retdent, pasang house build

retdent

New member
Archetects:

Having read on some other building forums, I thought about getting an archetect here to design (and then possibly supervise the project). I sought out my first one locally and had a few meetings with him. We basically went through with him what we had in mind and he did the basic drawings. Unfortunately, they were nothing like what I suggested, more like what he was happy to build. Anyway, not to be deterred, these were only to get the process rolling and plans can be changed over and over until you get the desired outcome. After several visits, it was obvious to Noi and I that we were going no where, so being a good guy (thanks Mark26), I asked him for a bill for his time and paid him off.

Our second one was from a Bangkok company with an office in CM. They specialise mainly in the modern home style and use mainly steel beam and concrete. The principal's mother's house I had a good look through and was impressed. The guy I was dealing with constantly told me that I would be looking at 4 mill+. This was over my budget, so rather than waste anymore of his time, we parted company, amicably. He did not want anything for his services, a really nice guy.

We visited another one locally, left our details and waited for 3 weeks. He never got in touch with us.

After my experience with the professionals, I decided to get out the graph paper and have a go at designing it myself, putting it on paper and then getting suitably able people to re-draw, get it up to spec, so as to submit to Tessaban for planning approval. I went to a shop in CM, got the paper, pencils, rubbers, and a triangular draughtsman's ruler and set to. After many days I came up with what I wanted, having considered sun position etc.

Meanwhile, the traditional had to be done, even though 2 archetects stated it was not necessary. The ground where the house was to be, was being built up. 110 small blue trucks and one guy on a tractor. I figured Au.$1k. was not worth the hassle with Noi. (Noi is a super lady, but she still will not let anyone lose face, except herself, this will likely change as the build proceeds).

Time for some pics.

 

MarcTwoSix

Well-known member
retdent;283870 said:
Now to get this thread started.

I had retired from work and spent 9 months in Thailand over a 2 year period, mainly in Phuket, mainly to see how I liked it here and managed etc.. I enjoyed being in Thailand and all was good, so I made the decision to retire here and make the best of my remaining decades on the planet. Towards the end of my stay in Phuket I met up with my partner, Noi. She was about to leave work and head home, so I made arrangements to head north upon my return the following year.

Home base was Chiangmai for a while and even though neither I or Noi had a permanent relationship in mind, it became obvious to us that it was to be. We had discussions about our own place as I was just living in a room in CM. The pros and cons of rental vs ownership was debated at length but eventually it was decided ownership for us was better. We could improve as we pleased, security of tenure etc..

For me and much to the delight of Noi, I preferred the North to Phuket; it had more of a country feel and having lived most of my adult life in a small town, it just suited. There were places in Phuket that I could get that country feel, but all round this felt better. I can visit where-ever, whenever I want. This is a home base. We contacted estate agents and checked out some housing developments but none of them appealed . Well after making a decision to build, I visited a BM in CM, I liked that area and could live there but found it too late. Soon it became apparent that housing estates were off the list and that we would find somewhereto build.

Noi has family in the Pasang district of Lamphun, so we started looking there; places with views on sides of hills etc. Many of the appealing places had draw backs, eg. pig farms nearby, roads used as tips, lack of security, lack of services,water,power. Noi's family have been in a small area of Pasang for nearly 200 years and her extended family, uncles etc bordered a Lamyai orchard. After a while we decided to build in the orchard. I figured that since the nearest immediate family was about 1-2 km. away, if they were visiting, they were making an effort. (They are welcome whenever they want to visit). We don't live in a perfect world and there are drawbacks with the block, no views and predominantly facing south (heat). However, we have family as security, especially for when we will have extended travel in the future. The block is well fenced with the standard for the area, brick fence; power, municipal water and a bore with high quality water (I am told).
What are the logistics?
How far from "cilivilation"?

I don't think I could ever live full time in a village setting

I'm fortunate, in that my wife owns land in Cha Am.....about 20mins from Cha Am beach

And even her other side of the family, the village I have spent all my time in, is only 20minutes from a decent sized town in Singburi
 

Rivo

New member
Im enjoying the read Retdent and look forward to watching the house being constructed, and congrats on being able to post full size photo's so quick 555 (if you press enter after each pic it creates a space between the pics, I do 3 x enters so it separates each pic by 3 x lines, but thats your choice)
 

Rivo

New member
MarcTwoSix;283889 said:
I don't think I could ever live full time in a village setting

I missed the part where Retdent had invited you to live with him Paul ? 555
 

MarcTwoSix

Well-known member
Rivo;283967 said:
I missed the part where Retdent had invited you to live with him Paul ? 555
Well, he either build me a room or him and Noi will be scooching over in the bed!! 555

Especially now I know it is only 35kms from CM
 

MarcTwoSix

Well-known member
Moo Uaon;283965 said:
^ pasang is just south of CM....about 35k's from CM airport.
Wow
Absolutely no brainier then....If you ask me.
So similar to Ao's land....not far from a decent area
 

retdent

New member
QUOTE=MarcTwoSix;283889]What are the logistics?
How far from "cilivilation"?

I don't find this place to be out in the sticks at all, infact there are more services close by than I had in Tasmania in a small country town. There we had 2 small general delis (milk bars), a bakery which was overpriced and catered mainly for tourists, a butcher and 2 pubs. In the early 80's it had 2 service stations as well but they disappeared with Coles and Woolies entering the market. Public transport was non existant. I have all that here plus more; local markets on a rotational basis, songteaus, appliance shops, hardware, carwash, repair shops, gasoline stations, coffee shops, Tesco Lotus. Not really in the sticks, so many people and houses about.

Fifteen minutes away we have Global House, Lamphun (a major centre), Big C and virtually plenty of professional services. A bit further out is CM, (only say 45 minutes depending on traffic. CM has it all, but fortunately I don't need a cinema or super fancy restaurants etc. Bangkok Hospital has a branch in CM, so I guess if ever needed not too far away.

My chosen location suits my lifestyle, one which is basically similar to my previous one in Tas., however I do miss the fishing and hunting.
 

Moo Uaon

Well-known member
^ you should join IF in some hunting on loi kroh road 55

there's a hub of furniture factories just outside Lamphun too. i got a nice little L shape sofa for 8k baht there. when they loaded it they also put a nice glass-top coffee table in too that i knew nothing about!
 

retdent

New member
Builders

My experiences with archetects did little to prepare me for the builders, that was only an entree.

Armed with my drawings, I headed out to a local builder who also has a degree in electrical engineering who was recommended by another retiree not far from me. Let's call him Nong, a good guy and easy to get along with, nothing a bother. His wife runs a pretty good coffee shop only a km. or so from the local market; it was there we had our many meetings and where I often enjoyed a coffe and icecream. We discussed my plan, sorted out a few areas and discussed budget; 2.5mill he was told, (but we were prepared for 3 mill by the time things are finished). No problems, we should be able to do it for that. We wanted to look at some of his builds and we visited one he did for a Swiss guy about 7 years earlier and one that was in progress for an older Thai lady. The house built for the Swiss guy was really good, everything straight and level and more important no ongoing problems. The local lady though had a totally different outcome. I saw it probably at about the half way mark, walls were rendered, roof was on, window spaces present. Not much was good with this build; walls were out of level both ways, windows were uneven (but once fitted may have been different). The ridge lines of the roof were wavey and many cracked and chipped concrete tiles were evident. Two totally contrasting builds. We decide that we would check out some more builders.

A visit to a CM company that builds for foreigners was next. We rocked up, this time with Nong's printed basic plan. Again we had really good reception and had a chat with their archetect. It soom became obvious that we would be paying a high premium using their services, so we thanked them and moved on.

Nearby the orchard was a new build going on, by a guy based out of BKK. He had a local crew. We chatted to him but he basically wanted 15k a sq. m. and was not prepared to move. I did however keep a close eye on the build over about 6-7 months and liked what I saw. Upon completion, I fronted up and he was not there but I spoke (55) with the workers and had a good look around, large tape and spirit level in hand. Everything was good. The next day they were all having a break-up party as the build was done. I dropped off 6 longnecks (beers, not Karen) for them and was invited to join them but had other commitments. The BKK guy said to stay in touch.
 

retdent

New member
Moo, many furniture shops nearby. Three or four weeks ago one area (near the gold Budda just past the Pasang, hwy 11 intersection on the left) had a promotion festival. We got an outdoor setting and table and chairs. Evidently a lot of it is made from recycled pallets from the industries in nearby Lamphun. Fairly good quality for what is paid.

BanTawaii not far away either. I will be getting some stuff from there and much later on a large carving from the big gallery there. The owner always has time for a chat.
 

Moo Uaon

Well-known member
retdent;284010 said:
(near the gold Budda just past the Pasang, hwy 11 intersection on the left) had a promotion festival. We got an outdoor setting and table and chairs. Evidently a lot of it is made from recycled pallets from the industries in nearby Lamphun. Fairly good quality for what is paid.
yeah,that one. one of my mates got a nice,expensive,sofa from there too.
certainly plenty of chipboard type stuff there but a great selection to look at.
 

retdent

New member
Builders cont.

Progress was slow and we still searched. A cousin of Noi had one of his extended family own a building company about 8 km. away. We visited his house and had a good stickybeak around. His house was pretty good and I made the decision that he was quite competent. We discussed the plan with him and left it to get a BOQ which within a few days we received; not much detail and a lot of stuff we had to get, a little bit pricey but not overly. We still kept looking.

Another commercial/residential build was in progress which we liked the look of, so in we went and talked to the owner. He was more than happy with his guy and within a few minutes the builder arrived on his scooter. It turns out he is the guy who approves house plans at a neighbouring Tessaban. I thought, oh good we are onto something here. He looked at our plans and made some very worthwhile suggestions regarding modifying the plan, just minor but so sensible and obvious. again I thought here we go, we are going to start. Again budget was discussed and no problems (2.5 mill). He took away a copy of our plans to modify them and do some more layout planning, plumbing etc.. At our next meeting, I noticed that he had placed the septics right outside the bedroom windows. I pointed out this was not a good place and a discussion ensued about why they were there, my preferred position etc. My position evidently would not allow for effluent flow. I subtely told him to go and check out the internet and find out about it. We never heard back from him. It was about this time Noi said to me," I don't know what is happening, I have never had trouble like this before".

We tried another 2 builders, we left the plan with one who was doing a good job on a large build for an Englishman and never heard back. The other gave us a BOQ and quotation plus a bill for 3k. He wanted close to 5 mill, Noi called him and said no thanks. He still wanted his cash though, so he was told, return our plans and you will get 2k. I was not prepared to give him a satong; fortunately the plans were not returned.

Finally, there was another falang build going on about 5 km. away. I followed that for a few months until I went back to Au. for a few months. This was a labour only build at baht 2.2/sq.m. and we provide all materials etc. I checked out the completed job in early March, OK, but attention to detail was sadly lacking, due in part, I think, to lack of respect to other peoples work.
 

retdent

New member
Can someone help me with loading the house plans. File is too big for the forum. Thanks.
Attached files
 

Moo Uaon

Well-known member
^ if you post via attachment here it will auto resize it for you and someone can repost it full size.
 

retdent

New member
Selection Process.

I needed to return to Au. early in the year and ended up away for 9 weeks. It was probably a good thing as I was getting pretty annoyed with the process. It was not as simple as I had thought. Being away gave me think time.

Prior to leaving, I narrowed my choices down to 3. The original guy Nong, Noi's cousin's family connection and the BKK guy. I had Nong go back over the plans which he had previously completed for the Tessaban and had approved. (11k) so as to give me an updated quote. These were also given to the other 2 builders. By the time the house would be finished we had quotes; 2 of them about 3.7 mill and one about 4; this was for everything, built, ready to move in. I had drawn a line in the sand at at 3.5 mill as originally I was repeatedly told 2.5 was do-able. All 3 were asked if they could come down in price. Two could/would not but one said he could.

As I previously said, I had to be back in Au. I thought these builders had formed a bloc, they vs me, and I was the deer in the headlights. Initially I thought stuff them. I had plenty of time to think about it and decided that I was not getting any younger and I wanted to move forwards. I decided to accept that I may have to pay a bit above the odds but knowing forward movement was occuring made it worthwhile.

Upon my return, Noi contacted the BKK guy and he made the trip up about a week later. We had a meeting and discussed the total price of 3.5 mill; we are to provide stuff to the tune of 1.5 mill and he discounted his price of 2.2 to 2 mill.. 3.5 all up, I can handle that.

I will be providing: concrete roof, (SGC providing all, lightweight truss fit and supply with silver paper), 200L solar hot water (ABO), kitchen, bathroom fittings, wall and floor tiles, septic tanks, water tanks, grease trap, pumps and filters, some doors, door fittings. Windows the builder has at this stage but it is OK to do an adjustment as I am thinking of going with Lynne.. All else he provides and I have stipulated Schneider electricals and double power points as in Au., (Schneider=Clipsal). Insulation is not in the budget but after 4 weeks of 40+ it is now a consideration.
 

retdent

New member
Moo Uaon;284019 said:
^ if you post via attachment here it will auto resize it for you and someone can repost it full size.
I am a bit bumb with this. have tried again and file is too big. It won't allow it. Maybe you "need to hold my hand" through it. I am trying to transfer from my documents to here.
 
D

Deleted member 133(Obes)

Guest
^^ Hope you are going to have plenty of rainwater storage ?
 
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