Diary: Jacques Koppert looks back on the construction of his house
Jacques Koppert previously described in 'De Week van' how he and Soj left Wemeldinge for their home in Ban Mae Yang Yuang (Phrae) (December 25). In his Diary of January 27, he described the 2012 school sports day and the turn of the year. Today he looks back on the construction of his house.
Since 1998, Soj and I go to Thailand every year. Of course we always went to the village where Soj and her son Pam grew up, Mae Yang Yuang. There we stayed in the parental home, inhabited by grandfather and Soj's brother with his wife and 2 daughters. I didn't think staying over was such a success. The house was not clean.
Sister-in-law is clearly a different type than Soj. It's a slob fox. This is how the plan was born to build a house himself. We quickly agreed that the house would be in the village. We like to be in Bangkok for a few days, then a hotel is ideal. Soj has her network of family, friends and acquaintances in the village, and if you build a house there, you also know that there is always control.
Why did we look at places that were all too far away?
In 2007 we started looking for a piece of land. Surprising how much there is for sale in such a small village. After we had looked at four places without results, I had to talk to Soj about what the intention was now. It turned out that any location more than a few hundred meters from the parental home was not acceptable.
Why then did we look at places that were all further away? Because you have to be a little nice to the people who let you know that they have land for sale. Then you don't immediately say: no, thank you.
When Soj suggested that we also look at a house that was for sale for 1 million baht, I first asked if she wanted to live there. No, not that. Completely against the rules, I then said that I was not going to watch. Sometimes I'm not so nice.
A nice lot came up for sale. On the corner of the main street and soi 8, the street where grandpa's house is located. The man wanted to sell, but there turned out to be an inheritance issue. Two sisters, who lived in Bangkok, seemed unwilling to cooperate. Despite the fact that the man assured that everything would be fine, we decided against the purchase. The risk of concluding an invalid deed of sale seemed too great to us.
It was a wilderness; all trees and shrubs uprooted and a meter of soil on top
In the end we succeeded with the purchase of a piece of land adjacent to the parental home. Ideally located. For 70.000 baht a plot of 1 rai. I don't think that was too expensive. It was a wilderness, all trees and bushes were cleared, then the blue trucks drove back and forth. At least a meter of soil had to be put on top to prevent us from being flooded during the rainy season. A river flows on the west side of the plot, normally about 10 meters wide, but during the rainy season the water does not stay between the banks. In addition to being raised, the piece of land is also completely walled.
Meanwhile, another property issue had to be resolved with the neighbors. There used to be a small road between the plots. This path no longer existed, but according to Thai custom, the property line would be in the middle of the road. There were no field boundaries. Grandpa brought in to indicate where that path must have once been. Then a lot of discussion, especially one neighbor tried to make a profit, I think. Bolts were driven in and moved again, a friendly financial gesture was made and that is how the location of the wall was finally determined. Border issue resolved.
The dream house could be built and inaugurated with a big party
Now Soj's dream house could be built. We made a choice from a book by an architectural firm. Construction drawings were made. Subsequently, agreements were made with a contractor. He supplied the staff and carried out the work. Soj spent a lot of time in Thailand during construction, arranged the delivery of materials with her brother and took care of everything that was involved in the construction. I have a special wife who is very good at organizing.
Construction took about eight months. When the house was finished in 2009, it was celebrated with a big party. Of course, starting with the monks, who held the blessing in the living room and then went to dinner. After their departure the music started and the 'ordinary' people could eat and drink. The whole village attended. So everyone knows Home Koppert. Easy for those who want to drop by, once in the village everyone can show you the way. It cost a few million baht but for that we have a comfortable house. I'll take the fake columns, which my wife thinks so beautiful, into the bargain.
We have a well-insulated roof, so it stays relatively cool inside. A large balcony on the north, from which you have a view of the surroundings. We see surrounding houses, large forests of bamboo and tall coconut palms. The village school is located on the side of the river. That gives entertainment, see the report on the sports day (January 27). If you look across the school grounds, you will see the gate of the temple.
Herbs, coconut palms, banana trees, pineapple, jackfruit, papaya and mango
When we bought the land, there were teak trees behind our house, a production forest. They have all been converted now. Now corn is grown. When it is harvested, cows walk around to eat the leftovers. What remains is then burned, doors and windows remain closed on such a day.
There are many trees in our garden. There is a spice corner and coconut palms have been planted. It will be a few years before I can drink my own coconut juice. Banana trees and pineapples grow on the waterfront. There is also a bush that gives jackfruit. I don't like it, the taste is a bit floury. The first papayas have been harvested, they are tasty. Soon the first mangoes will arrive.
There is occasional fishing in the river, the fishermen walk in groups through and along the water. Fishing is done with cross nets, a square net with bamboo sticks bent at the tips to keep it taut. The net is lowered into the water and with a bit of luck there will be fish floundering when you retrieve it. There are always viewers along, so it's a happy bunch.
Darling, she laughed, we are here in Thailand, not in the Netherlands
There were also unpleasant surprises after construction. The two toilets in the house soon started to smell. How could that be? Pits have been dug to collect all the rubbish. The cause was sought everywhere, except in the toilets themselves. It eventually turned out that the construction had forgotten to place a rubber ring between the toilet bowl connection and the drain pipe. Problem 1 solved.
After a year it turned out that our water source supplied rust water. The source was at a depth of about 15 meters. Then it was decided to apply for a permit for a deep well. December 2010 a drilling rig was installed. The composition of the soil was assessed every five metres. Coarse silica sand was found more than 210 meters deep, apparently the ideal soil layer.
Double-walled pipes went into the ground, then a cylindrical pump. And yes, suddenly a water fountain started to spray. Another problem solved. According to the analysis report, we now have pure spring water. There are filters in a building and there is storage for 4000 liters of water. Our outdoor taps are used by local residents to replenish their drinking water supply.
Problem 3 revealed itself in 2011. The tiles on the balcony and in the living room became loose. Common cement was used. Strange, every contractor knows how to lay tiles. Remove all tiles and then lay again, now with tile adhesive. What a mess. I said something about warranty.
My wife smiled at me. Darling (she always says when she wants to vote mildly) we are here in Thailand, not in the Netherlands. Problem 3 has also been solved. After three times I don't expect any hidden flaws anymore. Am I realistic or optimistic?
That graying continues, Hans, also with me. If it is not from the house, then it is from the growing youth. During construction, Pam was still in school and too young to be left alone. That's why I was home. We went there on holiday three times during that time.
It is difficult to make an extension right. I had the same problem in the Netherlands with the construction of a garage. One mm setting and you already have a crack. No problem constructively, but your beautiful wall is ruined.
Jacques .
Now that you have insulation in your roof, it is less hot during the day.
The disadvantage is that the heat from the daytime stays under the hood.
I solved that by making ventilation in the ceiling with extraction on the roof.
Since then I have not had to use air conditioning.
Hans you are not balancing on the edge, after all, it is about Thai houses that we have to get used to living in.
We often encounter errors that are incomprehensible to us because they have not been thought about or to save money during construction.
The staff, including the contractor, are often ignorant.
Indeed there is a large empty space between the ceiling and the roof which in my case had no fresh air flow,
To make matters worse, more water fell into the house during rain than from the roof into the garden.
In addition, the outer edges and the ceiling of plasterboard, which soon fell down due to the absorption of the water.
The leak could be solved with pure foam, which also insulates well.
Then you get the case that hot air rises and gets stuck under the hood.
How to get rid of that was the next step.
You often see grilles on the side in the wall which ventilates a large part, after some consideration I have placed a mechanical extractor as far as possible to the top.
I sawed slots in the ceiling and since then I have been allowed to smoke inside.
The costs have already been paid out because I no longer need air conditioning.
Previously, that was certainly 4 air conditioners that I needed in April.
Hello Pim,
I'm going to think about dissipating the heat in such a way. This can work well, especially in the evening when it has cooled down outside.
We don't have air conditioning. Fans only. That is enough here in the North.
Hello Pam
I'm so happy with this discussion
it is the same everywhere in Thailand
I thought only I had those problems.
just a question what is the approximate cost of a soil drilling
I have more than no water
gr Chose from Roi-Et
Hello Koos,
The drilling was charged per metre. We paid 1700 Bth per meter, the depth was 212 meters. So the amount for the drilling was more than 360.000 Bth. Then you need a permit (3000 Bth), and a structure must of course be placed neatly around the above-ground part. Count on at least 400.000 Bth.
It costs a bit, but you are then assured of pima drinking water.
I bought eight rental houses of 40 talangwa (160m) with pump installation included for the price of 500.000 bath each, i.e. 4 million bath all inclusive, including the drilling of eight wells. Do I have my houses for free?
Now you certainly want to hear that we say en masse that you have your houses almost for free.
But 500.000 is not much, that's almost worth the land.
However:: there are many houses here that are not worth the price of 500.000 because it looks more like a Lego box than a decent house. If you close the front door, the back door will open by itself and if you lean against the wall you will hear it creak.
As long as you have not seen something it is difficult to judge the price and the quality because it leaves much to be desired.
Built apartments for 160.000 Baht and a friend of ours built them for 60.000
but these are concrete blocks that are porous after a few years and the walls fall over spontaneously.
They are indeed those concrete blocks and have had them for about three years now, but our house where we live is also made of those blocks and has been here for about 10 years now without a crack.
But that is not the subject I am talking about, namely drilling wells for normal prices, and that is possible here. The water is not drinkable, but if you have to pay 400.000 baht for drilling a well, you better wash yourself with champagne ,much cheaper.
500.000 is not much, that's already worth the land.
But you buy houses and not the land. A farang cannot buy land.
And whether 500.000 is a lot depends entirely on the state of the houses. And we can't see that from here.
Shark Koos.
Coincidentally I had this going on near Khemmarat because I have a plantation there.
The family later gave me another piece of 24 rai to plant trees on that piece as well.
Noticed that there was no water, so let the family look for someone,
This one wanted to go 20.000 meters deep for 20.- thb with the guarantee that I would have water.
No cure no pay !
At a depth of 53 meters they went home to continue a day later.
I did see the boss back for money .
Of course he had not.
Another wanted to do it for THB 30.000 and would continue until there was water.
I've never seen this one.
I think I'll start breeding snakes there.
Hi Jacques,
My wife and I started building a house this week. Well I. I'm still in the Netherlands. My wife is in Thailand and she is doing the whole project. Every day on Skype I get to hear the latest news. I'm glad I'm not there. Contractor would take care of everything. Things immediately go wrong with the demolition of the old house. Sanitary facilities that are barely six months old are being destroyed, as well as a kitchen that we wanted to use elsewhere.
Furthermore, all electricity pipes and iron are simply taken away for sale. It was agreed that everything of value would be stored so that we could reuse it or sell it ourselves. The land must be raised 150 cm. We thought that the old foundation and other stones would simply be left in place and sand would be poured over them. But the contractor removed everything. This means extra costs for both removing the foundation and stones and for the extra sand that we now need. The contractor does not consider it necessary to drive a large number of poles into the ground. According to him, a large pole of 20 meters is sufficient to support the entire floor (foundation). I hold my breath. I'm also curious what will happen when the post is driven into the ground. The neighbor's house is barely 10 meters away. I'll know more in 2 weeks. And you know what's also annoying. That you have to pay in advance again and again. Every week people ask for money. And you don't pay. Then they abandon you and you can look for someone else. And they really can't wait to finish a house. Construction should take 5 months. I'm curious. Greetings Adje
I sympathize with you Adje and especially with your wife,
We have not had many problems with the contractor during the construction. There was a detailed construction folder with all construction drawings and a fixed price was agreed on that basis. Of course there is always additional work because you want things slightly different than on the drawing. But the contractor didn't cost more than about 600.000 Bth.
You are talking about 1 pile as a foundation. That strikes me as architecturally unique. With us, every column starts with a concrete base in the ground. That's 28.
We did indeed pay every week, because the contractor also pays his staff weekly. That is the custom here. Our construction took more than 7 months. Then the house was there and a filter building and a large carport.
@ Adje,
My advice is to stop construction as soon as possible and limit your damage. Even if it may take longer because you will have to look for a bona fide contractor. And there are! Now you are not only being lifted, but you have a great chance of living in a ruin where everything is wrong. Then try to recover your damage.
When we had our house built, we hired the Pujai Baan in our village. In collaboration with the contractor, he drew up a document stating exactly when and how much had to be paid for each phase of the construction process. So, for example, land ready for construction (x amount), foundation ready (x amount, etc.). This document was signed by all parties involved and is the only way to cover yourself. Because, apart from a one-off advance for materials at the start of construction, you only pay for each phase after completion.
We have chosen to have our house built on 2-meter high reinforced concrete piles. 27 pieces in total! Advantage: nice and cool and no insects such as cockroaches in the house, and / or other crawling vermin. In this way you also have a garage under the house and you stay dry in case of flooding. I don't know how big your house will be, but 1 pole seems total madness to me.
If you want to have several air conditioners installed, also go for 3-phase power.
I hope it is of some use for you.
Jacques, Hans, Koos.
Thank you for your response. I'm going to discuss it with my wife today. 1 concrete post doesn't seem normal to me either. It is of course a lot cheaper, but it should not be at the expense of a solid construction. I'll keep you posted.
The first misunderstanding has been resolved. Not just one pile, but a total of 23 piles of 9 meters are driven into the ground. It turned out to be a communication breakdown between my wife and the contractor. But I still hold my breath what happens to the neighbors house when they start piling. to be continued.
That sounds much better Adje. With 23 posts, things will stay put.
My house sits on concrete foundations. But with you the hard bearing surface is apparently 9 meters deep. Then you have to work with poles.
In the Netherlands it is very common to drill piles in situations with existing buildings and to fill the borehole with concrete. Try to find out if they also use that method in Thailand. Then at least you won't have a piling problem.
@ Jacques I have seen the drilling of piles ad nauseam during the construction of the extension of the hospital of Nakhon Nayok, when my girlfriend was being nursed there. So I know all about it – from seeing then.
The decision is made. Today we informed the contractor that we would no longer continue with him. The reason was incompetence that emerged when the piling had to start, the whining about money when in fact not much had been done yet and he could not provide a clear plan of action. We paid 180.00 baht as a deposit. What do we get in return? Old house demolished, sanitary facilities that were less than six months old destroyed, copper pipes, iron and other materials that we could possibly use were taken without permission. (feel free to say stolen) The contractor does not wish to take responsibility for this. However, 23 posts of 9 meters have been driven. The noose is, I estimate, around 100.000 baht. But if we had continued, it probably would have been more. And now see if we can find something better. Does anyone know someone trustworthy near Ban Pong Ratchaburi?
When I hear the stories and read the above I almost get scared. It's crazy to believe.
We have a piece of land of half a rai (800 m2) and our neighbors are construction entrepreneurs themselves. Fortunately we are in no hurry. At least, I'm trying to slow everyone down, because strangely enough I'm the one who has to pay for everything and everyone around me is in a hurry to start construction. I want to weigh things up first and see what I can get for my money. Then there are so many designs you can choose from. Just making a good choice is difficult.
I think a house on stilts is beautiful and also practical. After all, you have such a large space covered.
But I want to start small. A small house the size of a mobile home. Or a holiday home. A bedroom, bathroom and a kitchen. No more. Our rental house is a few kilometers away. We can then spend the night there when we really start building a house or expand that small house…
An American Farang made the construction drawings (to give us a solid idea of what is possible). This was dismissed by the neighbor as too simple. Everyone has their own ideas about it. The life partner of my girlfriend's niece (an Irishman) made everything without blueprints. Many things have been redone because there were communication problems, but he can also be a great help because he knows what can go wrong.
We also hear different prices all the time. The entrepreneur says: 200.000 Baht for a wall of 20x40x40x20 meters (the gate must still be deducted). The man who works for the Irishman says that he can do it much cheaper. (is the quality the same?)…
Then I hear a price of around 50.000 Baht…. small difference of 150.000 Baht…
It would be nice to read more posts from people building a house, what the problems were and the final costs…
Be very careful building a house! There were always problems with us, despite a contract with a well-known lawyer, and still are today (after construction in 2005/2006).
A few examples:
– contract said: construction must be finished 6 months after the issuance of the building permit. Only: that permit is only applied for when the work is almost finished. And the lawyer thought that was quite normal.
– Buy all materials yourself. A reasonable amount is allocated, but the materials that are purchased are the very cheapest and often of inferior quality. The price difference goes into the pocket of the contractor and his possible henchmen.
– We are used to things that don't break. So far we have had to replace 40% of the doorknobs because the door could no longer be opened
-When the house was painted (inside and out) the cheapest watercolor was used. So that had to be done with good paint, after a fight with the contractor
– Cranes also have a very limited lifespan
-As is quite common with Isan women, mine also has knowledge of construction: she has just finished retiling and grouting the swimming pool.
And so I can go on and on. Be very careful. And 25-hour supervision is not an unnecessary luxury
We bought 2003 Rai of land in Chon-Buri in 4. Like most impatient Thai women, my wife wanted to start building right away.
I have said from the beginning that no shovel is going in the ground as long as I am not there every day and I am happy about it.
After 9 months of construction, our house was ready and so were our 24 apartments.
But by then the relationship had almost ended, because the way a Thai works is something that we as Dutch people find difficult to get used to. Sometimes they are like children because when the boss was away they would go fishing en masse. There are also balcony tiles up to 3 x was demolished because sometimes it was as if they had been shaken straight out of the box and most of them were hollow. There were dozens of things that were incorrect, crooked or crooked. The further the construction progressed, the better work they did because they We knew all too well when we came to have a look that something might have been rejected and therefore had to be demolished. We also signed a contract with the contractor with regard to payment and the last 150.000 would be paid if everything had been completed properly and this happened that way too.
Sometimes we had to pay a little earlier if he had to get a lot of expensive stuff, but this was simply settled later.
After 3 years we had problems with different showers in the apartments (if there was a shower above, they could shower for free below) but then the contractor was indeed no longer liable for the guarantee. and re-tiled for 1500 Baht.
But all in all you have to have a super good relationship if you want to survive something like this because a Thai will not easily tell an older person (contractor) that he is not doing his job well.
All in all glad we did it this way and are now satisfied.
Correction and Apologies,
In my enthusiasm when writing about our house, I have placed the water source 100 meters deeper than it actually is. The pump is located at a depth of 112 meters. The price of drilling is correct: 1700 Bath per meter. But the costs were 170.000 Bath less.
It came to light when I talked to my wife about the reactions. She looked at me with a face like: What are you talking about, 200 meters deep? She was right, as always.
When I read all this, I think I had a very good contractor. House built at the agreed price, including tiling, air conditioning, water pump, hot water boiler and so on. Everything ready on time and also a 2-year warranty. The contractor came to inspect every month the first year and every two months the second year. I am located near Chumphae (well written?) so if anyone is interested in a good and reliable contractor in this area, my e-mail address can be requested from the editors.
Adje .
What a relief .
I was already wondering whether that one pile was necessary to serve as a foundation for a fireplace.
Does anyone know whether you can also get a mortgage in Thailand to finance a house and land in Thailand? Maybe through your Thai partner?
fri grt,
I think the possibility does exist.
Whether it will be easy is something else and will depend on your residence status, income, etc. The question is whether they think this is sufficient and want to accept your question. So to simply say, walk to the bank and you will get money, would be a bit too simple I suspect.
But if you don't try, you won't know. Maybe they think the guarantee you give is sufficient and you can continue.
In any case, here is a link from the SCB, you can already have a look at it.
As with us, it is also a matter of calculating and comparing with other banks who gives the best conditions (if they already want to give a mortgage)
(http://www.scb.co.th/en/personal-banking/loans/home-loan/housing-loans
(Go to main page, Personal Banking and then Loans if it is not already on that page)
Hi Gerke,
Of course this is possible on a Thai person, but try to include yourself in the story or have a daughter or son or a close family member be included in the papers as a director.
Louise
Thanks for the responses, I have read the bank site and there are options. Must have been off the ground from the looks of it and probably also based in Thailand. We'll definitely check it out in due course
rent and then see what a nice place is for a house.