Before & after-second hand house refurbishment

Not sure any of you experienced this before:
Bought a second hand house which already full finished by previous owner? How to dress up the interior in stead of build new furniture?
To me, there are few things you have to consider:

* your budget (how much you intend to spend to furbish your new house? usually second hand house consists of more refurbish cost and it is depend on the age of the house)
* existing site condition (whether is the existing plaster ceiling, build in furniture, flooring and etc still in good condition?)
* existing interior concept ( is the existing concept suit what you expected?)

would like to share with you one of my current projects. The house already furnished with build up furniture, plaster ceiling and also maintain in good condition, therefore, client wish to save on the renovation cost by dress up make it look more cozy with minimal renovation.Actually it is a difficult task with limited budget and also the design of the existing interior look a bit outdated for a young couple like them (my point of view la...)

After discuss with the owner, i decided to do some alteration for this house which involved:

* change of wall colour
* refurbish existing cabinet
* lighting effect.

FOYER

BEFORE

this is the existing cabinet located at foyer which used to be the alter table by previous owner.
AFTER
Alteration work involve:

* additional spot light
* new door panel @ existing alter table.
* change of wall colour to creamy white in stead of pure white

LIVING HALL

BEFORE


AFTER
Alteration work involved:

* additional spot light
* re-varnish existing cabinet door & divider
* change of wall colour to creamy white in stead of pure white

DRY KITCHEN
BEFORE
really sorry ,unfortunately i didn't take the full photo of existing kitchen...



AFTER

Alteration work involved:

* new sliding door
* re-varnish existing kitchen cabinet door
* change of wall colour to creamy white in stead of pure white
* change of bulb
* change new handle

WADROBE

BEFORE


AFTER
Alteration work involved:

* re-varnish existing kitchen cabinet door
* change of wall colour
* change new handle

Xxx furniture shop can buy la...cheh

It's such been couples of month did not update my blog...

What's make me feel like blogging again?
Firstly, Hehe..thanks to one of my client, who told me she actually read my blog..:).
Secondly, that's something which i really wish to share again about issue on id scope.heheh..issue..sound serious ah...hahaha but no right or wrong again, just a matter of discussion ..

That day, come across this discussion with friend who is also a designer. He told me that, one of his client complaint this to him

" ai yoh, overall the design u proposed for my house le.. me and my husband quite like it la...but hor..my study room! Ai yah...the thing u proposed, i able to buy off the rack from xxx furniture shop la! What for i pay u to design my study room leh...." said client A.


It's pop up in my mind...and i begin to question myself..what is a interior designer role?
A) We are not a furniture maker neither a furniture designer.

Then , you might question then? What is your role ? Aren't u design kitchen cabinet? Wardrobe? Like what kitchen speciallist did? Aren't they call themselves designer too?
Yes, we design kitchen cabinet, but we design it as whole; flooring to ceiling to wall to lighting every single detail; but not only design kitchen cabinet and put in the space that you have.

Again, to me no right or wrong..but there is something which i wish to again emphasize here, what is a interior designer role.

As refer to the web defination source from http://en.wikipedia.org/wiki/Interior_design

Interior design is a multi–faceted profession in which creative and technical solutions are applied within a structure to achieve a built interior environment.
The interior design process follows a systematic and coordinated methodology, including research, analysis, and integration of knowledge into the creative process, whereby the needs and resources of the client are satisfied to produce an interior space that fulfills the project goals.[1]


To build a interior environment- meaning, the entire interior but not A piece of furniture.

In a more simple word - designer task is to create the comfortable ambience for the user.

Therefore, it is not a neccesity to customade everything when you can purchase a suitable item from the furniture shop (which is probably 50% or even 100% cheaper compare to customade) yet, the entire interior remain as per the concept that fit owner preference and expectation. No right or wrong, but something to look at.

In conclusion i wish to emphasize on a designer role.
Please forgive us, we are interior designer...or probably this group of designers are not a good businessman. We don't know how to maximize our profit margin ( or don't wish to) by convince our client blindly spend unneccesary money to customade every single item(in respect to their expectation).
We are just a simple designer who focus on the entire ambience of the space, but not a furniture maker.

Stubborn...

i think am kinda stubborn or too particular on "designer" profession or taking design profession too seriously...

This few years, i found that the trend of designing business is change. Lot of contractor or salesman started to call themselves designer and the best thing, is...this group of people who is the affordable group who, own showroom, exhibition booth...and look very convincing to educated end user, "what is design"....feel funny...therefore, i believe, lots of us might not know what a designer task.
Lot of people think that designer is :

• the one who build cabinet loh.... so hire designer must build cabinet ....or the "designer" will show you photo, "nah this cabinet is in your living, quoted u rm XXXX, this is your kitchen rmxxxx"

• some will think that... oh..designer = build kitchen therefore, must have showroom.

etc..etc...etc..

I respect everyone profession, but please do not give wrong info and "polluted" our profession as a designer when you not providing what a designer should. I understand that, gaining business is very important to every company, but pls respect yourselves and respect your profession.

Sometimes i ever think that, probably am just too stubborn..but i just can't change my mind, of taking myself as a businessman, than a designer.....

Really hope that, one day, designer profession will be like engineer, architect, accountant,lawyer...those who wish to practice as a designer have to be a qualify person with all practice and exam...but, will it happen? am not so sure..been waited for years.....

My appology..

I am very sorry for those who left your commend in my blog...as i just found that, i will not get any notification on any commend send...Will improve on that..

Again, thanks for dropping by this blog...and pls continue, share with me bout your design and renovation doubt.. :)

Happy Chinese New Year!

Hi! Hi! Happy Chinese New Year to all of you!
Hi all..received few email from you all regarding my blog update...ya...very sorry.. ..didn't manage to update my blog since Jan..was really busy with work lately...anyway, will try to upload more posting on March..

wiring..

Question from one of my friend....

Oh, i got few quotation on the wiring for my house, A quated me RM 86 for a plug point whereby, B quoted me RM45...


Would like to share with you all on What to consider in wiring works during renovation....no right or right..it is the matter of what suit you better. And what make the pricing different.

1) cable size
Applications

• usually for lighting and low wattage usage cabling like TV point we will go for 1.5mm thick cable.
• high voltage and long usage like fridge, water heater and etc, please go for 2.5mm.

Disadvantages:

• Thicker cable will cost you higher.
  

2) Looping

Applications

1. Looping = the point which continue from the primary point.
2. The more point it's loop, the capacity consist in each point is lesser.
   

Risk:

• The more looping is, same cluster (light point and etc.)might overload, and again it will harm your appliances (example, light fitting always burn off and etc).

3) Switches control
Advantages

• More flexible for you to chose which cluster of light to be on.
• Dimmer control for halogen (spotlight) - fitting will be more durable.

Disdvantages:

• The more switches control, the more works to be done.
  

Therefore, the charges of the wiring labour will relatively increase.


4) Conduit
Advantages:

• wiring run in conduit so that if in future, any problem happen to the wiring, it will be easier to classify.

Disadvantages:

• more work to be done, therefore, more expensive.

5) Hacking work (conceal wiring)

Advantages:

• Look neater and nicer.
  

Disdvantages:

• If the wired need to be conceal, more work to be done, labour cost will be higher.

I tried to make this post short (although it is kinda long still..haha...anyway..if you have doubt, feel free to leave message or email me...:)

Q&A

Lately, i received few question /comment and here, are some of the feedback:

1) Been scrolling up and down, but still don't manage to find your contact..y?

Just added contact number and email...below the blog...thanks for your advice...


2) How do you charge?

We charge as per scope of work.

3) You only show Before and after photo, how close the end result to the proposed drawing?

Of cause it is one of our mission, to build as per proposed design .
Anyhow, there are cases that throughout the renovations process, due to site condition, slight adjustment will be done upon discussion with client, but we will always solve these site problem in regardless of proposed concept. (please refer posting label drawing-end result)

My pleasure...thanks all

Thanks all...

These 2 weeks...i received couples of new comments asking for my contact..(and i don't really know them....). Been wondering and curious where they actually found this blog...finally..knew that..emm..my friend (my client) is actually promoting this blog in forum. Thanks dear...thanks for your hardwork. Appreciated.

Thanks all for making this blog roll.
Thanks for spending time (or being force) to view this blog...hope that you get the info that you wish to know..

Also feel free to drop me comment on what topic you wish me to discuss bout in future
eg:
Interior colour?
concept?

and etc..

drawings to end result- Terrance @ KL

This is one of the house which i posted before. Below are the transformation from conceptual drawings to actual work..
There are a slight different in between design proposal to actual build up due to the usage issue and costing.

Living hall

Drawing

Actual

Dining hall

Drawing

Actual

Store room

Drawing

Actual

Dry kitchen

Drawing

Actual

Master bedroom

Drawing

Actual

drawings to end result

Lately i received few comments regarding this blog..

"i have seen your photo on before and after renovation and also, the drawings and photo on before and after-conceptual drawing, but i have doubt on the process in between..which, the proposed design drawings and the end product. I think you should also show it in your blog.."

ya..i guess, i should also include this into my future blog, so that reader will understand more on the design process..the transformation from drawings to actual outcome..
thanks all..thanks for your precious comment..:)

"wow...now THAT is really expensive....my opinion...just get an ID to design and discuss wif ID the exact measurements and details of the drawings and then engage a carpenter yourself. Go direct is better.if u go thru ID, they will "up" the cost. but make sure the carpenter knows and has the material you want. That's what i did for all my furnitures....mostly are built in. from cabinets to beds."

I got this comments from one of my client (she come across this from one of the forum in town.) No right or wrong, to me everything come with pro and cons.

To hire a ID in renovations works.
advantages:

• time saver
• cost saver (at the end of the day to avoid repeat work, i believe those who handle renovation themselve will understand what am i talking bout "double work").
• designer will always make sure the fabrication of the designed furniture meet their requirement.
• end user need to spend lots of time dealing with carpenter/contractor and it usually take very long time to deal with contractor unless end user very familiar with renovations works
• designer able to give you option in site problem - which will take design concept into considerations.
  

disadvantages:

• the renovations cost might be slightly higher in compare direct with carpenter (if renovations goes smoothly).
• end user will be able to involve every single detail in renovations which it will be an unforgettable experienced if you able to manage it and be able to spare your time for the renovation works.
  

designing fees

These are the frequent questions ask:

• Is it expensive to engage designer?

It's depends on scope.

• How do you charge?

It's depends on scope.

• I only intend to renovate my living hall but not whole house...so...it is not worth for me to pay all ..

That's what i mean by scope.

Basically as an interior designer, that's several method of design fees to be charges
_______________________________________________________________________
By %
% of the whole renovation sum.

Suitable for:

• major renovations works.

advantages:

• designer will cover every single area for you.

disadvantages:

• usually will be costly compare to others method. reason?

no matter you need the area to be furbish or not (especially for the new house) the designing fees is in-counter.

calculation:
Example: renovation fees rm? x ?% = rm?

__________________________________________________________________________
By area
Selected area only usually based to square feet

Suitable for:

• Those only wish to design/renovate on selected area
  

advantages:

• Cost saver reason being the fees doesn't include those area that you don't intend to have renovation
  

disadvantages:

• Not every single detail is included.
  

calculation:
Example: office reception 500square feet x rm? = rm?
__________________________________________________________________________
By piece (paper size)
Selected view only usually based to paper size. Bigger paper, higher price.

Suitable for:

• Those only wish to design/renovate on selected area or selected furniture.
  

advantages:

• Cost saver - the fees doesn't include those area that you don't intend to have renovation
  
• Option in choosing type of design stage that's fit your intention.
  eg: you only need conceptual design (3d drawings) but don't need working drawings.(pls refer to design process)
  

disadvantages:

• Not every single detail is included.
• Not suitable for major renovations work.
  

calculation:
Example: 5 view for 2 storey terrance x rm? (per pc rate) = rm?
__________________________________________________________________________
By projects/lumpsum/turnkey
Drawings for all area is included. Similar to % calculation but involve more scope from work scope A-Z as per agreement state.

Suitable for:

• Those need designer to handle the design and renovate works one stop.
  

advantages:

• Usually, the designer will able to follow up a-z.
  
• Time saver.
• Able to control the result much better.
• During renovation end user only need to deal with designer who is the one with experience in site work.
  

disadvantages:

• Usually the proposed renovation cost will be relatively higher in compare on direct from contractor reason being the renovation cost will include management charge.
  

__________________________________________________________________________
By service scope
Selected scope only (design process) example:

1. conceptual design
2. working drawings
3. sourcing
4. site coordination
5. site supervising
6. consultation
   

Suitable for:

• Options in selected services
  

advantages:

• Flexibility in selected the service scope that you need from a designer
  

disadvantages:

• End user might be unsure on what they need throughout the process especially for those who don't have experienced in handling renovations work.
  

oh...is dangerious!

"Oh ...don't u feel insecure to post your design photo/drawings in blog? Reader can just copy your design without hiring you.."

That's a sincere advised from a good friend of mine.

"Don't worry, if they experienced in renovations process before, they will understand it is difficult to transform the design direct from the book/photo to reality as it is involve lots of consideration, and at the end...it will be disappointment with the outcome and double work."

She still seem not understand what i am trying to tell her..

i show her an example:
"do your purchase anything clothing from internet before?"

"yes. i did"

"do u experienced this.......from the picture it look nice and fitting onto the model, but when you received the particular dress it is oversize or smaller as what you expected? or..the material is not really comfortable to wear..and etc?"

"yes..but how does it relate to our topic then?"

i illustrated it as below:

clothing = design that "copy" from blog/website/book

fitting (body shape) = interior spaces (the size of your house/retail/office...etc)


When we buy clothing from internet (design that copy from blog...) ,the clothing (design) is nice on the model (interior space that you seen in the photo) but, when put it on us ..it might not fitting or as comfortable as what we thought..

conclusion:
we might copy the interior idea from the book/blog/etc...but, with that particular design..we never consider that, it might be slightly too small, too bulky or not practical for our house/office/retail...and it involved even more practical issue in compare to dress..:material, measurement, durability, handling contractor, how to assemble every single thing together...

And of cause, we might be saving the cost in hiring a designer at first........ anyhow, everything come with pro and cons....no right or wrong..but something to look at..

Lifestyle vs interior design

Sometimes i feel little heart pain when revisit my formal client house which design by myself..

Reason being, i found that..that's lots of "new furniture " appear in the particular space. Frankly speaking...to me..it is really such a waste ,where, paying so much to refurbish the interior...but at the end, due to the maintenance issue..and..its look kinda messy and pack with those unexpected new furniture and yet it seem necessary to be there to full fill the usage issue.

I found that, it's happen due to lack of understand of our lifestyle, that's also the common question we ask our client before start do design the area for them
"Do you understand your lifestyle?"

Why does it important and relevant in understanding lifestyle vs design?
1) Its helps in storage planning.
Where we can actually adopt your daily behavior into storage planning. So that you can have your storage area which sufficient for you and easy to access.

2) save $ and time
Yes, we need your help to tell us, how you use the particular area, from there we will be able to design a space which is suitable and convenience for you.
Therefore, those unwanted stuff we can ignore(less item to be done). Also, it will be save your precious time and $ search to search for additional storage furniture in future (and..it might not suit the interior that renovated few months ago) in a way..it does not fit your purpose of getting a interior designer for your house..(you pay for it..so..use us!! let us do the planning for you!)

3) less maintenance
by knowing the your daily activity eg:
from the moment you park your car, get in to ur house, looking for a place for your key ....

that's where we proposed the furniture layout which you can have a flow, that match your lifestyle. And you will have less maintenance once you understand your own lifestyle(close storage?open storage?..)

How to justify my lifestyle?
Just take current house/working space as a guild...

• Anything that make you feel annoying.. ?
• The particular cabinet where you hardly reach due to inconveniences?
  
• The stuck of clothing which meant to be in cabinet but it is not?
  
• The pants/t shirt which you will wear daily but too troublesome for you to place it back to wardrobe daily?
  
• Your shoes..?keys?
• Book shelve too dusty?
  
• Too many decorative cabinet? hard to maintain?
• Current living too deep for reading?

.....it will lead you on what you need...

Please allow us to understand you more and transform your need..into the space that soon to be your dream.

Little pressure

Lately, i feel a little pressure while preparing my blog. I hope that this will not be a commercial blog and yet, i found that i unconsciously put too many of my personal opinion in encouraging you all in hiring a designer or the advantages of hiring a designer, the comparison between designer and contractor...
i really wish that those who read my blog will benefit in related topic. No hard feeling. No commercial issue involved. Just a sincere sharing bout what i experienced during my work life.

Office Interior Fitting-out @ Klang

Project type: Office Interior Fitting-out @ Klang

Design concept: Modern
It is a factory cum office located at Klang which already come with gypsum board partition by previous owner. In order to save the renovation cost, therefore, we tried using the partition which left over by previous owner

Foyer @ ground floor

Alteration work involve:

• New glass door
• New backing for poster display.
• Company signage
• New carpet flooring

Before

Before
Note: empty backing to receive poster

Reception @ 1st floor

Intention:
The owner of this company is a feng shui believer , which he try to avoid dominance sharp aches in his new office especially to make the existing pillar look more pleasant. Therefore, we decided to propose a design which suit his requirement

Before

After

Pillar had been dressed up by carpentry works which ,it is a continuous design as continued to reception counter. The main concept in the design of the counter is minimizing in appearing of sharp corner.

Waiting area @ 1st floor

Before

After

Common office @ 1st floor

Before

After


Before

After

Pantry @ 1st floor

Before
After

Before & After- 2 storey terrace @ Kl

Housing type: 2 storey terrace @ DPC

Design concept: Modern contemporary

Outdoor landscape & car porch

Alteration work involve:

• New landscape and water feature.
• New pagoda with clear glass supported by steel structure.
  

View to garden

View to car porch

Living hall

Before

After

Lanai

Before


After

Door to utility

Before
After
A display console cum sliding panel is built to cover the utility door.

Dining hall cum open dry kitchen

Before



After

Toilet

Show.....House...?

Today one of my friend asked me this question..

"what's the design trend now ar? I heard that nowadays not so "hing" strong colour for house interior ya.."

Trend? what is trend? It is the main consideration in design? To me..especially for house design...the main consideration is always on how comfort the space is for end user.
I should emphasized, as designer our main duty is to transform your preferences to your dream home. Make it a home which is customized for yourself, but not the trend.

Please don't blindly follow trend..it is a home to stay but not a house to show.

hiring contractor-things to be consider

I think it is a good examples when we looking for supplier on any renovation project..especially those who intend to handle the renovation themselves ...
reason being, the one who quoted you lower price, might consists lots of hidden issue or cost which they will not tell you before you engage them ...And, most of the owner might not have experienced in renovation, therefore the only thing that may attracted you will be the figure...but you will never know, that's lots of hidden cost involve and they may not really quoted you what you expected...by the time you aware of it..it might be slightly too late to regret.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Yesterday went for a meeting at client's office..meeting up with 2 shortlisted supplier for my client's new office.

2 suppliers, same project, pricing different is up to 200%.

During the meeting....
Supplier A
" i divided the zone into 4, using xxx material"

Supplier B
" i divided the zone into 10, using yyyy material"

"how to justify this zoning?in stead of 3 or 6 or 12..in stead of your proposed zoning?" we asked

Supplier A
" As per my experienced, 4 zone is good enough. But i can't tell u now where the specific zone divide.."

Supplier B
" we calculated the zoning as per formula, and also the lesser zone it is, the bigger machine needed, you might be facing insufficient capacity in future, also sound will b increased . Second, the space for machine installation also requested higher..."

"any nego on the pricing?" we asked

Supplier A
" Emm...nope, the proposed price i believe is much lower compare to others competitors.."

Supplier B
" Emm...actually my profit margin is quite low, i am not sure how much others quoted you, but i believe it is different proposal that's cause the price differently....."

"Future maintenance?" we asked

Supplier A
" can be done by appointment.."

Supplier B
" we include 2 years free maintenance....."
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

how to post commend?

How come can't post commend? Click where oh? so troublesome..
Lately, lots of my friends ask me these question...therefore, i wish to share with you ...how to post a commend....

Step 1

Under any post..
Step 2
write commend in the dialog box.

Step 3

click Post commend


Step 4

you will ask to chose a profile...Step 5

Select one of the profile
Google account = gmail email address

Live journal,Word press,typepad - sorry..i also don't know...hahah

AIM = your AIM Account loh...

Open ID= any nick that you wish to.

Name/URL= Webpage loh...

Anonymous= don't need any name loh..