All about choosing an architect and builder for your Philippine house — our experiences and recommendations from someone who has done it.
Perspective Drawing for our Tigbauan House
We spoke with many architects about our Tigbauan, Iloilo house project. It seems to be the norm for the architect to either have his own construction crew or to have favored construction outfits they work with. Most Philippine architects will just do the plans for you if you insist, but since most of the profit is in the construction, they are more eager to be involved in both design and construction. Here are some of the options for the foreigner wishing to build his Philippine dream home.
1. Pay for design services and hire your own crew to do the construction work. This approach can have major advantages if you have the time, skills, patience and confidence to use this approach. If you don’t have experience with contracting and construction don’t try this. Running your project will be a full time job with considerable frustration.
Educate yourself. Read the book “Peace of Mind in Earthquake Country”. Shop for materials in advance so that when your crew needs materials, you will know where to get the materials you want to go into your house. Otherwise you’ll be forced into buying whatever is available at the time you need it. Often, only the most basic materials are available in the provinces. If you live in the provinces, consider spending a week or two in Manila getting to know prices and availability. You may find it advantageous to shop for and ship materials from Manila to the provinces.
The advantages. You cut out the substantial profits which would go to the architect/general contractor. You buy your own materials. If things go well, you get the quality you want and avoid the cut the architect/contractor would have almost certainly arranged for himself — perhaps 20 or 30%. As construction progresses, you are free to make changes without dealing with a contractor trying to get extra pay for change orders. You are paying your crew by the day so you are in control of any modifications or added expense. Since the architect has no business relationship with the construction crew, the architect can be on you side, looking out for your interests.
Agree in advance that the architect is to make regular site visits, especially at times when there are problems you don’t feel competent to assess or resolve. This has been a problem for us. Once she was paid for her work, the engineer who did our plans was not especially interested in continued involvement with the project.
The key person in this approach is the construction foreman. An honest and competent foreman is essential.
The plans were provided by our engineer were lacking in detail. Evidently, some architects and engineers assume that many of the construction standards and details will be worked out by the construction crew, or that the project will be overseen by an engineer. If you are going to have your own crew, it’s essential that the plans be detailed, that you can read and understand the plans and that the architect and engineer make regular visits to the job site.
2. Hire an architect to do the design work and put the project out for bid. Shop your project to several contractors. As in the U.S. this approach invites contrators to low ball their bid and then to cut every corner and seek additional pay for the smallest change or ambiguity in the plans and specifications. There is little possibility that this approach will work unless the plans and specifications are very detailed. Establish strict mile posts and a corresponding payment schedule. Be very careful about requests for a large “mobilization” initial payment. Do not let payments to your contractor get ahead of work actually completed. This will be a constant struggle.
3. Hire an architect to design and build your house. This is not the least expensive option, but may be the best for property owners unwilling, unable or unavailable to hire a crew of workers and supervise the house construction project. Here, everything depends on the integrity and competence of the architect-builder. You must do a comprehensive background check. Find out what he’s built and not just from him. Look at the houses he’s built. Talk to owners. Usually they’ll be glad to show off their houses, or share complaints. We used this option to hire a talented and personable young Iloilo architect to design and build our perimeter fence. I did everything wrong. I only looked at one of his projects. He drew up the contract and I did not review it critically enough. I advanced too much mobilization money. The money must have been spent for other purposes because work slowed to a crawl. I had to take over the project. It went well after that, but we lost a lot of money which we were never able to recover. You can read all about it in a separate account here.
With the usual trepidation, can suggest an Iloilo design-build outfit. Joemarie Yao is a talented designer and an experienced builder. We’ve seen a number of his buildings and spoken to satisfied clients. As with many sucessful architects, he’s a bright, articulate and charming salesman for his firm. Once your contract has been signed, your project will probably be turned over to his staff. The only complaint that we’ve heard is that things do not progress quickly enough for some clients. If we were going to hire a design-build firm, it would be that of Joemarie Yao, mostly because we appreciate his design talent which tends toward simplicity rather than ostentation. We have no business association of any kind with him.
Joemarie Yao JV Landmark Inc. email: jv_landmark@yahoo.com.ph 0918-908-8838 63-33-337-3624 63-33-336-6052 J.V. Building, J.V. Locson St Dulonan, Arevalo, Iloilo City4. Buying a lot and house package in a subdivision. Many buy their homes as a lot-house-financing package from a subdivision developer. There are many such heavily promoted subdivisions in Iloilo City, some run by large Philippines development companies. They buy large tracts of land cheaply, make improvements (especially lavish gate houses), and make money multiple ways; selling the lots, building the houses and interest from installment payments. You’ll be shown a prettily furnished model home. The base price can seem reasonable, but often not much is included — maybe not even kitchen counters. By the time you add in all that’s needed to make a livable home you may find that you’re paying a high per square meter price for a house of mediocre quality. I have heard so many complaints about the quality of such houses and the unwillingness of developers to correct after sale problems.
Buying a house and lot package is an easy option, but we believe it is better to buy a lot and build your own house on it. Most of the high-end subdivsions only sell lots and leave it to the purchasers to build their own houses. The house lot packages are mostly sold in the lower and mid-range subdivisions.
Read all about our Philippine House building Project at /building-our-philippine-house-index/
March 23, 2013 at 11:49 am
A suggestion by reader Pat Lawler
Another good Engineer/Architect to consider if you are looking. http://www.nebitandassociates.com/
September 7, 2012 at 5:58 pm
We found in San Pablo that there are Engineers with their own crew that build houses as “packet deals”. It is easy to inspect their work by visiting their houses.
We approached 2 companies here for a quotation on Architecs plans. the richest company quoted 50,000 and the other one was 20,000, the former was an inflated price because I am a foreigner.
Our rough plans were converted into what the local municipal required for building permit. (Mila only) applied for the permit which was ready in about 10 days for 4,000 pesos.
Signatures are reguired on each plan ie plumbing, electric, and so on, despite obvious mistakes that I could see, nothing was questioned.
No one visited the site to check on foundations or inspect the quality of the build.
your building can be what you want to do, anything goes provided that you don’t offend the neighbours.
Our architecs company provided a foreman, carpenters and labourers that we paid at our rates. Carpenters are valuable workers and will amaze you how they knock up coco lumber to suit any scaffolding situation, most can do a good job as masons also.
Being on site all the time pays dividends both in speed of work and quality.
January 26, 2012 at 9:31 am
We made the error of arriving and getting straight into a new house with an architect giving us what we wanted. Living in the tropics and in the Philippines is a different way of life than what we are used to back home. We had ideas of our dream home but years later realized that we had made some design errors.
ie sunlight is very strong here and large windows are not necessary to light up a room, you end up covering them with blinds.
Bedroom must not face south or west because they become too hot. East facing is great plus the bathroom, gets you up in the morning and you can sing in the shower.
Large covered reception porches are wonderful places to meet visitors or socialize from, forget entrance halls.
Ensure that typhoon rain doesn’t get to wooden doors because in 2 years they will soak up the water and rot away, or swell and make opening difficult.
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June 30, 2011 at 10:55 am
Email questions from Theodore and my answers:
Architect : Did you draw and develop your own floor plan with elevations, electrical and plumbing system, roof system and just let the architect develop footer, column and beam rebar dimensions, develop roof trusses and change all measurements to metric?
I SKETCHED OUT A BASIC FLOOR PLAN AND THE ENGINEER DID A COMPLETE SET OF PLANS. I THINK THESE ARE NEEDED FOR YOUR BUILDING PERMIT APPLICATION. FILIPINO BUREAUCRATS LIKE LOTS OF PAPERS BUT DON’T SEEM TO CARE AS MUCH ABOUT ACTUAL CONSTRUCTION.
I’m wondering just how much I should do on my house plans? Are detailed drawings necessary to get your ideas across, for example drawing elevations to show positions of wall openings, side views of house showing conduit beam penetration for electric, DWV positions, positions of toilet, shower and Lav in CR’s (bathrooms), etc. or are they a waste of my time?
NO, I DON’T THINK IT’S A WASTE OF TIME, IF THE PLANS ARE WELL THOUGHT OUT, DETAILED AND TO YOUR LIKING. BETTER THAT THE WORKERS ARE TOLD IN DETAIL (FOR EXAMPLE REBAR SPLICING PLANS) THAN TO LEAVE THEM TO THEIR OWN DEVICES.
Should I prepare “elevation plans” (minimum) for kitchen and CR cabinets noting materials to be used?
I WOULD. THEN YOU CAN TAKE THEM TO A CABINET MAKER(S) AND THEY’LL KNOW EXACTLY WHAT YOU WANT. ARCHITECTS ARE CHEAP HERE — SAY P1,000 PER PAGE.
How much “leeway” were you allowed for non-structural on-site changes (since the architect never saw the completed house?
I CAN ONLY SPEAK FOR MY OWN EXPERIENCE. THERE WAS NO INSPECTION BEFORE, DURING OR AFTER CONSTRUCTION – EXCEPT FIRE WHICH GLANCED AT ELECTRICAL AND FIRE EXITS IN THE BEDROOMS. THERE WERE CHANGES TO THE ELECTRICAL SETUP AND THEY TRIED TO MAKE A FUSS ABOUT IT. I SUSPECT THERE ARE MANY RULES ABOUT SUCH CHANGES., PROBABLY NOT ENFORCED, BUT I CAN’T SPEAK FOR HOW THINGS MAY BE DONE IN YOUR AREA. IT CERTAINLY OPENS UP POSSIBILITIES FOR “ADDITIONAL PAYMENTS”.
December 14, 2011 at 9:26 am
Goiloilo,
for your information, not all filipino architects are cheap. if you have the money why settle for 1000 per sheet architect? cheap architects=cheap architecture, remember that.
December 15, 2011 at 4:21 pm
I agree. We hired a “plans only” architect but I wish we had hired an architect who could be a real contributor throughout the project. It would have saved us money and saved us from some missteps.
June 30, 2011 at 10:50 am
Email from Theodore and my response:
I have found nothing on the Internet by a Filipino author (architect or structural engineer – if I say civil engineer it could be a surveyor) – probably because there are so many different “typical practices” and there are no enforced building codes. “Typical building construction practices” in the Philippines are probably as numerous as the different colored boxer shorts I own.
NOT SURE IF I AGREE. MOST HOUSES ARE BUILT JUST THE SAME WAY — FOOTERS, COLUMNS, TIE BEAMS, MOSTLY THE SAME DIMENSIONS, SPACING. THE BIGGER DIFFERENCES ARE IN MATERIALS SUCH AS SIZE/QUANTITY OF REBAR, QUALITY OF CONCRETE.
November 9, 2010 at 5:42 am
Glen, we paid P25,000. Government permit fees were additional. We’re writing a new post detailing those.
November 8, 2010 at 7:28 am
Could you please post how much did you pay the architect for his design? Thank you.
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January 7, 2010 at 8:17 pm
Sir,
Thank you for the information. I just want to ask, approximately how much it cost? I have my property already. Only materials and labour. Can you please send me estimated amount? and how long it takes?
One thing more, since we are in Barrio, do i need to get a building permit from municipality? about the house shown above?
Sincerely,
Mhar
Marcelito V. Enriquez
November 25, 2009 at 1:00 am
Don Roberto,
The rendering looks like a smaller version of an old Spanish mansion – functional and space efficient layout, naturally(green) lighted and ventilated, and very charming. luv it!
Is the master’s bedroom located in the front next to the veranda, or at the rear with it’s own veranda overlooking the mountains of Antique?
Regards.
November 26, 2009 at 6:23 am
Hi Ron,
Thanks for you appreciative comments about the house design. We had been working on it for three years, ever since we saw a similar design in historic Lucban, Quezon but we have to break the news that at the last minute we have abandoned this design and have decided to build a one-story house. I suppose our decision is really a triumph of practicality over aesthetics.
We had lots of good reasons for wanting a two story house. We wanted a perch where we could have an unimpeded view of the mountains and surrounding rice fields. We wanted to reach up to the cool night time breezes. We wanted to have a second floor refuge from any flooding, especially after experiencing Typhoon Frank in Iloilo City. I wanted an upstairs refuge from the family hubbub downstairs. An upstairs bedroom seemed more secure from robbers. Those were the advantages we saw, on top of the instinctive aesthetic appeal of the two story house. Psychologically, it was perching above rather than crouching below. My mother-in-law says there are two types of homes and home owners, “perchers” and “nesters”.
The building of our bahay kubo helped change our mind. As is traditional, the floor of the bahay kubo is about one meter above grade. This makes a standing adult above the level of the top of our eight foot fence. We are surrounded by land which either has already been subdivided or in in the process of subdivision. The pace of development in the Philippines is such that land around us will be developed, sooner or later. Our lot is only twenty-three meters wide. Our second floor would give us a ring side seat to whatever was going on a few feet away, karaoke, TV, crowing roosters and all the other aspects of exuberant Filipino life. If we built a single story house, our eight foot high concrete wall will provide a considerable buffer from whatever noisy chaos eventually surrounds us. I’m a little embarrassed to show how shallow or thinking was, but there you have it!
There are other advantages to the single story design. This is earthquake country. Panay had an 8.5 earthquake in 1948 which destroyed many buildings. Proper engineering for a two story concrete house (most are NOT properly engineered) calls for lots of very expensive 25mm rebar and steel decking to support the second story floor. A one story house is simpler, more or less like our fence with a roof. Our property is unusually exposed to typhoons. We are one kilometer from the sea on a flat, exposed, treeless plain. That gives us good breezes when it’s hot, but the typhoons will really blast us.
We came to realize that our experience with flooding in Iloilo City was not very relevant to our Tigbauan property which is about
fifty feet above sea level and did not flood during Frank. Certainly the two story house would survive, but maybe we’d be a bit more comfortable hunkered down in a one story house.
More importantly, we are enjoying having Carol’s niece in Tigbauan, sending her to school here and generally trying to give her a better future. Carol’s sister has also been staying with us. The only story house is less elegant, but gives us another bedroom for another niece or two. Eliminating the stairway and second floor complexity allows us to have a four bedroom house for less money than the three bedroom two story house.
So what is our substitute design. Some months ago we visited SOS Children’s Village in Zarraga, Iloilo. This is a residential community for children. The residence buildings are said to have been designed by a Cebu City architect. I really liked the design because it incorporated the feel of a Filipino traditional house, especially the roof structure. See http:///sos-childrens-village-iloilo/ So, after years of refining our two story design we switched gears and came up with a new floor plan in a matter of hours. We are in a rush because we’d like to start construction in January. After an initial gulp and a payment for work already done, our engineer has been very cooperative. We expect to have conceptual plans by the end of this week. We’ll post the plans once we get them.
Bob
November 17, 2009 at 8:04 pm
Thanks for all the information. I am excited that the project continues, and hope to hear all the details, both good and bad. I think the building of the “bahay kubo” is a good idea, and pleased that you build it in local style.
I wish you a lot of strenght in the coming period