Townhouse Number 2 Renovation

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Re: Townhouse Number 2 Renovation

Postby schuimpge » Sat Feb 15, 2014 3:00 pm

There's no way in these houses you can stop flooding like in 2011.
But proofing it is easy. Electric high up, concrete instead of wood kitchen, water tower with solar pump, etc.
All being done to prepare for eventualities.
When the second house is finished, we could stock supplies and live through a couple of weeks flooding.
Backup generator would stretch that to months.
Up to 1 meter water outside very easily, 1.5 meter in the street would be the maximum.
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Re: Townhouse Number 2 Renovation

Postby Roger Ramjet » Sat Feb 15, 2014 10:34 pm

schuimpge wrote:They do a very thorough job and get a perfectly smooth and even surface, but after a couple of days, some cracks will appear.

If they mixed the render materials with Lanco 451 (no water) you'll find it will not crack at all. It's also easier to apply.
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Mon Feb 17, 2014 8:56 am

Roger Ramjet wrote:
schuimpge wrote:They do a very thorough job and get a perfectly smooth and even surface, but after a couple of days, some cracks will appear.

If they mixed the render materials with Lanco 451 (no water) you'll find it will not crack at all. It's also easier to apply.


Didn't know that.. I know my contractor likes the Lanco, but need to check if he's using it on the rendering.

They managed to fit the sliding doors in last Saturday. Tiles in the toilet up to the first row of 'beads', then another 2 tiles, then the second row of 'beads. Up from there it's rendered and only paint to finish.
Need to call the PU-foam this week and get some pictures when I get back home for the progress.
Starts to look like it, they're moving fast.. Upstairs wall is halfway already, there will be 2 tall windows about 160cm high, 40cm wide...they've put 2 pcs of rebar from ceiling to floor along the edges of each window to make sure it is properly supported.

Cheers,
Luc
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Tue Feb 18, 2014 1:20 pm

Grrr.. PU foam busy...10 March is the first available date.
They've gone up in price. Paid like 400 - 450 Baht 5 years ago, now it's 600 p/sqmt.

Cement-guys pushing hard. In turn, my contractor is pushing me for decisions.
Today outside cement between the two terrace doors.
Tomorrow I guess they'll start with the tiling.
Have also been 'ordered' to clean up / sort out lots of stuff and throw whatever I don't need.
(Not sure if the wife is behind this, but it was my contractor with a big grin on his face telling me)...

Toilet walls turning out very nice. Wife is totally happy so far.
IMG_0770.jpg

IMG_0771.jpg
The tiles almost finished. 2 rainwater/gutter downspouts properly hidden.

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Outside wall. the beads turned out very nice. Not very clear in the picture. Still need washing in.


Upstairs same, walls done, corners set, today I'll see it rendered and ready for windows.
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Setting the corners. Wet Alu-strip 'glued' to the wet render and after some measuring he sets a perfectly straight corner.

IMG_0768.jpg
Looking through from the room to the front of the house below.


We'll start soon with Shower upstairs.
Afternoon choosing tiles and stuff.
Will need to work out everything in detail as water will come from 12v Pump / Water tower.
Need to layout preparations for water-boiler (solar heater).
And have that all done in-wall. Quite the challenge and a good general repetition when we do our 1st house bathroom.

Cheers,
Luc
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Re: Townhouse Number 2 Renovation

Postby fredlk » Tue Feb 18, 2014 1:27 pm

schuimpge wrote:Toilet walls turning out very nice. Wife is totally happy so far.

I am pleased to see a tasteful choice of tiles. Well done, but I expected nothing less. :D
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Wed Feb 19, 2014 8:51 am

fredlk wrote:
schuimpge wrote:Toilet walls turning out very nice. Wife is totally happy so far.

I am pleased to see a tasteful choice of tiles. Well done, but I expected nothing less. :D


Thanks Fred, I'm now trying to hold my wife off from choosing anything out of whack for the bathroom..lol.

Pretty much finished the toilet downstairs and started with the terrace outside.
Looks pretty cool. Very happy with it. Today I guess most of terrace ready. There'll be a recessed gutter at the end of the terrace to avoid water running into the area between the two big windows. I've planned a pond there, so don't want any dirty water running in it. The gutter will drain straight into the storm-drain below it.
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Wed Feb 19, 2014 8:58 am

Some pictures of course...
IMG_0790.jpg

IMG_0786.jpg

IMG_0784.jpg

IMG_0783.jpg

IMG_0782.jpg


And upstairs 2 Window-wall.
IMG_0788.jpg

IMG_0789.jpg
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Thu Feb 20, 2014 10:20 am

They finished the tiling and grouting in the toilet. Terrace done. Started breaking out the old bath-tub and rest of the fittings and tiles in the bathroom upstairs.
Surprised to find that the bath-tub was completely seated in sand. All hard as rock after 15 years in there.
We've decided to use laminate flooring for the upper floors. Initial plan was tiles, but I'm not a fan of tiles in bedroom. Even though you can get them in wood print that looks very nice.
My wife was wondering what it was, so went to HomePro, had a look, sticker price between 550 and 1000 Baht p/sqmt. Still steep, but checking some more and it turned out to be including installation, including skirting and 10 year warranty. (I know..warranty and Thailand...)
We went with 12mm floor, which comes complete with underfloor. We only need to ensure the underground is clean and straight before we have them come over.
Paid 1000 Baht deposit and can call them once everything else is completely finished so no worries about paint and other damage.

Toilet posed another problem. I had the sink planned close to the window, toilet next to it (between sink and the rain-pipes) and the urinal on the back-wall.
But while in Vietnam, my wife thought to know better and had that changed. Switched urinal and sink. Was better for Thai belief on how to layout a toilet..grrrr.
So yesterday afternoon came in. Saw the sink and asked her how she'd go sit on the toilet because the toilet seat almost touches the sink once it's installed. At work now, they gonna change and move some things..wife told me it will not be big problem and still 'look ok'... That's an alarm bell and red flag to me...hope it will not turn into some unsightly mess.

Anyhow..some pictures...

IMG_0802.jpg
instead of stainless, we decided to use same tiles for the drain. 0 cm difference at both walls, sloping to 5 cm deep in the middle to the drain.
Drain will be about 10cm wide and then anther row of tiles.

IMG_0793.jpg
terrace closer to finish. They will still put a skirting around which also means that the old door will be taken out, cut shorted a few centimetres so that it looks exactly the same.

IMG_0794.jpg
Yes the sink does not hang straight. Had a 'sinking' feeling at first, but turned out that it was not seated properly yet on the right-side bracket. Already corrected.

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The Urinal, where the sink should have been.

IMG_0797.jpg
All properly finished and protected with strips.

IMG_0799.jpg
Small detail but shows how these guys go the extra mile and deliver really good work.


We will see for the next updates tonight....

IMG_0781.jpg
Almost forgot..the flooring sample. Wife had the deciding vote on that. She went for the upper right sample which I am very much ok with.
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Thu Feb 20, 2014 10:33 am

Keeping an eye on the rendering...everything still looking good.
No cracks except the original 2. Made a picture of that below.

IMG_0803.jpg
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Re: Townhouse Number 2 Renovation

Postby MGV12 » Thu Feb 20, 2014 3:00 pm

schuimpge wrote:Keeping an eye on the rendering...everything still looking good.
No cracks except the original 2. Made a picture of that below.



Doubt there is a house in Thailand that did not/does not have cracks in the rendering; we had hairlines appearing three months/six months/twelve months and even eighteen months after application. Not one was 'structural'.

A commercial opinion http://www.durarend.co.uk/traditional-s ... ering.html

The fact is that rendering is very rarely structural and therefore it really doesn't matter that much ... apart from the aesthetics.

If a crack widens to more than 1-2mm you need to reassess and contact your contractor/your engineer if you had one/a specialist/a monk/your insurer :P ... whatever works for you.

“Some days I am an optimistic pessimist ... other days I am a pessimistic optimist”
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Thu Feb 20, 2014 3:26 pm

MGV12 wrote:
schuimpge wrote:Keeping an eye on the rendering...everything still looking good.
No cracks except the original 2. Made a picture of that below.



Doubt there is a house in Thailand that did not/does not have cracks in the rendering; we had hairlines appearing three months/six months/twelve months and even eighteen months after application. Not one was 'structural'.

A commercial opinion http://www.durarend.co.uk/traditional-s ... ering.html

The fact is that rendering is very rarely structural and therefore it really doesn't matter that much ... apart from the aesthetics.

If a crack widens to more than 1-2mm you need to reassess and contact your contractor/your engineer if you had one/a specialist/a monk/your insurer :P ... whatever works for you.


I know what you mean...it's hairline cracks, which upstairs appeared much more, inside of a wall that gets hot during the day.
Overall, no hairline cracks downstairs, and after painting, there's hardly a chance of them appearing as it has a proper surface protection that holds it together
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Thu Feb 20, 2014 8:46 pm

Well, today's moving around stuff in the toilet. They moved the urinal alonf with the water and drain pipe, moved the drain for the toilet, had bad luck with the sink as it dropped and broke.
Asked my wife if she handsome savings or to use the old sink from the bathroom upstairs.. :mrgreen:
Got a bad looking stare after that so had to give up. But overall, wasted time and money aside, the guys doing a stellar job. All previous holes for screws gone, hacked out the tiles and replaced with new ones. For the sake of Thai-ness which us mere Farangs will never understand.

Pictures tomorrow when all is finished...
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Tue Feb 25, 2014 8:51 am

Pictures not done yet, but there's some progress. Will post pictures today when I get back.
We managed to finish shopping for the bathroom upstairs. (sigh).. Not easy with a wife being very picky on the toilet seat...lol.
But after spending a Sunday morning and then a Monday early afternoon, we got the stuff we need.
Initially I wanted to go with the build-in water-reservoir for the toilet, but its awfully expensive.
The reservoir costs a nice 10k Thai baht. And then you got to buy a matching toilet, which adds another 5-6k.
So gave up on the idea and got a low-profile all-in-one which would have the same overall dept at only 7k Thai Baht.

The shower is a rectangle 180x245cm, and I hate the box-look of most showers you see here. So to break that up, we will put a quarter-circle wall in.
That wall will serve as shower stand and at the same time breaks up the space, keeps the wet side separated from the dry side.
We voted down on using the glazed mosaic tiles (similar to what we used in the toilet downstairs but high gloss blue colour) on the shower wall as it would cost 10k by itself.
Instead we're using sand wash, where the rest of the shower is all tiled. Should give a very nice overall look.

Downstairs terrace drain is finished. Looks marvellous, glad we went with tiles instead of steel gutter.
Thought that 5cm would be ok at the deepest point, but changed it last minute to 3cm, with 1cm deep at the side.
The drain goes straight down into the main storm-drain. Gutter for the terrace roof will also go straight in there.

My contractor came with another brilliant idea. The terrace upstairs has this ugly drainpipe going from the gutter down.
Since we've broken out all of the bathroom, he'll change that, and it will go down inside the house, completely out of sight.

Inside walls started the rendering.
Guy from Home-Pro came over to measure all floors for the laminate.
Total 71.5 square meter for the top 3 floors.
Yesterday also got the granite tiles in to finish the ground-floor.
Total of 60 tiles. Once laid, the whole floor will get polished.

As it looks now, I guess we'll be finished before the holidays in April.
Cheers,
Luc
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Tue Feb 25, 2014 9:27 pm

Ok...promised...

Image
Drain at the terrace

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Makeshift connection for the water supply to toilet.

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Finally, waiting for the last 20 square centimeter of mosaic, but the rest is done.

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That white pipe is going to go out of view..

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Shower, all broken out and ready for construction

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Guess what? I thought the ground floor had concrete planks and cement to support the granite tiles.
Forget it. The tiles where laid on a thin bit of concrete without even a single hair of rebar in it.

Warning to all...don't ever think about buying a house from Property Perfect.
They are FAR FROM perfect..

Cheers,
Luc
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Re: Townhouse Number 2 Renovation

Postby schuimpge » Tue Feb 25, 2014 9:33 pm

Image
The lovely wife just before she told me that my passport got dry cleaned with my jacket.
New passport, then new visa Non-B, then new Work Permit Stamp, then new Vietnam Visa and check for the effects on my work permit application in Vietnam...

Her reaction..".oh you never put your passport in your pocket".. Grrrrrrrr
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