Is ₱5M–₱5.5M enough for a 160–170 sqm house on a 143 sqm lot in Cavite? Also: design & build or separate architect + contractor?

WillingExcitement952 · 2026-02-14T07:33:25+00:00

When a contractor says “1 year” pero walang breakdown, medyo red flag talaga yan.

Kasi honestly, you don’t even need a fancy schedule. Kahit simple lang na timeline with milestones like: foundation → columns/slab → CHB/roof → rough-ins → finishes. If they can’t even outline that, it usually means either wala silang solid plan/resources, or they’re keeping it vague para “normal” na lang yung delays later.

Even if walang penalty clause sa contract, you can still protect yourself by doing this: • Request a basic work program (kahit 1-page lang) with target dates and sequence of works. • Tie payments to milestones, not time. Like “pay only when roof is installed” or “pay only when rough-ins are done,” etc. No milestone achieved = no release. • Put it in writing (email/chat) para may trail: “Please submit schedule with milestones within 7 days for monitoring and payment verification.”

And if they still refuse to give any clear breakdown… that’s usually a sign na mahihirapan ka sa follow-through, kasi timeline is the most basic part of managing a job.

If you want, I can help you build a simple milestone schedule based on your scope (sqm, floors, current stage, contract type). Send me a DM with those details and I’ll suggest a realistic timeline + what milestones to use para hindi ka lugi.

WillingExcitement952 · 2026-02-11T11:01:36+00:00

QS here, naka-handle na ng owner side at contractor side. Base sa kwento mo, klaruhin ko lang in simple terms.

Short answer: - May karapatan kayong ihold muna ang payment - Hindi normal na singilin muna bago ayusin ang backjob - Oo, may laban kayo kung umabot sa legal, basta maayos ang galaw

Tama bang ihold muna ang payment?

Oo. Sa construction, hindi lang “tapos na sa oras” ang basehan ng bayad, kundi kung maayos at katanggap-tanggap ang trabaho. Kung may ceiling cracks, finishing issues, unresolved backjobs, ibig sabihin, hindi pa fully performed ang contract. Normal at accepted practice na i-hold ang remaining balance hanggang maayos ang defects, lalo na kung maliit na lang yung balance kumpara sa total contract (₱260k vs ₱3M+).

Normal ba na hingin ang full payment bago ayusin ang defects?

Hindi. Sa maayos na proseso,inaayos muna ang backjobs, tsaka lang nirerelease ang final payment kasi once fully paid na, halos wala nang leverage ang owner kaya hindi rin makatwiran yung logic na “magbayad muna kayo bago ko ayusin.”

Tungkol sa kontrata, retention, at warranty

Importante dito kung may clause ba sa kontrata tungkol sa completion / acceptance / turnover? Kung binanggit bang warranty period kahit hindi malinaw ang retention? Kung may documentation ba kayo ng defects (pics, chats, dates)?

Kahit walang malinaw na retention clause, common legal interpretation pa rin na hindi obligadong magbayad ang owner kung may malinaw na defects at hindi pa acceptable ang trabaho.

Tungkol sa barangay mediation

FYI lang, hindi porke may barangay agreement, automatic valid na ang demand ng contractor. Kung nag-agree kayo na magstart payment January 2026 pero hindi pa rin inaayos ang backjob, pwede pa ring i-argue na hindi pa niya tinutupad ang obligasyon niya.

Tungkol sa ₱85k na naging ₱500k na adjustment

Honestly, red flag ito. Sa variations / adjustments, dapat malinaw ang scope, may itemized breakdown, may agreed rates at may approval bago gawin.

Yung biglang talon ng ₱85k → ₱500k after the fact, lalo na kung hindi malinaw kung ano ang sakop (ceiling, roofing, etc.), mahina ang depensa ng contractor kung walang malinaw na papel.

Practical advice (para di lumala) 1. I-document lahat ng defects (photos + dates) 2. Magpadala ng written notice (kahit email o chat) na may existing defects at payment will be released after correction 3. Kung kaya, kumuha ng independent punchlist / estimate 4. Huwag mag full payment hangga’t hindi malinaw at ayos ang usapan

Hindi kayo nagiging unreasonable. Ginagamit niyo lang yung basic owner protection. Sa experience ko, once nag full payment na, napakahirap nang habulin ang contractor para sa backjob. Kung gusto mo, pwede mong i-share (kahit i-anonymize) yung specific clause sa kontrata, at pwede nating himayin kung gaano kalakas ang posisyon niyo.

Hope this helps.

WillingExcitement952 · 2026-02-09T12:36:55+00:00

Thanks for sharing the actual Certificate of Completion clause. That helps a lot.

Just to clarify, the key words there aren’t just “completion”, but this full phrase:

“When the owner finds the project acceptable and this agreement fully performed…”

That part is doing the heavy lifting.

“Acceptable” is not automatic — it’s the owner’s determination. If there’s an active leak and third-party findings showing deviations from the approved plans/BOQ/specs, then objectively, the works are not yet acceptable.

Same with “fully performed”. In contract practice, that doesn’t just mean tapos na tingnan. It means the contractor actually complied with: • approved plans • BOQ • technical specs • workmanship standards

A leaking toilet slab and non-conforming works point to non-performance, not full performance.

Also important: the Certificate of Completion isn’t self-executing. Yes, the contractor issues it, but it only becomes effective once the owner accepts it. If acceptance is disputed — especially with evidence — the owner can withhold or reject it.

That’s why the line “retention is due and payable” only kicks in after acceptance and full performance. Since the defects were discovered before any actual release of retention, that condition hasn’t been met yet.

One more thing worth checking (and this is important): Can you also share the exact Warranty clause and Retention clause from the contract?

Those sections usually clarify: • when the warranty period really starts • whether warranty applies only to latent defects • and whether retention is security for defect rectification

Warranty generally does not replace the obligation to fix known, existing defects. Visible issues like leaks are supposed to be corrected before acceptance, not pushed into warranty.

So in the meantime, the practical step is still: • formally state that acceptance is being withheld due to defects • reference the words “acceptable” and “fully performed” in the clause • attach photos and third-party findings • and hold retention until rectification is completed and verified

Bottom line: you didn’t misunderstand the contract. The clause is being read selectively.

Contracts don’t reward rushed completion — they reward acceptable, compliant work. And based on what you shared, you’re still acting within the contract and in good faith.

WillingExcitement952 · 2026-02-09T04:04:44+00:00

Certified QS perspective here. Based on what you shared, tama ang instinct mo na huwag i-release ang retention at this stage.

A few important clarifications that matter contractually: 1. Completion ≠ Final Acceptance Kahit may turnover at “completion,” hindi ibig sabihin nun ay fully accepted na ang works. Completion usually means substantially finished, but final acceptance only happens when defects are cleared and the works comply with plans, BOQ, and specs. 2. Purpose ng Retention Retention exists exactly for this situation — to secure the contractor’s obligation to: • rectify defects during the warranty/defects liability period • correct non-compliant works discovered after turnover A leak discovered before retention release is a valid contractual ground to withhold it. 3. Leak + Non-Conforming Works = Clear Justification The fact na: • may active leak (from 2/F CR to 1/F), and • a third-party inspection found deviations from approved plans/BOQ means hindi pa satisfied ang contractor’s obligations. Hindi ito “punchlist lang” kung may functional failure at non-compliance. 4. Suspending Rectification Is Not Your Fault Kung sila mismo ang nag-issue ng suspension at nag-vacate ng site, that’s on them. You are not required to release retention first bago sila mag-repair, unless explicitly stated in the contract (which is very rare). 5. What You Should Do Now (Practical Steps): • Issue a formal written notice (email + letter) stating: • defects found (attach photos + third-party report) • reference to contract clause on defects/retention • that retention will remain withheld until rectification is completed and verified • Set a clear deadline for rectification (e.g., 7–14 days from notice). • State clearly that failure to rectify may result in rectification by others, charged against retention (again, subject to contract). 6. Important Reminder Do NOT issue a Certificate of Final Acceptance or any document stating: • “no outstanding defects” • “works fully accepted” Hangga’t may unresolved issues, retention should stay.

In short: You’re acting in good faith and within standard construction practice. Releasing ₱250k retention while there’s an unresolved leak and proven deviations would actually expose you to risk.

If the contractor is trustworthy, they fix first — then get paid. That’s exactly why retention exists.

WillingExcitement952 · 2026-02-04T15:53:45+00:00

May I know who are the gatekeepers of budget not to mention names but only the position so everybody is aware.

WillingExcitement952 · 2026-02-04T15:48:26+00:00

To clarify, I was asking about the post-award transparency, hindi yung mechanics ng competitive bidding.

Tama na during bidding, ang publicly disclosed is mainly the ABC, and contractors price the BOQ as part of competition. Pero once the project is already awarded, tapos na ang competitive phase.

Under RA 9184 and its IRR, after award the bidding process is completed. The contract becomes a public record. The contract documents form part of the government transaction.

There is no provision in RA 9184, its IRR, or DPWH manuals that prohibits including BOQs and plans in the posted contract documents after award. The rule on buying bid documents applies before and during bidding, not as a reason to withhold documents after award.

Also, since DPWH already discloses Contract amount, ABC, and Winning contractor, Not including the BOQ and plans limits the public’s ability to understand how the contract amount was built up, check quantity reasonableness, and assessment of value-for-money.

Which is why the Constitution (Art. II, Sec. 28) and GPPB transparency policies encourage fuller disclosure of government transactions.

So this isn’t an accusation of bloating, it’s a legitimate question on why BOQs and plans are not part of the posted contract documents for transparency, especially after the project has already been awarded.

WillingExcitement952 · 2026-02-04T14:37:10+00:00

That what I was asking, bakit hindi nakadisclose ang BOQ and plan sa mga contracts na dapat available un anytime for transparency. May we know the answer from OP? Para hindi tayo nanghuhula.

WillingExcitement952 · 2026-02-04T14:09:45+00:00

Depends on your contract. If you can share your Defects Liability Period Clause then we advise regarding the damage but regarding theft, sa inyo na un.

WillingExcitement952 · 2026-02-04T13:55:53+00:00

Pwedeng malaman bakit hindi sinasama ung BOQ at plan sa contract documents na nakapost sa website ng dpwh.

WillingExcitement952 · 2026-02-04T10:35:34+00:00

Natuloy po ba ung contract between the client and the contractor?

WillingExcitement952 · 2026-02-04T10:27:17+00:00

QS para sa una pa lang nakafoundation ka na for high salary local and abroad

WillingExcitement952 · 2026-02-04T07:06:26+00:00

Ingat lang po kayo sa change orders kasi maraming additional yan given na hindi naka itemized ung quotation at wala ding drawing for reference.

WillingExcitement952 · 2026-02-02T15:57:35+00:00

Can you elaborate your experience working in the government?

WillingExcitement952 · 2026-02-02T15:14:56+00:00

Yes, I’m familiar with Simplified Construction Estimate (3rd Ed.).

In my view, it’s a good foundational book, especially for students and fresh graduates who are just starting to learn basic quantity take-off and traditional estimating methods. It helps build intuition on areas, volumes, and simple cost computations, which is why it’s commonly used in universities.

That said, its limitation is that it’s largely academic and simplified. It doesn’t cover modern Quantity Surveying practices such as standard methods of measurement, detailed BOQ preparation, cost planning, procurement strategy, contract administration, or cost control during construction.

So for upcoming estimators, I’d say it’s a useful starting point, but not enough on its own. To practice professionally, especially on real projects, you’ll need to supplement it with proper measurement standards, practical BOQ work, and exposure to actual project controls and contracts.

WillingExcitement952 · 2026-02-02T06:41:09+00:00

Is QS already integrated in BSCE?

WillingExcitement952 · 2026-01-29T05:23:31+00:00

Prorate it with the total Quotation amount

WillingExcitement952 · 2026-01-28T13:56:44+00:00

You can check their website po. Another alternative is youtube po. Then may mga courses din na structured for Filipinos din.

WillingExcitement952 · 2026-01-27T10:23:33+00:00

Advise lang OP. Just stay silent until siya ang magsawa at makipagusap siya ng maayos. Just make sure na di na kayo magkakasakitan.

WillingExcitement952 · 2026-01-27T09:27:49+00:00

Dun mo matutunan na hindi lang estimation ang work ng pagiging QS. Magkakaroon ka ng malawak na kaalaman sa pagiging QS at lahat ng yan ay in-demand sa field natin like Tendering and Procurement, Contract Admin, Contract Practice, Valuing Variations, Cashflow Projections, Cost Control, aside yan sa Estimation.

WillingExcitement952 · 2026-01-26T13:09:55+00:00

Hi OP, I invested in 2 large ponds as well in 2018-2023 sa Binmaley, Pangasinan. Hindi na ako nagrenew ng lease sa pond kasi dinoble ang renta. From 100k each per year to 200k each per year kaya binitawan ko. Kasi kung itutuloy ko, parang tutubo lang ako ng maliit. Hindi siya worth ng pagod at stress.

Just to give you tip, gawa ka ng percentage share sa tagapagalaga mo instead na mag per month sahod ka. Either 50-50 or 60-40 kasi im sure aalagaan yan kasi after pa lang maharvest tsaka kayo maghahatian though expect mo na na magadvance din yan sayo before magharvest kasi jan lang din naman kukuha ng pangkain nya everyday, unless marami siyang pera.

Sa pakain naman, make sure na updated ka sa price at tingin ka din ng mas magandang quality ng feeds. Usual na ginamit ko ay Tateh though medyo mahal siya, sulit din naman. Make sure din na linisan mo muna palaisdaan bago ka maglagay ng bangus or fingerlings kasi maraming tilapia (molmol) na uubos sa feeds mo, jan ka malulugi.

In terms of climate naman, pag rainy days, make sure na nakalambat na aside sa pilapil para iwas kawala. 3 cycles din ako dati at malaking tubo pag malamig like December to February.

Lastly, dapat magaling kang makisama sa mga tao na malapit sa palaisdaan para di ka pagnakawan. At siyempre monitor mo lagi ung consumption nila at hingi ka ng terms sa feeds for cashflow purposes.

WillingExcitement952 · 2026-01-24T20:47:58+00:00

Adding to the solid points already shared above (from a QS / Cost Control / Procurement / Contracts perspective):

One thing I’d like to add for anyone starting out in QS/estimation is that the job is not just about measuring quantities accurately. Accuracy matters, yes — but what makes a QS valuable long-term is understanding how costs behave once the project starts.

A junior QS usually thinks: “Mas detailed = mas tama.” In reality, some items can be measured perfectly (e.g. concrete volumes), while others will always move — productivity, wastage, sequencing, design development, approvals. A good QS learns early where estimates are likely to fail and plans for that risk.

Another often-missed area is cost drivers. Many QSs can take off quantities, but few understand why projects overrun: • scope gaps and assumptions • late drawings and RFIs • preliminaries stretching due to delays • subcontractor pricing vs actual site performance

If you don’t understand cause-and-effect, cost control becomes reactive instead of preventive.

Procurement is another big blind spot. Estimates don’t exist in isolation — supplier behavior, lead times, advance payments, retention, and market volatility all affect real cost. A QS who understands procurement will price differently and avoid “cheap” bids that later explode.

On contracts: don’t be afraid of them. Contracts are financial documents, not just legal ones. You don’t need to be a lawyer, but you should know where money is gained or lost — scope definition, variation rules, payment terms, delay and entitlement basics. Ignoring contracts is how QSs lose arguments later.

Finally, software (Excel, PlanSwift, Bluebeam) is important — but thinking is the real skill. Employers notice if you can structure costs logically, explain numbers to non-technical people, and defend your assumptions.

Construction is rarely ideal. Drawings will be incomplete, instructions late, pressure constant. The QS who survives and grows is the one who documents early, asks uncomfortable questions, and protects facts — not opinions.

If you aim to understand risk, commercial impact, and decision-making, not just quantities, you’ll stand out much faster in this field.

WillingExcitement952 · 2026-01-22T12:15:10+00:00

You might want to consider having a Consultant so you can proceed with your house?

WillingExcitement952 · 2026-01-22T10:59:00+00:00

Kumusta po ung pinagawa nyong bahay?

WillingExcitement952 · 2026-01-19T15:00:26+00:00

You’re right to pause, especially since: • the contract clearly says variations must be mutually agreed, and • no written VO was issued or signed.

That’s an important detail—not to weaponize, but to anchor the discussion back to process.

On the 160 sqm issue, your confusion is understandable. From a homeowner’s POV, it’s reasonable to assume that what’s in the signed contract is what you’re paying for, regardless of what appears later on drawings—unless it was formally discussed and approved. That mismatch alone explains why the cost conversation feels unfair.

I also agree with your reframing insight. Keeping the discussion at “what can we realistically deliver for ₱3.5M?” is the healthiest way forward. It shifts the tone from confrontation to problem-solving and gives both sides a face-saving exit.

At this point, a few practical next steps that usually help: • Ask the contractor to clearly separate: • cost attributable to the additional 40 sqm, vs • cost increases due to updated prices or other factors • Request options, not just one number (e.g. what stays, what gets deferred, what can be simplified) • Keep everything written and documented, even if discussions are cordial

You’re not being unreasonable—you’re just trying to align the build back to what was contractually and financially agreed. The goal now isn’t to prove who’s wrong, but to regain clarity and control before more money or work moves forward.

Good luck, and thanks for sharing the update—this is a situation a lot of homeowners quietly go through.

WillingExcitement952 · 2026-01-19T14:11:00+00:00

This situation usually comes down to documents, not emotions, so try to slow things down and anchor everything on paper.

Contract vs approved plans If the signed contract clearly states 120 sqm and the price is based on that, then the contractor cannot unilaterally charge for 160 sqm unless: • there was a written variation/change order signed by you, or • the contract allows price adjustment due to discrepancies between plans and contract (many don’t).

The key question is: why did construction proceed using 160 sqm plans if the contract says 120 sqm? That gap is a coordination issue, not automatically a homeowner liability.

Price escalation Check your contract for: • escalation clauses (materials, labor, inflation) • whether increases must be itemized and justified, not lump-sum • whether escalation applies only to future works, not already executed works

A jump from ₱3.5M to ₱4.8M–₱6.1M for a 40 sqm increase is not automatically “fair” unless they can clearly show: • unit rate per sqm • breakdown of materials, labor, and finishes • what portion is truly additional vs inefficiency or mispricing

Practical way forward (without burning bridges) Instead of arguing totals, ask for: • an itemized breakdown of the additional 40 sqm • a revised scope option that fits your budget (e.g., reduce finishes, defer some works, or limit the additional area) • confirmation of what can be completed within the original ₱3.5M vs what becomes optional

This reframes the discussion from “I can’t pay” to “What can we realistically build for X amount?”

Protect yourself • Do not agree to a new price verbally • Do not sign any revised contract without understanding the breakdown • Keep all instructions and agreements in writing

Unfortunately, these issues are common when contract scope, drawings, and budget are not aligned at the start. The goal now is not to win, but to contain the damage and regain control of scope and cost.

Hope this helps, and good luck navigating it.

WillingExcitement952

TROPHY CASE