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The house that boards built!

135

Comments

  • #102
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Ferocious wrote: »
    Again, great idea for a thread and fair play to you Quazzie for spilling it all out and leaving yourself open to criticism but you seem to have a good attitude to it.
    Thanks.
    Ferocious wrote: »
    It may not be directly related to the build but to pick up on something you’ve mentioned a few times as a delay – signing over the site.
    How long can this take and what causes the delays?
    Its just a delay in the solicitors and obtaining the appropriate maps from the planning authority. Its nothing major for us as the time it took to obtain planning permission, meant our mortgage approval expired so we had to do a full reapplication. We got approved again but its just delays that have to be played along with to keep the appropriate people happy. Patience is a virute.
    Ferocious wrote: »
    The architect said I shouldn’t bother doing anything about it until planning has been granted which made sense I suppose but I wouldn’t like to let it hold up the project. Would it be correct to presume you can still commence the build before signing over the site, but it’s required by the bank to release any money?
    I'm lucky enough that the land we are building on is family land, so we could start building immediately if required. I would however advise not to start building until everything is signed and in your name, because no matter how unlikely it might seem nothing is done and dusted till its on paper.


  • #103
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Just a small update.

    Finally putting the last additions to all the paperwork. Met the evaluator yesterday that is submitting an evaluation in for the mortgage. Filled out the commencement form and will be submitting today so will hopefully have the form at the end of today, just in time to dig test holes tomorrow for the engineer to decide on foundation type. He already said he thinks that strip foundation will do after seeing the percolation holes but I want to be doubly sure. Signing over of the land is officially on Tuesday so hopefully this will have a snowball effect on some progress. It'll take a few weeks for mortgage payment to come through but we have a small bit set aside to hopefully get us out of the ground at least. (providing the engineer doesn't recommend a raft foundation)

    EDIT: I've just heard I'll be getting my prelim BER, upgrade suggestions and Specification from sydthebeat this weekend too. Feels great to see so many things happening all at once

    I was reading through this thread and I was thinking about how I have my budget set up. I have attached an .xls (excel) spreadsheet that I am using to come up with figures for each section of the build. Some might seem a bit high, and some might seem a bit low but that is based on where I think I can or can't make savings. I'd appreciate any views people have on this or indeed if they see an error I might have earned. Hopefully it might help some people in the future when trying to work out their budget.

    To use the spreadsheet just input what you expect your overall budget to be in E3. The formulas are set up to work the rest out for you.


  • #104
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Just an update.

    Looking for some services and hoping for recommendation by some boardsies. All via PM of course. I'm looking for the following people preferrably from the Offaly/Westmeath/Kildare border areas:-

    Quantity Surveyor
    Plumber (preferable RE experience)
    Carpeneter (1st&2nd Fix incl kitchen installation)

    I am also interested in any recommendation for the following service providers

    HRV
    Photovoltaic Solar
    Flat Panel solar for DHW

    I will update this post or repost as required during the build


  • #105
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Signed my mortgage papers finally yesterday after some really drawn out interaction with out solicitor. Because we obtained the site from her family, it was made as a gift to her, and I could not be part of that as to do so would have left me liable for tax/stamp duty on my share of the gift.

    From my understanding of the situation it works like this:

    1. Her solicitor, contacts the land registry office, to apply for change of ownership, from her father to my wife.

    2. Land registry returns the map, with all transfers complete, apart from legal signing.

    3. Wife attends her solicitor to obtain advice and sign both the land transfer, and the Mortgage papers.

    4. In order to leave myself exempt form having to pay tax/stamp duty on the gift/site
    I had to obtain, independent advice and sign my mortgage papers in front of a separate solicitor.

    5. We then both sign a form to be witnessed by a "Peace Commissioner" which basically states that the land that was given as a gift to my sife is effectively both ours and will officially become joint owned land in three years time (the time frame that leaves me exempt from paying the tax/stamp duty)

    TIME FRAME START TO FINISH: 2 Months, which I have been told is relatively quick for the land registry to reply.

    TOTAL COST OF SOLICITOR FEES : €2700, which I thought was extortionate, but again have been told its the norm.



    So yesterday the site was being marked out with levels and lime for my approval last night and we officially break soil today. It already feels like an age since we started this thing, but hopefully today, seeing the ground open before me I will really get some feeling of progression.

    Seeing something on paper and on a screen for so long, it doesn't feel real. Now the real fun begins.


  • #106
    Mrs Smith
    Closed Accounts Posts: 28 ✭Mrs Smith


    Hi Quazzie,
    I check in on your thread from time to time, my husband and I started our build on Jan 12 and house is being roofed at moment, although we have a contractor on the job we have gotten a good few hints from this forum.

    I just wanted to clarify the method of transferring the site with you as I am in the legal profession myself and I wanted to give something back to your forum.

    The way the transfer should work is that the solicitor drafts up the transfer and the relative signs it over to your partner. At same time you would have signed all mortgage documents, and you would have been independently advised about the site just being in your partner's name and mortgage being in each of your names.
    Once the site has been signed over by the relative to your partner, your solicitor should send their undertaking to your bank and request immediate drawdown of funds.
    The deed of transfer has to be stamped by the Revenue and then sent to the land registry-but none of this has to be done before you can get your funds, simply once the site is signed over the solicitor can send the undertaking in to the bank and get your money for you.

    It is a simple transaction and it should not take that terribly long. For example my uncle gifted me our site (pretty much the same transaction as yourself) and we had our first stage payment within two weeks of the signing of the transfer.

    Fees being charged are a little high but perhaps it includes the fee for the independent legal advice for yourself, which should cost no more than €300.00.

    Hope this helps you out a bit.

    I hope maybe this helps you


  • #107
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Mrs Smith wrote: »
    Hi Quazzie,
    I check in on your thread from time to time, my husband and I started our build on Jan 12 and house is being roofed at moment, although we have a contractor on the job we have gotten a good few hints from this forum.

    I just wanted to clarify the method of transferring the site with you as I am in the legal profession myself and I wanted to give something back to your forum.

    The way the transfer should work is that the solicitor drafts up the transfer and the relative signs it over to your partner. At same time you would have signed all mortgage documents, and you would have been independently advised about the site just being in your partner's name and mortgage being in each of your names.
    Once the site has been signed over by the relative to your partner, your solicitor should send their undertaking to your bank and request immediate drawdown of funds.
    The deed of transfer has to be stamped by the Revenue and then sent to the land registry-but none of this has to be done before you can get your funds, simply once the site is signed over the solicitor can send the undertaking in to the bank and get your money for you.

    It is a simple transaction and it should not take that terribly long. For example my uncle gifted me our site (pretty much the same transaction as yourself) and we had our first stage payment within two weeks of the signing of the transfer.

    Fees being charged are a little high but perhaps it includes the fee for the independent legal advice for yourself, which should cost no more than €300.00.

    Hope this helps you out a bit.

    I hope maybe this helps you
    Thats exactly what has been done, but you just explain it better. There was something about waiting for a folio, and maps to come back from the land registry that was holding us up(approx 3 weeks), but I just smiled and tried to be patient(as I'm not usually) and used the time to scout around for cheaper prices. Its also given me some time to finalise drawings and specifications. So I'm not too worried about the time delay. Due to my tight budget Im willing to sacrifice time for money.

    The fees includes all land registry, land transfer, mortgage review and advice, and independent advice fees, and they did supply a very detailed itemised bill so its clear where the charge comes from. So overall its probably about right I was just shocked as I walked in blind to the situation.

    Thanks for the explanation Mrs Smith, that does actually clear things up, and our mortgage crowd actually told us we can have our first payment early next week. So far we've been relying on savings, but thats only because we haven't paid any big bills yet.


  • #108
    Heatherview
    Closed Accounts Posts: 152 ✭✭Heatherview


    Hi Quazzie2002
    Great news im sure its a relief to be started. Now the hard work starts?

    Best of good luck with the build
    Heatherview


  • #109
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Just thought I'd add a list off all prices that I have gotten so far.

    440x215x100 5N concrete block @ 40.1c/Block*

    Concrete 25N @ €57.46 / cuMetre*

    Reinforceing mesh (heavy duty) 3000x1500 @ €35.25 per sheet

    Dumper hire for excavation work @ €88.00 per day

    Digger hire for excavation work @ €88.00 for duration of dig**


    I'll add and update this post as the build goes on. Please note that all prices include VAT and might be slightly reduced because my Dad and Sister are building at the moment too so all prices might include a discount for buying in Bulk. I'll try to specify where this is applicable.

    *Bulk price applies
    **From local or from friends so might be reduced price


  • #110
    Rowley Birkin QC
    Registered Users, Registered Users 2 Posts: 6,248 ✭✭✭Rowley Birkin QC


    Don't know if this kind of help has been offered previously, haven't read the entire thread, but I'm qualifying in June as a Town/Spatial Planner and I'm willing to help in any way I can. :)


  • #111
    conor2949
    Closed Accounts Posts: 57 ✭✭conor2949


    440x215x100 5N concrete block @ 40.1c/Block*

    Concrete 25N @ €57.46 / cuMetre*

    Reinforceing mesh (heavy duty) 3000x1500 @ €35.25 per sheet

    Dumper hire for excavation work @ €88.00 per day

    Digger hire for excavation work @ €88.00 for duration of dig**


    Quazzie2002,

    Those are very good prices.

    I've just poured foundations in south tipperary and

    25N Concrete cost €79.50 /Cu Metre inc Vat

    concrete blocks cost €0.55 /each inc Vat


    Are the digger and dumper rates for dry hire? I'm getting a 3cx and 6 tonne dumper for 1 week for €880 inc Vat for dry hire.

    All the best, intriguing thread!

    Conor2949


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  • #112
    D72
    Closed Accounts Posts: 7 ✭D72


    Excellent thread. I'm starting my own 1150 sq ft extention in the dublin area and i thought 60k was going to be real tough to get it to the finish even in todays environment with that.How much did your QS cost ?. Keep the breakdown of costs coming ...brilliant idea and thanks and good luck.


  • #113
    HobNob
    Registered Users Posts: 51 ✭✭HobNob


    Hi Quazzie,


    I've just got planning permission for a 2600ft story and 1/2 in
    the east Limerick area and I'm pricing around at the minute for
    labour and materials. and the prices you've quoted are very good
    for concrete and blocks and steel mesh.

    Can you PM me where you sourced these.

    Thanks

    p.s. great thread by the way


  • #114
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    conor2949 wrote: »
    440x215x100 5N concrete block @ 40.1c/Block*

    Concrete 25N @ €57.46 / cuMetre*

    Reinforceing mesh (heavy duty) 3000x1500 @ €35.25 per sheet

    Dumper hire for excavation work @ €88.00 per day

    Digger hire for excavation work @ €88.00 for duration of dig**


    Quazzie2002,

    Those are very good prices.

    I've just poured foundations in south tipperary and

    25N Concrete cost €79.50 /Cu Metre inc Vat

    concrete blocks cost €0.55 /each inc Vat


    Are the digger and dumper rates for dry hire? I'm getting a 3cx and 6 tonne dumper for 1 week for €880 inc Vat for dry hire.

    All the best, intriguing thread!

    Conor2949

    Can you explain what you mean by dry hire. We got the dumper delivered to site, on a lowloader at about 8.30 in the morning and was collected the next moring about 8-ish. We supplied our own driver, but never needed to put any diesel into it as it had a full tank on arrival.
    D72 wrote: »
    Excellent thread. I'm starting my own 1150 sq ft extention in the dublin area and i thought 60k was going to be real tough to get it to the finish even in todays environment with that.How much did your QS cost ?. Keep the breakdown of costs coming ...brilliant idea and thanks and good luck.

    Thanks. I never got a quantity surveyor. My dad has years of experience in the construction industry, and like I stated He is currently project managing three builds at the moment all within the our family so is hunting around for discounts based on large orders.
    HobNob wrote: »
    Hi Quazzie,


    I've just got planning permission for a 2600ft story and 1/2 in
    the east Limerick area and I'm pricing around at the minute for
    labour and materials. and the prices you've quoted are very good
    for concrete and blocks and steel mesh.

    Can you PM me where you sourced these.

    Thanks

    p.s. great thread by the way

    Thanks again. Best of luck with your own build also.

    PM Sent


  • #115
    soldsold
    Registered Users, Registered Users 2 Posts: 552 ✭✭✭soldsold


    Hi Quazzie,

    Great thread, hope the boards feedback gives you a better house in the end after all the work you will be putting into giving us updates!
    Just starting a 2500 sq ft one-and-a-half storey extension onto a small bungalow in Birr – would really appreciate a PM on where you got the concrete etc costs from!
    Thanks and best of luck!
    Steve


  • #116
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    UPDATE:

    Rising walls are finally up and 18 loads of filling is in. The rising walls are 7 rows high thus the need for so much filling and also the need for a concrete subfloor of minimum 150mm reinforced with A393 mesh as per engineers specifications. This floor will be resting on the side walls and all internal walls are brought up from the strip foundation thus resulting in the maximum span of the subfloor being 4000.

    So far there has been 4500 blocks(€1800 approx), 45cuM of concrete (2600approx.) used in the rising walls and 18 loads of filling(€), and thats before we put in the subfloor, insulation, UFH and screed.

    It seems we are burying a lot of money but at this stage you really do only get one chance at it so I've chosen to take things slow, pay for quality and get things right.

    My floor set-up will be as follows:
    (Bottom to top)
    min 300mm compacted Hardcore
    min 150mm poured concrete subfloor incorporating A393 mesh as per engineers specifications.
    140mm Kingspan K3 or equivalent.
    75mm Screed incorporating UFH.

    soldsold wrote: »
    Just starting a 2500 sq ft one-and-a-half storey extension onto a small bungalow in Birr – would really appreciate a PM on where you got the concrete etc costs from!

    Best of luck with the build Steve. I've a few PMs to get back to and hopefully sometime either before or during the weekend I'll try get back to them all. Apologies to all involved for any delays, and thanks again for all the support and feedback.


  • #117
    Zilog
    Registered Users, Registered Users 2 Posts: 333 ✭✭Zilog


    Hi Quazzie, excellent thread, our own house is at planning stage (actually just submitting "Additional Information" requested by DLRCOCO). It can be incredibly frustrating.
    To declare up front, I work with a company who design and supply HRV (Heat Recovery Ventilation). We can design and supply a DIY kit if that is of interest, or arrange full installation, whatever is suitable for you.

    As you are putting a lot of effort into insulation and will be looking at airtightness, we would recommend HRV so the money and effort you've spent on conserving heat is not lost through holes in the walls or windows. I would certainly be interested to read you thoughts.

    From my own point of view, traditional construction (i.e. insulated cavity wall) is the way I'm going for my new build parts. The inner leaf will act as a thermal mass to regulate temperature changes and smooth out peaks and troughs in temperature.

    Be interested to see some pictures as your build progresses!


  • #118
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Zilog wrote: »
    Hi Quazzie, excellent thread, our own house is at planning stage (actually just submitting "Additional Information" requested by DLRCOCO). It can be incredibly frustrating.
    Best of luck, hope all works out for you.
    Zilog wrote: »
    To declare up front, I work with a company who design and supply HRV (Heat Recovery Ventilation). We can design and supply a DIY kit if that is of interest, or arrange full installation, whatever is suitable for you.

    Its certainly something I haven't ruled out, and will be PMing you shortly for information on a quotation.
    Zilog wrote: »
    As you are putting a lot of effort into insulation and will be looking at airtightness, we would recommend HRV so the money and effort you've spent on conserving heat is not lost through holes in the walls or windows. I would certainly be interested to read you thoughts.

    I'll be putting effort in myself to airtightness to my best of my(and the boardsies) abilities. My reasoning is simple, keep the air inside and outside seperate and controlled to avoid moisture travel, and thermal movement.
    Zilog wrote: »
    From my own point of view, traditional construction (i.e. insulated cavity wall) is the way I'm going for my new build parts. The inner leaf will act as a thermal mass to regulate temperature changes and smooth out peaks and troughs in temperature.

    Personally I am building a 215 inner leaf first. Insulation it with 100mm/110mm pir, before building up the outside 100mm leaf. I feel that this is the best way to get structural stability and ensure correct installation of the insulated boards.
    Zilog wrote: »
    Be interested to see some pictures as your build progresses!

    I'll be taking some picture this weekend so will put them up on Monday.


  • #119
    poochie2009
    Closed Accounts Posts: 59 ✭✭poochie2009


    brillant thread man,excellent.
    iv just started my house in galway and im at the stage where iv the site cleared and stone in..33 loads of 3"down it took..as you say,putting money in the ground is worth it sometimes..
    pricing aroound for concrete and blocks and steel.
    so far iv one company get back to me.
    blocks are €550 per 1000 and concrete 30n is €76 euro.
    iv 5 more places to get back to me but thats the first..
    steel is the next and again ill post qoutes when i get them.offaly and galway are not far apart so maybe i could find someting that will help someone.
    the one area that confuses me is insulation...so many options..trying to decide whats best is a killer..:confused:


  • #120
    poochie2009
    Closed Accounts Posts: 59 ✭✭poochie2009


    by the way Quazzie,what have you done in regards build insurance?


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  • #121
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    poochie2009 wrote: »
    brillant thread man,excellent.

    Thanks. But its not just me, every aspect of the house has been decided around advice gained from boards mixed with my own wants and needs.
    poochie2009 wrote: »
    iv just started my house in galway and im at the stage where iv the site cleared and stone in..33 loads of 3"down it took..as you say,putting money in the ground is worth it sometimes..

    Best of luck with the build and make sure to ask loads of questions on this forum. There really are some truly amazing people here who know so much and are willing to help as much as possible.
    poochie2009 wrote: »
    pricing aroound for concrete and blocks and steel.
    so far iv one company get back to me.
    blocks are €550 per 1000 and concrete 30n is €76 euro.
    iv 5 more places to get back to me but thats the first..
    I'll send you a PM a little later about where I got mine, but I definitely think you can get better than them prices. The company I used are based in Kildare so might be a bit too far but I've had quotes from other places close to Galway with similar prices to what I've gotten.
    poochie2009 wrote: »
    steel is the next and again ill post qoutes when i get them.offaly and galway are not far apart so maybe i could find someting that will help someone.
    I'll forward on details of where I purchased my steel.
    poochie2009 wrote: »
    the one area that confuses me is insulation...so many options..trying to decide whats best is a killer..:confused:
    My advice would be to decide what budget you are willing to spend on insulation, and hire the services of a BER assessor, that can advice on insulation levels to achieve certain BER ratings. Obviously each situation is different but here* is a decent guide to what levels you should aim for and what is required for each level. Deciding what manufacturer is based on price and service as most supply similar products.
    poochie2009 wrote: »
    by the way Quazzie,what have you done in regards build insurance?
    My build insurance was a requirement of the Mortgage people and was worked into the mortgage. I'll have a look at how much it was and post here when I find out, but off the top of my head I think it was approximately €350.


    *I have no connection with kingspan and am not promoting them, I just found this a useful tool.


  • #122
    poochie2009
    Closed Accounts Posts: 59 ✭✭poochie2009


    thanks quazzie,
    much appreciated..that link you sent me helped me out big time.the pricing issue with regards concrete blocks and concrete is ongoing so far and i havnt recieved all the qoutes back but i hope to get them down like u said.
    as regards build insurance iv just got it for €220..thats the best out of 4 companys i checked.as long as the building isnt up to cill level then you can get covered and since i dropped off the raft timbers last nite for the foundation im well ok.
    id appreciate the pm that you are due to send me.if theres anything i can help with,dont hestitate to ask!


  • #123
    HobNob
    Registered Users Posts: 51 ✭✭HobNob


    Hi,

    I see some very intereting quotes for build insurance, all the quotes I've received are as high as 1400 upto 1800.
    this includes employers liability and public liability.
    (which I've been advised to get)

    Just wondering if the quote of 220 also includes these ?


  • #124
    poochie2009
    Closed Accounts Posts: 59 ✭✭poochie2009


    no that qoutes only covers the house and not public insurance.
    the public insurance side i have covered involving my father who is in construction sector.a bit complicated..
    i only had to get the cover for the mortgage


  • #125
    Marko_Man
    Closed Accounts Posts: 33 ✭Marko_Man


    This is a great thread loads of info that I can use.


  • #126
    sharxmayo
    Registered Users Posts: 4 ✭sharxmayo


    Quazzie wrote: »
    Just thought I'd add a list off all prices that I have gotten so far.

    440x215x100 5N concrete block @ 40.1c/Block*

    Concrete 25N @ €57.46 / cuMetre*

    Reinforceing mesh (heavy duty) 3000x1500 @ €35.25 per sheet

    Dumper hire for excavation work @ €88.00 per day

    Digger hire for excavation work @ €88.00 for duration of dig**


    I'll add and update this post as the build goes on. Please note that all prices include VAT and might be slightly reduced because my Dad and Sister are building at the moment too so all prices might include a discount for buying in Bulk. I'll try to specify where this is applicable.

    *Bulk price applies
    **From local or from friends so might be reduced price
    hi
    could u pm where u got those prices cause i'll starting to build next month.


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  • #127
    muffler
    Registered Users, Registered Users 2 Posts: 46,305 ✭✭✭✭muffler


    OK guys. I dont want to see this thread fail in its purpose. Quazzie started the thread to share the experience of building a house, to look for and receive advice from anyone and everyone who can help here and to report back on its update at various stages. The thread has been aptly named "The house that Boards built"

    I dont see any problems with people asking for feedback or recommendations from Quazzie whenever they can relate their own builds to a particular area of construction or a particular supplier/builder etc (PM's btw) but Id rather keep the thread free from others posting updates on their own builds. I know that sounds a little selfish but we all felt we would help with this one and in doing so the thread will provide a good deal of guidance to both Quazzie and others who are considering the same undertaking.

    We always welcome feedback from people who have undertaken the second most dearest thing they will ever do in their lifetime* so to that end could I ask you all to post updates of your own build over in the Live Self-Builds thread









    *Dearest thing in a life time is marrying a woman


  • #128
    A country home
    Closed Accounts Posts: 86 ✭✭A country home


    hi muffler, i kinda agree, i just think that builds get lost on the same thread. I want to ask, would there be a problem for say if i were to open one thread, and that if i had a question on my build that i could just keep going back and using the same thread? I not too sure how it works here. But i do feel there is tonnes of info to be read and ask about.
    let me know and i might just do it, rather than a new thread everytime. .

    Are you building at the moment?
    so many questions but can only type so much in a day. . c


  • #129
    muffler
    Registered Users, Registered Users 2 Posts: 46,305 ✭✭✭✭muffler


    A country home wrote: »
    hi muffler, i kinda agree, i just think that builds get lost on the same thread. I want to ask, would there be a problem for say if i were to open one thread, and that if i had a question on my build that i could just keep going back and using the same thread? I not too sure how it works here. But i do feel there is tonnes of info to be read and ask about.
    let me know and i might just do it, rather than a new thread everytime. .

    Are you building at the moment?
    so many questions but can only type so much in a day. . c
    If you are looking for advice, feedback, input etc in relation to a specific topic then you may open a new thread. You can repeat this for various topics. Alternatively you can post in existing threads that directly relate to your query.

    I do want to keep this thread for its intended purpose so if you have any specific questions about using the forum then feel free to PM any of the mods here.

    Welcome aboard.


  • #130
    A country home
    Closed Accounts Posts: 86 ✭✭A country home


    muffler wrote: »
    If you are looking for advice, feedback, input etc in relation to a specific topic then you may open a new thread. You can repeat this for various topics. Alternatively you can post in existing threads that directly relate to your query.

    I do want to keep this thread for its intended purpose so if you have any specific questions about using the forum then feel free to PM any of the mods here.

    Welcome aboard.
    cool, thanks,


  • #131
    clevermike
    Closed Accounts Posts: 2 ✭clevermike


    Edit: Banned for advertising

    syd


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  • #132
    BarneyMc
    Registered Users, Registered Users 2 Posts: 1,504 ✭✭✭BarneyMc


    Hi Quazzie, is it possible you could post the final spec for the cavity wall you finally went with?


  • #133
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    BarneyMc wrote: »
    Hi Quazzie, is it possible you could post the final spec for the cavity wall you finally went with?
    No prob Barney.

    My final Spec is Inside - Outside
    Plasterboard - 12mm
    PIR wall insulation board - 25mm
    Air Layer between dabs - 20mm
    Concrete Block Dense 215mm
    PIR wall insulation board - 100mm
    cavity Unventilated - 40mm
    Concrete Block Dense -100mm
    External Rendering (cement/sand) - 19mm

    This should give me a uValue of 0.15 which should be plenty adequate for what I want. I got this spec after consultation with my BER advisor and also from consultation with different insulation manufacturers. This would be the road I'd advise as to achieve a wall specification that is taiilored specific to your build.

    My Floor spec is from bottom up:
    300mm Min. Compacted Hardcore.
    150mm Min. Reinforced concrete Slab.
    Radon Barrier.
    150mm PIR floor insulation board
    75mm Poured concrete screed incl. UFH elements.
    50mm Permiter insulation

    This should give me a uValue of 0.12 and should also be adequate for my build and what I hop to achieve.



    Prices per square metre:
    25mm+12.5mm PIR insulation board incl plasterboard
    €15.30
    100mm PIR insulation board
    €30.30
    150mm PIR floor insulation board
    €21.50
    I'm acquiring the perimeter insulation for free.

    All prices incl VAT and are priced per square metre.


  • #134
    BarneyMc
    Registered Users, Registered Users 2 Posts: 1,504 ✭✭✭BarneyMc


    Great, thanks Quazzie and hope the build is going well!


  • #135
    soldsold
    Registered Users, Registered Users 2 Posts: 552 ✭✭✭soldsold


    Hi Quazzie,

    Thanks for the price updates.

    What do you mean by...

    "Air Layer between dabs - 20mm"?

    and...

    cavity Unventilated - 40mm


    Thanks (and good luck!)

    Steve


  • #136
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    soldsold wrote: »
    Hi Quazzie,

    Thanks for the price updates.

    What do you mean by...

    "Air Layer between dabs - 20mm"?

    these are the dabs that are used by Xtratherm for fixing the insulated slabs to the wall. >>LINK<< These leave a 20mm Gap between block and slab.
    soldsold wrote: »
    and...

    cavity Unventilated - 40mm


    Thanks (and good luck!)

    Steve

    This is the term used by the cavity wall insulation provider. I think it just basically refers to a closed off cavity not exposed in any significant way to the elements.


  • #137
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    This thread was started by me here >>LINK<<
    I'm meeting my plumber this evening, and going through the system I have chosen.
    So far my the highlights of what he has quoted for are:
    Supply and installation of Geo-thermal heat pump.
    UFH upstairs and downstairs. Approx 265SqM
    Pressurised system.
    usual 1st and 2nd fix.
    300L tank


    Is there any particulars I should be asking about or anything I should add to that list. I'm always of the opinion that I should pay a bit extra now when its easier to install than have to change things later on.

    I'm clueless when it comes to plumbing so would welcome any feedback.

    So far he has quoted me €21k + VAT, for all named above with me supply all fittings separate. Does this seem reasonable.

    MODS: I hope you don't see this as double posting, I'm just trying to keep a record of all threads I started during my build on the main thread.


  • #138
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    UPDATE:

    Poured the finished floor level yesterday. I know this is going at an amzingly slow speed but there is a reason for that. I saved a further €3,000 by shopping around a bit more.

    My final figures for the plumbing cost is as follows:
    Supply of heat pump and UFH piping for Approx. 260sqM = €11,000*
    All Plumbing (incl. 1st fix, 2nd fix, fitting of Geothermal unit, supply and fit of 300L tank, fit of UFH and supply of all pipework) = €7000*
    *Prices are exclusive of VAT

    I also made another saving on the XT/UF insulation to the value of Approx €550 for the 145sqM.

    Because I have no overheads where I am and have no staff onsite apart from my Dad I'm able to take things at a slower rate and wait for the prices to match my budget.

    Next Up:
    Waiting a minimum of 1-2 weeks for setting of floor then the blocks arrive for the wall. Due to the basic shape of the house and the fact that the walls are straightforward enough the walls should fly to first floor level in about two weeks. I'm ordering my first floor now. I'm going with T-beam flooring with insulative infill. This will supply a base for a structural steel while also offering some additional sound insulation. I'm also ordering ESB installation as I hear it takes quiet a bit of time for it to be installed. The basics (Blocks, Cement etc) are being ordered and supplied on a next day turnaround. Some good to come of the recession I suppose. Also handing out tenders now for the roof. Its a simple A-roof with the exception of 4 dormers and a few Velux windows so I'll report back prices as I receive them.

    I'll also try and get a total price for the complete foundations and publish them here soon.


  • #139
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Ok. Another Update.

    The ground floor walls are up. The space feels really cramped at the moment but all the lads on site are saying its a really big house and ironically the closing in with the roof and windows will make me realise that.

    It seems this build is going in stages of months rather than weeks. Thats probably down to my inexperience and thinking that order something today means I'll have it on site a week later. For anyone reading this thinking its easy, its not. If you have no experience at construction, personnel, or time management then hire a PM. I've my dad helping me (40+ years experience in construction), and without him I would be totally lost.

    The delay is probably also down to the fact that I'm willing to halt production for a few days at a time till I find a price or even a method that suits what I'm trying to do. For example, I got a quote for all the window heads that included some pretty high figures being quoted for the corner windows. Much higher than what I anticipated. Due to me working in the steel supply industry I managed to get the heads made up special order at about €1400 less that what was being quoted. I think holding up the build to allow for a two week turnaround on them is worth that. Plus with the weather as it is a lot of time would've been gone anyway.

    I'm in a kind of unique situation where I'm only paying a small mortgage as I'm still on first payment and paying really small rent so I can afford to do it at this stage. As the build goes on, and more mortgage is drawn down I don't think I can be so luxurious so I'll really have to get my PM hat on and get stuck in. At the moment I'm just glad I haven't made any big booboos (apart from some bad time management).

    What now?

    So steel is arriving this week on site. Being welded up and put in place Saturday (weather permitting) and then first floor arrives middle of next week. Then we'll be pouring the first floor late next week (again weather permitting).

    Budget

    Still pretty much on budget, a few things are working out more expensive, but a few are working out cheaper, so its evening out.

    Time Frame

    As stated earlier its totally gone out the window. My original moving in date was Easter 2010. I'm starting to think that maybe this is optimistic now nut, my main concern is getting it built to a good standard for as little as possible. Time frame comes a distant third in that priority list,


  • #140
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Just a quick question. How do people get materials offloaded at their sites? I've a few tonne of steel coming tomorrow with only an old JCB and some sligns to take them off. Now it should be ok, but I'm just wondering what others generally do. Obviously lifting everything off by hand isn't a viable option for some deliveries.


  • #141
    muffler
    Registered Users, Registered Users 2 Posts: 46,305 ✭✭✭✭muffler


    Most of the delivery lorries will have a hydraulic grab and can offload very quickly and if your blocklayers were nice to the driver and ready for the girders then he would even put some in place for them especially along the external walls (sold driveway permitting)


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  • #142
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Quick Update:


    So New Years has been and gone, and now we're back to work, right?

    Wrong. We're waiting for the first floor to be delivered bu with the ice thats out we can't reallistically get up on walls and starting walking ten feet above or the builders might just end up six feet under instead.

    Even if we did get the flooring up, we then need to install the upstairs UFH which can't be done because a pressure test in these temperatures is out of the question.

    I'm just itching to get going, and this weather is extremely frustration. :mad:


  • #143
    sydthebeat
    Subscribers Posts: 41,834 ✭✭✭✭sydthebeat


    realistically look at allowing another two weeks quazzie.

    possible spend the time re-checking quotations to see if anything better can be done??
    or visit sits / showrooms to check quality of products?


  • #144
    Wolfhound14
    Registered Users Posts: 100 ✭✭Wolfhound14


    Hi Quazzie, thanks for the great informative thread. I have been lurking on this forum for a few months with the occassional post.

    I got news from the architect today that planning has been granted (its my sons birthday today so celebrations all round:))

    I was wondering if you can PM me the details of your heating system i.e Heatpump supplier/manufacturer and I was also wondering if the €21K included the bore holes for the pump. I assume not, so if not can you tell me how much bore holes were?

    I probably have the space for horizontal, but we need to sink a well for water so will have a drilling company on site at some point.

    Thanks and good luck with the rest of the build


  • #145
    srdb20
    Registered Users, Registered Users 2 Posts: 1,175 ✭✭✭srdb20


    Hi Quazzie,

    Can i get a copy of those details also please?

    Cheers


  • #146
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Wolfhound14 wrote: »
    Hi Quazzie, thanks for the great informative thread. I have been lurking on this forum for a few months with the occassional post.

    I got news from the architect today that planning has been granted (its my sons birthday today so celebrations all round:))
    First up congratultions on getting the planning permission. This is when it starts to get really exciting. Try and enjoy it.
    Wolfhound14 wrote: »
    I was wondering if you can PM me the details of your heating system i.e Heatpump supplier/manufacturer and I was also wondering if the €21K included the bore holes for the pump. I assume not, so if not can you tell me how much bore holes were?

    I probably have the space for horizontal, but we need to sink a well for water so will have a drilling company on site at some point.

    Thanks and good luck with the rest of the build
    srdb20 wrote: »
    Hi Quazzie,

    Can i get a copy of those details also please?

    Cheers
    For some reason (probably an error on my behalf) I seemed to unsubscribed from this thread so I'm only seeing these posts now. I'll try get that info together this evening and I'll get PMs off to both of ye. Sorry about the delay.


  • #147
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    UPDATE:

    The concrete T Beams with insulation infills went in without much of a glitch late last week and it really closes in the dowstairs rooms but bizarrely seems to make them feel bigger. The total cost of the T Beams including the insulation infills was €2996 incl. VAT. So while it is more expensive than a timber joist floor I don't think their is any comparison between quality.

    N.B The price above does not include the steel, the 70mm screed or the ceiling finish below.

    In the space of two days it seems to have come on leaps and bounds and the plumber has been called and should be onsite tomorrow with reinforced screed being poured before the end of the week. Then it'll be another week (or two) off to allow that to set fully before putting blocks on it and restarting the wall build up. Hopefully once that braek is over it'll be pushing ahead till the roof is finished.

    It now time to start finalising electrical plans and sorting out a few of the finer details about that side. I know its probably a while off yet but I don't want to be left holding things up when the time comes due to under preparation.


  • #148
    Quazzie
    Registered Users, Registered Users 2 Posts: 29,063 ✭✭✭✭Quazzie


    Long Story short - The frost kicked in and the concrete never got poured until last week. So after two months of frosty weather restricting us pouring concrete its in and drying and we should be able to push on with blocks from mid next week, weather permitting.

    Whilst I know its technically okay with precautionary measures to pour concrete during the weather we have just had it was felt by both me and my builder that it wasn't worth the risk considering where it was being poured. If it was a slab for a driveway we probably would've poured it, but if we poured this and it went wrong, the implications would've been in the tens of thousands had it went wrong.

    So back to where we are at the moment. Tenders are out for the roofing both in material and in labour. I'm getting two separate prices but also asking the roofers to supply prices of their own timber supply.

    I'm still toying around (and trying to get my head around) the electrical layout. I want to really future proof the house so that I never need to chase wires in the future. Really hard at the moment trying to think of what way to do everything.

    Lets hope the weather stays as good as it does now and my updates become a little bit more regular. Its really frustrating to watch at the moment, and I'm also starting to worry about the damage that exposure to the elements might cause to the already installed insulation.


  • #149
    johno2
    Registered Users, Registered Users 2 Posts: 234 ✭✭johno2


    Quazzie wrote: »
    I'm still toying around (and trying to get my head around) the electrical layout. I want to really future proof the house so that I never need to chase wires in the future. Really hard at the moment trying to think of what way to do everything.

    I used to install data/CAT5 cables in old buildings and one method I used was to remove the skirting boards, chase a 10mm channel behind them, and tack the cables into that, before carefully replacing the skirting boards. It got me wondering why more houses weren't deliberately wired that way since it makes replacing wires or adding new ones so easy. Maybe it's against some building regs, but I think it it was done correctly with conduit it would be perfectly safe for mains power. Maybe that idea will be of some use to you.

    johno


  • #150
    Leadership
    Closed Accounts Posts: 457 ✭✭Leadership


    Quazzie wrote: »

    I'm still toying around (and trying to get my head around) the electrical layout. I want to really future proof the house so that I never need to chase wires in the future. Really hard at the moment trying to think of what way to do everything.

    Just had the same dilema myself and spent many hours investigating. What is quite clear is that there is no such thing as future proofing as I could run miles of cable and plan for a true smart home only for technology to advance in 5 years time.

    What I laid was the following:

    DATA - Didnt bother laying CAT 5/6 as wireless is fine for me. I have no reason to send HD video (requires two CAT 5/6 runs). If wireless proves unreliable then I could use a mains for DATA network.

    TV point 1 (Hi Spec) - In my family room/living rooms I have two (advanced) TV points, each point has 3x co-ax (HD Sat requires 2 and one for areial) and a CAT 5 for a telephone point. The walls are also wired with 2x Scart and 1xHDMI so a flatscreen TV can be mounted on the wal neatly. I have also laid speaker cable for 5.1 suround sound.

    TV point 2 (basic spec) - In each bed room, 3x co-ax, 1x CAT 5 for phone

    Multi room audio - I have laid speaker cable in 7 "zones" and even have cable in the garden to various points around the house. For my multi room audio I will use Apple air port express devices which will also function as a wireless repeater


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  • #151
    NickTellis
    Registered Users, Registered Users 2 Posts: 268 ✭✭NickTellis


    Leadership wrote: »
    I have also laid speaker cable for 5.1 suround sound.

    I'd add in a couple of extra speaker cables to make use of the advances in surround sound technology already available - 5.1 surround sound is already a bit dated with most new amps, blu ray players and discs capable of outputting 7.1... and beyond


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