ARCHITECTURAL LITERATURE OF A 4 BEDROOM APARTMENT RENOVATION WORK AT NO. 4, BOURDILLON ROAD,

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associated with buildings is known to be the act or process of improving the existing condition of a broken, damaged or outdated structure.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 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

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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).

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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.

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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. This initial concept design was not approved by UPDC (UACN Property Development Company) who happens to be the facility management company in charge of the estate. The resident estate manager noted that it is part of the estate rules that no renovation activities for any individual flat will be allowed to affect in anyway the general communal facilities which include the central sewage system, central fire alarm system, central water heater system etc. The Estate Manager further informed that the Estate will not be willing to alter any general central facility for the sake of the toilet we wanted to introduce in a new location which is not obtainable in other flats. All efforts at convincing the Estate Manager that the new toilet location will make very minimal impact on the general sewage system proved abortive. After the Client was duly informed of the constraint from the facility managers in charge of the Estate, Client agreed that we retain all toilet and bath locations as existing since the facility managers will not approve a new location. The UPDC facility managers however approved the total dismantling of all electrical points, sockets and switches, TV points etc to suite our new electrical layout which I have carefully designed to follow the new furniture layout and interior design concept for each internal space. All existing floor and wall tiles, POP Ceiling, wardrobes, timber doors, kitchen cabinetries are all to be removed with new ones installed. All the windows and sliding glass doors in the Living Room and Dining leading to their respective terraces are the only existing elements to be retained. The aluminum burglar bars to all the windows and the sliding burglar bars to the Sliding Glass Doors are also to be retained but are expected to be cleaned and repainted. All existing WC’s, wash hand basins, bathtubs, shower basins, toilet accessories, electrical sockets, switches, light fittings etc are all to be removed and cart away off site with new ones installed.

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Figure 2.2a: Existing Entrance Lobby. Figure 2.2b: Showing Existing Living Room Figure 2.2c: Showing Existing Dining from the Source: Author’s Field Work, 2014 from the Dining Standpoint. Living Room Standpoint. Source: Author’s Field Source: Author’s Field Work, 2014 Work, 2014

Figure 2.2d: Existing Kitchen. Source: Author’s Figure 2.2e: Existing Kitchen. Source: Author’s Figure 2.2f: Existing Guest Toilet. Field Work, 2014 Field Work, 2014 Source: Author’s Field Work, 2014

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Figure 2.2g: Existing Bedroom 2. Figure 2.2h: Existing Master Bedroom. Figure 2.2i: Existing Toi & Bath. Source: Author’s Field Work, 2014 Source: Author’s Field Work, 2014 Source: Author’s Field Work, 2014

2.3 As-Built Drawing The As-Built measurement of the existing layout was taken and dimensioned to give the client a true impression of what the existing layout look like. The As-Built Drawing also formed the basis of the concept renovation plan. The first concept renovation plan which involved the introduction of a new toilet location to serve Bedroom 2 and 3 and the original toilet for Bedroom 3 converted into a prayer room was abandoned based on reasons explained in 2.2 above. The second and approved concept renovation plan has all the toilet and bathrooms retained in their existing locations and the guest bedroom renamed as study.

Figure 2.3: Existing Floor Plan Source: Author’s Field Work, 2014

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2.4 Selection of Project Consultants My Private Architectural Firm, Cubes Consult Nigeria was entrusted with the responsibility of engaging qualified team of design consultants for the project. I drafted into the project allied professional consultants who I have had good working relationship with on past construction projects of mine. Their names are as shown in Table 2.4 below. Table 2.4: Consultants' Company Names

Consultants Consultants Details

Project Architect: Cubes Consult Nigeria Structural Engineers Citi West Engineering Ltd. Mechanical & Electrical Engineers M and E Palace. (MEP) Quantity Surveyor Tony Kingsley Associates

2.5 Design Development With the approved concept renovation plan and the existing floor plan, the furniture layout plan of the concept design was done and approved by the client. A reflected ceiling plan was also generated and approved by the Client after necessary adjustments from the Client was made. These approved drawings were handed over to the Mechanical and Electrical Engineers to aid the production of their respective services layout drawings. Several design coordination meetings with the consultants were held on the site to accurately confirm the existing locations of electrical sockets and switches, light points, mechanical plumbing systems, smoke detectors, fire alarm sounder, extractor fan etc. During the design developments, the proposed new locations of electrical sockets and switches, light points, smoke detectors, alarm sounders etc were marked out on walls and ceilings and same generated into a drawing by the Mechanical and Electrical Engineers.

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Figure 2.5a: Proposed Furniture Layout of Floor Plan Source: Author’s Field Work, 2014

Figure 2.5b: Proposed Reflected Ceiling Plan Source: Author’s Fieldwork, 2014

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2.6 SPECIFICATIONS The material outline specifications eventually approved by the client are highlighted below:

2.6.1 General Fittings - All External Doors to be changed to security doors in Natural Finished Akala (or Anigre) Timber Solid Wood Flush Doors in dark wenge colored finish and complete with architraves and ironmongeries such as multi-blindo security pole, Blue key cylinder, Door Stopper, Long Pole handle, Hinges, Striking Plate and Flush Bolt. - Internal Doors to be Natural Finished Akala (or Anigre) Timber Semi-Solid Core Panel Doors with Dark Wenge Laminated Board and complete with Full Wall-Width Frames and Architraves and Ironmongeries. Door to the Store to be incorporated with a bottom vent grille. - Wardrobes to be of similar finish with Doors (Natural Finished Akala (or Anigre) Timber. - Existing Glass Windows and Doors which is White Powder Coated Aluminum Frames with 6mm thick Laminated Clear Glass complete with all necessary Ironmongery and Fly-screen to windows all to be retained. They are however to be cleaned and the incorporated burglar bars repainted white. - Kitchen Cabinetries to be plain laminated plywood for the cabinet carcass and white matte laminated MDF/Particle board for cabinet doors (without handles); Corian Worktop; Sprayed Glass backsplash; Other soft push/close hinges to drawer doors; Spotlights Underneath Wall/Top Cabinets, Inox Plinth. - Sub-Way WashDown Water Closet Closed Couple (VB-66101001), Counter Top Wash Hand Basin (Venticello Semi-Surface Mounted WashBasin), Targa Style Bath-Tub (UBAA177FRA2V-01) and RainShower Cosmopolitan Head Shower (GR-27286000) to be used only in the Master Bathroom. Other sanitaries to include Bauedge Single Lever Basin Mixer, Bauloop Ohm Shower, New Tempesta - 100 Shower Rail Set 4 Sprays, Bauedge Ohm Single Lever Shower Mixer, Essential Accessories Master Kit (5 in 1) and BAU Cosmopolitan Brush all procured from AlanCaray Technical Logistics, Victoria Island, Lagos. - Split Unit Air-Conditioning Systems/Outdoor Condensing Units.

2.6.2 General Finishes a. Entrance Lobby, Bedroom Lobby, Study, Kitchen, Store Floor - Dark Grey Norge Anthracite Floor Tile Wall - Dulux Trade Matt Emulsion Paint on P.O.P Skimmed Walls Ceiling- Emulsion Paint on Gypsum Suspended Ceiling board complete with 25x25mm 'shadow-gap' perimeter angle and edge beading. Skirting- Dark Grey Norge Anthracite Skirting Tile

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Lighting- Ceiling-Mounted Square Shaped Recessed Single Downlights with wall hung LED Down Lighters along the base wall. b. Living Room, Dining Floor - Dark Grey Norge Anthracite Floor Tile Wall - Dulux Trade Matt Emulsion Paint on P.O.P Skimmed Walls Ceiling- Emulsion Paint on Gypsum Suspended Ceiling board complete with 25x25mm 'shadow-gap' perimeter angle and edge beading Skirting- Dark Grey Norge Anthracite Skirting Tile Lighting- Ceiling-Mounted Square Shaped Recessed Double DownLights with ceiling middle Chandelier. c. All Bedrooms Floor - Dark Grey Norge Anthracite Floor Tile Wall - Dulux Trade Matt Emulsion Paint on P.O.P Skimmed Walls Ceiling- Emulsion Paint on Gypsum Suspended Ceiling board complete with 25x25mm 'shadow-gap' perimeter angle and edge beading Skirting- Dark Grey Norge Anthracite Skirting Tile Lighting- Ceiling-Mounted Square Shaped Recessed Double DownLights with ceiling Mounted Pendant Light by the bedside. d. All Toilet and Bathrooms Floor - Dark Grey Norge Anthracite Floor Tile Wall - White Commercial Wall Tiles (Matt Finish) With Stainless Steel Tile Trim Genesis edge Beading at Corners + Dark Grey Norge Anthracite Lapatto Wall Tile as Feature Wall Ceiling- Emulsion Paint on Gypsum Suspended Ceiling board complete with 25x25mm 'shadow-gap' perimeter angle and edge beading Skirting- Nil Lighting- Ceiling-Mounted Square Shaped Recessed Single DownLights.

2.7 BUDGET ESTIMATES The initial budgetary estimate approved by the client was 30million naira for the entire renovation works. A special request for home automation of the entire interior space was made however made by the client’s wife when the project was approaching about 75% completion. Apart from the separate cost of all the home automation gadgets which were shipped in from South Africa, the new request also created additional works for the electrical sub-contractor who made quotes separately for additional labor cost, cable runs and the central rack system setup procedures which was positioned in the study for the home automation works. A home automation specialist was recommended by the client’s wife Page 10 who worked closely with the electrical sub-contractor on site for the execution of the. He however along the line recommended a home automation specialist to carry out home automation works which included the installation of Universal Remote Control (URC) system for the integration and control of Audio, Video, Lights and Motorized Window Blinds for all interior spaces. This allows for Total Control of audio, video, lights and window blinds using hand-held remote controls anywhere in the apartment. Due to the

2.8 CONSTRUCTION DOCUMENTATION Architectural Construction Documentation includes the following: - Existing Floor Layout. - Dimensioned New Floor Layout. - Dimensioned Reflected Ceiling Plan. - Blow up of Kitchen Layout. - Dimensioned Internal Elevations of Kitchen. - Blow up and Internal Elevations of Individual Toilet and Bathrooms. - Tiling Layout. - Blow up of TV Wall area showing detail of TV Wall Cladding and sections. Electrical Design Documentation include the following: - Floor plan showing existing socket, switches and light point locations. - New Floor Layout showing new socket and switches locations, light point locations using the architectural drawing as a guide.

The construction documentation process also included marking out of all the new electrical point locations physically. All sockets and switches, light fittings, smoke detectors, fire alarms and all other fixtures were all marked out physically on site as indicated on the drawings at various stages of the work. The path to which new cable runs will follow both on the wall and floor were all marked out. Structural Engineer was on site to ensure all chiseling or wall breaking activities does not fall under reinforced concrete load bearing columns and beams.

2.9 TENDER PROCESS The type of contract signed with the client is a Design and Build contract in which my company is responsible for both the design and the construction of the renovation project. Unlike the Design-Bid and Build contract where construction drawings are sent out to respective qualified contractors to bid for, this renovation project does not involve any tender process. Apart from other delays that came across due to additional requirements from the client, the overall delivery schedule was reduced considerably by overlapping the design phase and construction phase of the project. This would not have been possible if we were to go by a Design-Bid and Build route of contract as we will first need

Page 11 to finish all design documentation before inviting contractors to tender and then tender evaluation, negotiation and selection which may take a whole month minimum to complete the tender process.

3.0 CONTRACT MANAGEMENT As highlighted in 2.9 above, the renovation project was handled as a Design and Build Contract. I was the project Architect and was resident in Lagos during most of the period that the project was executed. The design phase commenced specifically in August, 2014. The initial timeline was to complete the renovation work in 4 months so the family can move in 1st week in December. The timeline however extended to 8 months with delays both from additional requirements from the Client and delays from the facility management company in charge of the entire estate.

Another major reason for the delay was as a result of the case of theft in one of the flats around the last week of October 2014. Whilst the police were making investigations on the cause of the incidence, third parties not resident in the estate were denied access into the estate including our site staffs and artisans. The project was therefore put on-hold for close to 6 weeks. Some of our workers were apprehended in police custody at a point during the investigation process. When we were eventually called back to continue our works, it came with stricter rules which required that construction works can only happen from Monday to Friday between 10am in the morning to 4pm in the evening. No site worker was allowed to sleep in the flat after the incidence. No work was also allowed to happen on Saturdays, Sundays and all the Public Holidays. We were called back to resume work the second week of December, 2014. We had barely worked for a week when the December holidays set in. Work resumed back on-site the 11th of January, 2015 and the apartment was handed over to the Client the 1st week in March, 2015.

A commendable rapid progress was however achieved in the first 2 months of the contract. The dismantling and demolition of all existing items to be replaced went the same time that the concept design was being finalized in the first 2 weeks of August. All existing floor and wall tiles were hacked off, ceilings, doors, wardrobes, kitchen cabinetries, plumbing fittings and accessories etc were all hacked off and carted away leaving the apartment void of any finishes whatsoever. We lost the whole of 3rd week in August owing to negotiations with the resident facility manager to grant approval for us to reposition a toilet to a more central position to serve two bedrooms whilst the other toilet and bathroom converted to Prayer Room. This permission was eventually not granted. We were as a result forced to retain the toilet and bathrooms in their existing position.

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Coordination meetings were held in the apartment the fourth week in August to mark out new socket and switch positions, cable run routes, and all other necessary electrical re-positioning works that needed to be done. During this period, the construction documentation was also in progress. Whilst the consultant Electrical and Mechanical Engineer also handled the electrical and mechanical contracting works, specialist works such as the Kitchen cabinet procurement, fabrication and installation, home automation, timber doors, the TV Wall cladding fabrication and installation were all sub-contracted to nominated sub-contractors to execute. Other works such as Tiling and Ceiling Works, re-screeding and painting works, procurement of plumbing materials, toilet and bathroom fittings and accessories, light fittings and accessories etc were handled by Cubes Consult Nigeria while the installation of the Electrical and Mechanical items handled by the consultant firms.

Works Contractor Demolition and Carting away of all Cubes Consult Nigeria existing items Wall screeding and painting, tiling, Cubes Consult Nigeria pop ceiling works. Procurement of all Mechanical and M and E Palace. (MEP) Electrical Items Installation of all Mechanical and M and E Palace. (MEP) Electrical Items Timber Doors and Security Doors RFH Limited TV Wall Cladding RFH Limited Kitchen Cabinet Procurement, SpaceMyrus Limited Fabrication and Installation Home Automation Works Latitude Designs Limited General Cleaning Works Cubes Consult Nigeria.

Space-Myrus Limited, Latitude Designs limited and RFH Limited are all Nominated Sub- Contractors from the Client. Despite their nomination from the client, they were issued award letter with contract conditions which they were made to sign and adhere strictly to. Site Technical Coordination Meetings were always scheduled to hold every forthnight on Fridays between 12:00 noon and 2pm. During this meeting, all team leads of each sub-contractors are

Page 13 always in attendance to discuss the general progress of the works and challenges with a view to proffer solutions as quick as possible.

Find below few pictures of the works during the renovation exercise and the final output of some of the interior spaces.

Figure 3.0a: Removal of existing Figure 3.0b: Demolished Toilet Fittings. Figure 3.0c: Existing Kitchen after removal of Wall bedroom floor tiles in progress Source: Author’s field work, 2014 and Floor Tiles. Source: Author’s Field Work Source: Author’s field work, 2014

Figure 3.0d: Existing Living Room after Figure 3.0e: Demolished materials removal of tiles, ceilings and all services being carted away. Source: Author’s fittings. Source: Author’s Fieldwork Fieldwork.

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4.0 PROJECT CLOSE-OUT Despite delays experienced during the course of the project, a successful completion of the project was achieved. All Product Manuals such as manuals for the UPS, the home automation gadgets, all kitchen appliance manuals were all handed over to the Client’s Rep with instructions on how to operate them. The newly installed fire and smoke detector alarm sounders were also synchronized to the central main panel for the estate. Final Cleaning and Touch-Ups of minor areas identified by the Client’s Rep when she made a visit to the site was completed. All installed fittings, appliances, accessories and the Universal Remote Control (URC) system for the integration and control of Audio, Video, Lights and Motorized Window Blinds for all interior spaces were all tested and confirmed working perfectly. Find below pictures of some of the spaces after the renovation exercise was completed. Few installations were however still been put in place when some of the pictures were taken.

Figure 4.0a: New Entrance Hall Way. Figure 4.0b: Living Room showing TV Wall Panel. Source: Author’s Field Work Source: Author’s Field Work

Figure 4.0c: Living Room showing door leading to the Figure 4.0d: Showing Living Room with door leading to the entrance hallway. Source: Author’s Field Work bedroom lobby. Source: Author’s Field Work

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NEW KITCHEN

Figure 4.0e: Showing Kitchen. Source: Author’s Field Work Figure 4.0f: Showing Kitchen. Source: Author’s Field Work

Figure 4.0g: Showing Master Bedroom. Figure 4.0h: Showing Master Bedroom bedside with Source: Author’s Field Work installed pendant light fit. Source: Author’s Field Work

Figure 4.0j: Showing Master Bathroom wall tiles and ceiling design Figure 4.0i: Showing Master Bathroom Source: Author’s Field Work Source: Author’s Field Work

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Figure 4.0k: Showing Bedroom 2 Source: Author’s Field Work

5.0 CONCLUSION AND LESSONS LEARNT My Joy as a professional was that another project was again successfully completed with the Client left totally surprised when he came into the Country briefly in March 2015 as he could not believe the amazing transformation that has happened to the apartment he bought over in July of 2014. We handed over all the keys of the apartment to the Client the first week in March, 2015 while he awaits the furnitures which he already paid for and are being shipped into the country from Dubai.

A renovation work that started up with an initial budget of 30 million naira ended up being completed at a total cost of roughly 60 million naira. This figure however included the cost of purchase of the furnitures in the apartment which the Client procured himself in Dubai and arranged the Delivery and Installation.

At the end of the Project, there are lessons learnt which are highlighted below.

(1) Whilst the Client paid for the consultancy services, he did not pay as much as we could have expected for the construction phase. We in Cubes Consult probably did not manage the Design and Build Contract properly. We did not sign a separate agreement that will highlight the fees specifically for construction supervision which could have been an agreed percentage of the contract sum. Although a figure was agreed verbally, he failed to pay the installmentall payment as at when due to us mid-way into the project. He made part payments at the end of the project but was not commensurate to the efforts put into the project. Lessons learnt therefore was that all contractual payment agreed must be documented in any form as possible whether via email, phone sms or proper letter no matter how closely related the client may be. The client denied agreement to the supervision fees at some stage in the project and paid us what he felt like paying. This he mentioned was due to the additional expenses has had to spend due to additional work request from his wife.

(2) We did not carry the facility management company along properly during the inception of the renovation process. This was the reason for the difficulty encountered with them on some issues. Although, we however felt since the Client bought over the property, he is entitled to turn the apartment around to whatever he may like. We however did not realize there will be bottlenecks and rules from the facility management company that will impair seriously on our works. The lesson learnt therefore is that all key stakeholders in every project must be duly carried along in any construction activities. Some stakeholders can be easily overlooked at the initial stages with the hope that their inputs will be very minor. Their inputs no matter how irrelevant it may be may eventually be transformed into monetary values if not properly managed.

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6.0 REFERENCE

1) Chris Rapczynski. What’s the Difference Between Remodeling and Renovating? https://www.sleepingdogproperties.com/perspectives/difference-remodeling-renovating/.Oct2018 2) NorthField Construction: Remodel vs Renovation. https://northfieldconstruction.com/remodel-vs- renovation/. June 2018 3) Soladoye Bolaji, 2017: Maintenance, Renovation and Remodeling of Buildings: The role of the Architect. 4) The Ranch Mine; The difference between a remodel, a reno, and a rehab. https://www.theranchmine.com/what-is-the-difference-between-a-remodel-reno-and-a-rehab/. March 2012

7.0 APPENDIX Find attached herewith this thesis work the Project Drawings

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