Building a new home in Khonkaen

[Mantadive]

Gday all,
I am brand new to this forum so please bear with me !

I am about to commence construction of our new home in Khonkaen. 
I plan to supervise this myself, engaging all of the required trades and supplying all materials.

My background is this:
I have been a carpenter since 1975
I became a house builder in 1979 and a commercial builder in 1980
I owned my own building company for 20 odd years as well as owned my own house Architectural drafting company
Prior to recent retirement I was the general manager of a building company in Australia building approx 300 + houses a year.
I think that I have the necessary qualifications to undertake this task:

I have designed and drawn up our house plans and am now just waiting for the engineering to be completed. 

That said Building here is very different to building in Aus
I am now trying to source trades people:
I require concretors/form workers preferably an existing gang
Machinery, Excavator, bobcats, trucks, post hole borers etc
Plumber/drainer
Electrician
Roofer
Gutter supply & Installation
Gyprock installer
and all best deals on supply of goods.

If any one can supply me with recommended contacts / advice it would be greatly appreciated

Regards
Mantadive

[sirineou]

 Just finished building my home less than a Year ago. Though I am also Qualify to supervise the process my self  (30 years Union Carpenter , working for High Rise construction co in US , specialty , concrete forms)

I Hired a reputable builder in Khon Kaen . TCHouse.  (so sorry I can't help with trade recommendations )

 I am still working in the industry, and I believe in doing what I do best , making money , and paying others to do what they do best. But if I was retired and had the time , I might have considered being the GC.  

Link to the Tread of my build:https://www.thaivisa.com/forum/topic/1003921-new-build-in-khon-kaen/

I look forward to following the progress of your build. 

Good luck

PS: welcome to the forum

Edited July 25, 2018 by sirineou

[sipi]

What style of house are you building?

As you have already mentioned the houses are constructed much differently to the usual brick veneer in Oz. 

[MikeN]

Machinery, Excavator, bobcats, trucks, post hole borers etc

Bobcats ? Posthole borers ? Burmese labourers, shovels and a wheelbarrow are cheaper !

More seriously, talk to your local builders supply merchant, not global house/Thai watsadu etc but a local store and they should be able to suggest some competent tradesmen . And check out some of their current/previous work of course.

Edited July 25, 2018 by MikeN

[lopburi3]

1 hour ago, Mantadive said:

If any one can supply me with recommended contacts / advice it would be greatly appreciated

Stand back - Thai laws prevent active involvement in such (work) so best not to be seen doing so.  Outside/wet kitchen is normal here, and other SEA countries so if cooking Thai or Thai cooking that should be part of plans.  

[Mantadive]

7 hours ago, sirineou said:

 Just finished building my home less than a Year ago. Though I am also Qualify to supervise the process my self  (30 years Union Carpenter , working for High Rise construction co in US , specialty , concrete forms)

I Hired a reputable builder in Khon Kaen . TCHouse.  (so sorry I can't help with trade recommendations )

 I am still working in the industry, and I believe in doing what I do best , making money , and paying others to do what they do best. But if I was retired and had the time , I might have considered being the GC.  

Link to the Tread of my build:https://www.thaivisa.com/forum/topic/1003921-new-build-in-khon-kaen/

I look forward to following the progress of your build. 

Good luck

PS: welcome to the forum

Thanks I am retired so plenty of time.

[Mantadive]

6 hours ago, lopburi3 said:

Stand back - Thai laws prevent active involvement in such (work) so best not to be seen doing so.  Outside/wet kitchen is normal here, and other SEA countries so if cooking Thai or Thai cooking that should be part of plans.  

Thanks I am aware and I will be careful not to engage in "Work" per say. 

I will be on site every day (as the owner) to ensure that it all goes to plan 

[sometimewoodworker]

8 hours ago, Mantadive said:

Machinery, Excavator, bobcats, trucks, post hole borers etc

Of those only the excavator and trucks are easily available, they will have drivers. 

[Mantadive]

7 hours ago, sipi said:

What style of house are you building?

As you have already mentioned the houses are constructed much differently to the usual brick veneer in Oz. 

See the 3D image I created below 

QCON Blocks, concrete columns, concrete slabs, rendered, Tile roof etc. Standard Thai building process with some AUS building processes and methods thrown in. E.G. - Visqueen under the slabs as a moisture barrier, A termite control system under the slab. etc etc 

[Mantadive]

7 hours ago, MikeN said:

Machinery, Excavator, bobcats, trucks, post hole borers etc

Bobcats ? Posthole borers ? Burmese labourers, shovels and a wheelbarrow are cheaper !

More seriously, talk to your local builders supply merchant, not global house/Thai watsadu etc but a local store and they should be able to suggest some competent tradesmen . And check out some of their current/previous work of course.

Thanks good advice 

 

[MikeN]

2 hours ago, Mantadive said:

See the 3D image I created below 

 

I know there are no dimensions shown, but depending on where you are, and the local attitude to building regulations and their enforcement, but you might have a problem with the setback requirements. Have you checked on that, as those walls look to be too close to the boundary.

 My GF’s new neighbour wanted to build about 1.5meter from the property line but was told NO. He complained “but her house is closer” (it’s about half a meter!) but was told times have changed and he has to be 2 meters back.

[Mantadive]

8 hours ago, MikeN said:

I know there are no dimensions shown, but depending on where you are, and the local attitude to building regulations and their enforcement, but you might have a problem with the setback requirements. Have you checked on that, as those walls look to be too close to the boundary.

 My GF’s new neighbour wanted to build about 1.5meter from the property line but was told NO. He complained “but her house is closer” (it’s about half a meter!) but was told times have changed and he has to be 2 meters back.

I have checked and the plans comply 1.2 to the OMP which is the gutter line 

 

[kamalabob2]

Everything the Op listed is readily available in Buriram province. With some leg work he can find all those tradesmen and equipment in Khon Kaen.  However he might consider a smaller footprint on that size parcel.  He will make his spouse happier with a smaller house to clean. He will have way less issues with rain water.  Casement windows might be a wiser bet than single hung windows in Thailand.  The OP can certainly benefit from a visit to the annual architect Expo in Bangkok at Impact. Far better selection with 800 plus supplier booths at the Architect Expo than the Home Works or Home Pro expo.  You can hire expats do do plumbing with Green PPR pipe or even white Pimaflex pipe. I noted the Kubota digger at an expat home under construction a Buriram village this morning. Next to the metal shipping container which has building materials and tools locked up each evening. 

[sirineou]

4 hours ago, kamalabob2 said:

However he might consider a smaller footprint on that size parcel.  He will make his spouse happier with a smaller house to clean. He will have way less issues with rain water.

 

 I agree with the smaller footprint home , with more outside open space.  IMO The design is very nice but too big for the lot.  Unless one has a big family or will have a lot people visiting and staying with, IMO , in retirement  one does not need a lot of rooms that will never be used . 

Different people have different personalities and different requirements, Personally , and most Thais I know , like to sit outside, so a covered open area outside is worth considering. I left the whole downstairs of the house I build open (see link : :https://www.thaivisa.com/forum/topic/1003921-new-build-in-khon-kaen/ )    it will provide a cool outside place to hung out, at a later time I can add two more room in the back if I decide I need them.

Also notice the outside kitchen by the koi pond  (you can see it  from under the stairs) IMO A must for thailand. 

Just food for thought.

Edited July 26, 2018 by sirineou

[stropper]

hi buddy, you did not say what part of aus you worked in, as a licenced builder in nsw and queensland  and have worked in most parts of aus, i can tell you from experience that things are different here, i have built shit houses in oodnadatta, and was the main man at sanctary cove  when ariadni took it over, as well as heaps of housing and high rise on the gold coast, been there done that. I have since 2014 built our house on our farm 20ks from si that, i was involved in every thing ,to my hips went when screwing the roof down, apparently 70 is to old. Any way you can do it your self, all the bar sitters will tell you no, but that is bullshit as long as you have a team of thai guys or gals and you show them what to do and demonstrate how its done, plumbers are a problem, as is getting the right gear, tool pro in udon thani is the best, i did all plumbing myself, out here it was a major job, i have a great sparkie, he is good and the price is right, he will do it right ,if you want it, thais do not, for them cheapest is the best, you have to get to know a good hardware supplier, i was lucky we have a half a bunnings out here and the manager speaks fair english, which is a huge problem as none of the workers will have a clue what you are saying, and do not try to tell me you can speak thai, i was lucky again, my wife speaks goog english and danny as she is known as then never stopped working, i live about 1hr 30 minutes from khon khen ,you are most welcome to come out and have a look at our place, its not a show home, but i am sure i can give you some good advice regards bob

[eero]

 You can call me and I can give you good advise how built the house and save energy

Best regards

Eero

0851054279

[UbonEagle]

Cheers mate and good luck with your project.

We have done 2 new builds in Ubon (1st 13yrs, 2nd 2yrs ago).

Have nothing like your experience, I work offshore gas having done my share of DIY in Oz.

A few main pointers ;

# you will have issues with doing all the "home" way and will have to compromise a bit.

# communications, have a list of key Thai words for products etc and "no, not like that" haha only joking. Also try to emphasize you want a premium finish otherwise they will default to the cheapest rubbish fittings etc.

# do your research and get around the big hardwares to look a products, Khon Kaen is a big joint and sure to have a good range.

# as previous poster mentioned, good weather protected outside area is premium to capitalise on the warm tropical climate.

# other randoms, gutters for 2nd story otherwise concrete damage etc, roof insulation / ventilation !!, We used the XXL blocks 15cm thick and sound, temp properties v.good.

# I'd insider holding off start until after wet season (post October), that way u can get majors like slabs etc done during the good months nov-feb then enjoy the finishing during the ensueing hot then wet season.

 

I could go on, pm me if you want.

Cheers Doug

 

[khunPer]

On 7/25/2018 at 7:55 AM, Mantadive said:

That said Building here is very different to building in Aus
I am now trying to source trades people:
I require concretors/form workers preferably an existing gang
Machinery, Excavator, bobcats, trucks, post hole borers etc
Plumber/drainer
Electrician
Roofer
Gutter supply & Installation
Gyprock installer
and all best deals on supply of goods.

If any one can supply me with recommended contacts / advice it would be greatly appreciated

I had an about 350 m² house build a few years back – like you, I did the drawings myself, but I had an engineer to transfer it to computer and make the necessary print, and steel calculations for building permission – a building construction in Thailand is quite different from my Scandinavian home country.

 

Building teams can be little different from area to area. I'm positioned in a tourist area, but am also little familiar with construction in one part of Isaan. I think you'll be best off with hiring a local and experienced building constructor that can communicate in fair English, as you otherwise might have a language barrier, and not to forget a cultural gap between how Aussies are working in a construction site, and how Thais, and Thai sub-contractors, are working. Also, a building constructor will know the right sub-contractors for various part of the construction – including bob-cat with an operator, and trucks with drivers – and he might obtain better prices than you can get, even he get a commission.

 

I had a very good Thai building constructor that had been married to a British lady and lived a while in UK, so I had no language barrier. I originally had two quotes, from two different constructors – both speaking fine English – and my choice was more based on feeling for understanding each other, than price; the total cost was not that different, about 10%, but the specifications were, where the one seemed more trustworthy.

 

I could agree with a basic concrete construction and some sub-contractors of my own choice, whiere the building constructor helped with contacts and recommendations – normally a sub-contractor will pay a commission to the main building constructor, that's included in their individual quotes – whilst other parts were totally my own entreprise, like for example the roof. It's a question of balance, understanding, and very important, also depending of the foreman for the basic team of construction workers, which often are uneducated, but after some time quite experienced builders, or migrant workers that might originally be farmers. They will most probably work different from what you are used to, and it might be in the best interest to discuss any construction procedures with the building constructor only, and let the foreman be in charge of procedures, and staff, etc.

 

A good constructor will dig down (with a machine) to solid ground and preferable make big concrete feet covering more than one post each, which might give you a more solid construction and less cracks. We mainly used water-proof ready-mixed cement (delivered by trucks), as that gives you less cracks – the extra about 200 baht per cubic meter are well spent – and I made sure that especially decks were watered during the process, and at the end of the day, so they were free from cracks next day.

 

I had three quotes for electrical installations, and again chose the one that seemed to be best fit to understand me – he did an excellent job and we had a great time – whilst my constructor had the plumbing as part of the main entreprise. Anyone that can cut and glue two blue pipes together can call himself a plumber, so that is an area to supervise, and especially make sure the sewer pipes are big enough and with right fall.

 

For roof construction I used SCG, i.e. Home Marts roof experts. They'll do a complete entreprise, including galvanized steel construction and everything that goes with the roof tiles. They make free detailed computer drawings and give quotes for different tile-styles, and on top a five year warranty. The last is important, as you might have a hard time to find your local building constructor, or team, when the roof leaks after two years; SCG will probably also be there after five years. Furthermore SCG's steel work were cheaper than a quote I got for a normal steel job.

 

Home Mart also did my gutters, as SCG has a company called Windsor Vinyl, again a total entreprise,  and fair priced. Windsor Vinyl also makes doors and windows, should you chose something else than aluminum or wood; and chose the hardest wood for doors and windows, the change between dry and wet season easily spoils the softer (and little cheaper) wooden doors.

 

I used the tile man from my building constructor, as I had seen his work in some very high end luxury constructions, and he quoted me such a fair price, that I didn't bother to check alternatives. I bought all tiles and cement and glue myself, and paid his work by meter board, and meter stair nose, and square meter floor and wall. Part of the tiles were supplied from HomePro, that also supplied all aircons, and paints, and basins, and toilets, and lots of other equipment; got really fair prices and good discounts on top. Some tiles and stuff came from Home Mart, where you also can bargain prices. Home Mart, which is part of SCG, also supply ready mixed cement by truck.

 

A few advises from my experience:

• Use aerated concrete blocks (Q-con) for as many walls as possible. They gives much better heat insulation, and saves aircon usage. It's a new product in Thailand, but originates from Scandinavia some 70-80 years ago – we actually build whole houses of them without any use of posts, just a solid foundation.
• Use waterproof mortar for plastering of walls, as you'll avoid the many cracks often seen in Thai constructions.
• Let the plaster dry for at least one month before painting, and use two times primers, and three times paint for outher walls, if you don't want to repaint after two-three years. Make sure the workers doing painting, do a proper job – I chose two from my contractor's basic team and borrowed them, paying them a salary myself, and a small bonus for working slow, and doing a job were both the primer the paint really covered everything. And the also masked all edges and covered everything – I taught them – and they were happy to work like that, proud of their work. We used TOA Super Shield, little more expensive, but worth it (I know after 8+ years so far); but there might be other similar good brands.
• I had also a chosen staff – actually same workers as did the paint – to install all kind of various fittings; except toilets, and basins, and sinks, which were the plumber's job.
• I bought my Europen kitchen from HomePro, and they did everything from drawing to final installation, including dishwasher etc.; same with water pumps and water filters (different team from kitchen installation, of course).
• My aircons are inverter type, costs about 50% more, but saves a lot in electrical power. I used HomePro – but there might be others as good – and got a good discount plus free installation. HomePro called the manufacturer's Bangkok office to get the best discount, and they offered us four big remote controlled floor fans on top of what HomePro them-self could give of reduction on the list price. My lovely girlfriend said to the manager that we din't need any floor fans, but a little percentage lower price would do. After several phone calls and two days waiting, the aircon manufacturer gave us extra 2% discount of the list price – perhaps they needed permission from the head office abroad – plus four remote controlled floor fans, there was no way we could deal with them, without lifting those floor fans from the stock; however some friends later became very happy for free remote controlled floor fans...?

Might be more, but that's what I instantly recall and have time to post. You are welcome to ask specific questions, I might have some inspiration for you from my building experience – and a few photos – however, things might work out slightly different in other parts of Thailand.

 

Wish you good luck...?

[4MyEgo]

Good luck with your build mate, what I have learned from my build is that I put in too many windows, as heat does penetrate through the glass, so a few adjustments shading those windows sorted that, another very important part is to make sure your eaves are a minimum 900mm, 1200mm would be even better for shading, and insulate that roof area well, i.e. I put in thermal reflective insulation for the (radiant heat) under the concrete roof tiles, and SCG R-38 Stay Cool ceiling batts, add to that a couple of whirlybirds and some vents to your gable front and back areas and Bob's your uncle.

 

The rest should be a breeze.......

[thaiguzzi]

On ‎7‎/‎25‎/‎2018 at 9:24 PM, Mantadive said:

See the 3D image I created below 

QCON Blocks, concrete columns, concrete slabs, rendered, Tile roof etc. Standard Thai building process with some AUS building processes and methods thrown in. E.G. - Visqueen under the slabs as a moisture barrier, A termite control system under the slab. etc etc 

As other posters have noted, not enough outdoor living space nor an outdoor kitchen space.

Agree, the land parcel is too small for that size house.

To the OP. I wish you all the best, no disrespect, but what you have proposed above could mean you have a nervous breakdown by the time the project is finished.

My 2 story 220 sq m house & the builders, finished in 2005, I had pretty much zero problems, I kept the design SIMPLE, let them put their input in, was there everyday and, importantly, picked up the trade lingo sharpish. If you can't speak Thai well, your missus needs to be on site most days.

Best of luck.

Edit;

I had zero knowledge of anything to do with building houses as my trade has been mechanic/machinist...

 

Edited August 1, 2018 by thaiguzzi

[thaiguzzi]

15 hours ago, khunPer said:

I had an about 350 m² house build a few years back – like you, I did the drawings myself, but I had an engineer to transfer it to computer and make the necessary print, and steel calculations for building permission – a building construction in Thailand is quite different from my Scandinavian home country.

 

Building teams can be little different from area to area. I'm positioned in a tourist area, but am also little familiar with construction in one part of Isaan. I think you'll be best off with hiring a local and experienced building constructor that can communicate in fair English, as you otherwise might have a language barrier, and not to forget a cultural gap between how Aussies are working in a construction site, and how Thais, and Thai sub-contractors, are working. Also, a building constructor will know the right sub-contractors for various part of the construction – including bob-cat with an operator, and trucks with drivers – and he might obtain better prices than you can get, even he get a commission.

 

I had a very good Thai building constructor that had been married to a British lady and lived a while in UK, so I had no language barrier. I originally had two quotes, from two different constructors – both speaking fine English – and my choice was more based on feeling for understanding each other, than price; the total cost was not that different, about 10%, but the specifications were, where the one seemed more trustworthy.

 

I could agree with a basic concrete construction and some sub-contractors of my own choice, whiere the building constructor helped with contacts and recommendations – normally a sub-contractor will pay a commission to the main building constructor, that's included in their individual quotes – whilst other parts were totally my own entreprise, like for example the roof. It's a question of balance, understanding, and very important, also depending of the foreman for the basic team of construction workers, which often are uneducated, but after some time quite experienced builders, or migrant workers that might originally be farmers. They will most probably work different from what you are used to, and it might be in the best interest to discuss any construction procedures with the building constructor only, and let the foreman be in charge of procedures, and staff, etc.

 

A good constructor will dig down (with a machine) to solid ground and preferable make big concrete feet covering more than one post each, which might give you a more solid construction and less cracks. We mainly used water-proof ready-mixed cement (delivered by trucks), as that gives you less cracks – the extra about 200 baht per cubic meter are well spent – and I made sure that especially decks were watered during the process, and at the end of the day, so they were free from cracks next day.

 

I had three quotes for electrical installations, and again chose the one that seemed to be best fit to understand me – he did an excellent job and we had a great time – whilst my constructor had the plumbing as part of the main entreprise. Anyone that can cut and glue two blue pipes together can call himself a plumber, so that is an area to supervise, and especially make sure the sewer pipes are big enough and with right fall.

 

For roof construction I used SCG, i.e. Home Marts roof experts. They'll do a complete entreprise, including galvanized steel construction and everything that goes with the roof tiles. They make free detailed computer drawings and give quotes for different tile-styles, and on top a five year warranty. The last is important, as you might have a hard time to find your local building constructor, or team, when the roof leaks after two years; SCG will probably also be there after five years. Furthermore SCG's steel work were cheaper than a quote I got for a normal steel job.

 

Home Mart also did my gutters, as SCG has a company called Windsor Vinyl, again a total entreprise,  and fair priced. Windsor Vinyl also makes doors and windows, should you chose something else than aluminum or wood; and chose the hardest wood for doors and windows, the change between dry and wet season easily spoils the softer (and little cheaper) wooden doors.

 

I used the tile man from my building constructor, as I had seen his work in some very high end luxury constructions, and he quoted me such a fair price, that I didn't bother to check alternatives. I bought all tiles and cement and glue myself, and paid his work by meter board, and meter stair nose, and square meter floor and wall. Part of the tiles were supplied from HomePro, that also supplied all aircons, and paints, and basins, and toilets, and lots of other equipment; got really fair prices and good discounts on top. Some tiles and stuff came from Home Mart, where you also can bargain prices. Home Mart, which is part of SCG, also supply ready mixed cement by truck.

 

A few advises from my experience:

• Use aerated concrete blocks (Q-con) for as many walls as possible. They gives much better heat insulation, and saves aircon usage. It's a new product in Thailand, but originates from Scandinavia some 70-80 years ago – we actually build whole houses of them without any use of posts, just a solid foundation.
• Use waterproof mortar for plastering of walls, as you'll avoid the many cracks often seen in Thai constructions.
• Let the plaster dry for at least one month before painting, and use two times primers, and three times paint for outher walls, if you don't want to repaint after two-three years. Make sure the workers doing painting, do a proper job – I chose two from my contractor's basic team and borrowed them, paying them a salary myself, and a small bonus for working slow, and doing a job were both the primer the paint really covered everything. And the also masked all edges and covered everything – I taught them – and they were happy to work like that, proud of their work. We used TOA Super Shield, little more expensive, but worth it (I know after 8+ years so far); but there might be other similar good brands.
• I had also a chosen staff – actually same workers as did the paint – to install all kind of various fittings; except toilets, and basins, and sinks, which were the plumber's job.
• I bought my Europen kitchen from HomePro, and they did everything from drawing to final installation, including dishwasher etc.; same with water pumps and water filters (different team from kitchen installation, of course).
• My aircons are inverter type, costs about 50% more, but saves a lot in electrical power. I used HomePro – but there might be others as good – and got a good discount plus free installation. HomePro called the manufacturer's Bangkok office to get the best discount, and they offered us four big remote controlled floor fans on top of what HomePro them-self could give of reduction on the list price. My lovely girlfriend said to the manager that we din't need any floor fans, but a little percentage lower price would do. After several phone calls and two days waiting, the aircon manufacturer gave us extra 2% discount of the list price – perhaps they needed permission from the head office abroad – plus four remote controlled floor fans, there was no way we could deal with them, without lifting those floor fans from the stock; however some friends later became very happy for free remote controlled floor fans...?

Might be more, but that's what I instantly recall and have time to post. You are welcome to ask specific questions, I might have some inspiration for you from my building experience – and a few photos – however, things might work out slightly different in other parts of Thailand.

 

Wish you good luck...?

Wot he said.

+1.

[sometimewoodworker]

17 hours ago, 4MyEgo said:

Good luck with your build mate, what I have learned from my build is that I put in too many windows, as heat does penetrate through the glass, so a few adjustments shading those windows sorted that, another very important part is to make sure your eaves are a minimum 900mm, 1200mm would be even better for shading,

We went with big windows and glass doors 

 

Outside kitchen for Thai food

 

 

But a minimum of 2.5 metres roof overhang, extending to 5.5 over the front balcony 

 

and 7 metres over the car parking area

 

we also have lowE glass in our IGUs

 

 

And just FWIW

 

the outside temperature, in the shade of course,

and I only have tha AC on dehumidifier mode at the moment.

Edited August 1, 2018 by sometimewoodworker

[sometimewoodworker]

We have just had an interesting visitor who decided our gate was a good place to stay

[sipi]

Excellent thread. 

And this is the only reason I remain a Thaivisa member. 

We built our house 10 years ago and made a few mistakes. But it does us for 3 months a year. 

[khunPer]

23 hours ago, khunPer said:

Might be more, but that's what I instantly recall and have time to post.

There is more, probably enough for a whole book, and that's exactly what Philip Bryce did, he wrote "How to Buy Land and Build a House in Thailand" (Paiboon, ISBN 1-887521-71-2). Philip built a typical Thai-style house at Koh Phangan in a combination of concrete and wood, and was his own project manager. Even one might be familiar with building construction from one's home country, and know all about cement mix and curing time for concrete to reach 100% strength, this book might still be a must to get going in Thailand. After each chapter is a section with "English/Thai words and phrases", and detailed drawings with names in English and Thai of all parts of the house, much needed to communicate with local workers and the building constructor (if not a professional, even the English words might be very helpful). Furthermore the Thai-way-of-building is well described, and also how to improve it in some areas to more like Western standards – that might be needed, to obtain the finish some of us aliens are used to – and for those of us that are not professional builders from home, we can learn a lot needed when inspecting our own dream-house construction.

 

One important thing Philip mentioned – and which I'm happy I made when having my own house build – is a "cleanout fitting on the way to the main drain so in the event of blockage, a pipe snake can be inserted into the pipe to clear the blockage without having to go through the toilet or sink drains." I mentioned about sewer drains in my earlier post above. Philips said not to use a 90° turn, but instead two 45° turns "to be sure a snake will find it's way down the pipe easily."

 

This is how I had "cleanouts" made. I have pipes at both sides of the house, and "cleanouts" at both sides.

Edit: The black tubes sticking out from the foundation are for pesticide gas under the house, they'll be cut and closed with caps, when finishing.

 

And by the way, you can work as much as you want yourself on you own house, without thinking about Work Permit, as long as you build the house for yourself to live in, and not for resale. I, for example, became one of the painters, so I never got bored at the construction side...?

 

I avoided as much as possible use of wood – all internal doors are however wood, as they look nice, and my balcony railings are also hard wood for same reason, but could have been made with fiber cement or other artificial wood, which I will do next time – mainly because of the weather, but also because of termites; the latter can amazingly fast chew through even thick wood.

 

Talking about termites and other insects, my building constructor advised me to install tubes for pesticide gas under the house – my house stands on the ground, not raised on pillars – so it easily can be gassed under the concrete floors. It was not that expensive, about 6,000 baht for the installation under about 100 m² ground floor area (excluding car park and terrasse); so today probably less than 10,000 baht. I didn't make any annual contract for gassing unwanted renters, only bought the installation, just in case I needed it – could be a lot cheaper than later banging cement up – luckily I've so far not noticed any strange residents, or the results of same.

 

The black tubes with yellow sprays are for pesticide gas, they end out in the foundation with screw-caps.

 

For cover under the roof, and fascia, I used fiber cement that in just little distance looks that much like wood, that it's hard to notice the difference, especially when it nice painted. My building constructor recommended a carpenter, and the quote were surprisingly low, and his photos of work looked very nice, so I didn't bother to search for alternatives. Using fiber cement is both a termite and decay protection, and also a fire protection. Make sure to have air flow under the roof, and use a fine nylon net to stop bugs, and other unwanted guests, getting inside; a metal net will rust, so avoid that. We painted everything with primer and acrylic finish before it was installed – much easier to roll paint on at ground, than on ceiling – and thereafter filling gaps with acrylic sealant, and a final paint job for perfect finish.

 

Fascia and cover under roof. 2nd floor and top-floor, the house is 3-story. The photo also shows the Windsor Vinyl gutters, and Hoffen uPVC windows and doors; roof tiles are SCG NeuStyle. The black wire hanging in the right hand corner is for surveillance CCTV.

 

Indoor I made gypsum ceilings, and of course water-proof in wet-rooms and kitchen. I found the team myself, simply by asking around at various suppliers of gypsum plates, the cheapest was actually one recommended from the staff in Home Mart, and they did a very nice job. Make sure to have planned everything for lighting, or surveillance CCTV, etc., before installing a gypsum ceiling, if there's no other access in above it.

 

When building double walls, for example for better insulation and avoiding visible posts, you should consider to have the electric pipes installed between the double walls, instead of later milling them into the wall.

 

A European kitchen might not be the perfect solution for a Thai partner to cook genuine gourmet dishes, so whenever you have space, think of both an indoor kitchen, and an outdoor Thai-food kitchen; I regret I didn't consider that option carefully enough, even my tiny stamp-sized plot of land hardly left space for it. Today I'm sure I could have planned a combined solution. 

 

Think carefully when choosing materials, the Thai weather can be hard and different to your home country – of course depending of from where you originates – and the most expensive stuff might not always be the best. Especially think of maintenance – you are the one that shall live in the house, and you are the one to either fix the maintenance, or find someone to do it for you – many Thai workers, and building constructors, use a solution that looks nice, and work when they have finished the job, i.e. "it works, so what's the problem?" A little trick is to buy a cheap "vaseline" gel, or the almost same priced real stuff, and dip all screws in it – screws you at one point is going to unscrew, for example when changing bulb in an outdoor lamp, or changing the whole LED-lamp house – after a year or two you might not be able to unscrew anything due to erosion or rust; however the vaseline-gel protection makes the screws still usable, and reusable. My house is beachfront with heavy monsoon storms and sea-salt, I use to check my beachfront lamp-screws once a year, and sometime refit with more petroleum gel. Also many electric parts don't live a long life in Thailand, so whenever possible, make the exchange an easy job, for example water pumps, and pool pumps, if you plan a pool or Jacuzzi.

 

Superstition, so we aliens often think about the multiple amount of spirits that can inhabit the land, we're going to build out house on – and what if there has been a house before, and some homeless spirits may just look forward to move into that stunning new building – for your local work crew these divine beings are extremely true, and they shall be pleased in any way, also during construction. The best advice I can give, is to attend to ceremony with the first lucky post – the workers will appreciate it, and so will all the spirits, even you might not clearly see them – if not for anything else, then the experience. It can be "bad luck" if the owner is not there, and bad luck is the last thing you wish for your Thai dream-house...?

 

The work crew will prepare everything for the ceremony with the lucky post – a monk has already told which post it is, and the date and time for the event – and the owner might be asked to pour the first bucket of cement into the post. Our spirits – that might have been living in the fisherman house, and later beach restaurant that was on the plot, when I bought it – seemed to also enjoy a good cigar. It's custom to place a tiny bit of gold under the lucky post, and as this house should be inhabited by both a farang and Thai, and someone hasip-hasip, there came a tiny bit of Thai gold, and a tiny bit of farang gold, under the lucky post. And it worked, because everything worked well with construction, and we haven't had any serious problems later; the locals even joke me with, that my house is the only house on Samui without water leaking through the roof...?

By the way, did I remember to mention that I borrowed a pendulum from the clairvoyant French fortune teller living next to us, and that I myself, in the heat of the night, checked which post could be a lucky one – later when the monk's decision was revealed, I realized he, or they, had found the exactly same post as me...?

 

Edited August 1, 2018 by khunPer

[Mantadive]

On 7/31/2018 at 3:55 PM, stropper said:

hi buddy, you did not say what part of aus you worked in, as a licenced builder in nsw and queensland  and have worked in most parts of aus, i can tell you from experience that things are different here, i have built shit houses in oodnadatta, and was the main man at sanctary cove  when ariadni took it over, as well as heaps of housing and high rise on the gold coast, been there done that. I have since 2014 built our house on our farm 20ks from si that, i was involved in every thing ,to my hips went when screwing the roof down, apparently 70 is to old. Any way you can do it your self, all the bar sitters will tell you no, but that is bullshit as long as you have a team of thai guys or gals and you show them what to do and demonstrate how its done, plumbers are a problem, as is getting the right gear, tool pro in udon thani is the best, i did all plumbing myself, out here it was a major job, i have a great sparkie, he is good and the price is right, he will do it right ,if you want it, thais do not, for them cheapest is the best, you have to get to know a good hardware supplier, i was lucky we have a half a bunnings out here and the manager speaks fair english, which is a huge problem as none of the workers will have a clue what you are saying, and do not try to tell me you can speak thai, i was lucky again, my wife speaks goog english and danny as she is known as then never stopped working, i live about 1hr 30 minutes from khon khen ,you are most welcome to come out and have a look at our place, its not a show home, but i am sure i can give you some good advice regards bob

Stropper

It would be good to catch up - How do we go about this on this forum  - I can send you an email address?