Hi guys, I have an old double-story house that required full renovation and after reading the posts in LYN, I am a bit confused regarding the Architect, Interior Design, CCC, CF, work permit and etc. Hope can get some advice here.
I met some renovation contractor and has given some simple plan. He said I can go to DBKL/Land Office (forgot which) to buy the standard plan and submit to get the work permit and then after work completed, re-submit the plan to get the Certificate.
It doesn't sound like a proper process so need advice here.

The work.
1. Full knockdown and redo the front gate.
2. Extension of probably 4M at the back
3. Re-design or relocate the ground floor room
4. Re-design or relocate the 1st-floor room
5. Maybe extend 1st-floor master bedroom
6. Re-do all wiring and plumbing

Question:
1. For now, I want to design the house plan first, so I should just get Interior Design to design the house plan first, right?
2. Once I have the design, then I can get the various contractors to provide their quotation?
3. Then get the Architect to draw up a proper plan for submission?

Will post more question later.

Thanks.

This post has been edited by d100200: May 28 2020, 05:20 PM

I am in the midst of renovation 'process', ie awaiting submission of plans to local council which seem to be closed throughout this whole pkp, pkpb period. Not sure if my situation is the same as yours. I am extending back and sideways. I think for straightforward extensions to intermediate house, local council's do provide pelan setara, but I am not sure if relocating toilets/rooms would come under straightforward renovations. You may check at the local council office and ask them.
Mine doesn't come under standard, so I managed to get a draftsman to do the drawing of the plan. ID would cost a whole lot more, so since I have roughly an idea of what I want, the draftsmans drew up the plan and after many edits, we finally agreed on one. He would also ensure that it is within the council's requirements. Draftsman will also be submitting the plans to the local council for approval, after which the renovation can start. The draftsman will engage structural engineers etc if needed. Fees depend on complexity of the job. ID would reduce your headache to figure out flow/design but some contractors can do simple ID as well I think. Need to figure out your budget for it all. All the best.
Below is example of local council pelan setara.

http://www.mbsa.gov.my/ms-my/mbsa/perkhidm...m6rDQ1JHySEASNg


This post has been edited by Dfuzzy: May 29 2020, 05:18 PM

Think you have it backward. Archi, Civil Engineer then ID. Archi to visualise it, engineer to design and ID to fit out the place. Archi and Engineers are lawfully authorised to sign on the drawing plans and make submission. Not sure about ID. As this is a renovation, you just need to submit the proposed changes and get is approved before doing the work. CFO/CCC is issued on completion of new buildings and not necessary to reissue for renovation unless it is major like a complete rebuild. Some authority might require to show the CFO/CCC issued before plan submission. Item 1 and 2 usually would attract attention as it involves setback limits. Item 4 also if you intend to raise the roof above original height. Usual practice here is to appoint a c. engineer or archi as they can work together to make it happen. You can find ID first but they will end up hiring them at a higher cost.

draftsman are not authorised submitting authority unless they are over 60 years old using an old provision allowing them to do submission. That person would most likely pay an engineer or archi to sign the plans. The link you have is an excellent resource but the rates vary according to council.

@Dfuzzy

Thanks for sharing. Yes. I have a rough idea of what I want and I need a better idea of how to design the 1st floor especially room arrangement and some space design.


@Craider2

Like I mentioned above, I have some idea of what I wanted but I need someone to help me design and give me suggestions. So do I engage the architect or ID?

archi or c. engineer if simple renovation. you can hire ID first if you want your interior look to drive the design of the house.

I bought an old semi-D and want to do a renovation. More or less same scopes like your case, i.e. extensions for both front and back, redesign the room layout. and etc.

I understood DBKL approval is required once there is a change of external. To obtain DBKL approval, you can hire (1) an architect (2) a draughtsman.

I designed my own layout and have asked a few contractors to quote the prices. I thought I could save some money by hiring a contractor who could also offer the services of a draughtsman to draw the plan and submit to DBKL. However, the magnitude of the differences for the prices quoted by the contractors were quite big. The highest was 4 times of the lowest. One of the contractors (who is a forum member) here advised me to engage an architect. Draw up the technical drawing so that I could get apple-to-apple comparison.

So, I engaged an architect who is also a forum member here. He is helping me with the design and structure engineering with a bit of ID. I have viewed his design and like the ideas proposed. Once he completes his final design, I will invite the contractors to quote again.

Therefore, if you are going to spend a few hundred K for your renovation (in view of your scope), I think it is better to find a talented architect who could offer you more than technical drawing, DBKL approval and the final CCC. The investment of his/her services would help to add values to your house.

This post has been edited by ongss: May 31 2020, 07:43 PM

@ongss

Thanks for sharing. That is exactly what I have in mind. I have a rough idea of what I wanted on the design but I need their expertise to help out the design in a better way.
So I am not sure whether to engage Architect or ID because I presume Architect only draws the technical plan for submission.
But I need help in designing the house plan.

Depends on your budget. I have checked with a few forum members here. Internal changes do not need DBKL approval. If your design is simple, you can buy standard plan. Or, you can get draughtman to do so. Some contractors can help to get the draughtman's sevice for you. For my case, the same sketch led to two extreme quotations. Some contractors also pointed out my own layout design is not efficient. So, I engaged an architect. There are a few architects in this forum that you can consult.

Architects should be able to provide a one-stop service while interior designer requires other consultants to assist in the submission process. Draftmen can assist in the submission process but client end up running the show themselves in terms of construction.

Personally I would always advice clients to opt for an architect/designer that provides one stop services from initial design up to CCC issuance and are independent from the contractors. This is solely because the designer can play an objective role during construction to evaluate job status, quality as well as any variation that may occur.

I sent you a PM a few days back for the consultant contact, do let me know if you are interested, thanks.

4 meter at the back? Its so spacious ~~~~ just be aware of the set back requirement for an extension by the authority.

First and foremost, set an ideal budget. And how much for wet work and how much for ID.

Then you should have a clearer picture on where and how you wanna spend your money $$$, especially the economy is not good right now.

1. If your budget is very limited (<150k) > just change the internal partition and configuration. directly engage contractor is not a bad choice. just choose wisely. an experienced contractor can advise you on it as they are the one who does the work. They are more cost-sensitive. Designer and architect can be lost touch on the cost sometimes.

2. If your budget is just nice (>200k)> get an ID and figure out proper space planning with them. The extension plan can just go for the local council standard plan, so you can save money without the need of hiring an architect. Your end product will be more complete where ID have figure out all the furniture and lighting placement for you.

3. If your budget is unlimited > get an all-in-one architect who can take on the whole job for you. So you can just sit back and relax. Architect arranges the c&s engineer, settle the ID for you, appoint a contractor and even help you coordinate/monitor the construction work.

By the way, I am an ID contractor too.

Planning to some renovation work after staying 10 years..hopefully some sifu can give estimated price for the work

1.Make gate wider by demolishing mailbox - Do I need to buy new gate or there is way to modified it?
2.Relocate from side door to middle door so need to rebuild 2 Windows + security door.
3.Build 2 pillar to support balcony
4.Build roof+extension for 2nd floor room - Previous contractor claim existing kitchen extension can support 2nd floor extension.
5.Re-paint whole house
6.Demolish 2 walls

Hi guys, Need advice on my condo (residential) renovation. I reno works was stopped for 3 months due to MCO. Now I want to continue again but management says DBKL not approve for any renovation works. They keep on asking me to wait and wait. I can't find the source of info that says any renovation not allowed now . I told them government already allowed with info from housing ministry but they refused to listen. Any advice?

Thanks for sharing. Pls PM your contact.

For now, I would like to engage someone to do the house plan design first. I want to gauge the wet work estimation.

Hi, I am able to assist on this, PM-ed you earlier.

It seems like mostly on wet work scope. If u needed, i can recommend my company contractor to u. They provide free quote service.

Wow, 4M at back! Your house must be bungalow lot~
Here is some knowledge i learnt during renovation on my boss house at The Mansion @ DesaPark City. For extension or any work exterior, normally need get approval by Majlis Perbandaran for your house area. For interior, can no need get approval.

How he do for his house after met few ID and contractor, he find a ID company to do his 3.5 sty + basement drawing, and he also find a main contractor to done those work. What he counted in his thought is ID with contractor to do renovation normally price are higher because commission are included in his final pay. So, he found that separate ID and contractor save a lot.

Luckily contractor given good workmanship and continue with our company few facial outlet. Now they are nearly complete our Mid Valley Boulevard shop. If u need for contractor contact, i can share to u.

Anyone knows link to previous forummer who had done similar renovation ?

Not sure if you need wallpaper for your house or not. Korea Wallpaper is doing a campaign now which they give 3 rolls of imported wallpaper for free, all you need is just click on the link below and follow the steps.
https://www.koreawallpaper.com/e/Free_3_Roll_SSL/form/zpy7m

Remember to click on the link in the SMS to get the voucher.

Hi would you mind to share the contact of the architect who is also the forum member here?

PM you his ID and also asked him to read the thread.

Hi, would appreciate if you could share his details as well. My fiancé & I have an old 2 storey corner lot that we plan to renovate in the future but have no idea where to start....

Hi, I have sent a PM to you.

Do pm me the architect contact you helped doing your house as well, thanks in advance!

This post has been edited by ehwee: Jan 6 2022, 10:00 PM

May I have his ID too? Please PM me, I am going through almost the same renovation as OP. Thanks.

From my opinion , it really depends on how you reno your house, certains contractors told me that i dont really need to apply permit fro the Mpbj or dbkl, you should also see how is your connection with your neighbours, whether they are being an a$$hole to complain on the renovation going on at your place

Hi all, I have sent your his contact.

My renovation was stuck for a while due to the MCO. Nevertheless, I got a few benefit from the architect drawings, e.g.

Set up the unit prices for each type of works. It would be easier to do apple to apple comparison when selecting contractors as well as pricing for variation order. I got the unit prices for

- Demolition cost per sqft. The price covers hacking and removal of the debris.
- RC slab per sqft for 6" thickness. The price include both 16mm steel bars, cements, etc.
- Unit price RC column for 3.6m heights per engineer drawing.
- Unit price RC 600mm or 450mm beam/ground beam.
- Waterproofing per sqft.
- Manholes per unit.
- Labour cost for the tiling (based on the size of the tile and by Sqft)
- Per sqft for metal roof.

For plumber/sewage/bath-room, most of the contractor quoted by rooms.

The architect drawings can help you to prepare your own Bill-of-materials, it can also help to gather the requirements e.g. door schedules and door frames.

Another lession I learn: negotitate the fees as well as the fees for resubmissions. I have two resubmission.

Lastly, if you are renovating very old semi d or corner house, I personally think it is best to knock down completely and rebuild. I made one mistake by expanding. Later on, part by part, I totally demolish the whole house. That cost me about extra 10 - 20% in total cost. It also drag longer.

Not really, for the jalan I do my renovation, there are 5 on-going renovations. DBKL visited frequently. One of my neighbours did not apply the approval and his renovation was stopped and sealed by DBKL twice. Frequently, because of this neighbour's problem, DBKL officers took the "convenenience" to visit my site too.

So, for any renovation involving external renovation, best to apply for DBKL approval. Furthermore, if you don't get the approval, you can't quote the new areas in the SPA. For example, if the old build-up is 2000 sqft and the new area is 2800 sqft, any future SPA can only quote 2000 sqft if there is no approval from the local council.

This post has been edited by ongss: Jan 7 2022, 12:26 PM

i am extending my kitchen now, touch wood so far no council come and disturb yet.
May i know how much did you pay to apply for the permit?

Mine is more expensive as submission is only small portion of the work. You can check the thread and probably can find a draughtman to help you?

https://forum.lowyat.net/topic/4538282
https://forum.lowyat.net/topic/3490827/+600

hi could i have recommendations for someone to draw me a plan for house renovation to be submitted to Majlis Putrajaya?

Planning to renovate my old double storey intermediate house, any contact for ID that can do everything?

Hi, can you please PM me the contact for the architect service? How much does it cost?

My renovation actually is interior only but it involves toilet relocation and some wall hacking so I am not sure if permit is required. However, some MBPJ officer already come by and ask to "settle".

This post has been edited by Duckies: May 13 2022, 02:31 PM

I will PM you his contact and website.

But, actually, if everything is internal, I don't think you need MBPJ approval. Usually, it is the contractor's Roll-On Roll-Off bin that causes the problem. Your contractor places the bin outside your boundary?

The bin we put it outside but actually we can put it inside also. I don't know why MBPJ insist for permit cause my renovation is 100% interior. But then I have some wall hacking and toilet relocation which kinda borders "structure" changes so...

Probably your wall is the issue. Actually, if your house is located at KL, DBKL will seal the site immediately if you don't have permit.

So, if I were you, I move the roro bin into the boundary. Somneone might have complained. Normally, town council folks don't round housing areas unless someone lodges a complaint.

Tong placed at public domain will get saman as MBPJ enforcers do their rounds checking.
Your case need at least Permit Kerja Kecil, which you can self apply at MBPJ without requiring architect or drawing. This permit enables you to place building material and tong at public domain legally.

Anyone have contact for architect and draughtsman? Can pm me coz I am planning to do renovation under dbkl