There is a big material cost driver. Min 5 times more than galvanized.Quote:
Originally Posted by Thai Dhupp
Printable View
There is a big material cost driver. Min 5 times more than galvanized.Quote:
Originally Posted by Thai Dhupp
Usually what I see the stainless-steel gates (mostly w/o remote) in the villages, the cost exceeds the cost of the house.
However, it hardly can be the case of the TD Towers...:)
1. It's a good to have a master switch (a breaker) at the gate - enabling to switch it off when you want leave it open for a while (when working around it or when expecting a visit of province governor :))Quote:
Originally Posted by Thai Dhupp
2. Parallel to the fixed wired switch in the house you could have a secret switch hidden near the gate - enabling to fast open once you are near the gate, spotting the province governor entourage arriving and cannot immediately find your remote in your deep pockets since your hands are shaking by excitement... :)
No kidding: these 2 things are always forgotten but serve you well...
And not to forget:
Before finishing the drive way your builder should embed a pipe in-between the 2 columns parallel with the rail with inserted string enabling to pull in cables for power supply (if coming from other side than the motor) and for the connection between the two sensors. The sensors are compulsory to avoid scratching your RR when not fast going thru...
That's exactly what I remarked before: the small gate is finally never used, just for emergency when the motorized gate is out of service. Of course, the old fashion lock has to be kept in order...Quote:
Originally Posted by Airportwo
Climbing a gate is no big deal, climbing a gate when it has been 37c all day and your wearing only shorts and T-shirt requires a different skill set, which I haven't mastered!Quote:
Originally Posted by Klondyke
Once the burns have healed will service small gate :(
Luckily, the burns can be healed, worse it would be when some body part was torn away :)Quote:
Originally Posted by Airportwo
ouch!!Quote:
Originally Posted by Airportwo
*note to self : keep spare fuses (and burn cream)*
lol, Klondyke... TD Towers costs less than you think.... anyway, gate started in the 90's his final offer, that's it, no more negotiating, final price...72kQuote:
Originally Posted by Klondyke
He's doing the job now, new 'final price'...71k.. dunno why we got that extra bit... maybe hes eyeing up the pedestrian door requirement too.
thanks Klondyke.. all v useful - I will incorporate all of your suggestionsQuote:
Originally Posted by Klondyke
Time for a re-cap
So.. now we have all but completed stage 1 and 2, i will look back to what PJ and I set out to do - our building brief, and see how much of it we managed to achieve. and no, we did not achieve it all!
Heat Insulation
Q-con blocks –
Did we do it? yes – ext 150 mm int 100 mm
The benefits of those AAC (Autoclaved Aerated Concrete) blocks was well-known and once the price was much lower, it made even more sense to use these blocks in the construction.
We used them throughout, internal and external. Maybe overkill, I don't know, but it made for a rapid construction due to the bigger block size against traditionally-used red brick. Although the red brick is more 'traditional' the brief for this build was traditional appearance but up to date building technology. None of the block work would be visible once finished
Roof insulation
Did we do it? yes
This one was pretty much a 'no-brainer'. Some great comment and advice from TD members, plus my knowledge of the benefits gained from build story read-ups before i started and this was fitted under the TD Towers roofs
Ceiling foil
Did we do it? - yes
There were two schools of though on this one with some suggesting it might not be necessary. In the end though, I figured, as much heat as possible to be kept away from the living areas was a good long-term benefit. the ceiling insulation was fitted. I made sure the roof void would also be flushed of heat though.
Air vents
Did we do it? - yes
To remove the heat build up in those massive roof voids, we needed a venting system, The builder looked to traditional roof and copied the vents in the gable ends. so traditional look, traditional practicality. heat efficiently removed. the high pitch of the roof was lifting the hot air up and away from the house in any case which further assisted (main roof height over 5m)
Roof Fan
Did we do it? - no
This one was suggested way back and seemed like a good idea. we did not do it straight away as the airflow from the vent arrangements was working well and since electrical efficiency / conservation was a build brief we decided not to fit the fans. the good thing is, we can always go back to fitting a fan in the roof void if it does become necessary. Options are there still
Narrow window
Did we do it? - yes
This worked out well. the traditional appearance was for narrow windows, not panorama or picture windows, which while letting in a lot of light also let in a lot of heat, potentially. we went with tradition as it was the brief, but the windows were glazed to insulate inside from outside temperatures. there was some tip of the hat to modern variants though,. as we had large folding windows in the bedroom, dining room (2) and main living room. All of those though were under very large overhangs preventing direct sun-rays from heating up the rooms. traditional houses also had large openings into rooms, so we followed tradition, but installed modern glazed units, again to seal off from heat and also of course for security.
Tinted glass
Did we do it? - yes
PJ was wanting this. I was easy either way but the small additional benefit of heat protection swung us on to it. a soft green tint actually enhances the appearance of the house
Roof overhang
Did we do it? – yes
Another look to tradition, where open window style was somewhat protected by roofs overhanging to reduce the suns effect in the rooms. we followed it even though the windows were glazed, as it looks correct, and traditonal appearance was the brief. we did not fit over the lower floor windows but that can be added later if required.
I agree with you, I too did it. However, as of the heat protection benefit, I am not so sure. The radiation that is not let inside (almost) is caught on the tint and heats up the glass, it can be felt by touching. Hence, it heats up the room unless a double glazing or another protection (a heavy curtain) will reduce it.Quote:
Originally Posted by Thai Dhupp
Double glazing does little to stop the heat, I think you have already fitted the best protection having shutters on the windows, something I am going to look at doing in the future, not straightforward due to way windows are framed at my place - I am waiting for divine inspiration to get a brilliant idea to resolve problem. :)Quote:
Originally Posted by Klondyke
We have window tint - not convinced it does a lot? stops anyone looking in during the day, but where I live there is no one to look in anyway, not great for the bird life, must confuse them as they fly into windows at times, they will also sit and look at their reflection and peck at the glass, have to scare them away as quite noisy and irritating.
however, no difference in looking inside by dark when the light inside is on...Quote:
Originally Posted by Airportwo
There is a psychological effect of coolness with the green tinge. It's in the mind, so it is effectively real.Quote:
Originally Posted by Klondyke
Energy conservation
I know electricity is not that expensive but over time it is sure to creep up. I wanted to add an element of future-proofing this development.
Low energy lighting throughout
Did we do it? - yes
When presented with a new build and the option to specify low energy lighting, it would be crazy not to do it. The savings are not massive day to day but do add up over the long term, especially with the low energy bulbs lasting a LOT longer than ordinary filament bulbs.
Induction cooking
Did we do it? – yes
I have been a fan of induction hob cooking for over 15 years, I have direct experience as my first kitchen build in UK featured a DeDeitrich 4-ring induction hob, and I currently have Brandt 4-ring induction hob in my Dubai apartment.. The benefits are undoubted. Gas is about 40% efficient, electric ceramic about 60%. induction hob cooking 85% efficient - it only heats the part of the pan in the cooking zone, and the way it works it is the pan that does the cooking. so big savings over time, add in it boils water in a pan faster than gas, and unlike gas, the bottom of the pan dopes not get black and sooty - it stays wonderfully clean. Finally, unlike gas, there is no chance of fire or explosion if something goes wrong the gas supply pipework. Its flat surface is easy to wipe clean too
Smart AC with Wi-Fi control
Did we do it?– yes
Fitted and working. this installation has the latest gassing system, supposedly more efficient, and the units them selves are the smart type, fixing the temperature and 'throttling back' once it is reached. There is remote control of all the individual units via WiFi and the mobile phone. we specified based on the room volume and window area PLUS the AAC block effect ans specified slightly smaller units as a result.
External security lighting on PIR
Did we do it? - yes
Simple control to avoid night time lighting burning away for hours on end.
House ext. lighting on photo cell
Did we do it? - no
Not fitted yet, the idea being to prevent night time lights being on unnecessarily. photo cell is efficient with changing weather and natural lighting conditions. more so that a simple on-off timer. we can add it later.
Solar water heating
Did we do it? - no
Was looked at, but we have decided to keep this option for when the swimming pool is completed. May review this decision if my daily bath starts running up the bill!
Solar electricity
Did we do it? - no
Again, the cost and pay-back were prohibitive. if you factor in the storage units required to make it usable we are talking about years to break even. however... changing conditions and costs might make it more viable later on. we could easily add it at a later date. I was serious about it though - I contacted Tesla to see whether their solar roof tiles could be incorporated into my roof design but the sheer cost of those tiles ruled it out in the end..
Water conservation / re-use
Separate lines – grey and black water
Did we do it? - yes
this was in part future proofing the system so that it will be easier to add a use for that grey water, and partly to minimise the water flow into the septic tank. We will be able to tee-off the grey water for plant irrigation at a later date. all the water flows to the final 5m deep tank (concrete rings, and thence to th drain field. the system appears to be working as planned though time will of course tell
Separate tank grey water
Did we do it? - no
Not in this build but we can add it later. In fact, it was not a deliberate act - yours truly forgot to tell the builder of the plan!!
Rainwater harvesting
Did we do it? – no
Guttering was not part of k.Pot's contract - i figured we would get a specialist in to do that later, and at that time we will look again at collecting clean rain water. Probably for swimming pool top up rather than toilet / shower use but I am still thinking about an overhead water tank in the mango land, so we might employ that water in the house.
Dual flush toilets
Did we do it? - yes
Pretty much a given with new sanitary-ware installations. these Mogen units all have the feature, which should cut water use a little bit each week.
TD, that's a really useful recap and a great checklist for those yet to start a build.
TD, Christ sorry I just Red'd you by mistake. Apologies.
Thanx - there's more to come tomorrow!Quote:
Originally Posted by NamPikToot
Apart of harvesting the rainwater (what's BTW also quite essential for energy saving considering that otherwise you will spend a lot of town water for garden watering - if any) the absence of the gutters will cause splashing your walls - and the windows either - because of gusts. The rain in Thailand falls not really vertically...Quote:
Originally Posted by Thai Dhupp
(Unlike "The rain in Spain stays mainly in the plain")
Updating how I solved the combination of shutters/mosquito screen/window at different styles:Quote:
Originally Posted by Airportwo
Swing shutter:
https://teakdoor.com/attachment.php?a...id=30304&stc=1
Sliding shutter:
https://teakdoor.com/attachment.php?a...id=30305&stc=1
For the sliding of shutters, screens, windows a small plastic roller with a spring is embedded in the bottom and top of the frame, rolling over an alu rail, available at the hardware shops.
that looks like it will work well. Klondyke..Quote:
Originally Posted by Klondyke
For us, no screen as yet, but we have the space to fit between the window and the shutter
Consider someting like this. Vertical rather than horizontal.Quote:
Originally Posted by Thai Dhupp
www.youtube.com/watch?v=gTt0oi8NnDY
My conundrum is windows open out :(
https://teakdoor.com/attachment.php?a...id=30309&stc=1
Well! that's a different perspective :) cant edit.............
Makes my head spin. :rofl:
Traditional look – modern construction
Trad shaped roof tiles
Did we do it? - yes ..well... just about
So...they were not totally traditional tiles in structure but also, they were not modern tiles either. In fact, we wanted the traditional diamond pattern on the roof but with good water repelling properties too. The double tiles we used gave the appearance, were light enough for the steep roof and were screwed into place. The cost was not prohibitive
Ayutthaya style roof
Did we do it? - yes
We had to really. Would not be any good trying to emulate a home from 400 years ago while living in a box with no older features at all and a shallow-pitched modern roof
Wood effect upper level
Did we do it? - yes
One reason for employing K.Pot was his painting crews ability to make a flat surface look like wood. I believe he succeeded and we are very pleased with the trad wooden house look with full modern insulation.
Traditional detailing
Did we do it? - yes
The window gold detailing, the balcony detailing, the gold panels under the windows - all ideas taken from old Lanna / Ayutthaya houses.
Maybe we could have done more. I am happy though...
Sala
Did we do it? - yes
An integral part of the old style house cluster, but we moved it to the back rather than the front of the building cluster (once zone 3 is completed)
This left us room to put in the pool later
Traditional layout
Did we do it? – yes
The 3 zones, once finished will follow the traditional 3 unit layout, with a large under house area (in our case. 8m x 10m) for communal living
Add in the Buddha room, upstairs private family area separate to the whole development, the outdoor kitchen (yes - indoor kitchen too!) and we are ticking a lot of the boxes
Wood interior wall cladding
Did we do it? - no
We did not do the wood paneled walls, so traditional for this type of house - however, some of the walls will get paneling once we are in - the master bedroom is scheduled for a panel behind the bed, and there will be others too.
Wooden flooring
Did we do it? - some
We could not stretch the budget to 100% wood floors but the main rooms all have it fitted, with tasteful wood effect tiling used elsewhere. The design brief again
Trad style internal doors
Did we do it? - yes
Although not totally ancient door patterns, these doors are also not flat modern wooden shells.
An old pattern in solid wood, to match the pattern on the exterior walls has been used. We decided against the old wooden latches and toggle locks in favour of more modern door furniture
Security
Window and shutter arrangement
Did we do it? – yes
traditional Lanna / Ayutthaya buildings had window openings with shutters. we wanted the appearance, no... more than that.... we wanted functioning shutters.
but with a tip to modern building, we also wanted glazed windows for heat, insect, dust and security control. We came up with the window open in, shutter open out arrangements we have now. most of the time the shutters will be open, though for v hot times we will close some of them. most of the time the windows will be closed and we will temp-control via the AC system. so, once again we have the traditional look and modern building practices.
Retro fit bar arrangement
Did we do it? – no
Well... not yet but this will be a project once we are 'in'. it was never part of K.Pots brief so we are free to find a specialist to make some bar panels to secure between the shutter and window units at a later date.
CCTV
Did we do it? - yes
The system is in and working. Once WiFi is activated, a remote link will warn if the perimeter or house alarm triggers, and the WiFi link will allow any of the CCTV cameras to be remotely viewed. The system has 30 day continuous recording too. we have the option to add a speaker system and remotely speak directly to anyone thinking of entering without permission.
Crocodile
Did we do it? – no (not yet)
....but that don't mean we won't! Need to get the pond dug first.
2.5m boundary wall
Did we do it? – yes
Boundary wall is about to be completed (I just sent the final payment) and we have just contracted the main remotely-operated gate to be fabricated and fitted. The lighting is being installed this week
Thorn bush planting
Did we do it? – not yet
You remember we had a mini discussion in the thread about suitable deterrent planting options? i settled on the thorny, fruit-bearing bush. Once I get back there his time, she and I are heading to the garden centre to see about getting those bushes and planting them.
House alarm
Did we do it? its coming shortly
Standard zoned alarm system, what more to tell?
All doors lockable
Did we do it? - yes
Small but important point.
God forbid, but if one gets broken into, any and every defence that uses up time and puts an obstacle in the way is good.
Burglars like to be in and out quickly.
If they get past the perimeter alarm, the CCTV, the house alarm, all triggered and announcing their unwelcome presence, and then they are in a room but the door to the house is locked, and they get past that, and the next door is also locked, the pressure of getting caught may just encourage them to leave.
As they say,,''every little helps''
Much more, where are the detectors and how to disarm the alarm? :)Quote:
Originally Posted by Thai Dhupp
Ahh yes..sorry - I forgot!Quote:
Originally Posted by lom
You will see the sensor locations when the little red light comes on.
a loud siren will start but... don't worry!
.... the gentlemen who show up shortly after will be able to show you how to switch the audible warning off, though you will need working fingers to do it yourself.
I hope you will be able to focus and take it all in through the 2 black eyes and searing pain from the repeated baton strikes.
At this point you may be questioning the folly of entering without permission...
You might wish the Police had not been called..
but here is the good news!
...they weren't!
My guys don't really want to see the Police either!
but they do want you to meet the crocodile......
hope this helps. call in any time. Hes always hungry!
Great update :1st:
cheers, david... Its going to be a bit quiet til i get there next friday, so i thought i would look back to see how much of what we planned was actually accomplishedQuote:
Originally Posted by david48attd
This system is actually quite good, Norton... tucks away but easily available to use.Quote:
Originally Posted by Norton
I wonder if i have enough room between the shutter and the window panel......
Thought same. Sizes and availability in Thailand worth a look. Looks it would have the least impact on your window design.Quote:
Originally Posted by Thai Dhupp
There are a few suppliers but I couldn't find one in Thailand. Aus and India had. Maybe an email to them inquiring cost to ship here.
This design mounts on the inside wall around the window frame.
https://www.retractablebugscreen.com...rtical-windows
Take a look here, locally available https://europvc.co.th/fly-screens
My house in NZ has these easily installed magnetic screens.Quote:
Originally Posted by Norton
https://www.youtube.com/watch?v=2srpXw6ylGs
That might be the problem for me, Norton as my windows open inwards so the open window would get in the way of the bug screen!!Quote:
Originally Posted by Norton
I was thinking of a retro-fit panel, to fit into the window frame between the shutter and glazed unit. then even with the window closed the screen would be unaffected.
Looking forward, the bug screen could be removed and a security bar unit fitted instead. suitable fixing bolts, of course.
This is sort of how I envisaged it, and that's why we had a gap between the shutter and window unit.
I was thinking along these lines....
https://teakdoor.com/images/imported/.../xC7zJRk-1.jpg
'scuse the crappy sketching, and of course its not drawn to scale.
Hopefully you get the idea!
https://teakdoor.com/images/imported/.../vAbyRwN-1.jpg
With this arrangement, the bug screen could be left in place with the window unit open or closed.
this would be secured with simple pins into the frame.
i think the bug screen could also be removed and replaced with a fabricated metal bar panel. This for when we go away.
That security panel would be secured on all four sides with screws having a high security head that cannot be removed with standard wrench or screwdriver.
Just an idea,,,
Probably the best idea. End of the day, window screens can be fixed. Rare they need to be removed. A framed screen that is easily installed and removed is the way to go. As my old pop often told me "kiss it". Keep it simple stupid. :)Quote:
Originally Posted by Thai Dhupp