.gif
I wanna get my contractor to look in to it. Thanks. icon_question.gif
TSphoenix69
post Jun 20 2011, 12:26 AM

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QUOTE(weikee @ Jun 19 2011, 09:34 AM)
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.
*
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? icon_question.gif


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 icon_question.gif ?

This post has been edited by phoenix69: Jun 20 2011, 01:01 AM
TSphoenix69
post Jun 21 2011, 06:33 PM

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QUOTE(papaya2 @ Jun 21 2011, 01:22 AM)
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
*
Wow, the guy that quoted me must be quoting me with a gergaji ler shocking.gif
Could you please PM me your Plaster Ceiling contact. icon_question.gif
Thanks biggrin.gif


Added on June 21, 2011, 6:37 pm
QUOTE(Gary1981 @ Jun 21 2011, 11:27 AM)
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 am

This will happens when u assigned so call experienced contractor that will only cut your throat.
*
So much better than my quote . drool.gif
Please PM me your plaster ceiling contact icon_question.gif
I need to save to reduce the cost sweat.gif


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

Further destruction !! flex.gif

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

user posted image user posted image


The rubble at the Ground floor is blocking the stairs.

user posted image user posted image

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

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



This post has been edited by phoenix69: Jun 21 2011, 08:25 PM
TSphoenix69
post Jun 22 2011, 07:32 PM

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QUOTE(bteoh @ Jun 21 2011, 10:43 PM)
wow....i can imagine mine like this later....
*
Make sure to take lots of picture. rclxms.gif


Added on June 22, 2011, 7:35 pm
QUOTE(vincentjaya @ Jun 22 2011, 12:26 AM)
That picture of the stairs, looks like a river of parquets!
*
Walking 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 pm
QUOTE(papaya2 @ Jun 22 2011, 01:35 AM)
after put back new tile, will be so pretty...
*
I 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 biggrin.gif

user posted image


No more Dry Kitchen cry.gif

user posted image


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


Added on June 23, 2011, 5:37 pm

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

This post has been edited by phoenix69: Jun 23 2011, 05:37 PM
TSphoenix69
post Jun 25 2011, 12:39 AM

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QUOTE(KVReninem @ Jun 23 2011, 06:35 PM)
Hi TS, did your contractor use jack hammer to hammer all? or manual? unsure.gif
*
Errr....TS?

I really can't comment yet as coincidentally when I visit the site, the guy was always sleeping tongue.gif
TSphoenix69
post Jun 26 2011, 12:26 AM

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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.? icon_question.gif


Added on June 26, 2011, 12:47 am
QUOTE(weikee @ Jun 25 2011, 12:25 PM)
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.
*
I don't mind if the poison is the powerful bordering on dangerous type as long as it is effective. brows.gif
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. tongue.gif
How was your "so called professional" cost and effectiveness,
can use ah?? blink.gif
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

user posted imageuser posted image


Layout Plan - Ground Floor - Original and Renovate

user posted image user posted image


Layout Plan - 1st Floor - Original and Renovate

user posted image user posted image

This post has been edited by phoenix69: Jun 27 2011, 06:37 PM
TSphoenix69
post Jun 29 2011, 08:42 AM

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QUOTE(sl2007 @ Jun 28 2011, 10:31 PM)
Hi there,

Are shifting the Car Porch column / tiang?
*
Yes. As you can see from the pictures, the columm is narrow.
Going to dismantle the Carporch tiand and build up a wider one. sweat.gif

This post has been edited by phoenix69: Jun 29 2011, 08:42 AM
TSphoenix69
post Jun 29 2011, 06:45 PM

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QUOTE(weikee @ Jun 29 2011, 10:24 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.
*
Good idea. thanks


Added on June 29, 2011, 6:46 pm
QUOTE(sl2007 @ Jun 29 2011, 05:28 PM)
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....
*
Err.Contractor only . Not building RC, just roof. No plans to extend the 2nd floor. blush.gif

This post has been edited by phoenix69: Jun 29 2011, 06:46 PM
TSphoenix69
post Jun 29 2011, 08:38 PM

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

hmm.gif

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 .

rclxub.gif


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


Any suggestion on which way to go?!? icon_question.gif



TSphoenix69
post Jun 30 2011, 12:47 PM

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

Ground Floor

user posted image user posted image


1st Floor

user posted image user posted image


TSphoenix69
post Jun 30 2011, 06:56 PM

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QUOTE(weikee @ Jun 30 2011, 01:47 PM)
Wow, can do so much without permit. No people Kacau?
*
According to contractor and the architect, as long as you do not do any modification that change the outside shape, anything inside is your own business. cool2.gif
TSphoenix69
post Jun 30 2011, 07:02 PM

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QUOTE(ozak @ Jun 30 2011, 03:17 PM)
If your stair Modify to direct down, will it save more space and look nicer?
*
QUOTE(kelvyn @ Jun 30 2011, 05:06 PM)
bad feng shui  smile.gif
*
Generally if the stair directly faces the exit, not so good Feng shui. But my stairs turned to the side OK lah. cool2.gif
Furthermore gonna do some renovation there, give the area a good "Hei". Show you guys later. biggrin.gif


Added on June 30, 2011, 7:03 pm
QUOTE(KVReninem @ Jun 30 2011, 05:32 PM)
just wondering; why you dont take away those ceiling fans in your house? unsure.gif
*
Later,then decide. If no budget reuse lor... KDK brand wor... tongue.gif


Added on June 30, 2011, 7:06 pm
QUOTE(weikee @ Jun 30 2011, 06:59 PM)
When they come, they can say noise level unacceptable ask you here and there. You know we no longer "Bersih" cause is ban. Now is Kotor.
*
Wahhhh...like that I "Jialat" lorr....... cry.gif

This post has been edited by phoenix69: Jun 30 2011, 07:06 PM

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