Kashif Chohan replied on Monday, November 23, 2009 09:49 AM
Dr Usman
Thanks for your posting, here i will try to answer your queries
Q1.Construction with tight budjet is bit tricky.Different approaches may be used to tackle this like
a)Construct less covered area then usual one to keep cost of construction down.Just to leave more open spaces for lawn,patio,pessage etc.This approach has been adopted by Eden housing in Lahore.
b)Construct one unit house instead of two units so need of kitchen & TV lounge at upstairs eliminated. Moreover single bed and bath at groung floor would be enough.
c)Prepare most economical layout design so sanitry,electrical and civil work will be minimised.Kitchen & baths should be closed to avoid costly sanitry layouts.
d)Common bath may be used to serve two bed rooms at upstairs.
e)Roof height may be down to 9' instead of 10' to save cost( as Eden did ).
f)Windows,Main gate, wood work are expensive items their sizes can be reconsidered.
g)To construct single story is good idea but in future when you double it you have to re spend on roof insulation, parapet wall.Moreover paint work at ground floor will be destroyed and ground floor roof will remain damped for atleast next six months beside have physical and mental disturbance due to labour mobility during first floor construction process.
h)Grey structure completion is normally around @700 per sft.Rest of all is your choice that how much you want to spend during finishing process.In this way you can calculate yourself the cost of complete house.Without wood work and paint we can windup it up roughly around 900 per sft for a ground level plot.
Q2.Yes it would be costly to construct house through builder then your own because it is his whole time business & he put his time,efforts and skills (which has monetary value)to construct your house. Do you not think that he deserves part of your few months income which you must have forgone if you involved in construction process yourself by keeping your routine activities at sideline. However a professional builder manage the purchasing of building material at much lower cost then you did due to your inexperience which partly offset benefit of self construction. However if you have time and energies the best way is to construct yourself.
Q3.I donot know much about bank financing.However in my opinion it is visious circle in which people trapped.Remember banks take large portion of interest in early instalments so even if you decide to close financing you suffer loss. Some people construct double unit and from upper portion of rental income they pay bank instalments for longer period of time. Best way is to get finance from your brother,sisters or close friends who trust you.
Should have any further query please feel free to ask
Thanks
Kashif Chohan
Consultant home builder
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