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Building Contractors discussions and advice. Participate in ongoing dicussions and get invaluable Building Contractors advice from people who are experts in their industries or start a new Building Contractors discussion.
( 3020 posts )

[71 Replies]
I am starting this discussion to enable people to ask all the questions from stupid and silly (to which a 10 year old should know the answer) to intelligent and brilliant (which will challenge the best of contractors and architects. After all the dummies will not always be dummies. They will become masters, and all it takes is getting your own house constructed - especially on a tight budget!

Also, any and all corrections, imporvements, replacements will be highly welcomed. Experienced people are requested to chip in with advice, suggestions and assistance.

So assuming that the plot has been bought, i will list the steps involved in order to lay down the platform for discussion!

A. Preliminary steps:

1. Obtain possession and plot layout;

2. Soil test (mostly required in the potohaar region including islamabad);

3. Apply for water, electricity and gas; collect demand note from electricity company;

4. Procure detailed design;

5. Prepare budget and bill of quantities;

6. Do boring if water supply is erratic;

7. Flood the plot with water for two days;

8. Hire a road roller for compaction;

9. Engage contractor and introduce with design architect;

10. Hire chowkidar and build temporary store room/guard room with loose bricks;

B. Grey structure

(gravity-based load bearing brick masonry walls with cement mortar) or (column based):

1. Earth work including disposal (keeping for filling foundations)

2. Procuring and laying compacting material (uniform thickness) in the form of brick aggregate;

3. Watering and compacting the material laid as described;

4. Injecting chemical emulsion for anti-termite treatment; afterwards plugging the holes with cement mortar 1(cement):2 (coarse sand); chlorpyriphos/lindane ec 20% with 1% concentration;

5. Foundations, footings, bases of column for mass concrete; {{{plz advise depth of foundation???}}}

6. Suspended floors, roofs, landings, scaffolding and access platform;

7. Laying in place, specified grade of reinforced cement concrete{{{plz advise ratio???}}} 1:1:2 cement, sand, stone aggregate bajri???;

8. Centring, shuttring, finishingg and reinforcement;

9. Reinforced cement concrete work in beams, suspended floors, roofs with slope of 15 degree, landings, balconies, shelves, chhajjas, lintels, bands, alain window sills, staircases using ratio of 1:1:5:3 cement, sand, stone aggregate 20mm size;

10. Mild steel and medium tensile steel bars;

11. Brick work and walls cement-mortar 1:4;

12. Steel bars at every third course of half brick masonry.

C. Fittings

1. Mep works;

2. Fixing good quality wood in frames of doors, windows, clerestory windows and other frames, wrought framed and fixed in position;

3. Door shutter and stainless steel butt hinges;

Glazed shutter for windows and doors;

4. Grills, frames, guard bar, ladders, railings, brackets, gate etc.

D. Finishing

1. Granite work;

2. Mirrors;

3. Provide openings for bathroom and kitchen fittings such as wash basins, kitchen sinks etc.

4. Mirror polishing;

5. Marble stone slabs;

6. Tile works;

7. Ceiling works;

8. Exterior works;

9. Paint work;

10. Paint and polish of doors, windows including priming coat, rubbing etc.

E. Final touch

1. Integral cement based water proofing treatment etc of roofs, balconies, exterior walls using broken bricks, cement mortar 1:5 and water proofing compound;

2. Flooding with water for 2 weeks to do final testing and commissioning under architect/engineer supervision.

F. Conclusion

Quran recitation and house warming party.



FORTY-STAGE Construction:-

Stages during construction of a new house:

1. Soil analysis of the plot tested for any lose fill

2. Designing and layout

3. Apply for Water, Electricity and Gas connections

4. Construction of store for cement and security guard

5. Underground water boring

6. Construction of underground water tank (I think if boring is done then no need of UGT as the pump can directly throw the water in over head tank)

7. Raft drawing by architect

8. Laying concrete

9. Purchase of sariya, cement, marble waste and bricks

10. Construction of raft foundation

11.Brick laying work for foundation walls

12. Filling the foundation

13. DPC

14. Wall construction, and beams filling (no need of next step if a running beam goes all over the structure at 7 feet)

15. Fabrication of doors and windows beams

16. Shuttering for the roof

17. Point for fans and lights in the roof (electrician and plumbers come when sariya work in lanter is finished)

18. Give 10 days to lanter to solidify and keep its surface dipped in water (esp in summers)

19. Order chaughats (doors frames of steel or wood according to your liking and budget)

20. Start walls and beams/columns raising (if building steel frame structure)

21. Same steps now as for the ground floor roof lanter, electricians and plumbers called for keeping power and pipes holes etc-

22. If you are building two stories at once, start plaster from above. But before palster starts keep chaughats ready as they are installed with plaster and also plumber and electricians run cutter in the walls for installing pipes for water and wire.

23. Clear the debris from the floors

24. Call plumber and electricians to lay underground piping, you will need to buy wires and plumbing stuff like sewerage etc

25. Put a concrete layer (called Katcha) and pipes go under it.

26. Call electrician to do the wiring

27. Buy marble or tiles as you like

28. Buy covers for water tank, gutters and rain traps. The frames are installed before flooring begins

29. Order main gate so it is ready when katcha is done if you are going for a sliding gate

30. When marble, tiles are finished install doors

31. You can also start work in bathrooms, make your choice of tiles and colour meanwhile to save time when other works are going on

32. Get kitchen cabinets made or buy ready made according to your choice

33. Get grills and windows installed

34. If structure is not damp and the cement is dried up bring the painter

35. Install fans and lights and air conditioners

36. Install railings for curtains

37. Test are electric, gas and water points if there is any leak or seepage

38. Get water tanks cleaned

39. Get the floor cleaned (normally they put wood waste on it to protect it)

40. And move to your new house

    2175 days ago In Building Contractors
    Post Answer
    Baber Rabban..
    (1628 posts)
    Best Reply
    Wall Insulation:

    Have your normal brick wall of 9 inches till door/window beam. Place 1 inch jumbolon board from inside along with the wall. Have another layer of single brick line.

    Most important is that do thia before door/window beam, so that weight comes in insulation brick line and it becomes stable.

    Beam will also be wider than normal. Repeat the same procedure with wall above door /window beam. Total thickness of wall before plaster will become 9 inches + 1 inch + 4.5 inch = 14.5 inches.

    It should be done only with outer walls of typical islamabad home.

    I would not suggest straight brick wall of 3 inches breadth as it is more unstable.

    Some people think that hollow blocks are good but actually it has poor performance plus it becomes conduit for insects.
      2172 days ago 

      (3020 posts)
      I am also copying in here an Earlier contribution by DSA (an experienced contractor/member of this forum):




      4-brick works


      6-conduting(Electrical and Plumbing)

      5-Wiring same as above

      6-Flooring (tile Marble)

      7-wood works

      8-ceiling works

      9-MS Steel Works

      10- SS Works

      11-Glass Aluminium works

      12-Paint Polish Works


      15- Green Area Works if any

      16-Fitting and Fixters

      The only worry to hire Good/Experience Contractor or Contractors who know the works and can do quality works with time completion.
        2175 days ago 

        (251 posts)
        PK1 you are no doubt a great contributor to this forum. Keep it that way my friend! Jazak Allah Khair!
          2175 days ago 

          (283 posts)
          Thanks Pk1 for starting a helpful thread.

          As you said one can ask a silly question also so here it goes.

          Can i think of constructing a house while i am living overseas. Is there any construction company reliable enough to trust for millions of rupees for construction if i dont have any contacts in pak to supervise construction. Or is it better to go with a constructed house purchase instead.

          Also can somebody confirm if Bahria ph8 L block plots ready for construction.
            2175 days ago 

            (814 posts)
            PK 1 ..Thanks..your nice posts have kept this forum alive..

            OK a silly question is....sincere contractors in pindi/isl...and reasonable rates...?whom to trust??
              2175 days ago 

              (3020 posts)
              Dk bhai there are no sincere contractors in Pindi Islamabad or anywhere for that matter. As for whom to trust, I think only your father in this type of a situation. Perhaps your son if he is the hardworking and caring type. I am not saying others will be dishonest but who can take the same amount of pain? A father is the only one who will put more effort than even you.

              Muhammad, you can certainly think about constructing your house while living and earning abroad (as I have been doing for the last 8 years and thinking about construction for the last 4 years) but going ahead with it is the difficult part. Who will do the material procurement and day night supervision. The absence of this will cost you up to 2-3 million more if you want to achieve the same quality and there is a risk you might still end up with a compromise on quality.

              I am thinking of various solutions like hiring the services of someone I can trust. But as I said above, who can that be? Perhaps get the architect also involved and using a contractor who has already been tried by people in the family etc.
                2175 days ago 

                Baber Rabban..
                (1628 posts)
                Usually the problem is that architect and contractor join hands to hide one another's mistakes. They require each other.

                Big architects make things so difficult that it's difficult for locally available workmanship eco-system.

                But still involving a medium level architect is good to ensure quality of works.

                For all those who live abroad,its better to make grey structure with help of family and do finishing when you come back and thay too infront of their wives so that they donot object a lot. After all its their home ground.
                  2175 days ago 

                  (3020 posts)
                  Everyone living abroad appears to have this problem. Why don't we form a construction company with shareholdings of everyone, and this company can build not only the houses of the shareholders but also of other overseas Pakistanis...

                  Any suggestions going forward?
                    2174 days ago 

                    Baber Rabban..
                    (1628 posts)
                    In Naya Pakistan, contractors will become so honest that above mentioned business model will fail.

                    Suppliers and labourers will also honestly do their work.

                    Just wait for few days. All overseas will come back to Pakistan.
                      2174 days ago 

                      (3020 posts)
                      Malik sahab in a separate thread you have talked about the importance of insulation while building a house.

                      What are all the measures that you would suggest for ensuring quality insulation of the house at construction stage?
                        2173 days ago 

                        Post Answer (71 Replies)
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