Author Archives: admin

House Construction (Piles, Footings, 3 Phase Electric & Inspections) For Our Customers New Home in Prachinburi

Posted on by

Bangkok Builder is very happy to say, we are two weeks ahead of schedule on the construction of a new, two story, 640 sq.m house in Prachinburi. Piles, footings, pile cut off, steel re-bar and ground beam ready for concrete pouring. All completed. Installation by PEA for 3 phase electricity completed. We only use quality materials with concrete and steel certification. We also do inspections of each stage of works and quality checks of materials. Inspections of center, dimension and height of footings, steel rebar and concrete test. We have our professional construction consultant of over 25 years of experience, inspect regularly on every project. We build homes in Bangkok, but also in neighboring provinces too. Please do not hesitate to contact Bangkok Builder anytime for help with the construction of your home in Prachinburi, Bangkok or neighboring provinces of Bangkok.

House Build Survey Completed For New Customers House Build, by Bangkok Builder

Posted on by

Boundary checks completed. Workers camp completed with private washing and toilet facilities. Land site survey and the arrival of the piles. The construction work begins ! As a house builder and construction contractor, we are always excited by a new construction project. It is really gratifying to build a house for a client. When the piling starts it is all steam ahead. The depth of how far a pile goes down into the ground, is calculated by the engineer, based on the engineering drawings/calculations and also the information he receives from the soil survey report. A soil survey is an important survey to have done, on any construction project. The soil survey team will go to the land and bore down, taking samples at various depths. The samples they collect and are sent to the laboratory for testing and checks. From this information a professional written, soil survey report is provided which gives vital information to the structural engineer to know how far the piles need to go down into the earth, to support the house structure. This is vital so your home is not only safe, but will not suffer from subsidence or any form of structural issues. Bangkok Builder has helped many people wishing to build a house with soil test surveys. If you would like us to assist you with this, please ask us. It should be done, preferably early on in the architectural phase, so the engineer has the information to finalise his structural drawings. Please contact Bangkok Builder for a soil test survey.

This home our client also asked our English speaking Thai architect to do all the architectural drawings. Once completed after some months working closely with the client, they then applied for permissions to build and we provided the price to build. An agreed start date given and then contracts were signed.

Thailand Construction Costs: How much does it cost to build a house ?

Posted on by

We often get asked how much does it cost to build a house in Thailand, or what are the construction costs in Thailand ? So we will try to offer some insight into what to expect and how to do it correctly.

A professional construction person if genuine, would not give you simply a figure without informing you, that construction costs vary according to the individual project, who is building it, the location and what they provide within their quotation. It is impossible to know accurate construction costs until you have finished architectural drawings, have knowledge of the specifications, size, site conditions, location and what materials are being used. Each house is different, as the architects drawings are different, the materials are different, location and site conditions could be different. Costs are calculated once all architects drawings are completed. A cost quotation can take 2-4 weeks depending on the size of house.

To know costs, the builder has to know from the architects drawings facts such as: what type of materials, product and manufacturer of each material and every aspect of the construction. This includes, windows, roof tiles, doors, electrical systems, sockets, light switches, insulation, wall material, pumps, bathroom finishes, tiles, floor coverings, light fittings, wood, steel, concrete, cement and all the other materials used within the construction. What size, what quantity, what product etc ? They need to know the details and information, then calculate quantities and amounts required to complete the construction. It is the only accurate way to know the construction cost. So to answer how much a house costs to build in Thailand, is a very difficult question to answer, as you can see, it varies according to each project.

What Bangkok Builder does, if our architect is designing the home, is to provide an approximate projected, construction cost, when our architect provides the architectural job description and fee proposal for architecture. It cannot be 100% accurate, as it will change during the design development stage and also we have no knowledge of the materials or specifications yet. But we try to give you an approximate projected guide. It is no guarantee of cost at all and is helpful information based on the architects experience in construction costs. But it gives you some idea for a starting point.

To do construction correctly and follow the correct process, you must work with the architect and have your architectural drawings completed first, before knowing accurate costs to build the house. You can discuss budgets with them and they can try their best to design a home within your budgets. But do remember that any changes or requests you make, during the architectural stage, alter that projected cost. So it is always a good idea if you are on a restrictive budget, to let the architect know in advance.

Approximate Information of House Construction Costs in Thailand: Remember construction costs can increase over time and because of market forces. But as of this date in 2018, we have seen the construction cost for houses in Bangkok to be any where from 25,000 baht per sq.m to 40,000 baht per sq.m, depending on everything we have mentioned in this article. It can be more if the house is high spec and a high end luxury house. But for a good, standard home in Bangkok and Thailand’s mainland provinces, maybe 25,000 to 35,000 baht per sq.m. Can it be less, yes of course. We have seen costs be as low as 20,000 Baht per sq.m for low end, small homes with lower specifications and material standards. Then again we have seen them be a lot higher if you are building on the islands of Koh Samui, or Phuket. As all materials have to be transported to the location. It is not usual to see construction costs of a luxury home on Koh Samui being 50,000 Baht per sq.m or more, for a full fit out. But as we say, it is important to understand that no one can know without a professional cost being done once all architectural drawings are completed.

This is not a cost quotation from us, as we do not have the required information yet, but it is merely a guide to be helpful to give you an approximate idea. But the only true way to know, is have your architectural drawings completed, all specifications and materials known. Then a professional cost quotation done by the construction contractor. It is too misleading to try and guess it without all of that accurate information.

If you would like Bangkok Builder to help you with construction costs, then please contact us. We do our best to help you restrict the costs as much as we can. But remember the only true way to know the cost of your house to build, is to have finished architects drawings. So it is best to start there and talk with our architect so we know what your expectations are and your approximate budget. Our advice is always follow the correct procedure, talk to our architect, talk to us and we can help you understand it more clearly. Do it correctly and you can have your house built to what you can afford, to a good standard. We are always happy to help and offer our best suggestions.

What windows to install when building a house in Thailand

Posted on by

When you are building a house in Thailand, you have many choices and decisions to make. One of the main ones is what windows you decide to have installed in the home. This is normally discussed and decided with the architect who is designing your property. We often get asked what types of windows we would suggest you install in your house. This is determined by various factors such as cost, the design style you are creating with the architect and what you wish to achieve, both from a practical level and also a design look.

The main three types available in Thailand are aluminum, wood and uPVC. All have their positive points and some are more desirable over others for different reasons. It would be wrong to say which type is the best, as so much is determined by budgets and design styles. They are your choices to make and without an understanding of the specific house, it would be misleading to state which is best. They all have a place in the property world.

But below we try to give you a general idea of what we think, have experienced over the years and information we have gathered. It is only meant as a basic guide and best to discuss with our architect and consider your budgets and what you are trying to achieve.

Wooden Windows: In many ways these are considered one of the more attractive types. A good quality wooden window can look amazing. Especially if building a tropical style home. It provides that natural look and seems to blend seamlessly with the tropical style. But one must remember, it is a natural product and prone to movement caused by weather conditions and how it reacts to it. If you are going to use wood also remember termites, so they should be a good quality hardwood and impregnated preferably with an anti termite chemical.

Wooden framed windows often swell, warp or rot over time. uPVC can be prone to expansion and contraction with heat. But, aluminum is chemically much more robust and stable.
Where this really stands out is large panels of moving glass, such as French doors or Bi-Fold doors. The aluminum frames withstand the elements to remain consistent from year to year, whatever the weather.

If you are going for wood, it is best to go for a good quality product from a reliable experienced manufacturer. You may also consider the seal, as often wooden windows leave small gaps and allow wind or insects to come in. Over time they can warp too. So go for good quality and if possible have rubber seals included around the edges to seal up any gaps. They will require more maintenance and need to be treated and taken care of.

In most cases, we advise clients to avoid wooden windows, based on our experience. If you are looking for a resort style and tropical villa style, then go for it. But do remember it is a natural product and prone to the various aspects that come with being natural.

Aluminum windows: This is the type of window; we as a house builder see most of. There are various grades and manufacturers and are used a lot in construction throughout the country. Some are made in Thailand and others are manufactured overseas. There are various qualities and a wide variety of colors. They provide a good seal and good lock systems. This is normally the type of window we suggest, as widely used, provides good weather protection, long lasting and come in a wide variety of qualities and colors. The great thing about aluminum is that it offers you, the homeowner, a greater choice when it comes to windows and doors.

uPVC windows: You see these used more now. They have become more popular but are probably the least used of the window types. They can be double glazed too. It can be more expensive, but a high quality double glazed uPVC does offer very good seal, good lock systems and security. They can also look good too. One has to be careful with the color fading in the sun, so best to check the manufacturer’s guarantees carefully and ask about this. Although uPVC windows have a long life, the frames may potentially degrade over the years. Aluminum is a much more robust compound and with proper care will stand the test of time without compromise.

The Importance of an Anti Termite System Under Your House in Thailand

Posted on by

Termites are a tiny insect that used to be called in English,  ‘wood ants’ or ‘white ants’. Do not underestimate them. They can be a severe problem in many parts of the world and Thailand is no exception. They can cause terrible damage to your house and cause you costly repairs.

They are capable of causing serious problems to the strength and safety of an infested structure. Damage by termites can in some circumstances, render structures uninhabitable without costly repairs being carried out. They also cause terrible damage and destroy all sorts of wooden made furniture and installations.

Houses constructed mainly of wood are not the only structures threatened by termite activity. Homes constructed from other types of materials can also host termite infestations, because they are capable of getting over plaster, metal sides and more. Termites will feed on wardrobes, cabinets, floors, tables, chairs, ceilings, doors, windows, kitchen units,  and wooden furniture within  your home. You can be shocked at how quickly they can destroy things.

So it is very important to have a ‘under house’ termite system installed, at the very early stages of construction. The system is fairly simple and a series of pipes that run under your home. The piping system in conjunction with the chemicals put through them, will provide a termite barrier around the foundations of the house. They are not 100% guaranteed full proof, as there are a variety of types of termites, but anyone building a house in Thailand, should have one. They are one of the best forms of protection against termites. There are plenty of pest control companies in Thailand who can provide the service. Using careful control of the chemical application, the pipe system helps to protect against invasion by termites. The pest control company will then advise how often they need to come and release the chemicals. Often it can be only every 3 to 6 months, but do seek the advice of the company.They may also advise spraying around the home too, but do seek the professional advice of the pest control company.

Bangkok Builder always recommends it and if our architect is doing the architectural drawings, advise you to have one. If you are working with an architect of your own, we recommend you instruct them to have one in the drawings. Don’t be a victim of termites.

The Importance of a Soil Test Survey in Thailand when Building a House

Posted on by

Building a house in Thailand: Soil Tests

It is Bangkok Builder’s experience that we recommend anyone building a house in Thailand, have a professional soil test survey carried out. This should be done before your architect and engineer start structural drawings, in the architectural stage. The information gathered from the soil test report, is vital for the engineer to know how deep piles should be bored down into the ground, to support the weight of the structure.

Not everyone is experienced in construction and a lot of people, when building a house in Thailand, have not been involved in construction before. So they are not 100% clear on the process, or the importance of the various stages. Unfortunately due to this, sometimes they can listen to the wrong person, or receive the wrong advice; which can in certain circumstances, cause them considerable problems later on and very costly repairs. To avoid this, Bangkok Builder gladly provides advice and hope it helps you understand more clearly.

The building foundations naturally require being on strong and stable soils. The soil consistency and strength varies according to the specific location of the land and the land site itself. If the soil information under a building is not clearly known, the foundation of the building could have future problems, crack, subside, or in the worse case, be dangerously unstable. This can dramatically effect your home. The engineer needs to know about the soil, to do his calculations and drawings correctly. The engineer requires the soil tests report to be able to do this.

It is very important to understand, that a house weighs a considerable amount. So the engineer needs to know what the soil consistency is below the ground, so he knows how deep piles need to go, to support the weight of the home. Subsidence does occur in construction and foundation problems do occur. If this happens it can be extremely costly to repair, or correct. In some instances it cannot be corrected.  Not having a soil test survey carried out is a matter of luck, if the engineer got it right. To take that risk, is simply not worth it, when spending a lot of money on your home, the structural integrity of the building and when considering the safety of the occupants. As a construction contractor we can not emphasise this enough and advise you have a soil test done and insist to your architect and engineer it is done.

For a relatively small amount of money compared to the huge costs you could incur, if the structure has problems, we highly recommend to all our clients and anyone building a house,  to have a soil test survey carried out. Do not be a victim of bad advice, or cost cutting. It is simply not a good idea in construction.

If you have a professional soil report already, please do provide it to us, if we are doing your architectural drawings. If you do not have one yet, we can organise this to be done. It takes 1 to a few days on site for the test samples to be taken and then 2-3 weeks for the report to come back from the laboratory. Please contact Bangkok Builder if you require a soil test survey.

Land Boundary Survey and Boundary Marker Post Check

Posted on by

If you are about to build a house in Thailand or carry out a construction project in Thailand, it is very important as the land owner, to have your land boundary lines and markers checked by the local government department.  It is inexpensive and well worth doing to avoid any potential issues that could arise if the land boundary lines and markers are not accurate, or not exactly the same as shown on the title deed.

The local land department office should be able to assist you, or direct you to the right persons to talk to. They will let you know when they can come to the land and do a survey to check boundaries and marker posts against your title deed.  Land owners should have one done; to avoid potential problems such as conflicts with neighbors, in regards their land boundary.

For example, if you build the garden wall and it infringes onto the neighbors land, then they could ask you to knock it down. Or your house when built may not be in the correct location according to regulations, so have a boundary survey check done. Bangkok Builder recommends anyone who owns land and is going to carry out construction in Thailand, or build a house, to have this done.  It is easy and not costly, but gives you a good degree of peace of mind.

12 Reasons Why to Choose Bangkok Builder to Build Your House in Thailand

Posted on by

Bangkok Builder is proud of the property we build and houses we construct. We want our customers to be happy. As a construction contractor it is our job to know the construction industry well and know how best to do it. Here are just some of the reasons why choosing Bangkok Builder is a good idea. 

  1. We are a proven track record, are a registered Thai company and have been in business for over 12 years. We know the industry very well indeed.
  2. We have successfully built and completed houses of varying style and size for clients.
  3. We provide a standard insurance policy, during the construction period, on all houses we build.
  4. We provide a comprehensive construction contract.
  5. We have a construction consultant on every project to do weekly inspections and offer advice if required.
  6. We have Thai and English speaking staff.
  7. We often have offers*. For example, if we do the architectural construction drawings and then go on to build your house, then we in accordance with that specific offer, if current and valid, we refund the full fees paid for the architectural construction drawings and deduct them from the contracted price to build your house.
  8. We do concrete and steel checks to make sure they are correct and to acceptable industry standards.
  9. We provide a schedule of works showing the construction stages and indicate before signing contracts, when payments are due.
  10. Your payments are spread over the course of the build in various stages.
  11. We are always available to talk to you on the telephone and by email.
  12. We genuinely care about our customers and the houses we build.

*Please Note on Point 7 Design and Build: Offers are subject to the specific offer, location and its specific parameters and clauses at that time. Please confirm with us what offers are available and if they are available to your specific project and location before the time of contractual agreement.

 

Bangkok Builder is a Construction Contractor in Thailand

Posted on by

Bangkok Builder – Construction Contractor

We are a construction contractor in Bangkok, offering house construction, factory construction and condominium construction in various locations in Thailand. We are based in Bangkok and cover many of the neighboring provinces.

We are able to carry out construction in Bangkok, Nonthaburi, Pathum Thani, Samut Prakan, Nakhon Nayok, Chachoengsao, Chonburi, Rayong, Nakhon Pathom, Samut Songkhram, Samut Sakhon, Cha-Am, Petchaburi, Hua Hin, Prachuap Khiri Khan and Prachin Buri.

If you have completed architectural drawings and signed off by the licenced Thai architect and licenced Thai engineer, we are happy to hear from you. We can look over all your drawings.  If is within the areas we can build and within our scope of works, then we will provide you a price to do the construction works. Construction quotations normally take 2-4 weeks to complete.

Once you have the price to build, you have confirmed you wish to go ahead, we can then provide a standard construction contract for you and us to sign. It includes a guarantee and all our projects are covered by our standard insurance policy.

House Construction in Thailand

As a construction contractor in Thailand, we have our foreman and project manager on site to supervise all the works. We have Thai and English speaking staff. A standard size home can take anywhere from 8-12 months to build. Larger, more luxurious houses can take 12-18 months depending on when the project starts, complexity and size. However all of this is discussed and agreed before starting the construction project. Payments are in stages during the course of construction and written into the construction contract.

Our English Speaking Thai architects

If you do not have architectural drawings and require a Thai architect, then we can assist you. We have our own Thai, English speaking architect with many years of experience. Architectural drawings have to be done professionally by the licenced Thai architect and licenced Thai engineer, to then enable you to apply for permission to build. Once they are completed, we can then if you like us to, also provide a construction quotation to build your house. It is a good idea to start architectural drawings within plenty of time, as they can take 3-4 months, after you have confirmed all the preliminary design, master plans, floor plans, elevations and perspectives. At the end you will have full sets of professional drawings, that cover all architectural, engineering, structural, mechanical, electrical and sanitary/plumbing drawings. Everything that you require to then apply for permissions at the local government offices. Please contact us if you require architectural drawings.