Repairs, Etc.

We're now halfway through the process of making the house livable. The carport still isn't finished, but they've started on the other items on our to-do list:

A recent finding was that some of the exterior window frames, which are made of wood, have rotted and need to be replaced.

But since our contractor made a mistake with the polycarbonate roof, we've decided to compromise. We'll keep the lighter colored roof in exchange for four of the windows being repaired free of charge. We've also decided to have all the window frames replaced for a uniform look and we were thinking that it's just a matter of time before the others follow the rotted path.

Honestly, I would rather have the darker polycarbonate roof as it will give a little bit more shade. Earl, however, doesn't want to spend any more than we already have. Though maybe it was a good thing that they made a mistake since we're getting a discount on the window frames?

Supplier Ratings: Electrical Contractor

Supplier: Alecto General Technology Corporation
Price Tag: Php 118,000
Rating: 9/10 (10 being the highest)

Pros:
The lights are still working and nothing has exploded (yet) so dare I say it? I LOVED working with them! Note that they were not perfect but before I get ahead of myself, "they" refers to Tsino and Irwin who worked on the house and Eman their supervisor.

We gave them a key to the place and they just let themselves in because I was advised by the people from my office that I didn't need to look in on them as Alecto knows what they're doing.

So from what I did see, they were neat and they had pride in the work they did. They also got along well with the workers from Rabacon.

More importantly, they were all so easy to talk to. In Filipino there's an expression that goes "magaan dalhin" when describing someone - literally it means "light to carry." They did over and beyond the call of duty. Extra outlets? Not a problem. Change the location of the sockets again? Sure. Extra cost? None!

Now we can confidently plug in anything without fear or multiple extension cords.

In case you're wondering why we needed an electrician, you can read it here and here.

Cons:
So far no major ones and only a couple of very minor issues.

Since Alecto chipped at the walls and floors to embed and reroute wires, cement was needed to cover them all up again. This was included in the contract so technically we already paid for the restoration materials. But they used the cement provided by Rabacon instead. We didn't mind too much as they did not charge for all the extra work we asked them to do.

They also forgot to install one dimmer switch which Tsino rectified last week. Though in the greater scheme of things, this was not a problem.

Window Shopping: Existing Electrical Service Upgrade

The "Electrical Kit" we sent to suppliers contained the floor plan with notes on what we wanted done and where, the electrical plan and pictures of the panel board. It also contained the following information provided by Alecto:

SCOPE OF WORK

- Additional Power Load

1. Provide and install new 3 – 30Amp Circuit breakers at space of your existing panel.
2. Provide and install the 3/4" dia PVC conduit from panel board to additional ordinary convenience outlet, aircon, water heater and washing machine.
3. Provide and install new wires of 3 #3.5mm2 THHN for additional ordinary convenience outlets and washing machine.
4. Provide and install new wires of 2 #5.5mm2 and 1 #3.5mm2 THHN for additional load of water heater and aircon units.
5. If necessary we shall do the chipping and restoration works for layout as specified in the proposed location of additional loads.
6. Provide and install of wiring devices (convenience outlet), “National” brand to the proposed location of power outlets.
7. Provide and install additional loads for water heater and aircon units, “National” brand to the proposed location of power outlets.
8. Terminate, test and commission.

- Lighting System

1. Provide and install 3/4” dia PVC conduit including boxes and fitting for additional switches at specified locations.
2. Provide and pulling of 3.5mm2 THHN wire from existing lighting fixtures going to new switches.
3. Relocate and reuse existing lighting fixtures affected by the renovation works.
4. Provide and install additional 4 sets of dimmer switch to specified locations.
5. Provide and install additional 2 sets of 3-way switch with faceplate and 1 gang switch with faceplate.
6. Terminate, test and commission.

- Telephone Works

1. Provide and install 1/2" dia PVC conduit including boxes and for the new telephone outlet from existing telephone outlet.
2. Provide and pulling of telephone cable from existing outlet going to new telephone outlets.
3. Terminate, test and commission.

LIST OF MATERIALS NEEDED

- For Power System

A. 1. 5.5 mm2 THHN wire - 78 meters
2. 3.5 mm2 THHN wire - 162 meters

B. 1. 20 mm dia PVC pipe - 85 meters
2. Adaptor Connector - 100 pcs
3. Locknut & Bushing - 100 pcs
4. Junction box - 30 pcs
5. Utility box - 20 pcs

C. 1. Duplex convenience outlet, grounding type with face plate - 5 sets
2. Special outlet with face plate - 6 sets

D. 1. Circuit breaker 30AT, 100AT Koten brand - 3 pcs

- For Lighting System

A. 1. 3.5 mm2 THHN wire - 10 meters

B. 1. 20 mm dia PVC pipe and connectors - 20 meters
2. Adaptor Connector - 30 pcs
3. Locknut & Bushing - 30 pcs
4. Junction box - 5 pcs
5. Utility box - 10 pcs

C. 1. 3 – way switch with face plate - 2 pcs
2. Dimmer switch with face plate - 4 pcs
3. Single pole switch with face plate - 1 pc

- For Telephone

A. 1. 2 pair wire - 18 meters

B. 1. Modular jack with cover - 2 sets

C. 1. 15 mm dia PVC pipe and connectors - 19 meters

- Alecto General Technology Corporation

Office: 9694 Pililia corner Conception Sts., Makati City
Telephone Numbers: 890 2571, 890 2492, 890 3604, 895 5652
Email: alecto@mydestiny.net

Price: Php 118,000

Notes: Originally, their quote was for Php 121,230 so we asked for the option of getting the majority of the materials ourselves and just paying for labor which amounted to Php 85,000 (inclusive of miscellaneous items). A trip to Wilcon Builders' Depot showed that we would save Php 3300 if we purchased the materials. In the greater scheme of things, that's not much considering I would need to go on leave just to wait for the delivery so we decided it wasn't worth it.

As to the discount, that was courtesy of Patrick, my office mate mentioned in the last post, who talked to his contact at Alecto. So now, it's as though we're getting the materials at cost.

- Net Pacific, Inc.

Office: 3QA, ODC Bldg., 219 Salcedo St., Legaspi Village, Makati City
Telephone Numbers: 893 9306, 893 4953
Email: abbie@netpacific.net
Website: http://www.netpacific.net/

Price: Php 240,955

Notes: Their labor cost alone was Php 120,000. Enough said.

Electrical: Alecto General Technology Corporation

Those who have read this blog know the problems that led to our needing an electrical overhaul (which you can read here and here).

And I must say that I still feel really bad when I think about it - which is almost constantly unfortunately for those around me. I usually end up ranting about the situation and snapping at others at the drop of a hat!

But as someone mentioned in an email recently, I've got to move on so we can move in. Thus the search for an electrician.

Luckily, my desk at work is located in the same area as the facilities group so I asked Edwin, the facilities manager, for recommendations. He only gave me one name, Alecto, saying that out of all the big name electrical companies he has worked with, they are the only ones who have yet to fail. He likes their work so much that he also hired them when he built his house a couple of years ago.

We asked Alecto for a quote but it was a bit steep so I prodded Edwin to give me another recommendation. He hesitated before giving me the name of another company, Net Pacific, saying that he can't entirely vouch for them. I assured him that it was okay as I just want options.

Net Pacific's rate was double that of Alecto! Note that we sent the same information to both suppliers to make sure they would not give a quote for different items. Basically, when Alecto sent their bill of quantities and the scope of work, I just erased the figures and gave it to Net Pacific for them to fill in the blanks so to speak.

Still wanting more choices, I then asked Patrick, also from the facilities department, to give referrals and he too just gave Alecto's name stating that they're only one who's good.

I also inquired with others for suggestions - the people from the chat group, a few readers of this blog, but by then Earl had already made up his mind.

We are going with Alecto.

Short Circuit

As mentioned in the previous post, Electrical Shortage, the house cannot the support the electrical appliances we plan to install. Here's what Avida provided as copied from the panel board schedule located in the building plan:

Here's the computation made by Alecto General Technology Corporation based on what we actually need:

And here's the series of emails triggered by this discrepancy:

From: Nicole
Date: 2010/7/12
To: AVIDA Frolan, AVIDA Ellen

Hi Frolan & Ellen,

Please refer to the email below. According to people from Alecto, the house cannot accommodate the appliances we are planning to plug in:

1.) Water heater for the shower only (x2) - 3kW to 8kW (see website)
2.) Fridge - Whirlpool 21.8 cubic feet - 24 A / 615 W
3.) Washing machine - Whirlpool 10.5 K load - 5 A / 60 HZ
4.) Clothes dryer - Whirlpool 6 K load - 10 A
5.) ACU - split type 2HP - ground floor
6.) ACU - window type 0.75 HP - masters bedroom and the second largest bedroom

They also advised that if we are planning to add more electrical devices in the future (i.e. electrical pump), this will no longer be possible.

We would also like to know why there is only one electrical outlet in each bedroom and why is it located beside the door? Did the planners of Avida not account for what people use in their homes? ACU, night lamps, computers, printers, scanners, TVs, DVD players, etc?

--------------------

From: AVIDA Ellen T.
Date: Tue, Jul 20, 2010 at 5:56 PM
To: Nicole

Hi Ms. Nicole,

Thanks for the advice. With regard to your concerns, the Technical team would like to confirm that indeed the electrical design and load schedules presented in our plans are the standard offering of Avida and in accordance with the Electrical Code. Any upgrade or increase on load requirements outside our specifications shall be on the account of the buyer since electrical design/load schedules are patterned after our standard specs.

Further, the location of our electrical outlets, are based on the suggested floor plans designed by the team (as per brochure inserts).

Also, as verified on site, the rectification of your unit is currently on-going. Will keep you posted until punch lists are fully addressed. Kindly refer to the below update.

-------------------

From: Nicole
Date: Tue, Jul 20, 2010 at 6:40 PM
To: AVIDA Ellen, AVIDA Ruth

Hi Ellen,

Then we have a problem. Had we known that we would not have bought the house but your sales agent assured us that the appliances we planned to install are all possible. Take note that these are just the usual appliances that one buys for a house.

Also, why is the electrical load provided for the ref only 500W? According to Alecto, that's only good for a personal ref.

What kind of house only provides for a personal ref and basically nothing else?

What kind of house only has one electrical outlet per room and it's located by the door of all places? What do you do with the night lamp? Position it by the door?

This is NOT a quality home. Quality does not mean you have to spend extra just so that you can install a fridge. This is UTTERLY RIDICULOUS!!!!!

Also, what brochure inserts? Are they the ones given out to potential customers? Because trust me, it's not indicated there.

If we were to base it on your model unit, each room would have an outlet for the aircon.

Avida is very deceiving. It sells based on lies - A LOT of them.

I called up our sales agent Mich last night and told him to NEVER tell the customers that they can plug in basic appliances. I've also told him that he should also tell them that the waiting time for a house is over a year and that it will be subject to A LOT of repairs once done.

By the way, turnover means that it's ready for move-in. It's mid July and the house is still being repaired. So basically the house is not ready and is now 11 months LATE and counting.

--------------------

From: AVIDA Ellen
Date: Wed, Jul 21, 2010 at 6:19 PM
To: Nicole
Cc: AVIDA Christine

Hi Ms. Nicole,

You may introduce changes, improvements and/or upgrade in your unit but that is through the account of the buyer since your requirements are not within our specifications.

We have delivered a Patrice Standard unit to you as per commitment and disclosed specifications in our plans.

We’ve provided the options (such as Basic, Standard and Premium units) to cater to our buyers need.

Also, model units (both with I.D & non-I.D) were showcased on site to provide buyers better appreciation/ idea of the actual unit they purchase.

Pardon us if the specs on the Standard unit you purchased don’t meet your requirements, but it is our standard deliverable and is in conformance with the house building plan we have provided to our buyers.

--------------------

From: Nicole
Date: Wed, Jul 21, 2010 at 9:45 PM
To: "AVIDA Ellen, AVIDA Ruth

Yes but we were NEVER informed of what the actual electrical capacity was. We were just told it's ALL possible.

THE MODEL UNITS ALL HAVE EXTRA PLUGS - ISN'T THAT DECEIVING?!?!?!

You guys would not even give any of the plans in advance when we asked for it. You gave it after we paid for the house.

Your commitment is whatever your sales agents tell us is possible - especially since the specs given to us don't include anything about the electrical.

So I would suggest that you stop telling us that we knew in advance what came with the house because all we know is what the sales agent told us.

And as to delivering "a Patrice Standard unit to you as per commitment and disclosed specifications in our plans" - are misaligned walls and floors part of your specifications?

THE PROBLEM IS THAT YOU KEEP MAKING PROMISES AND BREAKING ALL OF THEM.

"Pardon us if the specs on the Standard unit you purchased don’t meet your requirements"

YOU'VE GOT TO BE KIDDING!!!!! THIS IS THE BIGGEST MISTAKE WE'VE EVER MADE AND NOT TO MENTION THE MOST EXPENSIVE ONE.

Oh, and the non-ID model unit - it had no walls. THERE WAS NEVER A NON-ID STANDARD MODEL UNIT FOR PATRICE. Don't you guys know that?

SO YOU SHOULD STOP WRITING AS THOUGH WE WERE AWARE OF EVERYTHING THAT CAME WITH THE HOUSE PRIOR TO PAYING FOR IT.

--------------------

I just received the quotation from Alecto on how much it would cost to add extra load and the outlets and their fee will be around Php 160,000. Now that is a little too rich for our blood but the facilities manager at work advised that of all the big name electrical engineering companies he has dealt with, only Alecto has not failed. So by my estimate, other not so well known companies will at least charge Php 100,000.

*Update: Alecto sent another quotation the following day. This time the total cost is Php 121,000. While the new price is better, it's still over Php 100,000.

Earl and I have a bit of money saved up but we were planning to use that for the contractor, the kitchen and if there's anything left over, maybe furniture. We were not planning to spend it on something that should have been provided for to begin with.

I also spoke with Ellen earlier today - despite the emails, I like to think that we're starting to get along. But I pointed out to her that before she sends out an email template, she should try to put herself in our shoes. We've just paid a lot of money for a dud.

I know of others who bought much larger houses at less than what we paid - with complete electrical load and sockets. Can someone remind me again why we decided to go with Avida? I'm starting to forget.

Ellen wants to set up a meeting with us and Noel (her boss). I asked her what good will that do? She said that Noel can make decisions regarding our house. If that's the case, why can't he make a decision now? But I agreed provided that the meeting will be on a Saturday and we can meet at the house.

This entire situation is extremely depressing and I don't think Avida understands the gravity of what their actions have done (starting from the sales agent) and what it is causing us - both mentally and financially.

Electrical Shortage

Literally.

It all started with the need for additional electrical outlets.

Second Level Power and Auxiliary Layout

The circles above mark the location of the electrical outlets on the second floor. Notice that the two other bedrooms have just one outlet which is located beside the door.

But before anything else, let me start from the beginning.

When we were talking to our sales agent, we asked him if the appliances we were planning to install (i.e. washing machine, dryer, water heaters for the two showers, side by side fridge, etc.) would be possible with the electrical load of the house. He said yes.

Now that the house has been turned over to us, we've discovered that there is only one electrical outlet in the other two bedrooms. Where do we plug the night lamps, computer, printer, air conditioner, etc? Are we supposed to stretch the cords across the room to where the door is?

But as it turns out, that's the least of our problems.

Initially, we inquired with Alecto General Technology Corporation (an electrical engineering company recommend by the facilities manager at work) how much it would cost to install additional outlets.

They asked for a copy of the Avida electrical plan, pictures of the panel board and a detailed list of the appliances we're planning to install:

1.) Water heater for the shower only (x2) - 3kW to 8kW (Alpha-LH-1000E)
2.) Fridge - Whirlpool 21.8 cubic feet - 24 A / 615 W
3.) Washing machine - Whirlpool 10.5 K load - 5 A / 60 HZ
4.) Clothes dryer - Whirlpool 6 K load - 10 A
5.) ACU - split type 2HP - ground floor
6.) ACU - window type 0.75 HP - masters bedroom and the second largest bedroom

After studying the Avida electrical plan, Alecto advised that the load of the house is only 60.6 amps (line current at 100% Demand Factor), while what we need for the electrical devices mentioned above is 95.34 amps (line current at 80% Demand Factor).

They also said that the electrical load for the fridge provided by Avida is 543W which is essentially good for just a PERSONAL REFRIGERATOR. The fridge we plan to install needs 5520W.

Basically, the house is SHORT by 34.74 amps. And if we plan to install a water pump with an electrical booster (or anything else for that matter) in the future, it will no longer be possible.

Avida's response to all this is that they can only provide what's in the plan and anything outside of that will be for us to install. They also told me that the neighbors have installed all sorts of things including electrical fences and there doesn't seem to be a problem.

To this Alecto explained that house fires are caused not by faulty wiring, but due to misuse of the owner. They explained that not all outlets are created equal (meaning you just can't plug in anything you like). And based on the breakdown given by Avida for the outlets, what Alecto is saying is true as each outlet has a specific capacity.

Just last week, Ellen from Avida was assuring me (yet again) that we will get a quality house. What kind of quality are they talking about if, to install basic appliances, we need to shell out a ton of money (minimum Php 80,000 according to Alecto) just so that we can actually plug in those devices and ensure we won't have an electrical shortage?

I have come to the conclusion that if you wish to purchase from Avida, just buy the lot and build the house yourselves. Because the house that Avida provides is not the kind where once finished, you can move in already. You will need to add and spend for many things just so that you can live in it.