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  1. #1
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    Going Nuts With New Build

    Scored this forum for the past 6 months at least, have found some excellent information. Thought I am already well informed, so decided to start build a small bungalow - one everything- bedroom, living room, bathroom etc. This is in Loei, some 130km from Udon Thani. Spoke to a few builders for a total package - one in Udon Thani, One in Nong Bua Lamphu, One in Loei - only one responded with a 1.3 million baht package for a simple bungalow, approximate 80sq meter built in. I am not sure if this is a reasonable price and with all the advice from the forum, I want to widen my options a bit. Damn thing is, I can't seem to get people to quote! Spoke to a few "labour Only" camps, and the asking price is an between 150k to 200k; then when I express interest with a group to go ahead, the price goes up by another 20k! How do I go around all these? I have only a floor plan, none architectural as I am told I don't need one (not even a building permit from the Orbortor). I plead with any experts here for some help...I just need a simple one storey bungalow built, I don't mind to spend what needs to be spent in terms of average western standards (no gold taps needed), but I don't want to feel ripped off when the deed is done. I will be forever grateful for any one who can recommend a reliable (and honest?) builder in Loei. I will try to attch my floor plan, but I am having some difficulty to attch this...perhaps I have not contributed in terms of posting. I will try to get around this. Many thanks, chaps!

  2. #2
    The Pikey Hunter
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    Quote Originally Posted by muffdiver
    none architectural as I am told I don't need one (not even a building permit from the Orbortor)
    Pretty sure that is incorrect!

    Labour only prices you've been quoted sound pretty good actually.

  3. #3
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    To quote a proper price and actually build your house they need proper plans.

  4. #4
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    Your 1.3 million baht offer is 16,250.00 Baht per square metre which is ridiculous.

    If you work around 2,200.00 Baht per square metre for labour (a decent builder) only and 8,000.00 Baht for materials then you should get yourself something nice.

  5. #5
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    Paid less than ฿7000 per SQ M 2 years ago, of that ฿1600 was labour.
    The finished result was quite acceptable.

    You will need plans for quotes, there are lots free plans available in different sizes for building in Thailand. I have been told but did not check that free plans are available at the Amporh.
    This was in the north.

  6. #6
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    If you have a picture and some rough floorplans, it would be better if you sub things out and only pay for the labor. Buying the materials yourself will enable you to assure better quality, unless you do not plan to be around for the entire build, which is not advised. If you have the time, hire a good builder for the footings and foundation along with any posts. You should get a good idea from that if you want to continue using him or not. The labor quote you stated is reasonalbe. Try to see any other builds your builder has done and ask the owners how they were. This may give you an idea of the quality of the builder's work. If you have been on this site for 6 months, you should already know how builders can and will cut corners to save money and increase their profit margin. By purchasing the materials yourself, that would be decreased or eliminated.
    Be sure to look at other threads that discuss the various parts of building a house like septic, electric, plumbing, doors, windows, siding, cement block, etc. There is a lot of experience on this site from a pretty good group of builders and you will learn from their mistakes so that you don't have to reinvent the wheel.

    Good Luck

  7. #7
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    Quote Originally Posted by roger77
    there are lots free plans available in different sizes for building in Thailand
    TeakDoor.com - The Thailand Forum Thai House Plans

  8. #8
    FarangRed
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    Never mind what the builders say, get a proper set of drawings done I dont know about where you are but here in Phuket you need a building permit that being the case you would need drawings.

    Having drawings will enable you to measure the quantities needed so you dont waste money, I have found Thais are not very good at calculating how much materials we need.

    The best thing for you if you are not experienced is to get a B&Q otherwise you might find you are paying for a 1000m of cable when you only need 600m.

    No prizes for guessing were that will go same with the paint they seem to always over order but they never leave it there it's gone.

    I did a job a while ago and I was watching this one guy I knew there was 1 full tub of paint left over sure enough it went and we needed some for touching up I didn't have one drop of this colour I got my wife to call him tell hime to bring it back, twat

  9. #9
    FarangRed
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    My guess not many Farang up there have built houses if there is go ask them who did the building work

  10. #10
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    If you have any knowledge about bulding at all (and maybe you don't, with your nik), get proper building plans drawn up. You can probably find someone in the local council offices who will happily do it in his working hours,

    Then get a contractor to bid for the main foundations and cement works, including roof

    once that is nearly complete, start finding subcontractors for the electrical/plumbing/tiling etc
    I have reported your post

  11. #11
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    Re Buildings

    Hi, We are having a 2 bed room house house built at Ampher Phen. approx 50k,s from Udon Thani It includes 2 separate toilets ( one En Suite) / tiled roof/ extra large lounge / dining room . Small red bricks not the large besa/concrete blocks.
    All materials supplied painted and built for Baht 850,000

  12. #12
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    I almost forgot, dont use any of the extended family or else the job will take longer than the sound of music (film)

  13. #13
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    Quote Originally Posted by lesdunbar View Post
    Hi, We are having a 2 bed room house house built at Ampher Phen. approx 50k,s from Udon Thani It includes 2 separate toilets ( one En Suite) / tiled roof/ extra large lounge / dining room . Small red bricks not the large besa/concrete blocks.
    All materials supplied painted and built for Baht 850,000
    Great price. Is your builder a local? Having a house built is not quite the same as a finished house. It will be interesting to see total costs upon completion. Can you give more details such as type of kitchen, hardware for toilets and lighting. At what stage is your build?

  14. #14
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    OP get a proper set of plans drawn up. It should include list of materials required and then you might be able to get a decent quote for the job.

    Loei must really be laid back place because in my neck of the woods north of Korat you couldn't get electric without house number and that required a set of plans before government office would issue. Like you I just had floor plan drawing so government office sent out to have proper plans drawn up including list of materials. Cost only 4k baht at the time. Well worth the price.

  15. #15
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    Seems like it should be a lot cheaper in Esan.

  16. #16
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    I've just finished building a house in a northern Loei. Mine came in roughly in the range that Loy Toy mentioned. We're in the same neck of the woods, if you want to compare notes some time let me know.

    Good luck with the build.

  17. #17
    FarangRed
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    This thread is getting a bit serious now your only talking about 80sqm, lets talk about pussy in Loei I was shagging one she worked at the Technical collage she used to com down to Phuket and one time I go to Udon Thanni she fuked me off coz I would not get married to her no big loss,

  18. #18
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    Quote Originally Posted by dirtydog View Post
    To quote a proper price and actually build your house they need proper plans.
    If all don't mind, i'll like to address all your kind replies one by one where possible. DD, being first, thanks. I do have a plan of sorts, semi professional and amazed the orbortor confirmed to go ahead, do what you want, i am embarking on what i have at hand, which is, maybe enough for a start. I did get the 1.3 million quote incidentally, with what i supplied which seems adequate for the "professional" builder. "Professional" - meaning he had a nice outfit and next to a building supply company.

  19. #19
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    Quote Originally Posted by Loy Toy View Post
    Your 1.3 million baht offer is 16,250.00 Baht per square metre which is ridiculous.

    If you work around 2,200.00 Baht per square metre for labour (a decent builder) only and 8,000.00 Baht for materials then you should get yourself something nice.
    Consoling advice, which means my quote for labour only between 160k to 200k is fair. The 8000k for materials, i need to work out. thank you Sir!

  20. #20
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    Quote Originally Posted by rickschoppers View Post
    If you have a picture and some rough floorplans, it would be better if you sub things out and only pay for the labor. Buying the materials yourself will enable you to assure better quality, unless you do not plan to be around for the entire build, which is not advised. If you have the time, hire a good builder for the footings and foundation along with any posts. You should get a good idea from that if you want to continue using him or not. The labor quote you stated is reasonalbe. Try to see any other builds your builder has done and ask the owners how they were. This may give you an idea of the quality of the builder's work. If you have been on this site for 6 months, you should already know how builders can and will cut corners to save money and increase their profit margin. By purchasing the materials yourself, that would be decreased or eliminated.
    Be sure to look at other threads that discuss the various parts of building a house like septic, electric, plumbing, doors, windows, siding, cement block, etc. There is a lot of experience on this site from a pretty good group of builders and you will learn from their mistakes so that you don't have to reinvent the wheel.

    Good Luck
    Thanks, am doing all this at the moment, most difficult is identifying a "good" builder. Sound advice to look around and see what they build. I have been doing so, and these are the people I have approached. You are right - I guess I got to start with one and gauge from the first stage - the footings and how they perform. My handicap is, I am a white collar and my two bits is everything I learn from you guys!

  21. #21
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    Quote Originally Posted by dirtydog View Post
    Quote Originally Posted by roger77
    there are lots free plans available in different sizes for building in Thailand
    TeakDoor.com - The Thailand Forum Thai House Plans
    Seen all these, DD. Don't seem to fit into my plans in terms of sizes. I have nice mountain view backside (lady nice front side), and the free plans have rather small bedroom sizes. But, I did some planning around these though

  22. #22
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    Quote Originally Posted by Loy Toy View Post
    Your 1.3 million baht offer is 16,250.00 Baht per square metre which is ridiculous.

    If you work around 2,200.00 Baht per square metre for labour (a decent builder) only and 8,000.00 Baht for materials then you should get yourself something nice.
    We're looking at a new build which works out at about 5.5k per Sqm and is actually better constructed than 2 more expensive houses we also looked at.

    Of course, they probably get better deals on materials if building an entire village.

  23. #23
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    Quote Originally Posted by FarangRed View Post
    Never mind what the builders say, get a proper set of drawings done I dont know about where you are but here in Phuket you need a building permit that being the case you would need drawings.

    Having drawings will enable you to measure the quantities needed so you dont waste money, I have found Thais are not very good at calculating how much materials we need.

    The best thing for you if you are not experienced is to get a B&Q otherwise you might find you are paying for a 1000m of cable when you only need 600m.

    No prizes for guessing were that will go same with the paint they seem to always over order but they never leave it there it's gone.

    I did a job a while ago and I was watching this one guy I knew there was 1 full tub of paint left over sure enough it went and we needed some for touching up I didn't have one drop of this colour I got my wife to call him tell hime to bring it back, twat
    I am not in Phuket (moved away from there a couple of years back, but must admit they have better builders there), but in isaan. I understand what you are saying...am trying to avoid all the cutting corners which I mentioned, I don't mind to pay for what is fair.

  24. #24
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    Quote Originally Posted by FarangRed View Post
    My guess not many Farang up there have built houses if there is go ask them who did the building work
    Yes, am doing all this, and i missed out on you earlier statement - i do believe my plans are ample for a builder to go ahead, as I am assured they are semi professional; but perhaps you are right - i should not stinge, get a proper drawn up plan. Problem is: there are so many comments about these local builders not sticking to your plans and building everything their way...so why bother in the first place???

  25. #25
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    My friend had this place built in Loei a few years ago. I can try and see if he knows of a reasonable builder in the area for you.


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