Projects and Project Management

Over the years we saw the need to help clients turn the dream of renovating or building a property in to reality. We opened a second company to facilitate this, ”First Projects”. To date we have completed 37 projects!
Project Management, exactly what is it and what can we offer?
As the title suggests, ”Project Management”, the business of managing, that is, coordinating, supervising and controlling the entire project including all other parties such as architect, engineer, main contractor, subcontractors, etc.

Our (PM) Project Manager and Project Management Team will represent and protect your interests throughout the entire project term. We also act as a ”one point” contact and take on the responsibility for ensuring, amongst other things, that your requests are communicated and incorporated in the works.

We offer a single source of information regarding procedures, legalities and costs to enable you to see an overall view of involvement and expenditure before any commitment is made. If you have already bought a property from First Reality Estate Agent, then the issue of whether the property is actually suitable and zoned correctly for the envisaged project will have been dealt with by us in the course of selling the property to you in the first place. This might sound obvious but unfortunately many clients buy properties from ill informed agents and find to their dismay that what they have already bought is in a zone that is quite unsuitable. We would sincerely hope that any client that wants to buy from another agent consults with us or other project management company before signing any purchase contracts, this is simple but essential advice.

It is quite sensible then that any client considering a building project, large or small, would benefit from at least an initial consultation before venturing into the unknown, especially when language, local procedures, building regulations, customs and methods are very different to the rest of the world.
In a Nutshell
The project management team will help you with the following phases in the process:
Design and Specifications.
The first meeting between the client and our Project Management team will be to set out, in sketch form, the building to be constructed. Depending on the complexity and or the clients wishes an architect may not be required, the sketches can be given to a firm of engineers who will draw the first drafts of the design. It will be required at this stage to appoint a surveyor to prepare a topographical survey of the site and the PM will visit the site with the Architect and or Engineer to discuss the various aspects of the envisaged project.

At this first meeting, types and styles of finishings will be discussed, the pros and cons, costs, alternatives, etc, this would include, windows, central heating, kitchens, type of paint, tiles, etc, this is called the ”clients specifications list”, it is an exhaustive list but is not set in concrete at this stage and alterations can be made.
Plans and Drawings, 1st Phase.
The client will receive a first draft, this will be the floor layouts, elevations and implantation on the site plan. Additions, and alterations requested and suggested by the PM and client will be submitted.

Subsequent drafts will be presented, and subsequent alterations made until the client is 100% satisfied that the plans reflect exactly what is required.

The final plans (this is called the first phase) once approved by the client will be submitted to the council for approval.

When the first phase is approved by the council, the engineer is requested to prepare and submit the second phase plans, these include, but not limited to:
Plans and Drawings, 2nd Phase.
Project for steel reinforced, footings, foundational beams, columns, beams, slabs, roof structure.

Project for water, drains and sewerage.

Project for thermal and acoustic insulation

Project for electricity

Project for gas.

Project for telephone and television.

Project for health and safety.

Project for ventilation.

Project for rain water dispersion.

Project for land use.
Tender Document.
Once this second phase is under way and the client specifications list is agreed, the PM will draft a tender document in both English and Portuguese. It will incorporate all the plans of the first and second phases and the items as set out in the clients specifications list. Once finalised and approved by the client these identical tender documents with all associated drawings will be given to various building firms to quote upon.

The PM will accompany the client on site visits to each of the different builders to see work in progress and finished houses.
Quotations.
Quotes will invariably differ depending on various factors including how busy a contractor is, and size of company, location, etc. The most expensive is not always the best and the cheapest in the end not always the cheapest. We have tried and tested contractors, who depend on future recommendations from our company and therefore give realistic prices and excellent workmanship. In the interests of both ourselves and our clients we do try new contractors from time to time but only after exhaustive investigations into quality and successful interviews with owners. Naturally we would only entrust very small works to new contractors in the early stages of building the PM contractor relationship.
Building Costs.
Building costs vary due to the nature of the materials used, however a good yardstick for a new house would be between €800,00 and € 900,00 p/m², including IVA. Renovations can be considerably less depending upon what is required to be done. The price quoted is normally applicable to covered area construction of single story house. In case a property has a cellar or first floor figures could differ also depending on the type of terrain one is building on. It is important to note that these figures do not include the following:

• Architect or engineer.
• Building licences and insurance.
• Supplying water and electricity to the site.
• Heating and air conditioning systems.
• Kitchen and appliances
• Swimming pool and, pump room and paving.
• Terraces, walkways, patios, BBQ areas.
• Driveways.
• Landscaping, irrigation, garden lighting.
• Satellite or audio system.
• Legalising the property at the end with the various government departments.
• Project manager.
• Cost for legalising the property in the end with all the competent authorities.
• Obtaining habitation license and consequent taxes.
Building Contract.
Once the client has chosen the builder the PM will prepare the building contract, both in English and Portuguese. This will be checked and amended if required by the various parties and representatives, when approved, signed.
Work in Progress.

The first phase of construction starts with marking out and excavation, the final phase is concerned with sorting out any snags and obtaining the correct legal documentation for the property. In between we can have up to 24 months of construction for some of the larger contracts. Weekly site visits by the PM, sometimes more, are made, where all aspects of the construction are monitored. We report to the client with photographs, the progress with suggestions for any alterations or additions that may be needed. It is quite usual, but not essential that our clients accompany us on site visits from time to time to see for themselves the progress, and also choose, kitchens, tiling, bathrooms, etc.

Our PM will attend all site visits by the local inspectors, engineers, and sub contractors.

We will handle all stage payments on your behalf and keep records of all payments and receipts of your project.
At the end of the project you will have, the house that you wanted, built to exacting standards, at the price stipulated, with correct legal title but without the worry and responsibility that goes with this type of undertaking.
 
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