BUILDING NOTES

The following are notes of things to check on the plans and verify as the home is being built. They have been derived from my observations and input from others. -George Harley

  • GENERAL
    1. Make sure the contract contains a clause that makes the builder provide insurance in the event he runs out of money or defaults on building. This means one is dealing with an insurance company not trying to get money from the builder.
    1. The contract should state that the builder is responsible for Social Security for his workers and is meeting all Panamanian employment labor laws.
    1. Make sure the builder is responsible for all material and security until completion.
    1. The contract should detail the site clean up.
    1. Typically contractors ask for additions to cover increased costs of materials. This needs to be addressed, like a shared fund for the increases and, if not used, the money returned to the owner.
    1. Put any fences on the plans; it saves fees later.
    1. Ask about coating retaining walls with a swimming pool paint as a seal in addition to plastic. Ensure "weep screens" are installed to allow drainage behind and through the wall, at a reasonable spacing and size (depends on the soils of the hillside being retained. Ensure drainage area at toe of wall is filled with gravel or rock.
    1. Slopes above home must be drained away from the house.
    1. Check how water drains around the house. Raised one-step entrance to house. Water must be diverted around any structure. Down spouts, if used, need concrete spillways. The drawings should show details on how the water is going to be handled.
    1. If gutters are not provided, there needs to be some type of drainage system to take care of water running-off the roof.
    1. Granite can have a recessed sink.
    1. Full bath min size: 8 feet by 4 feet, this is a full bath without tub. If installing a tub, 8 feet by 5 feet is the minimum requirement.
    1. To save money, bath tile could end at the top of doorframes - approximately 7 feet - rather than ceiling.
    1. Doors to be min. 36" wide. (Make that 1 meter, which is 39.6")
    1. Seal grout on floor, but good luck finding sealer!
    1. Floor tile cost $10 m2 (typical builder allowance this can go higher depending on choices)
    1. Request the floor tile be laid last rather than first to reduce clean up from painting and other things. If not, use protective material on floor and require they maintain the material.
    1. Key all locks the same.
    1. Screen all opening between roof and ceiling to keep bugs out.
    1. Window screens should be mounted on the outside of the windows. This allows the windows to be opened without moving the screen. In Panama they tend to mount the screens on the inside.
    1. Consider bathroom handicap access.
    1. Kitchen cabinet height above counter top is 15 to 18 inches per American standards. In Panama height is much higher than this.
    1. Counter top height 33 to 36 inches above floor. Some homes we have seen this height is higher than this. Adjust height to the requirement of the cook. Also check under counter space for dishwasher and trash compactor. Contractors use concrete base for counter tops this may add height to counter top or have to be broken out for a dishwasher.
    1. Make sure all counter tops have min. over hang or 2 inches (5 cm).
    1. Make sure concrete surface under cabinets is smooth, level or finished. Present rough surfaces cause containers to fall over and make cleaning difficult. May want to lay tile under cabinets to get a smooth surface.
    1. Finishes: There are all types of finishes from very rough to quite smooth. Walls are finished with a mixture of sand and cement. This material is put on the wall approximately one inch thick. In some cases this is left as the final coat. To get a smother finish the final coat is made smooth by using a wet sponge to wipe the walls immediately after the final coat. In case a very smooth finish is desired a final coat using dry wall (gypsum) compound is applied and sanded. Your desires should be spelled out in the building contract as well as the number of coats of paint (prime coat and finish coat(s).
    1. Keep all installation books, brochures and information on hardware. Contractors have a habit of throwing them away after installation. Designate a plastic container for all manuals and installation information and keep it on site.
    1. Some means of venting closets or a way to prevent mold.
    1. Make sure some type of vapor barrier is placed under concrete floors to reduce possible moisture problems. Visqueen (plastic) should be under the floor to prevent moisture and at least six mils thick.
    1. Double-check the need for reinforcing bar in the floor slab.
    1. If insulation is being used in the walls or roof check with manufacturer to verify which side (shiny side or dull) goes up for the ceiling or out for the walls. I have seen it both ways here.
    1. Consider using green-type dry wall or gypsum board (also comes as brown board) which is water resistant throughout the house, not just in the bathrooms. And minimize cut edges wherever possible.
    1. Check for access panels for plumbing, electrical, overhead ceiling, etc. that one may want. Installation here tends to NOT provide access panels.
    1. Photograph plumbing and wiring by room, in floor and walls, for future location prior to covering with concrete. Also measure from exterior (or interior) wall surfaces and develop an "as-built schematic" prior to closing any trenches or walls.
    1. Check or ask about the use of steel beams for columns and overhead support. There may be a time and cost saving.
    1. Installations around plugs, switches, and lights shall be of such tolerances that the covers, and mountings totally enclose the opening without additional plaster.
  • ELECTRICAL
    1. Make sure wiring to main panel inside the house is rated for 100 amps or higher. I feel that 150 amps should be a min. Of course depending on the size of the house. I have based this on a 2000 square house.
    1. Electrical ground fault outlets are required bathroom and kitchen.
    1. Electrical outlets min one on each wall. Outlets shall be maximum of 12 feet apart or less, so that they can be accessed with a 6-foot electrical cord.
    1. Electrical outlets may be mounted vertically or horizontal but they shall be uniform. They shall be uniform height above the floor.
    1. Light switch shall be on the right as one enters the room, unless blocked by a door.
    1. Light switches shall be mounted vertically.
    1. Check out Generator, location, and what size is needed for lights, Refrigerator, TV, and Computers.
    1. Overhead fans in every room. Some rooms may require more than one fan. It would be nice to wire one switch for the fan and one for the lights controlled from a wall mount with rheostats. Make sure the fans are supported off support members not the dry wall.
    1. Outside lighting for security to have motion detectors.
    1. Carport light should be controlled from a 3-way switch one near the car area and one inside. This provides lighting when coming home after dark and accessing the car at night.
    1. Terrace shall have fans and lights each controlled from rheostats.
    1. Check to be sure that the electrical plug receptacles are not recessed too far into the wall. This may make the plug difficult to attach to the wall plate and not have any support.
    1. Light switches: up is on. Three ways are an exception.
    1. Lighting fixtures are not included in building price, check for allowance, if any.
    1. Determine where the TV dish will be located and run lines inside wall to specific locations (Get a "dual LNB" so you get two 100% lines, rather than one line with a splitter, which gets you two 50% lines.). Also determine if "sound wire" will be in the future for the surround sound or additional speaker systems.
    1. Add extra conduit run to attic or overhead and outdoors for future use.
    1. Make sure supports for lights and fans have support members. In some cases connection boxes are support only off the dry wall (gypsum).
    1. Add wiring for lights under cabinets over kitchen counters.
    1. Lines for internet service antenna and outlets to be inside walls. Determine locations.
    1. Provide conduit and wiring outside the house for additional requirements, such as driveway lights, landscape lighting and security.
    1. Provide wiring for air conditioners.
    1. Make sure the main panel is provided with a main circuit breaker. Many homes do not have a main breaker inside the house. The only main breaker is at the street box.
    1. Provide wiring for the addition of a generator. Determine the location of the generator. Noise can be of concern.
    1. Estimate what your needs will be for the size of the Propane generator; this will be required for the wiring and connection.
  • PLUMBING.
    1. Copper or PVC both have advantages. PVC is less expensive and easier to install. Copper is stronger and may be more susceptible to corroding. (Either will out last my lifetime.) The price of copper is increasing dramatically. PVC doesn't take as long to heat on the hot water lines.
    1. Insulate hot water lines especially if there are long runs from the hot water heater(s).
    1. Garage or carport and Bohio shall have water faucets (hot and cold). Carport to have drain or sloped to assure removal of water. Consider adding exterior laundry sink to these areas.
    1. Pressure test plumbing before concrete is poured over the piping Also check to make sure that the drains drain, the hot water is hot, the cold water is cold, etc. They also screw this up big-time.
    1. If plumbing fixtures are not included in building price, check for allowance.
    1. An additional Main water shut off inside. Inside water shut off for all outside water faucets. A central location for these would be great.
    1. Any outside water shut offs that are recessed in the wall shall have min. of 8 inch diameter clearance around the fixture for easy hand access.
    1. Add water pressure regulator.
    1. Instant gas hot water system with 2 gas bottles considering using smaller tanks to save money and ease of changing. Use large tanks for convenience (the service will install) plus longer periods between changes.
    1. Check the use of a hot water tank compared to an instant hot system. If instant hot system is used check the length of run to the farthest point. For example, if the master bath is a considerable distance from the hot water heater, consider more than one hot water heater located closer to where the hot water is to be used. Two systems might be advisable, one for bathrooms and one for the other appliances: washer and dishwasher.
    1. Check size of septic and system. Review pipe gauge for leach bed. Review leach bed. Some systems have one tank others have as many as three, find out why. US standards in Ohio minimum size is 1500 gallons.
    1. Septic tank covers can be ugly. Check location, it would be good not to have it in plain view of front entrance or off the terrace or patio.
    1. Main water filter required for keeping sand out of the system.
    1. Check water pressure; a pressure regulator may be required, if pressure is above 85 psi.
    1. Consider adding an Ultra Violet light or ion generator to water system for elimination of bacteria.
    1. Vent dryer to the outside with no sharp bends; even if in walled areas such as carport, helps to remove moisture.
    1. Check outside water faucets location, front, back, sides and back of lot. Also install back flow prevention for future landscaping water to prevent cross contamination between outside hose bibs and inside potable water.
    1. Main water feed to be minimum of 3/4 inch.
    1. Water lines inside home to shut-off valves for each fixture shall be 1/2+ inch.
    1. Hot water on left, cold on the right.
    1. All valves and faucets shall operate rightly tightly (off) and lefty loosely (on). Check if CCW is on for hot, CW is on for cold. Or whatever preference you want. They always screw that up here too.
    1. Sanitary vents, do they go through the roof, may become a sealing problem. Check to see locations, if not through the roof. These can be ugly.
    1. Check schematic for hot water. Contractors tend to not run hot water to half baths.
    1. If wiring is provided for future air conditioning, make sure tubes for piping and drainage for air conditioner is installed.
  • OTHERS
    1. Check different types of driveways. Stone, concrete, concrete strips, gravel grass, asphalt etc.
    1. Drive way should be done in a continuous pour to prevent cold joints
    1. Window section to be added. Windows Aluminum, wood, fiberglass. Different type of windows sliding, casement, louvered, crank out, guillotine other special types.
    1. Roof section to be added with different types of roofs.

    Questions, comments or input e-mail: geharley@yahoo.com