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Definitive guide to building your dream home Build It! 1

Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

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DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

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Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

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Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

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Building your dream home

9

Choosing a builder

5

Buying your building stand

10

Laying foundation

6

Choosing a house plan

11

Ground floor and wall structures

7

Regulations on getting plan applications

12

Roofing process

8

Designing your home

13

Completing the final stages, decorating and moving in

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Building your dream home EVERYONE’S FAVOURITE SUNDAY PAPER

DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

ALTHOUGH the endeavour of building a house can be exciting, stimulating and gratifying, the process however can be daunting, laborious and frustrating. With the continual growth of towns and cities, and the proliferation of housing stands, more and more people are taking to building their own homes. While some prospective home owners go into the venture with a measured understanding, most will stumble blindly into the unknown and find themselves half way through a huge undertaking, wondering how they will ever finish the project. But with the right information and easy access to quality products and reputable service providers, the process of building a home can be both exacting and exciting.

Self build is when someone decides to build their own home rather than buy an already built house. Self builds have become more and more popular in Zimbabwe. The lack of mortgage finance means that prospective home owners are more likely to forego buying developed property, preferring to save and build on their own.

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Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

Self building, does not necessarily mean picking up bricks and physically getting stuck in on site. In fact, less than 10% of all homebuilding projects involve the owner being significantly involved with the actual building process. Instead, most self builders will be involved in the creative side of the process – formulating a design brief for the house designer, selecting a builder, and choosing the internal and external fixtures and fittings. It is important to note also that it is the self builder’s responsibility to locate and purchase their plot, as well as decide on the range of professionals they wish to hire. The key to the self build process is that it is flexible, and so regardless of whether you are very busy or have plenty of time on your hands, your involvement in the project can be tailored entirely around your own lifestyle.

Along with the potential cost savings involved in building your own home, it is the unique opportunity to design a house that suits your needs that is the primary reason for self building. People self build for a number of reasons, but all have one thing in common: determination and enthusiasm for the job in hand. Self build is certainly not an elitist pastime; it is open to anyone who genuinely believes that they can do it, and has the desire to follow it through, regardless of budget. We hope that this definitive guide will assist all our readers that are embarking on this journey of building their dream home and those that have already started. Self building allows people to build bigger and better homes than they would otherwise have been able to afford if they were buying an already built property.

shape of the garden can be designed around your needs.

Individually Designed Home Building your own home from scratch is the ultimate chance to create something that is completely designed around your own unique needs. Imagine living in a house that has been designed around your own personalities, tastes, and desires for extra space, the number of bedrooms and bathrooms your decision alone. Even the positioning of the windows, the size and shape of the roof and the

Typical Self builders All types of people choose to build their own home - from young couples and singles starting out on the property ladder to families and those wanting a retirement pad for two. Age is certainly no barrier, whilst for those with accessibility needs, and their families, self build is often the only way to achieve a home to fit their special requirements.

Features Building your own home will allow you to add the features you want such as automated home technology which can be incorporated at a fraction of the cost you might expect. These features can revolutionise your lifestyle: at the touch of a button you can control the heating, climate, lighting and entertainment functions of your entire home.

Profitable Building your own house might sound expensive, right? Wrong. By going through the process of arranging a design and having a personal input with the house building process, you can usually save yourself up to 30% on the market value.

Green and Sustainable A green home is designed to be highly efficient and to make use of natural energy harvested from the local environment. With the electricity and water problems we are facing in Zimbabwe, some home builders are incorporating green features such as installing solar systems, and as a result, their energy profile and carbon footprint can be tiny when compared to a conventional house. This means that not only is the effect you have on the environment reduced, but it is likely that the effect energy bills have on your wallet will be reduced as well.

Saving for your dream home

BUILDING the home of your dreams from the ground up means you will get to mould the project from beginning to end. But with this also comes the potential for unexpected expenses and going over budget.

Saving money before you build will give you financial security to cover all of your design whims in your new residence. The home design itself will affect the overall cost of the project. Finding ways to lower the cost of the house means you won’t have to save as much before breaking ground.

The first step to lowering costs involves calculating the amount of money you’ll need to save to build a house. If you are financing the project with a loan, you’ll probably need a down payment. Keep this amount in mind to help you track your progress in your savings. penning a savings account, specifically for money that will go toward building the house, is another cost saver. This will keep the money separate from savings you have for other purposes, allowing you to better track your progress toward the amount you need. Set upon automatic deposit into the account at set intervals, such as once a month when you get paid. You can also review your household budget and look for places you can cut beckon to free up some money. Any extra money you can save in the budget should got your house-building savings account.

Moving to a more affordable living situation now, even if it means going smaller will also reduce expenses. Put aside the difference between your old housing cost and your cheaper housing costs to save toward the new house.

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Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

Buying your building stand CHOOSING where to buy a stand/plot for your new dream home is a critical step in the building process. You will be looking for a neighborhood that is consistent with yourlifestyle and meets the needs of you and your family. You should conside several factors to help you select the right neighborhood.

Assess the Location Start your search by choosing neighbourhoods that are in close proximity to your work, school and the services you use daily. Consider the places you visit on a regular basis: Workplace, School, Church, Shopping and Recreation.

Evaluate the School System If you have children, you should assess schooling options. Research the school district in neighbourhoods you are considering. This can

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DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

be an important factor to consider when selecting your new neighborhood.

Neighborhood Spend some time in your neighborhood-to-be, especially when most people are coming and going. Is this neighbourhood too big or too small for your taste? Are its streets heavily traveled or fairly desolate?

Zoning Go to the local planning office and ask to see the map designating residential, commercial and industrial areas, and check out residential density. Don’t risk building if it’s possible that an industrial plant or fast-food restaurant may become your neighbor. Make sure that the property around you will not be far more crowded and less valuable than your own.

Improved & Unimproved Ground Ground Improved lots are those located where the roads and utilities are already in, and the site is ready tube built on; naturally, these lots cost more. Before you buy an improved lot, check at the local municipal offices to see if there are any restrictions regarding the kind or size of house you can build. Unimproved ground must be improved at your expense. This means far more than clearing your land and preparing it for building. You will have to pay all or some of the cost to bring in utilities, streets, sidewalks, fire hydrants, street lights, and soon. Again, check the local planning office and find out exactly what you are getting into.

Important tips when acquiring property

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Soil Conditions There’s no way you can tell what the soil is like just beneath the surface, so hire a civil engineer to do that job for you. If he suspects trouble, he may recommend soil testing. This may cost you, but consider the amount you’re about to invest. Make sure you don’t sink it into unstableland. A good civil engineer can also determine if your property drains properly so that water and sewage flow away from it and not into your house and yard.

Buildable Area Local building regulations dictate setbacks — how far in from the lot boundaries your house must sit, and easements — strips of land reserved for utility lines or access to adjoining property. These, of course, reduce the buildable area of your lot, as do slopes, rocks, trees and other land features which are not easily removed. Hills must be cut down; low ground must be filled in. Both jobs cost money. Make sure there is sufficient buildable area to accommodate the house you want. Most builders are very knowledgeable when it comes to home sites and can be invaluable during the lot acquisition process.

Title Search Finally, make sure that the person or firm that sells you the land owns it free and clear. Have your lawyer order a title search, and study the report to make virtually certain that your ownership will be total and that you know of any and all restrictions on the kind of house you can build.

THE decision to buy property is a huge decision not only in terms of choice but the sums of money involved. In most instances, prospective clients have to part ways with their life savings when acquiring property. There have also been so many cases of bogus property dealers duping clients of their hard earned money. Given this background, the decision to buy property is not only difficult but involves huge risk. Prospective buyers need to be aware of certain steps that they need to take in order to minimise risk. Important areas to look into before buying include the following: Site Viewing First and foremost, a prospective buyer should view the property they want to buy before making a decision. While this seems so obvious, in the property industry we encounter buyers who buy properties without having done physical site visits. Abuser risks buying a property that does not exist at all.

Title Deeds If a property has title deeds, it is the most secure to buy. A buyer however needs to verify the authenticity of the title deeds because there are a lot of fake title deeds on the market. The first step is to gonad verify with the Deeds Office if such a title deed exists in their database. The Deeds Office is a public institution where all copies of title deeds are kept and this office is open to everyone. Once that is done, the buyer should request to see the owner’s original identification particulars because the Deeds Office Isa public office and a person can photocopy someone else’s title deeds without their consent. Another route to take is to involve a legal practitioner who will oversee the whole process and make sure the documentation is genuine and also oversee the transfer process.

Cession Cession involves the ceding of property rights by seller tithe buyer.

This arrangements done when a property does not have title deeds.

Quite number of properties on the market are sold under this arrangement. The buyer therefore has to verify with the local authority within which the property falls. The local authority will be able to confirm the ownership status of the property.

Local Authority Involved Whenever one is buying property, they should confirm the Local Authority with jurisdiction to the property involved. Just an enquiry with the local authority can unearth lot of question marks for instance a stand being sold may not have been approved by the council, or the stand itself may not even exist- so it’s always important to verify with the local authority first.

Real Estate Company Involved A property agent in a one roomed office located downtown should surely raise questions. A buyer should request for the company profile before doing business. A company’s track record should be used as a first step. If a buyer’s able to ask around, they can get information from other people who have done business with the company before.

A company should also be able to provide past projects that they have done successfully in the case of land developers.

Professional Membership Genuine Real Estate companies should be members of professional bodies that regulate their operations. Estate agents fall under the Estate Agents Council of Zimbabwe while Land developers fall under professional bodies such as Zimbabwe Property Developers Association or Housing Property Developers Association. These associations control the operations of their members. Clients should verify membership status with these bodies before dealing with a company and also if they are not happy with certain conduct of a member they should report their queries with these organizational well. It is against this background that buyers are encouraged to deal with registered companies rather than individuals because if a deal goes bad, they have recourse in the case of registered firms whereas an individual can just disappear.

Conclusion Funds permitting, it is always encouraged to engage reputable legal practitioners when buying property especially for the first time purchases.

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Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

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Choosing a house plan

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Floor planning Site topography is the first consideration in floor plan development.

Slopes, both gentle and steep, will affect the home design you select.

If you want a multi-level home with a walk-out basement that appears to be a single-story residence from the street, you need a lot that slopes from front to back. Next, there is the issue of orientation, that is, the direction in which you want the house to face. Considering the north-south or east-west orientation of the site itself, will the plan you choose allow you to enjoy sweeping views from the living room? Does the design have a lot of glass that will permit you to take advantage of the sun’s warmth in winter? Now for the tough part; figuring out what you want inside the house to satisfy your needs and lifestyle. To a large extent, that may depend on where you are in life — just starting out, whether you have toddlers or teenagers, whether you’re an “empty nester,” or retired.

Next, think about the components of the home. Do you want, or need, both a living room and family room or would just one large great room suffice? Do you want, or need, both a breakfast room and a formal dining room? How many bedrooms, full baths and half baths do you need? How much storage? And what about space for working from home.

When you’ve completed your wish list, think about how you want your home to function. In architectural terms, think about spatial relationships and circulation, or another words, the relationship of each of the components to one another. For example to serve meals efficiently, the dining area should be adjacent to the kitchen. The same principle applies to other areas and components of the home. Consider the flow from entry foyer to living, sleeping, and food preparation areas. As you study your favorite home plan, ask yourself if it’s possible to close off certain spaces to eliminate noise from encroaching upon others. For instance, if you enjoy listening to music, you don’t want it drowned out by a droning dishwasher or blaring TV being watched by another member of the family nearby. Similarly, sleeping areas and bathrooms should be remote from living areas. After you’ve come to terms with the types and relationship of rooms you want in your dream home, you can then concentrate on the size and features you want for each of those spaces. If cooking is a hobby and you entertain frequently, you might want a large gourmet kitchen.If you like openness and a laid-back environment, you might want a large family room with picture windows, a fireplace, vaulted ceiling, and exposed wood beams. A central living area directly accessible to an outdoor deck or patio is the ultimate in casual, relaxed style. Deciding what you want in your dream home, where you want it, and how you want it to look is thought provoking and time consuming, but careful planning and thought will have a great return on investment when it comes to you and your family’s happiness.

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Regulations on getting plan applications approved

EVERY plot and every building project vary, so there are no guaranteed ways to getting your plans approved. But knowing the ropes goes a long way to easing the process, practically and financially. Plenty of advance preparation before submitting plans will ensure that you are aware of any restrictions, and will improve your chances of success.

Once you have established the basics of what you want to build, find out whether you can have a preliminary meeting with the planning office. This will help you know what is expected of you.Once you have had your plans drawn up it is now time to visit the planning office. To construct a building, or re-erect a building in Zimbabwe, there is need for approval by the local authority. To obtain the approval of the local authority you need to: (a) pay the prescribed fee (b) apply in writing (c) submit the plans along with the application (d) provide any information that the local authority maybe interested in.

However any maintenance, repair or redecoration of a building does not require the approval of your local authority. The plans you mustsubmit comprise of; • A site plan • Set of complete working drawings • Plans and sections of any sewerage and drainage work • A statement of the proposed use of all various parts of the proposed buildings • A stress calculation certificate may be required • The estimated value of the work • Any such particulars as may be required

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All plans should be signed and dated by a structural engineer or an architect or a person responsible for their preparation. All signatures should be legible and identifiable so that the local authority can readily determine whose signature it is. Plans are supposed to be prepared on sheets of standard A0, A1, A2 or A3 size on clear white paper or another material that the local authority approves of.

There are specific scales that specific plans are supposed tube drawn to. Different colours are used on the plan for the different plans. Every plan has specified content that is supposed to be in that plan, it is therefore imperative to have a knowledgeable person who knows all the requirements to draw up your plans otherwise your plans will be rejected. It is the responsibility of the person preparing the plans for the local authority to ensure the accuracy of such plans. Within a time period of about 35 days from the date of receipt of the plans the local authority will either reject or approve your application.

In cases of rejection, reasons of such rejection shall be clearly explained to you, either orally or in writing. The authority can also notify you of a later date by which they will be able to advise you of the outcome of the consideration of the plans. A client can be notified of any amendment or amplification which may be required for the plans to comply with the by-laws, as well as such a period within which those amendments or amplification should be submitted to the local authority. The local authority has sole discretion of extending the period of time. Failure to adhere to the set times may lead to the rejection of the application.

When an application is approved, a copy is retained by the local authority and another copy is retained by the applicant to be kept at the site of work. The building to be erected shall be in accordance to the approved plans. Alterations to, departures from the approved plans

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require an application to the local authority.

However, on alterations such as door or window replacements of the finish oaf floor, a ceiling or a wall, the local authority does not insist on applications. Approval given by the local authority becomes null and void after the expiration of twelve months from the date it was given unless the construction of the building concerned is commenced within that period. If there has been a discontinuation for a period in excess of six months, the local authority may give a written notice requiring the owner to complete the work within a reasonable period as specified in the notice. Failure to comply with the notice will lead to the revocation of the approval and the local authority may require the owner to restore the site to its original condition within a specified time given in the notice of revocation or take action as proposed by the local authority in order that the work site maybe rendered safe, tidy and as least offensive as possible.

If you need the services of professionals please contact: Architect’s Council of Zimbabwe Riembarta, 256 Samora Machel Ave. East, PO Box 3592, Harare Telephone: +263 (4) 746 826, Telefax: +263 (4) 735 440 E-mail: archzim@africaonline.co.zw City of Harare Urban Planning www.hararecity.co.zw Telephone: +263-4 749802 Consumer Council of Zimbabwe (Head Office) 5th Floor, Pax House 89 Kwame Nkrumah Ave P.O Box 10582, Harare Telephone: 263-4 707065 Toll free: 0801 2222 280, Fax: 263 4 700500 prdept@ccz.org.zw

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Designing your home DESIGNING your home is about getting the right balance between what you want with what you can actually have, and making sure the finished house performs to its optimum. But you can’t always have exactly what you want, as the budget, Building Regulations and planning requirements will all limit you in terms of design and fit out.

Here are some of the elements to consider: What you want Start with your physical requirements and let the stylistic decisions flow from here. Draw up an accommodation schedule listing how many rooms you want and which sort and size. Next, list any special features you want in specific rooms, such as a large window to maximise a view or an ensuite with a bath. Think about where you spend the most time: do you have any special requirements - a second living space for the kids or a downstairs bedroom with walk-in en suite for elderly parents, for example?

What you need Next up, decide which of those ‘wants’ you really can’t do without. This will allow you to work out realistic arrangement of rooms, and then add or remove elements depending on whether there’s enough space or budget.

Always keep in mind that you’re likely to want good storage in key rooms. Most developer-built homes, for example, don’t allow enough space for a wardrobe and chest of drawers in secondary bedrooms – which isn’t ideal for a family home. Think laterally, too. Do you need space to accommodate home automation equipment, or room for a biomass boiler and its fuel? If you are thinking of including bulky appliances, be sure to check with manufacturers how much space you’re likely to need for them. One of the best ways to get an idea of what you do and don’t have room for is to measure up your existing house and use this to inform your new design.

This will help you get a sense of what certain room sizes and ceiling heights will actually feel like.

What others want Building Regulations will lay down many restrictions on your home’s design, such as step-free access and minimum door widths. But it is the local planning authority that will have the biggest say in what you can and can’t build, together with a bit of input from any interested neighbours. Planners can dictate the materials, size, shape, height and orientation of your home, all of which have a great bearing on its design, so making a first port of call to the planning office

Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

Sympathetic style Context is extremely relevant as a design that is sympathetic to its surroundings is more likely to be approved. Take account of the setting and vernacular, and whether or not the house is visible from the road. Scale is very important in this aspect, as it can make the house dominate or recede from the neighbouring properties. Stepping part of the building down, having one-and-a-half storeys or even choosing a hip roof will all give the illusion that the building is smaller, which can help satisfy an undecided planner. The more variety there is in the local area, the more chance you have of pushing through a design that’s a bit different.

The plot Your planning office may dictate the siting and height of the building, and possibly the orientation, too. If not, consider what sort of layout will best suit your site, from making the most of any views to where the sun will be at different times of the day. Suitable orientation will be important if you are planning to maximise solar gain. Being on a slope or in a flood area may also dictate the style of your house. These conditions on site will impact on your foundations, and the costs of these will have a knock-on effect on how much money is left for the main build.

Forward thinking Resale value is important, and a quirky house is harder to sell simply because you’re restricting your target market. If you intend to sell on rela-

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tively quickly, try to ensure the house has features with wider appeal for the general market.

For example, you may never take a bath and therefore not want one in your home, but it’s a vital feature for a family with small children. Consider how the design can be adapted for different life stages – are you planning to raise a family or retire in the house? Will a ground floor bedroom

and walk-in shower room mean the difference between moving out or staying there as you get older?

Finally, you may not have the budget now for automated security or media systems, but it can be a good idea to incorporate cabling that will make it easy to install new technologies in the future without too much disruption

Finding the right designer for your home GETTING the design right is key to any self build project. After all, achieving the perfect home is at the centre of what all self builders are trying to do. Most yearn to escape the conformity of ‘specbuilt’ mass-market estates Finding the right designer for your home and actively seek something just a little bit different. It’s a common belief that only qualified architects can design a home, but this is not the case. You may be surprised to know that the plans for a substantial number of excellent, individually designed houses are not drawn by architects at all.

Who can design my new home?

Architects usually design homes however, there is nothing to stop anyone from designing a house – you can do it yourself if you wish. You can use free software such as Google ‘SketchUp’ or simply a stubby pencil, a ruler and a piece of graph paper, but whether your efforts will be any good – or indeed buildable – is a different matter! It’s therefore advisable to bring in someone who knows what they are doing. So what are the options?

Architects Architects are highlytrained professionals and therefore understand the use of space and materials. They can create magnificent designs that maximise the potential of your plot – many are constantly pushing the boundaries of house design. If you want to find one, then the Architect’s Council of Zimbabwe website is a good place to start. However, as professionals they can command high fees. If you are building a cutting edge contemporary home and want to explore radical designs and state of-the-art materials, then architects are ideal. But if your ambitions are more modest, why spend a fortune on a full-blown architectural service?

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Cost effectiveness Your budget will probably be the main factor that controls what you can and can’t have. Try to make a connection between design features and cost.

For example, complicated cut roofs can be an awful lot more expensive than a standard truss roof, and designer finishes often come with a premium price tag. Over-designed homes are expensive to build and the results often questionable, so be prepared to edit th plans – an ability seen in the refined work of many an architect. Conversely, having a limited budget doesn’t have to mean a poorly designed house, but it will require careful planning to make the most of what you have.

Keep costs down by limiting the amount of unusual design features and by sticking to a limited palette of materials. Above all, try to avoid changing your mind once work begins – this is always a costly process.

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A common complaint is that while architects can design lovely bespoke houses, they don’t often pay enough attention to the client’s budgetary constraints; making the design unaffordable to build. Furthermore, if they are being paid as a percentage of the build costs, their incentive may be to go as big and expensive as possible to maximise their potential income. Remember, though, that there are excellent architects who recognise these concerns and specialise in the self build market.

Designers This term covers the rest, really. Some designers are highly trained, such as architectural technologists (they are not architects per se, but know all about how a house goes together). Others are self-taught or may have come via other professions such as surveying or interior design having shown a flair for creative house concepts. One designer justified hiring a designer instead of an architect in these words, “Architects have spent years studying their profession and cover everything from industrial and commercial buildings to residential properties – that is a huge remit. Unless they have specialised in residential design, they can often be less aware of costs, markets, planning requirements and exactly what clients seek than a designer who has specialised in the self build area.

Designers may be far more in tune with what the modern self build market is all about”. It could be argued that designers who specialise in self build understand the market, and the financial constraints just that little bit better. I would suggest that for most straightforward design tasks, and almost certainly for routine extensions and loft conversions, an experienced designer is well worth considering.

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Choosing a builder

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A good builder is the most important piece in the home building puzzle. It is absolutely critical that you and your builder have open lines of communication. You want to give them your ideas, talk to them frequently and clearly, and be certain they fully understand your dream home vision. It is also pertinent that your builder understands and respects any budget limitations you have. Be prepared for delays, but do not hesitate to ask questions and require explanations. Very good and very bad things can happen in the shortest amount of time, so make frequent visits to the building site and be available by phone the rest of the time.

This important relationship between you and your builder will require you to research builders carefully.

Ask around for opinions from friends or family members who have recently built. Call various builders and ask for references and available open houses. You want to know they will do great work while being easy to interact with. Once the builder is chosen, the house plans have been approved, and work has begun on the lot you have chosen, many other tasks will arise. In the end, all the hard work, frustration, and delays will be well worth it. Breathe deeply, be flexible, patient and realistic, and soon you will be the proud owner of your designer dream home.

Breaking ground on your building site

Choosing a building contractor Instead of a builder, one can hire a contractor who oversees the whole building project. Contractors cost more than builders and they tend to subcontract all the work. If you plan to do a great deal of the work yourself, and if you know how to obtain building permits, handle other kinds of legal paperwork, hire, monitor, and pay subcontractors, etc., you can save money by acting as your own general contractor.

However, if you are not experienced in these areas, you should hire a general contractor, because building houses is his business. The process of building from the ground up can be almost as rewarding as the results. Building a solid relationship with your contractor early will make building your home so much easier. Finding a good general contractor to oversee your project is one of the key factors in ensuring that your new home is well constructed, as well as finished on time

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and within your budget.

Interview prospective contractors so as to find out whether or not you feel you can work well with them. Discuss your project with each of them to find out if they can communicate ideas and details clearly.

Good rapport is essential. Once you have made your preliminary selection, you need to do a thorough reference check of the following sources: 1. Former clients. The contractor should be willing to give you a list, including pictures, of his previous projects. Be sure to talk to several people whose homes were completed more than three years ago to see how well they are holding up. Also ask how quickly and smoothly the contractor solved whatever problems came up during construction.

2. Construction Industry Federation of Zimbabwe. You want to have your work handled by a contractor registered with a professional regulatory body so that you are able to report them if anything goes wrong. Signing a contract with the general contractor you’ve selected is the final step before work on your home begins – and one of the most important. Basically, it details who will do what work, by what date and at what cost. Specifically, it should include starting and finishing dates, full price of the project, payment terms, and any additional details you feel are important. Your contractor’s compensation can be based on a fixed fee or a percentage of the project’s total cost.

You may want him to work on a cost plus contract but only if it has a “not-to-exceed” clause which sets an upper limit on the total cost to you.

In addition to how and when the contractor is to be paid, the contract should list the services to be provided by the subcontractors, along with the cost of each service. If possible, it should name a neutral third party to arbitrate in case of a dispute. Selecting a general contractor to help you build your dream home is indeed a fairly long and involved process. However, if you take the time necessary before work starts to find a good, dependable contractor who will watch out for your interests, the building process itself will be much simplified for you, and the quality of your finished home will make it well worth the effort.

CONSTRUCTION time is the best part of developing property. Seeing that first sod turned and standing back as the excavator starts to form up your site is truly satisfying. The ground breaking, also known as cutting the site, marks a massive milestone in your building project. The development process is like an iceberg. Most of the work required in project managing your property development is done before you cut the site. It’s all hidden below the surface. So by the time your project comes out of the ground, you have done most of the work. There is need to make sure that before work begins arrangements are made for: Water Service No matter if you plan to connect to city water, or drill a well, you need to get water onsite. The price of water is rising and availability is falling, at least around Harare. Getting water these days can be very expensive but it is best to get it sooner than later.

Electricity Arrangements have to be made to have electricity onsite at some point since some jobs may require electrical tools and machinery.

Access road You can save money upfront by waiting on property developers to build a road, however, rain and mud can be a great inconevinience if you don’t have good access to the site. A good strategy for building a road is to start with scrap rock from a local quarry or scrap concrete from where ever you can get it. Big chunks make the best first layer for a new road, and sometimes you can pull out nice pieces to use later for retaining walls. Of course you’ll need crushed base to cover the big stuff and fill in little gaps. You may need to hire a compressing machine to compress the materials or human labour to do it manually.

Fences or other security measures This depends on your specific situation, but now is the time to fence off the construction area. When you start construction, rent a lockable storage container if needed.

Tree clearing or tree planting Where there are no trees near your land you might want to start SAP. Just don’t plant anything too close to the construction site.

When can I start construction?

As soon as you have your local authority approval, you are ready to start construction.

What is the first process?

Site clearing is required before you can start preparing your labour footings.

Site clearance Before anyone enters the site, you must put up signs showing that the site is going to be a building site and to inform anyone thinking of entering of the dangers and safety requirements. It is always advisable to enforce the rule of hard hats at all times, therefore do purchase a few extra ones for the people that show up without one. In order to clear the site and make it ready for construction you need to hire a site clearance contractor or someone with a digger to do the job for you.

When you are looking at getting a digger, there is one very important point that you have to look into as far as the ground condition. If the digger has to work on a very muddy ground, then you need to get machinery with tracks on them as they can maneuver a lot easier. If the ground is solid, then you can get a digger with wheels. A digger with wheels can get stuck in mud. It is always very important to make sure that you have right machinery on site for the job. Ask your local contractor to advise you regarding what you need and never ever operate machinery if you are not confident that you can handle it. However, depending on the amount of land to be cleared, some people opt to use manual human labour. For large pieces of land this might take a long time but for relatively small tracts, human labour is a cheaper alternative.

You will have to make sure that the area where the house will be positioned is free of any rubble or vegetation that could affect the build in any way, and that the area surrounding the house is clear of any material that could be a danger as far as health and safety is concerned. If you need to move any unwanted rubble away from the site, you need to arrange for the transportation and dumping of material.

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Laying a steady foundation

3. Before digging any trenches, ensure that you know the locations of all the drain pipes, electric and phone pipes that you might be coming across or that would affect your build as far as the connections to your property.

4. Dig for the foundation according to your plan making sure that you have the right width and depth for external and internal walls.

5. Prior to pouring the concrete, make sure that the walls of the trenches have not collapsed and that there is no water or loose material present. Should you need to reinforce the sides make sure that it is done properly otherwise it could collapse on the poured concrete.

6. Insert wooden pegs into the middle of the trenches to indicate the level for the concrete foundation.

7. Place all the drainage pipes into the positions that need to be placed underneath the house.

DO remember that the excavation for the foundation has to be done according to the regulations and the requirements of your qualified architect or engineer.

Before the top layer and the foundation trenches are dug, do decide where you want to place the extra soil for use later on, plan ahead and it will save you on cost of moving it again. If the soil condition is good, make sure that it is stored in a designated area away from other machinery. This soil can be used for your landscaping at a later stage and could save you having to deliver soil at a later date.

Try and avoid digging for foundations on rainy days as you do not wish to come back to the site next morning waiting for the ready mix lorry and realising that the whole trench is covered in water.

And finally, think about digging for the services pipes at this stage as it will save you time and money in the future. This is a perfect time to put the pipes in and connect later. You do not want to have to bring back the diggers again and dig everything up at a later time. It could also cost you more as far as getting the machinery on site again.

The foundation of a house is the most important part of your build structure, if this part is not done properly it could cause you severe problems in the future with your build. There are different methods of building a foundation, but whatever method you choose always make sure that qualified professionals are putting the foundations down for you and always make sure that you have a certified engineer or architect on hand to check and make sure that the job is done correctly.

Types of Foundations • Strip Foundation, this is when the foundation is poured into strips covering the base for all external and internal walls, chimneys or any other load bearing structure.

• Raft Foundation, is when concretes poured over the whole area of the house making it lookalike a big slab and strong enough to carry the total weight of the structure. Raft foundations require special design and construction and should only be considered if it is done by special contractors and supervised fully by your qualified engineer or architect.

• Piles Foundation, it involves the construction of the house onto of concrete piles situated on different locations to carry the weight. As the total weight of the walls centre on beams joining the concrete piles, it is recommended that you make sure that concrete is very high on strength and is done according to the instructions of a qualified engineer or architect. Get a specialist to do this for you. Whatever method you choose to construct the foundation, make sure that the contractor is fully insured against any problems that might arise in the future.

When building on a slope you may want an engineer to determine what it takes to keep your house in place. For example, foundation walls may require additional steel, or you may have tousle a stronger type of concrete.

Tip; Never dig for the foundation in the rain, the walls will collapse and the trenches will be full of water before you have the chance to pour the ready mix.

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Optional Surveying Although it may cost a bit more, in a tight situation you may Things to consider before the foundation is constructed want surveyor to mark the corners of the house. Most areas 1. Remove all the topsoil completely from the area where the require survey to be done after the foundations in. If you get house is going to be erected and make sure that there are no them to come before you start with the footings it will cost only roots of any kind of vegetation left behind. a little more butt could possibly save you a lot of money and 2. Make sure that the site is marked properly and the levels frustration. Many foundation has had to be moved or entirely checked bay qualified engineer or architect. redone because it was in the wrong spot.

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Ground floor and wall structures

GROUND Floor Structure The first section which is a cavity wall is made of concrete blocks on top of the foundation and this wall is erected up to the ground floor level and DPC section. If you are going to use natural stone, bricks or any other exterior finishes, except for plaster you need to make sure that there is sufficient foundation for them. After the walls are done, you have to fill the inside structure of the inner walls. This is usually done by using good quality hardcore material like limestone. Do not use any cheap material as the floor could subside in time and crack. After the structure has been filled, the hardcore material needs to be compacted by a vibrating plate to insure that there is no chance of movement in the future.

Next a layer of building sand has to be put on. This is done to make sure that there are no sharp edges showing from the fill material which could puncture the damp barrier. Depending on the type of ground floor you choose, you may not need any fill under it. For example, if you decide to go for a precast concrete or a beam and block floor or hollow concrete slabs, you do not need to make any fill for the underneath. This obviously has to be discussed with your architect/engineer to decide on the type of flooring you will choose for your individual project. Overall, a beam and block floor or hollow concrete slabs will cost more than the normal poured concrete slab but do remember that if you have a big house and you are more than 900 mm above the ground before the floor is poured, it will be costing you a lot to fill the foundation. So, do your math and see which one works out cheaper and better. Do remember to place all your drains and pipes at this stage.

Drains and pipes It is very important for you to decide at planning stage where all your drains and pipes are going to be placed as you do not want to dig the floor or the ground at the later stage to add or change anything. Do take into consideration all the pipes for your sewage, water, drains , telephone , and whatever else you think you are going to need. Do make sure that you have the right size pipes for everything by asking advise from the professionals and suppliers. The drains and the pipes for the house have to be placed in position before the floor is poured in the house, this makes sure that the pipes

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will not be visible afterwards. The outside pipes areusually made of PVC unless there is extra need for strength in which case you can use concrete pipes to the measurement required.

Damp Proof Course A damp-proof course (often abbreviated to DPC) is a horizontal barrier in a wall designed to resist moisture rising through the structure by capillary action- a phenomenon known as rising damp.

Damp Proof level This is the area that prevents any dampness and moisture to enter the house. As the foundations are built and the walls are going up, there has to be a certain level where you will have to place damp protection courses to stop any moisture from rising into the walls and ending up in the house. This is done by positioning a layer of DPC in the wall, usuallybetween 150 - 225 mm abovethe groundon the outside of thecavity wall. It is very importantto make sure that the DPC is positionedcorrectly in the cavitywall to stop any damp rising inthe walls. DPC comes in varietyof sizes and it is also used forprotection against damp aroundlintels, cills, windows, doors and anywhere else that is needed.

Ground floor After the initial floor structure has been done and damp proofed you need to decide on what type of floor you are going to have in your house.

Concrete Slab: This is ready mixed concrete poured into the floor area forming a level concrete slab. These type of floors need compacted hardcore (good material)with sand binding, damp proofing and insulation on top. Probably the cheapest option and most commonly used for ground floors.

Beam and Block Specially designed beams with concrete blocks placed in position within the beam. Usually you need to place damp coursing on top with insulation and about two inches of screed (Concrete) to finish it off. However, there are products on the market which act as an insulated block which means that there would not be any further need for insulation on the top. As these kind of floors are sitting on the foundation wall and supported by the structure, there is no need for a hardcore fill.

Precast Concrete Slabs These are made to order hollow concrete slabs which are placed on the foundation. Like Beam & Block there is no need for hardcore fill and you need to insulate and place minimum of 55m screed.

Although the last two options cost more, their main advantage is that there would not be a need for a fill and if your project has a big floor area and maybe more than 900 mm above the ground you seriously have to consider these options. The extra cost would be covered by the saving made on the hardcore.

Wall structure The walls of the house are based on the cavity wall construction where you have a gap of at least 4inches between the outer and the inner walls. There are mainly two types of structure used for inner walls of the house, they are concrete or stud walls. Concrete inner walls are usually used in concrete homes and even though you can use stud walls in these types of construction, they are often used in timber framed homes. Depending on the types of construction you go for, there are obviously other methods that can be applied. As far as the exterior walls foremost types of construction, you will find that they are usually the same. As a matter of fact if you look at a concrete and a timber framed construction from the outside, you will not be able to seamy difference in them.

When you start the construction of the walls, you will get to a certain height that the block layers are no longer able to carryon without proper scaffolding. Scaffoldings have to be put up in a proper and safe manner. This is not something that you can do yourself, so get the professionals in to do this for you. They would know about the health and safety side of things and they would make appropriate safety measures.

External Walls This is usually done by concrete blocks and covered by sand and cementer natural stone at the later stage. The external wall is usually made of two layers of walls with a cavity space in between. For concrete homes, the inner wall is made of concrete blocks and for timber frame houses the inner wall is made of a timber frame structure.

Stud Walls These walls are made of 3” x 2” or4”x 2” battens, cut and joined as aflame. There should be some sort of insulation placed in the gaps to stop the exit of the heat through the walls and also help with the sound proofing. It is advisable to place a waterproof membrane in front of the insulation on both sides to stop any form of dampness penetrating the walls. On top of the membrane, plaster board is fitted and usually a coat of skim coat is applied by the plasterers. These kinds of walls are preferred by most plumbers and electricians as it is easier to place the pipes and wires through them. One disadvantage that they might have is that you have to make sure you have a supporting batten on all the places that you might be fitting a wall unit, and anything else that could be heavy for the plasterboard to hold.

Concrete walls These walls are usually made of 4 inch concrete blocks and they require foundation base to support the weight of the structure. As far

as the insulation for the inner wall of the cavity construction, at least 2 inches is required against the inner wall. It is possible to fit a dry wall construction on concrete walls to give extra warmth to the room. This is usually done on old properties that do not have a cavity wall structure and therefore lack the insulation required. One of the benefits of dry wall is that it keeps away the touch cold feeling you might get from a concrete wall. A dry wall construction is made of 2”x 1” or 2”x “2 battens joined on the concrete wall, filled with insulation, covered by water proof membrane and plaster board and skim coated by the plasterer. The first question is whether to have facing brick/stone or a rendered finish. Facing brick (or fair faced)is the term for a brick finish.

Another finish is stone - but this tends to be in the minority. It’s expensive to buy and to lay (it takes longer) but can look very good on the right type of house. One canals build walls of straw and other such materials like steel.

Cill and lintels Cill is the section that the windows sit on and the main idea of it is to take the water away from the bottom of the window and the wall. Traditionally, cills are made of concrete but in the recent years PVC window manufacturers have also been able to add a PVC cill to the windows if it is required.

The main thing with installing cills is to make sure that they are waterproofed from all directions by placing waterproofing material such as DPC all around them and ensuring that they are angled away from the house so that theater can float away.

Lintels The function of a lintel is to span the opening in a wall and carry the weight of the masonry above doors and windows. This is done to make sure that there is no weight load on doors and windows. In the old days a very big and strong piece of timber was used as lintels, but the problem with these were that after a while there were susceptible to moist weather conditions and thus a high probability of them prone to dry rot or wood worms and eventually give way to the load above ending up with cracks on walls or damaged door and window frames. Today, there are mainly two types of lintels which are used in homes. They are the precast concrete lintels and pressed metal lintels. If metal lintels are used they will have to be installed according to the manufacturer’s instructions as far as fire and thermal properties, water resistance and corrosion protection. Do remember, if the length of a lintel exceeds 3 meters long your architect or engineer has to specify the thickness and the measurement required. It is important that you order the lintels ahead of the time as you donor wish to be delayed by them. If the block layers do not have the lintels on site they cannot progress any further therefore you could end up with delays.

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The roofing process

Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

IF you just put anything on your roof you could spoil the whole look of the house. The roof really is the icing on the cake. During your design progress you will have to decide if you want a cut roof, which requires a carpenter/roofer to measure, cut and place every length of wood required for the frame of the roof, or a fixed roof made of trusses which will be built at a factory and delivered ready assembled and the carpenter/roofer joins it to the top of the wall plate. Once the frame of the roof is complete a waterproof membrane needs to be placed and secured over it. Up until very recently this was usually felt but recently other easier and better product are being used.

The membrane is held in place with long thin pieces of wood called battens, these are nailed into the truss below. Battens are the support system for the tiles or slates. Each tile/slate has to be nailed to the

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wood and clipped on to the one next to it. When all of them have been put in place check that each row is offset to each other and not placed in vertical straight lines as this can cause problems when the wind is strong or in heavy rain.

The top of the roof is finished off with ridge tiles, they can come in different designs but they work a bit like an umbrella covering both sides of the roof ’s top row of tiles.

If you have different levels or joining roofs, you will need to place lead between the levels or between the wall and the last tile on each row to help with the joint. This forms an extra layer of waterproofing.

Fascia is the next area of the roof to be completed. The fascia covers the end of the wood at the bottom of the roof and allows the air to flow safely through the membrane for venation. This is usually made of PVC these days although wooded fascia can be purchased it is harder to maintain because of the nature of where it will be.

Guttering is then attached to the fascia so that the water can be taken away from the building. It is very important to make sure that this is fixed properly with enough support brackets as you might get some damaged with the high winds. The guttering is mainly made of PVC but as an option it is also possible to get it in other material like Aluminum or Copper. What types of tiles are available? There is quite a large variety of colours and options available which include terra cotta, farmhouse red, heather, amber mix,burgundy, black, slate grey, blackblue, russet, stone green, turfbrown and many more.

Natural Slate/tiles are available at slightly higher prices, these are mined in different places around the world. Slate tiles have been used for roof finishes for many years and are now being reclaimed from the old buildings.

To keep the cost of your roof down manufactures and suppliers of roofing materials have developed tiles that look natural but at a fraction of the cost. These tiles come in a variety of designs, allowing a Spanish villa to have a wavy roof, or a quite country cottage to have a sleek soft line finish. Whatever you decide to go with, shop around for a price and make sure that you will be credited for any tiles delivered broken as you can be sure that there will always be a few. Keep a record of all your deliveries.

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Roofing style Common styles seen are gable and hip roofs (Mansard rooves are very rarely found in modern houses).A gable roof is a pitched roof having a gable at each end, so that there are 2 roof faces. There will be a straight row of ridge tiles at the top. A gable roof is the most common and easiest to build. A hip roof is one where there is aslope to all sides. There may be abridge along the top and then ridge tiles will cover each angle. A hip roof requires a more complex truss structure, or cut timber roof, and there is more complexity at the hip in terms of cutting slates/tiles and extra ridge tiles. Very rarely will one see a roof with gable at one end and hip at the other and then, depending from where it is viewed, it can look very odd. Often an extension to a gable roofed house may have a hip roof.

Roof trusses or a cut timber roof By far the most common option is trusses, which can be supplied for both gable and hip roof designs.

A cut timber roof is usually only needed if rooms are required in the roof and the roof/house design is complicated - and then a complete cut timber roof is going to be very expensive in terms of materials, and more so, in labour. When ordering trusses, you will be asked what the roof covering will be (slates, synthetic slates, concrete tiles, clay tiles etc) as these differ in weight and the roof trusses will be manufactured accordingly. This is a decision for you, unless the local planning authority has any requirement of their own. This is often a way of gaining rooms where the local planners have set the height for the ridge - for example, they may dictate that the ridge is not set above those of neighbouring houses.

Apart from the extra costs of building the rooms, the downside of having rooms in the roof, from a build point of view, is that the roof trusses are made from heavier gauge wood and are thus heavier to handle, and more expensive. Whereas normal trusses can be manually handled and put in place, attic trusses will definitely need a crane - adding a few hundred $’s to the cost. With regard to windows for rooms in the roof, the main options are roof lights or a dormer window. The pros and cons of these are:Roof lights:• are easier to install • are quicker to install, hence much cheaper regarding labour costs • are cheaper in terms of materials Dormer windows:• give more headroom • look more attractive (but this is subjective) One commonly chosen option is for a dormer window at the front of the house and a roof light to the rear.

Safety Tip Always make sure the weather condition is suitable for roof work, and ensure that all safety precautions are taken (e.g. secured scaffolding to support the roofers and the material and making sure that everyone is aware of the work above in case of a dropped tile).

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They also have sanitary ware and accessories. They possess a dedication and experience to bringing specially designed and crafted products for passionate and decadent living. Just Tiles prides itself in upholding the “customer is King” mentality which explains the sublime service and supply of top quality products. Their friendly and spacious showrooms have been designed in a manner that makes it easier for clients to choose suitable products that fit their life style with ease. This helps to best capture the essence of capturing attention to detail that separates one subtle choice from another. There is a wide spectrum of choices that ensure that one can most closely match and bring to reality the idea that is in one’s head.

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Build It!

Completing the final stages and moving in to your dream home

DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

placing. When you are making the decision on the position of these access points, do take into consideration the reach of the children or people who are handicapped and would have difficulties with certain heights.

External Doors and Windows With today’s modern advanced techniques, we have come out of the cold and into the warm. No longer do we have to place radiators under the windows to help counteract the cold air coming in. No longer do we have to leave the windows open a crack to deal with the condensation and mould, the new era in windows and doors is here. So what options are available for window and door frames today?

Chasing A chase is a framed enclosed space around a flue pipe or a channel in a wall, or through a ceiling for something to lie in or pass through. Before any of the first fixes are done, you need to make sure that all the chasing in the building has been done for all your electric wires and plumbing pipes.

This is one part of the project that many people who know a bit about DIY and have a hammer and chisel try to tackle themselves, thinking that they can save a few dollars on the project.

But in most cases as soon as they start, they wish they had never attempted to do it in the first place. Chasing should be left to the professional who has proper equipment to do the chasing and know the proper ventilation process in order not to suffocate. If you value your health and lungs, do not attempt this yourself, or at least make sure that you have proper respiratory equipment.

Chasing is another part of the build project that you need to plan properly as it cannot be changed later on without causing damage to the finishes and creating more problems. You need to decide exactly where you want all your light switches, sockets, wall lights, plumbing pipes, phone lines, computer networking, tv/satelite and any other wire or pipe that has to go into the walls. And do not forget the security lights for the outside walls.

You also need to decide on how high or how low you wish the access points to be before the chasers arrive. You need to make sure that you mark all the locations clearly where you want them to be placed. Do not leave this decision to the electrician, plumber or the chaser as everyone has a different idea on their

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PVC Most common type of window used by builders these days. It has a PVC coating which helps it against any rust, rot or crack. If looked after properly, they can last a lifetime.

Aluminium Comes in different colours, your traditional silver, white and bronze anodized. Still used by builders but not as much as PVC. TO PAGE 14

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DECORATION is an important part of every home, and having taken you through the stages of building your home from the ground up– Build It! will provide a few guidelines to help make your home a comfortable living space that won’t take up all your free time to keep maintained. We will also look into the process of moving into your new home and give tips on how best one can do this with minimal effort and expense.

Hard Wood When you mention wooden windows, most people remember the old days when windows would be destroyed by wood worm, dampness and cracks caused by the difference in temperature. Those days are gone, with new technologies and the quality of the hardwoods used by manufacturers these days – these kind of windows are designed to last along time and are well able to cope with anything that nature can throw at them.

A Wood window can be redecorated every 10 years giving the opportunity to change the colour to something more in fashion, avoiding the problem of having a colour that was popular a decade before. Wood provides insulation, as opposed to metals that are natural heat conductors. It is 400 times more effective as insulation than steel and 1800 times more effective than aluminium. A well-constructed wood door coupled with a good weather stripping package provides the best-possible barrier to heat or cold. Today’s modern wood windows, with low emissivity glazing, warm-edge technology and inert gas between the panes give home owners the most energy-efficient windows possible in their homes. Naturally sound-absorbent, wood windows help block noise from entering or exiting a room.

On the other hand, wood doesn’t buckle or twist, thus allowing wood windows and wood doors to be opened easily, which is especially important in an emergency. More importantly, wood is the most environmentally friendly of the major materials used in today’s building industry. Wood windows provide long life. They don’t rust or corrode, no matter how hostile the environment, and can be repaired easily. They can be cleaned easily by simply washing and, if need be, they can be completely refinished. Furthermore, today’s modern preservative treatments provide a longer life than ever before.

The Duette® Batiste fabric range has an extended colour program that allows you to hang the same colour in every room of your home and be flexible with the transparency.

Depending on the amount of privacy that you desire and the amount of incoming light you want, you can choose a different transparency in every room. A beautiful atmosphere is created by hanging opaque and transparent Duette® Shades of the same colour and fabric in a room.

Duo Tone fabrics allow you to choose different colours on the interior side while retaining a uniform colour on the exterior side. Whilst a Full Tone fabric is the right choice if you prefer a colour that matches or contrasts with your outside window frames or building.

Easy and comfortable to operate Duette® Shades offer a solution for diverse window shapes, several models are available including Day & Night and Top Down/Bottom Up. Special operating options include the revolutionary Luxaflex® SmartCord® which uses a retractable cord simple to operate and designed to provide optimal comfort. The constant cord length means that you will no longer have to put up with long dangling cords. The LiteRise® operating system is cordless and easy to operate via the bottom rail handle allowing you to position

it at any height you like. Both of these innovative operating systems are designed with safety in mind and are child and pet safe.

Keen on Green Sustainability was a key factor in the production of this collection. Luxaflex® is contributing to a sustainable and healthy environment by the careful selection of raw materials and methods of production, as well as reusing fabrics wherever possible. The Eternity fabric which is made from 40% polyester waste accentuates this. Eternity is available in a 25mm pleat width.

Architella® Architella® is a cell-in-cell construction that offers the famous Duette® honeycomb structure in three insulating air layers instead of one. This gives better insulation and allows the light to be diffused softly creating a lovely ambiance.

Energy Saving To some degree all Luxaflex® window coverings contribute to energy efficiency however the Duette® Shades collection is the most effective.

Without window coverings 72% of solar heat passes through your windows. Duette® Shades reduce this amount by up to 78%. Duette® Shades feature a unique honeycomb construction that makes them soft, durable, and highly energy efficient. The honeycomb design works by trapping the warm air in the pockets of the fabric. This minimizes heat loss through your window, reducing the amount of energy needed to heat your home. The shades built-in insulating characteristics help keep the heat out in summer and the warmth in during winter. Furthermore Duette® Shades are perfect for rooms where the acoustics are important, tangibly improving acoustics by absorbing noise.

The Duette® shades available exclusively at Tropicool Blinds, Shutters and Awnings are one of many exquisite Luxaflex® products available from Tropicool. In addition to the Duette® shades, the following are also available from Tropicool Blinds, Shutters & Awnings: Silhouette® Shades TwistTM Roller Blinds Luxaflex® Venetian Blinds Luxaflex® Vintage and Grand Vintage Venetians Luxaflex® Classic Awnings Luxaflex® Form Wood Blinds Adjustable Awnings Luxaflex® Plantation Shutters Tropicool Blinds, Shutters & Awnings are conveniently located in a state-of the art showroom at Shop 10, New Block 3 Sam Levy’s Village, Harare.

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Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

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Completing the final stages and moving in to your dream home - Continued from page 13

There are other types of window frames available but you will have to talk to the manufactures if you wish to have them made or you can make a trip abroad or order something online to keep up with modern trends considering that the Zimbabwean market has a limited range. Roof windows are windows that can add a whole new dimension to a room but it is a job for real professionals. Not all roofers know how to install a roof window correctly so when looking for a contractor, if necessary check their previous work and references. A proud man will be happy to take time out to show you previous projects. Shop around for your window but do make sure that the cost includes fitting and warranty. If you decide that you want to buy from abroad check how long it will take for the product to be made and shipped, you might end up delaying other processes. If you have to find your own fitter make sure that you do this before you make the order, tell him what is required and make sure that he is qualified to do the job.

Your home’s front door is just like a smile - it needs to be warm and inviting! This is not surprising as a nice smile is often considered a sign of welcome and friendliness. Being the primary focal point of your home, the front door needs to be both functional and eye appealing. In order to choose from the wide varieties of styles and materials available, you should first become familiar with door terminology:

• Inswing (I/S), Right Handed: A door that opens in with the hinges on the right • Inswing, Left Handed: A door that opens in with the hinges on the left • Outswing (O/S), Right Handed: A door that opens out with the hinges on the left • Outswing, Left Handed: A door that opens out with the hinges on the right The above refer to the view of the door from the exterior of the home. The choice of direction in which your home’s door will swing is determined by the space available. Doors should not inhibit the surrounding area upon opening or closing. Whatever swing works in your home, the most important part of your exterior door is the material from which it is made. Contact a local professional to see what materials are recommended to perform best in your area. Picking a material will then help focus your choices on style. Be sure and ask if the company has a take-home guide that lays out your options in an easily understood format. Bringing this material home and considering what will fit your décor both inside and out can be a wonderful asset. The sturdy materials today come in a dizzying array of available looks and styles, much of which can become overwhelming to any homeowner: • Steel – Steel entry doors are core insulated energy efficient options. These are weather-stripped by manufacturers and resistant to shrinking, swelling,

or warping from the elements. Even in the face of extreme weather conditions, steel doors require only minimal maintenance; however, be aware that initial installation may be difficult. If unfamiliar with door installation, contacting a professional is always recommended. Steel doors come ready to paint and are quite affordable.

• Wood – Wood doors are classic, creating an immediately welcoming entryway. A heavier material, these doors are reassuring and sturdy, and can be painted or stained to match your home. Frame and panel construction of wood doors protect them from damage by inclement weather. Cost of wooden doors typically depends on what wood is used and the design intricacy.

• Fibreglass – Fibreglass has the same energy efficiency and installation situations as steel doors.

Though they are similarly weather resistant, fibreglass doors are also dent and scratch resistant, and are ideal for high traffic entryways. Able to be painted or stained, fibreglass doors are growing in popularity with active families needing sturdy doors that will retain their beauty. Exterior doors also include sliding patio doors or French doors.

Ranging from 5 to 12 feet in width, patio doors are simply large panes of glass framed with a variety of materials: • Aluminium – Inexpensive, does not rust, and easy to maintain • Vinyl – Low maintenance, energy efficient, looks new for many years to come, usually offers insulated glass and weather-stripping • Highest quality frame and also the most expensive, has the same warmth as any other wood door with the bonus of the full view glass • Wood clad – Wood door with vinyl, fibreglass, or aluminium acting as a kind of armour on the exterior to further prevent weather damages. Wood appearance remains on the interior.

looking cladding which is really a shaped tile that comes in different shapes and sizes but it is a lot easier to put into place than stone. Wood cladding comes in strips that have to be nailed into place and a protective sealant has to be applied. On top of the wood water repellent has to be painted on, this can contain a colour if you so wish. This is all to stop the wood from rotting and must be repeated every few years.

First fixes First fix is when your plumber and electrician come in and lay out the network of pipes and cables that are going to bring water and light into your new home. You have got to decide exactly here all of your electrics and plumbing are to be positioned.

Think carefully about the numbers and locations needed as you will not be able to add to this later without making a mess. If you think there is a possibility that an extra socket or switch might be needed in the future then have a few extra PVC sleeves placed so that wires can be fed through them at a later date. You need to decide the placing of wall and ceiling lights and if you are having lights outside the house the wires need to be put into place for your second fixes. Make sure all plumbing pipes are laid flat and not twisted and that every pipe is lagged. Some plumbers just want to get the job done and get out to the next job, but do not accept sloppy workmanship, if the pipes are just thrown down and twisted it makes the next person’s job harder.

External Wall Finishes An external wall finish is your first line of defence against the weather elements so you need to make sure that you choose wisely. If you have kept it simple and gone for a plaster finish you will need to employ a plasterer unless of course you feel 100% confident in your own abilities to do a good job yourself. A plaster finish consists of sand and cement with water proofer mixed in. A finish that has become more popular in recent years is Natural Stone. This is when a layer of natural stone is placed in front of the external block wall.

Real stone cladding has to be cut into shapes and placed by a professional stone mason. It is possible to buy a ready cut stones which would make the job easier and faster. It is also possible to buy stone

Tile Information from Bathroom Boutique MONOCUTTURA CERAMIC TILES This is the most popular/widely used type of tile for most floor and wall applications depending on the mix and type of clays used, their density or degree of hardness, influence by the temperatures these are fired at. (Monocuttra as a literal translation means a single firing). Various mixes of clays can be used to achieve lesser or greater density of body/bisque, onto which glaze is applied. Many finishes (Matt vs. Gloss vs. Satin/Sheen, patterns and/or slip- resistant surfaces, etc.) can be achieved during the glazing process by adding specific ingredients either onto or into the glaze. Glazes make the surface waterproof or impervious to stains and thus are more easily cleaned and maintained.

Generally detergent soap and water is sufficient.

Glaze hardness and firing temp will determine the application of the product whether it is suitable for outdoor use, commercial or industrial applications such as shopping centers, or high traffic areas.

generally more susceptible to staining and somewhat more difficult to maintain. These tiles have been used for hundreds of years (before current levels of technology) in Cape Dutch type homesteads, old farmhouses and the like.

It is not a uniformly perfect product as norms allow for greater tolerances (i.e. 1%size variation of the nominal size, plus water absorption varying from 3% to as much as 12%). Treatment or sealant application will vary depending on the degree of porosity. No one sealant or application will make the product impervious to stains. Sealants vary from waxed based products, to silicones, to urethanes and resins, oils, epoxies and cellulose based products. Each sealant has its own properties and method of application (should you wish to seal the tiles).

Some sealants will enhance colour, some add sheen or shine to the surface, others will wear off through foot traffic and may need re-application, and others again break down with UV light and will need to be re-applied. There is NO guarantee as to the effectiveness of the sealing PORCELAIN TILES agents used. We suggest sealing specialists are These tiles are extremely dense with a low decontacted for advice before just applying one of gree of water absorption and very hard wearing, the 50+ sealants available on the market. thus more expensive than Monocuttura Ceramic Today ceramic tile manufacturers copy the look Tiles. of Terracotta tiles in glazed form, which do not They are divided into 3 categories: 1. Full body require the regular maintenance of unglazed unglazed - where the colours are obtained clay tiles or sealant application and thus are by dispersing mineral oxides throughout the easier to clean and maintain. bisque. This will result in the colour being consistent throughout the body. Water absorption SLATES AND SANDSTONES (Natural Stone is generally less than 0.5%, but need only be Products) less than 3% to be considered nonporous or These are mined and cut to size. Natural stones, fully vitrified. Suitable for heavy traffic areas and slates and sandstones come out of the ground industrial applications. 2. Polished porcelain - as and are 100% natural. No two tiles or colours above, but the surface is polished with a pumice will be identical. Depending on the density of stone type material creating a gloss appearance. the stone in question (e.g. granites are much Polishing the porcelain is an expensive process, harder than marbles, slates, travertine’s and which always results in polished material being sandstones) sealants may again have to be more expensive than unpolished. 3. Glazed por- applied (although optional) as these tiles vary in celain - where the tile is glazed to obtain specific degrees of porosity. Since these products have finishes/effects. been exposed to the elements and created Note: When purchasing porcelain tiles, due from soils, earth and chemical mixes, they are to the density of bisque an adhesive of higher suitable for indoor and outdoor use. Sandstone/ bond strength is required for laying of tiles. slate may vary in thickness and no current batch Porcelain tiles, due to their density and low wa- will be the same as the previous consignments. ter absorption properties are suitable for areas A professional tiller will be required to lay these in sub-zero temperatures. Normal ceramics will products as the skill levels required will be absorb water, which when freezing expands, higher than those of standard thickness ceramic resulting in tiles “breaking up”?. Since porceor porcelain tiles. Slate and sandstones will lains absorb very little moisture, they are frost not have a homogenous flat surface as these resistant. products are layered and are “split”? Manually from blocks/slabs taken out of the ground.

CLAY TILES (EXTRUDED OR PRESSED) Slates are not suitable near salt water or where Often loosely referred to as Terracotta(meanthe water salt content is high (salt water pools, ing Earth Fired). These are generally used in , seaside). Soluble salt will be absorbed into the outdoor and indoor applications. They can be layers of slate - the water will evaporate leaving glazed but are generally produced as a rustic, a buildup of crystals behind, resulting in tiles slip-resistant floor covering. They are also eventually delaminating in layers.

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Decorating and moving in

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3. Design a floor plan of each room with your visualized ideas, and sketch them onto a sheet of graph paper. Draw furnishings in their desired positions, including details for room colours, fabric and materials, as well as accessories. Don’t forget to decorate the walls as well as the floor of each room, hanging photos, paintings or mirrors to add distinctive touches.

AS a new homeowner, you’ll likely be faced with the

same dilemma that faces most other owners upon the completion of a newly built home. How do you fill the empty space to make the home truly your own? There are no fast and set rules to home decorating. Your home should be filled with the colours, furniture and accessories that reflect your personal tastes, while creating a liveable space that won’t take up all your free time in maintenance. There are as many possible decorative looks as there are homeowners, but by proceeding along a consistent design process you can begin to create a look you will love for years to come.

4. Perform a second walk-through with your plans in hand. Imagine the flow of each room as you walk from one to the other. Keep in mind any clashes in styles among rooms. You want each room to be functional as well as attractive, but you also want each room to feel as if it belongs in the same home. Create an interweaving theme between adjacent rooms, connecting them in a way that makes each room a continuation of the other.

Each room doesn’t have to be the same colour or style as the other, but there should be continuity between rooms that prevents jarring change. A shared colour palate or flooring type may be all that is necessary. This is less important when closed doors separate rooms from one another. The more isolated the room the less it stands out if it diverts from the general theme of the home.

1. Walk from room to room with paper and pen and create a decorating plan for each room. Determine the uses each room may be put to and visualize what you’ll need in the room to cater to those uses. Write down as much detail as you can, from wall treatments to floor finishes to furnishings. The more detailed you are in making the plan, the less work you’ll have when it comes to doing the actual decorating.

5. Create a budget for your decorating. Set a maximum cost and stick with it. Visit home improvement and furniture stores, and shop for what you need to complete your visualized look. Use a colour wheel when shopping to determine whether the colours of items purchased for each room complement each other as well as your proposed wall treatments for the rooms. Keep the total cost of items bought 10 percent below your budgeted price to allow for unexpected cost overruns. Prepare yourself for altered plans when faced with adhering to your budget.

Don’t scrimp on materials costs, as it’s better to pay a small premium on materials that last than face remodelling costs years earlier than expected.

2. Check with online decorating sites for ideas. Incorporate sample rooms you may see posted on the decorating sites into your plan to flesh out the plan as much as possible. Ask your friends for ideas, suggestions and decorating experiences, and include anything useful in your plan.

6. Create a work schedule for your decorating. Mark down specific blocks of time for any physical changes such as paint or wallpaper applications, and allow drying times in your schedule. Employ professional contractors when making physical changes to the home surfaces, such as painting, to achieve the best look possible. Add

Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

time in your plan for furniture deliveries and then plan a block of time for each room. It’s better to plan for too much time than for too little.

7. Decorate each room independently. Complete one before moving to the next. Work from large items, such as furnishings, to smaller accessories to create your visualized décor.

Moving into your new house Well congratulations, you are almost finished you just have to pack every thing and move into your new home.

You have two choices as far as moving, do every thing yourself or hire a professional moving company. The cheaper option would obviously be to move your things yourself. You can either do this by hiring a van or asking a friend with a van to give you a hand. This is also the time that you need to call all your favours in from all the friends and family to come and give you a hand. There are a few things that you have to remember: • Get lots of boxes and write on them which rooms they are suppose to be going into.

• If there is anything that you are not going to be needing in the future, this is the best time to get rid of it, after all you do not want to clutter your new home with old junk.

• Wrap all breakable items properly.

• If you are picking up boxes always make sure that you are picking up with your knees and not your back.

• If you have to carry something heavy, try and get a trolley to help you with the moving.

• Always try and get the transportation as close to the pick up point as possible, there is no point carrying heavy things for a longer distance than you need.

• After you are all loaded up, have a final look to make sure that you have not left anything behind. • On your journey to your new home, do take your time. It is not a race and you do not want to damage anything.

• At the arrival to your new home, take the boxes straight to all the rooms they are suppose to be going. You do not want to block the passage and cause yourself more problems later.

• Unpack and dispose of the boxes and the packages the green way.

Pool Pump And Filter Centre, welcome summer…

Its official people the swimming season is definitely on! This means looking forward to the schools galas- friendly or the EPSA inter-schools.

Pool Pump and Filter Centre is a buzz at this time of the year with emails coming in and out , planning about the school galas. The smile on a parent’s face when they realize they have a Coventry in the making is simply priceless.

“Catch them young”, they say. Oh yes we are definitely doing our part in nurturing the talent of these young swimmers. As a sport generally, swimming is not that much popular in Zimbabwe. First term is athletics, second term its ball games and then third term is meant to be dominated by swimming. This is rarely the case in third term as many do not concentrate on swimming as a sport rather for kids to just cool off. Pool Pump and Filter Centre is helping the children have a better sporting third term of swimming. These galas utilize the pools and many are driven to make sure that they have functional pools so as to host the friendly galas.

Other than the excitement of the galas Pool Pump and Filter Centre offers a wide range of products and services which include: -Pool construction -Pool renovation -Pool maintenance -Pool cleaning -Pool chemicals -Pool cleaners and cleaning accessories -Pool equipment and equipment repairs

Pool Pump and Filter Centre provides a one stop shop for all your pool needs making us a distinct company form the rest. The company boasts of a technical team highly skilled and trained in South Africa- an investment in the personnel. We offer the best products and services in Zimbabwe. As the sole distributor of Speck Pumps products in Zimbabwe, you are guaranteed of the best and quality products.

This distributorship comes after evaluations and vetting form the mother company and it is an honor to be representative of such a renowned company the world over.

If you have a pool or are thinking of having one, we are the right people for you. Visit any of our branches nearest to you for quotations. Prices so low they will knock your socks off : 4 Kingsmead Road West, Borrowdale Harare.

Phone : 853266/7, Westgate Shops (next to Bon Marche’) Phone :304431/789 Honeydew Branch: at the Honey Dew farm 0772347693 Kariba Andora Harbor 0773154002 Email : sales@ppfc.co.zw

LET’S TALK POOLS!

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Build It! 16

Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME

EVERYONE’S FAVOURITE SUNDAY PAPER

Build It! DEFINITIVE GUIDE: BUILDING YOUR DREAM HOME