Revamp Of A 40yo 3rm Pigeonhole...

[neubie 2]

neubie, u certainly know where to get all these nice nice accessories for your house. BTW, i got my blinds from Ikea. Each 1.2m wide blind cost $30+, but the quality is not very good. So, I wont recommend. But it is very cheap as compared to the professional curtain/blind makers.

noted. i will continue to scout for roller blinds with my fren, as he's also reno-ing his flat, with cheap contractor-pricing.... meanwhile, i have to blindfold myself while sleeping cos i'm the type who can only sleep in complete darkness.....

[neubie 2]

Some have requested my contractor's quotation thru PM.... so i intend to post here to save the hassle. <img src="http://www.renotalk.com/forum/public/style_emoticons/<#EMO_DIR#>/wink.gif" style="vertical-align:middle" emoid="" border="0" alt="wink.gif" />

only the workscope and grand total is given; no itemized costing will be given, cos too much hassle (the individual items won't add up to the final amount anyway <img src="style_emoticons/<#EMO_DIR#>/biggrin.gif" style="vertical-align:middle" emoid="" border="0" alt="biggrin.gif" /> ).

pricings are for reference only and serve as guidelines so dun go haggle with ur contractor/ID to match the offer <img src="style_emoticons/<#EMO_DIR#>/biggrin.gif" style="vertical-align:middle" emoid="" border="0" alt="biggrin.gif" />

Edit: I have received quite some PMs asking the individual contacts of my carpenter/licensed electrician, while I understand there *might* be some savings if one were to go direct to the subcon (bypassing the main con), the fact that Alan has a team of long-trusted subcons imply they won't do such moonlighting work. their schedule is tightly packed and managed by Alan, so no free time to do sidelines..... Even if they do, they will notify him that of such cases and Alan takes over the negotiation.

<!--quoteo--><div class='quotetop'>QUOTE </div><div class='quotemain'><!--quotec--><b>HACKING WORKS

</b>

Hack off existing wall at kitchen

Dismantle off existing kitchen cabinet and bar counter cabinet

Hack off existing kitchen floor tiles

Hack off existing kitchen wall tiles

Hack off existing 02 toilet floor tiles

Hack off existing 02 bedroom and living hall area

Hack off existing 02 bedroom wooden door frame

Clear all debris off site

Whole house chemical washing

Construction materials haulage

<b>WET WORKS</b>

To supply & lay 300mm x 300mm homogeneous floor tiles for kitchen floor c/w waterproofing

To supply & lay 300mm x 600mm ceramic wall tiles for kitchen area up to ceiling

To supply & lay 300mm x 300mm homogeneous floor tiles for 02 toilet floor c/w waterproofing

To construct 50mm concrete base for cabinet

To top-up foam with cement for existing kitchen floor area to level up living hall

To supply & lay 600mm x 600mm polish homogeneous floor tiles for 02 bedroom and living hall area with skirting

To construct 63mm hollow block low wall with ceramic wall tiles

To supply & install new stainless steel bin chute hopper

<b>PLUMBING WORKS</b>

To supply labour to install 01 nos. of toilet bowl

To supply labour to install 01 nos. of washing basin with connect with mixer

To supply labour to install 01 nos. of instant heater

To supply labour to connect sink and mixer tap

To supply & change existing pipe to stainless steel pipe for whole unit

<b>ALUMINUM/WINDOW WORKS</b>

To supply & install low panel sliding window and top panel with adjustable louver window for living hall

To supply & install low panel sliding window and top panel with adjustable louver for bedroom 2

To supply & install wrought iron grilles for living hall and bedroom 2 c/w lock

To supply & install 02 set of alum pvc bi-fold door for 02 toilet

To supply & install 01 set of wrought iron main gate c/w lock set

<b>GLASS WORKS</b>

To supply & install 01 fixed panel 10mm tampered glass and 02 sliding door for kitchen entrance up to ceiling height

<b>WOODEN DOORS</b>

To supply & install new 02 set of wooden door frame for 02 bedroom

To supply & install 02 set of veneer wooden door for 02 bedroom c/w lock

To supply & install 01 set of solid nyatoh main door c/w lock

<b>ELECTRICAL WORKS</b>

Whole unit re-wiring including new MCB box and PG power supply testing.

32 lighting points +

3 scv +

2 tel pt +

12 x 2way 13A +

2 x 1way 13A +

1 x 15A +

1 x 20A +

6 x 3gang lightswitch +

1 x 1gang lightswitch +

4 x Cat5e

<b>PAINTING WORKS</b>

Whole unit paint with ICI/NIPPON emulsion paint including all pvc piping/door frame/new backyard room

<b>CARPENTRY WORKS</b>

Supply & install laminated solid plywood casement door below sink/stove support c/w 04 nos. of drawer/shelving/08 nos. of doors with soft-closing hinges

Supply & install laminated solid plywood storage cabinet 1ft to seal off ceiling drainage pipe

Supply & install laminated solid plywood top cabinet c/w dishtray and ABS trimming (5ft)

Supply & install solid surface worktop

Construct rotating TV console

Design & construct full-height storage cabinet + shoe cabinet

<b>AIR-CON WORKS</b>

Panasonic inverter system 3 (with electronic eye eco-sensor) incl s/s bracket and 2 trips (pipe/wiring installation + compressor on first trip and installation of FCU on second trip) using class 0 insulation

<b>CEILING WORKS</b>

To lower down the white board support wall between living and kitchen in order to install a/c fan coil (pelmet)

To supply & install L-box design for living hall area + 02 bedroom + false ceiling on dining area

To seal off existing gas piping with white board up to ceiling height

<b>NETT TOTAL: $26,000 </b><!--QuoteEnd--></div><!--QuoteEEnd-->

Contact Alan @ 98892008

Edited July 7, 2011 by neubie

[yeo99 0]

Some have requested my contractor's quotation thru PM.... so i intend to post here to save the hassle.

only the workscope and grand total is given; no itemized will be given, cos too much hassle (the individual items won't add up to the final amount anyway ).

pricings are for reference and serves as guidelines so dun go haggle with ur contractor/ID to match the offer

Very reasonable price. Definitely a price that is very difficult to match by ID.

[neubie 2]

Very reasonable price. Definitely a price that is very difficult to match by ID.

that's what I thought so, cos at that time, i was real tired and burned out with so many quotes, this cheap, that exp, and all those items, almost wanted to sign with one ID then stumbled with Alan's offer who can match and lower the quotes plus additional works, then inked the deal. when that ID kapo asked why i din sign with him, i told him Alan's quotation and he told me there's no way he can match his offer, hence gave up.

[Origami 0]

that's what I thought so, cos at that time, i was real tired and burned out with so many quotes, this cheap, that exp, and all those items, almost wanted to sign with one ID then stumbled with Alan's offer who can match and lower the quotes plus additional works, then inked the deal. when that ID kapo asked why i din sign with him, i told him Alan's quotation and he told me there's no way he can match his offer, hence gave up.

Hi neubie, i usually troll silently but just wanna say thanks for publishing ur contractor's contract and the quotes for the benefit of all forummers here while searching for recommended contractors, i found that some threads are bomboarded with requests for the contractor's contact, which really deviates from what the thread is about- a homeowner's renovation experience. maybe it's just me but i dont really PM / ask for contacts openly, as i felt the TS would have been bothered by all the other requests or probably not be around this forum anymore. so i really appreciate forummers who readily and generously publish contacts.

Anyway, just to inform u i've also got a quotation from alan. May I know if he comes out with all items or do i have to compile a list of works to be done for him? probably cos i indicate what i want in my request, the quote i received is only an itemized ballpark, not the cost of the entire reno.

[neubie 2]

Hi neubie, i usually troll silently but just wanna say thanks for publishing ur contractor's contract and the quotes for the benefit of all forummers here while searching for recommended contractors, i found that some threads are bomboarded with requests for the contractor's contact, which really deviates from what the thread is about- a homeowner's renovation experience. maybe it's just me but i dont really PM / ask for contacts openly, as i felt the TS would have been bothered by all the other requests or probably not be around this forum anymore. so i really appreciate forummers who readily and generously publish contacts.

Anyway, just to inform u i've also got a quotation from alan. May I know if he comes out with all items or do i have to compile a list of works to be done for him? probably cos i indicate what i want in my request, the quote i received is only an itemized ballpark, not the cost of the entire reno.

as a homeowner, u have to tell him what u require to be done, in addition, pose him some issues that u think may not be doable and see what solution he has come up with.

even in his initial quote to me, he will itemize individual works, eg, install 1 toilet bowl $85, hacking of kitchen floor tiles $200, etc, and will give a subtotal in each category.

to have an accurate measurement, it's best a site visit is done and he whips out his measuring tape and clipboard and works out the actual dimensions.

my experience with him is the items quoted on-site are mostly finalized and no more additional/hidden costs incurred. of cos u can still query him for more discounts la

even if contract is signed, at a later stage in reno, shd u find some items unnecessary or u can source cheaper alternatives, u just tell him in advance to omit them, he will just gladly take out and not charged towards the final bill amount. to him, a signed contract is not cast into stone and no further amendments is allowed. so in a way there's still flexibility for me to make changes if required.

of cos, if certain items not highlighted between u and him, and at a later stage u want it, then it's not fair to ask him to do for you FOC lor.... so got to be fair on that aspect.

[Origami 0]

as a homeowner, u have to tell him what u require to be done, in addition, pose him some issues that u think may not be doable and see what solution he has come up with.

even in his initial quote to me, he will itemize individual works, eg, install 1 toilet bowl $85, hacking of kitchen floor tiles $200, etc, and will give a subtotal in each category.

to have an accurate measurement, it's best a site visit is done and he whips out his measuring tape and clipboard and works out the actual dimensions.

my experience with him is the items quoted on-site are mostly finalized and no more additional/hidden costs incurred. of cos u can still query him for more discounts la

even if contract is signed, at a later stage in reno, shd u find some items unnecessary or u can source cheaper alternatives, u just tell him in advance to omit them, he will just gladly take out and not charged towards the final bill amount. to him, a signed contract is not cast into stone and no further amendments is allowed. so in a way there's still flexibility for me to make changes if required.

of cos, if certain items not highlighted between u and him, and at a later stage u want it, then it's not fair to ask him to do for you FOC lor.... so got to be fair on that aspect.

hi neubie, thanks for prompt reply! not working?

Thanks for ur advice. PMed u

[neubie 2]

hi neubie, thanks for prompt reply! not working?

Thanks for ur advice. PMed u

PM replied.

[neubie 2]

Today is another DIY day :D went ikea bought some stolmen modular pole furniture system and spent 3 hours fixing up....

tools required, cross screwdriver (cordless one would be life-saving), mallet, bubble spirit-level meter (very impt) supplied allen keys and a little bit of patience...

to begin, depending on the max depth of the shelves u purchase, measure a distance of at least 27cm (half of the 50cm depth +2 cm) or 21cm (half of 38cm depth + 2cm) on the floor, from the wall that is to be mounted with the pole system

extend poles to the max, hand-tighten and test fit, measure X-Y axis for levelness at the top of the pole and slowly nudge the pole in each axis and countercheck again with both X-Y axes. if have a laser alignment tool that will really hasten things up....

repeat for the bottom part of the pole

a tip for those DIY installing.... as the walls aren't perfectly straight, so dun waste time trying to measure the distance from wall to pole at different parts of the pole. a bubble spirit-level meter is useful in measuring the "flatness" of the pole.

following that decide how the partitioning of the entire height is to be done and attach the single-ended or double-ended clamps to both sides of the pole, ensuring both clamps are horizontal....

connect up the shelves or clothes rail, tighten up and check again for flatness.....

Edited December 5, 2010 by neubie

[neubie 2]

ikea supplied the soft-closing runner tracks, but quality is not as good as blum.... close with slamming noise gotta find out where are the impact areas and apply rubber bumper tapes to mute the slamming sound....

done up for the drawer skeleton.... top shelf with clothes rail immediately below...

completed with drawer....

when the entire module is complete, perform another final check on the X-Y axes of the pole top and bottom....

once happy, drill the three holes in the ceiling to secure the pole and start loading up all the clothes..... haaaa

next phase of modular extension will be done at a later date..... :P

Edited December 6, 2010 by neubie

[gimz63251073 0]

Hi Neubie,

i tried the ikea display for stolmen, i slammed the drawers and the whole pole vibrated... not sure if its becos ikea's is installed poorly. Does it happen to you?

the soft close mechanism is additional cost one right? the default set comes with soft close?

[steelze 0]

I am interested in this stolment pole thingy too. Ikea ones seem the cheapest as compared to alumix n ixmula. I saw ikea soft hinge for cabinets selling $9/pkt with 2 hinges. But i couldnt find the roller soft hinge for drawer leh.

[neubie 2]

Hi Neubie,

i tried the ikea display for stolmen, i slammed the drawers and the whole pole vibrated... not sure if its becos ikea's is installed poorly. Does it happen to you?

the soft close mechanism is additional cost one right? the default set comes with soft close?

yes, the pole sort of vibrated no matter how tight i lock them, so i will try using my caulking gun to apply some silicone around the gap and see if that cures the problem... wait a minute, i think no need to mess using silicone, ikea has some spare fixtures that can be modified to secure the thicker/thinner pipe interface, will try this out at home to see if it cures the problem of shaking noises during slamming. :unsure: stay tuned....

the runner tracks supplied have a spring mechanism to pull back the drawer when it's slightly opened. but there's no mechanism (like blum's gas-strut) to slow down the closing... so will be looking closely to apply some dampers...

Edited December 8, 2010 by neubie

[neubie 2]

I am interested in this stolment pole thingy too. Ikea ones seem the cheapest as compared to alumix n ixmula. I saw ikea soft hinge for cabinets selling $9/pkt with 2 hinges. But i couldnt find the roller soft hinge for drawer leh.

dun understand what u mean by roller soft hinge? are u referring to the soft-closing runner tracks for the drawers?

[steelze 0]

dun understand what u mean by roller soft hinge? are u referring to the soft-closing runner tracks for the drawers?

yaya.. referring to soft-closing runner tracks. paisay... i am not very hands on and expert in this type of technical stuff. kekeke

so ikea does sell them? i am thinking of buying for my kitchen drawers. but blum prices put me off.