General

Q: I seem to have some soil settlement around my house. Should I be worried?
- Sam in Patong.

A: Soil issues usually fall into a couple of categories. The settlement of homes and buildings is usually caused by improper compaction of the soil or the structure is placed upon expansive soils. Expansive soils expand when exposed to moisture, and there is a lot of that in Phuket. This causes the soil to heave and the structure to move or deflect. Simple soils tests can determine the state of the soil. Experts usually design a repair, which resolves the problem. Every now and then, you will see a home where there is high ground water or even subsurface streams, which run underneath the home. This too can be remedied through proper redesign and remediation of the defective condition. The best way to start is to contact an experienced project manager like Mike Hannah of Silver Fern Siam Construction and Project Management.

Q: For several days our contractors mistakenly worked off of an old set of blue prints. This cannot be my fault as the homeowner, right? - Jim in Laguna

A: This is a problem for your contractor, and unfortunately it will delay your schedule. The best solution to prevent this is by ensuring that every set of drawings is dated, and that all workers and subcontractors are working with the most recent plans. Dating eliminates any confusion about which set of plans is most current. The date of the final set of blue prints should be noted in your Construction Agreement and posted with the Ground Rules.

Q: Before I start work on my new home, I have heard a lot about local delays in construction. One of my biggest fears is the never ending project. How can I guarantee this work will proceed as quickly as possible? - Worried in Kata.

A: Good question. Ask for a production schedule with your construction contract so that you can monitor your contractor’s progress. Put financial penalties in place for late work. There are a number of acceptable reasons for delays. When there is a problem and there are delays, these delays need to be addressed as quickly as possible. Regardless of whose mistake it is, you and your contractor need to communicate regularly in regards to construction delays. What are the delays? What will the outcome be? The biggest sin with construction delays is not talking about the delays because it allows homeowner fears to manifest and grow. The more open the communication between homeowner and contractor, the better.

Q: I am building my dream home in Phuket. During the process of construction, I have made a variety of changes to the design but there seems to be a failure to document changes to the project. What do I do now?
- Steve in Phuket.
A: Any change to the project should be documented by a “change order” that is signed by all affected parties. Even if the complete nature of the change is not yet known, the facts that are known should be promptly documented. A “construction change directive” should be issued and signed to confirm that the change has been requested and made, even if the price of the change has not yet been determined. In your case, you should sit down with your contractor and come to a balanced solution.  In my experience, owners do not accurately understand the real cost of changes so be flexible and stay calm!

Q: Hi, I am getting a remodeling project done at my house. Can the owner typically do some hands on work or purchase some materials directly?

A: Each situation is different but I would not suggest it. In almost every case, the nature of remodeling dictates that the owner get involved to at least some extent. Some contractors are very flexible, and recognize that every job is different. They can work alongside their clients. As a rule however, it is usually a mistake to confuse the areas that a contractor must complete and when there is confusion as far as construction responsibility, the danger exists that disagreements soon follow. I think instead, lay out clearly their scope of work and then do your part once this project is complete. Also, see the next question below. Good luck.

Q: My husband and I were curious why you bring bread, salt and wine to a new home. This is a strange tradition and we cannot think of any practical reason for this? - Curious in Kata

A: It’s an old tradition with roots in Russia, Judaism, Christianity, and many Eastern European cultures. In my country, the US, many people came to know this tradition from the old Christmas movie, Frank Capra’s “It’s a Wonderful Life”, when George and Mary Bailey welcome the Martinis into their new home. Mary: Bread... that this house may never know hunger (Mary hands a loaf of bread to Mrs. Martini). Mary: Salt... that life may always have flavor (Mary hands a box of salt to Mrs. Martini). George Bailey: And wine... that joy and prosperity may reign forever. Enter the Martini Castle.

Q: This may be more of a remodeling and cleaning question but...I have this disgusting wallpaper all over my living room and my landlord said it was ok to remove it. Can you give me an idea as to how? Thanks. - Sylvie in Mai Khao

A: One good method that I know of is to use a steam wallpaper stripper. This is an oversized kettle that directs steam at the wallpaper using a shaped nozzle. The steam loosens the bond between the paper and the wall by diluting the adhesive, the pressure of the steam jet can also lift the paper off the wall. When using one of these, you are likely to sweat profusely, much more than you usually would even in the tropical paradise of Phuket so be sure to have plenty of fluids on hand.

Q: What should be the correct thickness of a sidewalk be? I see workers in front of my house pouring concrete but it cannot be thicker than 5cm. - Tom in Karon

A: Hi Tom. You have reason for concern. Five centimeters is way too little for a concrete slab to correctly hold up over time, the minimum standard would be 10cm. Of course, in some cases, something is better than nothing, but if the contractors are being paid to do a professional job, skimping on the amount of concrete will have the sidewalk cracking in no time, especially with the rainy season coming to Phuket.

Q: My friend and I are having an argument over who invented indoor plumbing? When we went to the internet, we got various different answers. What do you say? James in Rawai.

A: First of all, don’t believe everything you read on the internet, in far too many cases, anyone can write what they want, the truth be damned. From all accounts and from my architectural history classes, I can tell you with a certain confidence that the “indoor” plumbing credit goes to the Romans, however primitive it may have been. They first invented the aqueducts that carried water from the mountains and hills surrounding Rome, and were famous for the Roman Baths.

Q: Hi, during the recent rains that inundated Southern Thailand, I had a lot of water coming at my house. How do I divert water away from my property? - Joe in Laguna

A: Never divert water under a structure unless the plan is approved by a licensed engineer! Water should be diverted away from, and around, the house. This requires that the earth around your house be sloped away from it. If this is not feasible, drainage ditches should be constructed or install a drainage pipe with yard inlets.

Q: Hi, I live in Patong and my plumbing seems to groan when I flush the toilet. Is there a solution for this? Thanks. 

A: Some plumbers call this hammerback. The pipes in the walls and slab will move if not properly secured, insulated or are just plain old and weak. But this is only one possible cause of a groaning water system. Another possibility is a loose washer on a shutoff valve that is vibrating in the flow of the water. Another option is a noisy ball-cock. This is the fill valve, which may allow a vibration in the valve, not unlike the vibration when blowing a wind instrument. I have run into ball-cocks so loud that a next door neighbor could hear it. It can make noise throughout the house, so that you cannot localize its origin. A test that may prove this is to let the tank fill, then gently bob the float up and down to allow varying amounts of flow through the valve.

Q: I want to tile my shower floor. When I asked a contractor friend about it he replied no matter how good I flashed it, the shower would probably leak. It is on the second floor of my house which is relatively new. He says the house will settle and the tiling will crack. - Peter in Phuket

A: Maybe you keep your friend as a drinking buddy but find someone more qualified for the construction questions. As long as you do it correctly you should have very little chance of any problems from an upstairs shower. The proper way to waterproof a shower pan is have a qualified plumber install a thick rubber membrane called a pan liner, after the plumber has completed his work, a sand and cement pan can be poured. The purpose of the sand and cement is to protect the membrane, create slope to the drain, and give you a sound substrate to adhere tile to. Once the sand and cement has hardened for two days, install the tile. It may be a good idea to choose smaller tiles if you will drain it in the middle, as the slope will mean some additional cutting and adjusting of the tile joints.

Q: Where can I obtain free construction documents such as project scope, specifications and building/customer contracts? - Thank you. Greg

A: Hi Greg, with all due respect, this one baffles me on many levels. Let’s start by having me ask you when we can get months and years of free work from you? Maybe you enjoy working for free and not having your work be appreciated, if so give me a call, I have plenty for you to do. Most professionals prefer to be paid for their services. Seriously, architectural plans, specifications and construction management documents are created by professionals who have worked for years in their fields to gather the experience required to design, compose and assemble this documentation with safety, cleverness and thoughtful organization. In my case, I had nine years of University training before I could even qualify. Even if you could get a set of plans and construction documents for free, it would be downright stupid to try to use them without adapting the design to the site itself and the conditions of Phuket. Sorry to be so direct here but reading your email really floored me!

Q: Do you suggest that I secure a construction site of mine from the public? The local Thai kids seem to enjoy playing there. - Curious in Patong

A: Yes! Please do secure it, you might be saving the life of one of those children!! Construction sites are inherently dangerous places for children and adults as well. Sometimes I think that adults actually revert to being children when they enter a construction site. I remember years ago, I had designed a house on the beach on the east coast of the US and I was on-site doing an inspection when suddenly an older guy appeared on site, seemed confident of being there and the crew did not question him properly. He proceeded to climb up to the 3rd floor and crawl out on the roof. I began yelling at him to come down and it turned out, he just wanted to see the view of the ocean from up there. Unbelievable! Had he fallen from there with all the construction equipment and steel rebar, he surely would have been impaled on something.

Q: How does weather affect construction here in Phuket and around the world?
- Tom in Kamala

A: Dry, warm weather is optimal for construction for obvious reasons, but crews often work through harsh conditions in many parts of the world. Cold weather, rain, wind, and snow, however, do limit some construction activities, especially roadwork. Asphalt, for example, will not dry properly unless it is poured when temperatures are at least 40 degrees and rising, and concrete cannot set properly in rain although chemicals are used so concrete can be poured in cold conditions. It always makes me laugh when people think that construction cannot take place in the rain. How would a project in London ever get done if that was the case?

Q: Hi, I am doing some remodeling to my home and I would appreciate an answer to the following question. What is the maximum span for a 4 x 12(inches) beam. Thanks. - Larry in Phuket

A: Hi Larry. Unfortunately, the answer to this question is too complex to describe here. There are too many factors which are not specified in the question, such as load in pounds per linear foot, spacing of the 4 x12 joists, as well as grade and species of lumber. Most important however, is getting some professional advice with structural questions such as these. These are not things to be taken lightly and can be EXTREMELY dangerous unless you get the correct advice.

Q: Hello from Rawai. I was watching the fires caused by the riots in London and I do not understand this construction type, never having lived in these Northern climates. Do row houses share attics?
- Tone in Talang

A: Not if they are built correctly. All row house building codes state there has to be a fire wall in between each residence. This type of construction burns quite rapidly, due mainly to the wood construction and cavities in the buildings that act like flues in chimneys. Codes, therefore, call for firewalls to keep the fires from spreading to the adjoining building. Extreme heat and wind allow the fire to jump the firewall in many cases.

Q: Hi, thanks for your column, which I read each month the minute I pick up your magazine. Here is a technical question.Can you tell me the difference between torque and couple and moment? Thanks. - Mark in Laguna

A: Thanks for your comments. Torque is simply a turning effect produced on a body by a force. Mathematically it is force times perpendicular distance. Torque is used to measure couple. Couple is nothing but two sets of torque acting together and the whole effect is to rotate a body. Moment and torque are the same physical quantities. More technical than most questions but there you go.

Q: I have a set of plans for a building I am getting built. What do the abbreviations on building plans mean? Why can’t they make it simpler by spelling the full names out? - Bob in Patong

A: Bob, the amount of information on each plan is vast and if you did not abbreviate and leave obvious information off altogether or advance it to a complimentary drawing such as a section or detail, plans would be unreadable. Abbreviations are just one example of this.

Q: Hi, I have been watching builders next door and the slump test they do on concrete. Does the test measure the strength of the concrete? - Curious in Patong

A: Slump check does not measure strength. It measures workability which is a factor of the water content in the concrete. Workability is the ease with which concrete can be placed in position. The more water, the easier it will work! Problem becomes, too much water will increase the porosity making the concrete weak and susceptible to early degradation because contaminates are able to enter and commence corrosion of embedded steel. A concrete that is easy to work has a high water content, sometimes more than .40. This will be susceptible to shrinkage cracking due to rapid evaporation of the high water content. These cracks caused by rapid loss of water decrease compressive strength. Strength is a function of correct hydration, slow internal curing and careful design of a mix.

Q: My friends and I were discussing whether the housing in Japan that was destroyed by the earthquake and tsunami would have survived better if they had used brick in their construction. - Bill in Cape Yamu.

A: No, brick construction would not have reduced the scope of the disaster. Bricks are not very earthquake-tolerant, a slight sideways component to the movement and they fall down. Reinforced concrete is much more tolerant. One of the virtues of the ancient wood and paper Japanese buildings was that they are so light that they don’t do much harm when they fall. One of the disadvantages is that they burn very easily. Thanks for your interest.

Q: We have a new concrete slab on grade built for our warehouse. The surface is smooth and hard. The surface is beginning to dust or give off a fine white powder. What can we do without removing the slab or installing an expensive overlay? The dust is getting on the inventory and that must stop.
- Jan in Phuket Town

A: There are many causes for a concrete floor surface to dust. In this case the cause is not the concern. The solution is the immediate need. The best product for the immediate dust-proofing of the floor at your property is known as Seal Hard. Seal Hard is odor free and clear. You could apply the Seal Hard and open the floor up to traffic in the same day. The wise thing to do is a test panel on the worst area of the floor and watch for the dust free performance. You can then make an informed decision.

Q: What was the earliest use of Portland cement? - Ae in Phuket Town

A: You may not know it, but you made the answer much more simple than it would have been if you had asked about the history of “concrete.” That answer would have gone to the dawn of recorded history. However, my knowledge of Portland cement tells me the initial use was 1820. Portland cement was used in mortar as a replacement for lime. Masons became more experienced with Portland cement and began to make concrete out of the mixture of stone, mason sand, cement and water. Portland cement has increased in demand to become a construction industry material standard, most projects contain concrete or mortar made from Portland cement.

Q: We hired a local Phuket painter to paint the walls in our finished walk out basement. His van leaked black oil on our driveway. We called him back and asked him to clean it off. He hired a company to clean the concrete and their truck leaked more oil on the driveway. We asked them to stop cleaning our driveway and decided to clean it ourselves. What should we do?
- Jim in Surin

A: Hold back some of the money from the arrangement you made with the painter. I suspect you already thought of that! There are many products such as Citrex cleaner to remove the oil stains from your concrete. The process to try in my opinion, is scrape off any of the surface oil with a paddle scrapper. Next, sprinkle on Citrex liquid to cover the entire oil spot. Try to avoid spreading the oil stain. Let the Citrex dwell on the oil stain, for at least one hour.