Advice needed on new room

[ludo]

IB= Infinite baffle

Yes it's built in too, so not so simple to move. See http://www.avforums.co.za/index.php/topic,4011.0.html I listened to these and, for a while, was convinced that bass is actually important, not just a problem.

[KenMasters]

Picture to me is about 75% as important as sound. I'd like to see the Optoma HD20 projector in action...

The Optoma is really good value for money. There are two things you should look out for when you test it though.

You mentioned that your Samsung LCD performs poorly in low light conditions, I assume you are refering to it's black level performance? If so, just take note of the Optoma's black level performance, it's not the best out there. Something else to check for with this projector is rainbows, see if you notice any rainbow flashes when you dart your eyes across the screen.

[Enigma_2k4]

IB = infinite baffle (as previously advised by ludo). This is something I'd personally really really like to do but just don't have the space and bucks to do so unfortunately :-( I really suggest you check out that link.

I have an Optoma HD80 (quite a few models lower and older the the HD20) and still love it to death. I've never noticed any rainbow effect at all and have tried hard to see if I could. However, if I set the screen very big and sit close then I can get some screendoor effect but that's what tweaking and perfecting the setup is all about. If you want a dedicated movie room then this is probably one of the best ways to go. However, if you are a video nutcase (and want 100% color correctness etc) then you'd probably have to spend alot more to be happy. I think 99% of people out there (and probably even 90% of the nuts on this forum) would be more then happy with a HD20.

[xrapidx]

I'm actually not having much like with builders, they either come back with exorbitant costs (i.e. R120,000 to build the wall and make the new entrance to the kitchen - or don't come back at all

Really want to move my stuff already.

[xrapidx]

Back on track with a builder.

Is there anything I can do to the walls to keep the sound in the room (and not annoy the neighbours behind the fireplace wall)

[Rodney_gold]

Pad em - like in the lunatic asylums?
I would imagine a drywall standing off the main wall , the hollow filled with sound deadening material like they use in cars (or underfelt or think pink or whatever) would work - main problem is bass thudding. Dunno what that will do to your sonics tho. Of course aesthetics might be compromised too and it wont be cheap.

[xrapidx]

Hi guys

Building has started on some of this project...  anyone care to estimate what building a double brick wall marked in red will cost? This includes:
a.) Double brick wall with plug point on either side, and thick conduit for cables.
b.) Neatening up the tiles below the wall on both sides (I have spare tiles)
c.) Creating a new entrance into the kitchen from the dining room (currently its a serving counter, so it basically needs the bottom half of a wall knocked out) and remaining counter neated.
d.) Retro-fitting kitchen cupboards into new kitchen space until I redo the kitchen next year.
e.) Moving kitchen light switch to dining room from lounge.

Also - I plan on putting the AV equipment next to the wall thats being built - any comments on this?

Need an estimate as I have no idea if I'm being ripped off or not when it comes to this sort of work.

PIC:

[Stefan]

Calculate the amount of bricks that's needed and find out how much one costs. Looks like 4 square meters = about 500 bricks. I think a brick goes for R3 ea.  Bag of cement goes for R50-60. Maybe 3 bags needed and sand of course.
 Bricky charges R300-450/day. Same for the plastering. A helper/extra hand to mix cement etc: add another R100-150/day.
Looks like 2-4 days building work alone.
Then you'll need a carpenter and a person to 'fix' the tiles.

R6000 for everything I would guess, depending on the builder/contractor you use. This is just a guestimation though.

[xrapidx]

I was expecting around that - R6,000 - R8,000 -- first quote I got was R13,000.

[Rodney_gold]

I would also say in the R12-15k mark.
I have a great builder I have used many times in the past for stuff like that.
He charges R500 a day , his "boy" is R150 and he further charges R100 a day diesel
His 2 "builders" are R450 a day
You pay for materials.
He does all elec and plumbing and tiling/carpentry and is neat, on time , on site ,  doesnt make the build a nightmare , cleans site daily and does a very good job.
In CT tho.

[xrapidx]

My main concern is not getting ripped off  I got ripped off when buying this house in November - probably should have been more suspicious when it was freshly painted 

I mean if R13,000 seems fair - then I'm more than happy to pay it... but don't want to pay R13,000 for a R8,000 job.

[Rodney_gold]

With building , getting ripped off is par for the course. Especially with bakkie builders.
Get a detailed written quote - do not pay in advance - you pay for materials and have em delivered to YOUR site or collect em yourself.
I actually think this whole thing is gonna cost more to the 15k mark than the lower side - but when you build , whatever you think it's gonna cost, even with quotations , you can add 30-100% on top of that!!!
How were you ripped off in the house?
If there was fresh paint and it covered up a damp/structural problem , you have a very very good chance of suing the seller.
The voetstoets clause covers the seller of latent defects (those that cant be seen on a careful inspection) PROVIDED that they were unaware of the defect. A fresh coat of paint on damp or major cracks  means that the seller was VERY aware of the defect and covered it up - you can go after him with a good chance of success. Same with elec complaince cert  if he has skelemed this , you can go after the electrician and the seller.

[xrapidx]

Thanks - I've used this builder before, but last time I think he undercharged me by mistake - but finished the job anyway - now I'm just worried he might be trying to make his money back.

RE: House

Firstly, the sellers moved to Dubai, making any sort of recourse difficult and expensive.

Spot on - we moved in November, and when the rainy season started - we discovered roof leaks all over the show, buggering up cellings, walls - not too major, but I'd estimate at least R10,000 to repair properly. The one wall is completely soaked.

RE: Electrical - I've already gone after the transfer attornies - they provided me with a written letter stating they received the electrical certificate in September - when we moved in November, half the plugs didn't work, the lights kept popping, pool pump wasn't right, well pump kept shorting, etc... I then asked for a copy of the certificate from the transfer attornies as said in writting that they're in possession of it, they then replied that it was infact not issued as the seller did not have money for the repairs, and that they had retained money from the sale to do the repairs (this was the first I had heard of this), I'm convinced if I had not brought it up they would have kept the money. When I bought the house I made it quite clear I was VERY particular over my electronics and would have the electricals checked when I moved in - so why they tried this I have no idea. After my enquiry they sent the electrician out to do the repairs, I had to take two days off work as a contractor for this, so it cost me a decent amount of cash.

There were a number of other issues as well - I eventually took it up with the Cape Law Society, who could find no wrong doing by the attornies, even though in each response to the society the attorneys used a different excuse for not having the certificate when they said they did - they first blamed the seller, then they said the electrician did not have time (we signed offer to purchase in May, so from May to November the electrician didn't have time  ), they even went so far as to say they never sent me confirmation of receiving the certificate - which I forwarded to the Law Society... eventually the Law
Society said it was an honest mistake... which doesn't leave me with much respect or faith in, the Law Society.

The transfer attornies refused to even provide me with the sellers Dubai address, saying it wasn't their responsibility to do so, when I wanted to take action against the sellers for repairs which were not properly carried out regarding plumbing. Part of the offer to purchase was to repair the one bathroom ceiling which was rotten due to a leaking pipe - after moving in I discovered they had repaired the ceiling, but not the pipe directly above it, so it ruined the ceiling again - apparently I wasn't specific enough, I stated repair ceiling, not repair ceiling and leaking pipe - apparently it was unreasonable for me to expect them to do both at the same time... It ended up being an expensive procedure, because to get to the leaking pipe, you have to remove the ceiling again....

Anyway - going after the seller will be a costly experience - something I don't really have the time for, I'd rather spend the R10,000 to R20,000 on all the small issues now than fight for months while the house falls to pieces.

[Rodney_gold]

Well , with property you know you in for kak if you buy 2nd hand , there are always issues - and you are right - rather eat it than get into litigation over R20-30k as the only ppl that gain with this are the lawyers. Had this been a major issue , like a R200k repair , you would probably have a good case for going after the sellers.
The xferring attorney is actually appointed by the seller and should work in your interests - however their function is purely procedural and not as arbitrators etc - they cannot hold back monies at all once the whole registration/xfer is underway.
You have 3 years to claim for latent defects that are covered up - the biggest issue is to prove that the seller was aware of these latent defects...and that is REAL difficult.
Expecting the law society to come to your aid is like asking a great white shark to help you after a reef shark has bitten off your leg.

[xrapidx]

Yeh - I realised as much with the law society... they actually sent me a letter asking me if I had any response to them ruling in favour of the transfer attornies - I had no response.

Apparently for an attorney to send you something in writing saying they have an item in their possession - and then when it is requested two months later, saying they didn't receive it at all, and offer various excuses which were proven otherwise as to why - is not wrong doing.

Fortunately, it seems most of the issues are related to leaks in the roof - the joy of a flat roof I guess... but we're slowly coming right, I guess I was naive in thinking I wouldn't have issues after moving in.