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cheeryble

House Build stage payment scheme?

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Hi

 

I have to talk to our prospective builder very soon to formalise our house build.

Presumably the main points should be set out on paper in duplicate....including the payment stages.

He is a very decent guy and has been throughly professional and energetic in our early dealings and I believe I have a very good price.

It will be on the basis of a price for the job with me providing kitchen and bathroom fittings and any extras.......for example I have asked for "cut mun" polished concrete floors, but an extra will be a few areas which will be tiled and some tiles embedded on the border some places.

 

Anyway though he's a good guy I'd like to know what would be a normally acceptable and fair scheme of payment stages and would be interested in any areas which can be a problem.

Naturally I'd like to keep the final payment as large as possible to get the place finished in a timely manner and also properly done to pass muster. Whats the best way? What have people regretted in their payments? In fact what have posters regretted in any way?

 

Thanks v much!

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If he is a pro, you should get a contract that will likely be in line what he normally does (for payment schedule).  Contracts are negotiable until sign-off though, so if you are uncomfortable with anything, bring it up (and don't be shy about it).  In my experience (to wit) a final payment of 10% is about the best you can expect.

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The wealth and range of experiences (the good, the bad and the ugly) will be interesting to follow.  I haven't had the patience or confidence in a local builder, to pull the trigger on a build .....yet.  

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If your builder is as easy going as you say, you could split you payments into 15 stages, which makes it easier for you to manage and ensures he gets something every 3 or 4 wks.

the usual 6 stage split of ground floor slab, First floor, roof,1st fix electric, rendering blah blah blah isnt accurate enough and can lead to rushing and doing pretty much everything out of order.

I am quite happy to call around and help you group all the different stages into a payment stage and thereafter giving each a value.

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IIRC we had 10 payment stages including an initial "get started" payment and a "final completion" payment. I don't recall the percentages. 

 

Doubtless Madam still has a copy of the contract filed, I'll see if she can find it.

 

In the end we ended up advancing on some payments (when all the Khmer workers got arrested for example), but we had no real issues.

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When I built my house the payments were split up by major completions, after the initial "down payment".  The builder for instance got his first payment when the foundation had been set, and then when the walls went up, etc.

 

What we did do was hold 10% back and paid to the builder then the project was 100% complete, this helped with cost over runs, since the builder knew that he was paying for those overages from his "funds"  

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Posted (edited)

Thank you kindly for your answers.

 

Bangkruatsteve:

Although he's a young man at 30 his father was a builder and may be on site, I got a detailed pricing for all areas of work, and he had plans drawn and submitted to the tesabahn all in a timely manner. He was recommended by a friend whose house he and his guys mostly built........but via a main contractor who my friend wasn't so happy with......funny enough to do with not finishing things properly which shows how essential a decent sized final payment is. This guy obviously enjoys his work and is hard working and amiable.

 

CanuckThai:

True there is a wide variety of satisfaction when a house is built and you must sort carefully but I think there are plenty of good ones.

 

Eye-catcher: 

Very kind offer thank you. Would love to meet and chew the build (you must know I'm in CM) though missus says we have to dig the first hole the auspicious day of 26th and builder would like to get paperwork sorted tomorrow Wednesday which is fair enough. SO you'll be most welcome to visit or meet for a coffee but doubt we could make it so quick?

In any case I'll add a couple of pics from the rough plans and explain some amendments so you get the idea.

 

Crossy:

Ever helpful thank you 

Love to see yr contract. Funny enough the missus took the initiative and downloaded a general contract form from the internet.

I think it only has the very basics and I daren't wake her she just got home from double night shift at Ram.

She also knows about the initial payment he's asked us to prepare she mentioned 100k which would be approaching 15% of this main part of the build.

Crossy I'm going to PM you the elec page of the pricing maybe you could give the once over. 

I notice he has allowed 250 baht each for supply downlights (example) ......this is a good sign as many local builders would be allowing for the 39 baht ones which are even used in most of the new condominium buildings. When I asked what brand of fittings he would supply he mentioned panasonic......unheard of in most Thai houses. (I had said I required plentiful and decent electrics, and will have to add to what looks like 12 walls sockets for this main bit of the house.)

 

Langsuan Man:

Sure the main thing is to hold a substantial amount for final payment when ALL work is complete, and be sure they know one is firm about this from the get go.

 

Pics below.

Please note that the two 4x4 areas......one internal, one roofed external.....bottom left on the floorplan are already built and the future additions behind them for store and Thai kitchen and bathroom are not included in this contract I'm keeping it in bite size lumps. You can see an empty area between the two structures. In fact the 3D view is to be amended the new build will be a little higher than the existing chalet, so the chalet's roof will be extended across the 2.5 or more probably 3m "gap" and fit to the wall of the new house whose own roof will just come out a metre over the lower chalet roof. This will allow a better quality of roof for the house with no unsightly join.....the chalet was originally going to just be a storage place with no house. This will allow a room to be built in the gap with barely more than a sliding glass door front and back as two walls, roof and floor will already be built. Study/exercise room or meditation room? Anyway that's not included just the roof to the new house and concrete floor in the gap. You'll notice lean to structures left side of floorplan these will come mostly to the new garden wall and in one case close to allow access and piping underground. The green area near these lean to bathrooms will be rather like an atrium (water plants etc?) which will give a nice look out from the bathrooms, main bedroom, and "gap" room. and maybe even get a hammock, and bring much more brightness than normal to the bathrooms.

The verandah roof and floor south of the the living room will be 2.5m  wide or more, bigger than shown and offering a nice view looking north over the pond and to the orchard area.

There is a roofed and floored double car port top right allowed for in the price but the drive will be down to us and probably just be poured stone for now.  Sorry about the bold I'm not shouting it just came.IMG_4459.thumb.JPG.07fc4add13565110461bbfad170c3151.JPG

 

 

 

IMG_4457.JPG

 

Edited by cheeryble

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Do make sure that you have more than enough power outlets, better to have more than enough than to have snakes.

 

FWIW we probably have enough in our livingroom/kitchen with 30 doubles.?

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Posted (edited)
4 minutes ago, sometimewoodworker said:

Do make sure that you have more than enough power outlets, better to have more than enough than to have snakes.

 

FWIW we probably have enough in our livingroom/kitchen with 30 doubles.?

30 in one room?

Is it the Palace of Versailles?

 

ps just remembered another plus point for the builder.......without being asked he has included a piped anti insect system under the house. How cool is that......hadn;t crossed my mind.

Edited by cheeryble

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The underfloor termite protection is not expensive so its bells and whistles. I paid for independent installer and it was still only 50bt m2 including the first pumped spray.

 

Your builder isnt called Bom by any chance? You are describing exactly someone I had to step into to help my friend sort out his house build in Nam Phrae...he judged the book by its cover which is always a mistake when finding builders

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Posted (edited)

Not Bom, Eyecatcher

 

pps North is downwards on the floorpan not up

Edited by cheeryble

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Posted (edited)
1 hour ago, cheeryble said:

30 in one room?

Is it the Palace of Versailles?

 

No, I hate unnecessary snakes.

 

IMG_4650.thumb.JPG.10a7dc0764ff635d718a679a199b630e.JPGIMG_4651.thumb.JPG.ecac09f93d83b3ac33f10cc4529f4c79.JPGIMG_4652.thumb.JPG.ffb46a5212ff85ed49178ffd02c09e08.JPGIMG_4653.thumb.JPG.84db194d01003f4b25b80099c4c05db1.JPGIMG_4654.thumb.JPG.2e791c8b65fe6a319a2cdf0e8674fb2e.JPG

 

The workshop has quite a lot more. Than that.

 

IMG_4656.thumb.JPG.d36b274997dc77088a837fb92a0037d5.JPG

 

The main point is that as you are building building it is easy and cheap to install power points, probably only a couple of hundred Baht each, after you have built it is probably over 1,000 Baht each plus the making good needed.

 

Do we have more sockets than we will use in the livingroom? Probably, but we will always have a socket near where we need one.

Edited by sometimewoodworker

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What is the building cost per m2(excluding finishes- bathroom,kitchen,tiles,windows,doors etc) in Thailand as I am looking to build in Phu Ruea next year

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3 hours ago, Johan drc said:

What is the building cost per m2(excluding finishes- bathroom,kitchen,tiles,windows,doors etc) in Thailand as I am looking to build in Phu Ruea next year

It can be anywhere from 3,000 Baht per square metre to over 30,000 Baht per square metre. 

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BANGKOK 25 September 2018 23:38
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