House Building Tips

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We have set out to briefly cover three points
when it comes to building your dream home
in the limited space available here:
Selecting your land (please note that
we do not sell land we're only giving
you some useful pointers to look out for
when selecting land if you do however
have development land for sale you
could do well to let us know because we
always have clients looking for land)
Tips on containing building costs when
designing
Tips on building design especially the
focus areas like the bathroom/s,
kitchen and flooring.
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SOME BASIC BUILDING TIPS
Selecting Your Land Finding The Erf That Works For You
Finding the right Erf can involve many, many hours of time
You can have a look at some
and energy. It is always far easier to select a home to fit
housing estates where you can
your Erf rather than adjusting your Erf to fit a home plan you
choose your own builder and also
may have in mind. So let's take a quick look at selecting a
design to your own specifications
vacant stand for your dream home. You want to make very
(within their prescribed
sure that the spot you pick to build your dream home doesn't
boundaries) and consequently
have any hidden problems. Location is a huge factor in your
avoid sometimes exorbitant
enjoyment of the new home and the resale potential. In fact
building costs by going to our page
you may have heard the old property maxim position,
position, position and it's so, so true. Some Estates.
If you already own a plot or are still searching for the right one there are several matters to consider.
Worldwide, purchasers must take into account things like, wild fires, wind, flooding, tornadoes,
earthquakes, hurricanes, winter ice or summer sun, and so on. But of course most of these don't
apply to Gauteng. With our beautiful weather we are able to concentrate more on aspects such as
location, length of commute to work, suitability of schools, neighborhood, distance to shopping,
building costs, soil conditions and rates and taxes. Some plots are special because of the view they
offer. Other locations may be important for personal reasons.
In this short article several aspects of vacant plots are considered, aspects that are easy to overlook
in the enthusiasm of getting going on your new home.
Ground Conditions
If a building is to be constructed in an area with clay soils one should be aware that clay soils have been
found to expand 23 cm or more if subjected to long cycles of drying or wetting, thus producing powerful
forces that can shear foundations and lift lightweight buildings. Some soils with high organic content
may, over time, compress under the building load to a fraction of their original volume, causing the
structure to settle. Other soils tend to slide under loads.
Soils that have been modified in some way often perform differently, especially when other soil has
been added to or mixed with existing soil, or when the soil has been made wetter or drier than normal,
or when cement or chemicals such as lime have been added. Sometimes the soil under a proposed
building varies so greatly over the entire site that a building simply cannot be constructed safely or
economically.
Soil and geological analyses are necessary, therefore, to determine whether a proposed building can be
supported adequately and what would be the most effective and economical method of support.
If there is sound bedrock a short distance below the surface of the construction site, the area over which
the building loads are distributed can be quite small because of the strength of the rock. As
progressively weaker rock and soils are encountered, however, the area over which the loads are
distributed must be increased.
Do not purchase an Erf if you have even the slightest suspicion of soil condition problems it can cost
you a small fortune.
Subdivision Constraints
You should check for any title deed conditions and restrictions. These can be crucial to what you can
do on a plot, even what kind of house can be built on it. Normally, you’ll have to sign a document
acknowledging that you agree to abide by the restrictions before you get title to your land. The sales
agent may not tell you or may not even know that there are any restrictions. At other times agents
may make a big thing of telling you how great the restrictions are, and how they really add value to
the property. But what they may not tell you is that no restrictions are worth the paper they’re written
on if they’re not enforced.
You should therefore ask for (and get) a copy of the draft title deeds if a plot interests you. And
before you buy read these carefully. There just might be some constraints, or lack of them, that
would make the property unacceptable to you. As a final step, check with other homeowners in the
same subdivision or area and see just how effectively the conditions and restrictions are enforced.
The House and the Plot
You need to visualize how the house will fit on the plot. You need to also take into account local
ordinances and National Building Regulations, which place other restrictions on your design. These
dictate the amount of empty space required in the front, back and sides of the home under
consideration.
If there are, or will be, houses on adjacent plots, you should check how much privacy you’ll have. A
decent fence might be all you’ll need. But when an adjacent house suddenly has two stories or when
it’s above yours on a hillside, the neighbors may have a great view of your back or side yard — and
also perhaps into your bathrooms and bedrooms.
If you’ve already decided on a floor plan, check the orientation of the house relative to the sun and
the street. The street usually dictates how the house will sit on the lot. If you pick a lot for its view,
find out what protection you have to prevent someone from building in front of you and blocking your
view. The recent Natal court ruling on view blocking is of great interest to anyone with a view. But
who wants to get entangled in protracted lawsuits. If you find a plot problematic, or the house you
want just isn't compatible with the stand walk away.
Hillside Plots
Hillside plots are attractive because they often include a view. One of the main drawbacks of scenic
hillside houses is the strong possibility of persistent winds, especially in the afternoons. These are
often strong enough to be downright annoying. Strong winds blowing against windows cause noise,
and when the winds are continuous, the noise can become depressing. So look out for this.
You can expect to pay a premium for these plots in two ways:
1 The price will be higher than comparably sized lots.
2 You’ll have to move more dirt and pour more concrete than normal.
If you are going to build there, be sure to have an engineering study done to find out how the
foundations should be done and what the costs will be. Another concern you should have with hillside
plots is the steepness of the driveway and the cost associated with building it.
Ground Water, Grading and Drainage
How can you tell if ground water is present? If the plot hasn’t been graded clear of vegetation, be
suspicious when you see a heavy thicket of greenery. Ask to see any engineering reports made on the
plot or the subdivision. Talk to neighboring property owners to see if they’ve had water problems
during the rainy season. Also, check what happens to water from an adjacent plot located above
yours. If it runs on to your plot, ask what’s being done about it. If you’re not satisfied, find another
plot—or you may be faced with a lake in your yard when the rains come. The presence of ground
water will often also mean extra expenses for foundation and drainage. And, if not taken care of
properly, it can be a source of problems later on.
You’ll need adequate drainage from the plot. And getting involved in pumps to get the water back up
to the storm drain in the street can be expensive. These sump pumps are also often noisy and cause
maintenance headaches.
AboveGround Utilities And Utility Boxes
When a plot of land is being subdivided there will sometimes be a set of power poles and lines
running along one or more sides of it. Lots along those sides will then have the power and telephone
lines in front of their houses. Utility boxes are also often forgotten when people look at a piece of
property. In new developments with utility wiring run underground, the power company must put their
transformers someplace. In some areas these may also be underground but, if they’re not, they’re an
eyesore, especially if the box housing the transformer is in front of your house.
You don’t have much to say about where utility boxes will be located, but at least you can see where
they are when it comes time to select an Erf. And remember, when it comes time to sell, prospective
buyers will see things like this.
Traffic Noise
Traffic and traffic noise will affect the resale value of the property. Take the time to find out what
future traffic patterns are planned around any Erf you consider. Stay as far away from freeways as
you can and at least a block away from what could become a major arterial.
Outside noise can come from sources other than traffic. Railroads, even those several blocks away,
can generate noise you’d rather not have. Also check how close the Erf is to an airport commercial
or military any excessive noise can affect the resale value of the property in the future years.
Always remember that there is a continuous cycle of buying and selling in the property market. The
main contributing factor is due to the fact that normal folks generally buy a minimum of three homes
during their lifetimes. Broadly speaking the first one is the starter, one then upgrades to something
bigger to accommodate your children, after which the children leave home and the house simply
becomes to big for two people.
Corner Erven
There are pros and cons about corner erven. You have one less abutting neighbor but you also have
two sides of the house facing a street, making for more maintenance of lawns and shrubs; at the
same time, your backyard becomes visible from the street.
These erven are favorites for people who cut corners, either on foot or on bicycles. It may take a
fence to stop them and a fence may not be aesthetically pleasing to you, or inline with your vision of
your dream home.
If you buy a corner Erf and the front of the house faces the same street as the garage, be sure the
garage side of the house is away from the corner. You may have to reverse the floor plan to do this.
There are several reasons for this:
It’s safer to back the car out of the driveway.
The side of the house away from the garage is often more attractive from the street.
The garage side is where you’re more likely to have garbage cans—items you’d rather not have
on the street side of the house.
Your Erf and Vehicle Headlights
While driving at night in a residential neighborhood watch where your headlights hit, particularly on
high beam. When they hit the front of a house with sidelights around the door, there will be a flash of
light in the entry. When they hit a bedroom window, special attention to window coverings will be
needed if sleepers are not to be bothered.
Curving streets and intersections have the potential for this problem. When checking out a Erf, see if
cars coming from either direction will be directly facing the side or front of the house. If so, you’ll
need to be careful of window placement in bedrooms and entries.
While upstairs bedrooms won’t generally get the full brunt of headlights, they will get some of it. And,
if the street is on a grade, even they may not be spared.
There are three types of corner erven to watch for:
In a common fourway intersection, all the corner erven will have headlights swing across them
as cars turn. Even houses on erven next to those on corners may be affected.
When the Erf faces the end of an intersecting street, you’ll have to be careful of the house plan
you select because headlights of cars coming up the street will hit the front of your house. And
you may just have second thoughts as concerns the possibility of a driver who is inattentive and
forgets to turn. In general, these are not the most desirable erven on the block.
About as bad is an L where both streets end. Houses on corner erven will face down one of the
streets, with the same considerations as the previous situation.
A culdesac is attractive for young families because the closed end can be a relatively safe place for
the kids to play. But, for erven at the end, headlights will swing across the fronts of the houses as
cars loop around the culdesac. You'll have to watch where you place bedrooms in your design.
Country Erven
When the Erf you’re considering is outside a metropolitan area, you need to remember water, sewer,
gas, electricity, telephone, and roads. If you have to drill a well, you need a backup plan in case the
water you get is not potable. If you require a septic tank you need to know if the soil is suitable. The
seller may be able to guarantee these things; otherwise make any offer on the Erf subject to your
approval of test results.
But before you do that, find out what the utility companies will charge to get power, gas, and
telephone to the Erf. Also, find out what the costs will be to have a road extended to it.
Servitudes
Find out if there are any servitudes on the Erf and, if so, what they mean to you. Sometimes it means
you have to give up any use of part of your property; other times it means you can’t use it for some
purposes.
Find out before you buy. Be a pain in everybody's neck, but find out after all it's your hardearned
money at stake.
Containing Building Costs When Designing
Probably the first thing you should realize about building is that construction costs are higher in some
areas of Gauteng than in others. The cost of building a home must take into account the variables like
labour, material, equipment, climate, building codes, likely job conditions and standard markups in
that area.
The second thing is that whilst larger buildings obviously cost more than smaller buildings they
generally cost less per square metre than smaller buildings. The prime reason for this is that costs do
not rise proportionally with increases in the plan size of a building. As an example, let's take the
Preliminary and General items expressed as a percentage of total cost. These tend to decline with an
increase in size and cost. A practical illustration would be the construction of two buildings. One for
R500 000.00 and another for R1 500 000.00:
Building A
Cost : R500,000.00
Foreman’s salary : R10,000.00/month
Construction time : 3 months
Percentage of oncosts = R10 000 x 3 ÷ (R500,000 – (R10,000 x 3))
= R30 000.00 ÷ 470 000
=6.4%
Building B
Cost : R1 500 000.00
Foreman’s salary : R10 000.00/month
Construction time : 5 months
Percentage of on costs = R10 000 x 5 ÷ (R1,500,000 (R10,000 x5))
=3.4%
And there are also many other areas in larger buildings where cost reductions may arise due to
various savings.
When consideration is given to estimating the total
construction cost of a building probably the single
biggest factor to consider is the shape of the outside
perimeter. Generally, the more complex the shape, the
more expensive the structure per square metre of floor
area. The illustration on the left typifies an expensive
design.
Let's illustrate this a bit more by taking a look at two
designs that are exactly the same square metres in
size viz. 200M2.
Yet the top illustration is going to be far more
expensive due to the shape of its design. Reasons for
the increase in costs are:
1. The first (top) building has a higher
perimeter/floor area ratio and will require
approximately 6% more external walling to
enclose the same floor area than the bottom
one.
2. Setting out costs will also be increased by as
much as 50%.
3. Excavations will cost between 6% and 20%
more.
4. Drainage costs will increase by approximately
25% due to the extra manholes and extra
length of piping needed.
5. Additional costs will also result from other
elements of the building such as the walling
and roofing due to the work being
complicated by the shape.
It can therefore be comfortably concluded that the
irregular shapes of buildings add to their overall
cost.
The shape classification of multiple story or splitlevel homes is based on the outline formed by the
outer most exterior walls, including the garage area, regardless of the varying level. Most structures
have 4, 6, 8 or 10 corners, Small insets not requiring a change in the roof shape can be ignored
when determining the shape.
Note: Generally, square metre calculations are made from outside the exterior wall and do not
include decks, porches, garages, basements, attics, and bonus rooms. These should be
calculated separately as they cost less per square metre than the house itself. Sometimes
advertisers include these to give the impression of additional value.
Other factors like whether the foundation will be for normal soil conditions, floor, wall, interior and
exterior finishes, roof cover, interior partitions, doors, windows, electric wiring and fixtures, rough
and finish plumbing, builtin cupboards, supervision, design fees, permits, and the contractors'
contingency, overheads and profit also come into the equation.
Singlefamily homes vary widely in quality, and quality of construction is a major cost variable. These
quality factors relate to design features and construction details that can make a building both more
desirable and more costly. When more than basic design elements are present, one must classify the
quality higher than would be warranted by materials alone. For example, a circular room costs more
than a square room, even when made using the same materials.
And of course, swimming pools, braai areas and beautiful reception rooms will make any home a
homeowners dream abode but they cost. The places to pay most attention to are the kitchen, the
bathroom/s, and your general internal and external decor. Any estate agent will tell you that these
are the rooms and features that sell a house. And remember you can put beautiful, but inexpensive
features by just using your imagination. Take a look at the photo hereunder.
Fireplaces and high ceilings combined with an open plan design
give a home a look of warmth and a feeling of space.
This is actually a very, very small room. It's evident by the
closeness of the coaches to the fireplace. In fact the wall is just
about .75M from the coach. And check the spiral staircase
another space saver. It's the open plan and the high ceilings
that create the impression of spaciousness.
We sincerely hope that this very short précis on some of the
influences of design on cost will assist you in understanding
some of the elements that play a role in determining building
costs.
So let's take a quick look at some feature areas.
Designing Your Kitchen
Your kitchen may be large or small, frugal or expansive. But, it is where any home user spends more
working time than any other room. And it is where it is easy to make design mistakes that can make
a home, or parts of it, inefficient and unduly expensive.
Whereas kitchens were once private places solely for food preparation and dishwashing, they are now
often multipurpose, well lit, open spaces used for everything from entertaining to surfing the net. A
modern kitchen serves as an ideal hub for the home, where the person preparing the meal is no
longer placed in isolation.
A poorly designed kitchen can be a nightmare that you'll have to live with for a long, long time.
As kitchens have taken on larger roles, they have grown in size as well. There is nothing more
reliable to date a home than the size of its kitchen. Even traditional food preparation tasks involve a
range of equipment we once never imagined. From microwaves to food processors to bread makers,
many countertops have become so crowded that there's no place to put the cutting board! To create
an open, versatile, modern kitchen, you almost always have to enlarge the initial envisaged space.
Use the following kitchen design tips only as a guide.
To get a good idea on all the possibilities, visit builder's show homes. Not only will you see the latest
in layouts and finishes, you'll also get a pretty good idea of what's popular. That popularity usually
translates to higher resale value later on. You can also get ideas from remodeling and home fashion
magazines. Home shows offer another opportunity to get ideas.
As you find ideas you like, place sketches, notes, brochures, photocopies, etc. in an idea file. Later, a
designer can help you try to work all your favorite features into a good kitchen plan. Bear in mind
that basically, contractors tend to be strong on construction but weak on design. Architects are of
little use unless they specialize in kitchens and in remodeling rather than new construction. While
their designs are often glorious, they are famous for designing things that cost much more than the
budget allows. There are, of course, exceptions to all these generalities.
Counter Space:Even large kitchens are difficult to work in if there isn't enough counter space.
Plan to cover as much of the area not occupied with appliances with counter tops.
Choosing Countertops
Countertops are generally made from materials that are durable and, in most cases, easy to
maintain. If you're looking at countertops, the material you choose will depend on your budget and
the appearance and serviceable qualities you want.
Stone Types
Natural stone, such as granite, is considered to be the height of elegance and will last longer than
most kitchens. Stone, however, is very expensive and requires some care.
Storage: Squeeze as many cabinets into your design as possible. You should also think about the
placement of cabinets in relation to appliances. Deep cabinets that can hold plates should be located
near the dishwasher, and large cabinets with slideout drawers should be placed near the oven. The
fewer unnecessary steps needed to complete a task, the smoother the function of your kitchen will
be.
BuiltIns: Builtin ovens, microwaves and storage for small appliances will make your kitchen appear
less cluttered. Waist high sliding shelves that hold mixers and toasters can quickly get small
appliances out of sight, but keep them easily at hand. Builtin storage for foods like potatoes and
onions, and bread storage cabinets will also give the kitchen a cleaner look.
RollOut Pantry: If there isn't enough room for a closet pantry, many cabinet manufacturers now
make rollout pantries. These can be pulled out to view the items you have, but rolled back again. If
there isn't room for any type of pantry, consider converting a closet outside of the kitchen to a
storage area for fine china, large pots and infrequently used items.
Lighting:An easily overlooked design element is good lighting. Under counter lighting and clean
halogen lights can make the space appear larger and more comfortable.
Sinks: A small kitchen does not have to have a small sink! A large sink will make it easier for you
to clean large pots and pans, and is a great place to stash the dirty pots before you have a chance to
rinse them. If you are in an apartment or a small house, a large sink in the kitchen can serve double
duty as a utility sink.
Here are some kitchen 'Do's and 'Don'ts
The following list covers a number of the considerations that should go into the final decisions about
kitchen design layout and implementation. It is not meant to be a list of absolutes. Sometimes you'll
want to compromise because an item simply won't fit with the plan you really want and sometimes
because you've got your own pet idea that's counter to the item in the list. The decisions are a very
personal thing with you and your house will reflect that.
1. DO put the dishwasher adjacent to the sink. While there isn't as much rinsing of dishes
needed before they go into the dishwasher as there was a few years ago, it's hard to imagine
loading a dishwasher where nothing gets a preliminary rinse or scrubbing. When they're wet and
there's a separation between dishwasher and sink, it means extra attention to keep from
dripping on the floor. And most of us would like to be able to scrape the dishes into the sink and
then not have to take steps to reach the dishwasher.
You'll often see dishwashers in the same counter as the sink but separated by a metre or so.
That's just plain unfriendly and unthinking. And you'll see them in a cabinet at 90 degrees, which
is a way to avoid putting them in a corner but it still doesn't solve the drip problem nor the need
to take a step to load the dishwasher.
2. DON'T put a dishwasher in a corner. It is a common unfriendly thing to have in a kitchen.
You'll find this in an unbelievably large number of kitchen designs. The problem is that when the
dishwasher door is open there are cupboards and cabinets that are unreachable so that when
the dishwasher is unloaded you have to handle dishes and pots and pans twice to put them
away...once to set them on the counter and then, after you've closed the door, to store them in
the cupboards that were blocked before.
3. DON'T put a refrigerator in a corner. Often when a refrigerator is in a corner, its' door won't
swing past straight out it will hit the wall. There are shelves on refrigerator doors and these
will limit access to the interior of the refrigerator when the door is only as open as it can get
when it hits a wall. If this is on the freezer side of a sidebyside refrigerator, the door shelves
will not let you pull the inside bins or shelves out more than part way.
4. DO leave space in front of an oven door so that you can stand there when you're taking
something in or out. If you haven't had the experience of trying to take a large roast out of a
hot oven when you have to stand to one side, don't start now. It doesn't work. You should be
able to stand in front of the oven, open the door, lean over and reach whatever's inside.
The same problem of getting something out of an oven also happens when it's mounted too
close to the floor.
5. DO have convenient landing areas for the stove top, the ovens and the refrigerator. Ones
where you don't have to walk around a door to set things down.
For the stove top this is usually easy, the adjacent counter is convenient. For ovens it may take
a little more planning to be sure that there's a counter next to the cabinet that has the oven in
it.
The same goes for the microwave oven. But you may have another out here if you put a pullout
shelf just below it where you can set things you're putting into or taking out of the oven.
For a refrigerator things can be more complex. An adjacent counter won't work for a sideby
side refrigerator (you would have to walk around an open door to reach it). A counter, which is
in front of the refrigerator and no more than a step away, is ideal.
6. DO keep the distances short:
between the sink work area and the cooking area,
between the sink work area and the refrigerator and
between the sink work area and the microwave oven.
And don't have an island or peninsula you have to go around. The distance from the refrigerator
to the cooking area or the refrigerator to the microwave oven are not as critical because you
move food between them less frequently. Having any of them separated from the sink by an
island or peninsula is most unfriendly.
7. DO remember smaller kitchen appliances. We are getting and using them more and more.
Do make sure there is room on the countertop for them when they're in use and, if you want
them stored off the counter when not in use, be sure you have a place for that.
8. DO, if space is available, have a kitchen desktype area where you can keep cookbooks,
recipes, and appliance instruction information. And don't forget a place for the telephone
and perhaps even for a computer. The latter, in today's cyber environment, could well be a part
of a larger system which provides the means of highspeed Internet connections to every room
in the house as well as homewide intercommunications and alarm systems.
9. DO watch kitchen corners where abovethecounter cupboards and belowthecounter
cabinets will go. In both cases a little planning can avoid virtually inaccessible corners that
plague so many homes. Cupboards shaped like trapezoids can fit into a corner and have 45
degree doors that allow easy access. If you plan properly you may well be able to use the
bottom of such cupboards for small appliance storage.
10. DO carefully consider the kitchen layout in terms of traffic, both within the kitchen and
between the kitchen and the rest of the house there should be no through traffic where
people are working. Look at the work areas discussed earlier and add to those another
consideration, people collecting dirty dishes from the eating area and carrying them to the sink
and dishwasher. This eating area may be an island, a peninsula, a table in an adjacent breakfast
nook, or of course the dining room.
11. DO consider cabinet access carefully. You may want a walkin pantry and, if you have room,
go for it. And do take a hard look at using pullout shelves in cabinets wherever you can. They
just make it so much easier in accessing whatever is stored in them.
12. DO remember lighting. It should be substantial and not an after thought. Cantype floodlights
work fine, whether in a flat or a sloped ceiling. Don't forget the kitchen sink, it deserves a light
of its own and do consider what you can put under cabinets over the counter work areas. There
are unobtrusive lights that make a much more enjoyable workplace.
13. DON'T forget switches and outlets. You decide what to have and where they should go, don't
leave it solely to the electrician. He might or might not give you what you want if you don't
speak up. He will know about codes and be sure that you're ideas are OK in that respect. It's
worth taking the time to plan ahead.
Choosing Your Flooring
The most commonly used materials for flooring are carpet, wood, vinyl and ceramic tile. There are
also some less commonly used alternatives. The look, quality and performance of each material
differs greatly. As you select your flooring it is helpful to understand which materials will
accommodate each room’s function. Understanding your options will help you make good functional
and decorative choices for every room in the house.
Most homes today use a variety of flooring options. Each room serves a different function, so the
flooring material you choose should match each room’s function and style. Keep in mind these factors
when selecting the flooring for each room: cleaning ability, durability, longevity and moisture
resistance.
Kitchens are high traffic areas prone to dirt, spills and slips. Several flooring options suite
kitchen needs. Vinyl is a popular choice because it is easy to clean and has more bounce to help
prevent breakage. Tile and hardwood floors are also good options for kitchens.
Vinyl comes in a vast variety of colors and styles. Vinyl is easy to maintain, and is relatively
inexpensive. But there are several disadvantages to vinyl as well. Vinyl may show wear after
only a few years. Vinyl can easily tear, dent, or come unglued. Many people also dislike the
fakelooking patterns and commercial look often associated with vinyl.
Dining rooms are often seen with wood or tile flooring. Each type is wear resistant, and less
prone to stains than the other flooring materials.
Wood floors, once covered by carpet in the early 1900’s have made a strong comeback. Wood
flooring can now sometimes be found throughout the home and can provide added benefits and
appreciation. Wood floors have a long life, and can be refinished or stained several times. Wood
floors are also both elegant and durable and stains can be applied to match any decorating style.
The one disadvantage is that a wooden floor may require periodic refinishing.
Living rooms are often the centerpiece of a home with several different functions from family
entertainment to formal receiving. Flooring should match the room’s décor and purpose. Carpet
and hardwood floors can oblige both styles of living rooms.
Bedroom floors are less likely to have traffic concerns than most other rooms in the home.
Carpet is the traditional use for bedrooms, but wood and ceramic tiles used in conjunction with
decorative rugs are now being used more widely.
Carpet still remains the most popular choice for bedrooms. Carpet flooring is composed of two
layers: the top layer called the face pile, and the bottom layer generally called the backing or
underfelt. Keep in mind, the heavier the weight of the face pile the more durable and expensive
the carpet will be. There are several advantages to carpet. Carpet is comfortable, warm and
often the least expensive of all flooring options. There are also disadvantages. Carpeting can
absorb moisture, stains easily, and collects dirt, hair etc.
Bathrooms require waterproof floors in case of overflows. The floor needs to be washable and
slip free. Vinyl again is a conventional choice with ceramic tile gaining in popularity.
Ceramic tile is the final common flooring choice. Ceramic tile is a natural product made of clay,
minerals and water designed and formed into shapes. The tile's strength is determined by the
body’s thickness and structure. Today’s manufacturers are able to produce a wide selection of
colors, shapes, sizes and textures. Larger tiles, strips and borders are being used more
frequently. Ceramic tile floors can take a tremendous physical beating while maintaining an
elegant and stylish look. Durability, ease of cleaning, and a great assortment of colors and
styles are a few of the advantages of selecting tile. Tiles are unfortunately relatively expensive,
noisy, cold and hard underfoot.
Stairs and hallways are the final area of the home that needs careful consideration when
choosing a flooring material. These areas are obviously going to see a steady steam of traffic,
and will require a durable stain resistant floor. Inlaid vinyl, hardwood, and ceramic flooring are
great choices for the hallways and stairs.
Bathroom/s Design
Though the bathroom is usually the smallest room in the house, its cost is the highest per square
metre. For packed into that small area are generally quite expensive fixtures, fittings, surfaces, and
accessories. It is also very labour intensive with plumbers, electricians, and wall and floor tilers
coming into the labour equation.
Your goal should however be to make your master bathroom a place that welcomes you morning and
night with its warm atmosphere. So have fun with your master bathroom design; and since this is
your indulgence and a place to retreat, throw caution to the wind just a little.
Plan for lots of storage space cabinets, drawers, shelves to store all your hygiene products.
Cabinets that have molding and glass fronts increase the appeal of the bathroom by giving it more
character. Decorative knobs and pulls can also add to this appeal.
Use soft, natural colors in your bathroom. By using natural colors overall, bright accessories, such as
towels, curtains, vases, can be used to liven up the room without clashing with existing decor. Fill
the room with scented candles, plants, flowers and art. All of these extras help beautify your
bathroom.
Ceramic tile is a rich choice for flooring. Again, use a natural tone such as ivory or taupe. This will
keep the bathroom light. If you think ceramic tile will be cold to walk on in the winter, consider
scatter rugs in the areas where most needed.
As with kitchens you will pay more for a larger bathroom. However, more
square metres is not always the solution, bathrooms of all sizes can be
functional and stylish. Take a look at the bathroom at left. It's very, very
stylish but economical on floor area. Notice the shower is above the bath.
When looking at bathrooms let your lifestyle guide your design without
going beyond space and budget.
All bathrooms are a combination of planning and products your budget may preclude some of the
nicer amenities, but standard equipment when well chosen can turn your bath from ordinary to
extraordinary.If you have money to spare you can make your master bathroom large and roomy,
and include such luxuries as a whirlpool or soaking tub, a steam shower, separate vanities, storage,
and large windows or skylights. A sitting area with a comfortable chair gives the room a luxurious
touch. Being able to take a break and sit down after a relaxing bath is nice. You could also add
stylish furniture pieces.
No matter what the actual dimensions of your bathroom, it's the arrangement of elements within,
that determines how big or small the room feels. A modestsize bathroom neatly configured can feel
spacious, while a large bathroom poorly planned can feel cramped. Following are guidelines for
placing the essential bath fixtures.
Toilet/Bidet:
Try to allow enough clearance from the center of the fixture to a wall or adjacent fixture
on either side.
Leave an area of clear floor space in front of the fixture for sufficient knee space
Private toilet compartments should measure at least 1M x 2M.
Basin:
Allow at least .5M of side clearance from the center of the basin to a wall or other
obstruction.
Ensure that vanity height will fit the user.
For doublebowl vanities, try and leave almost a metre between the centers of the two
bowls.
Bath Tub:
A bathtub should be large enough to use comfortably. Think carefully before fitting a
shorter than standard bath you may be short but the next buyer may not.
Leave a clear floor space either parallel or perpendicular to the bath.
If a builtin seat is planned on one end of the bath, increase the width of the clear floor
space by the added depth of the seat.
For whirlpool tubs with control panels, leave an additional third metre of clear floor space
beside the control panel for easy access or perhaps put these panels against a wall.
Shower:
Shower cubicles are sometimes very, very small and uncomfortable to shower in. If you
are critically short of space put the shower above the bath.
Shower doors should always open outward, into the bathroom.
If you wish to work out some bond repayment figures you can do so on our calculator page. To go
to the calculator simply click on Loan Calculator link under the flag at the top of the page.
We build to the highest possible standards and focus intensely on your
design; because we recognise that every purchaser is different, with
different lifestyles and different priorities when it comes to their home.
Our expert advice is only a phone call, fax or email away
Tel: (011) 453 4401 Cell: 084 792 0072 Fax: 086 660 0845
Email: andre@buildingsa.co.za
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