110k Baht for house building approval?

[Sakeopete]

I have some land near Hua Hin and want to build a house. Because we have a beautiful view of the mountain facing east I want the house to be two story however the second story will only have a small office with attached toilet the rest of the space will be open to have patio furniture and a garden. 

 

My wife met a contractor who did some work for her friend.

He said the plan approval will cost 110k Baht because the second story is open and we might use it for commercial purposes.

Can anyone comment on this?

 

 

https://photos.app.goo.gl/2cdy57QUb1adpF5T2

[isaanbanhou]

nice front elevation

[janclaes47]

I think someone want to buy a nice new watch.

[Kwasaki]

6 minutes ago, Sakeopete said:

My wife met a contractor who did some work for her friend.

He said the plan approval will cost 110k Baht because the second story is open and we might use it for commercial purposes.

Can anyone comment on this?

What does your wife think.?  

[Sakeopete]

1 minute ago, Kwasaki said:

What does your wife think.?  

She thinks he is a gold digger as do I, but not just about the plan approval. He also quoted 4.5 million without even discussing building materials, kitchen and bathrooms. We will not use him however I wanted to check with you guys about the building approval cost.

[Crossy]

One does have to admit it looks awfully like a restaurant (and if the view is as described could be a nice one).

 

I (ok the wife) would be talking direct to the planning office to see what their initial opinion is.

 

Of course, you could design it with an enclosed area upstairs and then "forget" to build it (maybe conveniently run out of money). But if you do then start a commercial enterprise ...

 

I don't know about HH, but when we built in northern BKK we got all the way through the building process with a building permit that said "one floor wooden house" despite the approved plans being attached showing something rather different.

[Sakeopete]

7 minutes ago, Crossy said:

One does have to admit it looks awfully like a restaurant (and if the view is as described could be a nice one).

 

I (ok the wife) would be talking direct to the planning office to see what their initial opinion is.

 

Of course, you could design it with an enclosed area upstairs and then "forget" to build it (maybe conveniently run out of money). But if you do then start a commercial enterprise ...

 

The land is deep in Farm land not near a major road that would make it commercially viable. 

[Crossy]

1 minute ago, Sakeopete said:

The land is deep in Farm land not near a major road that would make it commercially viable. 

This would be my argument if the planning office start saying "commercial".

 

But.

 

Some years back, whilst exploring back roads in the Italian countryside we drove down a narrow road, almost a track, and were amazed to come across a very busy restaurant complete with a packed car park. The food was great as was the view (and the bill). When we left via the other road, that was as thin as the one we arrived on. Middle of nowhere, narrow access, most definitely commercially viable.

 

[kamalabob2]

The permit to build is a National posted fee. It was 30 baht for the actual paper. Then 25 stang per square meter as I recall. Somewhat higher if the home was over a certain number of meters. I paid less than 500 baht for a "Permit to Build" in my name, for a home that is fairly large. Six bathrooms, three car garage, pool, pool house and five bedrooms. Less than 500 baht for the permit and no run around in an amphur in Buriram Province.  I will try to find the current official fee. 

[kamalabob2]

I see web sites that the OP might contact to get a true answer on the current cost of a permit to build in Thailand. 

 

http://magnacarta.co.th/faq-section-2/building-permit-1/

 

or

 

http://www.tilleke.com/resources/completing-your-construction-project-thailand

[Langsuan Man]

37 minutes ago, kamalabob2 said:

The permit to build is a National posted fee. It was 30 baht for the actual paper. Then 25 stang per square meter as I recall.

That is in the neighborhood of what I paid to the tessaban in Na Jomtien for the initial permit for a two story house and then another 50 THB for a one year renewal later on. The only other expense was the "blue prints" or "engineer drawings" that had to be submitted with the building permit application and the fee for the engineer to certify the plans

 

Certainly nothing like the amount quoted here:

 

3 hours ago, Sakeopete said:

He said the plan approval will cost 110k Baht

 

[Cashboy]

My opinion:  Way too expensive.

 

I did my own drawings using Excel as I have no CAD software.

 

 

Then paid an architect 10,000 bt to make them into drawings for the government planning office.

I paid 4,000 bt for the engineer to do the structural calculations.

I paid 5,000 bt for submission and approval at the local government planning office and supposedly approval at the province government office (due to size).

So total was 19,000 bt and all done and approved in 2 weeks by the architect that just happened to work in the government planning office.

That was recently as in December 2017.

It all started by the Thai girl going to her local government office and enquiring what she would need to do to build a new house in her village.

I would get your Thai girl to go to the government planning office and ask and see if she can work something out like that.

 

 

 

Edited February 5, 2018 by Cashboy

[Cashboy]

By the way; looking at your house design; I would have a larger overhang on the roof and a roof of at least 30 degrees because the rain seems to often come at a steep angle in storms in Thailand.

Edited February 5, 2018 by Cashboy

[AJBangkok]

I’m not sure how far outside HH you are but if you are far enough you may not even need a building permit.

[Cashboy]

On 2/5/2018 at 8:43 AM, AJBangkok said:

I’m not sure how far outside HH you are but if you are far enough you may not even need a building permit.

I understand that as soon as it is two stories and more than a certain number of metres square, you require planning.

[kamalabob2]

You must have a licensed structural engineer sign your plans if over a specific size and/or height. Money well spent if they do actual work to determine proper minimum size and strength of steel and concrete. Now getting your builder to really buy the proper strength and size of steel and proper ready mixed concrete of the specified strength is a challenge you should monitor. 

[crazykopite]

Go direct to planning seems to me there is a middle man wanting a very big slice of the cake . I had 2 houses built including 16 metre swimming pool + 2 blue house books plus building permits + plans drawn up . total cost was 80,000 

[crazykopite]

On 30/01/2018 at 9:33 AM, Sakeopete said:

She thinks he is a gold digger as do I, but not just about the plan approval. He also quoted 4.5 million without even discussing building materials, kitchen and bathrooms. We will not use him however I wanted to check with you guys about the building approval cost.

Insist that he provides you with a written itemised costing of all materials including labour charges prior to parting with any money and insist on having at least 5 stage payments . I would also insist that rather than having workers mixing sand and cement that it has to be brought in ready mixed in a cement truck especially for the foundations uprights and beams

[lanng khao]

Go direct to planning seems to me there is a middle man wanting a very big slice of the cake . I had 2 houses built including 16 metre swimming pool + 2 blue house books plus building permits + plans drawn up . total cost was 80,000 

Was that on Breck road?

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[natway09]

Sure looks more like a restaurant than a house to me

[sometimewoodworker]

On 05/02/2018 at 1:06 PM, Cashboy said:

By the way; looking at your house design; I would have a larger overhang on the roof and a roof of at least 30 degrees because the rain seems to often come at a steep angle in storms in Thailand.

30 degrees, Really?  Our 15 degree roof is quite happy. The larger overhang is good, we have a minimum 2.5 metres 

[watcharacters]

On 1/30/2018 at 9:57 AM, Crossy said:

One does have to admit it looks awfully like a restaurant (and if the view is as described could be a nice one).

 

I (ok the wife) would be talking direct to the planning office to see what their initial opinion is.

 

Of course, you could design it with an enclosed area upstairs and then "forget" to build it (maybe conveniently run out of money). But if you do then start a commercial enterprise ...

 

I don't know about HH, but when we built in northern BKK we got all the way through the building process with a building permit that said "one floor wooden house" despite the approved plans being attached showing something rather different.

 

 

 

 

It looks like the second story matches the SQM of the first floor.

 

 

 

Maybe that opens things to question..

 

 

 

 

 

 

[Cashboy]

4 hours ago, kamalabob2 said:

You must have a licensed structural engineer sign your plans if over a specific size and/or height. Money well spent if they do actual work to determine proper minimum size and strength of steel and concrete. Now getting your builder to really buy the proper strength and size of steel and proper ready mixed concrete of the specified strength is a challenge you should monitor. 

That is the reason that I found a Technical guy/builder with a team of laboureres and agreed a price on the labour only.

He goes with my Thai girlfriend to order the materials that she pays for.

The result is that there is no skimping or cheating on the quality.

He has actually recommended buying thicker raw bar in places and is using readymix Type 220 and Type 240 concrete that is more expensive than "normal" concrete.

We would not be aware of this if we paid a fixed price for labour and materials to the contractor.

 

https://www.thaivisa.com/forum/topic/1016326-building-a-house-in-issan/

 

 

Edited February 8, 2018 by Cashboy

[Dumbastheycome]

There  is a permit  to  build  a  house ? 

Where  I am  it  involves  proving  that the  dwelling has a working  toilet before  you  can  get a   metered  power  supply  connected ! That  being  achieved  by  asking  the  local   Health  Clinic to send  some one  to  verify  the  fact.

 

[Lacessit]

IMHO definitely the contractor is trying to scam the OP. 110K? That's BS.

[snowgard]

Here are some free house plans from the government including the building costs. But I don't know the costs are up to date. The site is only in Thai but you can use Google Translate:

http://www.dpt.go.th/download/PW/house_model/framehome.html

[snowgard]

Here are some modern plans from government: http://www.dpt.go.th/download/PW/dream_house/index.php

 

 

[Elkski]

I hate the 45 desgree stair cases in Thailand.   7/12 is best.   And 7 1/4" rise is code here.  And no rise can deviate by more than some small amount.  3/8 max to min. 

 

https://www.amezz.com/ibc-stairs-code.htm

[crazykopite]

23 hours ago, lanng khao said:

Was that on Breck road?

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Breck road !!! am I missing something here ! 

[lanng khao]

Breck road !!! am I missing something here ! 

Haha, yeah 29 years with out a premiership trophy!!!, only messing kid, just seen your username and wondered if you was from liverpool?, just ignore me lad I'm on the Leo already...

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