House Building / Living In Issan

[Thaddeus]

Yes you can use that, as has been said before, if you just leave it to nature, you have to wait a long time. So that is a much better idea, that or try to organise a game of elephant rolling.

[ozzieal]

Sounds good, the land we have is in my wifes name, we have all the documents etc. so no legal issues. I just found out that there is a roller machine (I guess like a steam roller) that they use for building roads. Could we use this for compacting the earth prior to construction? I read somewhere else on the net that this method may be preferable to letting gravity and rain do the work.

Hi Gymshark,

I have a mate from UK who builds houses full-time throughout Thailand and lives in Korat. He may be able to give you some advice, provide some supervision or even build it for you. I have seen many pics of his work and the quality looks real good. If you want his contact details, give me an e-mail.

regards,

Ozzieal

[gymshark]

We have got a plan so far, our Uncle is a house builder and his cousin builds houses but usually in the cities not in the sticks but he will ask him to build it and he will work on the crew as well (he lives 2 doors away so very convenient) plus the sister in law will check every day. The sis is going now to ask how much to do the landfill so we should get an answer tonight on that one.

[gymshark]

Appreciate all the help folks, I am off to the US of A in a few hours, got do do some work unfortunately (really plays havoc with my social life) Anyway, that's why I will be off the grid for a few weeks, hopefully when I get back in early August we will have some progress to report.

Be good people, and if you can't be good......Be careful.

[Meerkat]

Just about finished our place in south Isaan, a few km from Khao Yai - still looks like a building site though. 2 bedrooms, about 800 sq ft plus around half as much again roofed but not walled (carport/porch). Think the cost was around 700k all in (including the driveway which is about 150m long).

Very basic - we just use the (bountiful in the area) rain for water after it's filtered, but will get around to boring a well at some point. We use it as a weekend place for now, but it will eventually become the staff cottage when we finally get around to building the main house (and we wanted somewhere "on site" to stay during the main construction).

Was a good exercise in learning what to watch out for when constructing, but we didn't have too many problems aside from being told that "3 pin (ie earthed) wiring isn't available in Thailand" - got that sorted out pretty sharpish, and the use of water-soluble paint in the bathroom, so the first time I took a shower I came out with blue feet! I do think I'll pay to get someone who really knows what they're doing to oversee the next construction though. Apologies for the fake Ionic columns at the front - make me cringe every time I see them...they won't be there for long.

Cracking views in that part of the world.

[Lite Beer]

, but we didn't have too many problems aside from being told that "3 pin (ie earthed) wiring isn't available in Thailand" - got that sorted out pretty sharpish

They do make you laugh don't they. Or they would if it wasn't do dangerous.

Looks like a good deal. Agree about the columns .

Goes to show that you do not have to spend a fortune to get something very livable (is that a word?)

[Meerkat]

, but we didn't have too many problems aside from being told that "3 pin (ie earthed) wiring isn't available in Thailand" - got that sorted out pretty sharpish

They do make you laugh don't they. Or they would if it wasn't do dangerous.

Indeed. Took the guy down to the local electrical suppliers where lo and behold they had 3-core cable, 3-pin sockets and earthing rods - "Oh look, they must have just been introduced into the country!" exclaims me, hopefully allowing him to keep some face...

Recommend everyone who's embarking on building their own place here (or anywhere else for that matter) read our own Crossy's excellent website on wiring.

[Diablo Bob]

Have read all the posts and there is very good advice being given, and a few misconceptions.

As to your questions concerning soil compaction, just a few observations:

1) Don't confuse subsidence with compaction. Even though you place fill on a site then wait for it to subside over time, your compactive effort is minimal. Compaction, which is expressed as a percentage of maximum density, requires more effort. Depending on the soil classification and particle size analysis, these factors will determine the maximum density/optimum moisture content for any given soil type. For instance, a sandy/gravely soil will have a broader range of moisture content required during compaction to achieve a certain percentage of compaction, where a soil that contains significant amounts of silts & clays will have a very narrow range of moisture contents to achieve the same compaction percentage.

2) Inasmuch as you probably won't find a soils laboratory in the neighborhood another option would by drilled/driven piles. These work on the concept of surface friction of the pile with the surrounding soil resisting the weight of the structure. While this will accomplish the task of eliminating settlement underneath your home, it will not have an effect of the overall subsidence of the surrounding property (Driveway, lawn area). These areas will still need to be compacted. It is best to do your compaction prior to any pile work.

3) You mention the use of a roller compactor. Good move IF this is used in conjunction with a water truck and a blade (Motor grader). You need to have the blade turning the soil after watering to essentially mix the soil to a consistent moisture content and to make the fill flat so that a roller can do his job. Rule of thumb, if you observe instantaneous "cracking" of the soil after using the roller, you are below optimum moisture. If the soil pumps (Acts like a sponge) after the roller passes over, you are "AT" or "SLIGHTLY ABOVE" optimum, if the soil ozzes underneath the roller, you are well over optimum. It is better to be slightly above optimum.

In a nut shell, compact/drill piles and you can start construction immediately afterwards.

[feffejonsson]

Yeah, sounds like the best plan, one of our Uncles has the same set up, I will get it checked out when I go up next. Apparently they rarely turn the water off theses days but sometimes reduce output so the bore hole will be perfect. We only need it to service the house and not any agriculture so it should be fairly straight forward.

This will sound pretty weird but we were wondering what the place would look like with furniture in etc. and where to site powerpoints etc. and I don't have any professional software so I use the game "The SIMS" where you can build houses and put in furniture etc. Of course it is crap but it has given us a rough idea, check out the pics for a laugh.....

Let me know if you can't see them SIM PIX

Just a tip. Maybe you already heard about it. Download Google Sketch Up. It´s a free software, easy to use, that enables you to make building plans in 3d. It´s quite fun to work with. http://sketchup.google.com/

Cheers

[kamalabob2]

GymShark: You COULD have "out of work" Rice Farmers do MOST of your construction work. This is perhaps a GREAT option. It is the staff that did our simple home construction in Issan. OR You could have illegal immigrants from Burma or Cambodia. Our construction Foreman was a government official in his village and ALL of our staff were legal Thai people who spoke the same language as my wife and all of the sub contractors. COMMUNICATION was easy for the Thai people. Rice Farmers look for work when they are not planting or harvesting rice and home construction, in Phuket, Koh Samui, Bangkok or Issan can be a good option for both the "out of work" Rice farmer and the builder. These rice farmers have a health benefit card and some knowledge of home construction in Thailand. No builder in Issan is going to REALLY have a "full time staff of home builders". In fact the women who were wives, Mothers and Daughters of various men RICE FARMER workers did a wonderful and careful job. That "out of work Rice Farmer" might own double or triple the amount of land your Father in Law or your wife owns.

So you are short staffed during times of Harvest, Planting, Songkran, Funerals and VOTING. Not really a big deal. Rice Farming is a respected calling in Thailand and Farmers are the "backbone" of the Kingdom.

I've attached the photo of a PILE DRIVER that is readily available in Thailand. ANY builder can hire this type of sub-contractor to come and install factory made concrete pilings in what ever size you are willing to specify (and pay). You do NOT have to wait for the soil to settle as you COULD have horizontal beams that are ABOVE the surface of the ground. On these ABOVE GROUND beams you might install TERMITE PVC piping from a TERMITE sub contractor. A wiser choice than drilling holes in your nice tile, wood or granite floor in six months to spray poison. Do not be afraid to get bids from Termite firms for the PVC pipe systems. They will come back twice a year to pump the poison under your home. We had strong aluminum air vents installed in the foundation so we have airflow UNDER the home and varmints can not get under the home.

We had the women construction workers dig out utility rooms and brick the floor and walls of the utility rooms UNDER two ground floor bathrooms. ALL of the pipes for water supply and waste are easily accessible and NO PIPES are buried in concrete. Also the PERFECT place and space for "U" traps under all showers. Every Home Mart has "U" traps, even if your builder has never seen one. You WILL have water leaks, especially if you get good water pressure. However if you have a good builder (and cardboard placed under EVERY sink, U trap, etc) your builder will PROMPTLY fix the leaks and then leave new CARDBOARD under the same spots. People can lie about a leak, the cardboard does not lie.

Those "out of work" Rice farmers will live on your property if they are from a distant village. The "political ramifications" of hiring people from your Wife's village are something to consider as has been mentioned in an earlier post.

No matter what your budget I urge you to get PROFESSIONAL ADVISE in person and/or in writing from the many MATERIALS manufacturers in Thailand. If you establish a good relationship with a owner of a reputable building materials store, they can help you have AT NO CHARGE, experts come to your building site in the middle of no where to INSTRUCT YOUR STAFF on specific building materials. They will gladly mail you instruction books in Thai, but the ability and willingness to READ instructions should not be taken for granted. The workers will GLADLY watch a lap top video presentation from the training experts from CPAC roof tile company, CPAC Wall blocks, CPAC paving blocks, etc..

Do NOT assume you can NOT get qualified, experienced SMART electricians in Issan. Who do you think installs the electrical service for a BIG C, TESCO, TOYOTA DEALERSHIP? Every area does have a "good electrical contractor". Do not be shy, ask the manager of the NEW bank branch or owner of the NEWEST auto Dealership what is the name and phone number of the electrical contractor that they hired. The exact same crew that installed the electrical service for the Buriram Big C worked weekends at our little home 50 minutes from Buriram. RCBO Square D breakers was a known item for our builder and our electrical staff. Proper electrical grounding, lighting rods, even safety outlets from Panasonic, are readily available in Issan. Your builder might have to "order from Bangkok" but most any shipment can be sent in two days to most anywhere in Thailand at rates much LOWER than ground UPS in America. Way less expensive. In most cases you will not directly pay for any shipping charges.

You might want to install a split system air conditioner in your home. Decide in advance which INDEPENDENT shop will give you the best price on the air conditioner you might want. Then have that shop send staff to install the pipes and wires IN THE WALL prior to rendering the wall. Think way in advance where the drainage pipe for that air conditioner will go and have your electricians have the proper electrical service to your in room unit. Romex might not be the sensible choice in Thailand. Separate proper SIZE wires in CONDUIT is cost effective and perhaps much safer.

So you MIGHT want to someday watch TV or listen to a stereo in your modest home in Thailand. Consider having the SPEAKER wire, satellite TV RG 6 cable, or Telephone Wire installed in conduit PRIOR to rendering the wall. Easier and better looking than tacking cables after you finish your home. Conduit is CHEAP in Thailand and even GREAT electricians do not cost very much. I had an Internet connection jack installed in the room I want to watch International TV. The E BOX we selected needed to have ADSL in the same room as the set top box. That wire and jack was very cheap to install PRIOR to rendering or painting the wall. You might want to have a couple of inexpensive speakers installed on your back porch. It is easy to install the conduit and speaker cable well in advance of the exterior ceiling boards.

Many of the members of Thai Visa Forum have years of prior experience in the building trades and/or have built several homes in Thailand. I do not have that type of knowledge, only the experience of building one home "Up Country".

Be sure to get the BUILDING PERMIT from the proper Government office PRIOR to starting construction. Crucial in establishing OWNERSHIP, crucial for an easier experience in obtaining a HOUSE NUMBER. The sooner you obtain the HOUSE NUMBER the sooner you get PERMANENT WATER and PERMANENT electrical service. LOWER UTILITY RATES for both than the "temporary" service you might have to have during construction.

A "plan from book" might be an appropriate option. But make use of the free resources of the materials manufactures and distributors in Thailand.

In my opinion do not "assume" there are "limitations" to what is possible, but do not "assume" the workers will do what you "think" is correct.

If you consider how you want to live in a 800,000 baht house or one a bit more expensive, think "STEP by STEP" of the construction process. To have SMOOTH walls, then all the conduit placed in advance.

#1 rule ONE DAY NOT OK!!!! Be real clear in writing with your builder and construction crew on EXACTLY what curing times are for your concrete. STEP UP and be prepared to purchase extra wood for the wooden building forms if you want PROPER curing times. The RICE FARMERS going way for a few days from time to time will help in obtaining curing times. If your contractor does not already own an electric concrete vibrator you might re-think your choice of builder. The manual method of vibrating concrete has serious limitations.

#2 buy some metal scaffold sections and PAINT the rust proof Grey on that scaffold. It will come into use in MANY parts of your construction and painting process.

#3 You can hire your local Fire Department to come and spray a tanker load of water to TEST YOUR ROOF, Prior to the gypsum ceiling subcontractor coming into your home. Every area has ceiling specialists and it is not expensive. Perhaps the THICKNESS of the Gypsum will help with the cooling and noise considerations.

#4 Spend 200 baht and have at least one tube florescent light installed in your attic on a switch. You WILL have occasion to go up into the attic and it is easy to install the light(s) during construction.

#5 Your wife can explain why an Exterior Thai Kitchen is a sensible choice. You can perhaps have one kitchen inside, but in my opinion the exterior Kitchen is mandatory, but need not be boring. Kitchen or Bathroom sinks can be attractive and inexpensive in Thailand if you shop around.

I wish you a good experience and as many members have posted previously, RAISING YOUR VOICE AND YELLING AT A THAI CONSTRUCTION WORKER will not make that worker SMARTER or work any better.

Good luck and be sure to post some photos when you start your home construction.

[kamalabob2]

The Exterior Thai Kitchen Photos are now attached. It was simple to get hot water for this kitchen sink from an interior Multiple Point electric Water heater on the inside Kitchen. I enjoy Thai food, but my family cooking Chili's inside was not pleasant.

[blue eyes]

Kamalabob2,I love your kitchens.The outside one is one of the best I have seen.

[bergen]

GymShark: You COULD have "out of work" Rice Farmers do MOST of your construction work. This is perhaps a GREAT option. It is the staff that did our simple home construction in Issan. OR You could have illegal immigrants from Burma or Cambodia. Our construction Foreman was a government official in his village and ALL of our staff were legal Thai people who spoke the same language as my wife and all of the sub contractors. COMMUNICATION was easy for the Thai people. Rice Farmers look for work when they are not planting or harvesting rice and home construction, in Phuket, Koh Samui, Bangkok or Issan can be a good option for both the "out of work" Rice farmer and the builder. These rice farmers have a health benefit card and some knowledge of home construction in Thailand. No builder in Issan is going to REALLY have a "full time staff of home builders". In fact the women who were wives, Mothers and Daughters of various men RICE FARMER workers did a wonderful and careful job. That "out of work Rice Farmer" might own double or triple the amount of land your Father in Law or your wife owns.

So you are short staffed during times of Harvest, Planting, Songkran, Funerals and VOTING. Not really a big deal. Rice Farming is a respected calling in Thailand and Farmers are the "backbone" of the Kingdom.

I've attached the photo of a PILE DRIVER that is readily available in Thailand. ANY builder can hire this type of sub-contractor to come and install factory made concrete pilings in what ever size you are willing to specify (and pay). You do NOT have to wait for the soil to settle as you COULD have horizontal beams that are ABOVE the surface of the ground. On these ABOVE GROUND beams you might install TERMITE PVC piping from a TERMITE sub contractor. A wiser choice than drilling holes in your nice tile, wood or granite floor in six months to spray poison. Do not be afraid to get bids from Termite firms for the PVC pipe systems. They will come back twice a year to pump the poison under your home. We had strong aluminum air vents installed in the foundation so we have airflow UNDER the home and varmints can not get under the home.

We had the women construction workers dig out utility rooms and brick the floor and walls of the utility rooms UNDER two ground floor bathrooms. ALL of the pipes for water supply and waste are easily accessible and NO PIPES are buried in concrete. Also the PERFECT place and space for "U" traps under all showers. Every Home Mart has "U" traps, even if your builder has never seen one. You WILL have water leaks, especially if you get good water pressure. However if you have a good builder (and cardboard placed under EVERY sink, U trap, etc) your builder will PROMPTLY fix the leaks and then leave new CARDBOARD under the same spots. People can lie about a leak, the cardboard does not lie.

Those "out of work" Rice farmers will live on your property if they are from a distant village. The "political ramifications" of hiring people from your Wife's village are something to consider as has been mentioned in an earlier post.

No matter what your budget I urge you to get PROFESSIONAL ADVISE in person and/or in writing from the many MATERIALS manufacturers in Thailand. If you establish a good relationship with a owner of a reputable building materials store, they can help you have AT NO CHARGE, experts come to your building site in the middle of no where to INSTRUCT YOUR STAFF on specific building materials. They will gladly mail you instruction books in Thai, but the ability and willingness to READ instructions should not be taken for granted. The workers will GLADLY watch a lap top video presentation from the training experts from CPAC roof tile company, CPAC Wall blocks, CPAC paving blocks, etc..

Do NOT assume you can NOT get qualified, experienced SMART electricians in Issan. Who do you think installs the electrical service for a BIG C, TESCO, TOYOTA DEALERSHIP? Every area does have a "good electrical contractor". Do not be shy, ask the manager of the NEW bank branch or owner of the NEWEST auto Dealership what is the name and phone number of the electrical contractor that they hired. The exact same crew that installed the electrical service for the Buriram Big C worked weekends at our little home 50 minutes from Buriram. RCBO Square D breakers was a known item for our builder and our electrical staff. Proper electrical grounding, lighting rods, even safety outlets from Panasonic, are readily available in Issan. Your builder might have to "order from Bangkok" but most any shipment can be sent in two days to most anywhere in Thailand at rates much LOWER than ground UPS in America. Way less expensive. In most cases you will not directly pay for any shipping charges.

You might want to install a split system air conditioner in your home. Decide in advance which INDEPENDENT shop will give you the best price on the air conditioner you might want. Then have that shop send staff to install the pipes and wires IN THE WALL prior to rendering the wall. Think way in advance where the drainage pipe for that air conditioner will go and have your electricians have the proper electrical service to your in room unit. Romex might not be the sensible choice in Thailand. Separate proper SIZE wires in CONDUIT is cost effective and perhaps much safer.

So you MIGHT want to someday watch TV or listen to a stereo in your modest home in Thailand. Consider having the SPEAKER wire, satellite TV RG 6 cable, or Telephone Wire installed in conduit PRIOR to rendering the wall. Easier and better looking than tacking cables after you finish your home. Conduit is CHEAP in Thailand and even GREAT electricians do not cost very much. I had an Internet connection jack installed in the room I want to watch International TV. The E BOX we selected needed to have ADSL in the same room as the set top box. That wire and jack was very cheap to install PRIOR to rendering or painting the wall. You might want to have a couple of inexpensive speakers installed on your back porch. It is easy to install the conduit and speaker cable well in advance of the exterior ceiling boards.

Many of the members of Thai Visa Forum have years of prior experience in the building trades and/or have built several homes in Thailand. I do not have that type of knowledge, only the experience of building one home "Up Country".

Be sure to get the BUILDING PERMIT from the proper Government office PRIOR to starting construction. Crucial in establishing OWNERSHIP, crucial for an easier experience in obtaining a HOUSE NUMBER. The sooner you obtain the HOUSE NUMBER the sooner you get PERMANENT WATER and PERMANENT electrical service. LOWER UTILITY RATES for both than the "temporary" service you might have to have during construction.

A "plan from book" might be an appropriate option. But make use of the free resources of the materials manufactures and distributors in Thailand.

In my opinion do not "assume" there are "limitations" to what is possible, but do not "assume" the workers will do what you "think" is correct.

If you consider how you want to live in a 800,000 baht house or one a bit more expensive, think "STEP by STEP" of the construction process. To have SMOOTH walls, then all the conduit placed in advance.

#1 rule ONE DAY NOT OK!!!! Be real clear in writing with your builder and construction crew on EXACTLY what curing times are for your concrete. STEP UP and be prepared to purchase extra wood for the wooden building forms if you want PROPER curing times. The RICE FARMERS going way for a few days from time to time will help in obtaining curing times. If your contractor does not already own an electric concrete vibrator you might re-think your choice of builder. The manual method of vibrating concrete has serious limitations.

#2 buy some metal scaffold sections and PAINT the rust proof Grey on that scaffold. It will come into use in MANY parts of your construction and painting process.

#3 You can hire your local Fire Department to come and spray a tanker load of water to TEST YOUR ROOF, Prior to the gypsum ceiling subcontractor coming into your home. Every area has ceiling specialists and it is not expensive. Perhaps the THICKNESS of the Gypsum will help with the cooling and noise considerations.

#4 Spend 200 baht and have at least one tube florescent light installed in your attic on a switch. You WILL have occasion to go up into the attic and it is easy to install the light(s) during construction.

#5 Your wife can explain why an Exterior Thai Kitchen is a sensible choice. You can perhaps have one kitchen inside, but in my opinion the exterior Kitchen is mandatory, but need not be boring. Kitchen or Bathroom sinks can be attractive and inexpensive in Thailand if you shop around.

I wish you a good experience and as many members have posted previously, RAISING YOUR VOICE AND YELLING AT A THAI CONSTRUCTION WORKER will not make that worker SMARTER or work any better.

Good luck and be sure to post some photos when you start your home construction.

Some good advice here!

[bergen]

GymShark: You COULD have "out of work" Rice Farmers do MOST of your construction work. This is perhaps a GREAT option. It is the staff that did our simple home construction in Issan. OR You could have illegal immigrants from Burma or Cambodia. Our construction Foreman was a government official in his village and ALL of our staff were legal Thai people who spoke the same language as my wife and all of the sub contractors. COMMUNICATION was easy for the Thai people. Rice Farmers look for work when they are not planting or harvesting rice and home construction, in Phuket, Koh Samui, Bangkok or Issan can be a good option for both the "out of work" Rice farmer and the builder. These rice farmers have a health benefit card and some knowledge of home construction in Thailand. No builder in Issan is going to REALLY have a "full time staff of home builders". In fact the women who were wives, Mothers and Daughters of various men RICE FARMER workers did a wonderful and careful job. That "out of work Rice Farmer" might own double or triple the amount of land your Father in Law or your wife owns.

So you are short staffed during times of Harvest, Planting, Songkran, Funerals and VOTING. Not really a big deal. Rice Farming is a respected calling in Thailand and Farmers are the "backbone" of the Kingdom.

I've attached the photo of a PILE DRIVER that is readily available in Thailand. ANY builder can hire this type of sub-contractor to come and install factory made concrete pilings in what ever size you are willing to specify (and pay). You do NOT have to wait for the soil to settle as you COULD have horizontal beams that are ABOVE the surface of the ground. On these ABOVE GROUND beams you might install TERMITE PVC piping from a TERMITE sub contractor. A wiser choice than drilling holes in your nice tile, wood or granite floor in six months to spray poison. Do not be afraid to get bids from Termite firms for the PVC pipe systems. They will come back twice a year to pump the poison under your home. We had strong aluminum air vents installed in the foundation so we have airflow UNDER the home and varmints can not get under the home.

We had the women construction workers dig out utility rooms and brick the floor and walls of the utility rooms UNDER two ground floor bathrooms. ALL of the pipes for water supply and waste are easily accessible and NO PIPES are buried in concrete. Also the PERFECT place and space for "U" traps under all showers. Every Home Mart has "U" traps, even if your builder has never seen one. You WILL have water leaks, especially if you get good water pressure. However if you have a good builder (and cardboard placed under EVERY sink, U trap, etc) your builder will PROMPTLY fix the leaks and then leave new CARDBOARD under the same spots. People can lie about a leak, the cardboard does not lie.

Those "out of work" Rice farmers will live on your property if they are from a distant village. The "political ramifications" of hiring people from your Wife's village are something to consider as has been mentioned in an earlier post.

No matter what your budget I urge you to get PROFESSIONAL ADVISE in person and/or in writing from the many MATERIALS manufacturers in Thailand. If you establish a good relationship with a owner of a reputable building materials store, they can help you have AT NO CHARGE, experts come to your building site in the middle of no where to INSTRUCT YOUR STAFF on specific building materials. They will gladly mail you instruction books in Thai, but the ability and willingness to READ instructions should not be taken for granted. The workers will GLADLY watch a lap top video presentation from the training experts from CPAC roof tile company, CPAC Wall blocks, CPAC paving blocks, etc..

Do NOT assume you can NOT get qualified, experienced SMART electricians in Issan. Who do you think installs the electrical service for a BIG C, TESCO, TOYOTA DEALERSHIP? Every area does have a "good electrical contractor". Do not be shy, ask the manager of the NEW bank branch or owner of the NEWEST auto Dealership what is the name and phone number of the electrical contractor that they hired. The exact same crew that installed the electrical service for the Buriram Big C worked weekends at our little home 50 minutes from Buriram. RCBO Square D breakers was a known item for our builder and our electrical staff. Proper electrical grounding, lighting rods, even safety outlets from Panasonic, are readily available in Issan. Your builder might have to "order from Bangkok" but most any shipment can be sent in two days to most anywhere in Thailand at rates much LOWER than ground UPS in America. Way less expensive. In most cases you will not directly pay for any shipping charges.

You might want to install a split system air conditioner in your home. Decide in advance which INDEPENDENT shop will give you the best price on the air conditioner you might want. Then have that shop send staff to install the pipes and wires IN THE WALL prior to rendering the wall. Think way in advance where the drainage pipe for that air conditioner will go and have your electricians have the proper electrical service to your in room unit. Romex might not be the sensible choice in Thailand. Separate proper SIZE wires in CONDUIT is cost effective and perhaps much safer.

So you MIGHT want to someday watch TV or listen to a stereo in your modest home in Thailand. Consider having the SPEAKER wire, satellite TV RG 6 cable, or Telephone Wire installed in conduit PRIOR to rendering the wall. Easier and better looking than tacking cables after you finish your home. Conduit is CHEAP in Thailand and even GREAT electricians do not cost very much. I had an Internet connection jack installed in the room I want to watch International TV. The E BOX we selected needed to have ADSL in the same room as the set top box. That wire and jack was very cheap to install PRIOR to rendering or painting the wall. You might want to have a couple of inexpensive speakers installed on your back porch. It is easy to install the conduit and speaker cable well in advance of the exterior ceiling boards.

Many of the members of Thai Visa Forum have years of prior experience in the building trades and/or have built several homes in Thailand. I do not have that type of knowledge, only the experience of building one home "Up Country".

Be sure to get the BUILDING PERMIT from the proper Government office PRIOR to starting construction. Crucial in establishing OWNERSHIP, crucial for an easier experience in obtaining a HOUSE NUMBER. The sooner you obtain the HOUSE NUMBER the sooner you get PERMANENT WATER and PERMANENT electrical service. LOWER UTILITY RATES for both than the "temporary" service you might have to have during construction.

A "plan from book" might be an appropriate option. But make use of the free resources of the materials manufactures and distributors in Thailand.

In my opinion do not "assume" there are "limitations" to what is possible, but do not "assume" the workers will do what you "think" is correct.

If you consider how you want to live in a 800,000 baht house or one a bit more expensive, think "STEP by STEP" of the construction process. To have SMOOTH walls, then all the conduit placed in advance.

#1 rule ONE DAY NOT OK!!!! Be real clear in writing with your builder and construction crew on EXACTLY what curing times are for your concrete. STEP UP and be prepared to purchase extra wood for the wooden building forms if you want PROPER curing times. The RICE FARMERS going way for a few days from time to time will help in obtaining curing times. If your contractor does not already own an electric concrete vibrator you might re-think your choice of builder. The manual method of vibrating concrete has serious limitations.

#2 buy some metal scaffold sections and PAINT the rust proof Grey on that scaffold. It will come into use in MANY parts of your construction and painting process.

#3 You can hire your local Fire Department to come and spray a tanker load of water to TEST YOUR ROOF, Prior to the gypsum ceiling subcontractor coming into your home. Every area has ceiling specialists and it is not expensive. Perhaps the THICKNESS of the Gypsum will help with the cooling and noise considerations.

#4 Spend 200 baht and have at least one tube florescent light installed in your attic on a switch. You WILL have occasion to go up into the attic and it is easy to install the light(s) during construction.

#5 Your wife can explain why an Exterior Thai Kitchen is a sensible choice. You can perhaps have one kitchen inside, but in my opinion the exterior Kitchen is mandatory, but need not be boring. Kitchen or Bathroom sinks can be attractive and inexpensive in Thailand if you shop around.

I wish you a good experience and as many members have posted previously, RAISING YOUR VOICE AND YELLING AT A THAI CONSTRUCTION WORKER will not make that worker SMARTER or work any better.

Good luck and be sure to post some photos when you start your home construction.

Some good advice here!

[Lite Beer]

#5 Your wife can explain why an Exterior Thai Kitchen is a sensible choice. You can perhaps have one kitchen inside, but in my opinion the exterior Kitchen is mandatory, but need not be boring. Kitchen or Bathroom sinks can be attractive and inexpensive in Thailand if you shop around.

I could not agree more. Essential.

As for the out of work rice farmers. Any one having a house built down south will find that most of the workers. are from Isaan.

That's why a lot of the builders are short of staff at rice harvest time as the workers all head back home.

[mickj88]

Our house in khosuankwang ( between Udon and Khonkaen ) has just been completed bar the kitchen . It has 3 bedrooms , one onsuite and one house bathroom . Its in 2 raiof land and to press has cost 1.2million baht. This includes buying and back filling the land / building a boundary wall , the front wall has yet to be completed but that will be done in 3 weeks whaen I we go back to LOS.I reckon to finish it will cost another 200k baht for the kitchen and the front wall / some landscaping of the garden.

Sorry I cant post photos as the last time I saw the site they were just laying the footings, If i remember I will post some photos when I return in 8 weeks.

[NovaBlue05]

Does anyone know what the current cost per sq meter for a standard ( good, but not top of the line) finished house in Isaan. I interested specifically in the Nong Bua Lamphu Province but surrounding areas should be similar I would think. I had previously heard that you could get a decent standard for 7500 bt /sq meter. When figuring things like detached carports with roof, concrete floor, columns and infill walls, what would a good rule of thumb likely be?

[mickj88]

I didn't realise at 1st but our house is the same plans as the number 8 house.

We had the land filled in the 3rd week of August 2007and had a big "TRUCK THING" compact it for a few days ( wasnt there so just passing on what the wife told me).

They then started the footings in february 2008. By the time they got to the float it was the end of March I asked variuos builders about the time and all seemed to say 3 to 4 months so we left it 6.5 to 7.

Cost wise with the land I reckon to date 1.2mill baht give or take 60k baht but that includes all the land / backfill and the perimiter walls (apart from the front which we havent put up yet).

Due to the strong baht at the time of the build begining compared to now I think it actually cost us about 35k baht more than at todays rate as its about 3 baht more to the £ atm.

Other than landscaping and the front wall we have to fit the kitchen but as will only be using it 2/3 weeks at a time maybe twice a year I will just by a small 2 ring freestanding burner and a table & chairs ,a fridge and a small cupbord for now.

After reading some of the comments I am now not feeling as excited to see our new house in 3 weeks time but more apprehensive about what it will look like.

Oh I almost forgot this price also includes one of those bamboo garden buildings which my nephew in law used for sleeping / sitting in whilst guarding the plot/ supplies over night. We were given 2 rather nice garden tables and 4 benches as a thankyou for spending so much at the building merchants, personally I would rather they gave a better discount but having said that they didn't have to give us anything so it was a nice unexpected touch.

As for overseeing the build that task fell to my brother in law and mother in law . beleive me you wouldn't want to mess the mother in law and her bargaining skills are 2nd to none.

The builder we used was already employing my neices husband and we went to see a number of his previous builds . I was quite impressed with the workmanship. One of these was over 15 years old and was still in excellent condition, all the electrics were run through circit breakers etc unlike some houses in issaan.

2.5 yearS previously myself and english brother in law provided the funds( Sipsot + a little extra) and my thai brother in laws built the mother and father in laws a bungalow it cost us about 260k baht as the labour was free , the electics not run through any breakers, there is no ceilling and the doors and windows were bought off the back of a van and split after the 1ts month but the inlaws are over the moon as theirs is the best house on their street.

[jibber]

Mick,

Where is your house in the village?

I can niip over and get some pics for you if you wish.

PM me if you want.

[VocalNeal]

Gymshark,

Other resourses at http://coolthaihouse.com/forum/index.php and If you invert the order words "door" and "teak" and add .com in the construction section. I can't add the link or even the name as TV removes it as soon as I try. Must be some animosity there somewhere.

Edited June 26, 2008 by VocalNeal

[Thaddeus]

Gymshark,

Other resourses at http://coolthaihouse.com/forum/index.php and If you invert the order words "door" and "teak" and add .com in the construction section. I can't add the link or even the name as TV removes it as soon as I try. Must be some animosity there somewhere.

Most web links are removed automatically by the forum software.

[mickj88]

Hi jibber, our house is over the rail tracks on the opposite side of town to where th resort is. Sorry we haven't met yet but will meet no doubt in a couple of weeks when we arrive. I know Brent quite well and have met various other ferang, Wayne and Pattrick as well as Olle' and 1 or 2 others in he aera but as yet we havent met.I hear there is a new meeting place at the danish guys burger/meatball place or do you still have the token ferang outside the little shop in the town .our house is at 178 moo7, tambon kummuang , khosaunkwang. or something like that. I know that the nearest house is owned by a scandinavian guy but havent met him yet.If you find our place I will be most impressed as it took Harvey (Waynes brother in law) a while to find when we started building. I f you do find it I would be happy to see the photos, Nok especially is itching to see the finished product.

[wontok]

Does anyone know what the current cost per sq meter for a standard ( good, but not top of the line) finished house in Isaan. I interested specifically in the Nong Bua Lamphu Province but surrounding areas should be similar I would think. I had previously heard that you could get a decent standard for 7500 bt /sq meter. When figuring things like detached carports with roof, concrete floor, columns and infill walls, what would a good rule of thumb likely be?

We were quoted B10,000/sq m last week in Roi Et, for "a good standard but nothing special"...

A second builder would only quote for labour. This worked out at about B2750/sq m. He said that costs of building materials were going up too fast to quote and he wanted us to buy them ourselves.

Has anyone got any other recent figures?

[gymshark]

Thanks again for the great advice, I have spent a lot of my time away colating all of this and other info from cool thai house and some friends fro overseas that do construction. The land has been raised and I have attached some pics, I have got hold of a 3D architect software and have been drawing the plans in autocad, I think I will still go with the original Thai government plans but with some modifications. We are flying up tomorrow for a preliminary meeting with the contractor, the wife has spoken to him already and the figure is around 1.5 mil and the time was quoted as 3 months from start to completeion. He is a well known builder who does most of his work in Bangkok but will do work in the country as well, he is currently building some other place so we will check that out too.

Here is the link to the pictures.

Land Pictures

[mgjackson69]

Regarding site preparation:

Based on my observations, I would recommend that you not be conservative when considering how much to raise the site. I have never heard anyone complain that the site elevation is too high.

Thai construction workers: I am not going to say anything bad, but they *do* need to be supervised. It is not a lack of ability, but a different mindset about what is acceptable. If it comes down to saving a couple of baht or doing it nicer, saving the baht will win every time. Good enough is good enough...to a country Thai person aesthetics are not important.

As long as the construction boss and you are in agreement on what needs to be done and how, things should go well. Encourage the builder to hire some locals, especially family.

[gymshark]

#5 Your wife can explain why an Exterior Thai Kitchen is a sensible choice. You can perhaps have one kitchen inside, but in my opinion the exterior Kitchen is mandatory, but need not be boring. Kitchen or Bathroom sinks can be attractive and inexpensive in Thailand if you shop around.

I could not agree more. Essential.

As for the out of work rice farmers. Any one having a house built down south will find that most of the workers. are from Isaan.

That's why a lot of the builders are short of staff at rice harvest time as the workers all head back home.

Hey, I forgot to ask you, I was using a design software to put in furniture and estimate space etc. do you find the spec from House No 8 to be big enough for the bedrooms? I live in an apartment so it is difficult for me to tell what I need. Would you have increased any of the sizes apart from the kitchen?

[Lite Beer]

#5 Your wife can explain why an Exterior Thai Kitchen is a sensible choice. You can perhaps have one kitchen inside, but in my opinion the exterior Kitchen is mandatory, but need not be boring. Kitchen or Bathroom sinks can be attractive and inexpensive in Thailand if you shop around.

I could not agree more. Essential.

As for the out of work rice farmers. Any one having a house built down south will find that most of the workers. are from Isaan.

That's why a lot of the builders are short of staff at rice harvest time as the workers all head back home.

Hey, I forgot to ask you, I was using a design software to put in furniture and estimate space etc. do you find the spec from House No 8 to be big enough for the bedrooms? I live in an apartment so it is difficult for me to tell what I need. Would you have increased any of the sizes apart from the kitchen?

To be honest, the main bedroom is just about big enough. Double bed . Wardrobe with sliding doors. Any other doors would not have room to open.

My mate has the same house but extended the back a meter, it made all the difference to the back bedrooms, kitchen and also to the price.

Anyway we are off to England tomorrow for a couple of weeks. Have fun.

The land looks nice and secluded. Cannot see any village speakers. Or electric cables for that matter.

Edited August 11, 2008 by Lite Beer

[gymshark]

#5 Your wife can explain why an Exterior Thai Kitchen is a sensible choice. You can perhaps have one kitchen inside, but in my opinion the exterior Kitchen is mandatory, but need not be boring. Kitchen or Bathroom sinks can be attractive and inexpensive in Thailand if you shop around.

I could not agree more. Essential.

As for the out of work rice farmers. Any one having a house built down south will find that most of the workers. are from Isaan.

That's why a lot of the builders are short of staff at rice harvest time as the workers all head back home.

Hey, I forgot to ask you, I was using a design software to put in furniture and estimate space etc. do you find the spec from House No 8 to be big enough for the bedrooms? I live in an apartment so it is difficult for me to tell what I need. Would you have increased any of the sizes apart from the kitchen?

To be honest, the main bedroom is just about big enough. Double bed . Wardrobe with sliding doors. Any other doors would not have room to open.

My mate has the same house but extended the back a meter, it made all the difference to the back bedrooms, kitchen and also to the price.

Anyway we are off to England tomorrow for a couple of weeks. Have fun.

The land looks nice and secluded. Cannot see any village speakers. Or electric cables for that matter.

Thanks for the input, we will speak to the builder tomorrow and se what he has to say. Have a good time in Blighty.

[gymshark]

Well, I had a fairly positive experience with the builder and have seen some of the stuff he has built, everything seems ready to go. Checked out some of the available supplies in Sakorn Nakhon and they had some pretty nice stuff in the Sakorn Home Centre.

Plenty of flooding up there at the moment but as usual our place is well above the water level so that is good news. I am considering using the synthetic roof tiles as opposed to concrete tiles after numerous recommendations but would welcome any other comments. Also noticed during the wet season that the wood windows / doors etc. in the parent's house have swelled and it made me think about any problems I may have with wooden windows and doors in an air conditioned house up country as we will have a/c in most of the rooms, I am leaning towards alluminium / PVC windows or doors, again would appreciate input from people with experience of this.

I have checked about phones / electricity etc. and there is a pole right outside where the front of the house will be and also a telephone box so the line should be easy to install.

[bergen]

Well, I had a fairly positive experience with the builder and have seen some of the stuff he has built, everything seems ready to go. Checked out some of the available supplies in Sakorn Nakhon and they had some pretty nice stuff in the Sakorn Home Centre.

Plenty of flooding up there at the moment but as usual our place is well above the water level so that is good news. I am considering using the synthetic roof tiles as opposed to concrete tiles after numerous recommendations but would welcome any other comments. Also noticed during the wet season that the wood windows / doors etc. in the parent's house have swelled and it made me think about any problems I may have with wooden windows and doors in an air conditioned house up country as we will have a/c in most of the rooms, I am leaning towards alluminium / PVC windows or doors, again would appreciate input from people with experience of this.I have checked about phones / electricity etc. and there is a pole right outside where the front of the house will be and also a telephone box so the line should be easy to install.

Stay away from wooden windows which will soon cause you trouble!...................

Choose aluminium or pvc and you have no worries