This process is based on a two story residential home.
CHOOSE A STAND
1 week
Who came first – chicken or the egg? builder or the architect? We say the informed customer came first! Buying a stand is all about $, size, layout (NorthEastSouthWest facing?), servitudes, estates rules & architectural guidelines – your builder & architect needs to know their stuff.
WHICH ARCHITECT?
2 weeks or more
How much will he charge for MY idea? single or double storey? Plastered walls or Facebrick, Wood or Aluminium doors & windows? How do I minimise Yearly & Monthly Maintenance? Green Footprint -solar geyser? gas geyser? heatpump? gas stove? Grey water system? Insulation? Cavity walls? Double glazing windows? Underfloor heating or Gas Fireplace? How many bedrooms & ladies how much cupboard space is enough?, bathroom layout & sanitary ware that saves water? Living & Entertainment? Bar? Study? Garage & Storage? Servants quarters? Future possibilities for extension like a extra room or swimming pool? Where is what light installed and what light switches goes where? How high is my shower head and how wide is my bath – will it fit practically like the architect indicated? Cornice mould? Skirting size? Type of Floor & Wall tile? Bedrooms – carpets or laminates? Kitchen planning & layout? wall color choices? #&%$ this is too much!!
But wait we can help…we help with the design & its included in our price! That’s not all we also assist with…
INTERIOR PLANNING
1 day
We supply a mood board to help visualize the final product vs. budget.
Get a FREE Interior Design Consultation at Floornament at Shop nr 5 in Eco Boulevard (www.floornament.com)
BUILDER QUOTATION
1 week
All the above questions affects Rand per m2 – Builders tender & documents (contract)
BANK DOCUMENTS
1 week
All banks need different documentation but most want a Bank Agreement, Tender & Contract with a Builder, Waiver of Lien, NHBRC Enrollment & Registration, Interest letter, etc.
APPROVAL FROM BANK
1 week
ATTORNEY INSTRUCTION
1 day
Client signs all documentation with the attorney.
HOME OWNERS ASSOCIATION APPROVAL
Up to 2 weeks
COUNCIL APPROVAL
NHBRC SUBMISSION
Up to 2 weeks
Depending on the soil conditions, area & NHBRC engineers.
Tshwane 4-6 Weeks
Ekurhuleni 6-8 Weeks
Jo’burg up to 12 Weeks
ATTORNEY REGISTERS STAND AND BUILDING BOND
6 to 8 weeks
Once all the above ducks are in a row we GO GO GO…
OK, now we start:
PROJECT PLANNING
1 week
WHEN must we order WHAT to fit the budget
HOME OWNERS ASSOCIATION
1 week
Approves site establishment
SITE ESTABLISHMENT
1 week
We clear the site of all rubble & grass, Land surveyor for stand beacons and house points, Temporary power & Toilet facilities, Water Connection & storage facilities
CONSTRUCTION STARTS
2 days
Excavate trenches, sewer & boundary wall
1 day
Engineer Council HOA & Bank inspect trenches
3 days
Engineer designs foundation – steel ordered
1 week
Compaction of trenches & fixing of steel
1 day
Concrete in foundations
Progress payment $$$$ – the first one can take up to 3 weeks
BUILDING FOUNDATION WALLS
1 weekBackfill & level inside of foundation walls to prepare for surface bed steel & concrete Once leveled plastic is installed for waterproofing & welded mesh for surface bed strength.
Installation of electical conduit for plugs & light switches & plumbing wastes for bath shower & basins.
2 weeks
Pouring of concrete for the surface bed.
1 day
BUILDING GROUND FLOOR WALLS
2 weeks
Building of ground floor external and internal walls, including lintels and brick force. To prepare for 1st floor slab.
SLAB PREPARATION
2 weeks
Preparing for the 1st floor slab.
BUILDING FIRST FLOOR WALLS
2 weeks
Building of first floor external and internal walls, including lintels and brick force. To prepare for roof installation.
ROOF
Installation
1 weekErect Trusses & Insulation
1 – 2 daysInstall roof tiles
1 – 2 days
BUILDERS TO FINISH
2 weeks
Building Internal Door Frames, Beam filling, Gables, Window Sills, Braai, Fireplace, Boundary & Screen Walls.
CLIENT INSPECTS
Planned Plumbing & Electrical points before plaster.
1 dayPlumber & Electrician installs Geyser & Main Power supply, conduit, pvc pipes & copper into Ground floor & First Floor walls.
2 weeks
INSTALLING
1 weekWooden or Aluminium Windows + Garage Door – Prepare for installation of outside doors to lock the house.
PLASTER
4 weeks
Team starts inside with the walls & Floor screed
CEILINGS
3 weeks
Ceilings are now installed – Rhinolite on the ceiling starts in the first finished room.
PAINTERS ARRIVE
6 weeks
Painter starts with waterproofing & the BEST primer money can buy (off course this is included).
Client chooses final sample colour for inside, outside and a matching tile.
TILERS ARRIVE
6 weeksFirst Floor Tiles and then Bathrooms.
INTERNAL DOORS
2 weeksInternal Doors & Wooden skirting are installed.
PLASTER TEAM
3 weeks
Starts and finishes outside.
KITCHEN
8 weeks
Cupboards, built in cupboards & granite installed.
CEILING GUY
2 weeks
Finishing cornices.
PAINTER
1 week
Painter touches up inside & out.
ELECTRICAL
2 weeks
Final Electrical, Stove & Light fittings installed.
BATHROOM
2 weeks
Final bathroom fittings installed.
PAINTER
1 week
Painter touches up inside & out.
ELECTRICAL
2 weeks
Final Electrical, Stove & Light fittings installed.
BATHROOM
2 weeks
Final bathroom fittings installed.
STAIRCASE BALUSTRADES & GARDEN GATES
1 day
SHOWERS, MIRRORS AND BATHROOM ACCESSORIES
2 days
PREPARE FOR IRRIGATION BEFORE PAVING
1 week
CLEARING
3 weeks
Level & Clear site of Final Rubble, Install New Topsoil, Grass & Trees.
FLOORING
1 day
Laminate or Carpet Flooring in the Bedrooms are installed last.
INSPECTIONS
1 day
Final Inspections for Occupation Certificate -Inspections – Council needs Certificate of completion for Foundation, First Floor Slab, Roof, Glazing, Gas, Electricity & Plumbing.
CLEANERS
3 days
Starts scrubbing & the client starts packing & get ready to move.
