So, it is the last week in July 2006 and I have decided on a maestro.I have bought materials for the first stage of construction, and also for the facilities for the workers. I had agreed a separate one off price for the construction of facilties for the workers. If the maestro had been doing the whole job he would have had to stand for this cost. At this stage I didnt want to commit to a builder for the whole job, and so I took the responsability.
It is a requirement of HEC, and also good sense that facilities for the workers be constructed first. The cistern should be constructed secondly, so there is water for the project. The facilities for the workers are latrines and a small kitchen. It was also necessary to construct a shelter to store materials that weren't weatherproof. [eg cement]
I will be reporting on the progress of works on a weekly basis as best I can. I will split the report into two sections. The first section will show the order of works and the techniques involved. The second section which will be monthly, will discuss financial and other considerations.
I will be using building terms in Spanish and English. This is how I seem to speak now.
I am not claiming this is the correct way o construct a house , as I donīt know myself. I am just trying to give an accurate unbiased portrayal of what happened to me.
ORDER OF WORKS AND TECHNIQUES INVOLVED
Week beginning
July 31st 2006
Week 1 of project
The first thing we did [the maestro and myself] was to choose where to position the facilities for the workers, the cisterna [cistern], and the casa [house].
There was a natural depression in the land, near the road. This was ideal for the cisterna as it needed less digging. It was also near the water connection.
The house was positioned centrally, but was now moved further back from the road then originally planned, because the higher ground was further back. Now the marquisina at the front of the house, was at a lower level than the house. It would need two steps to reach the same level as the house entrance.
Over the next two weeks all the materials were delivered. [for picture see this page] I had been told of all the possible scams that I could be put through, to steal my materials. I attempted to count everything. This proved impossible and I quickly abandoned the idea.
Firstly, a machine was hired that leveled the land [for picture see this page] where the house was going. It took all the topsoil off. This was stored as it is valuable over here. I paid for this machine separately. At this point the maestro told me how much he would charge/m3 for excavation. His figure seemed reasonable, but what did I know. He employed 4 men to do the excavations. They started on the excavation for the cisterna. [for picture see this page] That evening I made a calculation of the number of m3 needed for all the excavations. I then calculated the cost of excavations for the whole project. I did wonder how it would work,him working for 30% of the cost of materials, when there are no materials in excavation.
We then did an approximate marking out for where the house would go. The marking out started by making a central line down the middle of the imaginary house, front to back including the pool. It was all done with string and wooden posts. A set square was used to get the angles right. A broad outline of the house was made, about 1m wider than the real thing.
The "charancha" was then constructed on this border. The charancha is a wooden framework [for picture see this page] that is used for measuring the dimensions of various parts of the house. The charancha frame is deliberately made level. Because the ground was uneven, there was a metre difference, between the highest and lowest points, of the distance between the charancha and the ground.
When given the option by the maestro, I asked for the internal floor level to be 0.4m above the outside ground level.
After the charancha frame was built, the marking out for the muros [outside walls] began. This was done by measuring and marking the charancha with nails to indicate distances. Taught string was used for straight lines between points on the charancha. At this point the maesro assured me that every room would be 100% the correct measurement.
The project HEC now ran the water, electricity, cable and telephone lines from the curtilage into my terrain. No problems.
The construction of facilities for the workers was completed the first week, [for picture see this page] as was the excavation for the cistern. The cistern was 5.5m x 5.5m x 2.2m deep. This should hold about 15,000 gallons. [It is a requirement of HEC that the cisterna hold a minimum of 10,000galloms] For construction of the cisterna, septico [septic tank] and piscina [pool], the excavation has to be about a metre greater in all directions than the finished article.
During this week I met the plumber/electrician and also the carpenter. They were all chosen by he maestro, but I was under no obligation to use them.
Week beginning
August 7th 2006
Week 2 of project
So far I haven't mentioned the Estudio de Grabacion [recording studio]. That is because I didn't know if the budget would allow it. If I did have it, I had always wanted it to be to the right of the house[facing the house]. Now I am here, and the house is positioned further back then I had planned, I now realized the best place for the recording studio is on the left side of the house.
It has a better view in this position, and also acts as a screen giving more privacy to the pool, which is overlooked by the house behind it on higher ground.
Whilst the marking out was continuing, the man who does the varilla [steel rods] arrived, and started to wire them together for the zapatas [foundations] , and columnas [columns]. The zapatas varilla, consisted of a core of 6 rods in a rectangular shape[for picture see previous page] . The columnas varilla, consisted of a core of 4 rods in a square shape[for picture see this page] . The varilla for the circular columnas at the front of the house, and also the marquisina, consisted of 6 rods in a circular shape[for picture see this page] .
I noticed that the marking out didn't have all the walls where they should be. I was told that some were repositioned for extra strength. Their incorrect position would be ignored after the foundations were completed.
When the marking out was completed, sand was laid on the ground to show the lines of the walls [for picture see this page] . The trabahandoros [workers] then dug between these lines to make the trenches.
One geological feature of this area, is that there is usually a stone called calichi very near the surface. This means excavation is very difficult. In my case there was no calichi to be found anywhere, and excavation was relatively easy.
When the varilla was finished, it was positioned in the base of the cisterna and the trenches [for picture see this page] . Later, small pieces of block were put under the varilla, to support it. It then "floats", making the whole structure stronger [for picture see this page] .
Because the foundations were nearly finished we got a price for concreting them in [vaciado]. This was using an automatic machine. It was priced by the m3. A representative from the company came, measured up and gave me a price, which I accepted.
The excavations for the zapatas were dug 0.6m deep by 0.6m wide. The excavations for the columnas were 0.6m deep by 1.50m by 1.50m, for the marquisina, and 0.6m deep by 1.10m by 1.10m for the columnas at the entrance [for picture see this page]. The concrete was to be 0.25 deep.
The excavations were completed this week.
After the varilla was put in the base of the cisterna in a lattice framework, 9 columnas in 3 rows were erected around the perimeter of the cisterna [for picture see this page].
A water pipe was run to the workers kitchen at the extreme edge of my land. This will be used to water a special garden when works are completed.
FINANCIAL AND OTHER CONSIDERATIONS - AUGUST 2006
I had started this construction without being given an overall price by the maestro. I was aware that this could be very dangerous, but on the other hand I knew I could pull out at any stage, should I wish. That for me, was sufficient safeguard.
I had made some vague calculations that led me to believe this builder was cheaper than the rest, and because I was already familiar with 3 buildings that he was constructing, that clinched my decision to work with him.
Here we go.
My first challenges came in the first week. When the excavation for the cistern was done, I was able to calculate that each worker excavated 2.88m3/day. This means that the 500pescos/m3 I was paying, would give each worker 1440pescos/day. [In August 2006 the exchange rate was about 33pescos/USD or 57pescos/Pound] I knew the laborers got between 250-450pescos/day, so where was the rest going. The maestro has to pay for and transport, but still, his profit was much too high. When I challenged him over it he blamed it on to someone else !!
I had agreed the price and so paid. I then told him not to do any more, as I would find some laborers for myself. He then told me that he would hire a mechanical excavator. I only knew the mechanical excavator was hired, when I arrived on a Monday morning, and saw it there.
When the excavator had finished, his price/m3 was 300pescos/m3. I had thought that I could get it done for 200pescos/m3, and so I wasn't pleased to be paying 50% extra. I contacted the excavator, and told him that I wasn't pleased, because he had been hired behind my back when I could have got it cheaper. I told him that I thought this was done so that the maestro could get a comision. The excavator told me he was indeed giving the maestro a commision. He understood, however that I was wronged.
When I told the maestro, he told me he understood how I felt, but that he wasn't getting a commision and therefore could do nothing about it. The following day the excavator offered me a 20% discount. He also refused to give the maestro his commission. So it turned out the maestro was telling the truth after all.
The second challenge was the cost of the facilities for the workers. Again I was able to calculate the approximate cost because I had bought all the materials and I had seen how many man hours had gone into it. The maestro had a massive mark up. Also when it was finished, I couldn't see a kitchen !! The maestro then asked me to lend "presta" the kitchen ladies some money, to put one in !! Of course I said no since I had already paid for it. I thought that he would then pay for it. But no. The women, now everyday go out foraging for wood to make a fire to cook for the workers. [The food is delicious by the way]
In addition, I had to pay for a water pipe to be taken to the kitchen. Again, he wouldn't pay for this. This time on the grounds that I would use it afterwards, for my garden. We had a big argument, but in true Dominican fashion, after the argument, everyone carried on as if nothing had happened.
The third challenge was the concrete machine. After I paid for it to do the zapatas, I realized how uneconomical it was for me. If I were to do the floor and the roof this way, the total costs would zoom up. I realized very quickly that he recommended it, because he got a commission !! He was thinking of himself rather than me. I then had my third argument with him, during which he confessed that he did get commission, and that he got commission from everyone. Even the workers that he paid, paid him back a commission. It seems to be the way here.
I told him that I didn't care what commission he got, I only cared about what I was paying, and that I was looking to cut costs not increase them. I told him NO MORE OF THIS!! All this happened in the first couple of weeks, when I was green to everything.
My most urgent consideration was to be able to calculate how expensive the whole project would be. Every couple of days as I knew more and more of the process I would calculate the cost of the project up to and including the construction of the roof. I would then try and compare it with the other estimates I had. It always compared favorably.
I had been told continuosly that the easiest way I could see of being ripped off, was for materials to be siphoned off from my site, after I had paid for them. I did my best to show I was counting everything, and always asked what quantities we had left. I even asked the workers to count the bags of cement as they used them. I knew they would report it back to the maestro.
When it came to calculating the maestro's percentage it proved easier than I thought. The first time I paid, I could actually count everything he had used. I then worked each material as a percentage of all the amount of that materials bought. I then calculated the cost for that material used, and then work out his percentage to be paid.
For this first payment, he asked for a figure. I told him no, as I hadn't worked it out. He was angry with me and started throwing his arms in the air. When I did pay him I paid him exactly what he asked for. I then told him my calculations would have given him more !! Now he leaves it up to me.
Week beginning
August 14th 2006
Week 3 of project
Vertical columnas of varilla went up around the muros [outsidewalls][for picture see this page]. The columnas are positioned at every change of direction and also where pareds [walls] meet. Varilla protruded from the zapatos every 0.8m. When all the varilla for the zapatas and columnas were completed, the hormignon [concrete] machine came. It came with 6 men. They concreted over all the zapatas [foundations], and the base of the cisterna to a depth of 0.25m[for picture see this page]. A measure was used to make sure this was accurate. This took about 4 hours[for picture see this page].
After this, blockwork [block can be spelt bloque or block] was done. It was done to 2m high on the cisterna [for picture see this page], and to the floor level in the casa [house][for picture see this page]. The block has 2 hollow holes in it. For the cisterna both these are filled for strength, for the casa the hole is only filled with concrete when varilla goes through it.
When the block was at pisco [floor] level, the next step, was to make sure the pisco [floor] was level. At the time, there was a metre difference between the highest and lowest points. Calichi stone was bought in to build up the areas that were lower. Because I didn't have any, I had to buy it in. In the end 30 small trucks, each of 3 cubic metres were needed [for picture see this page]. Workers spread it out so it was even over the whole surface[for picture see this page].
The soil from the excavations was then put back into the trenches up to ground level[for picture see this page]. In the casa, wooden shuttering was now put around the base of the columns of varilla, and they were concreted in[for picture see this page]. In the cisterna this is done for the whole of the columna[for picture see this page].
Whilst driving with the maestro, we saw a man in a car with a coat of arms on the side. The maestro sp[oke to him and then told me he was from the "Codia".
I was then told by bthe architect, that I had to pay a fee to this body. They are the equivalent of a "building inspector". Their organisation was called "Collegio Dominicano de Ingenieros, Arquitectos y Agrimensores".
Week beginning
August 21st 2006
Week 4 of project
I arrived on Monday morning and found a mechanical excavator, excavating for the piscina [swimming pool][for picture see this page]. I had got a bit carried away and decided to increase the size of the piscina. It was now going to be 6m x 12m with a deep end of 1.4m. To do this means the excavation has to be 8m x 14m.
The zapatas and columnas for marquisina were put up and concreted in [vaciado][for picture see this page].
We chose a position for the septico [septic tank], and when the pool excavation was complete the septico excavation was done. The drain runs were going to be different to the plan, and the septic tank was positioned to accept a run from the front of the house and also from the rear. The plummer convinced me to do a two chamber septico, to his design. This excavation measured 3.70w x 5.90l x 1.90d.
After the calichi stone was put over areas of floor that were low, the whole floor was covered with soil from the excavation of the pool [for picture see this page]. It was then levelled . First the excavating machine drove over it to compress it [for picture see this page], then a small compactor was used.
The excavation for the piscina [pool] and the septico [septic tank] was done over three days.
This week the plummer [plomerio] / electrician [electricidad] gave me his price for both jobs. We discussed solar heating for water. He showed me another house with it. The water was very hot. I was impressed.
When the walls for the cisterna were completed the varilla for the beams [viga] were put horizontally along the top of the walls [for picture see this page]. This was also done for the walls of the zapatas [for picture see this page]. The block for the zapatas is 8inch [0.20m]. The block for all my outside walls [muros], will also be 8inch. Some of my inside walls will use 6inch [0.15m] block. I have been told that 8inch should be used for foundations and also if your house is 2 or more stories high.
The carpenter [carpintero] now came into action. At this stage I was using the carpenter I was introduced to in the first week. He put shuttering around all the beams [vigas] for the cisterna and also the floor [for picture see this page]. Later they would be concreted in.
For those who are interested the concrete mixes used for the various joba were as follows:-
Pisco [floor] de septico and beams [viga]
1 wheelbarrow [carretilla] of gravel [grava] + 1 wheelbarrow [carretilla] of sand [arena] + 1 sack of cement [cemento] [42.5kg or 94lbs]
Floor [plateo] of house [casa]
2 wheelbarrows [carretilla] of gravel [grava] + 3 wheelbarrows [carretilla] of sand [arena] + 2 sacks of cement [cemento] [42.5kg]
Panete [rendering]
2 wheelbarrows [carretilla] of arena [sand] + 3 sacks of cement
The cisterna and one chamber of the septico, have 2 layers of panete. The first with no sand, the second with sand.
Laying the block
2 wheelbarrows [carretilla] of arena [sand] 3 sacks of cement
After much negotiation and investigation I agreed a price with the Plummer/electrician, and went and bought the first materials for the plumbing. I decided to look for another carpenter. There were other buildings being constructed in the project. Another carpenter working on another building gave me a better price, so I accepted him. He would continue when the first carpenter left.
The blocks for the cisterna had both holes filled with cement for extra stregnth. This was also done for the piscina [pool].
The beams [vigas] for the cisterna were concreted in [vaciado] this week.
You have probably got the idea by now. Whenever there was a change of condition for the blockwork eg from foundation to wall,l or from wall to whatever went above the wall, a beam was put in. It was made of varilla, then shuttered in, then concreted in.
Week beginning
August 28th 2006
Week 5 of project
This week we started to mark out where all the internal walls were going [for picture see this page]. It was nessasary now, because the plummer wanted to put his pipework in for all the wastes. Once this pipework is in, the floor is concreted and it is very difficult to change. I started marking them out with the Maestro, but left when I realised it would take all day. When I returned at the end of the day he met me at the entrance and told me we had a "poco problema" [slight problem] . It turned out that he had started measuring from one side of the house, and then from the other side. All was well until he got to the middle. He then found that there as insufficient space, for utility room in the centre of the house!!!
The problem was that my house is in two blocks. One block is at an angle 45degrees to the other block. Instead of measuring the angle, by making a square, and then bisecting it diagonally, it seemed the maestro had guessed the angle !! He ended up with an angle of about 30degrees. I had seen this angle but assumed it was illusionary. I thought it was one of those situations where things look different on the plan to real life. It was also about the 4th day into the project, and I hadn't found my feet as yet.
We solved the problem by measuring the rooms from one end only. This way, they all got in satisfactorily ecxept for the two bedrooms at the other end. There was insufficient room for them. The maestro then volunteered to extend the house the extra 0.7m that was needed, at no cost to me. I was happy with this, and it was completed 2 days later [for picture see this page]. The house is now a bit bigger than planned. The utility room was enlarged by this process, and now has space for a worker to sleep there. This is something I had considered before but rejected because because I couldn't afford it. The enclosed space that I was to have outside the utility room for hanging clothes to dry, now offered itself up to have a WC and external shower for any worker who slept in the utility room. The outside WC was also a good idea for gardeners etc if you didn't want them entering the house. After discussions with the maestro and plummer I decided to put a WC in the enclosed space and put in the external shower. If in the future I decided to sell the house, this would be a good selling point.
The plumbing materials were delivered this week. The plummer now put his PVC 4 inch[for WC {inadora}] wastes, and PVC 2inch [for basins {lavabo} and sinks {fregadero}] wastes, and 2 inch ventilation pipes. They were put under the varilla and into the soil/calichi of the floor, and out the side through the block. He also put in additional wastes in all the bathroom floors that I hadn't thought of[for picture see this page].
The piscina, after excavation had the bottom cleared. Varilla was then laid in a lattice formation [for picture see this page], resting on small stones at the bottom, as in the cisterna.
Columns of varilla were then put up at corners and every 3 metres. Single varilla were then put in every 0.8metres. When the varilla was finished the base of the pool was concreted in. It was done to a depth of 0.25metres. When this was completed blockwork to the side walls commenced. This was done in 8" block, with both holes filled. Horizontal varilla was placed between the rows for extra stregnth[for picture see this page]. When t he piscina walls were finished, the piscina appeared to have very little slope [for picture see this page].
As with the base of the cisterna, and piscina, it was now the turn of the house. A varilla lattice formation was put across the house pisco. For some reason everyone was now calling the pisco [floor] "plateo" [for picture see this page] .
The 2 coats of rendering needed to the cistern walls and floor, was started and completed this week [for picture see this page].
This week the walls for the septico were started and completed. There was a dividing wall in the septico, so it had two even chambers [for picture see this page].
FINANCIAL AND OTHER CONSIDERATIONS - SEPTEMBER 2006
So far I have made comments on the maestro, most of them less than complimentary.
When I am talking about the workers, it is a completely different story. I have never seen people work so hard in all my life, and when you take into consideration that August and September are the two hottest months of the year, it is truly amazing. As with anything there are exceptions, and I had to sack a worker in week 8 for working slowly. They all seem to be proud of their work also, even if it only digging.
One especially hot day I lost my digital camera. The workers saw me wondering around in the long grass looking for it, and most of them helped me search in their lunch break. We then set aside, the last 20 minutes of the day to look for it. We were all in a line marching across the long grass when someone found it. There was a big cheer and congratulations all round. When I offered the finder a small financial reward he refused it, twice. In the end I had to force it in his pocket !!
The payment of the workers which was a mystery to me is now much clearer. The basic laborers on my site gets 350 pescos/day working from
7.30am to
4.30pm. They have 1/2 hour break for breakfast at 9.00am, and 1 hour break at lunchtime, 12.00pm. They pay a small amount for their food from the dinner lady. She runs the kitchen as a small business.
Transport is taken care of by the maestro's son. They are all from the same area, and he collects them and takes them back in his pickup truck for a small fee.
Under the main maestro, there is another maestro who keeps an eye on things when the main maestro is away. He has a multitude of skills, and gets paid accordingly. Other individuals with specialist skills get paid much more than the basic laborer.
Something that I hadn't bargained for, when I started, was the realization that the standard of literacy and education generally in this country is not as high as in the
UK. I had two great examples of this. The first one, was when written instructions I had given were constantly being ignored. It later occurred to me that it was because they couldn't be read. The second, was when I had to pay the carpenter by the square metre, of wood that he used. One figure he had calculated seemed much too high. It turned out the carpenter couldn't calculate the area of a triangle and so calculated it as a rectangle !! This way he got double the amount !! It took about an hour to explain how to calculate the area of a triangle. In the end they accepted what I said !!
For anyone building a house over here [or anywhere] there is constant need to check all dimensions. Somehow, things get missed no matter how many times you say it.
I am glad I have the same person for a plumber and electrician. It is a little bit easier. His prices were higher than the rest, but he has made many suggestions for extra things that I had never thought of, and his price hasn't changed. Also when I have requested changes, his price still hasn't changed.
The carpenter also allows a lot of variation in workload without adding to his price.
When the original agreement was made with the maestro for the work to be done for a percentage of the cost of the materials, I didn't realize that it was only for works which suited him. When it came to rendering, which is labor intensive, he wanted to be paid by the square meter.
There were times in the second month when some men were working for the maestro for his percentage, some were working for the maestro underneath the main maestro, and some were working for me directly. Because of this I had to keep a log everyday of who was working for whom so I could pay them correctly at the end of the fortnight. [the maestro chose for them to be paid fortnightly].
Week beginning
September 4th 2006
Week 6 of project
Massive progress this week.
The waste pipes continued to be put in by the plummer [for picture see this page]. Some plumbing had to be changed as the wall for bathroom 1 was still in the wrong place. This is after I had told the maestro at least 20 times it was in the wrong place !!
When all the plumbing pipes were laid, the "vaciado" concreteing in of the plateo was started [for pictures see this page]. It was completed within 2 days. The depth of the concrete was about 12cm. When it was finished, all the carpenter's shuttering was removed. I had decided to do this manually as it was much cheaper than using the company that did the zapatas.
Immediately after this "replanteo" commenced. This is where you mark out with 1 linear block ALL the walls in the house, outside and inside [for picture see this page]. When this process is accepted as correct, the walls go up [for picture see this page]. The replanteo was done in a day with every internal dimension being measured 2 or 3 times. Within a day and a half of this being done, the blockwork for most of the walls up to 5 blocks [1 metre] high was done [for picture see this page]. This is the accepted level for where the base of the windows go. At this stage it has to be decided where the windows are to be positioned.
Another major step this week was that the area outside the utility room, which was now to have a WC, basin and outside shower, was designed by me, and marked out by the maestro and myself. The trenches for the zapatas were excavated, the varilla for the zapata was positioned, and were concreted in [for picture see this page]. The ground level here is about a metre lower than the plateo level, so this area has to be built up substantially.
This week the cisterna "pisco" [really the top] had varilla put in it and was concreted. Similarly with the top of the Septico. Shuttering was made, the varilla was positioned and it was concreted in.
The columns for the piscina were shuttered and concreted in this week.
Week beginning
September 11th 2006
Week 7 of project
I spent all of the Sunday working out, the sizes and the exact positions where all the windows and doors should go. On Monday I marked out all these positions on the walls with the maestro. The openings were made a little bigger to accomodate the rendering that would follow. [see picture this page]
It was agreed that all windows should be 1 metre from the floor. At this stage it means 1.10 metres, as the floor still needs to have another 10cm added to it.
It was also agreed that all windows should be 1.20 metres high, except for the window in the main bathroom shower, and the windows at the front of the house in the living room, where the walls will be higher.
At this stage I had no idea how high I wanted the walls of the house. I had been told that the normal hight was 2.8 metres. 2.8 metres equates to 12 rows of block, a lintel, and another row of block. This should be fine in all the rooms except the living room, which was always going to be higher.
The plan made by the architect, has the walls for the living room 7 metres high at the apex. I found this to be far too high. The higher it is the better for heat reduction, but I donīt want to feel as if I am living in a church.
This week the blockwork went has up to 12 rows [2.05metres]. At this hight there is a requirement to have a lintel. I then have to decide how many courses of block I want after that. [see picture this page]
Whilst looking at the work, I discovered there was blockwork where a door should go, and also there was a wall dividing the supposedly open plan kitchen from the living room.
These are easy problems to solve, but why should they happen in the first place.
The shuttering of the columns by the carpenter, and the "vaciado" of those columns was started and nearly completed this week.[see picture this page]
The gaps around the excavations to the piscina and septico were filled in this week with soil from the excavations.
I discussed the piscina with the maestro. I asked him why he hadn't done it with the depths I requested. I told him it was 1.3 metres at the shallow end and 1.7 metres at the deep end. I had asked for 0.8 metres x 1.45 metres. The next day he offered to put it right at his expense. I accepted this offer.
This week I marked out, with the electrician where all the power points, TV Cable points, and telephone points should be. We also did the light switches. I ordered all the necessary electrical materials from the ferreteria.
The area outside the lavadera, where the new outside bathroom will go , was built up to pisco level, and was filled in with soil and broken blocks.[see picture this page]
Week beginning
September 18th 2006
Week 8 of project
The previous week was so hectic that I told the maestro I needed this week to be quieter. I wanted to continue with existing work and not start anything new. I needed breathing space and time to think.
So, when all the columns were finished [see picture this page], the carpenter continued shuttering for the vigas [beams] at the top of the 12 courses of block work [see picture this page].
The maestro's men concreted in all the columns and then started to concrete all the beams.
Lintels were put above the window and door openings. This was done by knocking out the block work on either side of the opening, shuttering the space, putting in varilla and then concreting it in [see picture this page].
I asked for all windows to be square except the small ones at the entrance. They should be arched [see picture this page].
The electrician started to put in all the boxes for light switches and power points [see picture this page]. He reminded me that if I wanted speaker wire for a stereo system I should tell him now where the speakers are going, and he will install the wires.
The plumber continued his work. He completed the drain runs. A grease trap was built outside the kitchen. The kitchen, utility room, and two bathrooms went into one drain run, and into the septic tank. Because they were above the existing ground level, supports were needed for the runs [see picture this page]. At the rear the drain run was excavated [see picture this page]. It was over 25 metres long and the excavator got the fall, of 1 in 40, exactly correct, without a spirit level.
The cassetta for the bomba [small house over the cistern which houses the pump] was discussed. I told the maestro where I wanted the windows and doors. This is being built especially large so I can store garden tools and other equipment.
The carpenter wanted paying this week. His price were all inclusive not just labor. This is because wood is very expensive and re-used continuously. He charged by the linear metre for some things and by the square metre for others. His was the most expensive of all the trades.
Looking around the house, I noticed a major design flaw. This had happened because of the incorrect marking out in the first week. Directly between the kitchen and the terrace, [where there would be a dining table], instead of there being a glass sliding door, there was now a wall. This prevented all eye contact. It also prevented anyone in the kitchen seeing easily, what was going on by the pool. I knew that this was undesirable to all safety concious people with young children, and so decided to put a window in that wall.
The maestro started to rectify the slope at the base of the pool. Care was taken that he used only his materials and not mine.
Week beginning
September 25th 2006
Week 9 of project
The cistern which was one of the first things built, needed to have a pump assosiated with it to pump the water to the house. This is usually put in a small structure above the cistern, called the bomba cassetta or "pump house". Because I wanted to have some additional storage space for garden tools bicycles etc, I asked for mine to be made the same size as the cistern. So it was built with an area of 6m x 5m. Usually it would be built 12 courses of block high, but when they got to ten courses I decided it was tall enough. I didnīt want it to look so imposing when compared with the house. The blockwork went up and the shuttering was built for the roof.
In the main house the beams and lintels continued to be concreted in. When this was completed the shuttering was removed and the house began to look like a house again.
The area outside the lavadero that was to have an outside bathroom was built up this week. [see picture this page]
Three major events occurred this week. The first was deciding the shape and hight of the various roofs of the house. The main problem was that the central part of the house which was the living room, had a roof that was 7 metres high in the plan. When I realised how high 7metres was, I knew it was to high for me. Such a hight helps with heat reduction, but you still have to feel comfortable. I thought it would feel more like a church than a house. Because it is the apex of the house I knew that if I reduced it, I would have to reduce all the other roofs. With the maestro and the carpenter, we looked at different hights and slopes. This was done with string and posts. This was sufficient for me to make a decision. In the end we decided the apex of the room hights would be 3.80metres on the sides of the house, [the bedrooms] and 5.50 metres in the centre of the house [the main living room or "sala"].
We also decided that the roof over the terrace should be flat. I was very worried about a flat roof as I know they often leak. I told this to the maestro. He said he would make sure that 1. It was waterproof 2.It had a slight inclination and 3. It would have pipes on it taking the water away. OK we will wait and see.
Because this roof is flat, it allows windows above it, to the rear wall of the living room. This can bring in additional light that may be needed because of the 4 metre wide terrace to the rear of the living room.
The carpenter started shuttering for this roof. [see picture this page]
The second major event was that I decided to do the Estudio de Grabacion [recording studio]. Working under the main maestro was another maestro who seemed to have all the nessasary skills. I explained to both of them that I wanted to reduce the cost by eliminating the main maestro and employing the second one, based on paying him day wages, without a markup. They both said yes. Something that is very noticeable here, is that there seemes to be no rivalry or competition betweeen business competitors !!
So I chose the 2nd maestro and 3 other workers [trabahandoros] to work on it. They all said yes. Because the second maestro was now in charge he asked for a wage rise for himself and also one for his second in command. I agreed.
By the end of the week I had chosen the space for the studio; the "marking out" was done, the charancha was constructed, and the excavation began. [see pictures this page]
The third major event this week, was that all the soil that was moved to allow the construction to begin, was now moved back. I employed the same mechanical excavator as before. He started by carving out the road, [camino] that would be the entrance and exit to the house. He then moved the gigantic mounds of earth that I had, to all the areas that were too low. This took all day and left me exuasted. All I needed now was rain to levell it some more. At this stage it hadnīt rained for a month. [see pictures this and page]
Week beginning
October 2nd
2006
Week 10 of project
Works continued with moving soil by hand to the areas where it was most needed. This is the first phase of my landscaping of the garden. Before I can decide what plants are going where, I have to get all the levels correct. I am starting now because I want to complete it this winter. Winter is the rainy season. It is also much cooler. Because of these factors I intend to do all my planting in December/January.
When the soil moving was completed, I could see that I needed much more. I started making enquiries about where I could buy it, and got two satisfactory results.
All excavations to the Recording Studio were completed. Varilla for the zapatas and columns were completed and installed. [see picture this page]
The roof over the pump house had varilla installed, and was concreted using "Hormingon Cibao" company. This is the same company that I used for the zapatas of the house. This was also done for the flat roof over the terrace of the house. When the concreting was completed the shuttering was removed. [see pictures this page]
The carpenter now had, in string, a visible outline of the whole roof. It seemed Ok in terms of proportion and size.
The plummer/electrician ran tubes for all the services from the street to the house. From the street to the pump house is done by the electrical company, but he does the rest. The excavation was surrounded by sand. This is so that in future in anyone is digging and sees sand, it should alert them that danger is ahead. [see picture this page]
Week beginning
October 9th
2006
Week 11 of project
Works on the Estudio de Grabacion continued with the zapatas being concreted in [vaciado]. Foundation walls were then built up to ground level. As with the house there was a difference in ground level of aboout a metre between the opposite sides of this building.[See picture this page]
The final blocks were put into the walls around the terrace flat roof, and blockwork started above the "sala" or living room.[See picture this page] When the walls are completed, the next step for them is to be rendered. The maestro gave me a unit price/m2 for rendering. I thought it was high and said I would look elsewhere. I found someone whom I had spoken to before. He agreed to do the work for day wages rather than unit price/m2. This apparantly is not done anywhere and should prove beneficial to me. In the meantime the maestro had started doing the render coat on the roof to the cassetta. This is called fino and I think prevents rain from permeating the concrete roof. He also started to do the fraguache. [no its not a dance]. Fraguache is like a bonding coat that is put on before the render. He then started to render the sides of the cassetta.
All this time I was still looking for an alternative price !
The carpenter continued the shuttering for the roof[see picture this page]. I had hoped to complete the roof before the expected rains in November. Too late, they started this month. For the previous 6 weeks it had rained about twice, but for the last week it has rained everyday.
My plan is to do the garden this winter is continuing. I decided to construct a small wall around the driveway [camino. see picture this page]. It would be small in hight [about 6 inches above ground level] but about 150 metres long. I employed an almonia [bricklayer] in UK terms, who had worked for the maestro previously. I gave him two aduyantes [helpers, I do not know if the spelling is correct] and they started.
Week beginning
October 16th
2006
Week 12 of project
Works on the studio continued. All the trenches were filled in. Calichi stone was then bought in to fill all the voids and make the floor level. When this was done a latticework of varilla was put across the floor. Shuttering was then put around the outside walls, ready for the floor to be concreted in.[See pictures this page]
The studio is being built in such a way that if I want to sell the house in the future it can easily be converted to a guest house. The dimensions of the two rooms are ideal for a guesthouse. What is now the vocal or live area, would be split into the bathroom and kitchen, and the large control room would become the living area.
To make any conversion seamless I am putting in all the services and drainage pipes now. They will enter the house and be capped off as unobtrusively as possible. The plummer started this week. [See picture this page]
Work on the garden continued with the block to the camino wall of one side of the small border wall being completed. [See picture this page] The other side was marked out and excavations for it began.
There are 8 roofs to this project, including the studio. Two were done in week 10, and now another two were ready to be done. I had to choose between the Hormignon company and another contractor who does it by hand. The second choice is substantially cheaper, slightly poorer quality, and apparantly much messier. All the advise was to use the Hormignon company, and even though I was trying to save money, I decided to follow this advise. It was supposed to be done on the Saturday but was posponed till the following week.
FINANCIAL AND OTHER CONSIDERATIONS - OCTOBER 2006
I had been here for nearly a year when construction started, and my knowledge of the Spanish language was very limited. On most occasions I could say what I wanted to say, but invariably couldn't understand a word being said back to me. This was because the locals speak very fast and also have such a strong accent that a lot of people who speak Spanish perfectly well don't understand them.[Apparently the accent over here is from the South of Spain. I understand there is a similar problem over there also]
Having said that, there hasn't been a single occasion when progress has been stopped through language difficulties ! Many times we have gone around in circles until we have understood each other. On these occasions the maestro has been a great help. He doesn't speak one word of English, but usually acts as the translator. His method is to repeat what the person I am talking to has said, but to say it slowly and clearly. That is all that is needed on most occasions.
Towards the end of October, the maestro's work for 30 % had all but dried up. I had a group of 6-7 working directly for me doing the studio and the garden and had another contractor lined up to do the rendering. The maestro was therefore providing the kitchen and the transport but wasn't earning any money. He asked me to pay for the transport for my workers which I agreed to. The weekly salary he was being paid, which was a relatively small amount, and had looked excellent value in the begining, now looked exorbitant. This was because he had nothing to do !
The next job that needed doing was the tiling of the roof. I decided that I would do everything to make him have the job, but at the right price.
The cost of the roof has boosted my overall expenses substantially, and I have had to re-assess the total cost of the project.
I am going to break my pledge not to mention any names, and give a "shout out" to Centro Ferretera Linares in Cabarete.[Caberete is the next town to Sosua, about 15 minutes drive]. All my materials have so far been obtained from them. I am mentioning them because their service has been exemplary in every respect. I could not expect better !! Whilst I am on the subject, I have to give another shout out to the tile and bathroom shop Mackervan in Santiagao. I bought all my tiles from them [see works continue page]. Again their service has been exemplary in every respect. The lady I dealt with, speaks no English, but got all my orders correct even though I changed everything 3 or 4 times.
Week beginning
October 23rd
2006
Week 13 of project
The other side of the small wall around the camino [road] in the garden was started this week. [see picture this page]. Time was spent on levelling the camino. This was done by excavating the high parts, and filling in the low parts with "regen" [debris from the building process]. Very labour intensive. [see picture this page].
The alternative person I had been looking for to do the rendering [pannette] didn't materialise, and I went back to the maestro. His men started the rendering this week, and did a marvellous job. Because I know how much they get paid, I could calculate that the maestro's mark up wasn't high. Because this was being done now, I, again, went through all the positions, and sizes, of windows and doors one more time, with the maestro. A few errors were rectified.
Hormignon Cibao company turned up and concreted the two roofs on the sides of the house. The day after they had completed, another layer of concrete called "fino" was put over that concrete. This was done by hand, by the same team doing the panotte.
The studio had the floor concreted [vaciado]. This was done in a single day. Immediately afterwards replateo began. This is where one line of block is positioned for the walls. After that the walls were built up to 5 blocks high. When this was done I marked out the positions where the windows go. This marking out always seems to be done with the stone of an avacado pear. Someone always seems to have one, which they have to eat to provide the stone !
That Thursday we had the biggest downpour for the year and work was cancelled for the Friday. [see pictures this page]. The parts of my land and adjoining bits of land that were low, were waterlogged. One area was actually a lake !! The upside to this was that in the affected areas of my land the water had disappeared within 4 hours.
The adventures of Lassie
This week I was suprised when I saw a dog on the site. The maestro had bought it in on the Monday. I thought he had bought it for a runaround. I never really saw it again for the week, and assumed it had gone. On the Saturday I saw it again, and asked the Maestro what it was doing here. I asked if it lived here. He said yes, it was a present for me.
I didn't ask for a dog and certainly didn't want one. I told him this. He told me her name was Lassie [see picture this page]. This made me laugh, and I tried to explain that Lassie was a famous dog on TV. He didn't seem to understand. He showed me her food and water in the workers shelter, and left the matter with me.
It turned out Lassie was a bitch and in heat, I found this out later.
[See picture this page of Lassie]
Week beginning
October 30th
2006
Week 14 of project
Now that the roofs were done to the sides of the house, the centre roof could be done. This was the sala or living room.Originally on the plan it was 7metres high. That seemed too high to me, and all the other roofs were lowered so this roof could be lowered. The sala walls were now built up to a sufficient hight for the shuttering for the sala roof to commence. When this was completed, columns for this new higher wall, were made from varilla, shuttered and concreted in. [See picture this page]
The "entrada" roof, which was the same hight as the sala roof, then needed to be built up. Additional columns were put above the existing ones, thereby increasing their hight. [see picture this page]. I had to pay the carpenter full price for this small addition. The top of the columns were shuttered in in a square shape. This was concreted in, and the entrada began to take shape.[see picture this page].
The carpenter then took down all the shuttering for the two roofs that were done the week before. I noticed that there was a pattern on the inside on the concrete, created by the wood. It actually looked like the wood was still there. [see picture this page]. I liked this greatly and considered keeping it. There is a continuous dillema of how do you make concrete [and this house is totally concrete] look pretty or distinctive. This could be one solution.
The drawback, is that if I don't like it later, it would be a very messy job to try and render it after I had moved in.
Later that week when the carpenter started on the shuttering for the sala roof, I told him I wasn't going to render the inside ceiling when completed, because I liked the design that the wood gave. He took note of this and said he would use his best wood.
Works continued on the garden. Again we were shifting soil from one area to another, to even out the undulations.
The adventures of Lassie
On the Teusday the secretary of the owners assosiation visited my site in a frantic state. She said she was looking for her dog, who usually stays in the office with her. She had heard from the project workers, that there was another dog wandering around in heat. As she was speaking Lassie turned up with her dog in tow ! She was unable to take her dog away as it kept snapping at her. [Such was its amour for Lassie] Later, when she did take it away, she told me it was against the rules to have dogs wandering about, and if they are found, they are killed.
I told the maestro this, and we both agreed Lassie had to go. Two days later he took her away. This was not before the secretary's dog had become "very good freinds" with Lassie. [See picture this page]
Week beginning November
6th
2006
Week 15 of project
There was a public holiday on Monday. Because I don't have a Dominican diary I was unaware and turned up on site to find no-one there !!
The rest of the week works continued on the camino. As one side had been levelled, Calichi stone was bought to put cover it. I bought a truckload everyday and levelled it out over the road. [see picture this page]. The final road covering will be a grey coloured gravel. This should complement the colour of the rendering over the small wall bordering the road.
The pannette [rendering] continued to the outside of the house. All was done to a very good standard. [see picture this page].
There had been a problem in the earlier weeks where the maestro had built a wall between the kitchen and the sala, when it was supposed to be open plan. Now he knocked out that wall, and I must admit, I didn't like what I saw. I decided to redesign the kitchen.
The carpenter continued shuttering for the sala roof, and when he had finished started on the entrada.[see picture this page].
The adventures of Lassie
On the Thursday I saw Lassie again wandering around the site. I was shocked. When the maesro arrived I asked him why he had brought her back. He said he hadn't. He had given her to a woman in Monte LLano [a town about 25 kilometres away] but because she had obviously liked it here, she had found her way back !!
I was flabbergasted, but later found out that this was not unusual. I didn't know what to do, because I didn't want her killed by the project.
By the end of the week I had noticed that she wasn't leaving my plot of land. If she didn't there should be no problems. Fingers crossed.
Week beginning November 13
th
2006
Week 16 of project
The outside walls to the Estudio de Grabacion were built up to 12 blocks high. This is the normal course of action, then a beam is put in across the blocks. All the columns were then shuttered and concreted in.[see picture this page].
The inner double wall was then completed.
I knew all the dimensions were correct, but whenever the blockwork is done, the areas it encloses always looks very small.
I had spent a long time working out the hights to the different roofs and had ended up with the sala roof being exactly the right hight. When the carpenter had completed this roof, he started on the roof to the entrada. When this was completed he started on the roof for the marquisina.
Again, the hight and shape, were done by judgement with the eye.
I ended up, with a view from the front, which perfectly blends the roof of the marquisina with the roofs to the entrada and the house. [see picture this page].
The pannette continues. The panette is like the roof construction. It has its own pace, you cannot rush it. Whilst these two jobs have been continuing, I have been concentrating on the garden. That I can put some additional manpower into.
Everyday another truckload of calichi would arrive and it would be spread across the camino being constructed. Because we didn't have a compactor, the men compacted it by hand. They pounded it with an 8inch block. This was hard work !!
The front wall to the garden had been under consideration for some time. It was originally going to be a pared de piedra, but the cost of that had put me off. I had received two estimates, one very high and the other high. I decided to construct the block wall using the workers who had completed the studio walls. When constructed I would then decide whether to have stone or just render and paint.
The excavation for the zapatas for this wall were completed this week. They were 0.4m wide and 0.4m deep. Varilla was put in the excavation, and it was concreted in this week. Because the wall is on an incline, the zapatas were done in step form. The first line of block for this wall, was put in this week. [see picture this page].
This week I started to cut the grass. It hasn't been cut for a long time. [see Financial and other considerations]
The adventures of Lassie
All this week Lassie has been a model of perfection.
When the workers arrived each morning she came out of the shelter and greeted everyone. She then spends her days, moving from one shaded area to another, sleeping, and finally returns to the shelter when everyone goes. If she can keep this up till I move in [probably in April 2007] all should be well.
FINANCIAL AND OTHER CONSIDERATIONS - NOVEMBER 2006
Pannette and pricing
The pannette has a very definite pricing structure. You pay a different price/m2 for the fino on the roof, for the walls, and for the ceilings. You also pay differently for the fraguache, which is the cheapest. Because the fraguache is done everywhere first, it's price is in addition to the other prices for the walls and ceiling. You then pay a price/linear metre for the corners [cantas] and the vuelo [the bit of the roof that projects beyond the wall for about 50cm]. There is a unit charge/column depending on its size [this charge includes the fraguache].
The pannette team doesn't provide its own supports so it can do the ceiling eg. The carpenter provides that and YOU have to pay for it. The team also doesn't provide its own wood legnths for doing the corners, YOU have to. They also don't do there own preparatory work. YOU have to provide a worker who does "picke", chiselling away all the protrusions. And when they do the roof, YOU have to provide workers to get the materials up to them.
Last but not least, the sand has to be cleaned before they can use it. Again, YOU have to do it for them.
Carpenteria and pricing
I thought I understood the pricing for the carpenter, but now I understand it a bit more.
For his shuttering he charges different prices per m2 for a flat roof and an inclined roof. If the roofs are higher than one storey he charges more.
He charges/linear metre for beams[vigas] and lintels [dintel] and for square columns.
He charges a unit price for round columns. He has more than one diameter column, and if you want them higher, you pay twice.
He charges for all supports for "cleaning" the ceiling after he has removed the shuttering. These supports are called "adamios" . There are 2 types, one for ceiling [techo], and one for wall [pared].
The major problem with the carpenter, is that there are always pieces of wood lying around with nails protruding. At least 2 people have been injured on my site.
Roof Construction and pricing
The concrete roof construction starts with the shuttering by the carpenter, the varilla is then put over the flat areas of shuttering, stones are then put under the varilla so it "floats". Shuttering is made for beams around the roof. The roof is then concreted to a depth of between 12-15cm. String is put across the roof to this depth, so it can be seen when the depth is achieved. Soon after [the next day] the fino [2-3cm] layer is put on the roof. This fino layer makes the surface smooth and level, and is more waterproof. The roof is then covered with "tela asfaltica" a bitumen felt[sometimes this is not done and the roof leaks]. Finally, in my case anyway, it is covered with tiles. There are many different types of tile design. The most popular seem to be the half round ones. I am using flat concrete tiles, simply because I liked their colour.
The shuttering is done by the carpenter, the varilla by a varillarera [varilla man], the concreting [vaciado] by another company, the fino by another, and finally the tela asfaltica and roof tiles by the same company.
This month I have had two companys in competition for the contract for the roof. They both want the job, and this has bought the price down considerably. I even got the cost of the tiles a little cheaper.
I have elsewhere explained the pricing of the carpenter and the cement company and also for the fino.
The "tela asphaltica" is priced by m2 as are the "tellas" [roof tiles]. The "caballete" [ridge tiles] are priced by the linear metre as is the "lima ollo" [cement fillet where two different slopes meet], and the "sabaleta" [cement fillet where a wall meets a roof].
"Terminales" [tiles at the end of a line of caballete] are priced/unit.
Grass, jerba and gramma
The grass on my land, is a source of constant discussion. Everyone tells me I need "gramma" and not "jerba" [both words are almost certainly spelt incorrectly]. Gramma is the short neet grass that you see in all the nice homes and hotels, whereas jerba is for cows to eat. The gramma that I have seen is truly beatifull and feels like the softest of carpets. I have also been told that it only grows to a certain hight and is therefore easy to maintain. The only problem, is that it costs a lot when you have the amount of land that I have.
I am not sure if any of the people that advise me actually have a lawn or garden. I have decided to try and have the best of both worlds. The area between the camino and the front wall, because it is totally clean, I have decided to have gramma. I will buy in sufficient to cover a certain area, and then some more to split into small clumps. I will spread the clumps, plant them, and hope they spread.
With the other areas of grass or jerba, I will do what I did in England. I used to do lots of gardening in England and am looking forward to the challenge of this garden. I will cut and rake the grass as often as I can, and hope that there is new growth where there are gaps. The new growth should be encouraged by the fact that it will now have plenty of space and sunlight. The grass should become thicker and greener.
The Maestro
The maestro has had less and less work to do as a maestro over the last six weeks. For 4 weeks he did little or nothing and so I let him go. I then took him back because I needed him for a week, and sacked him the following week. He had no problem with it and carried on as normal. He probably does a bit more now !!! My earlier comments on the maestro may have left readers with the impression that he was a bad man. This is not true. I think he "tried it on" in the earlier weeks, but when he found out that I couldn't be manipulated, he stopped. Since then he has gone out of his way to be as helpful as he can in matters on the site and off. He has provided information and assistance whenever needed, and turned up everyday whether there was anything for him to do or not. Most importantly, he is very likeable. This is important to me, as it means going to work everyday is a pleasure rather than a chore.
Week beginning November 20
th
2006
Week 17 of project
This week the carpenter finished off the marquisina. The electrician put in all his tubing for the electrics that need to go through the roofs. [see picture this page] There are 2 ceiling lights in the sala, one in the entrada and two in the marquisina. He put the tubing in now. It is then concreted in, and the actual wire is run through it later. The Hormignon Cibao company turned up and did all three roofs. [see picture this page] This time I was on the roof with them, and realised there finish was a bit rough and ready. It also wasn't totally level.The day after the roofs were done, the fino layer was started. I now realise how nessasary this layer is.
The outside wall to the camino was nearly finished this week. The excavation for the last of the camino walls was done this week. This time next week all the camino walls will be finished.
The calichi to the road was nearly finished this week. I decided, in order to reduce costs, to have only the outside of the front wall done with grey stone. This is if I can afford to do it. [see picture on meet the builders]. That way it will be half the price I was quoted.
Two companies were competing to do my roof tiles. I decided on one that was slightly cheaper and also came with the maestros blessing. I chose a flat tile that was burgundy colour. With this colour at the top of the house, I now have a good idea of how I want the colour scheme of the house. I chose a dark colour because I believe that the darkest colour should be at the top of the house. Many houses here have a light colour tile, and then they always seem to have yellow walls, because that is the easiest lighter colour to use.
One side of the entrance was totally cleaned of grass, [see picture this page] the other side will be done next week. More grass was cut this week. The maestro [ex] introduced me to a man who sells gramma and negro tierra [black soil] at a very reasonable rate. I think I will buy from him when ready.
BECAUSE I EXPECTED THIS PROJECT TO TAKE 8 MONTHS, AND AS 4 MONTHS HAS ELAPSED, THE WEEKLY UPDATES WILL CONTINUE ON THE ĻWORKS CONTINUE PAGE.
| 
