Home construction

[yrs]

Hello

We are looking to fulfill our dream of building our own home

Can anyone recommend from a good builder.

Thanks

[ana_banana]

Hi there! Please check information on Cyprus Homebuilders: http://www.cyprushomebuilders.com/servi ... rth-cyprus
A highly recommended by local expats company for bespoke property construction and all types of repairs. Very knowledgeable and experienced.

[Becker]

Ersem Construction. Celal. 05338602754. Serhat. 05338689916. 03928212491. Both very good English.

[trooper]

YRS; the words Good and Builder don't often appear in the same sentence here. Suggest you at least ask that they provide a damp proof course - sadly the sun doesn't actually shine 365 days a year here. DPC's are a rarity but few builders bother.

[ana_banana]

YRS; the words Good and Builder don't often appear in the same sentence here. Suggest you at least ask that they provide a damp proof course - sadly the sun doesn't actually shine 365 days a year here. DPC's are a rarity but few builders bother.

You are quite right. Approximately 80% of all houses in North Cyprus face dampness issues of some sort, and 95% cannot be lived in during the winter months at all because they are plain cold. Finding a proper builder is a must. That's why I suggested Cyprus Homebuilders for consideration. But then again, it's everyone's own choice, so let's hope it's a good one

P.S. Here's an article on finding contractors in North Cyprus http://www.cyprushomebuilders.com/diy/s ... rth-cyprus

[waz-24-7]

Building your own home can be very challenging and demanding as you seek to fulfill your many aspirations. This applies wherever you are on the planet. In North Cyprus the challenge is indeed a challenge. "Good builders" Yes there are. You must start your project early. Find the building land with good title that meets your demands . The architect is important . The ability to work together with you is critical. I would certainly recommend you get involved. Get a 3D render done so you can see detail and secure the desired look. Use this as part of your instruction to the building contractor or sub contractor. There are specialist steelworkers, shuttering carpenters and concrete layers. Ensure the skill sets are present as there are many multi trade amateurs. about who talk the talk.

Check all the utilities, connection costs roadways and pavements as many councils require you to install them. After all this ground work has been completed and checked then . secure your contractor. Be aware there are construction specialists and the renovation and odd job brigade.
Can the contractor finance the contract. They will always ask for payments up front. Be very weary. Pay for works as things proceed. Wages, concrete and most materials are in local currency. Rebar steel is in US$. Most contractors want sterling right now.
The build can be divided into chunks. The site manager or " architect" as they are called is the critical person who makes things happen. A knowledge of building is very advantageous indeed. Try and familiarise yourself with costs. JCB or 360 digger prices. Concrete is cheap and comes with a pump and the labour. About 180tl/m3 that's cheap!! Most builders want to make 20% which is extortionate considering the minimum wage and low tax.
I recommend you separate materials and labour costs to reach an viable and fair cost structure. The concrete frame is critical . Damp proofing, correct concrete mix with proper steelwork, shuttering and laying techniques are very easy to get right but the risk of error is ever present without good management and instruction.
I could go on for some time.
If you would like further guidance then feel free to PM me. I myself have a project due to start imminently.

[Groucho]

RE the concrete mix... make sure the bottom and a metre and a half above ground are formed with waterproof concrete (a PVA liquid can be mixed into the load to render it so....)

You should also have this done for any roof and balcony sections of your design....

Or course knowing what we all now know you should go for a two skin design with proper insulation between the two... it will cost more but save a small fortune in heating and cooling.

Be wary of their idea of damp proof courses because they seem to bridge the damp proofing with plaster and a concrete skirt around the exterior of buildings rendering the damp proof useless/superfluous.... You must be able to see the damp proof course, if they hide it, then they have breached it! Also don't allow them to fill the lower foundations with earth - their back-fill of choice.... ideally it should be filled with insulating material.

[blueparrot]

waz-24-7, I have sent you a PM. Thanks.

[yrs]

Hello

Thank you for all the great replies.

We have already designed our own home using sketch up on the PC. Then we got an architect to get us planning permission. So all that's done and dusted. It took about 6 months to get planning permission, but it was worth it

I too looked into different wall constructions and found that cavity wall is the way to go. Although I am concerned by the lack of skilled labour here to accomplish such a wall so may opt for external foam insulation instead. I have even researched the required r values to achieve optimal insulation for our climate and I will probably go for 10 cm thick grey EPS on external walls and 35 cm thick grey EPS on the roof. I'm going for grey EPS as it has heat reflective qualities over the white one.

My research has shown me that insulation on the foundation is not so much of a good idea in hot climates as it disables the earth's cooling abilities.

Also I am thinking of something radical for heating and cooling systems for the house. My research has led me to experiment with underfloor heating and cooling. Yes I said underfloor cooling. Impossible in hot humid climates one might say. But it is possible I would say. With a much needed whole house dehumidifier. This would also solve the damp problem we face in this country.
No more noisy dusty air-conditioning, if I can achieve underfloor heating and cooling ofcourse. This will be powered by a ground source (preferably) or air source heat pump.

The aim is to bring running costs to zero.

What are your experiences with cavity wall insulation in North Cyprus? Are there any builders capable of doing this kind of job?

Thanks again

[13roman58]

For cavity insulation you can buy the pink blocks with foam already attached to every block.

[Johnny Lee]

Maybe you could contact Compass, (Stuart Hillard) the only qualified UK surveyor operating in TRNC. He can organise and oversee the whole project for you.

We did not and now wished we had. Whilst we still have a magnificent well built Villa , I was fobbed off with several things that you realise later that just that little bit extra thought or spend would be so beneficial.

His number is 0542 854 2330 / 0533 847 8303 or consult his website.

[isayconstruction]

Hello.
We would be glad to help with advice and a free quote. Please check our website for details and what we do: http://www.isaycons.com

[sophie]

I can't add much to the above actually as most of it is what we didn't do and regret it hugely HOWEVER, there are two items which I can't see mentioned and what a very good builder not far from our place uses on top of most of the above 1) insulated thermal bricks 2) rather than the normal "hole" dug and then filled in prior to construction, he prepared an earthquake base on "moving" hardcore. Im sure this isn't correct definition, but its the only one I can think of.

[waz-24-7]

The task is not necessarily only to secure "A good Builder" it is to secure good management of the build that the architect and client have designed and specified. The detail and concise specification is a lengthy process. 3D rendering and detailed 3D elevations are recommended and should form part of the builders brief.
Clear unambiguous instruction and critically? implementation of those instructions and specifications within the design will always pay dividends.
Many builders are notorious of bend the plans and or specifications to suit a multitude of reasons.
On selecting an architect. They range vastly in ability, vision, cost and delivery. Architects are members of the chamber or club. Certainly designs and building specifications have improved significantly over recent years and proper and experienced house builders are plentiful.

[sophie]

Im sure waz is correct and I would still buy over here despite falling amongst thieves 11 years ago. Now I am far more aware of the pitfalls regarding builders, architects, etc because of having had 11 years of spotting the good from the crap. Still don't have much faith in solicitors or Estate Agents though!!! I still have huge doubts as to their credibility.

[kibsolar1999]

it is interesting to see that
- We have already designed our own home using sketch up on the PC. Then we got an architect to get us planning permission. So all that's done and dusted.
but there is still a "look around" for the total energy losses of the whole building, needed insulation methods, wall design and thickness, the "thermal behaviour" of the building in summer- winter, the needed "to be added" energy (from solar or fossil sources) and how to integrate this into the building (and the architecture plan)

note: a builder, or better: a contractor, whoever it is, will only build you what you ask for. for a certain price.
especially when you "divide into chunks"... nobody will responsible for anything later on.

of course, we come to proper damp proof, electric connections (seem to be easy, but its not), the plumbing work ( which is in general a desaster here...) and all the smaller issues. not only the "big ones" !

question: how can you integrate floor insulation, a heating-cooling system, insulated water pipes, electricity lines ( keyword: crossing lines) and all that when your achitect plans are already done and you most probably get problems ( you will be not the first one) with your "door and wall heights" ?
how your builder (or chunk builders) will keep to design or can integrate later on..? , they give you "standart prices for standart installations".

waz wrote: Many builders are notorious of bend the plans and or specifications to suit a multitude of reasons.
the reason are mainly two:
first is money. when they can save 10 meters of water pipe, 1,2,3 valves whatever...or 20 meters of cable..., they will do.
second: are all plans ready? you stated exactly what you want and agreed to prices as well? no changes later on?
all possible solar and fossil sources (incl heat pumps..) integrated in house design?
no? then you do ask for pitfalls.... because many things are not possible afterwards...

are you sure that a cavity wall or added insulation foam will not exceed your "max permitted sqmeters" for your plot?

btw, the "earths cooling abilities" are much smaller as you believe and your wall/ roof insulation will not work properly (keyword: heat bridges) = floor insulation is highly recommended (also for heating) and a floor cooling system is highly NOT recommended, even with insulation.

kibsolar1999

[sophie]

Not wanting to teach my grandmother to suck eggs, but make sure you are there when bathroom and kitchen fitting are chosen and fitted. Taps crap, plugs crap, overflow pipes in sinks crap, door and cupboard handles crap electric sockets crap Need I go on???????

[waz-24-7]

The management of the project into bite size and specialist chunks is a good plan.
Concrete shuttering and concrete laying to form the structure cannot be considered along with ceramic tiling. Seek the specialists in their field and provide specific instructions and aspirations. Final fix of kitchens and bathrooms is best done with the contractor so that material costs and quality meet expectations. To fit cheap taps or expensive taps essentially costs the same level of labour. This applies to most final fix appliances.
Damp proofing at the initial ground works is easy. Damp membrane ( Polyethylene sheeting) is cheap but not commonly available. Damp tanking for basements and retaining walls is similarly easy to do but should be specified and installation must always be checked for punctures, holes or omissions. If the concrete carcass is correctly formed , dry and suitably designed then the rest will come much easier.

[kibsolar1999]

the pitfalls are the specifications, which are often insufficient, and the implementation.
"the management of the project into bite size and specialist chunks is a good plan", indeed it is.
but then you must have not only an idea about "what chunks" you are talking about...

this applies also to one of the most important subjects, the energy management (energy needs, energy flows), incl the roof-wall-floor -design (eg, integration of floor heating-cooling systems, solar systems and so on ) = the whole design of the house, as this can be very expensive later on.

eg, the task "The aim is to bring running costs to zero" is not easy... it actually is really difficult.
one simple question: in your actually design, how many kWh per m² per year are needed to compensate all heating and cooling losses?

in general, you need somebody who gives you advice what is possible or advisable. and may be later on also your independent controller for implementation. keyword here is: independent = you pay for it.
finally you are ending up with pages and pages of specs and... this cost money.
then you can start to find a builder, or several ones for the chunks.

but it seems, nobody wants to invest money for independent advice, surveys or audits. that easy it is.

eg, estate agents (and builders) are in competition with others and are not independent.
they offer land (maybe without proper title deeds, its cheaper) or complete houses for xx STG, with specs which are one or two pages long.
(incl "booster pump system", incl "solar DHW heater", incl "full fitted kitchen", whatever this means, "problems" we sort later)
what you expect you get?
excactly. chinese sockets.

kibsolar1999

[Jax12]

Hello

I can recommend Dizayn Mermerit Kitchens they have a showroom in Famagusta or if you have Facebook you can view the page at fb.me/kitchensnorthcyprus.

Alternatively you can contact me for a FREE no obligation quote.

I can send you photos of our work, it is all Hand Crafted granite and marble works for worktops, tiling for floors and walls. We make all sorts of things including bed bases...

My number is 00447860862216 I have wattsapp or alternatively contact my colleague Emrah 05338835570....quote 20%OFFNOW valid until the end of the month.

Regards

Jackie