Renovation - Project Management
The last thing you want to experience with your new dream home are a couple of masons that really make the work look like an endless feat with major budget overruns, unbelievable delays and less than satisfactory results. Unless you have a firm grasp of Italian building techniques and are able to supervise each step throughout the year and a good command of Italian, you will have challenging times ahead.
Our services cover the following aspects:
- General advice on work sequence/steps (scheduling, budgeting etc)
- Preparation of all technical specifications and tender documentation
- Source out suitably qualified building contractors
- Obtain quotations and selection process
- Establish Contractual Obligations (handover date, penalty clauses etc)
- Arrange building permits for initiating works
- Clerk of Works/Site Supervision with periodic reports & photos
- Utilities Set-up (provision of water, telephone, electricity & gas)
- Site Safety Coordination (Required by Italian law for certain sites)
- Provide “As Built” Drawings (incorporating all modifications)
- Ensure compliance of works with specs & building standards
In Italy, all building sites require an official clerk of works/site supervisor locally known as direttore dei lavori. This person is legally responsible for ensuring that all works on site fully comply with drawings approved for planning. They ensure that the quality of workmanship & materials are in accordance with building standards and specifications and if necessary, carry out any inspections/tests that may be required. They also administer the contract dealing with such tasks as taking off quantities for progress payments. From a practical standpoint, they are frequently on site meeting with building contractors and tradesmen to coordinate their efforts and tackle day-to-day problems.
At Our Toscana, site supervision goes a step further. We are communicate with the client in English to keep them constantly updated on progress, discuss any issues that may require their attention, or rapidly get approvals.
Before work ever commences on site, we draw up a specification that reflects your needs, and put it out to tender. We establish a site schedule identifying all the significant milestones. This simply means that you have a good overview of how much you’re going to spend and how long it will take to realize with no surprises! We also issue you with a written progress report every 2 weeks (with sketches and photos etc) that addresses a wide range of important matters.
Then there’s the free-issue material (which you pay for directly and others install) such as electrical fittings, floor tiles, bathroom ceramics and door & windows etc. We will assist you in the selection process and schedule their completion to tie in with the overall master schedule. We make sure that these suppliers deliver on time and duly get paid.
At the end of site activities, we will establish a punch list with you that captures all minor defects. Final retention payment to contractors and tradesman will be made only upon making good. This generally reassures the customer on completion and quality.
Weekly Update on Progress (email with photos)
The following weekly report is typical of the updates supplied to our clients on progress. The format is quite informal however very to the point highlighting progress but also addressing potential problems. The descriptions are discussed in detail over the phone and are accompanied by photos & spreadsheets.
June 6th, 2005
Lower Area
- The door surrounds for the patio doors have been completed
- The 70cm x 70cm opening has been increased slightly in height to 70cm x 80cm for better proportion
- The igloo ventilated raised flooring has been completed
- The bathroom walls are complete together with sliding door accessory
- The bathroom ceiling/floor has been created
- The concrete work for the stairs leading to the lower area is complete
- Traditional Tuscan ceiling on LHS room has been complete (beams, joists and terracotta)
Master Bedroom
- The wall for the ensuite bathroom has been plastered
- The bedroom window has been enlarged with plastered surrounds
- The new floor screed has been created
- The sky light inserted
- Floor tiling will commence over the next couple of days
External Corner room
- Floor dismantled
- New floor in place with reinforced screed poured today
- Plumbing and electrical completed by Wednesday
- The drain area has been excavated
- Scaffolding under erection to dismantle roof
Entrance Area
- The opening between both rooms complete and finished
- The floor opening for stairs leading to lower area is complete (missing stone surrounds)
Room Under Entrance
- The igloo ventilated flooring has been completed
- Lining wall foreseen on "damp side" of room with ventilation
Plumbing
- All wall chasing and laying of pipework for drains, water supply and radiators is underway
- All 1st phase plumbing completed (water supply, heating and drains)
- Taps ordered (Brand Viareggio)
- Plumber returns on Wednesday to
Electrical
- Ist phase wiring completed as per indications
- Electrician returns on Wednesday
Joinery
- Order placed with joiner
- includes 4 additional windows as requested
- Also ordered a door for the recess boiler
Stairs
- Stairs ordered access lower level
- Includes railing
Bathrooms
- Tiling will commence on Thursday (found really nice off-white tiles with a satin beige touch and borders)
- Will arrange for viewing of taps
Various
- Stone to be measured and ordered on Wednesday for steps and thresholds
- Will make sketch of mezzanine area
- Geologist will meet health authorities about septic tank (will have an idea of outcome by Wednesday)
Things to decide
- How to finish ceilings of two lower rooms
- How to finish under the arched areas
- Need to order railing and therefore decide on type and form
Problems/Issues
Most of the old plaster in the lower areas needs to be removed as this will probably create problems when applying new. This is a generalized problem not taken into accunt in the bill of quantities.
The ceilings of the lower areas need to be improved/treated or covered (will discuss further upon next visit).
The 5cm wall lining in the lower room (LHS) requires more detailing than foreseen. Some localized pointing and consolidation is necessary.
The wall chasing and filling is proving to be quite intensive (application of hourly rates)
Budget.... some items overrunning however compensated to date (want to discuss in detail)
Work-In-Progress Photos
Such photographs go hand-in-hand with updates so you can literally "see" the progress with your own eyes.
Partition Wall with Sliding Door Insert for Bathroom
Shuttering for Internal Stairs to Lower Bedrooms
Inner Leaf Wall with Ventilated Cavity to Avoid Damp Problems
Raised Igloo Floor Detail & Piping for Bathroom
Reinforced Earthworks for Patio Area
External Paving using Excavated Rock |
