Architectural Literature of a 4 Bedroom Apartment Renovation Work at No
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ARCHITECTURAL LITERATURE OF A 4 BEDROOM APARTMENT RENOVATION WORK AT NO. 4, BOURDILLON ROAD, IKOYI LAGOS Project Executed and Literature Documented by Oyesode Sogo Abiola(mnia) (Lecturer and PhD Research Student, Caleb University, Imota, Lagos) in partial fulfillment of the requirements of ARC 911 (Literature of Architecture) Course Lecturer: Prof Ogunrayewa ABSTRACT Renovation, a term most commonly associated with buildings is known to be the act or process of improving the existing condition of a broken, damaged or outdated structure. It is the process of restoring to a good condition or making new again a building structure currently in a bad state. The concept of renovation as it relates to buildings will always remain relevant as long as every newly purchased item have a tendency of wearing out over a long period of usage. Reasons for renovation activities varies with individuals but it will generally be aimed at creating a new appearance for a property for the purpose of either to rent out, for sale or to continue living in a totally different atmosphere. In the case of this thesis work, the renovation of a newly purchased 4 Bedrooms Flat Apartment was embarked upon by a Client who had plans of relocating his family back to Nigeria from Dublin. He needed a beautiful residential and livelier atmosphere to welcome his wife and 2 Children back to mother land. The aim of this thesis work is to document literarily the entire renovation exercise from the brief taking to the final handing over of the apartment to the Client. This thesis work highlights the key differences between renovation, remodeling and rehabilitation in buildings. It also explains the professional role of an Architect in a renovation exercise. It went further to detail the renovation activities of the residential building in focus. The renovation process and methodology employed the collection of data via interviews from the Client on his initial brief and specific requirements as it relates to color, material finishes and the degree of renovation works to be embarked upon. Professional Inputs were also received from allied professionals as it relates to the Structural, Mechanical and Electrical Aspects of the renovation exercise. It was discovered from the entire exercise that renovation works sometimes can be more tasking than embarking on a fresh project. It was discovered that there is a high probability of engaging in additional works not initially factored in at the planning stages of the renovation exercise due to unplanned existing installations that may be encountered when the actual breaking process of the renovation exercise commences. Professionals are therefore advised to always have a prior technical visit to the renovation site so as to take accurate as-built measurement of existing structures and also conduct technical inspection with the structural and services engineers with a view to determine likely locations of the structural elements and all services installations. This must be advisably carried out before the costing for the renovation works is prepared by the Quantity Surveyor and subsequent commencement of the actual renovation exercise. The as-built drawing will also ensure that exact dimensions of existing spaces, quantities and rates for each building item and component are allowed for in the project bill of quantities. This will generally reduce the risk of unplanned additional works that may be encountered during the renovation exercise except for new ones requested for by the client during the course of the renovation works. Keywords: As-built measurement, Additional Works, Additional Works, AEC Professionals, Renovation Page 1 1.0 INTRODUCTION Building Maintenance, an important aspect of Architecture and Construction is defined as the performance of general repairs in buildings and preventive repair or servicing of systems and equipment. Reactive or Emergency Maintenance which require taking a swift or prompt action when breakdown occurs is a general term under which the concept of Renovation falls. Reactive Maintenance can be for reasons such as to prevent any further deterioration, to prevent further loss, or to meet any health, safety standards and regulation that are already in place (Soladoye B, 2017). Renovation of a building means to resurrect the structure from a state of disrepair. This means that dilapidated buildings or poorly maintained houses are sometimes considered to be in a state of disrepair. Renovation therefore means to restore to a good state of repair. Renovations can be subtle, improving on the existing building ambience, or they can be drastic or intense, much like a remodel. There are different variations of building maintenance or upgrade process such as renovation, remodeling and rehabilitation. These words are often used interchangeably but there are little differences that differentiates the 3 words from each other in construction. 1.1 Renovation Vs Remodeling Vs Rehabilitation Both remodeling and renovating mean to make improvements on an existing building or home. However, they refer to two slightly different types of construction. Renovation means “restore to a good state of repair.” Construction involving renovation often refers to restoring, repairing or reviving an existing structure. Replacing the old with the new (Northfield Construction, 2018). Remodel however means to change or alter the structure or form of something. If you’re looking to remodel your bathroom, you’re looking to change the appearance of it. If you’re looking to renovate your bathroom, you’re looking to repair or update it. Remodeling generally work to change the appearance, structure, or function of a room. In other words, a remodel works to improve upon or transform the existing design and layout of a room. Remodeling refers to “changing” or “transforming” a building or home (Northfield Construction, 2018). It is important to understand the difference between the two terms to be able to communicate accurately with contractors the degree of changes to be embarked upon. A newly renovated home means something different to a prospective house buyer than a newly remodeled home. There are also certain costs associated with each type of construction. Renovation in the context of construction could therefore mean anything from repainting and refacing cabinets to installing new floor tiles, light fixtures to adding other new finishes and other fixtures. Regardless of the task at hand, the original design is never dramatically altered. Rather, it is simply updated or tweaked to meet a new or revised standard (Chris Rapczynski, 2018). Page 2 In terms of remodeling however, the intent will be to completely transform the layout, structure, and style of a room to be remodeled it. When the construction works therefore involves the reconfiguration of the house plan and changing spaces, the term remodeling comes to play. Rehabilitation also sometimes referred to as reuse or reclamation means keeping the building the same but changing its use such as using an old church for a school. 1.2 Role of an Architect in Renovation, Remodeling or Rehabilitation Works It is important to note that since the dawn of time, humans have constructed dwellings and created new environments. The word "architect" is often used to describe the artists and engineers who designed historic buildings like Taj Mahal. However, it was only in the twentieth century that architects were required to pass tests and be licensed. Today, the word "architect" refers to a licensed professional. He is a licensed professional trained in the art and science of the design and construction of buildings and structures that primarily provide shelter. Additionally, architects may be involved with designing the total built environment. (Soladoye B, 2017). To design these environments, an architect combines the practical considerations of the site, clients' needs and costs with a creative understanding of materials, aesthetics, and the cultural and physical contexts. In the aspect of building maintenance, the Architect wears the cap of a facility manager using his knowledge of how things were put together to direct how to fix them before or after they breakdown. He uses his experience from lessons learnt from past experiences to provide better solutions or smarter diagnosis to minimize return jobs. He also schedules repairs to be done and how the work will be carried out. In the aspect of building renovation, the Architect has the opportunity to specify or re-specify materials to give the desired new look to the building. A schedule of dilapidation which the Architect also prepares becomes an important tool in giving direction to the renovation works. 2.0 THE PROJECT 2.1 Background The Client for this project happens to be my wife’s brother whose family has been in Amsterdam for over 15 years. In June 2014, there was need to relocate his family back to Nigeria. The Client purchased a 4-bedroom apartment situated on the ground floor of a residential block of 8 flats on 4 floors located in Ikoyi, Bourdillon Road, Lagos. The plan was to renovate the apartment into something modern and simple ready for his family by Dec 2014. My wife after concluding purchase of the apartment on behalf of his brother handed over the renovation works for me to handle. Page 3 2.2 Renovation Brief My wife acted as the Client’s Representative in Nigeria from whom the detailed brief of the Client was received. The Client wanted the 4-bedroom apartment renovated into a standard 3 bedrooms apartment with the extra bedroom which happens to be the Guest Bedroom converted into a Study. The existing apartment layout has a Living Room, Dinning, Kitchen, Store and 4 bedrooms all en-suite with Toilet and Bath. It also has a separate toilet for visitors. Client initially wanted a relocation of the toilet and Bath for Bedroom 2 to a more central position where it can serve both Bedrooms 2 and 3 while the Toilet for Bedroom 3 converted into a prayer room.