Its one of the first questions we hear. What is the build cost here in Portugal ?
It’s understandable of course, people do not have unlimited resources and they want to know if their ideas can be achieved within their budget.
Build Cost is probably the hardest question that we have to answer.
This really is one of those (long as a piece of string) answers. If you go the wrong route and end up with an architect who charges you 6,000 to 8,000 for a 2,800 Euro design project and then use a builder who inflates his price by 10,000 – 15,000 Euros because your foreign and don’t speak Portuguese.
You will already have lost up to 20,000. Before your house is built.
Some people come out here and try to save money by negotiating or playing off suppliers, builders and architects against each other so as to keep the price down. They may think that this process is working but it rarely does and here is a real life example that shows you why.
Take for example my friend Bill he came out here and wanted to carry out a renovation of a large stone built property as cheap as possible. Truth be told he had bought a huge property without thinking about the refurbishment cost. Its a familiar story that we hear from time to time. I heard from an architect friend that bill was asking any architect that he could find to come to his property and give a price for carrying out the design project work. He was surprised that some architects refused to go and look at the work and were not interested in quoting for it.
What Bill didn’t know of course is that most architects practices here share work load. For example a structural engineer may work for 2 other “competitor” architects practices so they know who is looking for a design project and what prices are being quoted. The temptation to ask builders to quote for work before the plans are passed is asking for trouble because how can the builder know what has been included in the design until he sees the finalized and approved plans.
Are you about to start or contemplating a major refurbishment project on a property in Portugal.
Whether the house is built of brick or local stone there are some fundamental questions that you must ask.
Do you know what your budget is?
Do you have a sketch or a plan of what exactly you intend doing to refurbish this property?.
Do you have a good idea of what materials cost and where you can obtain them in Portugal?.
Have you a set aside a proper contingency fund – are you sure ?.
If you don’t have these things Don’t Start. You are potentially heading for an expensive disaster. No Not You– Yes most probably you.
We know this because if we took an opinion survey of the many couples that we have met over the last ten years who have ended up with a part finished dream home due to lack of funds.We think most would agree with the sentiment above.
When we are called into help people who have found themselves in this unfortunate position we can see the signs for instance the materials now being used have become poorer quality, second hand or are being made to fit and there are usually lots of jobs started but left half complete.
Castelo Construction are highly experienced, professional and talk your language.
Flashings or “chappa” as they are called here. What are they, what do they do, are they important and where/how can I buy one.
A flashing is a trade term that describes usually an object made of galvanized steel, copper or lead that forms a rain proof seal between two buildings a roof and a wall or a roof window for instance.
The space between to two is “flashed” There are a million different styles and methods of installation. Nowadays you can buy pre adhesive coated flashing that come on a roll. They are sold as being easy to use and they are. They are also very easy to put on wrong. The most common problem being that the surface they are stuck on too has not been properly prepared. Like a band-aid that is put on a wet hand it will come unstuck in minutes.
Take for example Roof flashing s. Being on the roof they are subject to constant heat from the sun, UV damage and of course rain. They are also subject to wind stress and movement of the property structure and roof. You can understand therefore that this simple item that is fixed out of sight on your roof but has a lot of work to do. In fact the only time that we think about flashing s at all is when they fail and water starts to enter our home forming damp areas. Why do they fail. Human interaction, a TV antenna installer may have trod on the flashing and bent it out of shape or pulled it up to run his cable under and not replaced it and of course it could have rusted through. Which happens a lot in Portugal due to the poor quality galvanization. The only solution is to replace it with a new flashing. There are specialist craftsmen in your local area who form these flashing’s “made to measure” so you dont often see them for sale in local builders merchants. To replace a flashing is always a lot more work than it originally looks as many roof tiles often have to be carefully lifted and replaced. You may also have to repair render on the wall that it is attached to.