PROPERTY TRANSACTION GUIDE

How to build your own house by experts
By Rasheed Bisiriyu

Punch, Monday, 9 Feb 2009

Direct construction of houses is one of the two ways to own a home. The other is buying an already completed building.

But from investigations, many people approach building projects in an uncoordinated manner.

Such approach, according to experts, may result in disaster.

The Chairman, Nigerian Institute of Building, Lagos State Chapter, Mr. Kunle Awobodu, says knowing the estimated cost of a housing project ahead of the construction will give room for proper planning, the need to scale down and work within the budget.

He warns that the project may suffer one or two of the following calamities: It may be abandoned during construction due to insufficient fund; or it may eventually collapse if poorly executed, or a responsible government may order its demolition for reasons bordering on safety.

Even as he estimates that about N20m may be required to complete a detached house or N5m for a bungalow with boy’s quarter, the builder says the amount should not scare any interested homebuilder. After all, the construction can be achieved in phases.

Awobodu says the first thing to do after acquiring a piece of land for a house project is to confirm the genuineness of the land with the help of a competent land surveyor.

The surveyor is also required to prepare the survey, which will be needed at the local planning office.

A property expert, Chief Kola Akomolede, warns against hurrying to start any construction work without first conducting a thorough investigation into the land history.

Once it is ascertained that there is no pending litigation or any other encumbrance on the land, a construction industry consultant, Mr. Tunde Adebo, says the next stage is to contact the state planning authority for approval.

Part of the documents to be submitted to get approval is the building plan.

The service of an architect should be sought to prepare the architectural design, which will clearly bring out the building plan, technically called a brief.

This will not only make the job of the builder easier, it will also ensure precision and perfect finishing.

The fee charged by an architect, according to investigation, varies and largely depends on the building type and location of the structure. It ranges between N25,000 and N100,000.

At the planning office, the officials are expected to assess the structure, using the drawing and the survey. They will check to see the setback if it conforms to the acceptable standard.

According to Awobodu, it must be three metres at the back and on both sides of the building, while the front setback is six metres.

After the approval, a soil engineer may be needed to provide the soil test report of some areas before going into foundation.

Awobodu, who is also a foundation expert, lists areas requiring the attention of soil engineers in Lagos, to include Oworoshoki, Mende in Maryland, Alapere-Ketu, Osborne in Ikoyi, Alaba and parts of Iponri, Orile and Ebute Meta.

The fee, he says, also depends on the terrain and the amount of work required to get accurate result. It may, however, not be higher than what is paid for the building design.

The land may be fenced round with about 2,000 blocks if the fund is available. This will give some level of security during construction proper.

About 2,500 blocks should complete the boy’s quarter or a two-bedroom apartment up to lintel level. Additional 1,500 blocks may be needed if it is a four- bedroom detached house

For a duplex, Awobodu says it will be between 8,000 and 10,000blocks.

Roofing may gulp between N700,000 to N1m, especially for aluminium roofing.

At plastering level, he says a lot of money is spent because it is a stage that involves a number of activities. They include fixing the plumbing materials, electrical and metal work.

The last stage is painting. If the owner of the building finds it difficult to choose the right paint for the interior and exterior, a professional painter may provide the guide for no additional fee outside what is charged for the painting job.