Dear All,

I would like to share my family house construction on a 1 acre land in Sungai Buloh. Curretly we had a budget slippage by 150K++

Initially my parents allocated 250K for this house each of us (4 total siblings) contributed RM40-50K additional for the said house. However current cost already reach almost 700K (yet to include hall, bedroom, toilet furnishing even worst electrical wiring)

we requested quotation from 3 wiring contractors and the cheapest quoted us RM35K for the overall banglo wiring. which we find a little bit expensive and plan to cut the cost to 20K-25K Max. Appreciate forumers assistance to share your wiring contractors whom have good workmanship + affordable pricing.

What we need is

1) wiring contractor
2) kitchen furnishing contractor
3) bathroom furnishing contractor


all above contractor need to work out together with construction contractor (main contractor) for this entire project supervised by my sister whom is the architect for this house. My sister will share the whole floor plan to the appointed contractor.

Some pic to share and i will update it from time to time on the overall progress.

LATEST ON TOP

WOW, 150k to 700k is a whopping 550k!

Anyway, as for electrical wiring, perhaps you could share what your plans are.

lols like a mini shopping mall rather than a bunglow to me haha

Btw, i bliv u nd to get some bathroom stuff like toilet bowl, taps, basins and etc. Most probably u nd a solar water heater and water pump as well. I do sell of those and my shop is in Kepong, near to sungai buloh. Just join my facebook to view our latest promotions.

http://www.facebook.com/home.php?flyingspa...100001245528914

This post has been edited by zheilwane: Aug 28 2011, 11:49 PM

I think for such a big house, 30k for wiring is not really expensive. I was quoted for about 20k+ for a double storey link house. Of course, without knowing details, it is difficult to say for sure.

If your sister is the architect, it is really strange that the realistic cost for construction was not made known earlier...

I see u are using cement bricks as it is... with such a big structure, the clay roof tiles alone will cost u a minimum of RM30k I think...

This post has been edited by lizziewong: Aug 28 2011, 11:52 PM

nope.. its RM250K + RM40K + RM 50K + RM 50K + RM50K = 440K ; now almost 700K.

anyway, plan to have 3 phase wiring since the house is huge and will have a lot of aircond. Do you have any contact for wiring contractor, if yes appreciate if you can share with me, and i will bring my sister to share the whole planning for it. I only know the surface of the entire project but was appointed to control the budget within the acceptable figure.

Its a family project anyway

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Added on August 28, 2011, 11:53 pmI already requested just now. please add


slippage because of balcony extension and change 3 layer wall (inner layer sand brick, outward facing and inward facing using clay brick) the bricks cost a lot. Plus, recently the construction cost increase by 20-25% while our budget was budgeted late last year (project was put on hold and only start last month)

This post has been edited by RS232C: Aug 28 2011, 11:58 PM

If you plan to use 3 phase, and all new electrical outlet and minimal looping 35k to me is cheap. Does it include new earthing? TNB application for 3 Phase?

Some other cost you may want to consider

01) Copper / Stainless Steel piping (for centralized water heater).
- Think for your Bungalow may need 7 - 10k to cover upper and lower floor
02) Roof tiles also increase a lot, so need to add more buffer
03) CCTV, and Alarm wiring
04) Toilet sink/bowl... This things really very expensive

1) we might not use centralized water heater but may consider as per zean suggestion on his facebook
2) roof tiles has been budgeted with huge sum of figure; we are actually hoping to grab some budget from this portion
3) cctc and alarm wiring is not budgeted in the first place. but already get a quotation from ADT securities under the manage service. thus we consider it as opex since its recurring and not capex as one time charge is being absorb on monthly commitment fees.
4) yeap, just had few tours yesterday and had a headache. plan to tour at zean's showroom this coming sat.

hope that overall construction + wiring + plumbing toilet furnishing + kitchen furnishing does not exceed our target.

hall and room furnishing is not budgeted since each on of us need to fork out our own money to furnish our room

How can you figure running so high? Is not the material been lockdown by the contractor, or you guys will purchased and they provide labour?
But to build the whole house it easily take up more them 500K. Just imaging a extention of front car pourche and Back kitchen (2 floor) it easily up to 100K...

as mentioned earlier, the initial budget is based on late last year pricing and not based on 3 layered wall. Somehow the project was put on hold and only kick start about a month back and we had an price increase on material + the changes of 3 layered wall..

We actually use the same contractor whom did our front car pourche and extension of masterbedroom for double story house in TTDI, 4 years back which only cost us about 35K for material and 20K labor.If we didnt go with this contractor, other contractor did quoted us close to 1 mil for construction only.

This post has been edited by RS232C: Aug 29 2011, 12:55 AM

A house of that size will take more than 1 mil to complete. If your sister is an architect, she should know.

Unique bungalow will take cost about rm200-300/sqft. Your house looks like 5000sqft++. And that is structure cost only.

Interior furnishing expect to spend rm50-100/sqft more. Kitchen, wardrobe, sofa, bed etc...

Good luck trying to keep your budget down. Many ppl here can tell you where you can save a bit but my advise is - you are building a bungalow. Furnish it like one.

I am certain your sister has the right contacts and arrangements from the beginning for such scale of project. I am surprised you have to resort to looking for help from an online forum.

We could help out with furnishing, if I take it correctly you're refering to carpentry works.

hi nick,

she do have her contact but they quoted from range of 35K to a whopping 60K.

im accounted for the budgeting thus im looking for more options, not to say she didnt use her contacts; she did but still expensive. I wont release the budget unless im trully satisfied with my own search.


the house build up area is around 6300 sqf. with the following area

2 living halls
7 rooms
1 library
wet + dry kitchen
1 store
5 bathroom

the cheapest quotation we received have the following item

living hall - 3 nos standard plug each + wiring for fan & lighting & aircond
room - 2 nos standard plug each + wiring for fan, lighting & aircond
library - 2 nos standard plug + wiring for lighting and aircond
dry kitchen - 5 nos standard plug + wiring for lighting
wet kitchen - 3 nos standard plug + wiring for lighting and fan
store - 1 nos standard plug + wiring for lighting
bathroom - wiring for lighting and 3x1 nos water heater plug

This post has been edited by RS232C: Aug 29 2011, 08:47 AM

Why change to 3 layered wall ?? Btw, the project looks awesome.
Money issue is very sensitive especially among so many members. Better get all the cost confirmed.

I'm abit doubtful with your sister PM skill..

RM700k include what item? Based on your photo, you should have finalized your roof design c/w shop drawing for Approval..

For all Mechanical works, should us piping should have proceeded as per design.. How come you still looking for WC or any other fitting..

For electrical works, u need to finalize your contractor ASAP as the brickworks is moving.. Does your project have a M&E consultant?

This look too few for a bungalow. And how many looping are we talking? I'll suggest to have two DB box.. One for Ground, another for first floor. Depend on your room size, you may need 2 for a typical 100sqft room, to maybe 4 for larger and longer wall. How about parking porch? you need to have power socket also.

sl2007 is right, your M&E should have been finalized, looking at the architect you should be able to design number of wall socket, and estimate lighting.

For such a big house, is better to run centralized water heater.

BTW, water heater mixer is not cheap. Around 500 - 1k for a good mixer.

I only know the surface of the detailing works. She gave me the quotation to release the budget however i decline to release it. it just that i dont like the wiring contractor all 3 of them and i would like to open my options open as of now, my dateline to get few other quotation is 2nd week of September.

Construction will stop for almost 2 weeks as all workers going back for raya. thus im taking this opportunity to seek for one. else we will proceed with the one in hand and cant cut the cost for wiring and have to cut from other section.


the one i listed is the one comes under RM35K quote. the other 60K quote have bunch of other listing including unnecessary 6 nos commando plug located outside the house (couple each location)

6300sqft trying to do under rm1 mil... Good luck.

Anyway your electrical is severely under design. In the living room, for example, you need plugs for tv, Astro, DVD, amp, sub, etc and these are only at the tv area (I would recommend at least 5x13A points there) that about the rest of the living? Stand lamps, mosquito coil , all sorts of charger, vacuum cleaner, etc. Better to have over design the electrical than to overload it later. You already spent so much on the house and this is not the place to save. Save it on cheaper finishes. Thing that can easily be upgraded later. Electrical is very messy to upgrade later.

Again remember that you are building a bungalow. Furnish it as one. Don't use instant hot water. Use the tank type. Think some forumers confuse it with centralize water heater. Tank type is the one where there is a tank boiler in the ceiling of every bath. I recommend to use individual tanks for each bath unless they are adjacent to each other. They cost similar to a normal instant water heater but you need to add extra plumbing and mixers. Don't use centralize water heater cause you will be heating water that you not using. Small tanks will just heat water that you want to use

talk to your sister. If she has any experience then she will know where to save and where to spend (the true value of a good consultant) and not just make fancy over design houses.

use solar heater better ... go green use the sun that is free

Do the out door plugs. Especially since your house is so big. You never know when you will need to use it. Think when you have garden BBQ and gathering, then at least you have power for your lightings and fan

Get it right the first time. It will be worth it in the long run.

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Added on August 29, 2011, 12:01 pmDon't use solar heater for a house this large. Efficiency rate very low and the extra plumbing will cost a bomb.

Solar heater don't really work in country like ours. Not enough sun. Don't get confused with hot and sun. Here in Malaysia, especially KV, we don't get direct sun. Too much clouds and haze solar heaters are good when you have clear blue skies. We don't have that here so your solar heaters are running on their electrical heaters more than solar don't get conned by all the marketing. Understand the products.

This post has been edited by Bishop: Aug 29 2011, 12:01 PM

thanks bishop for the heads up on heating, zean did highlight bout this earlier and im actually looking into one of his solution (from his FB).

as for outside plug, Well 2 nos might be appropriate but not until 6, plus we do have 3

On the other hand, our 1 acre land do have 3 light pole just beside our grandparents house build 6-7 years back.

Also for dry/wet kitchen, please plan what equipments you plan to put there. Some may require more than 13A plugs (15-20A) -ie. Oven, large fridge, cookers. Also don't forget plugs for hood and burners. Go look in you existing kitchen and see how much electrical stuff you have, that is how many points you will need.

More is better, and make sure get 11 core armored cable up to the gate.

Also make a on/off switch inside the house so you can switch off the outdoor socket when not use. You don't want postman come in charge the phone

And get outdoor / weather proof power socket.

the way you guys comment, its seems like the 60K quote by one of the contractor make sense.

base on planning, the layout wiring for hall top use a visible PVC pipe between wiring points. but then they said the plaster ceiling should cover up the entire trunking. is it the correct way, i had an argument with my sis on this make it a must for us to have total plaster ceiling for all halls.

On the other hand, socket wiring will be run through pvc pipe conceal within walls. if we confirm with this contractor, they will lay those pvc piping before the inner layer wall stack up.

This post has been edited by RS232C: Aug 29 2011, 12:57 PM

Plaster ceilings- would depend on the design that your sis did. If the original design was opened then there would be no plaster ceiling. Ask her to give you a 3D sketch of the space and see if it is to your liking

If your sister is going for a natural look then no ceilings. Think - Kevin Low.

nah, i cant comment much on design since she design it to be the way my parents liking. We are pretty topup/contribute some money and arrange everything from them.

A forumer PM'ed me and would like to see the whole planning thus he can give me a rough figure quote.

If you building entire house brand new, is good to have all wires hidden in the slab. But this required proper planing early design of electrical points / outlet.

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Added on August 29, 2011, 1:56 pmcompare apply and apple, you can compare per point / outlet. If 35k give you only 100 outlets, but 60k give you 200 outlets it workout 60k contractor is cheaper.

This post has been edited by weikee: Aug 29 2011, 01:56 PM

Very big bungalow. For 6300 square feet, my estimate for everything is at least 1.8m, move in condition for simple interior only.

Good luck and looking forward to more photo

This post has been edited by fyseng: Aug 29 2011, 03:05 PM

do you mind to mentioned what does the RM700k has covered so far? From the photo I can listing down for you the following items :-

A) Roofing
B) window + glazing
C) floor finishes (natural stone, tiles, timber flooring or etc)
D) wall finishes (ditto)
E) painting works
F) hard landscaping works
G) soft landscaping works

If your RM700k hasn't include the above work.. Better start planning your financial as well as finalize your design...

A) Roofing YES
B) window + glazing YES + grill + railing
C) floor finishes YES tiles ground floor + fully timber flooring for upper floor
D) wall finishes (ditto) YES + custom teak door for all door except bathroom doors
E) painting works YES
F) hard landscaping works NOPE
G) soft landscaping works NOPE


the amount will reach almost 700k with below item in place
1) wiring - the one quoted 60K
2) additional 2 big pillar at car pouch (without the pillar it will look super weird like mini shopping mall ) total almost 25K
3) 'kampung style' gazebo right infront of house 10K
4) piping and sewerage 50K (25K alone just to create one deep 'dumping sewerage system' area bout 30 meters from house as kampung area do not have indah water kind of waste sewerage)
5) 50K buffer for all item A-E and 1-4

will snap some pic tomorrow as im going back to sg buloh for raya.

Good point.
My wiring man told me a story where burglars uses the outdoor socket to power up their power tools to saw through the window grille when they were breaking in to a house

The plumbing cost for a solar and storage heater is the same. U nd to connect the copper pipes from each bathrooms upto the ceiling. Alternatively for storage heaters, u can just prepare the copper pipes above ur bathrooms but that would cost u a bomb as u nd one storage heater per bathroom. If u have 5 bathrooms u nd 2 get 5 storage heaters but for solar, one is sufficient.

Just to share my experience using a storage heater.
I just came back from PD, stayed at Legend international water chalet. Was disappointed with the shower as they are using storage heaters. Before i could shower, i nd 2 turn on the storage heater like 5-10 minutes. After 10 minutes, the water is still warm only, i nd 2 turn it to maximum hot without mixing any cold water. Bcoz of that, the water pressure is weak. The next time i shower, i turned it on for 45 minutes and that is when i could really enjoy my shower with strong water pressure and the water is reasonably hot. After my shower, my friends nd to wait another 5-10 minutes before they could take their showers.

Usually hotels like First World use centralized system, u can get hot water in just 10 sec, dont have to wait and the water pressure is strong. Would u wanna wait for your shower after a hard day work when u got home?

This post has been edited by zheilwane: Aug 30 2011, 03:32 PM

Those centralize heater for hotel is different from home storage heater. I use joven storage for my home. 1-2 minute and the water is hot enough.

Copper pipe is very very expensive. Prefer to install one storage for each bathroom. 4 years ago my plumber charge me RM 900 to connect one storage for 2 bathroom. The copper pipe length is about 75 feet. Storage heater only cost few hundred each depend on size.

This post has been edited by fyseng: Aug 30 2011, 04:15 PM

i guess u r using 3 or 5 gal. Legend should b using 10gal or more that is why it requires a longer time to boil. U can actually roughly estimate, to boil a kettle of water u nd few minutes, boiling a tank with 10 gal of water, it will definitely take a long time.

If u like centralize heaters like hotels, the only solution is to go for solar heater.

Estimate RM3k for each bathroom for copper pipe + cold water piping
Would advise to add pump for better water pressure
Stainless steel water tank x2, location to install also important.
Design the cold water piping when no electricity supply you still have water supply either from water tank or direct to your toilet

Water storage heating piping can be difference from solar piping, can be 70% difference.

There are two ways to install storage heaters. Assuming u have 5 bathrooms.

a) You could connect all the copper pipes from the 5 bathrooms and go all the way up to the ceiling, then get 2 - 3 storage heaters, some wanna save $$ get one big storage heater. The plumbing cost for this is same as solar heater.

b) You could install one storage heater in ur bathroom or hide it above your plaster ceiling. Either 1 or 2 bathrooms share one storage heater. So, for 5 bathrooms you might nd 4-5 storage heaters. The plumbing cost is much cheaper this way but u nd 2 spend more $$ in buying more storage heaters.

You can get a big storage tank to supply hot water for all 5 bathrooms but the bigger the tank, the longer it takes to heat up the water as the heating element is still 3kw no matter whatz the size. It is recommended to get one storage tank per bathroom. If you are planning to get rain shower and mixers for your master bathroom only, YES storage heater would b a good choice but for whole house, Solar Heater is a better choice. Once u use solar, you will never wan to get storage heaters again.

This post has been edited by zheilwane: Aug 30 2011, 10:49 PM

No tel pt, Tv pt, Astro Pt?? for kt, beside std plug, no plan for oven/ streamer/ induction hob/ infrared hob/ hood??
no cost for DB, cable from TNB meter to your main DB( u don't want overhang cable from TNB pole right!!)
sub main cable

no fencing, auto gate for bungalow


but 750k for 6.3kbuilt up = mission impossible

Thats why early design for M&E also so important.
Make sure that the autogate controller located outside where place hardly to reach. Dont put it near to the gate itself... Most power tool need more then 10amp fuse, isolate the autogate to a dedicated line and just put the 5amp fuse... So if someone would like to tap from this line, fuse will break first due to overload.. Early prevention...same to ur outdoor lighting and pool pump..

detail electrical quotation

1) 3 phase underground - RM8500
2) 24 way 3 phase metal DB (2unit) RM5600
3) Surface metal panel - RM 650
4) Eathing - RM1200
5) PLC Downlight Point- RM 55each x (number of points)
6) Fluoresence Lighting Point - RM55each x (number of points)
7) Wall Lighting Point - RM55each x (number of points)
8) Fan Point - RM90each x (number of points)
9) 13A Power Point - RM85each x (number of points)
10) 20A Power Point - RM120each x (number of points)
11) Tel Points - RM100each x (number of points)
12) AirCond Points - RM250 x (number of points)
13) Astro Points - RM100 x (number of points)

If any wiring contractor can give cheaper than this based on rough quote. let me know


No we dont use auto gate since this is kampung area.

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Added on August 31, 2011, 1:35 pmwell, once complete. will let know whether its possible or not. the way i see it excluding furnishing on 2nd floor rooms, its possible,


Ceiling finishes Quote

1) Plaster Ceiling with paint - 642unit in m2 - RM17976 which includes L box, Belmet, Step cornies based on the floor plan design

Painting
1) Externall Wall, 608 unit m2 - RM7296
2) Internal Wall, 1966 unit m2 - RM 15728

Internal Wall Finishes
1) 18mm plaster to walls, beams and columns, RM45218

External Wall Finishes
1) 18mm plaster to walls, beams and columns, RM17024
2) to isolate column, beam & RC hood RM2000

Timber Flooring
1) Laminated timber flooring (selected area only), 250 unit m2, RM15000
2) MDF 100mm skirting 569 unit m2, RM9673
3) Staircase with riser, 19 steps, RM5700 (merbau TG or Solid hardwood)


Plumbing Manage to get more discount down to RM45500 (including water pump RM2000)


This post has been edited by RS232C: Aug 31 2011, 01:46 PM

The internal wall finishing-plastering price per sq meter seem to good to good to be true
Or the price u mention is only for labour only, not include material like cement, sand.....

that is the quotation given, im just copy pasta

price for material, brick,s cement etc etc is on another column of quotation which i dont think i can disclose, since its consider below market selling price.

nice one..following ur thread ^^

so that is the labour's price only lor...

the painting price @ rm8/m2 for internal, rm12/m2 for external is like high rise project price already, just make sure the sub con give u quality paint.

another thing is the MDF skirting, imo is better to use those solid wood skirting like nyatoh, as the skirting will get wet when you mop the floor.

Please continue to write about your house construction and provide us with more photos.

Thanks.

not much off progress, as mentioned the work stop during the whole week of raya and this week.


Anyway, Already appointed a registered contractor which is also a forumer here. very good pricing. thinking about sub-con the plumbing work to him aswell as the pricing is attractive.

if you want to save on light fitting, can go to dazzling lighting fair this saturday (10 sept). 20% off from philips lighting products

So is your house finished ?

what is the progress..no update for months..