ITToolkit.com, a technology website, defines Project Management as a set of principles, methodologies, procedures and practices used to ensure that a project will be built on time, on budget and as required. Just like any project, building a house must have specific goals, a clear beginning and end, assigned resources, and an organized sequence of activities, tasks and events.

Ultimately, it is by employing accepted industry standards and best practices in the design and building processes that you will be assured that you get the house that you truly want. The standards and practices may vary in complexity depending on the kind of house you want but the objective is the same: build it within a given time and available resources at a quality that is agreed upon.

This is not to say, though, that building a house is rocket science. Couple this with elements beyond your and the contractor’s control like unexpected setbacks in your family, weather conditions, human quirks (especially of the laborers), unexpected increase in the price of materials mean that you should be open to the idea that your vision of an absolutely perfect house may not be achieved. But significant imperfections should and can be avoided.

What does using accepted standards and best practices in building a house involve?

There’s no simpler way to answer this question than by saying that it involves employing licensed professionals: an architect and a contractor (a civil engineer), at the very least. Note that many architects do not have the extended knowledge of a contractor and vice versa. Depending on your needs and budget, you may even include electrical (or a licensed electrician) and sanitary engineers. Others go as far as contracting an interior designer or a landscape architect. Nobody can better understand and apply these building and construction standards and best practices than these certified professionals.

Building a house is a complex task that requires inter-disciplinary activities. To name just the initial few, it involves evaluation of the exact location of the lot, its landscape or terrain and its neighborhood; assessment of soil condition, drainage, zoning and building codes in the city or municipality and restrictions in the subdivision where the house will be built. All these are done even before an architect draws a floor plan of your dream house. Just imagine the immensity of the succeeding tasks leading to the completion of your house.

It doesn’t always mean that you will have to scout around for each specialist yourself.

The usual process among Pinoys is to start with an architect. The architect then recommends other specialists. In some cases, the architect has these specialists in his team. They may be working within a single company or they may operate individually as friends or acquaintances.

Here’s a caveat for the homeowner who relies on the architect’s recommendation for an independent contractor: The architect may ask the contractor for a commission for his recommendation. It’s a cost that will ultimately be passed on by the contractor to the homeowner.

My advice is to bid out the architect’s design to at least three contractors. Be clear and specific with what you want, what you expect and the resources that you will provide. And be consistent with these specifics when talking to each contractor.

Again, ask around for recommendations from relatives and friends or their friends who have recently built their own house.

It is only by employing the services of these licensed individuals who are equipped with allied expertise that you, the homeowner, can be assured that the house you envision will be delivered closest to the agreed plan given the set time and budget. It will be a house that is not only habitable but more importantly, will enhance the quality of life, protect the health, safety and welfare of your family.

Note: If you are planning to build a house, you are best advised to come up with a “Construction Contract” to be signed by you and the contractor and have it notarized. If you are interested to have a free e-copy of this contract, kindly email me via junsanchez2003@yahoo.com.

Note that the contract I have is just a sample, very long and tilts in favor of the homeowner. You may alter part of it until you and the contractor arrive at a mutually-agreeable contract.

Thank you so much

P.S. I obtained this contract from an acquaintance I met in a forum whose name I have since forgotten. If you happen to drop by this blog, please identify yourself so I can give you proper credit.

Thanks again

The option to build your own house is the only way that you can truly get the house that you like. It’s often the most demanding and stressful way of owning a house (consider also that a lot will have to be bought if you have none yet). However, if done right, this process can offer the home owner very substantial savings.

Since it will be built from the ground up, you can customize your house around the unique requirements of your family, your own personalities, tastes and whims. Home owners who choose this path are adamant that their house should fit them, not the other way around. They refuse to accept the dictates of commercial developers who build houses and tell home owners that “this” is the house they should live in.

What building your own house means

Many Filipinos, especially first-time home owners, have this romantic notion that they can do it all – acting as architect and general contractor, sometimes, even as carpenter, mason and painter. The obvious advantage of this is your service will not cost you a cent… Sadly, that’s a myth! You wouldn’t be able to afford to build a house in the first place if your time and skills aren’t spent on something more productive that brings in the money. So, your best option is to enlist the services of design and construction professionals.

Building your own house doesn’t mean actually getting personally and physically involved in the build process. Building a house is not as simple as nailing two pieces of wood together. Even if you are the DIY type, building a house, no matter how modest, requires a much more complex set of skills that is best left to specialists.

Your most important task when building your dream house

Seek all information you possibly can long before starting the build process. Immerse yourself to acquire as much knowledge as you can about house design and construction – read books, surf the net. Ask questions not just from architects and contractors, but equally important, from people, friends or relatives who have recently built their own houses.

These people are usually very proud of their new homes. For many, their house is a trophy or a crowning glory for what they have achieved. And chances are they will share with you their experiences, whether good or bad.

Learn as much information about the latest technology in building and housing materials. Many houses today are no longer built of the usual plywood, lawanit and GI sheets. The last decade or so has seen technology in both building systems and new materials advance by leaps and bounds. The Philippine housing industry today is flooded with the latest, most modern and most innovative European, American and Asian building products.

These advances do not necessarily translate to higher cost. Admittedly, many of these new materials do cost more than traditional materials we are familiar with. But many are far more durable, require easy installation and little maintenance that save you money in the long run. Also, many building system and material advances today are focused on creating greener and “healthier” houses that address the so-called sick building syndrome.

Make it a habit to regularly attend trade exhibits like Worldbex, Philconstruct, and the likes. Cut back on leisure time spent at SM Department Stores, Trinoma or Glorietta and allot some on visiting Wilcon Depot and other one-stop construction providers.

Why you need to learn all these things

Since you will be dealing with specialists who will actually design and build your house, it’s important for these people to know that they are dealing with someone who has knowledge of what they do.

Building your own house should never be a passive undertaking. The more time and effort you spend on research, and the more you communicate with those who will actually design and build your house during the programming, planning, designing and build stages, the better the chances are that your house will be built on time, on budget and as agreed upon.

How savings is gained by building your own house

Savings is realized because you did not buy from a commercial developer.

If done right and things go according to plan or nearly as planned, a home owner can save anywhere from 30% or higher when building his own house. These are the margins that commercial developers earn when selling a house and lot package. None of course will admit it.

Savings is realized by eliminating the commercial developer’s profit, overhead, interest expenditure and other non-building related costs plus the commission paid to an agent. Since the commercial developer (who also employs the services of architects, contractors and other building specialists) and the agent are removed from the picture, the profit that could have gone to them translates to savings for the home owner.

In another perspective, the savings can also be viewed as an increase in the house’s market value. A well-built house that cost, say, five million pesos can be valued at 6.5 million pesos or higher in a flat property market when prices remain basically the same over a period of time. What more if the property market goes up?

How else can you explain the proliferation of “build-and-sell” ventures if not much profit can be gained from building a house “yourself?” Note that many who engage in build-and-sell are businessmen who are not design and building professionals. I personally know of at least two.

So, when you are ready to build your dream house, ask yourself: Am I knowledgeable enough, have I researched enough, have I asked enough? Because, you see, in building your own house, having significant knowledge of the design and the build process are as important as having the money to build one.

Thank you so much.

The invitation was for the February 7 blessing of the model unit of the company’s project – Lantana Lane – in upscale New Manila in Quezon City.

But before I tell you about this beautiful project, let me say something about the man I have admired for so long.
This website is a result of my life-long interest in beautiful houses. When you are fascinated with beautiful houses, you’re bound to learn about the people who designed them. Foremost in my list is Arch. Bobby Manosa who was conferred the National Artist Award in Architecture last year; it’s the highest recognition given by the country to Filipinos who have made significant contributions to the development of Philippine arts.

Click here and here to know more about Arch. Manosa and the many things that have been said about him.

Not mentioned in the above articles and my favorite is something I read a long time ago in the Inquirer: “He is the type who will never cut corners or take short cuts when executing his design.” This, I believe, is the reason why the “Philippine Regulatory Commission has singled him out for his adherence to the profession’s code of ethics…”

Real estate developers, like other businessmen, are out to make profit. Sadly, many readily make compromises when their profits are threatened. Developers operate within a set budget. In case of unforeseen increase in the price of, say, concrete, many cut back on the last and one of the most expensive phases of construction – finishing. Many do not deliver what they promise.

On the other hand, there are those who value their name and reputation over and above profit. Manosa Properties, I believe, is one of them. The company, by the way, is not a developer; it’s a real estate development manager and adopted a revolutionary home ownership scheme called “build-to-own.”

It’s a tripartite scheme wherein the company charges a professional fee of 10 to 15 percent of the project cost and does not make any profit over and above it. In effect, Manosa Properties has removed from the picture the developer who normally makes a profit of 35 percent or higher. It’s tripartite because a bank, Banco de Oro, holds the buyers’ payment in escrow and sees to it that all money is channeled by the Manosas towards the completion of the project.

Moreover, since Lantana Lane is a project of a Real Estate Development Manager, not a developer, it means that the units are not subject to the 12% E-VAT; they are VAT-free – an important point to consider if you are an investor.

After seeing every minute detail of the model unit and after talking to Arch. Bobby Manosa and to his children, I can say that Lantana Lane offers one of the best investment opportunities that cannot be matched by developers. This is what dream houses should be!

From the same man who designed the Coconut Palace, Amanpulo, the Edsa Shrine, Pearl Farm, Shangrila Mactan, the headquarters of San Miguel Corporation, among others, plus hundreds of elite houses, now comes Lantana Lane Townhome Community.

Located at #21 Lantana Street, New Manila, Quezon City, this project sits on 3,171 square meters of prime flood-free real estate and will consist of just 14 exclusive luxury residences.

See the satellite map of Lantana Lane below. It’s on the rightmost portion of the frame. Place your mouse over it and the other buildings and they will light up in yellow. Click them one at a time and you will see their descriptions. To see the streets, mouse over Map Type and choose Google Hybrid.

Each unit will have an individually-titled lot that measures 94 to 185 square meters. It will have 3 floors and a penthouse with a rooftop garden, entertainment or party area and an optional Jacuzzi; 4 full bedrooms, each with toilet and bath. Total floor area is from 380 to 390 square meters.

Ground Floor

Driveway is paved with water-permeable pebble washed tiles accented with lines of fine gravel and carabao grass. It’s the same kind of tiles manufactured by Hyundai for Asian Development Bank’s headquarters in Pasig City.

Ground floor facade is finished with ara-al stones individually cut, crafted and pieced together by artisans. Each unit is allotted 4 parking slots, with separate maid’s and driver’s quarters each with its own cabinets and bath. The maid’s quarter can comfortably accommodate 4 persons while 2 bunk beds can fit in the latter. A utility room is provided on the ground floor for dirty kitchen, household staffs’ dining area and space for washing machine and dryer. The ground floor also features a yard for clothes lines and open-air laundry drying.

The porch is lined with ceramic floor tiles and features a wood-slat bench that conceals extra storage space. The front door incorporates coconut shell inlays.

Foyer features glass and wooden grills to allow natural lighting. Stairs are made of solid recycled narra lumber with tempered glass banisters and wooden handrails and have so-called “Senorita” steps (6 inches) for easy mounting and follows the geomancies of the West (oro, plata, mata) and the East (good-good-bad-bad).

Landings feature individually-designed shadow boxes with cabinets that conceal fire protection pipes, water hose and valve.

Second Floor

All rooms, except the kitchen, use engineered bamboo floor planks with wooden baseboard. Windows are of optimum height and width with awning design, i.e., they open outward at the bottom allowing for all-weather ventilation. Fixed frosted windows are strategically-placed allowing for maximum natural lighting while adding privacy at the same time.

Ceiling fans are also added for extra ventilation.

Bedroom has an area of 21.20 square meters inclusive of walk-in closet area built with customized modular cabinets with lights. Bathroom features multi-point water heater and can be used as guests’ powder room.

Kitchen features customized modular cabinets and pantry with moving metal shelves to optimize corner areas. Fittings are German-made “quiet-open-quiet-close” system. Countertops are made of marble and walls are backed with polished granite for easy maintenance. A water heater, grease trap and ventilation/exhaust ducting system are provided plus built-in gas pipe connections to the central gas tanks on the ground floor.

An original Filipino design element, the “banggerahan,” is also added for natural drying of dishes. It is made of stainless steel and sloped for proper draining.

Third Floor

This area can serve as a study room, library, computer room or a private family area. Note again the uniquely beautiful bamboo floor planks

My favorite part of any house, the master’s bedroom.

It has an area of 32.9 square meters inclusive of walk-in closet and bathroom

Bathroom features full wall mirror, built-in cabinets, bathtub, tempered glass shower enclosure and multi-point water heater.

The other bedroom has an area of 22.4 square meters inclusive of its own bathroom with multi-point water heater plus customized modular closets and cabinets. Sorry, I wasn’t able to take pictures of this room: (

Penthouse

The penthouse features an 18.9 square meter den with cathedral ceiling of woven design and uses PVC material for low-to-no maintenance. Original Manosa-designed wooden wall lamps are also incorporated herein.

It also features a deck with all-weather red cedar planks sourced from forest farms and has provisions for water supply, drainage and power for an optional Jacuzzi… a perfect place to entertain relatives and friends.

Additional eco-friendly features of Lantana Lane

• Each unit will have two concealed rainwater collection tanks with total capacity of 360 gallon for flushing the toilet and other non-human use like watering the plants and for general cleaning. It has an automatic valve that switches to regular MAYNILAD line when rainwater level is low in the tank.

• Use of DECOMAXX brand of paint for interior finishes. Aside from being water-based, it is low-odor, lead-free, stain-resistant with anti-bacterial and anti-fungal properties.

• Provision for Zero-Waste Management to be administered by Lantana Lane Property Managers

• Use of indigenous landscaping, as local plants are sturdier and require less water and care.

More about Arch. Bobby Manosa and his family

The blessing of the Lantana Lane model unit was more than a visual delight; I gained insight into a famous Filipino and his family. Now I understand the reason behind the Manosa fascination with anything Filipino – they love the Philippines and the Filipinos so much.

Seldom will you encounter people who not only talk about love for country but actually do something about it. The family advocates urban farming to mitigate hunger in the country. A daughter, Mrs. Bambi Manosa-Tanjutco, an interior designer, regularly gives free talks on “Creativity” at DepEd forums for children.

Lastly, in spite of their success and affluence, these people are some of the most down-to-earth I’ve met.

Sa pamilya Manosa, maraming salamat po at Mabuhay po kayong lahat!!

Note: As of November 2011, all units have been fully sold out

I was told that Manosa Properties, Inc.’s next development will be a seven-unit townhouse project, all will be duplexes, in a 1,200 square meter property, also in New Manila.

Please do watch out for it.

Thank you so much

Jun Sanchez
Licensed Real Estate Broker,
PRC Registration No. 4562
Tel 447.6328
Mobile 0929.609.7142

Done right, condominium development is the most profitable residential project to undertake in the Philippines. With a minimum of one thousand square meters of land, a developer can build a mid-rise condominium building of five to ten stories high (note that the number of stories is subject to the city’s or municipality’s building restrictions). For argument’s sake, with just, say, a very conservative number of six units per floor, that translates to 30 to 60 units per building.

The more stories or horizontal levels a residential project has, the less its cost per square meter becomes. This is true not just for condominiums but also for townhouses and single houses. Savings, ergo profit, is realized because of the following basic reasons:

• A single roof is needed for the whole structure.

• Only one foundation is needed. The taller the structure is, though, the more complex and more robust the foundation should be and, therefore, costlier. Add to that a much stronger set of columns.

• The land is optimized, i.e., with a small plot of land, so many homes can be built. Ayala Land’s Senta Condominium in Legaspi Village in Makati will seat on a 1,865 square meter lot; will have 39 stories and 438 units with an average of 14 units per floor.

In our example, imagine slicing those 30 to 60 units into single houses. Each unit will require its own foundation and roof. Imagine erecting these single houses in a “small” subdivision; think about the roads and the setback between or among houses. Can you fit them all in a 1,000 square meter lot? Add to that a more complex drainage system and the perimeter wall. Imagine how each house will look like. – “Bulilit, bulilit, sanay sa masikip, kumilos, kumilos, ang liit liit…”

To a certain extent, townhouse developers realize profits in basically the same way. Think of a quadruplex for example; just think of the side walls. This four-unit structure has two side walls and three partition walls or a total of five. Slice them into four single houses and you end up with eight side walls and at least three setbacks between houses that will require a bigger lot.

Construction of a quadruplex is also more simple and faster. Digging the foundation for the four units involves a single process and a single set up time. Divide them into 4 individual houses and the developer will have to do this process four times, albeit, each at a smaller scale. But there’s a set up time every time he does it, making the whole process longer. That’s just for the digging of the foundation.

These are just a few things I know why condominiums and townhouses are very popular among developers. They are a way for developers to “mass-produce” housing, reduce cost, maximize profit and sell at reasonable prices at the same time.

If you know of more reasons, feel free to leave them in the comment section or contact me. If you think some of my observations are wrong, kindly do the same and I will gladly edit or totally remove this entry if necessary.

Thank you so much.