House-building notes

The owner's wish: the architect is a mentor and planner (like a wedding planner, preparing everything) - not only drawing the house, but also advising on the process of building a first house: from the steps for adjusting residential land, checking for disputes, zoning - every step from zero to construction and completion certification (the owner will handle the paperwork, only advice is needed). The owner currently has no knowledge of legal matters or the process. Goal: both sides get to know each other and are clear about both sides' expectations before signing the contract. Can the architect support this?

How will the working process between the two sides run? How will meetings and communication work - in person or by chat? Who does the work directly (the lead architect or staff)? Will people change midway? Who is the point of contact?

Can we visit a finished project (already lived in) and talk to the owner of that house? How closely does the finished house match the drawings (in %)?

Deliverables: which drawings does the design package include - architecture, structure, plumbing and electrical (MEP), 3D interior, quantity take-off / cost estimate, the drawing set for the building permit? Are the original files (CAD) handed over? Does the owner have full rights to use the drawings with any contractor, and when adding a floor later? Are completion certification drawings supported?

How many free revisions are allowed at each stage? How are fees charged for extra changes or a change of mind after sign-off? If drawings are wrong or incomplete (structure, plumbing and electrical...) and cause extra construction cost, who pays? What does the contract say?

How can the construction budget be estimated as close to reality as possible - to help choose materials and take off quantities?

Process for choosing furniture materials and suppliers - from sofa, chairs, beds, flooring, sanitary ware, paint, decorative tiles, lamps, wood... basically everything. Is there a showroom visit to choose and get advice? Because the owner honestly does not know what the best or most suitable choice is.

Working process between the architect and the construction contractor to make sure the designed materials can be met (can be bought locally, cost as budgeted)? Does the architect recommend contractors, help compare quotes from several contractors, and review the construction contract?

Adjusting drawings during construction: if the drawings are handed over, and when contacting the construction side an adjustment is needed (the original material is not available, or the cost rises too high, or it cannot be done as designed...), is adjustment supported (even if charged)? What if the drawings sit for 6 months or 1 year before being used for construction and the above issues arise? Design-construction coordination for plumbing and electrical: how can the design company and the construction company work effectively on electrical / water lines and materials - especially when the construction company is chosen a few months after the design is finished?

Goal: the finished house matches the design as closely as possible - interior drawings as detailed as possible. Can the architect choose the furniture and work directly with the construction side, or is a supervision package needed? What if construction differs from the design or cannot be done? Does MM Home also take on the finishing work? What does the project management and construction supervision package look like? Is it supervision like 2 days/week plus days with important milestones (pouring concrete, waterproofing, foundation, floors...) or designer's supervision (making sure construction follows the drawings)? What is the cost?

The architect advises on finishing materials with a price for each item (kitchen countertop, tiles, stairs...) by size, material and cost.

Tiling drawings (floor, wall - tile, wood) planned in advance: where the starting piece lies, which piece goes before which so nothing is wasted, which grout to use. Rooms and corridors aligned and consistent; do not cut tiles / wood in visible places - if cutting is unavoidable, plan it so the cut is hidden by furniture. Where many different pieces are combined into a picture: mark where each piece goes.

Settle in advance the colour codes of paint, tiles, wood and grout, and the brand / supplier.

The architect helps calculate the hidden costs: demolishing the old house, raising the foundation, pile driving, running electricity and water outside the house, stub-out pipes for connecting to the public water system. About how much is each item?

The owner's suggestions on materials, furniture, sanitary ware, kitchen sink & tap, lamps & ceiling fans, doors, gate, plants (found in the Suggestion line of each item): these are the owner's suggestions / wishes - the architect checks whether the choices are reasonable, selects the design and materials, and helps choose models.

Finish checking before moving on to the next step: check electrical, cables, network (for water: see the water supply and drainage tests in the "In-wall plumbing & electrical" section).

Drainage test: no standing water on the floor.

Protection against insects, cockroaches and rats.

Finalise all freestanding appliances (fridge, washing machine, dryer, TV, dishwasher, range hood) before building, so the architect can design the in-wall plumbing and electrical correctly.

Design fee.

Construction supervision package (if purchased).

House registration fee: 0.5% x ~280 m² floor area (ground floor + first floor + rooftop room) x the new-house unit price of the Ho Chi Minh City People's Committee (UBND).

Fee for issuing the certificate (registration of the house as an asset); filing online may differ.

Completion certification drawings / current-state survey drawings (hired service).