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Re: Any good builder recommendations?

Postby Get Real! » Wed Feb 09, 2022 4:51 pm

I wouldn’t use the advice of Cyprus Forum fools to build a dollhouse let alone anything else… for we have the biggest congregation of AHRISTOUS I’ve ever come across! :lol:
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Re: Any good builder recommendations?

Postby repulsewarrior » Fri Feb 11, 2022 4:48 am

...if you are looking for a builder, first, find a home.

Finding such a building like the one you want, in terms of design, helps with the questions you may ask at the building permits dept; they may be helpful with all the history they can provide about it.

(...that would be my first step)

In any case, matching a builder to the building's requirements, architecturally speaking, invites better value; but that success comes from building a team, with their competing missions defining one aim.

With few words, find an Architect. Find the Architect that compliments your vision, who has experience with clients like you, who is also willing to adapt to your individual demands, who draws such Plans well.

And find a Project Manager if you want to secure yourself a step away from anyone's' demands, a path for bidding, approval(s), quality (control/assurance), and delivery.

...my fee is steep, but it might be fun to build something you may like, and i could be proud of; in any case someone on the ground counts.
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Re: Any good builder recommendations?

Postby Maximus » Fri Feb 11, 2022 1:56 pm

Paphitis wrote:

Our key issue is finding a good builder we can trust. That will be devcided u[pon on their track record.

But the project will be Australian managed. In other words, I'm going to have someone manageing the construction.

In addition, I am the fussiest person there is, and the person I will be sending over is even more fussier than me. He will run the show. And no corners will be cut.



Prepare yourself for a big headache.
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Re: Any good builder recommendations?

Postby Lordo » Fri Feb 11, 2022 10:49 pm

Paphitis wrote:
DT. wrote:
Paphitis wrote:
Pyrpolizer wrote:Actually the very first thing to do is employ someone to do market research for him.
Or else he will end up losing a few million...


Oh ffs! The development of it goes ahead, isn’t worth a few million. lol

At most, I could only lose a cool couple of hundred if things become a disaster, and only on paper if I was desperate to sell, which I won’t be.

I only want to build 4 villas at this point.

And I’ll be definitely keeping 1.

It’s not on the scale that will hurt me in any way.

You can do my research and let me know how much I will lose ok? The properties don’t even need to be marketed in Cyprus. They can be sold to people from NYC, where the money is among the diaspora. Likely it will be foreigners like Russians or diaspora Cypriots. These are not for the average Cypriot first home buyer.

My first point of contact is a reputable builder.

No point beating round the bush here. Builders arrange for planning and approvals. Plus they have done it a hundred times before. They know what to do to get approvals, who to see and which palms to grease, and they know all the building codes and practices and they often have in house engineers and architects or have their own they normally deal with.


not really mate. You need your architect to do all the permits and planning. And definitely don't go with an architect that's friendly with the builder or an in-house...you need your architect to check your builder.


We are going to have our own manager DT. A bit of a working holiday for them.

Our key issue is finding a good builder we can trust. That will be devcided u[pon on their track record.

We even have our own engineer (who is a father to the recent AO Doubles Tennis Champion) whom we have been dealing with for 8 years now. As for an architect, we also have our own, but his speciality is old style English and German characted architecture. Probably out of place in Cyprus is the only thing and also we are unfamiliar with the approval process and Cypriot Building standards and codes. So we need to consult with a Cypriot based engineer and architect as well.

But the project will be Australian managed. In other words, I'm going to have someone manageing the construction.

We will even import some materials such as Australian Bluescope Steel if we do not like the quality in Cyprus or it's Chinese steel. We won't touch it. I'm prepared to pay more for quality. And I'm not concerned with losing money as the land is owned by us and freehold and in a prominent location with see views.

We generally always over engineer anyway. It's not about just barely meeting our legal obligations.

In addition, I am the fussiest person there is, and the person I will be sending over is even more fussier than me. He will run the show. And no corners will be cut.

These houses will not be aimed at the general cypriot public. And it must be aesthetically pleasing. Fit out will be of the highest standard as well. So the houses will not be cheap. It's more likely that the houses will be pitched towards cashed up English retirees, maybe Russians or even Cypriots in the US and Australia. The Agents will likely be US based who do sell properties in Cyprus and Greece. The site location isn't conducive to the average Cypriot family. I do know what my target audience is. It's the English, Russians and the Diaspora. I would say Chinese too, but let's not go there. :lol:

In Australia, we have iur own in house Architect who is also a partner. Planning approvals are also handled in house. Interior design is also in house. Engineering is outsourced only.

Lets face it, you are full of shit. You are not going to do any building. You talk like a fuckin woman who runs her fingers on the furniture to see if it has been dusted properly. Construction is done under contract and the scope is created and controlled by the consulting engineer. If you do not even realise that much you got more chance of building a outhouse. Trust imish what bellara.
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Re: Any good builder recommendations?

Postby Maximus » Fri Feb 11, 2022 11:35 pm

You want to build 4 villas to sell and keep 1?

Why not just give the land to a developer, strike a deal where they build 4 villas and give you one?

Much less risk here.
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Re: Any good builder recommendations?

Postby Paphitis » Sat Feb 12, 2022 6:09 am

Maximus wrote:You want to build 4 villas to sell and keep 1?

Why not just give the land to a developer, strike a deal where they build 4 villas and give you one?

Much less risk here.


There are he3adaches in everything you do Max, not just when you are building. Even just keeping a job and answering to the man there is a headache.

The difference is though, when you work for the man, you won't make money. To make money, you need to invest, and build residual income, go into some kind of business. Life comfort, only comes to those who dare, and only those who dare actually win. You could also lose, and even become a bankrupt because in business, there is always an element of risk. The knife cuts both ways.

If I give the land to a developer, ill make some money. I'll end up with one villa, freehold. Developer makes the money. I've looked into it.

If I subcontract, then there is big bickies involved. I would prefer to manage it myself through another firm who will send a builder/project manager, who is also a Greek Speaker.

We will cover off on all the legalities, have contracts in place and we will be able to terminate it if we have to.

I don't think their is a lot of risk at all. It's one of the safest things to do because of the land. The risks are in the actual construction when things go wrong or the builder cuts corners or does a bad job. Ways around all that too. i'll have less control if I handed it to a developer and get screwed at the same time.
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Re: Any good builder recommendations?

Postby Paphitis » Sat Feb 12, 2022 6:20 am

Lordo wrote:
Paphitis wrote:
DT. wrote:
Paphitis wrote:
Pyrpolizer wrote:Actually the very first thing to do is employ someone to do market research for him.
Or else he will end up losing a few million...


Oh ffs! The development of it goes ahead, isn’t worth a few million. lol

At most, I could only lose a cool couple of hundred if things become a disaster, and only on paper if I was desperate to sell, which I won’t be.

I only want to build 4 villas at this point.

And I’ll be definitely keeping 1.

It’s not on the scale that will hurt me in any way.

You can do my research and let me know how much I will lose ok? The properties don’t even need to be marketed in Cyprus. They can be sold to people from NYC, where the money is among the diaspora. Likely it will be foreigners like Russians or diaspora Cypriots. These are not for the average Cypriot first home buyer.

My first point of contact is a reputable builder.

No point beating round the bush here. Builders arrange for planning and approvals. Plus they have done it a hundred times before. They know what to do to get approvals, who to see and which palms to grease, and they know all the building codes and practices and they often have in house engineers and architects or have their own they normally deal with.


not really mate. You need your architect to do all the permits and planning. And definitely don't go with an architect that's friendly with the builder or an in-house...you need your architect to check your builder.


We are going to have our own manager DT. A bit of a working holiday for them.

Our key issue is finding a good builder we can trust. That will be devcided u[pon on their track record.

We even have our own engineer (who is a father to the recent AO Doubles Tennis Champion) whom we have been dealing with for 8 years now. As for an architect, we also have our own, but his speciality is old style English and German characted architecture. Probably out of place in Cyprus is the only thing and also we are unfamiliar with the approval process and Cypriot Building standards and codes. So we need to consult with a Cypriot based engineer and architect as well.

But the project will be Australian managed. In other words, I'm going to have someone manageing the construction.

We will even import some materials such as Australian Bluescope Steel if we do not like the quality in Cyprus or it's Chinese steel. We won't touch it. I'm prepared to pay more for quality. And I'm not concerned with losing money as the land is owned by us and freehold and in a prominent location with see views.

We generally always over engineer anyway. It's not about just barely meeting our legal obligations.

In addition, I am the fussiest person there is, and the person I will be sending over is even more fussier than me. He will run the show. And no corners will be cut.

These houses will not be aimed at the general cypriot public. And it must be aesthetically pleasing. Fit out will be of the highest standard as well. So the houses will not be cheap. It's more likely that the houses will be pitched towards cashed up English retirees, maybe Russians or even Cypriots in the US and Australia. The Agents will likely be US based who do sell properties in Cyprus and Greece. The site location isn't conducive to the average Cypriot family. I do know what my target audience is. It's the English, Russians and the Diaspora. I would say Chinese too, but let's not go there. :lol:

In Australia, we have iur own in house Architect who is also a partner. Planning approvals are also handled in house. Interior design is also in house. Engineering is outsourced only.

Lets face it, you are full of shit. You are not going to do any building. You talk like a fuckin woman who runs her fingers on the furniture to see if it has been dusted properly. Construction is done under contract and the scope is created and controlled by the consulting engineer. If you do not even realise that much you got more chance of building a outhouse. Trust imish what bellara.


No it's not.

Yes construction is done under contract. It's called a HIA Contract. All the legalities are covered off in the contract including all the terms of engagement of the assigned builder as well as an Addendum covering all the construction stages, inspections and progress payments. Bingo bozo.

The engineer only does your engineering drawings. They do not oversee anything. The building project manager is the \guy that controls and manages the construction, not the engineer, And it's the building inspector who comes to site at each stage to cover off on the release of funds by making sure all the engineering specs are met or exceeded, and the construction is in accordance with town planning. The engineer can't control jack because he would only meet his building spec. Too bad if the engineering only calls for 3 foot footings when you want 7.5 foot footings. Too bad if you want to over engineer.

Builders get paid in arrears. If there are 6 stages, there are 6 progress payments. When stage 1 is complete, it's inspected by a building inspector against the Engineering Drawings and Town Planning Approvals. If stage 1 passes, and we are happy, we sign over the transfer of money. If it doesn't pass, the builder must make good. If they don't make good, they don't get paid. The builder only has a right to 40% of each stage upfront as an upfront payment but must complete each stage with 60% in arrears. This is another reason why you need to have a good and very solvent builder because the builder can be left with financing construction to rather large amounts of money before his progress payment is release. Builders have been known to go bankrupt, mainly because they were idiots and couldn't manage their cashflow but in such an event, the client is also in big trouble. Seen it all before.

Anything that falls out of the existing scoped up works becomes a variation. The builder has the right to demand money for any variations upfront + 40%

That's how it's done in Australia. That's what I will do in Cyprus.

And we have kicked trades off sites before and even went to court over it too, so I'm willing to get dirty if I have to.

We have some good builders in Australia who build great quality in Australia at a price. I'm looking for a builder like that, not just any tom dick or harry.

We also have bad builders too. I am sure the Cypriot building industry is similar.
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Re: Any good builder recommendations?

Postby Maximus » Sat Feb 12, 2022 9:54 am

Paphitis wrote:
Maximus wrote:You want to build 4 villas to sell and keep 1?

Why not just give the land to a developer, strike a deal where they build 4 villas and give you one?

Much less risk here.


There are he3adaches in everything you do Max, not just when you are building. Even just keeping a job and answering to the man there is a headache.

The difference is though, when you work for the man, you won't make money. To make money, you need to invest, and build residual income, go into some kind of business. Life comfort, only comes to those who dare, and only those who dare actually win. You could also lose, and even become a bankrupt because in business, there is always an element of risk. The knife cuts both ways.

If I give the land to a developer, ill make some money. I'll end up with one villa, freehold. Developer makes the money. I've looked into it.

If I subcontract, then there is big bickies involved. I would prefer to manage it myself through another firm who will send a builder/project manager, who is also a Greek Speaker.

We will cover off on all the legalities, have contracts in place and we will be able to terminate it if we have to.

I don't think their is a lot of risk at all. It's one of the safest things to do because of the land. The risks are in the actual construction when things go wrong or the builder cuts corners or does a bad job. Ways around all that too. i'll have less control if I handed it to a developer and get screwed at the same time.


I know there are headaches involved but that can be limited by having realistic expectations.

What is your objective; to build the houses in the style that you want or to build something that sells and makes money?

I appreciate top quality but given the choice of style, I prefer the modern looking, energy efficient minimalist concrete box.

Everyone has different preferences but what works well in one country wont work well in another. For instance wooden framed windows are a bad idea in Cyprus.
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Re: Any good builder recommendations?

Postby Paphitis » Sat Feb 12, 2022 10:31 am

Maximus wrote:
Paphitis wrote:
Maximus wrote:You want to build 4 villas to sell and keep 1?

Why not just give the land to a developer, strike a deal where they build 4 villas and give you one?

Much less risk here.


There are he3adaches in everything you do Max, not just when you are building. Even just keeping a job and answering to the man there is a headache.

The difference is though, when you work for the man, you won't make money. To make money, you need to invest, and build residual income, go into some kind of business. Life comfort, only comes to those who dare, and only those who dare actually win. You could also lose, and even become a bankrupt because in business, there is always an element of risk. The knife cuts both ways.

If I give the land to a developer, ill make some money. I'll end up with one villa, freehold. Developer makes the money. I've looked into it.

If I subcontract, then there is big bickies involved. I would prefer to manage it myself through another firm who will send a builder/project manager, who is also a Greek Speaker.

We will cover off on all the legalities, have contracts in place and we will be able to terminate it if we have to.

I don't think their is a lot of risk at all. It's one of the safest things to do because of the land. The risks are in the actual construction when things go wrong or the builder cuts corners or does a bad job. Ways around all that too. i'll have less control if I handed it to a developer and get screwed at the same time.


I know there are headaches involved but that can be limited by having realistic expectations.

What is your objective; to build the houses in the style that you want or to build something that sells and makes money?

I appreciate top quality but given the choice of style, I prefer the modern looking, energy efficient minimalist concrete box.

Everyone has different preferences but what works well in one country wont work well in another. For instance wooden framed windows are a bad idea in Cyprus.


The objective is money, experience in the Cyprus market and creativity and legacy.

We specialise in the lassis old article. Mainly because in Adelaide, we have bueatiful old homes especially in the older more established inner city and Eastern Suburbs. And we have become really good at it.

All our windows are wooden. Solid wood. Tall ceilings, ornate feet work, led light windows, and massive wall and ceiling ornate plaster moulds. Very old solid wood doors. It’s like a time warp belinging to the 19th Ventura RWY. It’s very pretty.

We would love to re create the old style Mediterranean stone cottage look actually but we have never done that before. We can easily do an old English or German style but Cyprus isn’t exactly England or Germany so out of place.

In Adelaide, the entire Eastern Suburbs is English. The Adelaide Hills and surrounds is German. So if you build in Hahndork a nice German cottage, it’s like you are in Germany. Can’t get away with it in Cyprus I don’t think.

As for the mod cons, we will not be sparing any cost. The houses will be smart homes with integrated built in sound systems, green solar generation, automatic lights, security systems, ducted heating and cooling, irrigation Italian designer bathrooms, French provincial kitchens, en-suites and so on and so on.

I like old character homes. Modern houses age but old character is timeless.

But also the other reason is I have the land and need to put it to good use. Exploit what I have for what it’s worth. Humus talk the normal stuff in this materialistic, fake and capitalist world. It all comes down to the bottom line. The bigger the figure, the better.
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Re: Any good builder recommendations?

Postby Lordo » Sat Feb 12, 2022 10:58 am

lets face it you were born an idiot and you will die an idiot.

The fact that you are oblivious to the fact that there is Construction and Consultant engineers and what their functions are in a build shows just how stupid you are. You don't need an architect, all they are good for is what curtains to hang and what colour walls go with your curtains.

Even if you were building a extension if more than 50,000 k is involved you will need both engineers.

But why am I wasting my fuckin time with you when I know very well you are full of shit. back to the outback and kangaroo shagging me lad.

I have a cousin who bought a café. He wanted to refurbish it and I advised him what to do. He just ignored it because he was going to use his cousin who was a builder and he trusted him. ABout a third of the way in he agreed to pay the rest of the money to his cousin and he did not see him again on the sight.

Stupid people will always be stupid.
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