UNIVERSITY OF MORATUWA

0 !
1

HAND BOOK

FOR

THE SRI LANKAN HOUSE BUILDER

By
W.F.S.E. Fernando

Supervised by
Dr. A.A.D.A.J.Perera
624^-5"

Department of Civil Engineering

University of Moratuwa
Sri Lanka

67981
 The Thesis submitted in partial fulfilment

of

The requirement for the Degree of Master Engineering

in

The Faculty of Engineering

Department of Civil Engineering

Supervised by Dr. A.A.D.A.J. Perera

University of Moratuwa

September 1995
 ACKNOWLEDGEMENT
i

I wish to express m y grateful thanks to the department of Civil E n g i n e e r i n g for

permitting me to carry out this project, specially Dr. A.A.D.A.J. Perera, my project
supervisor for his valuable advice, guidance and generous support which e n a b l e a
successful completion of jthis report.

I would like to extend my appreciation to all the colleagues in Central E n g i n e e r i n g

Consultancy Bureau w h o helped m e to collect data and the C o m p u t e r Section and
Word Processing Section w h o devotedly completed the word processing.

My special thanks goes to the persons who fdled my Questionnaire and c o m m e n t e d

on it and the Bank Managers w h o helped me in lending the data that is available for
house builder.
 Table of Content
Chapter 1 i 1
1.0 Introduction to the Project 1
1.1 Back Ground ! 1
1.2 Objective \ 1
1.3 Sub-Objectives....j 1
1.4 Methodology \ 1
1.5 Work-done j 2
1.6 Summary of Results ; 3
1.7 Guide to this Report 3
Chapter 2 ! 5
2.0 Literature Survey . . . . ; 5
2.1 Introduction , 5
2.2 Collection of Literature relevant to selected activities 6
2.2.1 Specialised Personal Involved in Building Practice 6
2.2.2. The Land Selection 13
2.2.3 House builders' approach to house construction and planning
personnel... i 14
2.2.4. Planning and Documentadon 15
2.2.5. C o s t financing and p r o p e r p l a n n i n g 17
2.2.6. M o n e y , T i m e and I n v e s t m e n t 18
2.2.7. Cost Modelling and Estimating 19
2.2.7.1 . Cost Modelling 19
2.2.7.2. Building Morphology 20
2.2.7.3. Estimating 21
2.3 Conclusion 22
Chapter 3 23
3.0 Data Collection and Analysis 23
3.1 Introduction 23
3.2 Land Selection 24
3.2.1 The Place You Prefer to Live 24
3.2.2 Guidance for L a n d Selection 24
3.2.3 Priorities in Land Selection 25
3.3 Professionals in House Building 26
3.3.1 Consultation' of Professionals 26
3.3.2 Path of Contact to Construction Professionals 28
3.4 Planning and Documentation 30
3.4.1 Approach to Statutory Approvals 30
3.4.2 Documentation Prepared on the Project 31
3.4.3 The House Urgency 32
 3.4.4 S p a c e and ^Arrangement R e q u i r e m e n t 32
3.4.5 House finishes 35
3.5 C o s t and E s t i m a t i n g M e t h o d s 38
3.5.1 Accuracy of Estimating 38
3.5.2 C o s t and E s t i m a t i n g M e t h o d s 38
3.6 F u n d A l l o c a t i o n and F u n d h a n d l i n g 40
3.6.1 Investment on Lands and Buildings 40
3.6.2 Methods of Funding 41
3.6.3 Bank Details! 42
3.7 Project Management 42
3.7.1 Quality, standards and specification in practice 42
3.7.2 The Project Ij4anagement Side of the House Building Industry . .43
3.7.3 Requirements of Technical Advice, Material Availability and
Cost 47
1
3.7.4 Maintenance Prediction 47
i
3.7.5 Satisfaction of the final product 48
Chapter 4 49
4.0 Conclusions, Recommendations and Future Researches 49
4.1 Conclusions j 49
4.1.1 Land Selection 49
4.1.2. Selection of S p e c i a l i s e d P e r s o n n e l 49
4.1.3 Planning and Documentation 49
4.1.4 Basic House Requirement 49
4.1.5 Cost Estimating Methods 50
4.1.6 Fund Allocation 50
4.1.7 Project Management 50
4.2 Recommendations 50
4.2.1 Land Selection 50
4.2.2 Selection of Specialised Personal 50
4.2.3 Planning and Documentation 51
4.2.4 Basic Home'Requirements 51
4.2.5 Costing and Estimating Methods 51
4.2.6 Fund Allocation and Money Handling 51
4.2.7 Project Management 52
4.2.8 R e c o m m e n d a t i o n for the Questionnaire Survey 52
4.3 Future Researches 52
4.3.1 N e w Hand Books 52
4.3.2 New Activities 52
 T a b l e s and F i g u r e s

Tables

3.1 Selection of the Land Location 24

3.2 Guidance for Land Location 25
3.3 Basic Needs on the Selected Land 26
3.4 Construction Professionals 27
3.5 Selection of Masons 28
3.6 Selection of Carpenters 29
4. 3.7 Selection of Contractor 29
3.8 Selection of Electrician 29
3.9 Selection of Architect 30
3.10 Selection of Structural Engineer 30
3.11 Approach to Statutory Approvals 31
3.12 Documentation Prepared on the Project 31
3.1.3 House Urgency 32
3.14 The Floor Requirements 33
3.15 Bedroom Requirements 33
3.16 Toilet Requirements 34
3.17 C o m m o n House Requirements 34
3.18 Floor Types 35
3.19 Roof Material 35
3.22 D o o r ' W i n d o w Material 37
•y
3.23 Root Frame Material 37
3.24 Wall Finishes 37
3.25 Accuracy of Estimating 38
3.26 Cost and Estimating Methods 39
3.27 Investment on Lands 40
3.28 Investment on Building 41
3.29 Methods of Funding 41
3.30 Bank Details 42
3.31 Quality of Finishes 43
3.32 Standards of Practice 43
•6 3.33 Persons Involved in Quality Control 44
3.34 Persons Involved in Labour Control 44
3.35 Persons Involved in Plan Reading 45
3.36 Persons Involved in Setting-Out 45
3.37 Persons Taking off the Measurements 46
3.38 Persons Handling the Payments 46
3.39 Information Required by the House Builders 47
3.40 Know-how the Maintenance Cost 48
3.41 Satisfaction Gained from Construction 48

r ill
 I

'ables from Maud Book

Table (o Estimate tf 1 Land Value 59

Initial Loan Expenses Calculated lor Rs. .100.000/= 61
Comparison oi'Monthly Loan Repayment Instalment 61
Services Required lor Building Industry 65
Preliminary Estimate per Square Foot 67
Estimating Method One 68
Estimating Method Two 72

Figures

1. Traditional Model Type 20

2. Figure lor Table 6.1 67
3. Plan l o r Preliminary Estimating 71

r iv
 Hand Book for Sri Lankan House Builder

T h e house builder is defined here as the person who plans, invests, builds.(organises the
construction personal and material) owns and make use of the facility after completion of
construction.
 I

I land Book lor H o u s e Builder

Summary

The theme "Hand Book for the Sri Lankan House Builder"' was selected due to the lack of
literature available lor the potential literate Sri Lankan house builder, with an aim to convex'
the knowledge of project management.

The house builder who is planning to build his unique home visualising a --[-goal, could lx
benefited by saving time and money finally achieving a satisfactory end-result.

A literature survey was canied out to identify the available books written for the house
builder. Out of these identified books, a set of activities (topics) were differentiated and
sorted out to be incorporated under the heading of literature survey.

A questionnaire was prepared foi the puipose of further identification of activities to be

ineoiporaied in the hand book. The questionnaire was revised twice to suit the human
sample. For future research, the questionnaire should be altered, specially to suit the widely
spreaded Sri Lankan income holders and answers should be weighted in the order of
priorities. (L-sing a preference method).

The house builders hand book was prepared with the help of these available literature, the
knowledge gathered from the post graduated construction management course and geared
for the activities selected according to the questionnaire.

The booklet was curtailed mainly to preliminary stage in order to limit the report bulkincss.
The technical data, cost saving alternative designs and standard practices, new cost saving
materials, formats etc. to be used for book keeping and account purposes were omitted and
left for future continuation of the hand book.

VI
 I

Chapter 1
1.0 Introduction to the Project

T h e principal aim of this project is to publish a Hand B o o k for Sri L a n k a n h o u s e

b u i l d e r s in o r d e r to u p g r a d e the project m a n a g e m e n t by t h e m in housing
construction.
1.1 Back G r o u n d

Although Sri Lankans have a high level of literacy and thus can read and understand
books , the average Sri Lknkan house builder has little or no written g u i d a n c e in this
respect and is generally unaware of the many different activities i n v o l v e d in the
construction of a house.

1.2 Objective

The objective of this project is as follows;

* " T o make available the knowledge of project management among Sri Lankan house
builders in o r d e r to e n a b l e t h e m to identify the p r o b l e m areas in the p r o j e c t
management process and| to improve their capabilities and techniques in c o m p l e t i n g
house constructions economically and efficiently to their satisfaction. "

1.3 Sub-Objectives

* To conduct a literature survey of house construction activities.

* To identify the house builders' needs relating to construction activities.

* Transfer a knowledge of project management to the house builder through a manual

which he/she could refer from inception stage to completion. The manual will contain
that which is vital for him/her to build an economical house which would bring full
satisfaction at completion'.

1.4 Methodology

* Conducting a thorough literature survey to collect information, on the- f o l l o w i n g

selected activities and place them in order of importance.
 (A). Land selectioni
(B). Funding.
(C). Cost Investment and Instalment payments.
(D). Selecting the specialised personnel for the job and awareness of their role.
(E). Estimating for projects at preliminary stage and estimating by B O Q
methods.
(F). Rate analysis Of construction items of work.
(G). Planning and scheduling of projects.
(H). Cost control and accounts keeping
(I). Quality control, standards and specifications
(J). Predicting maintenance costs before construction.

Identification of the construction activities relevant to the house builder's needs

through the questionnaire!.

Collection of information from specialised personal regarding their role in house

building industry.

H o u s e builders were interviewed to confirm the information collected from the

questionnaire survey.

Analysis and compilation of the data obtained from the questionnaire survey and the
literature survey

Transfer the project m a n a g e m e n t methods to the house builder through a manual,

which he/she could refer, from inception stage to completion. T h e manual would
contain information to monitor and control the design and construction stages while
building an economical hpuse.

Work-done

T h e literature that was available from a selection of books written to a d v a n c e the

application of management in house building activities was selected and compiled in
a suitable order.

A questionnaire was prepared to obtain information from house builders regarding of

their participation in house building and methods they adopted to i m p l e m e n t the
construction activities.
9
 T h e questionnaires were distributed a m o n g h o u s e builders, selected with the
aim of obtaining an unbiased sample.

T h e irrelevant and incompdete questionnaires were discarded.

i

T h e data was compiled arid analysed.

T h e literature that w a s useful in improving project m a n a g e m e n t a m o n g h o u s e

I

builders was selected. j

T h e book was written in an acceptable and easily readable format while including the
essential collected literature pertaining to activities which w e r e m o s t c o m m o n l y
encountered. >

S u m m a r y of Results

T h e collected literature which was mainly in respect of small scale projects are listed
in Chapter 2 of this report.

T h e results of the questionnaire indicate that the requirements of house builders were
mainly in relation to management, decision making and funding of projects.

i
T h e manual was written accordingly to guide the house builder from inception stage
to the completion stage of a project. This contains information required for the house
builders managerial involvement to construct an economical house to a pre-planned
schedule.

G u i d e to this R e p o r t

Chapter 1 - Introduction.

Project aim, back ground objectives, sub objectives, methodology, w o r k

done, and summary of results are covered in this chapter.

Chapter 2 - Literature Survey

T h e literature addressed directly to house builders, construction

managers, project managers, architects, and builders were referred.
3
 T h e literature relevant to the Sri L a n k a n house builder's m a n a g e m e n t
4
activities was selected from the above and included in the chapter.

Chapter 3 - Data collection and Analysis

Having discarded the irrelevant and incomplete questionnaires.

Results were extracted from the other questionnaires and tabulated the
results and grouped into activities as given below.

(1). S e l e c t i o n of specialised p e r s o n n e l i n v o l v e d in the house

construction industry and the roles played by them.

(2). Literature available for land selection.

(3). Housle builders approach to house construction personnel

(4). Planning methods used in the building industry and

documentation made for construction purposes.

(5). Methods of financing of the projects.

(6) Relationship between money time and investment.

(7) Cost modelling and estimating methods.

Chapter 4 - Conclusions, Recommendations future researches

4
L i t e r a t u r e Survey

Introduction

The literature search was commenced before preparation of the questionnaire to trace
the literature available for the house builder and to identity the house building
activities that could be vital in the house building industry.

The books that are available directly to the house builder are listed below.

(1) "Niwasa" by T h e Ministry of Housing and Construction, (year 1972)

(2) "Building Construction and Astrology" by P. Wijedasa. (year 1992)
(3) "Home Maker" Volume one, by Royle Senaratne. (year 1984)
(4) "Home Ideas" by Patricia Mechaud (year 1989)
(5) "Home Builders' Guide" by G. Walikala (year 1990)
(6) "10.1 Selected Dream Houses" by Lang .Andy (year 1982)
(7) "Home Planner" by H o m e Planners Inc. and the series, (year H 8 6 to 1990)
(8) "Home Improver Guides" by Australian Timber Association, (year 1993)
(9) "1 Iomes and Plans" by Archway Press Inc. and the series. i \ e a r 1962 to 1988)

The best of these books is the one written by the Filipino architect Mechaud. This
book guides the house builder in obtaining bank loans, communication with the
architects at conceptualisation and design stages.

The advantages of the book is that the houses are for tropical countries. The books
written by the American firms are to sell complete working plans. These working
blue prints consists of frontal sheet, foundation plan, detail lloor plan, house cross
sections, interior and exterior elevations and material lists.

There was a scarcity of books written on project management methods wluch could
be used by the house builders except the book "Cost Planning of Buildings" by
(Ferry i 9 9 i)

Fleming (Training Consultant to I C T A D ) has written the only article that has been
for the Sri Lankan building industry.

" Developers expert ideas to build your dream house" article, appeared on Sunday
m
Island on 12 June 1994, discourage the home builder and encourage the clients to
 I

buy built houses. It point out the weaknesses and lack ol'know ledge of h o m e builders
in Sri Lanka.
The activities that were selected from literature suivey are as loilow.v

(1). Selection of specialised personal involved in house construction industry and the
roles played by them.
(2). Literature available lor land selection.
(3). Mouse builders approach to house construction personal
(4). Planning methods used in building industry and documentation made lot
« construction purposes.
(5). Methods offmancing ol the projects.
(6). Relationship of Money lime and investment.
( 7 ) . Cos! modelling and estimating methods.

Search of relevant literature and group them systematically to iaeiiilaie the reader.

2.2 Collection of L i t e r a t u r e relevant to selected activities.

2.2.1 Specialised Personal Involved in Building Practice

The following specialised personnel were selected from the house building industry
for the puiposc of literature collection.

(a) Project Manager Role Played' Useful in what way/ Guide to lee stmcture.
(b) Architect Role played/Useful in what way/Guide to fee structure.
(c) Structural Engineer and foundation Engineer.
(d) Quantity Surveyor.
(e) "Mason" . ••Carpenter" and the gangs.
(f) Electrician.
(g) Decoration and Landscaping Architect.

Prom tlie research and suivey of books in these areas of services in house
construction, it was identified that there was a need for a book, which explain the
above services in House construction. Construction of Houses nowadays involve a
host of different professionals and specialists. The architect, engineer, quantity
suiveyor. estates surveyor and specialist sub contractors as well as the main
contractor. Their integration, co-ordination and the resulting decision making process
are fundamental to effective project management.
(a) Project Manager

T h e Dictionary lists ten m e a n i n g s of "to m a n a g e " ranging from "Training a h o r s e "

and "wielding a w e a p o n " to controlling the course of affairs by one's o w n action.
T h e minds of many are also conditioned by it's ironical use, which the dictionary
quotes as "to be so unskilful or unlucky as to something". ( Ferry 1991)

T h e r e are probably as m a n y definitions of m a n a g e m e n t as there are m a n a g e m e n t

experts; however, all of tijem incorporate in one way or another the simple definition
that m a n a g e m e n t has t o ' d o with getting other people to produce results.(Wadell
1973)

It is obvious that any group of talented people place in work situation will p r o d u c e
something. The manager's j o b is to increase the group effectiveness and efficiency in
producing the kind of results desired. (Wadell 1973)

T h e definition of construction project management is, "The planning control and c o ­

ordination of a project from conception to completion (including commissioning) on
behalf of a client." (Ferry 11991)

It is concerned with the identification of the client's objectives in terms of utility,

function, quality, time and cost and the establishment of relationships b e t w e e n
resources. The integration, monitoring and control of the contributors to the project
and their output, and the evaluation and selection of alternatives in pursuit of the
client's satisfaction with the project out come are fundamental aspects of construction
project management. (Ferry 1991)

The management of a house construction has been carried out since the man first co­
operated to erect buildings yet there is little documented knowledge of h o w p e o p l e
interact in this process. It is revealing that historical and contemporary accounts of
construction work pay little attention to how people worked together and m a n a g e d
i
their activities. (Halpin 1^90)

T h e p e o p l e over the a g e s h a v e concentrated upon the buildings t h e m s e l v e s ,

particularly on aesthetics! the use of new materials, technological developments and
the impact of building On their environment. H o w people were o r g a n i s e d and
managed has received scant attention.(Walker 1984)
(b) Architect

Dictionary meaning is one who design buildings or one who creates

T h e Sri Lankan architects have had developed their own styles of involvement prior
to 1977- H o w e v e r with the time n u m b e r of professional b o d i e s e m e r g e d and
formulated standards forms of contract and methods of measuring work for specific
use by their respective m e m b e r s . M o s t of it is very close with Royal Institute of
British Architects' methods and fees. (Flemming 19$4)

T h e first circular to guide the Architects role and fees was issued by the Treasury
circular 850 which c a m e into action in M a y 1983. This was revised in D e c . 1983.
This is prepared for architectural services. (Treasury circular 850,1993)

Institute of Architects of Sri Lanka, came out with a architects role and fee structure,
which is also very similar to what was in practice. T h e fees range from 5% to 8%.
A b r e a k d o w n of the services provided by the architect as per the Institute of
Architect are given below. (SLIA 1989)

A . Inception.

Which contain brief information to be provided by the client, site appraisal advice on
other consultants services, design work by specialist firms, site staff, time table and
fee basis.

B . Feasibility.

Carry out investigation, review with the client alternative design and construction
approaches and cost implications, advice on the need to obtain planning permissions,
approvals under building acts or regulations, s t a t u t o r y requirements.

C. Outline Proposals.

Analyse the clients requirements with other consultants, prepare outline proposals
and a p p r o x i m a t i o n of the p r o b a b l e c o n s t r u c t i o n cost for the client's p r i m a r y
approval, based on current area, volume or other unit costs.

8
D. S c h e m e Design.

D e v e l o p a s c h e m e design from the o u t l i n e p r o p o s a l s , taking into account

amendments, requested by the clientjrevise cost estimates, indication of possible start
and completion.

E. Detail Design.

Develop the scheme design obtain the client's approval of the type of construction,
quality of material and standard of workmanship,co-ordinate design work, statuary
approval for building .

F and G. Production Information and Bills of Quantities.

Production information including drawings schedules and specifications of materials

and workmanship provide information for B O Q preparation.

H. Tender action.

Advice on and obtain the client's approval to a list of tenders, invite tenders from
approved contractors, appraise and advice on tenders submitted.

K. Operations in Site.

Administer the terms of the building contract during the operations on site.
Visit the site as appropriate to inspect generally the progress and quality of the work
Produce financial request to client.

L. Completion.

A d m i n i s t r a t e the terms of the building contract relating to the c o m p l e t i o n of the

works. Give guidance on maintenance. Provide the client a set of drawings showing
the building and drawing etc. ( ^ J J <\, jogO)

(c) Structural Engineer and Foundation Engineer

T h e Engineers are mathematical minded, good builders and managers. U p to now

engineers have not defined the role of the engineer and the consultancy fee structure.
9
T h e large design and construction works were carried out by Engineers, under a
government organisation. There wasn't arise a necessity for the Engineer to build a
fee structure. .

Referring to the statement made by Fleming on the publication "Construction N e w s "

F e b 1994, prior to 1977 there was no control in Sri L a n k a and e a c h architect,
engineer or the clients themselves prescribed their o w n forms of contract, codes of
practice and specifications. It is natural to suppose that substantial disparity occurred
between individuals. (Fleming 1994)

Therefore, engineers have to develop the method and definition of the role in each
engineering work and a fee structure. For example, preparation of design intent, by
the designers before the design calculation c o m m e n c e for the client to give approval
for design intent and a payment for the intent, makes cost control better.

(d). The role of the Quantity Surveyors

M a n y years ago a quantity surveyor was often not appointed until the architect had
prepared his working drawings of the final building, or if he were appointed earlier,
he would play no part in things until this stage was reached and he could start work
on the Bill of Quantities. Things have changed since those days, and now the
quantity surveyor is sometimes appointed before any other professional advisor and
takes over total responsibility for the client's financial interests in the house building.
However, most appointments fall between these two extremes. (]iiiclic- 1981)

W h e n the quantity surveyor is appointed, there are a number of questions which will
have a bearing on his concern with the budget, and which needs to be answered.

(1) W h o is responsible for his appointment? If he has been appointed on the

recommendation of the client's architect his relations with the client will tend
to be conducted through the architect, whereas if his appointment has been
m a d e by the c l i e n t as a result of p r e v i o u s e x p e r i e n c e or outside
recommendation his relationship will usually be more direct. Apart from
any other factor, a client who decides to appoint a quanfajsurveyor directly
will probably have an above average interest in costs, which will therefore
play a predominant part in the scheme design.

10
(2) , W'hal is his role lo be? This may well be established by (he nature of the
appointment, as above, bui it is important to establish whether the quantity
surveyor will be concerned. With the total budgeting of the project or
whether he will be limited to particular areas, such as capital expenditure, or
building and furnishing costs, or net building costs, or indeed whether he will
be expected lo do anything more than merely prepare a hi]] of Quantities.

(3) Who else has been appointed? If other appointments have not been made.
The quantity surveyor could assist the cost-oriented client in setting up his
team of advisers, and this would obviously be of assistance in the context of
total cost control. (Birdie 1981)

(e). Role of Mason and Carpenter

hi Sri I.anka "Mason and Carpenter" are the gang leaders who supervise, works, at
the same time he works with them and controls the quality of the building. In my
literature search i could not lind literature defining the masons or carpenters role.

In Sri 1 ankan building industry Mason carries out most of the work in building
construction.

1. Setting out
2. equality control of works
3. ()rganising labour ai site
4. (hganising material at site
5. Quantity calculation of materia! needed for site
6. Decide steel lor beam and lintels.

Although it is shown in the book "Managing people at Work" (Thomas 1979) that
1/3 of the cost of construction goes for labour, in Sri Lanka the labour cost represents
1/4 of the cost of consturction (derived from the I C T A D cost formulae) if the labour
is controlled properly the savings are considerable. Controlling or handling labour is
the most difficult job, which usually a gang leader carries out.

The quantum of work that a mason, carpenter and barbender could carry out per day
are written in books with a time studies. These books are called "Norms". The
norms are used to prepare, building schedule of rales and to judge the work carried
out by the w o r k m e n . ( N A V F A C 1988)

11
CO- Electric ians

A s ' e x p l a i n e d in the dictionary electrician is an Engineer specialising in electrical

appliances and installations, eg.could wire a house to switch on and off the lights.
Good electrical ideas are given in the book Turner 1992 which explains the electrical
installation projects for domestic purpose in a competitive manner, while ensuring
full compliance with the wiring regulation and test methods, with full attention given
to e l e c t r i c a l safety requirements. T h e s e b o o k s are s i m p l i f i e d and easily
understandable. W o r k e d examples are designed to reduce wiring costs. They could
be widely recommended to all house builders. .(Turner i 992)

(g). Decorating Architects and Landscaping Architects Role

T h e s e fields are new to Sri Lanka. There are very few specialised interior and
exterior decorating architects and the landscaping architects in Sri Lanka. O n e of the
most useful b o o k s on this subjects is written by Ingels and Reiley in 1978
"Landscaping Principles and Practices". It states in preface, "In the past landscaping
w a s c o m m o n l y regarded in one of two w a y s ; as a luxury for wealthy, or as a
cosmetic for masking mediocre architecture. The individual pursuing a landscaping
career is primarily a service person whose major goal is to satisfy the needs of those
who use and enjoy landscapes. T o determine exactly what these needs are and how
they can be satisfied without harming the lives of others or the environment is the
challenge of the trained landscapes" (Ingles 1978)

It also feeds an educational need for those who wish to enter the landscaping field as
trained professionals. T h e book progress from the basic principles of landscape
design, installation, choosing enrichment items for the landscaping and developing
cost estimates. The reader learns exactly what constitutes a well-balanced, attractive
landscape in harmony with its surroundings, and how such a landscape is developed.

The term landscaping has many different meanings to different people. S o m e picture
a business that grows and installs plants. Others see l a n d s c a p e s sitting before large
drawing boards planning beautiful gardens. Still other see landscapes as those who
m o w lawns, prune shrubs, build patios and erect fences. These and other tasks are
a part of landscaping. For learning purposes, landscaping will be presented in three
categorise, design, installation and maintenance. (Ingles 1978)

Griffiths landscape and Garden price book contains unit rates for landscape, works
12
 I

broken d o w n into labour, material, plant, profit and o v e r h e a d s . T h e s e are called

" N o r m s " in landscaping works.

2.2.2. T h e L a n d Selection

Advising for the land selection is carried out mainly by the land valuers, town and
country planners and architects.

This is a specialised work of a valuation surveyor. B u t anybody w h o is involved in

cost planning of building needs to have some knowledge of the factors affecting the
costs of land for house building.( Ferry 1991)

Like the prices of other commodities, land values are effected by the laws of supply
and demand. However, unlike a commodity eg. sugar, the amount of land available
in any o n e area is finite and cannot be increased at times of high d e m a n d by
manufacturing at a higher rate, or bringing some in from outside. This means that, if
there is a high demand in a particular area the prices of land in the locality will rise
very steeply, even though similar land m a y still be c h e a p fifty mile away. (Ferry
1991)

Building development of any kind requires a plot of land on which it can take place
and which, once used, will no longer be available for any other development, unless
the first one is either demolished or converted. T h e "development value" of a price of
land is the difference between the cost of erecting or conferring building on it and the
market price of the finished development, (including the land). (Ferry 1991)

T o illustrate how the value may be determined by position, we can d o a simple cost
benefit analysis showing the cost effect of a family house in an inner London suburb
c o m p a r e d to a similar house in the outer c o m m u t e r area, from the point of view of
somebody employed in London.
Annual Cost £ •( Sterling Pounds)
London house, building society repayments 3500
Annual season ticket to city 20
Travelling time say 1 1/2 hrs per day
2 0 0 days per annum = 3 0 0 hrs at £ 5 1500

5250

13
 Similarly outer area house, building society payments 1500
Annual season ticket to city 500
Travelling time 3 hrs per day
2 0 0 days per- annum = 600 hrs at £ 5 3000

5000

Annual saving 5,250 - 5,000 250

This b o o k covers, m a n y methods how a location for the house, could b e decided,
with cost calculations.

T h e land selection is presently handled by the architects and land v a l u e r s . The

architect values the land specially for the view. The architect appreciate a natural rock
propped up from the ground and the large trees in surrounding or lakes, water falls
etc.

T h e land valuers, value the land to suit the d e m a n d and supply. W h i c h is not the
reality. Property developers also increase the land prices by advertising and creating
a land scarcity. So that buyers are compelled to buy the land, at a higher price. Ferry
1991. !

2 . 2 . 3 House b u i l d e r s ' a p p r o a c h to house construction and p l a n n i n g p e r s o n n e l

T h e b o o k published by Mechand 1987, by the name H O M E I D E A S gives a guidance

to approach the architect and to communicate with the architect.

Factors Influencing the design

1. Site description
2. Client description
3. Concept
4. Construction
5: Distinct separation of public and private areas
i

6. Circulation and traffic flow

7. Accessibility, ease of Access
8. Ventilation and lighting
9. Environmental Impact
14
 10. Orientation of the building
11. Justification of spaces
12. Interior perspective ( M e c h a u d \9Sl)

These factors should be given by the client to the architect, veiy clearly. For example
client's description should be as follows.

Well to do Spanish family of a conservative nature, multitude of friends, maintain

low profile, values privacy, mother loves to bake and provide several shop and snack
c o n c e s s i o n a i r e s , love food, p h o t o g r a p h y , gardens, outdoor life and nature, very
close knit family, ,love for privacy, three children in their teens, one girl and t w o
boys, i (Mechaud 1987)

Similarly it is very clear that a good understanding should be develop between the
H o u s e construction personnel and the House Builder. One architect or mason could
match one group of H o u s e Builders, while another set to a another group of H o u s e
Builders. (Mechaud 1987)

T h e r e f o r e it is important to k n o w h o w h o u s e b u i l d e r a p p r o a c h e d to h o u s e
construction personnel. A question was incorporated in the questionnaire to find out
how the house builder approach the house construction and planning personnel.

2.2.4. P l a n n i n g and Documentation

F r o m the earliest times people needed some idea of what a new building was going to
cost before they started work on it. Forecasting the cost of a building, however, is
not the same thing as planning the cost. Weather forecaster on television can be said
to be forecasting the weather. In both cases things may turn out very differently from
what was expected for reasons quite outside the forecaster's control Nevertheless,
until the early nineteenth century rough and ready forecasting satisfied the need fairy
adequately. Most major building was undertaken either as an act of religious faith or
by the very rich for their own pleasure and gratification and in both c a s e s the
necessary resources were likely to be forth coming in the end. T h e building process
itself comprised a series of dos and don'ts of which the costs had b e c o m e established
and k n o w n over a lengthy period of time. Even so miscalculations occurred the
building of Blenheim palace almost bankrupted the Duke of Marlboroug, and it was
not at all unknown for prospective owners of building to suffer the faith of the man
in the Bible. (Ferry 1991)

15
With the advent of the Industrial Revolution, however, something better was clearly
needed for three reasons. Firstly, the people commissioning large building projects
were increasingly cost conscious, being either industrialists concerned with
profitability, government bodies concerned with accountability, or joint stock
companies concerned with both. Secondly, the projects themselves were of- an
increasing technological complexity. Thirdly, the traditional settled economic and
social order was turning into something more sophisticated and dynamic. (Ferry
1991)

In order to deal with this new situation, the price-in-advance system was developed,
where responsibility for the execution of the whole project was handed over to a
"general contractor" a! a previously agreed price. (Ferry 1991)

For over a century this system worked veiy well indeed, and it is still in widespread
use today although much of the simplicity of the original concept has been lost in
recent years. However, it did place one additional burden upon the architect,
complete drawings and specification of the work had to be prepared before prices
could be sought. (Ferry 1991)

Author Cushman 1990, brings all the latest and most successful construction
management forms used in the industry to-day, explains just what types of seivices
should and should not be provided, for in agreements, answers your questions on
everything from the ideas behind construction management of evaluations of its
effectiveness, and then guides you step by step (with all the appropriate form)
through the complete construction process. (Cushman 1990)

After reading this book it gives the idea of how to write a standard forms and tailor it
to our special needs. These could be used to provide better quality and cost controls
and at the same time monitor the performance of construction personnel. (Cushman
1990)

16
 M c C a f f e r (1984) and B a l d w i n s b o o k , gives list of q u e s t i o n s to follow before
V
purchasing material from suppliers.

They are as follows.

Specification of die material;
the quantity of the material;
The likely delivery p r o g r a m m e including both the period for which supplies
would be needed and the daily or weekly requirements;
The address of the site;
- The means of Access;
Any traffic restrictions and conditions affecting delivery;
T h e period for which the quotation is required to remain either open for
acceptance or firm;
The date by which the quotation is to be submitted.
T h e n a m e of the person within the contractors' organisation to w h o m any
reference concerning the enquiry should be made.

This kind of series of questions are very useful to the house builder to remind before
ordering material. Therefore introducing the above list to the Hand book is useful
with few changes, when the necessity arises.

i
P e o p l e in Sri Lanka arejused to build.there own houses, to one's own design. So
they don't like to repeat a s a m e house. It is c o m m o n sight in Sri L a n k a that house
o w n e r s do not design their houses through any resemblance of the houses in their
area or outside. Hence house builder in Sri Lanka spends quite lot of time searching,
creating ideas to m a k e his a speciality. (Senaratne 1983)
A h o u s e builder's b o o k is s o m e t h i n g for his confidence. T h e r e f o r e , a b o o k of
variable front elevation will q u e n c h their thirst. For e x a m p l e the b o o k written by
¥ Welikala "Perspective Views"

2.2.5. Cost financing and p r o p e r planning.

This is the intangible c o m p o n e n t of total building cost. As soon as this tangible

expenditure starts, however, the builder will be laying out his money, and these will
be nothing to show for it in terms of i n c o m e (or use) until the building is ready for
occupation. When interest rates are high this financing cost can be considerable, so
that the project should be planned to avoid unnecessary early e x p e n d i t u r e at any
. stage. (Macaffer 1984)

17
 2.2.6. Money, T i m e a n d Investment
V
If you w e r e asked "Would you rather be given Rs. 1000 now, or in five years time?"
you w o u l d almost certainly say "Now", particularly if inflation w a s r a m p a n t , but
even if you w e r e living in time of zero inflation you would still prefer to h a v e the
money right away. Afterjall, you might be dead in five year's time, or there might be
a revolution or world war before you had the opportunity to collect. Alternatively,
the man w h o w a s going to pay you might have died, or d i s a p p e a r e d , or g o n e
bankrupt, or forgotten hi$ promise. Even if you were not going to need the m o n e y
^ for five years you would still do better to have it now and place it in a savings bank
where it could accumulate interest. (Ferry 1991)

W e can therefore see that a s u m of money in the future will always b e worth, less
than the s a m e , a m o u n t Of m o n e y today and the difference will d e p e n d upon the
length of time involved and the probable interest rate. In doing the calculation one
might a s s u m e an interest rate that would reflect likely inflation and any special risks
rather than a rate which might actually be obtainable at the dme. (Ferry 1991)

Just as a future l u m p sum is worth less than its equivalent today so are future
recurrent e x p e n s e s or receipts. If you had to put a sum of m o n e y aside to pay
somebody Rs. 1000 a year for ten years the amount required would be m u c h less than
Rs. 10,000, b e c a u s e the u n e x p e n d e d balance of the sum would be e a r n i n g interest,
each year and in the earlyj years in particular this would be quite a lot of m o n e y . (In
fact if interest rates werei as high as 10% the Rs. 10,000 would p r o v i d e R s . 1 0 0 0 a
i

year for e v e r and ever, riot j u s t for ten years). T h e actual s u m w h i c h w o u l d be

needed to provide R s . 1 0 0 0 a year ;for 10 years is an a m o u n t w h i c h , with all its
interest earnings would b e exactly used up at the end of the years w h e n the last
R s . 1 0 0 0 had been paid out. Its actual worth would depend upon c u r r e n t interest
rates. (Ferry 1991)

T h e economist newspaper, 1st August 1987 Inflation's return article first para states
"Nobody over the age of 25 should need to watch horror films about inflation. They
can hardly fail to r e m e m b e r the gruesomeness of the real thing, of prices in the rich
countries rising by more than 10% a year and halving the value of m o n e y in less than
seven years. Yet even the 18 year old, (not yet teenagers when the last p e a k of
inflation was reached) must now be sensing that something sinister is stirring in their
pay packets and their small savings. (Economist 1987)
•r
.18

67981
 §dODSS)(§C3

Until m i d nineteenth century it was c o m m o n practice for quantity s u r v e y o r s to

consider the cost of the building as a l u m p s u m of m o n e y , and w h e n interest rates
were only 2 or 3 % and construction t i m e s w e r e quick, that w a s possibly g o o d
enough. However, it seems likely that interest rates will continue to be high for s o m e
years, (especially during expansion periods w h e n large p r o g r a m m e s of building
work are being undertaken), and with the increasing complexity of large buildings it
is not u n c o m m o n for s o m e years to elapse, from the start of e x p e n d i t u r e on the
project to the time of income. Under these circumstances it is necessary to consider
the phasing of the project finance very carefully, an apparently low total cost may not
be m u c h of a bargain if it involves a l o n g - d r a w n - o u t contract with high early
expenditure on which interest charges accumulating. (Ferry 1991)

It may b e asked "Does ithis apply to all D e v e l o p m e n t , or only w h e r e profit is

involved?" Basically' it applies to all development, because the money is either being
borrowed, (and attracting interest charges), or else it is the developer's own money,
which being spent on the development is not available for investing elsewhere (and is
not accumulating interest),. (The Economist 1987)

2.2.7. Cost Modelling and Estimating

2.2.7.1 Cost Modelling

Cost m o d e l l i n g may b e defined as t h e s y m b o l i c representation of a s y s t e m ,

expressing the content of that system in terms of the factors which influence its cost.

In another words, the model attempts to represent the significant cost items of a cash
flow, building or component in a form which will allow analysis and prediction of
cost to b e undertaken according to c h a n g e in such factors as the design variables,
construction methods, timing of events etc. In terms of quantity surveying practice
this usually means estimating the cost of a building design at an early stage to
establish its feasibility. (Ferry 1991 >
i

Traditional cost models - jlf the above definition is understood it b e c o m e s clear that
quantity surveyor have been using a form of modelling technique for a n u m b e r of
years. In their measuremjent for Bill of Quantities they have been representing the
building in a form suitable for the contractor's estimator, and when prices are applied
to the measured quantities! the Bill becomes a representation (or model) of the cost of
the building by altering the quantity of the measured items or c h a n g i n g the price
19

67981
according to variations in specification manipulating certain design variables. (Ferry
1991)

Figure .1. Traditional Model Type

(cost/bed. cost/seat)
Brief Stage (cost.--m2, Floor area)
(cost of functional element)
Detail Design (cost of grouped s.m.m. items)
(B.O.Q)
Working Drawings (cost per nei'.sork operation)
(cost of labour, material, plant,
supervision)

Building M o r p h o l o g y

Building morphology, dictionary definition of morphology is "The science of form"

and the derivation comes from Morpheus" the Greek god of dreams. This suggest
that the origin of the shape or form lies in the imagination and the word therefore
appears appropriate for the source of building form. (Ferry 1991)

Unfortunately, insufficient research has been under taken to date to give clear
indications of the degree to which changes in the parameters of the building (or by
implication its model) will have on the cost of that building.

There is however, a very great depth of knowledge gained by builders which provides
us with some general "rules of thumb". In some cases we can be quite specific about
how cost varies. For example, if we change the shape of a single story building so
that the area of external brick cavity, wall is increased, then we can be reasonably
sure that, all other things being equal the wall cost will probably have increased in
direct proportion to the increased areas. Similarly, if the standard of facing brick is
increased and the shape of the building is fixed, then the wall cost will have increased
by the extra material cost of providing the better appearance. Whilst we can probably
rely on this kind of simple wisdom for small brick buildings, it may not be adequate
for dealing with more complex multi-stoiy concrete clad structures.
If we change the shape of height of the building it may not be just the extra quality
 I

and quantity that we have to pay for. but indirect costs such as different lifting
equipment, improved fixings (o deal with increased exposure, access and
manoeuvrability and dispersal of plant on site etc. Some very useful studies have
been undertaken in areas such as these, but anyone who has attempted research in the
field of cost will tell you that every, research project opens up a whole series of new
research proposals! Cost research is still in its infancy and it may be many years,
before we reach the scientific knowledge on which to base our judgements. (Ferry
1991)

2.2.7.3. Estimating.

The estimator, in respect of each different estimate will need to decide the principal
operations lo be undertaken and their methodology and duration. The operations
cannot be considered in isolation since they will be inter-related by iwo factors.

(1) The need to use labour and plant effectively so that neither men nor
machines stand idle for long periods between tasks, nor are they required lo
be working in two different places at one time or spend too much lime
moving from one pari of the site to another.

(2) The inescapable sequence of building, so that, lor example, the wall and
columns cannot be built until the foundations are completed, and the first
lloor cannot be placed until the ground lloor walls and columns have been
built.

There are various techniques in common use to assist him in this task, which tends to
rely in the first instance upon graphic methods. ( W o o d 1982)

The traditional American method is the "bar chart". On. this chart a horizontal time
scale is used, often divided into weeks, and the various operations comprising the
project are listed vertically down the left-hand side. The timing and duration of each
operation is then indicated by a horizontal bar spanning the relevant period of weeks
and shown on the same line as the operation it refers to. Bar chart is simple and easy
lo follow. It gives quite to good picture of the way in which the various operations fit
into the lolal contract period and is very popular. ( W o o d 1.982). (This method may In­
applicable for Sri Lankan house builders also.)
On building sites for the purpose of monitoring progress and forward ordering, it is,

21
 however a heller communication tool than a planning tool. Ii does not help in
-
determining the duration oi' operations. Nor does it bring then interdependence, or
otherwise, to the notice of the planner. ( Wood 1982)

McCalTer's paper "Some examples of the use of Regression .Analysis" as an

estimating tool shows cost model, that a estimate could be made quickly from the cost
model. The model contains variables such as single and double units, number of
stores, c o m m o n room area. etc. are taken as variables. For Sri Lankan house builder,
it is proposed to develop a similar system.
Macaffer 1984 book by the name Estimating and Tendering explains, "Estimators use
a variety of techniques when preparing estimates, the main ones being operational
estimating, unit rate estimating, spot rate estimating and contractor quotations and
computer aided. Estimating methods such I N T E R E S T h a w sought to provide all
these techniques that the estimator uses manually and to support the estimating
methods with data wherever possible and helpful to do so. (Macaffer 1984)

For a house, a good Quantity suiveyor could give all the cost break down with his
experience. Some highly experience Quantity Surveyors give a break down of labour
required per each day and material to be al site on particular dales.

Therefore its a good practice to consult a quantity surveyor in house building.

Therefore the questionnaire is filled with question of quantity surveyor involvement
and estimating needed in what accuracy and a question to find out whether unit rale,
elemental, feature and B O Q pricing is needed or not.

Conclusion?.

* The books published in Sri Lanka does not cater for the Sri Lankan house
builders' needs

* The books published for house builders in foreign countries are oriented for their
needs and backed by different motives.

fhe books available in project management are highly advanced for house
builder to understand

* Estimating methods available in the books are easily understood by the house
builders

22
Chapter 3
3.0 Data Collection and Analysis

3.1 Introduction

T h e task was to develop ia questionnaire that should be understood by the a v e r a g e

house builder at the same time very useful information should b e collected from the
house builder, to be incorporated in the manual.

T h e literature w a s read and information collected relevant to building construction,

project m a n a g e m e n t , construction m a n a g e m e n t , h o u s e m a i n t e n a n c e , architectural
guide books, statutory circulars, Technical literature of house construction.

T h e books w e r e written, by authors from various countries of varying per capital

income, cultural practices^ climate conditions and environmental conditions.

T h e s e books h a v e a wide range of opinions in h o u s e construction, with various

approaches, guidance, technical k n o w - h o w and scattered valuable information, out
of which approximately 9 9 % of the Sri Lankan house builders are not aware. It is
understood that questionnaires prepared from these literature could be meaningless to
the house builder unless it is explained.

- 3 incomplete
- 6 unsatisfactorily answered
T h e Q u e s t i o n n a i r e w a s distributed to t h o s e in the f o l l o w i n g s t a g e of h o u s e
construction,
(1) Planning to build
(2) On construction
(3) Complete c6nstruction

At the same time three income levels were selected (1) low, (2) middle and (3) high.

23
3.2 Land Selection

3.2.1 The Place You Prefer lo Live

The Questionnaire raise the question to find out the land location, people prefer to
live, to there own requirements. The results are tabulated as follows.

Table 3 .1 Selection of the Land Location

Land Location Number- of As a

Persons agreed Percentage
out of 30

1
Suburbs of Colombo 10 33%
-7
! Village 23%
/
! Town 23%
7
. Colombo City 20%
6
The suburb was selected as the highest priority area for home builders. The manual
could contain more information relevant to the suburb House builders. The Village.
T o w n and city have almost equal weights. Therefore the manual could cover in these
areas with lesser weight.

A discussion and comparison of living in these areas might be useful for house
builder, with topics such as cost oHiving, neighbourhood, Pollution.

Nine persons of the above sample, inherited the land, who did not have a choice.

3.2.2 G u i d a n c e for Land Selection

This question was developed for the house builder to identify, further information he
was willing to have in related to land selection.

24
 Table 3.2 Guidance for Land Selection
4
Land Selection Guidance Number of As a
Persons agreed Percentage
out of 30
Persons who' . want's 9 30%
to k n o w
?
Persons w h o . do not 18 60%
want
Persons who have 3 10%
not answered

B e c a u s e , 9 persons inherited the land, there was no c h o i c e for them, than to m a r k

"no". W h e n 9 was deducted from 18, it was equal to 9, the n u m b e r of persons w h o
wants to know about land valuation and guidance. And w h o do not want were equal.
T h e r e f o r e w e have d e p e n d on the next question, Q u e s t i o n N o . 7, that gives a
breakdown of the land selection requirements.

3 . 2 . 3 Priorities in L a n d Selection

T h e basic requirements that were considered for land selection were raised in the
questionnaire. So that high priorities in land selection could be identified. The
results are as follows.

-4
 Table 3.3 Basic need on the Selected Land
4
Basic need on the Selection of Land N u m b e r of Persons As a
agreed Percentage
out of 30
1.Electricity/Water supply/Sewerage 21 70%
2. Security 21 70%
3. Children schooling 20 67%
4. Good neighbourhood 16 53%
5. Access/Distance to work 43
6. Development of the area 13 43%
7. The place they are born 11 37%
8. Availability of Buses and 10 33 %
Trains at Walking Distance
9. Landscape at the location 9 30%
lO.Land value escalation 9 30%
11 .Communication facdities 6 o 20%
12.Business Place 6 20%
13.Religions Place 4 13%
14.Recreation areas 3 10%

T h e above needs were divided into two categories by taking 3 0 % as the cut-off
point. 3 0 % and above category was to be included in the manual. N o . 11, 1.2, 13
and 14 items will be rejected.

3.3 Professionals in House B u i l d i n g

3 . 3 . 1 C o n s u l t a t i o n of Professionals

This queries, whom the house builders have consulted for professional services.

26
 T a b l e 3.4 Consultation of Professionals
i

T h e Professionals Persons As a Persons w h o As a

Consulted Percentage were aware of Percentage
the role
1.Draughtsman 21 70% 23 77%
1
I
2.Architect ii 37% 13 43 %
3.Structural 8 27% 11 37%
Engineer
4.Quantity Surveyor 7 23% 8 27%
5.Land Valuer 5 17% 7 23%
6.Lawyer 4 13% 7 23%
7.Construction 4 13% 4 13%
firm. .
8.Consultancy firm 2 7% 3 10%
9.Water Supply 1' 3% 4 13%
i
Engineer
T h e Draftsman was selected by the 7 0 % and Architect w a s by 3 7 % . Therefore the
b o o k should discuss the advantages and the role of the Architect, so that h o u s e
builder could identify thejadvantages of selecting the Architect.

Structural Engineer was selected by 2 7 % . Structural Engineers services w e r e useful

for two storey builders. Therefore the manual could be written with the cost saving
benefit of Structural Engineer's designs of the house components.
i
i

Quantity Surveyor w a s selected by 2 3 % . Q.S. services w e r e useful for b a n k loan

a p p l i c a n t s a n d w h o need a accurate e s t i m a t e s . Q.S. prepared B.O.Q.s and
estimating methods could be discussed in the manual.

T h e land valuer w a s selected by 17%. T h e house builder w a s forced to c o n s u l t a

land valuer for bank loans. T h e manual could give a guidance H o w to consult a land
valuer and copies of standard reports the house builder should receive in services for
comparison.
i

Construction firms are selected by 1 3 % . T h e same percentage were a w a r e of the

role. T h e r e f o r e the manual could give further e x p l a n a t i o n of the role of the
construction firm and explanation of the firms profit margin with the rendered
services could be useful t|o the house builder.
27
 Consultancy firms w e r e selected by 7 % . T h e r e is no need to give the details.
A n y h o w the standard method of selecting the consultancy firms and the services the
H o u s e builder receives and the advantages and disadvantages, where c o m p a r e d with
other methods, might be useful to the House builder.
I

Water supply Engineer is selected by only 3 % . There is no need to include h i m in

the manual.

3 . 3 . 2 P a t h of Contact to C o n s t r u c t i o n Professionals

This was to find out the p a t h of contact house builder used to contact the m a s o n s ,
Architect, Carpenter, Contractor, Electrician and Structural Engineer.

Table 3.5 Selection of M a s o n s

M o d e of Approach N u m b e r of Persons As a
i
agreed Percentage
i
I out of 30
!

Someone recommended 13 43%

Known for a long time 12 40%
Inspected previous work 9 30%
Cheapest prevailing rates 2 7 %
By other means 2 7%

It w a s clearly seen the m a s o n w a s selected by 4 3 % of the house builders from

"someone was r e c o m m e n d e d " method and 4 0 % of them used the "know for a long
time" method.

Inspected previous work, interviewed the person, cheapest prevailing rates, w e r e

hardly used. ( 3 0 % to 7 % ) . Therefore, the manual could give a guide, h o w to
interview the people, m e t h o d s of collecting price rates and n o r m s and h o w to
measure the previous work quality so that, the house builder could use these methods
to select the masons.

28
Table 3.6 Selection of Carpenter

M o d e of Approach No. of Persons Percentage

agreed out of 30 from sample
K n o w n for a long time j 14 47%
Someone recommended 10 33%
Inspected previous w o r k 8 26%
Interviewed the person 2 7 %

Selection of a carpenter also shows, similarity to m a s o n s . Therefore the m a n u a l

should introduce other methods of selecting them, specially by interview m e t h o d s
and collecting piece rates and norms and how to judge the previous work quality etc.

Table3.7 Selection of Contractor

i
I
I
1
M o d e of Approach N o . of Persons Percentage
i agreed out of 30 from sample
S o m e o n e recommended 3 10%
K n o w n for a long time 2 7%
Inspected previous work 2 7%

T h e contractor was selected by very few House builders. T h e y have-been selected

by 10% of the s a m p l e by "some one recommended" method. T h e other c o m m o n
i

m e t h o d such as I C T A D [grading could be introduced in the m a n u a l to u s e by the

H o u s e builders.

Table 3.8 Selection of Electrician

M o d e of Approach No. of Persons Percentage

agreed out of 30 from sample
K n o w n for a long time 15 50%
Someone recommended 6 20 %
Inspected Previous woijk 5 17%

5 0 % of the house builder have selected the electrician from know for a long t i m e
method. This shows that a simplified interviewing methods, should be introduced in
the manual to select the electricians.

29
 Table 3.9 Selection of Architect

M o d e of Approach N o . of Persons Percentage

agreed out of 30 from sample
Known for a long time 12 4%
Someone recommended 3 10%

Architect was selected by 4 0 % using known for a long time method. T h e manual
should introduce the architect to the house builder, defining the role and advantages
of selecting the architect. T h e other m e t h o d s (Interview etc.) of selecting the
Architect could be useful to the house builder.

Table 3.10 Selection of Structural Engineer

1
M o d e of Approach No. of Persons As a
1
agreed Percentage
Known for a long time • 8 26%
Someone recommended 1 3 %
Those who have not used services 21 71%

The majority of house builder w h o m have selected the structural engineer was m a d e
by known for a long time approach. Therefore the other methods of selecting the
structural e n g i n e e r could b e useful for the h o u s e builder. 7 1 % have not used
structural services. Importance structural engineering services should be introduced
to the house builder.

3.4 P l a n n i n g and Documentation

3 . 4 . 1 A p p r o a c h to S t a t u t o r y Approvals

This checks the person who appeared to the Authority to get statutory approvals.
T h e results were as follows.

30
 T a b l e 3.11 Approach to statutory approval

W h o appeared for statutory approvals N o . of Persons Percentage

i agreed out of 30 from sample
i 18 60%
H o u s e Builder himself
Architect 1 3%
Engineer 1 3%
Friend 4 13%

T h e house builder was personally involved in statutory a p p r o v a l s . Therefore the

b o o k should guide the. house builder h o w to get these approvals, and h o w to fill
standard applications forms and a easy guide for Gazette notifications that gives the
requirements and limitations in house construction.

3 . 4 . 2 Documentation P r e p a r e d on the Project

T h e documentation that were m a d e for the project and the legal documents prepared
were surveyed and the results were as follows:

Table 3.12 Documentation Prepared on the Project

Documents Prepared N o . of Persons Percentage

agreed out of 30 from sample
Lay out plan produced 24 80%
B . O . Q . produced 19 63%
Estimate produced 19 63%
Detail plan produced 17 57%
Legal document to bind with contractor 4 13%
Legal document to bind [with architect 1 3%

T h i s shows the layout plans were produced by 24 persons i.e. 8 0 % from the sample
of 3 0 . T h a t w a s those w h o h a v e c o m p l e t e d c o n s t r u c t i o n and w h o w e r e on
construction. Totalling to; 22 persons out 30.

B.O.Q.'s were produced by 19 persons, 3 person who have completed constructions

and on-construction have not produced the B.O.Q.'s. This s h o w s that part of the
house builders were not Concern about the B.O.Q. W h o ever produced the B.O.Q.
had prepared a estimate. !
31
 Detailed plans were produced only by 17 persons. Therefore the Hook should guide
the house builder to produce detailed Drawings.

The legal documents were hardly signed. Only 4 persons have signed a agreement
with the contractor and only one person had signed a agreement with the architect.
Although question No. 5 showed that 11 persons have consulted an architect. This
shows that people were not aware of the legal side of the Architectural service.

Therefore the hand book may contain the standard agreement* the client's should
have with the contractor and client. A brief guidance how this agreement should be
signed, and how house builder could consult a Project Manager and gel his services
to prepare contracts may useful in the manual. Stamp duties and cost of preparation
of Documents taxes may also useful in the manual. Further to above, the risks and
problems the house builder face, when the house construction carried out without
proper contract may be discussed in the manual, written for high income groups.

3.4.3 T h e House Urgency

The question was raised to find out whether the house builder willing to live in a
partially built house. The answers were as follows:

fable 3.1 3 House l.'ruencv

.Agreeable to live in partially • No. of Persons Percentage

agreed out of_30 from sample
12 40%
i "No" 14 47%
t 4 13 %
[_Nojinswers

Majority, 4 7 % do not like to live in a partially built, incomplete houses. In future

research, questionnaire should include a question to find out at what stage of die
construction the house builder accept to move in. From such results the hand book
could guide on the best stage for the house builder to move into a partially built
house, with sally precautions.

3.4.4 Space and A r r a n g e m e n t R e q u i r e m e n t

Questionnaire was to find out what sort floor space, number of rooms, number of
toilets the house builder prefer to have.

32
4r
Table 3.14 T h e floor requirements

T h e Floor requirements No. of Persons agreed Percentage

out of 30 from sample
Floor area 1000 sqft to 2000 sqft • 15 50%
500 sqft to 1000 sqft 6 20%
1000 sqft and above 6 20%
Not given any answer 3 10%
Upto 500 sqft 1 0

T h e answer for less than 500 sqft houses were zero in the survey. Therefore there is
no need to give information to the house builder of house floor area less than 5 0 0
sqft.

Highest d e m a n d was for the floor area of 1000 to 2 0 0 0 ( 5 0 % ) . T h e manual could

accommodate the plans and data that may useful for this range of house builder.
i
i
I

T h e number of bed r o o m i required for house builder was answered as follows.

Table 3.15 Bedroom Requirements

Bed room requirements N o . of Persons Percentage

agreed out of 30 from sample
3 bed rooms 12 40%
4 bed rooms and above, 8 26%
N o answers 7 23%
2 bed rooms 3 10%
Single bed room 0 0%

Therefore m o r e house plans should be incorporated with 3 bed r o o m requirement.

T h e 4 bed r o o m and 2 bed room houses have a "demand of 2 6 % and 2 3 % . T h e s e
could be considered at a lesser extent.

N o one went for single bejd room. T h e single bed room requirement could be deleted
in the manual. \
i

The number of toilets required for house builder was answered as follows.
' 3 3
Table 3.16 Toilet Requirements

Toilets requirements Nos. of Persons Percentage

agreed out of 30 from sample
T h e number of persons not answered 14 46%
2 toilets 5 17%
4 toilets 4 13%
1 toilet 4 13%
3 toilets 3 10%

Table 3.17 C o m m o n House Requirements

House requirements : Answered "Yes" Answered "No" N o t Answered

No Percentage No Percentage No Per.

Inside Appearance 22 73% • 0 0% 8 27%
i
Ventilation 22 73% • 0 0% 8 27%

i
Security of the house 20 67% 1 3% 9 30%
Natural lighting is 60% 1 3% 11 36%
Outside appearance 13 43% 4 14% 13 43%
Annex with separate 19 30% 11 36% 10 34%
entrance
!
Mosquito free house 8 27% 9 30% 13 43%
Servant Quarters 7 23% 8 27% 15 50%
Drivers Quarters 3 10% 9 30% 18 60%
Annex built into |2 7% 12 40% 16 54%

H o u s e builders w e r e highly c o n c e r n about inside a p p e a r a n c e and v e n t i l a t i o n .

Therefore details of inside appearances could be provided in the book.

Security for the house w a s wanted by 67% of the sample. T h e methods available to
i m p r o v e the h o u s e security, c o u l d be given in the m a n u a l , specially the theft
preventive s y s t e m s . T h e next on the priority were natural lighting and o u t s i d e
appearance.

34
 A n n e x e s with separate entrances 3 0 % wanted to have, could b e a c c o m m o d a t e d in
house plans, but with less priority.

M o s q u i t o free houses, Servant Quarters, Driver's Quarters and A n n e x built into

comes in the range of 2 7 % to 7%. Therefore these could be deleted from the manual.
Specially Driver's Quarters and annex built into have the least demand. 3 0 % is taken
as the cut off point.

3 . 4 . 5 H o u s e finishes

Table 3.18 Floor types

Floor types
N o . of Persons Percentage
agreed out of 30 from sample
1. Colour
12 40%
2. Ordinary cement
7 23%
3. Terrazzo
7 23%
4. Ceramic Tiles
5 . 17%
5. Wooden
1 3 %

Cut off point, could be taken as 2 3 % . Therefore colour laying m e t h o d , ordinary

cement laying method and terrazzo laying methods could be explained in the manual.
Table 3.19 Roof material

Roof Material N o . of Persons Percentage

agreed out of 30 from sample
1. Clay tiles 14 47%
2. Asbestos 8 27%
3. Asbestos covered with tiles 2 7%
4. A m a n o steel sheets and others 0 0%

Clay tiles have a demand of 4 7 % . Therefore data such as clay tile selection, from the
suppliers, quality control, reaper spacing and roof slopes could b e useful information
for clay tile layers. Asbestos comes next with 2 7 % demand. Therefore a similar to
tiles, a description of fixing methods could be useful in the manual.

A m a n o steel sheets and asbestos covered with clay tiles h a v e very low d e m a n d .
Therefore no need to have on the manual.

35
 Table 3.20 Wall Material

Wall material No.of Persons Percentage

agreed out of 30 from sample
1. Bricks available in the market 8 27%
1

2. Bricks standards i 6 20%

3. B l o c k w o r k 6" 5 17%
4. B l o c k w o r k 4 " 1 3%
5. Not answered 10 33 %

Total n u m b e r of bricks preferred persons were 14. Out of 14, 8 prefer to b u y w h a t

was in the market, because the standard bricks were not available freely and also it's
comparatively expensive. 6 persons w e r e preferred block work, 5 for 6" w i d e and
o n e for 4 " blocks. Out of the 10 persons who have not answered, 8 c o m e s to the
category, those w h o have, not build the house and only 2 comes from the category of
on construction. \

T h e book should guide the house builder, the way of how to select the best bricks.

Table3.21 Toilet fitdngs

Toilet fittings No.of Persons Percentage

agreed out of 30 from sample
1. Local ceramic 11 37%
2. Imported ceramic 9 30%
3. Local and Imported mixed 3 10%
4. C h e a p Imported 2 16%
(Indian and Malaysian makes)
5. W h o have not answered 5 16%

T h e s a m p l e w a s satisfied with the local ceramic shapes, and Prices. T h e r e f o r e a

guide of selecting the local ceramic and Technical know how to install t h e m should
be incorporated in the hand book.

36
 T a b l e 3.22. Door/Window Material

Door/Window material No.of Persons Percentage

agreed out of 30 from sample
1. Grade I T i m b e r (Local) 23 77%
2. Imported Timber 1 3%
3. Grade II T i m b e r 1 3%
4. A l u m i n u m 1 3%
5. Coconut rafters ; 0 0%
T h e demand was for the traditional material timber grade I.

Table 3.23 Roof j Frame

What material for robf frame No.of Persons Percentage

agreed out of 30 from sample
1. Grade I timber 19 63 %
2. Coconut rafters 9 30%
3. Imported T i m b e r 1 ' 3 %
4. Steel 1 3 %
5. Grade II T i m b e r 0 0%

Roof frame also shows alhigh percentage of Grade I timber. Coconut rafters c o m e s
second with 3 0 % . Therefore, a knowledge of timber, strength characteristic could be
useful for house builder. \

Table 3.24 Wall paint

i

What is the wall pkint

i No.of Persons Percentage
agreed out of 30 from sample
1. Emulsion
20 67%
2. Lime
4 13%
3. No answer
6 20%
4. Snowcem
0 0%

E m u l s i o n h a v e a high d e m a n d , 2 0 persons. Lime,follows next, by 4 p e r s o n s . 6

persons have not answered, they may have not decided yet. T h e r e f o r e the b o o k
should be c o n t a i n the technical information of emulsion. T h e a d v a n t a g e s and
disadvantages comparing: with others.

37
3.5 Cost and Estimating Methods

3 . 5 . 1 Accuracy of Estimating

This clarifies the estimating accuracy the house builder expects. T h e results of the
questionnaire was as follows

T a b l e 3.25 Accuracy of Estimating

Accuracy of estimating No.of Persons Percentage

agreed out of 30 from sample
5 % accuracy is expected by 9 30%
10% accuracy is expected by 7 23%
2 0 % accuracy is expected by 3 10%
T h e "number of persons who don't want estimate 4 13%
I

Majority, 9 persons, prefer ± 5 % accuracy in estimating, therefore B . O . Q method

should be explained in the manual. 10% and 2 0 % accuracy were expected by 7 and
3 persons. Therefore primary estimating method should be included to estimate at
feasibility stage. J
j

3 . 5 . 2 Cost and Estimating Methods

This was to survey the house builders requirements in estimating. Question was put
forward as given on the table.

38
 Table 3.26 Cost,and Estimating Methods

Estimating Methods N o of "yes" % N o of "no" % N o of %

persons out persons out persons
of 30 of 30 "not"
answered
Do you like to know the cost of
1. Square foot of a 20 67 9 30 1 3
single storey/two storey
Building

2. Square foot of low cost 13 43 12 40 5 17

building
3. Completed toilet/Bed room or 16 53 9 30 5 17
Lobby of standard sizes
4. B e d room only 16 53 9 30 5 17
5. Labour rate per unit work 17 57 9 30 4 14
6. Material cost per unit work 17 57 5 17 5 17
7. D o o r / W i n d o w per 19 64 6 20 5 17
square ft.
8. Roof square foot 18 61 7 24 5 17
9. B r e a k d o w n or Analysis of 13 43 10 33 7 24
labour material in B O Q items.
10. B r e a k d o w n or Analysis of 12 40 11 37 7 20
labour/material in other item
11. C u b e of concrete Rubble 15 50 9 30 6 20
masonry etc.
12. Timber prices 15 50 9 30 6 20

6 7 % of the s a m p l e wish to k n o w the square foot rate of a house. This could be

easily provided in the manual. P r o b l e m is the changing of rates with the time. Only
4 3 % wants the square fopt of low cost buildings, which could be incorporated on the
above chart or can be a v o i d e d .

5 3 % likes to k n o w the, c o s t ' o f e a c h user areas i.e. toilets, bed r o o m , lobby of

standard sizes. This could be a c c o m m o d a t e d the manual. Bed room also showed
5 3 % demand.

4 Labour rate per unit work, material cost per unit work had 5 7 % dem

39
 list of material with rale and work norms could be accommodated in the manual.

The Door/window square foot and roof square fool 6 4 % and 6 1 % demand. These
can be given, but the high variation of timber prices brings the problem of changing
rale.

Break down Analysis of labour, material in highly used item such as concrete. Brick
work needed by only 4 0 % and 4 3 % of the sample respectively. Therefore this could
be neglected in the manual.

Rate for cube of concrete. Rubble masonry, limber prices had a demand of 50%.
2 0 % have not answered. Therefore it is better lo give these rates.

3.6 Fund Allocation and Fund handling

3.6.1 Investment on Lands and Buildings

This will shows how people allocate the funds for the land and Building.

fable 3.27 Investment on Lands

Investment on 1 .ands No.of Persons As a

agreed out of 30 i

, N o of persons inherited land j Percentage

10
1 Expenditure made between 0.1 lo 0.25 million | 30%
X
i Expenditure made between 0.25 to 0.5 million j 27%
6
Expenditure made between 0.5 lo 1.0 million ! 20%
2
Expenditure made between 1.0 lo 2.0 million 7%
2
Expenditure 2 million and above 7%
1
3%

Similarly funds they spend on building.

4- 40
 Table 3.28 Investment on Building

j Investment on Buildings as in 1992 and 1993 No.of Persons | As a

' (need revision every year) agreed out of 30
I Expenditure made between 0.25 to 0.5 million
T
8 I 27%
I Expenditure made between 0.5 to 1.0 million 6 ; 20%
' Expenditure made between 0.1 to 0.25 million 5 ' 17%
j Expenditure made between 1.0 to 2.0 million ? ; 7%
! Expenditure 2 million and above 1 ! 3%

F r o m the above results, what could be gathered was that the people spend more on
building than for the land. Maximum number of persons (8 persons) spend on Rs.
100.000 to Rs. 250,000 to buy a land and they spend Rs. 250,000 to Rs. 500,000 to
build the house on it. Therefore the book should contain the relevant data to cater
for buildings, in the range of Rs. 2 5 0 , 0 0 0 / - to Rs. 5 0 0 . 0 0 0 / "

The lands of Rs. 100,000A= to Rs. 250,000/-- have the highest demand with 2 7 %
have purchased it. Therefore in land selection in area that conies lo this category
could be explained. Because the date of purchased was not given in the questionnaire
and due to very high land value escalation it was difficult the comment on it.
Therefore the new questionnaire should have the date of purchased.

3.6.2 M e t h o d s of F u n d i n g

This queries, the method house builders used to get funds, for his house.

fable 3.29 Methods of Funding

Methods of Funding No.of Persons As a

agreed out of 30 Percentage
Bank loans 16 53%
Cash in hand 12 40%
Salary 1.1 36%
Savings from income 10 33%
Selling Assets 7 23%
Employed abroad 6 20%

41
 (a) Table 3.31 Quality of Finishes

Quality of Finishes N o . of Persons As a

agreed out of 30 Percentage
1. T h e answers were 'Yes' by 23 77%
2. T h e answers were 'No' by 3 10%
3. N o answers given 4 13%

Comparatively large s a m p l e keen to have the quality of finishes ( 7 7 % ) . 3 have

answered "No". Therefore technical details and methods of application and quality
control finishes is useful tb the house builder.

(b) When the question raised, whether the house builders like to know about the
standard in practice, the answers were as follows.

Table 3.32 Standards in Practice

Standard in practice No.of Persons As a

agreed out of 30 Percentage
1. "Yes" answer 16 53%
2. "No" answer 4 13%
3. N o answer for "Yes" or "No" 10 33%

T h i s show that, s t a n d a r d in practice was needed by 5 3 % . Therefore a chapter

identifying the standard the practices should be incorporated in the book. A guide to
use standards could be incorporated in the book for house builders reference similar
to year book.

3 . 7 . 2 T h e Project M a n a g e m e n t Side of the House Building I n d u s t r y

(a) Quality Control w a s carried out by the persons as given on the table.

43
 Table 3.33 Persons involved in quality control

W h o did the quality control No.of Persons As a

i out of 30 Percentage
1. H o u s e builder himself 18 60%
2. H e a d Bass 10 33%
3. Architect 5 17%
4. Engineer 3 10%
5. Friend 3 10%
6. Contractor 3 10%

T h i s s h o w s that, the h o u s e builder himself get fully involved in controlling the

quality and also d e p e n d s on bass. Architects and Engineers involved in quality
c o n t r o l is less. T h e h o u s e builder's final product c o u l d easily get effected.
Therefore introducing quality control literature is important to house builder.

(b) Labour control

Table 3.34 Persons involved in labour control.

W h o controlled the labour No.of Persons As a

agreed out of 30 Percentage
1. Head M a s o n 19 63%
2. Contractor 6 20%
3. House Builder himself 5 17%
4. Architect 1 3%

T h e direct labour control' the most difficult part of construction w a s always handed
over to head mason or the contractor. In another method of handling labour was to
pay per unit of work after agreeing per unit. In that case of the house builder should
have a idea about the quantity of work a average labourer or skilled person should do
per unit time. Therefore the b o o k should include a list of labour i n v o l v e m e n t in
h o u s e construction, price rate and sample of labour a g r e e m e n t form and s a m p l e
contract document.

44
(c) Plan Reading

Table 3.35 Persons involved in plan reading

W h o read the plan No.of Persons As a

i
agreed out of 30 Percentage
1. Head M a s o n 12 40%
2. House Builder himself 12 40%
1
3. Contractor 5 17%
4. Architect 3 10%
5. Friend 3 10%
6. Engineer. 2 7%

This shows that plan reading was done by a combination of two. Majority of cases
Head mason and house b|uilder get-to-gather and read the plan. Literature that could
i

help the h o u s e b u i l d e r and mason which makes the plan reading e a s y for t h e m ,
should be incorporated in the book.

(d) Setting out the building

Table 3.36 Persons involved in setting-out

W h o set-out the building No.of Persons As a

!
agreed out of 30 Percentage
House builder himself 19 63%
Head Mason 12 40%
Engineer 3 11%
Friend 2 7%
Architect 1 3%

6 3 % of house b u i l d e r s d o the setting o u t therefore setting out details s h o u l d b e

provided.

T h e size of the r o o m s arid the building w a s important for house builder. T h e r o o m

getting few inches large ,or small w a s not bothered, by the house builder. T h e r e f o r e
the results shows house builder himself had done the setting out with his k n o w l e d g e .
A basic knowledge of setting out should be transferred by the hand book to the house
builder and bass w h o m were mainly involved in setting out, also should b e t h o u g h t
how to do the setting out [more accurately.

45
(e) Measurements

Table 3.37 Persons taking oil" the measurements

Who did (he measurements No.of Persons As a

agreed out of 30 Percentage
1. House builder himself 21 70%
2. Head Mason 11 37 %
3. Contractor 5 17%
4. Friend 10%
5. Architect 7 7%
Engineer 3%

Measurements for payments was so important to the house builder, he himself

involved in getting it.
Therefore it is advisable to have a guidance of the method of measurements to the
house builder.

(0 Pavmenls

fable 3.38 Persons handling the payments

Who handled the payments No.of Persons A ,a

1

1 agreed out of 30 Percentage

fT House builder himself 24 80%

1 Contractor 5
2
17%.
! 3. Architect 7%
4Engineer 1 3%
i -
'j5. Friend 1 3%

Payments was the most important thing followed alter measurements. Maximum
involvement of the house builder comes here with 24 persons out of 30(80%). Only
house builder himself can rely on his own money. Therefore ii is advieeble to annex
Standard Payment Certificates, Basic Book Keeping, ledgers methods etc. (These
annexes were kept away to avoid bulkiness of the hand book.)

46
 3.7.3 R e q u i r e m e n t s o l ' T e c h n i c a l Advice, Material .Availability and C o s t

Table 3.39 Information required by the house builders.

''Study of information needed in ;

No.of "ves" ! % I No.of " n o " ' % No.of I °o I
persons out i from i persons out' from i person | from \
of 30. samplc| of30 !sample| "not" 'sample
i answered i
il. Technical Advice 16 , 53 l 10 • 33 4 13
2 . Mateiial Availability 10 33 i 11 36 : 9 ! 30
!
3. Cost of Alternative Methods 13 ;
43 10 ' 33 ' 7 24

More than 5 0 % (i.e. 16 persons) supported "Yes" for technical advises. The technical
problems were very c o m m o n in house building. Appropriate advises were needed
depending on the case. There were seines of Books in technical literature. The roof,
the foundation were two element of a house where technical problems were
concerned. These two elements needs specialised technical advice, covered by
several specialised books. Therefore giving of full technical detail was out of this
book. A brief simple, basic technical problems that comes day lo day house building
industry could be entertained discussed on this house builders book.

The knowledge of material availability, was rejected by majority (11 persons). The
traditional, basic material for house construction was known to c o m m o n man for a
long lime. Only the sophisticated, latest invented material were not known to house
builder. 'This shows the house builder was not interested to get introduced, to new
material that don't have enough past data to judge the quality. Sometime these newly
invented or introduced material were expensive for a average middle class house
builder. Therefore there was no necessity to introduce a new material to the book.
Anyhow 9 persons have not answered the question. Further investigation suggested.

Cost of alternative methods, was at interest of the house builder, with 13 perions
supporting with "Yes". Therefore the manual should contain information of
alternative method cost, to makes the house builder himself to decide on what
alternative method or material should be used in his house.

3.7.4 M a i n t e n a n c e Prediction

This was a suivey to find out whether the house builders wish lo know about annual
cost of maintenance of the house after construction.

4 47
 The answers were
T a b l e 3.40 K n o w - h o w of maintenance cost.

K n o w l e d g e of annual maintenance cost No.of P e r s o n s As a

agreed out of 30 Percentage
"Yes" 21 70%
"No" 7 23%
N o answers 2 7%

T h e m a n u a l should contain the cost of m a i n t e n a n c e (painting, c o l o u r w a s h i n g ,

S w e e p i n g , polishing, rectifying, water leaks, roof leaks etc.)

3 . 7 . 5 Satisfaction of the final p r o d u c t

t

T h e final Question was to find out the house builder's satisfaction to the house that
he has built.

T a b l e 3.41 Satisfaction gained from the construction.

Satisfaction from what was built No.of P e r s o n s As a

| agreed out of 30 Percentage
"Yes" answered 22 73%
" N o " answered 3 10%
No answer 5 16%

This shows that, majority were satisfied with what they have built from the m o n e y
they have. A n y w a y 3 persons were not satisfied, out of 11 p e r s o n s w h o h a v e
c o m p l e t e d the construction. Out of the 3 persons, o n e person b l a m e d the Architect
and Contractor both, for inferior quality in construction. This h o u s e o w n e r w a s
clueless in house building] Therefore a house builders manual must guide them.

T h e manual should contain

(1) T h e remedial measures the house builder should adopt to rectify the minor
defects.
(2) Variation and alteration that could cover the defects.
(3) The ways and means of consulting, a Engineer to identify t h ^ ^ l & t s - . ' ^ ^ .
(4) H o w h e should consult a lawyer to take legal action a n d ^ l kjfto.wledg^pf
Agreements that could protect from trouble.
48
 Chapter 4

4.0 Conclusions, R e c o m m e n d a t i o n s a n d F u t u r e Researches

4.1 Conclusions
4 . 1 . 1 L a n d Selection

T h e suburbs had the highest d e m a n d , than the village, town and city r e s p e c t i v e l y .
Thirty percent of the sample were interested in learning the methods and factors of land
selection. Priorities in land selection, were given to security of the area, electricity,
water supply and seweragei availability in the area and children schooling. Recreation
^ areas
and religious places had the|least demand with respective land selection priority list.

4.1.2. Selection of Specialised Personnel

T h e Draughtsman in the most popular highly demanded person among the Sri Lankan
house builders with percentage of 7 7 % , then was the Architect with 4 3 % . Path of
contact
of these specialised p e r s o n n e l w e r e d o n e by the Sri Lankan house b u i l d e r s w i t h
"recommendation from another person" or "known the person for a long time of his
-*- talent on the job."

4.1.3 Planning a n d D o c u m e n t a t i o n

T h e basic layout plans haveibeen prepared by 8 0 % of the samples. Bill of Quantities

and Estimates have been prepared by 6 3 % . T h e legal documents (Contract D o c u m e n t )
have been prepared only by 1 3 % of t h e m with the contractors, and 3 % w i t h t h e
Architect.

v
4.1.4 Basic House R e q u i r e m e n t

Highest demand was for the floor area of 1000 to 2000 sq. ft. ( 5 0 % of the sample) and
lowest was for 500 sq. ft. house builders. T h e most acceptable functional r e q u i r e m e n t s
of a house were 3 bedrooms and 2 toilets. House-builders were highly concerned about
of inside appearance and ventilation.

T h e finishes that were in d e m a n d were coloured cement for floors, clay tiles for roof,
^ b r i c k s for w a l l , G r . I t i m b e r for d o o r s / w i n d o w s and roof, e m u l s i o n for w a l l s .

49
 Therefore these activities could be incorporated in planning and estimating.

4 . 1 . 5 Cost E s t i m a t i n g M e t h o d s

Majority of houses-builders prefer to have 5 % accuracy in estimating. T h e h o u s e cost

per square foot of a average) house was also demanded.

4.1.6 Fund Allocation

Majority of house-builders invested, for land in the r a n g e of 0.1 million to 0.25

million. For construction of the building they spend 0.25 to 0.5 million. T h e b a n k loan
have been taken by 5 3 % of the house-builders. Therefore the manual should g i v e a
g u i d e for bank loan p r o c e d u r e s advantaged and d i s a d v a n t a g e s of taking loans and
c o m p a r i s o n of lending institutions in relation to interests for loans in the range of 0.1
million to 0.5 millions. !

4.1.7 Project M a n a g e m e n t

F r o m the s a m p l e , 6 0 % of the house builders w e r e w i l l i n g to learn m a n a g e m e n t

methods.

4.2 Recommendations

4 . 2 . 1 L a n d Selection

T h e manual should cover the areas of house builders interests such as

(a) Availability of schools.

(b) Security of the area.
(c) Water, electricity, sewerage and drainage availability of the area.
(d) Natural disaster areas.
(e) T h e government land development areas.
. (f) T h e role of the land valuer and fees.

4 . 2 . 2 Selection of Specialised Personal

T h e manual should cover the areas, such as:

(a) T h e role of each specialised personnel and fee structure.
50
 (b) Introduction of specialised fields, unknown to house builders such as project
management etc.

4 . 2 . 3 Planning and Documentation

T h e house builders should be educated with

(a) T h e importance in u$e of B O Q , estimate and legal documents.

(b) T h e m e t h o d s of p r e p a r a t i o n and s a m p l e s of s i m p l e legal a g r e e m e n t s a n d
documents.
(c) T h e role of engineering planners and engineering lawyers and fees for their
services.

4 . 2 . 4 Basic H o m e R e q u i r e m e n t s
The manual should contain housed with floor plans and details mainly consists of

(a) Three bedrooms and two toilet arrangements.

(b) 1000 to 2 0 0 0 sq. ft. floor area houses.
(c) Techniques of giving high appearances to house interiors.
(d) T h e ways of providing good ventilation with security to houses.

T h e houses of less than 500 sq. ft. and more than 2 0 0 0 sq. ft. should be covered under
different hand books. For e x a m p l e , houses less than 5 0 0 sq. ft. should c o m e under l o w
cost housing manual.

4 . 2 . 5 Costing and Estimating M e t h o d s

As questionnaire weighted, 5 % accurate estimating m e t h o d s should b e briefed. In

addition, other estimating m e t h o d s also should be incorporated. This could guide the
house builder in estimating. Therefore he could plan the project from the initial stages to
the completion.

4 . 2 . 6 F u n d Allocation and M o n e y H a n d l i n g

T h e priority should be given to expenditure on land, in the range of 0.1 million to 0.25
million. Similarly for house construction 0.25 million to 0.5 million range should b e
given priority on every aspect. Specially in bank loans, project scheduling, cash flow
diagrams, etc.
51
4 . 2 . 7 Project Management i

Introduction of the project manager was the most important part of the book. Therefore
the project manager's definition, role and fee structure should b e given with a brief
i n t r o d u c t i o n of his i n v o l v e m e n t and the a d v a n t a g e s in a p p l i c a t i o n of project
m a n a g e m e n t in house building in Sri Lanka.
i

4 . 2 . 8 R e c o m m e n d a t i o n for th|e Questionnaire Survey

(a) Limit the survey among newly constructed house owners.

(b) P r e p a r e a h a n d b o o k to be distributed with the questionnaire, w h i c h act as a
guide in answering the questionnaire.
(c) Identify the samples that effect the generality of the results.

4.3 F u t u r e Researches

4 . 3 . 1 New H a n d Books

Produce questionnaire to find out the necessity of hand b o o k s in different areas of

interests such as: J

i
(1) H a n d book for low cost house builders.
(2) H a n d b o o k for luxury house builders.

4 . 3 . 2 New Activities

Further literature survey should b e carried out to identify the new construction activities
that is use full for the house) builders.

52
References

Archwav 1962 Archway Press Inc. publications series. 8 books.

"House Plan Favourites". "Illustrated House Plans". ""Best H o m e
Plans". "Popular Homes", "Home and Plans" etc. .1962 to 1988.

Atkinson 1992 Atkinson A., "Electrical Installation Designs"

London 1992.

Birdie 1981 Birdie G.S. "Text book of Estimating and Costing"

t h
J.C. K a p u r of Dhanpat Pai and Sons ( 1981 first publication. 1988 4
edition)

Britton 1980 Britton W.. " M o d e m Methods of Valuation"

Keith Daves and Tony Johnson 1980
Pub: As above (7th Edition)

Cushan 1981 Cushan R.F.. Stoves. Sneed, Parmer. "Construction Management

Form Book". McGraw-Hill Publication (1981)

Dahangdon 1987 Dahangd'on.. "Spon International Construction Cost Hand Book"

Belfield B and Evert (published London 1 9 S 7 . 1 9 9 0 )

Ferry 1991 F e n y D.J. and Brandon P. "Cost Planning of Buildings"

Collins Professional and Technical Books 1991.

Fleming 1994 Fleming, !P.C. "Construction News"

February 1994

Flalpin 1990 Daniel W. Hatpin and Ronald \V. Woodhead.

Construction Management (published in 1990)

H o m e Planners 1986 H o m e Planners Inc. publication sense, 6 books.

"250 Onb Story Homes All Under 2000 Square Foot",
"223 Vacation H o m e s and Chalets" etc, 1986 to 1990.

53
 .American Society of Civil Engineers "Construction ( \ * \ Control"
Howard 1951
Chairman: Howard P. Paxton. ( 1951 fust edition. 1979 third edition>.

Ingrals 1978 Ingrals J. and Consulting Editor. Riely E.. "Land Scaping Principals and
Practice". Published in 1978 by Van Xostrand Reinoid C o m p a n \

Kharband 1980 Kharbanda O.P.. Stall worthy- E.A.. Williams L i ' . "Project Cost
Control in .Action". Gower Publishing Company Ltd. ( 1980 first
publication. 1983 reprinted)

Langs 1982 Langs A. "101 Select Dream Houses'

Hammond Inc. 1982.

Lock .1968 Lock D.. "Project Management'

1968. 1977. 1984

McCaffer 1984 McCaffer R. and Andrew K. "Estimating and Tendering"

Granda Technical Books. London .1984

Mechand 1989 Mechaud P. "Home Ideas"

Millington 1975 Millington A.F.. " /An Introduction to Property Valuation"

(2nd Edition) 1975. 1979 and 1982
Pub: The Estates Gazette Ltd.
151, VVardour Street. London WTV4B\"

M of H & C 1972 M'inistiy of Housing and Construction "Xiwasa" Volume 1 and 2

Government Printers 1972.

N A V F A C 1988
Naval Facility Publications.
N A V F A C 1988 :

Department of DerFenoe, USA.

Quick 1979 Quick T.L.. "Managing People at

London 1979.

54
4

Senaratne 1984 Senaratne R. "Home Maker"

S U A 1975 "Condition of Engagement and Mandatory of Professional Fess and

Charges" S U A PP - 1975.

The Economist 1987 The Economist

st
News Paper L Aug. 19S7

Turner 1992
Coker A.. Turner W.. and Scadden B.. "Electrical Wiring Domestic-
London 1992.

U D A 1985 City of Colombo Development Plan Vol. 1 and 2 Published by U.D.A.

Nov. 1985

Wadell 1973 Wadell R!P., "Effective Project Management Techniques'

London 1973.

Walker 1984 Walker A.. "Project Management in Construction"

B S P Professional books 1984/1989

Welikala 1990 Welikala G. "Home Builder Guide 1 and 2"

The Quality Printers. Nugegoda 1990.

Wijedasa .1992 Wijedasa P.B. "Building Construction and Astrology''

Srimalee' Printers. Kaluthara North 1992.

Wood 1982 Wood R.D. "Principles of Estimating"

t h
The Estates Gazette Ltd. ( 6 edition 1982)

4 55
 APPENDIX A

Hand Book lor House Builder

1. Introduction

2. How to Select Your Land

3. How to search for funds to build the house

4. Interest on money

5. Selecting the Specialized Personnel Services

6. Estimating methods and Cost Data

7. Project Planning and Cost Control

8. Quality Control, Standards and Specifications

10. Cost of Maintaining Your Home

56
Introduction

H o u s e is a shelter for all, seeking for protection from the climatic and w e a t h e r
conditions, such as sun, wind, rain and fire etc., also from living competitors, such as
animals, parasites possibly humans.

Builder is a person w h o collect, select the material form the available resources and
place t h e m in the appropriate order to create a structure to the users/or his o w n
requirements.

A H o u s e is a single, non-iepetitive enterprise, it is usually undertaken to achieve

planned results within a time limit and a cost budget Because each H o u s e is a unique,
its outcome can never be predicted with absolute confidence. (Dennis Lock 1968)

T h e house Builder have to m a n a g e the men, material and money to create the Best,
cheapest house. T h e most important requirement for a house builder is " m o n e y " .
M o n e y can buy all most everything. All mistakes, errors that you m a k e could be
rectified.

W o u l d any of you think of Building a house first sit down and Draw a plan, itemised a
list of components of the Building and price each item of material and labour required
for it. Total all the item cost to see whether he could afford to finish it. Otherwise, if
he has laid its foundation and he is not able to complete it, all the on lookers will laugh
at him. There are professionals w h o can do this for you. People get specialized in
section and these role in defined specially.

Therefore, why not pay to a Estimator/Engineer who can forecast the cost of a Building
and also he can help to cut clown cost to the requirements. Forecasting the cost of a
Builder, however is not the same thing as weather forecasting on T.V. In both cases
things may turn out very differently from what was expected, for unforeseen reasons
quite out side the forecasting control.

How to Select Your L a n d

T h e buyer buys the land and Seller sells the land to the value. The word "value" of a
land means the market value; Scarcity give rise to value, and generally speaking when
scarcity increases, so will value increase.
As there are many factors which can effect property values and w h i c h should be
considered by property inve$tors, if is essential for valuers to study the property market
at considerable length, and also the underlying factors which effect it.

Land values are determined by the factors such as;

1. Infrastructure Development (Roads, Railways, Electrification, pipe bone water,

rainwater disposal syjstems)
2. Security of the area. [(Police petrol the area, street lights)
3 Communication, (Telephone, T.V. and Radio Reception)
4. Foreign Investment add Job availability in area)
5. Geological factors (Land slides, Ground water datum earth quakes)
6. Visual view
7. Economical and Political stability
8. Zoning the land areas by the Government (UDA 1985)

Zones are as divided as follows

a. Primary Residential Zones

b. Mixed Residential Zones
c. Commercial Zones
d. Public and Semi Public Zones
e. General Industrial Zones
f. Special Industrial Zones
g. Agricultural Zones
h. Deferred Zones
i. Special Development areas
It is always better to avoid Industrial Zones and Commercial Zones for house
building. They are [vulnerable to open up dangerous material manufacturing
places such as explosives chemical factories and Air and water pollution are
very c o m m o n in industrial zones.
9. Conveniences: Eg. S c h o o l , C i n e m a s , Parking space, S h o p p i n g c e n t r e s ,
Hospitals, Parks, Play g r o u n d s , Religious P l a c e s , O p e n
spaces.
10. Purchasing or buying power of people
11. Bank lending interest rates
12. Currency depreciation/appreciation
13. State legal requirements (Limiting the Number of houses per person)
 Table to Estimate the Land values
for Residential purposes (Year 1993) from the valuer R . A . F e r n a n d o consultant to
Ceylineo Lands.

Location Minimum Maximum

City C o l o m b o 2,3,4,5,7 250,000/= 700,000/=
C o l o m b o 6,8,and 10 150,000/= 350,000/=
C o l o m b o 9,14 and 15 70,000/= 150,000/=

Suburbs Nawala 80,000/= 150,000/=

Rajagiriya 60,000/= 100,000/=
Dehiwela 60,000/= 100,000/=
Ratmalana 50,000/= 70,000/=
Mt. Lavenia 70,000/= 100,000/=
Wattala 50,000/= 80,000/=
Battaramulla 40,000/= 70,000/=
Piliyandala ! 30,000/= 50,000/=

Jaela 25000/= 45,000/=

Kelaniya 25000/= 50,000/=
Malambe 20000/= 50,000/=
Moratuwa 30000/= 60,000/=

Main Kandy 50000/= 100,000/=

Towns Galle 40000/= 80,000/=
Negembo 30000/= 70,000/=
Chilaw 20000/= 50,000/=
Matale 25000/= 60,000/=
Anuradhapura 15000/= 30,000/=
N'Eliya 30000/= 70,000/=
K'galla 30000/= 50,000/=
Polonnaruwa ; 10000/= 25,000/=

59
Factors which causes change in the value of property. Applicable to the whole country
are,
1. Increase or decrease in population
2. Change in the age distribution
3. Any change in the proportion of married people to unmarried people
( C o l o m b o fnake population is 3 0 % more than female population in
1987)
4. Changes in fashion and Taste
5. Change in the type of society
6. change in technology
7. Change in Building methods.
8. Buying powjer

i
T h e site conditions that have to be looked into
I

i
i

1. View at the location (scenery)

2. The services available in area and the distance.
3. (Power lines, water supply line etc.; depth of water datum)
The shape ojf the land
4. Access to the land (Road width, Turning provision)
5. Flood effect!
6. Wind effect!
7. Ground bearing conditions
8. Neighbours; standards of living

How to search for funds to build the house

The Bankers and lending institutions available are ;

1. State Mortgage and Investment Bank

2. Peoples Bank
3. Bank of Ceylon
4. Sampath Bank
5. Haton National Bank
6. The Finance Ltd.
7. Ceylinco Housing and Real Estate
8. The Central Finance Ltd.

60
 Table 2
Initial Expenses Calculated for Rs. 100.000/= on Oct. 1994

State Mortgage National Savings Other Lending

Institutions
Deed Transfer - - 4 % of property
value
Mortgage Bond 1 % of lpan 1 % of loan -
Deed clearance l%of 1 %of 850/=
Land valuation property value property value 750/=
Legal fees N/A N/A 1 % of loan
T a x , B.T.T. - - 5 % Installment
Derence Levy 3 % Installment
Title Insurance of 1% of lo;an 1 % of loan -
theft, fire etc.
Insurance of N/A 492/= per annum 492/= per
theft, fire etc. annum
Loan protection N/A N/A 3750/= for
Insurance 15 years
Processing fee 500/= 500/= 1 of loan%
Table 3
Comparison of Monthly Loan Repayment Installment for Rs. 100.000/=

Lending Recovery Period Interest Initial Expences Remarks

Institution i> years 10 years | 15 years 2 0 years Rate Approximately
i

Stale M o r t a g e B a n k 2 6 77 1966 1793 - 20.50% 4000/= Reasonable

Title insurance and

National Savings
2539 1802 1610 1543 18% 10000/= house insurance
Bank
needed

Advisable in trie
Ceyhomes - - 1717 - 18% 24000/= range of 2 0 0 , 0 0 0 / =
to 5 0 0 , 0 0 0 / = .

C e y Real Estate - 2334 2056 18% 24000

26% Varies N o t specially for

S a m p a t h Bank 2999
housing
Bank of C e y l o n 2877 23% Varies - ditto -

1. Most of the private institutions and all government institutions calculate loan repayment
instalments on reducing balance.
2. Biggest disadvantage of private institutions are that land should be transferred to the
institution. It is a risk and transfer fee is 4 % of the land value.

61
4 0 % of the monthly salary should be more than the monthly instalment, (common to all
institutions.)
Loan is limited to 5 0 % to 7 5 % of the land value.
All the b a n k s and lending institutions have to follow the Central B a n k rules and
regulations.
Any how private B a n k s have a speedy way of getting all clearances. The Bank
m a n a g e r s have more p o w e r s , therefore large loans c o u l d be h a n d l e d at l o w e r
management levels by private banks. Bank securities are much relaxed. Therefore for
bigger loans, quick return money private Banks are preferred. For smaller loans, long
term loans, State Mortgage b a n k is preferred.

Interest on Money

"The House Builders" do n6t recognise the benefit from optimizing payment in relation
to time.

In considering d e v e l o p m e n t financing we have, three kinds of e x p e n d i t u r e / i n c o m e

which we need to compare with each other.

a. L u m p sum tp-day
b. L u m p sum in the future
c. S u m of money occurring at regular intervals during the period, under
consideration, (wages, rents)

W e could not compare these, one with the other unless we modify them in some way in
order to put them on a c o m m o n basis. There are two basic methods, and as usual they
are just different ways of expressing the same thing.

1. Present day value.

2. Annual equivalent

Cash handling to-day is a expertise j o b . Cash you get end of the year and the cash you
have in your pocket have a different value, specially in a country as Sri Lanka, where
the depreciation of currency in very high.

The exact annual equivalent of a monthly interest rate i is not 12i, but (1+i,
we ignore the monthly compounding. K
Example 1 % per month = 12.68% annual
0 . 9 4 8 8 8 % per month = 12.0% annual

Compound interest

If a s u m of money invested for a number of years, it will have earned s o m e

interest at the end of the first year. C o m p o u n d interest assured that the earned
money reinvested on the some terms.

Say Rs. 1/= at 2 0 % interest for 5 years

5
Formula (1+i) n= (1.20) = 2.48832
Say for Rs. $00,000/= what you get for 20 years
Rs. 500,000/= x 2.48832 = 1,244,160/=

Future value of Rs. 11000/= invested at regular intervals

Instead of a single lump s u m being invested we might put away at regular

monthly a m o u n t s , say monthly instalment paid to b a n k s . At the end, total
m o n e y spend on the Building or deposited on the bank would c o m p r i s e all
investment plus the c o m p o u n d interest earned on them. Say to value your
house that you have built at the end of 5 years.

Say Rs. 1000/= paid every month or invested every month (take annual interest
rate 18% i.e. 1.5% monthly) for 5 consecutive years.

T h e value of fund at the end of 5 years i.e. 60 months

Formula = [ ( l + i ) " - l ] / i
60
= 1000 x [ ( 1 + 0 . 0 1 5 ) - 1]1/0.015 = 96215/=

If the saving in made at the beginning part of the month then whole months
interest would have been added, that is 1.5% of
= 0.015 x 96,215/= = Rs. 1443.23
Total will be = Rs. 96215 + 1443.23 = Rs. 97,658.23

63
 ! 3
c . Present value of Rs . 1000. l / d + i r

This is the compound interest formula item (1).

Example: What is (he present value of Rs. 1000/= in 20 years time, discounted
i

at 2 0 % per annum?i By using the formula, present value of Rs. 1000 is

20
1000 x l / ( l + 0 . 2 ) =Rs. 26.08

This mean of you have 26 in your pocket its worth Rs. 1000 at the end of 20
years. If the interes't rate prevail at 2 0 % this 20 year period.

D. This is very useful in calculating the monthly loan repayment instalments

Ex. Assuming a| house builder borrowing Rs. 100,000/= for a period of 20

years fromj National Savings Bank at a annual rate of interest of 1 8 % ,
his monthly instalment could be calculated as follows.

Present Value = monthly instalments x q+nfl-1

i(l+i)n
Present Value = Rs. 100,000/=
i = 18%/12 = 0.015
n = 20 x 12 = 240
2 4 0
So monthly instalment = 1 0 0 0 0 0 x 0.015(1 + 0 . 0 1 5 )
(1+0.015) 0 - 1
24

= Rs. 1543.00

Selecting the Specialized Personnel Services

T h e early times layout of t h e Building was decided by the owner of the H o u s e after
inspecting the other n e i g h i o u r - h o o d houses. T h e village mason built the h o u s e to the
House Builders requirements.
i

In early 1940's, Architect c a m e in to the practice, w h o did all the specialities in a

building and the Village mason or a small scale contractor did the building.

T h e latest innovative world specialized fields propped up. For e x a m p l e , due to the
scarcity of high build able land, the marshy land development was c o m m e n c e d . The
foundation Engineers necessity aroused.

64
Services required for Building industry
Recent years services used The latest development in service
1. Architect 1. Architect
2 Civil Engineer 2. Estimating/Cost Engineer
3. Electrician 3. Structural Engineer
4. Mason 4. Foundation Engineer
5. Electrical Engineer
6. Water Supply Engineer
7. Quantity Surveyor
8. Contractor

Consulting a Estimating Engineer at the inception saves times and money. This is a
modern concept where the house Builder have a idea of the cost of the Building and his
Budget limitations. Therefore the cost overrun could be judged on time.

T h e p r e l i m i n a r y function of the Cost E n g i n e e r in to have a k n o w l e d g e of the

Construction operations, Cost-wise, at all times; to know where the m o n e y is going;
what operations are costing more than estimated; where possible savings can be m a d e ;
and what the total probable cost of the project will be, even where the j o b is in early
stages of construction.

If expenses are more than what was estimated, it must be know what items cost more
than expected and why, long before, the j o b is completed and all the m o n e y spent for
partially built house.

T o - d a y Cost Engineer therefore needs to be able to do much m o r e than merely use

techniques to obtain an acceptable price, important through this task may often be. H e
needs to work with his client from the very inception of a scheme, (or even earlier in
the devising of an investment or development programme of which the project may one
day form part) to the time when the scheme is eventually completed and handed over.
T o do this a flexibility of approach is essential - the client will need to k n o w the best
way of going about the project in the particular Socio-economic situation that exists at
the time and in the place concerned. There is this no single tailor-made set of standard
procedures that can be learnt and applied. Without much thought what is required is a
thorough understanding of the issues involved and the solutions available. It is tended
to avoid using the terms "optimum" or "optimization" in this b o o k ; a n y b o d y w h o
achieves satisfactoiy results in practice will have done quite well.
T h e role of the Cost Engineer is now so important that he must be prepared to take his
full share of social responsibility in the advice which he gives and the work whilst there
may be occasions where trae image of the ruthless cost cutting should be avoided. H e
should be able to understand the needs and points of view of the House Builder and the
Architect, and the c o m m u n i t y in relation to the project and balance them as far as is
possible within his brief. His concern should be value rather than m i n i m u m cost, and
value often goes far beyond those things that can be easily quantified in money terms.
A broad education and a wide range of social and cultural interests are necessary for
him to do his j o b really well, in addition to c o m m o n sense and a feeling for practical
probabilities.

E s t i m a t i n g Methods, Cost Data and Analysis

Estimating a j o b c o m e s first. It is of first importance, and there is no r e m e d y for a

poorly prepared estimate. Intelligent comparison can be made between "The estimate"
and the actual cost of operations.

T h e relationship of construction estimates to construction costs is so intimate that to

m a k e reports successfullyTor cost control and final recording purpose, they must be
considered together.

P r e l i m i n a r y Estimating

T h e "Thumb-rule" method presently in use for preliminary estimating is a rate for a

square foot, from a another person who had built a similar house.
In specifying rate per square foot basis there are several assumptions to be made, such
as,

1. Electricity availability
2. Water supply availability
3. Sewerage and drainage availability
4. Parapet wall/fence availability
5. Access road availability

66
Preliminary Estimate per square foot
THole 5

1993 (Rs.) 1994 (Rs.)

Low income 120 200
Middle income 400 550
Luxury 800 1000
Data based on C E C B tenders 1991
Multiply the above per square foot rate by the house area.

E x a m p l e : If the area of the building is 1000 square foot for middle income group, the
cost of house will be

1 0 0 0 x 550 = Rs. 550,000/=

i

In addition allow for basic requirements as given on the above

67
6.2 M e t h o d s for further closer estimates

6 . 2 . 1 Estimating Method one

Estimating through features or grouped S.M.M. items wise.

Pick from the plan the outside wall (9" width) length(x) and inside wall(4 1/2")
i
length(y) and door and window areas and floor area
Table 6.1
Item Description Unit Rate (Rs.)
1. O u t s i d e wall length (9" wide) 3 m M 3,915.00
high, wide foundation length gutters
length, valance ijoard length, plaster of
both side of Outside w a l l , D.P.C.
length outer eaves ceiling and Roof
length ( 3 ' w i d e ) Rain w a t e r drain
length are included to this rate.

2. Internal walls (4 1/2" wide) plaster M 1,760.00

both side narrow foundation D . P . C .
included for this rate.

Z
3. Doors and w i n d o w areas are included M 2,322.00
i
for this rate.

2.
4. R o o f Ceiling and Floor rates are is M 912.00
included for this irate.

T h e breakdown of the above four items are given below for reference and updating the
above Table 6.1.
 Item 1 .
Cost of outer wall per meter (3 m height is taken)
1. 225 m m thick wall = 1 x 0.225 x 3.0 =0.675 x 1556 = 1050.30
2. Excavation = 1 x 0.45 x 0.6 =0.27 x 77.00 = 20.79
3. Rubble upto G.L = 1 x 0.45 x 0.6 =0.27 x 1673.00 = 451.71
4. Rubble above G.L. = 1 x 0.35 x 0.3 =0.105 x 1673.00 = 175.67
5. D.P.C. = 1 x 0.35 =0.35 x 136.00 = 47.60
6. External Plastering = 1 x 3.0 =3.0 x 70.00 = 210.00
i
7. Internal Plastering • =1 x 3.0 =3.0 x 87.00 = 261.00
8. Skirting =1 = 1.0 x 46.00 = 46.00
9. Plinth plaster = 1 x 0.4 =0.4 x 98.00 = 39.20
10. Pavement = 1 x 0.9 =0.9 x 209.00 = 188.10
11. Drain = 1.0 = 1.0 x 229 = 229.00
12. Wall plate = 1.0 = 1.0 x 120 = 120.00
13. Gutters = 1.0 = 1.0 x 142.00 = 142.00
14. Down pipes =0.3 =0.3 x 161.00 = 48.30
15. Roof = 1.0 x 0.9 =0.9 x 4 8 5 . 0 0 = 436.50
16. Valance board = 1.0 x 0.25 = 0.25 x 984.00 = 246.00
17. Painting walls = = 6.0 x 40.00 = 240.00

3,951.00

Item 2
Cost of internal wall 112 m m thick (3 m height is taken)
1. Excavation = 1 x 0.45 x 0.45 =0.20 x 77.00 = 15.402.
Rubble work upto G.L = 1 x 0.45 x 0.45 = 0 . 2 0 x 1673.00 = 334.60

3. R u b b l e work above G.L. = 1 x 0.35 x 0.3 =0.105 x 1673.00 = 175.66

4. D.P.C. = 1 x 0.35 =0.35 x 136.00 = 47.60
5. Brick work = 1 x 3.0 =6.0 x 80.00 =480.00
6. Wall Plastering =2/1 x 3.0 =3.0 x 70.00 = 210.00
7. Skirting = 1/1 = 1.0 x 46.00 = 46.00

8. Painting walls =6x = 6.0 x 40.00 = 240.00

1760.25

4
69
 I

Item 3
Cost of Doors and windows
1. Doors and windows = 1.0 x 1.0 = 1.0 x 2693.00 2693.00
2. Reveals = 2.0 = 2.0 x 10.0 20.00
3. Painting doors = 2.25 = 2.25 x 56.00 126.00
4. Lock and 3 hinges 500.00
5. Lintel 6" x 9" = 0.7 = 0.7 x 170.00 119.00

3458.00

Less
1. Brick work = 1.0 x 1.0 x 0.225 0.225 x 1556.00 350.10
2. Plastering = 2/1.0 x 1.0 2.0 x 80.00 160.00
3. Painting = 2/1.0 x 1.0 2.0 x 40.0 80.00
4. Skirting = 1.0 1.0 x 46.00 46.00

- 636.00

Item 4
Cost of roof ceiling floors etc.
1. Excavation
1
= 1.0 x 1.0 x 0.15 = 0.15 x 77.00 = 11.55
2. Filling = 1.0 x 1.0 x 0.45 = 0.45 x 77.00 = 34.65
3. Paving and rendering ' = 1.0 x 1.0 = 1.0 x 209.00 = 209.00
4. Floating coat = 1.0 x 1.0 = 1.0 x 11.00 = 11.00
5. Ceiling = 1.0 x 1.0 = 1.0 x 111.00 = 111.00
6. Roof = 1.0 x 1.0 = 1.0 x 485.0 = 485.00
7. Ridge = 0.25 m = 0.25 x 200.00 = 50.00

912.20

70
 I

3 m
f •t

3^
so.

Grn
SQ
/
gtfbsi 2000 x /t?oo
<2 Nos. ZOOOx/SGo

faan for Ayeliminayy estfmcdmy

Calculate lengths and areas using figure 2.

Calculations Unit Rate(Rs) Length Amount(Rs)

Item(l) 6+6+6+3+3+3 M 3951 27 19517
Item(2) 3 M 1760 3 5280
Item(3) 2(2xl)+2(2xl.5) 2822 10 28220
Item(4) 6x6+3x3 912 45 41040

Total as per 94,057

table 1

71
6 . 2 . 2 Estimating Method two
Estimating through functional element wise.
T&dle 2.
Square foot rate
Low income Middle income Luxury
i

Toilet 250/= 800/= 1200/=

Bed R o o m 200/= 400/= 800/=

Living Room 200/= 600/= 900/=

i

Open Varrendah 120/= 200/= 350/=

Multiply each type of area With the above factor and add up.

For example:

Middle income person built a house with 2 bedroom of 10' x 12' one toilet of 4' x 5',
living/dining area of 12' x| 14' and Open Varrendah of 10' x 14'. T h e house will cost
him

2 Nos of Toilets (4'x5') = 2 x 2 0 x 800/= = Rs. 32,000/=

2 Nos of Bed rooms (10'xl2') =2 x 120 x 400/= = Rs. 96,000/=
1 Nos of Varrendah (10'xl4') =1x 140x200/= = Rs. 28,000/=
1 Nos of Dinning and living (12'xl4') =1 x 168 x 600/= = Rs. 1,00,000/=

Total = Rs. 2,56,000/=

6.3 A c c u r a t e Estimating

T h e accurate method of estimating is to prepare a bill of quantities. In the B.O.Q. each

item needs pricing. T h e item have to be listed in appropriate order, so that you will not
miss any item.
Pricing each item could be done by picking up the rate given in the Building Schedule
1
of Rate (B.S.R.), available in Engineering Consultancy Organisations such as Building
 D e p a r t m e n t . W h e n using these rates, careful consideration should be m a d e for the
problem as access available for transport of materials. W h e n materials are m o v e d by
labour the cost goes up.

The cost of other services also available in the B.S.R. such as,

1. Septic tank and soakage pit

2. Parapet walls (Cheapest is unplastered block work)
3. Barbed wire! fencing
4. Man hole
5. Electrical Wiring and fittings

6. Electrical Distribution Board and Power Supply to House.

6.4
Cost Data

Cost of each item should bfe from a market survey. This type of survey is done by the
Engineering Consultancy jOrganization and G o v e r n m e n t Organization involved in
construction industry and contractors with the discount rates from suppliers.

House builders, walked to a Hardware or two and decide the price of the material.

T r a n s p o r t , handling, storing charges are also play a c o n s i d e r a b l e part in material

purchasing.

T h e labour absorbs approximately 3 0 % of the total cost of the project. Prevailing

labour rates are given in appendix, available in BSR.

T h e work out put of a average person in a relevant j o b is also important, L a b o u r data,

*- (semi skilled and skilled labour) for house building industry are given in norms such
as N A V F A C 1973.

7 Project Planning and Cost Control

7.1 Project Planning

Properly analyzed operations enable the builder to adjust his m e t h o d s , material and
personal for greater e c o n o m y . Arrangements for Financing are as important to the
continuing success of a Builder as the correct assembly of men, material and tools.
(Paxton 1951).

73
Early reports are valuable. Cost statement and official Estimate up to a certain period
deserves special consideration.

The form when completely ifilled out, shows:

1. Expenditure ito Data

2. Estimate to Complete
3. Forecast of Final Cost
4. The official Estimate of cost ( original estimate plus or minus change in
scope). (Paxton 1951).

What is Planning

* Deciding what will take place, how, when and which order work will proceed.

* W o r k i n g out labours, plant and material requirements to suit the timing and
order of work.

* Preparing instructions and charts to describe what, when how and in w h i c h

order the work will take place and then communicating that information to those
1
involved.

* Updating the above at regular intervals. (Kharbanda 1980).

Control Means

* Having targets to measure progress against-time, order, cost, quality.

* C h e c k i n g progress against planned results - are w e on time? Are w e doing

work in the order iplanned, Are we k e e p i n g within the p l a n n e d a l l o w e d
expenditure.

* Taking action to remedy deviations from the plan.

H o w does planning and cost control fit together.

W e prepare plans, we control by checking progress, we re-plan to remedy deviations

form the plan. W e control again. W e re-plan gain and so on until the j o b e n d s .
(Kharbanda 1980).

74
 7.2 T h e Control of Costs

T h e control of costs is the life time of any competitive business; no business can
i

survive without a k n o w l e d g e of costs and an intelligent control of costs. In house

building cost over runs are c o m m o n . It is due to lack of k n o w l e d g e , poor planning,
improper financing, limited k n o w l e d g e of costs or a combination of any of these, or
other elements.

Cost Control at Design Stage

i
The complete system of co$t control at design stage would comprise;

1. Establishment of the brief.

2. Investigation of a satisfactory solution
i

3. Cost control of the Development of the design. (Kharbanda 1980).

Cost Control at Construction Stage

In b u i l d i n g industry it is necessary to k n o w the cost of individual e l e m e n t s of

construction. This is obtained by breaking down work into measurable units. M o s t
i

such unit have element of control. The structure should be broken down into structural
elements. That is excavation, foundation, concrete steel etc. and into controllable items
of cost such as labour, material, T o o l s , e q u i p m e n t etc. T h i s b r e a k d o w n of cost
accounts will be determined, as to detail, at the beginning of construction and must, in
general, follow the same pattern originally set up in the Estimating.

Estimating in the first phase of the construction cycle and is followed by construction
^ accounting and cost keeping. The accounts must be set up to coincide with the estimate
and will in turn be used for n e w estimating. T h u s , e s t i m a t i n g and c o n s t r u c t i o n
accounting is a continuous [cycle for a cost Engineer.

The essential cost data for cost control

1. Procurement schedule
2. Daily payroll and force report
3. Progress schedule (Paxton 1951).

75
Quality Control, S t a n d a r d s and Specifications

T h e r e would seem to b e j a m p l e need not only a m o n g , the m a s o n , but a m o n g all

individuals in the House Building, industry and the Engineering profession to control
the Quality of work by a standard specification.

U s e of such standard would create a better u n d e r s t a n d i n g of the p r o b l e m s , the

objectives and the means of achieving those objectives.

In Sri L a n k a , Engineers follow the British system and use British s t a n d a r d s and
specifications in construction industry. At the same time mason used the traditional
methods and standards without any consideration of the quality.

Recently Sri Lanka Bureau of standards prepared the Local standards. Similar to our
practice British standards* Gradually the Local standards are c h a n g i n g to suit our
requirements. Very recent time, cement products were standardized, still Bricks are not
standardized.

T h e high quality, competitively priced item have a good demand. There can be always
a short supply specially in a country like Sri Lanka. W h e r e people rely on Brand name,
who had build up a reputation.

T h e r e f o r e sending out enquiries, chasing suppliers w h o are slow to respond and

collecting the quotations lies with the House Builder.
Before Enquiries m a d e with supplies normally the B u i l d e r should be a w a r e of the
quantities required and imwhat probable dates and the standard or the quality of the
material supplied.

Therefore before the material orders are placed it's better to follow the following steps
1 to 8.

1. The specification of the material;

2. The quantity of the material;
3. T h e likely'delivery p r o g r a m m e including both the period for which
supplies would be needed and the daily or weekly requirements;
4. The Address of the site
5. The means bf Access;
6. Any traffic restrictions and conditions affecting delivery;
 7. The period for which the quotation is required to remain either open for
acceptance or firm;
8. T h e n a m e of the person to be contacted at site and the n a m e of the
House Builder himself to who any enquiry should be made.

M c Caffer and A. Boldwin 1984

Specifications

T h e r e would s e e m to be a m p l e need not only a m o n g contractors but a m o n g all

individuals in the H o u s e construction for basic standards. U s e of such standards
would create a better understanding of the problems, the objectives and the m e a n s of
achieving those objectives. •

S t a n d a r d specification a v a i l a b l e to use in Sri L a n k a is from the Institute for

C o n s t r u c t i o n T r a i n i n g and D e v e l o p m e n t ( I C T A D ) under the ministry of L o c a l
Government, Housing and Construction.

T h e G o v e r n m e n t has a p p r o v e d I C T A D d o c u m e n t s (specifications) to b e used in

Building works as a National guidelines. These set of Book could be purchased from
"Sethsiripaya" Wijerama Mawatha, Colombo 7.

W h y is planning and control necessary

Failing to plan is planning to fail. (Halpin 1990)

T h e above expression says;, if we do not plan we will almost certainly fail. B u t if w e
plan we will almost certainly succeed. (Halpin 1990)

T h e construction projects are designed usually by a team of e n g i n e e r s / m a n a g e r s or

sometimes by a single person. So decided the project period and Cost. Project period is
vital important, factor and it should be properly planned. Proper Planning is essential,
to achieve the target of any construction project. (Halpin 1990)

T h e progress of the project should be well controlled according to the predetermined

planning. O t h e r w i s e it will be i m p o s s i b l e to reach the e x p e c t e d target. Hence
p r o g r a m m e control methods has to be adopted for the completion of the project within
the period scheduled. Project planning and control has its broad and overall objective,
filled attainment, within budget and time, the completion of the project to required
facilities. These overall project planning and control affords establish the sequence,
time and cost framework. ,Within which construction activity is constrained. T h u s the
construction planning and control framework is influence by decisions at the owner,
contract administrator and contractor levels.

Determine - What must be done

i

Where
How and
in what order (What sequence)

Therefore forecast and foresee the activities or operations what have to be performed, to
action.

Cost of Maintaining Your Home

Be-aware, Builder should think of the maintaining cost of the building. It's effectless
Building a Mansion and finding difficult to maintain.
Builder should allow at lea$t 1/50 of the Building cost for maintenance of the Building
in Sri Lanka per annum. This figure is 1/20 in U.S.A.

Cost of maintenance is a pure guess. Major expenditure on repairs is normally caused

by failure of d e t a i l i n g , faulty material specially low quality t i m b e r , or b a d
w o r k m a n s h i p , rather than by overall ageing. A well designed, cheap construction of a
simple building might well last m u c h longer than a e x p e n s i v e c o m p l i c a t e d work,
because of, say, entiy of water at a badly designed joints.

Say for example that you have build a house for Rs. 1000,000/= T h e annual maintain
request will be
Rs. 1000,000/= x 1/50 = Rs. 20,000/= per year
Monthly expenditure = Rs. 2,000/=

This is for cleaning, repairing, painting, electricity, water etc.

Basic method to calculate the electricity bill is to use the figure 20-30 watts/sq.m. per
hour. '
Your 100 sq.m. floor area building monthly power consumption
= 30 x 100 sq.m. x '30 days/month x 6 hrs/day = 540000 watts
i.e. = 540 units

Assume cost per unit as Rs. 21=

The monthly bill will be = Rs. 2/= x 540
= Rs. 1080/=

Similarly monthly water bill could be estimated by the following method

Daily water consumption per person, per day is 4 0 litres

Say 5 persons in a family, for 30 days water requirement will be

3
4 0 x 5 x 30 = 6000 litres/per month = 6 m
Cost of 1000 litres of water in Colombo is Rs. 21=

The monthly water bill will be = Rs. 18/=

79
 HOUSE BUILDERS' INFORMATION QUESTIONNAIRE

01. Name: (Option) Date :

02. Occupancy: (Option)

03. Where you prefer to live : City ^3 Town L3-I Suburb Village LU
a o %
^3% 337. c53»%
04. Present Status of your Home:

A. Planning to commence raj

B. House under construction CD 37%

C. Completed construction LTD 37%

05. Have you consulted or are prepared to consult the following personnel:

Consu­ Payments Prefer to

lted made Consult to pay the ro3

Land valuer UlJ m m

Eng. Consultancy Firm m CD

Architect nn m [13
Draftman m

Water Supply & Drainage Engineer m \ n

Foundation Engineer' |o| m

Structural Engineer 181 LZl LTD
Lawyer [31 m
Quantity Surveyor m d3 ca
Construction Firm Kl to]

1 1 1 1
Do you need guidance for land selection : Yes — No —
3o% £c£ IO%

80
What were considered in Land Selection :
i
1. SL\ 8. Good for Business m
Security of the area
IG The place born
2. Neighbours 9.

3. Schools Ud 10. tommunication facility

4. Access to Workplace 11. Recreation areas

5. Land value, ascalation as rq-| 12. Bus & Trains availability

a investment i 13 1 at walking distance

6. Development of the area |13| 13. Religious places

7. View at the location |9| 14. Electricity, Water

Sewerage, drainage.

How you selected theifollowing catagories of persons:

Mason Carp­ Contr­ Elect­ Archi- Str\ittu ra

enter actor rician tect Engineer
2
Known for a long time 1 1
mi OH IS
Interviewed the persons 141 1*1 1 ° 1 \o\ fol
Someone recommended l'3| |io| 1 3 | m M1

Inspected previous work |9| 181 1-2-1 i/1 |o|

Listen to history of work 1/ 1 1' 1 1 ' 1 h i M
Tender procedure 1 LU 1 ' I 1 ' 1 i < i m 1/|
Responded to Paper Ad. | o | M 1° 1 |e>| | o |
Cheapest prevailing rates U l 1' 1 LLJ Led Lo|
Seen on Advertisement M |o| M I2J

Have you prepaired : Yes No

Legal Documents to bind with Contractor m PI

Legal Documents to bind with Architect

Layout plan m

Detail plans \s 1
B.O.Q. m

19
Estimate

81
10. How much you prepairedito spend on (in Million of Rupees)

Land OA^^o\2^^0.^S^ll.O-i!&Si2.0 & a b o f LTD

Building 0 . 1 - 0 . 2 5 ^ 0 1 2 5 - 0 . 5 ^ 0 . 5 - 1 . 0 ^ 1 . 0 - 2 . 0 ^ 2 . 0 & above^

n v , XV/. ±0% 7% 3 x

11. Who obtained the Statutory approvals

Survey Assesement Building Elect- Water Sewerage

Plan Number Plan ricity Supply
6 3 1
Yourself oa * m 0 0 2
m ^ - \ m ^ l t d m & i

Architect L7]3* {J^fX fT]V [T} 3X [TJ3/

linear E ^ [D 3 * Q ] ^ LI]3'< [ 7 ] ^

Friend L±]/3/ ' d ] lo/. E ] 0 * [ T ] [11

12. Do you like to get a accurate estimate of the House before you build :

No yes, 5% accurate ^2 Yes, 10% accurate Lll Yes, 20% accurate.S

13. How did you fund the Building

151 ^ /
Cash inhand
[TO] 'ii'/.
Saving from income
[~g] AO*
Employed abroad

Salary LTD - 3 ^

Bank Loan

Bank over draft

Selling your Assets

14. Do you wish to know the bank details:

Yes No

Banks that gives Housing Loans -57/ P7l

3 5 >, (75] 3v/;
Bank Security for the' loan & other co:
4-3/ Ell 30* [ 9 ]
Upper limit of the loan

Interest rates
'3/;
Monthly installments

Payback period 5 ? * Oil 23*1 ^1 2e£

15. Do you like to know the relationships of the Interest rates, Monthl
Installments, Payback period of the cash you borrow.

1
Yes No

16. Do you like to know the relationship of present money value, future value c
cash in hand related t!o interest rates.

Yes No
47/ 14

What are your HOME requirements

Floor Area (Scj.ft.) upto 500 ^ 500 to 1000 l=J 1000 to 2000 ^ 2000 & above

Number of Rooms one ^ two Three Four & above

nvfl I—I

, 2 > x
Number of Toilets one S two Three Four & above

Yes No

Annex with separate entrance 3^LHI

Annex built into

Outside Appearence >2>£LiD

Mosguitose free *l_s]
Inside appearence ED
Ventilation L£j
Natural Lighting 6o*L7I] 3; LI]
Security

Servent Quarters ^LU

Drivers Quarters 3o/iyi
What are your finishing requirements

Floor, Cement w Colour jo Terazzo —j Wooden ( Ceramic

types 23Z , cement tiles 3
3A
Roof Asbestos^ Clay ^ Asbestos Amano _ Any
1
Material i <^ tiles ' covered ^° Sheets ° Other ^
Wall Block 1
Block i r - Bricks x-^ Bricks <g
Material Work 4 ' ) Work,6 /y 3
standard ^ available

Toilet Local 11 Imported Q Local & 3

fittings ceramici Ceramic Imported mix c

i
Doors/
Grade I « o
Imported f Aluminium j Grade II i Coconut,-,
Windows ;
Timber Timber timber
Timber
Roof Grade l i Imported. Steel | Grade II Coconut,-.
Frame Timber i'" Timber ' Timber Rafters-^
3 0 %
Wall Lime Snowcem Emulsion^Q
Paint

Do you like to know the, Yes No

1. Quality of finishes T\'A L H / C C S

I

2. Standards in practice

3. Specifications in practice 52,/fCU i3^LS

Who carried out the following work

On your Head Engi­ Archi­ Friend Contr­

own Bass neer tect actor

(8 IO 3 5 3 2>
Quality Control
5 O l O Q
Labour Control
l 2 1 2. ^ 3 5"
Plan reading

Material purchassing ,
IG O O l 2 S

id H 3 l 5
Setting out the building
II / 3 5
Measurements

Payments
O / 2 / 5
Do you like to know the cost of
Yes No

Square foot of a single story/two storys bld.^-j^^p\

Square foot of Low cost building i—r-i

Complete Toilet/Bed room/Lobby of standard sizes r - 7 - 1

room
** QU 3o/ <3
Labour rate per unit

Material cost per unit

£0* 9

Door/window per squae foot

Roof square foot

Breakdown of Labour/Material in
concrete/Brick work

Breakdown of Labour/Material in other Items

4o IRQ
Cube of Concrete, Rubble masonary etc.

Timber

Are you planning to build your house in stages & live in a partly
complete House

Yes No
4cv; Y2
4^> >1
Do you Need
Yes No

Technical Advice IC |/o|

Material Availability m
Cost of Alternatives Methods

Do you like to know the cost of maintenance of your home per year

Yes No
3.1 7
Are you satisfied with the HOME you have built

Yes No
3