CBDK

Sorry to hear from that accident - very much indeed.

I don't get it - why all does want a water heater? I have a solar heater on my roof - costed me 50k baht including installation and I got hot water in all taps except for the garden for absolutely free. It even safe me electricity now that the washing machine and dish washer don't have to heat up the water - it now wash for 20 minutes less. Yes, I installed it in our new house so we prepared all the pipes but to add this to just kitchen and shower on an old installation is easy done especially with all those exposed pipes here in Thailand.

No electric shock, no electric bill for water heating - the only worries is that the water can get very hot, but a thermostat can fix that issue easy.

I see these heaters all over China as well in condominiums.

I pay my live-in maids from Burma 8,500 baht each / month. One rest day a month.

They work like 8.00am to 7.00pm but some rest in between.

WOW - you let a person work 11 hours a day except 1 day per month - for 8500 bath per month!!. Seems like slavery is still existing! I sincerely hope she goes to your pockets and run away with the Rolex one day - she truly deserves it.

Does anyone know what date it is today...?

Anyone remember what date it is today....?

CBDK,

Congrats on completing your new crib...looks very yen.

-O

Thanks - can finally see the end of the tunnel - anyway - look out for interior pics - if I get my contrator to show up for the last work (I bet he does, I owe him money!!).

any progress pictures? I really like this project.

Hi!

I will issue some new pics during Songkran. Things are starting to look very good - paint is on almost all interior walls, half the wood floors has been sanded and polished, doors and windows start to arrive, batthrooms are reaching 50% etc. But - very busy coordinating all thing. I have a break at Songkran to arrange an updated.

Thanks for your interest.

CBDK

Hi again!!

Long time since it was Songkran, but house got a bit delayed!! Always does, doesn't it? Anyway, thus should have finsihed more than 4 months ago, most everything has come to an end and in overall good quality. A few hick ups here and there, put we got through them as well. In overall not to scary to build a house here in Bangkok as long as you are well prepared - I for sure hope it's not gonna be my last!

Enclosed are a few quick shoots and a pdf with many more pictures. When the last interior is ready, I will issue pictures from here as well. As said previously - all design by my self. Only final structure, pipe diagrams and some electrict issues was done by contractor. I'm a commercial interior designer, only did sketches for one house previously - but anyway, I think it turned out okay though garden design has nothing to do with Bauhaus...!

CBDK

Our_house.pdf

Hi!

I did a move from Denmark to Thailand. The rules are (if you have a proper Visa such as work permit, retirement visa etc) that you are allowed to take in personal goods 2 times within a year your visa got valid the first time. You are allowed one shipment per boat and one by flight. They don't allow double items i.e. you can not bring 2 washing machines, but you can bring all the cutlery, towels whatever you want.

For the shipment I went directly to what you call a "forwarder" and got a half size container (VERY big) for about 80.000 bath with ship. Took about a month. When it arrived in Bangkok I got a call from some guys who offered to take care of paper work. I didn't got tax'ed at all but I had to pay some handling fee to get it out of the custom. These are the same people who can bring you container to the door as well. I costed me about 18.000 bath for all paper work and 10 people empty and carry all items to our house.

Containers from the west to the east is always cheaper than the other way around dueto large export form Asia to the western world.

I have some previously experience with American relocation company called Santa Fe - they are very good, known in Bangkok and the US. Had several friends using them both way. Howeever they can be pricy if you ask them to pack and add inssurance to the goods as well. Very professional though.

Hope above is helpful, otherwise you are welcome to PM me.

CBDK

Brand new Towbar for Ford Focus II Sedan for sale including electric set. Brandname "Bosal", swan neck model, black. Import from Danish dealer. Price in Denmark about 14.000 baht not included shipping and tax to Thailand (which I have paid about 8.700 baht for). Selling this for 7000 baht (fixed price). The towbar is in Bangkok. Please contact Khun Supreeya (Thai + English speaking) on 0815670787 or Claus (Eng. speaking) on 0869 88 00 11 or pm.

Selling above tow bar due to delivery of wrong model for our car.

Brand new Towbar for Ford Focus II Sedan for sale including electric set. Brandname "Bosal", swan neck model, black. Import from Danish dealer. Price in Denmark about 14.000 baht not included shipping and tax to Thailand (which I have paid about 8.700 baht for). Selling this for 7000 baht (fixed price). The towbar is in Bangkok. Please contact Khun Supreeya (Thai + English speaking) on 0815670787 or Claus (Eng. speaking) on 069 88 00 11 or pm.

Selling above tow bar due to delivery of wrong model for our car.

any progress pictures? I really like this project.

Hi!

I will issue some new pics during Songkran. Things are starting to look very good - paint is on almost all interior walls, half the wood floors has been sanded and polished, doors and windows start to arrive, batthrooms are reaching 50% etc. But - very busy coordinating all thing. I have a break at Songkran to arrange an updated.

Thanks for your interest.

CBDK

CBDK,

Did you use any penetrating concrete sealer, or preservative that will permanently seal out moisture on the exterior of the house?

-O

Yes we did but only on the roof and between soil and slab.

On the roof covering the house there was some kind of green colored sealer layed on top of the concrete, like a mix of sheets and some liquid. Not sure what product they used. Hereafter they tested the roof to check its water proof. The hole thing looked like a tennis court. Herafter more concrete was held out on the roof and all looked cement grey again.

The cantelever roof got another mixture of cement to water proof it. Not sure what that was either.

Under the slab against the soil a layer af plastic was added before they casted and layed the slab.

The exterior walls didn't get any special treatment against moisture but the walls has been given a grey render and handpolished with sandpaper all over. Above all glass doors and in skylights we added some ventilation grills to get a natural flow of wind and to avoid moisture problems.

CBDK

thans for the info, thought it was wood looking at the picks, anything between the wood and the cement??

J

No, only glue. I thought there should be an extra layer of wood but contractor kept saying no to this.

Hi J,

I have wood floor 4" x 100cm in most room, however the kitchen (which is open to the living room) has black slate tiles - raised about 10cm. Bath- and washing room are tiles as well and out door terraces are the same stone as the Bangkok pavement.

CBDK

Promised to send more pictures - well, better late than never. Very busy building the house now. Expect to move in before Songkran. Time will show...

CBDK

Hi!

Double glazing is not bad and available in many dimensions. I recommend 4,4,4mm (4mm glass, 4mm space, 4mm glass) and it's available for sure via THai German Glass here in Thailand among many other suppliers, but they are the big guys! Be aware though: Normal framing can not carry double glazing so you need to upgrade all your frames as well.

:-)

CBDK

Dear all,

We hope you can help us: Currently we are looking for a "live next door maid" in Bangkok, Prapadeng (Bangkachao) area, 3 times per week 4 - 6 hours each time:

Your work will be to help us with:

- Cleaning the house, about 190sqm, 2 floors

- Washing and ironing clothes (washing machine in house)

- Water and sweep the garden

- Feed our cats (20 of them!) and be stand-by for weekend / evening feeding if necessary

You are:

- Experienced maid

- Honest and reliable

- A person who must love cats

- Willing to relocate to our area (you will be free to take other jobs parallel)

- Willing to take a probation period of 2 month

We offer:

- Good salary

- Bonus and holiday

- Friendly and kind working environment

- Limited phone supplement

- Free private accommodation in a small independent single house next to ours (in a very nice green area)

Note: this is not a full time position, but we require you to live next door in case we need additional help with feeding cats off working hours. In return we pay for your rent including a small supplement for phone, furniture, bicycle etc. We would like you to start late April.

Please contact Ms Supreeya (Thai and English speaking) on 08 1567 0787 or Mr Claus (English and Scandinavian speaking) on 08 69 88 00 11 or // //.

Thank you.

Claus & Supreeya Boman

Hi O,

I will post some more, but right now they seem a bit behind schedule. At the moment installing insulation in ceiling, windowframes (no glass yet), leveling floors before wood and tiles goes in so no "visual" news yet. Let me see by next Saturday if there is anything worth posting (I hope).

:-)

CBDK

As I understand the initial cost depends on how bad you are attacked by the termites. We recomended the company to a friend of us who had termites all over. They installed stations inside the house, under the ceiling and any corner. She's now paying about 6000 bath per month but as we understand, only the first year. Hereafter normal maintenance and protection is enough and the price should fall drastically.

Thanks for your reply - i'll check out the other forum again.

Colleague of mine in KL reckon she paid equivalent of Bht 50k first year so the Baht 16k we were quoted (Baht 1,333 per month) doesn't seem unreasonable.

Hi!

Yes it works - not as quick as the sprayed poisen, but the good thing is that is gets the poisen transported directly into the nest rather than floating around your hole house. I have used it in my house, 172 sqm, two floors. We pay about 19.000 baht first year and then about 8.000 bath each following 2 years. It's expensive but it works without killing you, your pets, kids or hurting the environment.

See also the other topic "Termites Active In Thailand ?" in this forum. I describe the process here and a link to the company I use.

Thanks for the kind words.

Yes, its gonna be very spaceous house - on the cost that we then only have 2 bedrooms. Ceiling on the interior will be plain gypsum. I have a few coves here and there to hide some blinds and at the entrance I plans to lower ceiling a bit as this area is very small. Inside a few wardrobes and storage room I take the ceiling all way to the slab to create more space.

Exterior ceiling on canteliver roof will be wood. I was first thinking about making Viva board but then I thought it would be too many grey colors.

Anyway, I keep you updated as things progress. A few weeks and windows should start to mount.

CBDK,

Thanks for the preview, looks like things are progressing in a orderly manner by the appearance of the photos. The scale of the interior appears massive with plenty of light, I imagine you have not sacrificed privacy either. The descending stairway into the kitchen/living room area looks put together, and inviting. I’ve always liked glass block, it's strong and functional. The double super block leaves a nice window detail, and adds to the overall look of the interior. What are you doing for ceilings?

Looking forward to seeing updates as things progress.

-O

Hi again...

Okay, got a few shots from the interior and are posting them here as promised. There is a number in the upper right corner - please refer to this:

Pic 1

Shows the master bedroom from upper north terrace. The big opening are to be panoramic windows / sliding doors. All glass to be clear glass - really don't like this tinted stuff. Like wearing sunglass all the time - I leave that to the movie stars...

Pic 2

Same bedroom but facing the other wall. You can see some glass block on the endwall - this facade is facing the neighbour. Using frosted glasblock here to get the light in without disturbing privacy. The tall glass block wall to the right is is going into the shower. Shower is facing south-east so I will get a bit of morning sun in this way as the shower has both window and skylight.

Pic 3

This is the entrance to our 2nd bedroom. This facade is facing the other neighbour and concept is the same - get som sunlight in without disturbing privacy.

Pic 4

This is our ground floor north terrace which can be access from living / kitchen room. The big opening to be filled with panoramic glass doors again. The living room and kitchen is in one room, total 68 sqm which I consider quite big. Then, with the open view to the terrace it will feel even bigger.

Pic 5

Here I changed position to be on the ground floor north terrace and is now looking into the living room (at left) and kitchen (at right, but not easy to see). Living room will have a step down level at about 100mm from the kitchen level.

Pic 6

Inside the living room I'm shooting this picture towards the kitchen. The two metal beams are gonna be the stair to 2nd floor. Stair is very open, but will still shadow a bit to the kitchen in case there's a bit of a mess. Also, the stair is a good platform to sit and chat with the people working in the kitchen. Over the stairway there is a big skylight to bring some sunlight down to the kitchen.

Well - all for now - hope this can be of inspiration.

I have used a product "Sentricon" from company M-seven http:/www.m-seven.co.th which is basically a non-toxic way of fighting the termites. Our house is full of cats and I don't want to poisen them as well. Its a bit expensive - works great. Let me explain:

There are three kinds of termites; the workers (who are the eating guys who bring home the food to the nest), the soldier who stays in the nest and the last is the queen.

Around the house, 3 meter between a station (container) is placed in the ground or drilled into the slab. In this station is a soft piece of good smelling wood that the termites will love. M-Seven drops by every 2 months to check the station. If some wood has been eaten, some poisened even more tasty wood is replaced in the station. The workers eat it (termites always eat the soft wood first) and bring it back into the nest to the soldiers and the queen who then will die and stop making anymore junior-termites! If termites are found, M-Seven stops by every 2 weeks to check and if necessary add additional stations until the termites are gone. No extra charge - in the subscription.

It takes a little while to kill the termites this way (we were badly attacked and it was 2 month before all was gone), but its very ecological and good if you have pets. And you hit the nest rather than just dumping toxid around your garden) But - expensive. 100 tw with a two story house was about 30k baht for 3 years. There are other companies than M-Seven using this product, though I found the service from them not suitable for me.

About new houses. I'm about to build a house now. We had to fill the land and asked M-Seven what to do. They adviced us not to add a pipe under the house as they tend to block after a few years. They told us to bring poisen to the land deep and then continue with the stations when house has finished.

Just before that we had our land filled up. The local contractor added some of his own poisen to the new soil - about 5k baht for 100 tw. Dare I tell you that his kids was running barefooted around afterwards? Then played with their aquarie fish who died the next day. So did their dog!!! Scary stuff that poisen - scary contractor!!

Anyway, just before we added the lower concrete beams M-Seven came to spray in ground (with a long tube). For only about 120 sqm the charged almost 20 k (!) but garantied the poisen would work for 5 years and that if we continued with the Sentricon system we should be safe for always.

Hope above can help...

i have noticed some large holes appearing in some concrete uprights , and there appears to be some critters at work eating away .

is this just harmless ants and poor casting of the sections or possibly termites ?

You are welcome! Just stop by if you wanna have a look at the drawings... Sad to hear about your friends - its a bit gambling to build your own house, no matter where you do it, but in Thailand there might be a higher risk du e to the different understanding of quality. You get what you pay for, so to speak.

I will see if I can shoot some interior photos next Saturday and issue them here. Still all grey cement render inside!

CBDK,

Thanks that was a fast reply. I have two friends that recently built houses in Thailand, both projects were a disaster. They were left with inferior dwellings starting from the lack of good design, to the substandard building materials, and shoddy craftsmanship. My friends were detached from the process. You don’t have to architect, or a carpenter, but you should try to learn as much as you can, and monitor what’s being done to build your own house.

Developers and homeowners usually seek out the easiest and most inexpensive solutions to maintain a structure, rather than focus on preserving the integrity of the original design.

I agree that the supporting drawings would be great to see in addition to the text you have provided, but it is a great read. Thanks for sharing your knowledge and experiences.

-O

Hi Orangutan!

Hmm, thats a big job and rather easier said than done! My brief was many things:

- First, a lot of drawings! Plans, elevations, section - done by my self as I designed the house too. Before this I read a lot of magazine (including dwell!), I spoke with architects about gridlines, construction methodes etc., and my skill as a product / interior designer made it easy to make estimate of interior heights, window dimension, switches, room, size for toilet, bedroom, you name it, I had already drawned it! So - to give you the brief as for the drawings we are talking 50 drawings. Just to difficult to issue here - and might a bit to private too! Anyway, if anyone wants to visit the site, you are welcome. I'm usually there every Saturday morning to lunch and always bring all drawings.

- Next, spec of materials. I didn't spec all yet but again I read many magazines, had a little background knowledge and then I visited every fair and show room I had time to. I think later this year Impact will have a fair called "Architect 07". Good time to source for both materials, contractors and technology. Architect 0X is the best and biggest of them all, but I also went to smaller ones in Sirikit Center where I i.e. found a very good solar water heater. Anyway, collect all items from grease trap to lighting, toilets etc and copy it into a book you can share.

- Last is the brief it self - I will include it hereafter (it's long), but note that this is with references to my drawings.

After I overhanded and agreed contract, not many items was changes, but again this was due to some very hard work in the beginning. You shouldn't only consider the house, but also the location. Where is north and south, your neighbours etc? We are building our house in the middle of the land as we have terrace both front and back. In this way we can chose to have sun or shadow all day long, not regarding the suns position - we just change terrace!

Did I mention that the construction company said they had never ever seen such a prepared work before! Well, less can do it, but as I'm really into details, I chose to do it this way. After all I have to live there!

If you are not really sure how to do the things I suggest you do consult a designer or ask am architect / contractor (i.e. SitePlan) to help you develop the house from scratch. Just note that my experience is that most of them want to sell you one of their own standard houses!

Anyway - you asked for the list - here it comes with all type mistakes, changes and whatever ever... ...no edit has been done:

Budget overview:

House construction / architect / engineer according to contract, all construction insurance (including piling to neighbor). See “Construction house” for what is further expected including in this price.

Garden, gate, exterior wall not included in above budget, though electricity should be feeded garden light and cold water for garden watering (2 places for water supply).

Entrance slab drive way not included.

Filling up land not included.

Gate, signage and fence not included.

Upon signage of contract a written time schedule is to be issued to client.

Architect / construction company should allow small changes / adjustment within budget (5 to 10%).

ALL PRICES MUST INCLUDE VAT AND ALL TAXES!

Construction house:

Should include the following:

Legal architect stamp, engineer and insurance fees.

Site visit during construction, average two times per month, preferable in weekends.

Drawings to be approved by clients signature prior building and approval to bank and government. Main drawings preferable (if possible) in both English and Thai.

Client to approve by signature all finish and materials (such as doors, window frames, paint, lacquer, wood floor etc) prior purchase and installation.

Piling and construction (no beams or columns in wood allowed, all steel to be fire and rust proof sealed).

Q-con or similar min. 75 x2 (double wall) + render both sides on exterior walls and red brick wall or light block with insulation on interior walls.

Canopy ceiling + upper main terrace 205, to follow as cement slab, to be built in cement (slab). Terrace on 2nd floor should be simple polished floor finish.

Roof to be cement roof.

All exterior walls to be skim coat cement with clear sealer.

All windows and glass sliding and folding doors in good quality aluminum, all anodized aluminum color. All glass, clear, 6mm, on 1st floor and terrace door to corridor and master bedroom laminated glass. Some exception will occur in toilet and washing room.

Upper front terrace fence 207 in rustproof treated steel and redwood frame.

All interior and exterior electric wires cut into wall and / or lay under flooring. Should also include wire from street (inside perimeter wall), main board, antenna, installation of switches. NOT included the single switch and outlet interior, antenna them self, but including wires, pipes, mainboard etc. Breaker to aircon in mainboard.

Installation of all light. Not including lighting fittings.

***All interior doors in plain, flat plywood with veneer, white semi gloss painted wood frame, 35mm more frame (than standard) plywood door, size 900x2200. Doors to bath room moisture proof. NOT including handles and locks but all other fittings.

Cat doors, one to exterior, one to master bedroom – details to be explained by designer.

Exterior doors (3) in flat and plain solid / core wood min 40mm, frame in solid wood to match door, size 1000x2200. NOT including handles and lock (double) but all other fittings.

All glass sliding, folding and swing door to be with inside lock with key including all hardware. Window in 104 / 109 to be with key lock on inside.

Skylight over stairway 110 in guest bath room, 202 + 204 with ventilation (incl permanent mosquito net).

Closeable access to canopy / roof from upper main terrace.

****Skirting in all room in spray painted 1/4”x2” solid wood where wood floor and 50mm high tile skirting where tile floor.

****Both terraces 108 / 207 to install solid wood (teng or teak wood) louvers in ceiling, oil treatment or epoxy, weather resistant, not include solid wood louvers and treatment.

Viva board, 9 – 12 mm ceiling on main terrace ceiling 111 / 205.

Installation of tiles on two front balconies 108 / 207 including drain and drain grove. Not including tiles.

All roof, canopy and terrace to have drainage. Exposed drainage in round good quality zinc. All other drains to be concealed in shafts.

All interior ceiling to be min 9mm plain white painted gypsum board, moisture proof in baths, toilet, washing room and storage room.

All interior walls to be painted white, moisture resistant paint and wall treatment (exterior quality) in bath, washing room, toilet and storage room or otherwise treated to stand extra humidity expected for such areas.

Installation of all bathroom equipment including drain, electric fan, tiles, WC and steel support for cabinets. In master bathroom 204 installation of solid wood counter (wood delivered by client, but need cut, installation and underneath steel support. Cement counter in toilet 105. Hardware, WC, tiles, shower head, electric fan, sink, tap etc is supplied by client.

Aircon, all compressors on roof – aircon unit is not included in this budget, but preparation (piping for roof via shafts and final installation and test of units, cassette model 220V) for such is (living, kitchen, master and guest bed room). All breakers at main board.

****Makar wood floor 4”x1000mm in living room including raised platform at entrance, corridor, master bedroom, guest room including Polyurethane treatment (good quality finish work).

Stair from 1st to 2nd floor according to drawing, painted and rustproof steel, wood step (to match flooring finish, but not size) and single rail in stainless brushed steel.

Installation of tile floors in all bathrooms, toilets, kitchen, storage room and washing room. Not included tiles.

All drains to floor, toilets and sink to be big dimension.

Underground water tank 3000 liter including pump that has automatic dry run stop. To service following;

Solar water heater 300l on roof, tap for washer roof

Room 105, sink, hygienic washer, toilet, tap for floor wash water

Room 107, sink, tap for floor wash water, washing machine

Room 109, sink, dish washing machine, fridge

Room 202, sink, hygienic washer, toilet, tap for floor wash water, shower

Room 204, 2x sink, hygienic washer, toilet, tap for floor wash water, shower

One tap each two sides of house, exterior.

Solar water heater on roof as follow:

Installation of hot water piping from roof from solar water heater (NOT including solar heaters, delivery by client). One heater 300l to service following:

Room 105, sink

Room 107, sink

Room 109, sink + dish washer machine

Room 202, sink, shower

Room 204, two sink, shower

One underground tank for toilets waste 3000 liter (all including).

Installation of glass blocks in walls – miscellaneous places. Not including glass blocks.

***Installation of kitchen appliances, hood and hub (gas), preparation for dishwasher, water connection, air ways etc. Not including cabinets, hardware, sink, hub, hood, tap etc.

Positions and dimension of gutters to be discussed with architect.

All wood, floor, cladding, cabinets and joinery to be treated for worm and termites before installation, interior and exterior.

Installation of pipe under construction / house for termite protection.

Under house protection from moisture (contractor architect to advice).

Contractor to advice cement roof construction and general items.

IMPORTANT: No other exposed columns than shown on MP01 and MP02 must be added to the construction.

Good planning, good brief to contractor, good design and avoid making too many changes while building is some of the ingredience for a good house and to keep cost control.

CBDK,

I like your project and the first hand information of your build. Will you share a copy of your brief to the contractor, product-sourcing contacts, as well as post some photo's of the interior rooms. I know this is asking a lot, but I feel there are many people that would benefit from your experiences.

Thanks - O

Agreed a lot of money, but I bet you the house around the corner won't last a long as mine and that house is for sure not as energy saving as mine is.

When asking contractors for quotes I got very different replies: One guy quoted 1 million for the driveway which is about 3.3 x 15m but a local guy around the corner charged me 55.000 bath for the same job! Well, he had to redo a few things a couple of time which I didn't pay extra for. Same guy quoting for the million was asking 6 million for the house and a building periode of 2 years as against 10 month now, another guy 4.5 etc. Two contractors totally redesigned my house so the quote was not compareable. Many of them spec'ed the house totally wrong i.e with wood frame windows, tile floor or what ever they had on stock that day. This being both Thai and farang companies. They didn't read the brief at all. Thats why I really enjoy working with SitePlan. Not that they don't make mistake, we all do, but they are at a minimum.

The price is not included land. I cant 'point a finger of what is most expensive. Building with super block is more expensive than brick wall, but no way I would build a house with that - just too hot in the long run and you expose all columns at the interior due to the thin wall. Building a double exterior wall cost not only double up on block and labour but also requires a stronger structure. One thing often affect another.

Overall I did find it if not cheap, then "cheaper" than if I had to build this house in Scandinavia. Good planning, good brief to contractor, good design and avoid making too many changes while building is some of the ingredience for a good house and to keep cost control.

About design - as a designer my self I do find that all those "cool" thing out there doesn't have to be expensive. It's all about being creative and think things to an end. The stones I have for most terrace I use the same as the Bangkok sidewalk. They are made of grey cement, 60mm thick, 300x300mm and cost only 28 bath each. They fit perfect with a cement rendered house like this. No need to spend a 1000 bath per sqm for a fancy Italian finish floor. For the shower and toilet, add them all close together, vertical as well as horisontal so the piping gets shorter and les complicated. Etc... All those things come to good design and can save you a lot of money. Hope you get my point here...

Thats a lot of money CBDK but I do understand that the quality must be very high

Does that include the land?

Apart from the land what has been your most expensive purchase for the house? I mean was it workmanship or cement or windows?...

Nikkijah