Housing and You…What’s wrong with those drawings?

Jan 19, 2014 News

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By Leonard Gildarie

Most folks I know can get the hang of driving a new vehicle on the first try. That is because they have been driving for awhile. But imagine asking those same folks to operate a front-end loader or a backhoe. Or even new machinery that is fully automated. In all likelihood, training and a study of the manual that comes along with the machinery may help.

Over the past few weeks, we have been examining some incorrect ways that we may have been building. We spoke about laying the concrete blocks first before you pour the columns, as there will be no realistic way to tie the two in later.
Two Guyanese who worked in Antigua also made it clear that it is not recommended that nails be used to attach the galvanized roofing, but rather screws that have the self-sealing rubber and washers. They also advised that it is better to cavity-fill the concrete blocks with mortar and steel to strengthen them and tie the foundation to the perimeter beam. In that way, should there be a fire, it would be contained to a particular room, leaving the least possible damage.
Of course, the articles have been generating lots of comments and I will be publishing some next week. That is because this week I want to delve into the all-important issue of your drawings.
Before building, you are required to submit to the local NDC or city council copies of what you intend to do. From my own experience, my drawings for our home at La Parfaite Harmonie included details of how many rooms, distance from fence, windows and size of the proposed building. There were no wiring or plumbing plans. These architectural plans are a critical piece of evidence that the bank will require, as it tells them what you intend to do. It also tells the bank that the local NDC or city council has approved your plans, in keeping with regulations.
Well, Jewel Cameron, a long-time professional who has been working over 30 years, drawing plans, managing project sites and attached to a number of prominent construction firms, is saying that the situation with the plans is worrying. I will continue to talk to some local professionals who know.
I stop here to highlight a situation in St. Maarten, a Dutch Eastern Caribbean territory where land is scarce and the authorities are strict and would stringently monitor new constructions. One lady was approved through the bank for a mortgage but decided she would make changes after the approved process. She made her own sketch of what she wanted and of course, the contractor thought he could accommodate. Of course, the inspectors came and suspended work for three months. She was forced to do new drawings, pay for them, and re-submit them to the relevant authorities. Time and money wasted.
In Guyana, the plans generally do not show wiring, plumbing, size of windows and doors, and details of the foundation. I say this with authority from my own experience and the countless other examples I have seen.
According to Cameron, while for years Guyana has been accepting the incomplete drawings, the reality is that it is bad for business.
“You are actually flying blind. When you reach the stage of wiring, there are just no plans. Let me say that unless you have a good contractor who knows what he is about, you will be ending up with problems.”
The other issue, for me, that is even more important, is that lots of folks will be building for the first time and do not have a clue of some of the hurdles that can be encountered. Under new regulations, wiring will have to be placed in the concrete walls in little plastic pipes called conduits. So after building the walls, and the workmen braving the heat and maybe rains to plaster them, will you break or chip those nice walls? The reality is that this is what precisely what is happening. Ever try trying filling up those chipped walls? In most cases, it can never be neatly repaired.
“My problem with the drawings is that they are not properly detailed,” Cameron asserts.
He believes that there is need for the professional bodies, including architects, to play a bigger role along with improved building codes. “Enforcement will be key. It will require a complete overhaul of the system with increased training for sanitary inspectors at the NDCs and city councils.”
Cameron said that he has seen drawings with wrong symbols, calculations, and very poor presentation. The drawings are critical guides that will allow a new contractor to come in and pick up where a previous one would have left off.
Another area that is critical is that along with the drawings will be the materials and labour costs.
This is a critical document required by the bank to determine how much will be spent.
According to Cameron, many contractors rush this through, even adjusting it to suit the client and the bank. With some parts of the construction are more technical than others, most banks make the mistake of applying standard, across-the-board labour and material costs.
Cameron believes this is one of the main reasons why many homes are stalled, because the true costs are revealed during the construction, leaving the homeowner in trouble.
“So yes, we have to be more detailed in the drawings and those estimates. Cutting corners will not work and will only lead to delays and increased costs,” he emphasises.
I have left you with some thoughts for the weekend and the week ahead. Next week, we publish some of the responses.
Be safe, don’t drink and drive and much love. You can continue to drop those emails to [email protected] or call at 225-8491.

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