Monthly Archives: December 2009

How to choose floor finishes for your House.

http://www.a4architect.com

How to choose floor finishes.

There are many different types of floor finishes available for a home owner to choose from.

1.

Wood laminate Floor Boards.

wood laminate floor
wood laminate floor

These are floor finishes made of HDF[High Density Fiber] and look like wood strips.
They are made from wood fibers that have been highly compressed making it harder than the more common MDF Fiber boards. They come in various natural wood veneers such as peach, oak or mahogany. The strips are joint together by grooves and are laid on top of an underlay which is laid on the concrete ground surface.
They are easy to fix by care should be taken to leave expansion joints at the edges to cater for expansion in hot weather. Failure to this, the floor boards will warp upwards and dislocate from the grooves.
They come in various thicknesses usually from 8m to 16mm and are used depending on the human traffic envisaged. The thicker they are, the more durable they will be. They should be avoided in wet areas.
They are relatively low cost.

2.

Natural wood Floor finishes.

Parquet floor finish.

This consists of solid hardwood blocks fixed with an adhesive on the floor surface and arranged to form a pattern-the herringbone pattern is very common with this finish. The wooden blocks can be of various sizes and thicknesses.

Wood strips.

natural wood strip floors
natural wood strip floors

These are hardwood strips joined together to form a floor finish on the floor. This kind of flooring is simple and takes less time to fix. The strips are laid in random length.
natural wood strip floor-rough finish-at the prestigious 5 star Mount Kenya Safari Club
natural wood strip floor-rough finish-at the prestigoius 5 star Mount Kenya Safari Club

3.

Ceramic tiles.

ceramic tiles in bathroom
ceramic tiles in bathroom

This type of floor finish is very common due to its durability and affordability and choice of design.
Ceramic tiles are the number one choice for wet areas such as kitchens and bathrooms due to its water-proofing capabilities.
Ceramic tiles also come in various sizes, patterns, colors and shapes.
Ceramic tiles are made from clay which is mined form the ground. The clay is crushed and dry-pressed when in a wet stage to form the shape using a pneumatic punching press. The tile is then dried and a glaze is applied on top. Glazing is the application of fine glass powder to the surface. The tile is then fired whereby the glaze particles melt into each other to produce a granite-like surface.

Italy is one of the world’s largest producers of ceramic tiles.

Ceramic tiles are easy to clean.
Ceramic tiles are also easy to fix. They are stuck onto the surface using cement mortar in a ratio of 1:3 and hand-placed and positioned using plastic spacers to create an evenness. There is a special ceramic tile cutter that is used to cut the tiles into shape.
Ceramic tiles vary in pricing depending on the quality, colour and pattern. They are relatively low cost.

4.

Granito tiles.

porcelain granito tiles
porcelain granito tiles

These are Porcelain ceramic tiles and are more durable and can be used in the out-door. They are made from porcelain granules and are fired at much higher temperatures than ceramic tiles.
They are common in sizes 450mm by 450mm up to size 600mm by 600mm.
They come in various colors and textures and are very aesthetically appealing and long lasting.
They are mainly used in corporate offices, banking halls, large shopping malls e.t.c since their large sizes [600mmby 600mm] can keep up with the large floor scales associated with commercial buildings and can also handle high human traffic in durability.
They are slightly more expensive than ceramic tiles.

5.

Granite Tiles.

granite tiles
granite tiles

The word ‘granite’ is derived from the Latin word ‘Granum ‘ meaning the granules that characterize the texture and appearance of granite.
Granite is an igneous rock that is mined from the ground and cut and polished to the required tile sizes.
Granite as a floor finish is very aesthetically appealing due to its natural look. Its also expensive compared to other manufactured finishes such as ceramics.
Its very long lasting. It comes in sizes of 1.2m by 2.4 m which can be cut into smaller size tiles as desired. It’s also commonly used to make kitchen top surfaces.

6.

Marble.

marble floor at door entrance area
marble floor at door entrance area

This is a metamorphic rock made from the joining of calcite[limestone] rock at high temperatures and pressure. This destroys any sign of fossils and sedimentary structure in the rocks to create characteristic swirls and veins from the impurities such as clay ,silt and iron oxides.
Marble comes in various colors shades according to the region that it is mined from.
It is mined, polished and cut to the desired sizes. It’s available in slab sizes of 1.2meters by 2.4 meters.
This is a very beautiful floor finish and very expensive. Since its very expensive to finish complete floor areas with marble, its usually placed in specific areas such as the entrance foyer where its most visible such as 5 Star Hotel receptions.
 marble finish at the reception of the prestigious 5 star Mount Kenya safari club hotel
marble finish at the reception of the prestigious 5 star Mount Kenya safari club hotel

7.

Terrazzo floor finish

terrazzo floor finish
terrazzo floor finish

This finish is desirable where there is high traffic due to its durability. Its also water proof so it can be used in wet areas and its easy to clean. It can also be laid on the out doors.
Once the concrete floor is laid, a 1 inch hick layer of concrete is laid then patterns are created using plastic dividing strips embedded on top of the wet concrete surface. A final layer of marble-chips of various colors is laid within each panel in the dividing strip then a roller is rolled on the surface.
When the terrazzo is completely dry, its grinded and polished using a special machine.

8.

PVC floor tiles

pvc floor tiles
pvc floor tiles

The tiles come in an average size of 300mm by 300mm ant a thickness varying from 2.5mm to 4mm. The thickness used will depend on the human traffic that is envisaged for the particular floor.
These tiles are low cost and come in various colors.

Frank Gichuhi
www.a4architect.com

How to choose Doors for your House.

How to choose Doors for your House.

entrance door

There are many kinds of doors each for a specific purpose. Careful selection of door type is very important in determining how effective the door will be in serving its purpose. The average door height is 2.1 meters and the average width is 900mm. This can be smaller-unto 800mm especially for toilets and bathrooms or larger-1.2m to 5m for main door entrances and gates .

All these doors come with door frames that match i.e. hardwood doors come with hardwood frames and steel doors come with steel door frames.
The frames can come in various sizes in width [usually between 100mm and 250mm] of which the frames can be grooves to different patterns according to one’s taste.

1.
Determine if the door is internal or external.

External doors are made to withstand the harsh climatic conditions that are associated with the outdoors.
Wooden external doors made of solid wood as opposed to wooden internal doors which are made of hollow or solid block board. The average internal door is usually 45mm in thickness and the block board can be finished with mahogany veneer to British Standards and lipped with solid wood all round on the outside.
External hardwood doors can be designed in various patterns, the most common being in hardwood mahogany panels.

2.

Determine the design that you like.

There are many door designs available in the market.
MDF skins are usually stuck on top of a normal block board door to come up with a close resemblance of a hardwood door.
The MDF doors have various grooved patterns on their skins. You can also request your contractor to have the door skin grooved to your taste. MDF doors also come in different skin finishes-you can choose peach, mahogany or any other natural wood color and texture that you may wish.

Doors can also be designed to a customer’s specific logo. This is desirable especially for corporate offices.

designer door
designer door

For hotels, doors can be creatively cladded with unfinished wood such as the one below in a popular 5 star hotel in Kenya-Mount Kenya Safari Club at the foot of Mount Kenya.
door creatively cladded with timber off cut at the prestigious 5 star Mount Kenya Hotel
door creatively cladded with timber off cut at the prestigious 5 star Mount Kenya Hotel

This creates the desired natural feel that brings about relaxation especially in leisure related businesses such as hotels.
Doors can also be hand curved into works of art from hardwood such as the Swahili doors at the Kenyan coastal towns.
swahili hand curved door
swahili hand curved door

Imported Steel doors cladded in hardwood come in numerous designs and colours that you can choose from.

3.

Determine your budget.

Doors come in various prices. The cheapest external doors being the T&G doors that retail for around 1200KES and the most expensive being the hardwood and steel security doors that retail for an average of 15000KES each.

The cheapest internal doors are hollow core flush doors that retail fro around 1500KES each and the most expensive internal doors are hardwood doors for 15000KES each.
The T&G doors are not as appealing as the hardwood doors hence the big difference in pricing. The T&G doors are usually painted to a specific color while the hardwood doors are usually varnished so as to bring out the natural hardwood beauty.

4.

Security level

Security is a crucial factor in determining the door type.
For rooms that require very high security level such as bank strong rooms, the doors are usually made of steel and have a very complex combination lock. The walling around the strong room is also done specially with reinforced concrete to prevent any attempted breakage.
For most residential houses, solid wood doors are used as main entrance doors since as much as they are weather proof, they are also not easy to break. These doors can also be reinforced with steel doors which can be designed as steel panel doors or steel grill doors.

steel security door cladded with mdf mahogany vineer
steel security door cladded with mdf mahogany vineer

Door locks also determine the security level.
2 Lever mortise door locks are mainly used in internal doors such as bedroom doors which don’t require a very high level of security. 3 to 7 lever doors are mainly used on the main entrance external doors since their keys can not be easily forged unlike 2 lever locks.
As the name suggests, mortise locks are concealed locks mortised into the door. They have varying levels of security from two levers up to seven levers.
The number of levers (of which there are commonly seven variations) fitted at random in the lock, generate the number of possible key differs. Put simply, a two lever lock has potentially 49 key options (7 x 7). A seven lever lock has 7 x 7 x 7 x 7 x 7 x 7 x 7 or 823,543 potential key differs. Hence you can see the greater number of levers there are, the less likely it is that someone else will be holding the same key as you.

Combination locks are most common in corporate offices and strong rooms.
Fingerprint technology whereby the doors are programmed to open upon recognition of a specific thumb print or eye pupil is already here with us.

Frank Gichuhi.
http://www.a4architect.com

How to choose House Storey Heights.

How to choose House Storey Heights.

Buildings and Houses storey heights can be of various heights. The minimum permitted by law is 2.35m high. There is no maximum height. The maximum height will be determined by several factors.

Step 1.

Determine the usage of the room.

In a residential house, the entry foyer can be double height.
This creates an appearance of grandness which is desired.
Some people also prefer the living room to be double height-this is also referred to as double volume.

This also assists in creating the appearance of spaciousness and also links the rooms and the first floor to the living room below.
In halls and theaters, the floor to ceiling height is kept high, usually 4 meters and above.
This is to allow for enough fresh air to circulate when the rooms are fully occupied.

In Churches, the floor to ceiling height is also kept high but for another reason altogether-to create an appearance of intrigue.
Many of you have often been into churches where the ceiling is very high and birds and bats have made the roof their home.
This coupled with the high dark windows creates the desired eerie feeling within the church.

Step 2

Determine the Aesthetic appeal .

The floor to ceiling height is important in determining how aesthetically appealing a room will become.
Most floor to ceiling heights are usually 2.7 meters high.
A higher floor to ceiling height such as a double volume will immediately change the ‘normal’ appearance of the room and differentiate the room from others to achieve the desired exclusivity.
The double volume can also be created by removing the ceiling and lifting the roof truss higher.
The roof truss jointing can be used to create a pattern and hence make the room more interesting.
The high floor to ceiling height in churches also creates an area to be decorated which can easily be seen by all.
Sistine Chapel roof which was painted by the famous artist Michelangelo is a good example of this.

View of the Sistine Chapel with the elaborate paintings by Michelangelo.

In most Mosques, the roof is vaulted to create interesting curved shapes which add to the overall beauty of the interior.

Step 3.

Determine the roof truss material.

The spans of the space can also determine the floor to ceiling height.
Wood trusses are limited to the span and are not recommended for spans exceeding 6 meters.
Steel roof trusses can span very long lengths depending on the design such as The Smithfield Poultry Market in London by Arup.

Step 4.

Check the climate of the area.

Areas that are humid such as coastal areas will require a higher floor to ceiling height.
This will improve on the circulation of fresh air inside the building and reduce incidences of transmission of air-Bourne diseases.

Areas that are less humid can have normal size floor to ceiling heights minimum 2.35 meters high.

Step 5.

Cost of Construction

The higher the floor to ceiling height, the more the materials used to construct the building and hence the higher the overall construction cost. If costs are not a limitation to your archiving the desired design, you can experiment with high floor to ceiling heights and double volumes.

All these factors will guide you in choosing the most appropriate floor to ceiling height for your house.

Frank Gichuhi
http://www.a4architect.com

How to create several rental units within a main house.

How to create several rental units within a main house.

main house with several 2 bedroomed units inside

This article will assist you in creating several rental units in a main house while still maintaining the appearance of one double storey main house.

Step I.

You will need to confirm with the local authority on how many dwellings are permitted within a single plot for your area.

Step 2.

Determine which units you will prefer-whether its one bed roomed or 2 bedrooms. Most people prefer 2 bed roomed units.

Step 3.

Ask your architect to incorporate the units inside the main house. Make sure that the floor plan design interconnects all the units so that in case you might decide to use the house as one complete unit, all you will need is to keep the doors linking one unit to the other open.

You can now enjoy the benefits of having several rental units within the main house and not interfering with the general building and house designs of the neighbourhood.

How to add a rental unit to your backyard.

How to add a rental unit to your backyard.

This article will guide you on the steps involved in order to construct additional rental residential units within your compound.
one bedrromed unit ontop of garage
1. Measure out the size of the backyard.

If the area is less than 30 square meters [roughly six meters by 5 meters] you can have a single room or bed-sitter. If the area is more than 30 square meters [6m by 5m] you can have a one bedroomed unit per floor. If the area is around 60 square meters [6m by 8m] you can have a 2 bedroomed unit per floor level. These are the units that offer the highest demand in rental income. These units can be added vertically upwards as in stacked several levels high to maximize the land use.

2. Ask your architect to Determine whether the local authority will give permission to add extra units.
The local authority divides specific areas in zones and determines how each zone should be developed. In Karen or Runda for example, you can only have 1 single dwelling per each half acre and a servant’s quarters. In Ngong road, you can have many residential units within the same plot so long as they fulfill the given plot ratio and ground coverage.

3. Ask your architect to come up with drawings for the residential units.
The design should be in such a manner that it maximizes the potential of the plot and gives adequate privacy between you and your would-be tenants. A separate entrance for the tenants can be incorporated.

4. Ask your architect to Check out the average rents for the surrounding areas to determine how much rent you will charge and how long it will take to repay the construction loan.

5. Once the drawings are approved by the local authority, apply for a mortgage or construction loan through your favorite bank.

6. Invite building contractors to quote for the construction.
Once several contractors compete for the building construction, select the best in terms of pricing and quality of previous works done. Get into contract with the contractor. Your architect will avail to you a detailed construction contract agreement.

The agreement specifies several issues:

[a]The quality of the work to be carried out and the materials to be used. For example, for masonry stone walling, the agreement specifies the size of the stone to be used, the kind of finish to be applied internally e.g. plaster and externally e.g. keying. It specifies the quantity of paint to be used, how many coats to be applied. The more detailed the contract, the less the chances of disagreements and misunderstanding between the client and contractor since all specifics will be laid down in black and white.

[b]The time period that the construction will take. The contractor binds himself to complete the works within a given time period failure to which several remedial measures shall take place. If the contractor does not complete the works within the given period of time, the client can invoke the ‘liquidated damages’ clause that specifies how much money that the contractor should pay the client per week for every extra week delayed.

[c] Settlement of Disputes. The contract specifies how to resolve issues coming up within the contract. The most common method is through the appointment of a registered arbitrator .Litigation is usually the last resort.

[d]Defects liability Period. The contract specifies a period of which after the practical completion of the works that the contractor will remedy any defects within the works at no extra cost. This period is usually 6 months. This is more like a guarantee that a customer gets when he buys an electronic product from a shop. The most common defects are usually leaking roofs, doors not opening/closing, settlement cracks and blocked plumbing.

Once the construction contract is signed, you can now sit back and relax as your building is constructed and hope to earn rental income happily ever after.

Frank Gichuhi.
Architect.
http://www.a4architect.com