Buriram Expats
Buriram Province - General Category => General Discussion => Topic started by: alz55 on February 15, 2013, 04:27:02 PM
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Gday people would anyone know roughly how much for house plan and secondly average price for building team on home costing about 2 mill baht cheers
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Welcome,,,,,,,,,you need to give more details..........looks like you are ready to get ripped off!
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the home i want to build is 3 bedroom 2 bathroom about 150 to 160 square meters single storey had a fella round today and one said it was going to cost 6 hundred thou for twam and about 1 hundred thou for the plan thats 700 thou before they build the home dont sound right to me
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I always thought that it was about 1/3 of the money is for labour so that maybe is correct
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I am interested in contacting local builder (wife will do of course as she is local resident) for home to be built on our property (ok her property). I clicked on the ad above but site is down. Any experiences - suggestions are greatly appreciated. newbie
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Pre-approved plans are available from the Muang offices (?Chief obotto) at around 10,000 Baht depending on what you're looking for. I can confirm what toffo says: 1/3 of building costs is for labour.
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Thank you all for the responses, most helpful!!!
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Have done some "winging it" with local builders, told them what we wanted and they did it, have been 90-95% satisfied. Found 2 basic types, those that provide all and you pay them, and those that provide the labor and you provide the materials.
I lean towards the 2nd as you get the look/materials you want. However, is it all Thai Engineering which can leave a lot to be desired. But if you are there every day, supervise, monitor, and see what is happening, I would do it again.
In the states, Building inspectors and planning boards would sh$t a brick at this approach, but from a cost standpoint, I have been very pleased.
My advice (I have also built a home in the US) is:
1. If you are flexible, can monitor the building, use the village contractor (and pay for materials yourself).
2. If you cannot be there, got with a certified contractor that signs you up for what you need to start with.
I am about to build again here on land my TG owns, and expect to do option 1. However, I have already made mistakes with both so I feel I know better what to look for.
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I am interested in contacting local builder (wife will do of course as she is local resident) for home to be built on our property (ok her property). I clicked on the ad above but site is down. Any experiences - suggestions are greatly appreciated. newbie
Local Builder = Rice farmer with nothing else to do OR someone the Thai lady knows and she will get 'brownie points' (face) if she recomends them.
Please remember the following here in Thailand.....
1. You can double check understanding until you are blue in the face and even when the answer is affirmative (yes) , that means nothing as it is seen as a failing to question or not understand anything.
2. Good Quality.
Thai perspective = cheap.
Farang perspective = an indication of good standard/service.
3. Expect your team to disappear if they have one or any of the folllowing.....
A) money
B) chance of a party/festival
C) Alcohol (free)
D) chance of a better offer, especially from a non-foreigner.
E) Call from 'the family' to come home.
F) no one is supervising or holding thier hand.
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I am interested in contacting local builder (wife will do of course as she is local resident) for home to be built on our property (ok her property). I clicked on the ad above but site is down. Any experiences - suggestions are greatly appreciated. newbie
Local Builder = Rice farmer with nothing else to do OR someone the Thai lady knows and she will get 'brownie points' (face) if she recomends them.
Please remember the following here in Thailand.....
1. You can double check understanding until you are blue in the face and even when the answer is affirmative (yes) , that means nothing as it is seen as a failing to question or not understand anything.
2. Good Quality.
Thai perspective = cheap.
Farang perspective = an indication of good standard/service.
3. Expect your team to disappear if they have one or any of the folllowing.....
A) money
B) chance of a party/festival
C) Alcohol (free)
D) chance of a better offer, especially from a non-foreigner.
E) Call from 'the family' to come home.
F) no one is supervising or holding thier hand.
Yet another sweeping generalisation.
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Yet another sweeping generalisation.
Its just one persons personal first hand experiences, thats all. So no generalisation involved as all these things happened to me and for-warned is for-armed. No where do i say ALL Thai builders are crap but I do believe it is difficult to find a good one.
The guy was asking for advice from experiences, so I gave it.
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Yet another sweeping generalisation.
Its just one persons personal first hand experiences, thats all. So no generalisation involved as all these things happened to me and for-warned is for-armed. No where do i say ALL Thai builders are crap but I do believe it is difficult to find a good one.
The guy was asking for advice from experiences, so I gave it.
No mention at all of personal experience. To say "local builder = rice farmer", without the use of any grammatical articles would suggest "all".
"Please remember the following here in Thailand.....", that would suggest the whole of Thailand too.
There are many good builders out there. If there weren't then how would all of the building that goes on get done? There are many locals having great houses built by local builders.
Like anywhere, including the UK, there are dodgy builders. The question is would you trust your wife's advice on building work in the UK or would you look around and get a few quotes?
In my experience common sense prevails.
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slapfight swordfight buttslap boxingguy knuppel2 chairhit
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Local Builder = Rice farmer with nothing else to do OR someone the Thai lady knows and she will get 'brownie points' (face) if she recomends them.
Please remember the following here in Thailand.....
1. You can double check understanding until you are blue in the face and even when the answer is affirmative (yes) , that means nothing as it is seen as a failing to question or not understand anything.
2. Good Quality.
Thai perspective = cheap.
Farang perspective = an indication of good standard/service.
3. Expect your team to disappear if they have one or any of the folllowing.....
A) money
B) chance of a party/festival
C) Alcohol (free)
D) chance of a better offer, especially from a non-foreigner.
E) Call from 'the family' to come home.
F) no one is supervising or holding their hand.
I think Nobby is absolutely spot on with his assessment of builders here in Issan and D/D would do well to take note.
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Local Builder = Rice farmer with nothing else to do OR someone the Thai lady knows and she will get 'brownie points' (face) if she recomends them.
Please remember the following here in Thailand.....
1. You can double check understanding until you are blue in the face and even when the answer is affirmative (yes) , that means nothing as it is seen as a failing to question or not understand anything.
2. Good Quality.
Thai perspective = cheap.
Farang perspective = an indication of good standard/service.
3. Expect your team to disappear if they have one or any of the folllowing.....
A) money
B) chance of a party/festival
C) Alcohol (free)
D) chance of a better offer, especially from a non-foreigner.
E) Call from 'the family' to come home.
F) no one is supervising or holding their hand.
I think Nobby is absolutely spot on with his assessment of builders here in Issan and D/D would do well to take note.
Builders or part time rice farmers????
Like anything that people gripe about here. There are good stories and bad stories. I just think it is unfair to generalise, that is all.. I know of 2 very good "local" builders, within a short distance from where I live, that I would recommend to anyone.
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Have done some "winging it" with local builders, told them what we wanted and they did it, have been 90-95% satisfied. Found 2 basic types, those that provide all and you pay them, and those that provide the labor and you provide the materials.
I lean towards the 2nd as you get the look/materials you want. However, is it all Thai Engineering which can leave a lot to be desired. But if you are there every day, supervise, monitor, and see what is happening, I would do it again.
In the states, Building inspectors and planning boards would sh$t a brick at this approach, but from a cost standpoint, I have been very pleased.
My advice (I have also built a home in the US) is:
1. If you are flexible, can monitor the building, use the village contractor (and pay for materials yourself).
2. If you cannot be there, got with a certified contractor that signs you up for what you need to start with.
I am about to build again here on land my TG owns, and expect to do option 1. However, I have already made mistakes with both so I feel I know better what to look for.
How much did it cost for that reinforced sentry box outside your place?
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Any experiences - suggestions are greatly appreciated.
Nobby's "Please remember the following here in Thailand" reply is excellent.
I recommend that D/D prints it out and sticks it somewhere that he can read it every day.
The comments are an uncanny reflection of my own experiences over the years.
There are many good builders out there. If there weren't then how would all of the building that goes on get done? There are many locals having great houses built by local builders.
D/D is a farang not a local and as such is likely to suffer similar treatment to Nobby and myself.
I applaud your defence of local artisans, although you do seem to be in a minority.
Like anything that people gripe about here. There are good stories and bad stories. I just think it is unfair to generalise, that is all.. I know of 2 very good "local" builders, within a short distance from where I live, that I would recommend to anyone.
It's just a pity that rather than offer your experiences and recommendations, you chose instead to complain about those who did.
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How much did it cost for that reinforced sentry box outside your place?
Had to erect 5 of them to ensure proper 360 degree coverage, overlapping fires, and cleared fields of fire.
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So do you employ a local rice farmer to build your house or do you employ a well known building contractor,maybe even a European builder.
Local rice farmer cheap and job will get done.
Staff employed,brick layers,electricians,plumbers,floor tilers,roofers,and unskilled labour,etc,Mostly all rice farmers
Well known building contractor employes,brick layers,electricians,floor tilers,roofers,and unskilled labour,etc.
All local unskilled probably rice farmers.
Probably best to cut the middle man out and employ the rice farmer at a fraction of the price,because that's what your going to get anyway.The good old trusty rice farmer
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You can cut out the European 'muddle man' if you have some building experience AND have the time to control these workers.
I took that chance on a 1m Baht build.
If I wanted to build a decent sized house I wouldn't trust Jones tne Navvy aka Somchai the Rice with the shithouse door! straight on tne dog and bone to Alan the Builder, sign a contract for 20% higher than the likely Thai costs then fcuk off on holiday for 4/5 months until Alan hands me the keys to a fully operational, what I expected, well-built house.
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There are loads of decent Thai building teams around.. Just go look at the builds before to see if its good or not so good.. Alan is no different he still uses Thai ppl
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There are loads of decent Thai building teams around.. Just go look at the builds before to see if its good or not so good.. Alan is no different he still uses Thai ppl
Agree entirely toffo - Alan's teams are trained and controlled.
I am happy with my build - I wanted Thai prices and was prepared to accept Thai standards. End result fine - electrics are a dog's breakfast and the plumbing needs rectifying but I am very happy with the overall build and particularly some of the cenent work.
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CO CO.. What did you get for 1 million? Im looking to build a bungalow for that price and im curious to know if its ok.. Obviously it wont be a mansion but saves paying rent everymonth like i do now..
SORRY JUST SAW YOUR EARLIER REPLY AND ONLY READ HALF EARLIER whistle
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Any experiences - suggestions are greatly appreciated.
Nobby's "Please remember the following here in Thailand" reply is excellent.
I recommend that D/D prints it out and sticks it somewhere that he can read it every day.
The comments are an uncanny reflection of my own experiences over the years.
There are many good builders out there. If there weren't then how would all of the building that goes on get done? There are many locals having great houses built by local builders.
D/D is a farang not a local and as such is likely to suffer similar treatment to Nobby and myself.
I applaud your defence of local artisans, although you do seem to be in a minority.
Like anything that people gripe about here. There are good stories and bad stories. I just think it is unfair to generalise, that is all.. I know of 2 very good "local" builders, within a short distance from where I live, that I would recommend to anyone.
It's just a pity that rather than offer your experiences and recommendations, you chose instead to complain about those who did.
I did. I have said there are 2 building firms nearby that I could recommend. I also said that in my experience common sense prevails.
Not sure what being a "farang" has to do with things. Then again I can speak Thai so I can communicate directly with the builders. Same goes with electricians, plumbers, car mechanics etc. If you can do the negotiations yourself then there are rarely any problems.
In my experience.
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How much did it cost for that reinforced sentry box outside your place?
Had to erect 5 of them to ensure proper 360 degree coverage, overlapping fires, and cleared fields of fire.
Good Man,I knew you wouldn't leave any thing to 'chance'
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There are loads of decent Thai building teams around.. Just go look at the builds before to see if its good or not so good.. Alan is no different he still uses Thai ppl
Agree entirely toffo - Alan's teams are trained and controlled.
I am happy with my build - I wanted Thai prices and was prepared to accept Thai standards. End result fine - electrics are a dog's breakfast and the plumbing needs rectifying but I am very happy with the overall build and particularly some of the cenent work.
All of us,,,,,,,,,,,,,, except for you have used 'ceMent'
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You can cut out the European 'muddle man' if you have some building experience AND have the time to control these workers.
I took that chance on a 1m Baht build.
If I wanted to build a decent sized house I wouldn't trust Jones tne Navvy aka Somchai the Rice with the shithouse door! straight on tne dog and bone to Alan the Builder, sign a contract for 20% higher than the likely Thai costs then fcuk off on holiday for 4/5 months until Alan hands me the keys to a fully operational, what I expected, well-built house.
Had my house built by a local Thai man who employed local workers.
Paid 700,000 Baht 11 years ago,never had a single problem,singed the contract with him agreed when the payment were to be made,4 months later had the keys to a fully operational, what I expected, well-built house.
Don't you just love the locals.
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I did. I have said there are 2 building firms nearby that I could recommend. I also said that in my experience common sense prevails.
Not sure what being a "farang" has to do with things. Then again I can speak Thai so I can communicate directly with the builders. Same goes with electricians, plumbers, car mechanics etc. If you can do the negotiations yourself then there are rarely any problems.
In my experience.
I think you are quite right in explaining that you have the added advantage as detailed above and a wealth of local knowledge too. Sadly, many don't have this at the outset.
Communication is a very important aspect to consider when undertaking a building project and sadly that is where I failed because 1) I spoke no Thai at that time and 2) was working away from Thailand so many errors surfaced that could have been avoided had I had my finger in the pulse daily.
I hope these discussions help others considering building here in Thailand.
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You can cut out the European 'muddle man' if you have some building experience AND have the time to control these workers.
I took that chance on a 1m Baht build.
If I wanted to build a decent sized house I wouldn't trust Jones tne Navvy aka Somchai the Rice with the shithouse door! straight on tne dog and bone to Alan the Builder, sign a contract for 20% higher than the likely Thai costs then fcuk off on holiday for 4/5 months until Alan hands me the keys to a fully operational, what I expected, well-built house.
Had my house built by a local Thai man who employed local workers.
Paid 700,000 Baht 11 years ago,never had a single problem,singed the contract with him agreed when the payment were to be made,4 months later had the keys to a fully operational, what I expected, well-built house.
Don't you just love the locals.
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You can cut out the European 'muddle man' if you have some building experience AND have the time to control these workers.
I took that chance on a 1m Baht build.
If I wanted to build a decent sized house I wouldn't trust Jones tne Navvy aka Somchai the Rice with the shithouse door! straight on tne dog and bone to Alan the Builder, sign a contract for 20% higher than the likely Thai costs then fcuk off on holiday for 4/5 months until Alan hands me the keys to a fully operational, what I expected, well-built house.
Had my house built by a local Thai man who employed local workers.
Paid 700,000 Baht 11 years ago,never had a single problem,singed the contract with him agreed when the payment were to be made,4 months later had the keys to a fully operational, what I expected, well-built house.
Don't you just love the locals.
A contract?
Albert, you were using a professional - not some self-employed paddy planter
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You can cut out the European 'muddle man' if you have some building experience AND have the time to control these workers.
I took that chance on a 1m Baht build.
If I wanted to build a decent sized house I wouldn't trust Jones tne Navvy aka Somchai the Rice with the shithouse door! straight on tne dog and bone to Alan the Builder, sign a contract for 20% higher than the likely Thai costs then fcuk off on holiday for 4/5 months until Alan hands me the keys to a fully operational, what I expected, well-built house.
Had my house built by a local Thai man who employed local workers.
Paid 700,000 Baht 11 years ago,never had a single problem,singed the contract with him agreed when the payment were to be made,4 months later had the keys to a fully operational, what I expected, well-built house.
Don't you just love the locals.
A contract?
Albert, you were using a professional - not some self-employed paddy planter
But the majority of the combined workforce were rice farmers that done a very good.
I will agree with you that there was someone who was able to oversee their work.
Professional builder no,but he did have an idea about what was happening.
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Professional builder no,but he did have an idea about what was happening.
:D :D :D
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Professional builder no,but he did have an idea about what was happening.
:D :D :D
Nobby what's so funny,please share the joke.
Simply made a statement that the guy knew what he was doing.
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Nobby what's so funny,please share the joke.
Simply made a statement that the guy knew what he was doing.
Sorry, just thought the phrase sounded funny.
I just thought of someone having 'an idea' but no plans/strategy/phasing plan/cost & risk analysis or project management skills. Maybe I had a brief lapse into a time when I project managed a few schemes on the other side of the world.
No offence intended.
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Professional builder no,but he did have an idea about what was happening.
:D :D :D
In fairness, if Albert did get a contract then the guy must have been pretty clued up - certainly capable of overseeing the local artisans. They are the two important factors - understanding what needs to be done, then supervising/managing to ensure that he work is carried out correctly. Ask Nick where a local 'builder' put his new toilet.
If someone can issue reasonable quotations/contracts they must be on the right track.
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Nobby what's so funny,please share the joke.
Simply made a statement that the guy knew what he was doing.
Sorry, just thought the phrase sounded funny.
I just thought of someone having 'an idea' but no plans/strategy/phasing plan/cost & risk analysis or project management skills. Maybe I had a brief lapse into a time when I project managed a few schemes on the other side of the world.
No offence intended.
No need to be so defensive - there are some clowns out there. The worst being those who THINK they can do something - and can't, or can't but will not say so and try and just do their best. Albert (who had one of the better ones) and Steve (who can speak Thai AND understand what needs doing) got it right.
I was OK with mine - I just wish I understood more about building and could speak Thai to a level where the tasks could be discussed. Asking a Thai builder for a recommendation/advice usually results in an "up to you" response.
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Nobby what's so funny,please share the joke.
Simply made a statement that the guy knew what he was doing.
Sorry, just thought the phrase sounded funny.
I just thought of someone having 'an idea' but no plans/strategy/phasing plan/cost & risk analysis or project management skills. Maybe I had a brief lapse into a time when I project managed a few schemes on the other side of the world.
No offence intended.
None taken Nobby.