PREFACE

This book is published and made to design a four-storey

commercial and residential building.
This material represents basic or general principles, spatial
relationships and design criteria for building such as this
commercial and residential building.
The objective of this book is to study and to assist in the
preparation of preliminary design and to help in developing this
type of building programs and does not suggest the final
aesthetics expression of this particular building type.
This book help future architects to meet the emerging
challenges that is facing the designers and the entire design
profession.

TABLE OF CONTENTS:
CHAPTER 1

Perspective

CHAPTER 2

General Specification
Material Specification
Detailed Specification

CHAPTER 3

Estimates

CHAPTER 4

(PHOTOCOPY OF WORKING DRAWINGS)

Location Map
Vicinity Map
Site Development Plan
Floor Plans
Elevations
Sections
Schedule Of Doors And Windows
Reflected Ceiling Plans
Wall Curtain Details
Kitchen And Toilet And Bath Details
Stair Details
Fire Exit Details
Foundation Plans
Framing Plans
Detail Of Footings
Detail Of Schedule Beams
Detail Of Slabs
Detail Of Trusses
Electrical
Lighting Lay-Out
Power Lay-Out
Plumbing
Water Line Lay-Out
Sanitary Lay-Out

PROJECT

LOCATION :
OWNER

DESIGNER :
DATE

:
SPECIFICATIONS

GENERAL CONDITIONS:
a. All work to be done shall conform to the standard and accepted
construction practice and workmanship.
b. All materials to be used shall be of good quality and approved by
the owner.
c. Any changes made on the finishing works shall be the discretion of
the owner.
d. Changes and alteration on the plans shall be in consultation with
the architect with the approval of the owner.
e. Clearing of debris and other waste materials during the construction
period shall be cleared by the contractor.
f. The loading of waste materials to be disposed out of the project site
shall be loaded by the contractor and such hauling cost shall be at
the expense of the owner.
I.
SITE PREPARATIONS
a. Staking out of the building and establishment of the lines and
grades with reference on the condition of the site.
b. Staking out of accurately the building lines and erect batter boards
and reference marks in such place where they will not be disturb
during the construction of the foundation works.
c. Structural excavations shall be at a depth indicating bearing values
before pouring of concrete. Remove all old foundation footings that
will disturb the setting of column footings.
d. Filling and backfilling shall be done after forms have been removed
from the foundation wall and when is hard enough to resist the
pressure resulting from the backfilling and fill. All the filling
materials shall be placed in layers not exceeding six inches in
thickness each layer being thoroughly compacted and rammed by
wetting, tamping, and rolling.
II.
EXCAVATION
a. Excavation of basement shall be to lines, levels and dimensions
indicated on the drawings, or instructed by the Design Professional.
b. The trade contractor shall carry out excavation works in any type of
soil met with during the course of excavation, whether earth, clay,

c.

d.

e.

f.

g.

h.

gravel, sand, conglomerates, boulders, solid rock or any other

material to any depth, as shown on the drawings or as directed by
the design professional.
Where excavation works are carried out by the power excavating
equipment such as mini power shovel and mini back-holes, jack
hammers, power drills, or any other equipment which the trade
contractor may propose to use, sufficient depth shall be left
unexcavated to enable the exact depth required to be obtained by
the hand excavation.
The use of explosives on the site is forbidden. The trade contractor
will not be permitted or allowed to use any explosive of whatever
type or size.
The trade contractor shall keep the area around excavation of the
basement clear for a distance of one meter in all directions until
concrete is placed and set.
The contractor is responsible on the type and nature of soil to be
excavated; also he is to use any equipment, including dewatering
equipment, to carry out the work required by this contractor.
Chemical grout membrane, water proofing system under basement
slab shall include the following:
i.
Polythene membrane
a. A layer of clear polythene membrane gauge 1000 ( .
25mm thick ) lapped 200mm at joints and tapped with a
waterproofing tape laid on lean concrete.
ii.
Porous layer
a. 40mm layer of 10mm to 30mm graded aggregate as
porous layer.
iii.
Protective layer
a. 20mm thick 1:5 cement and sand, screened rendered
over the porous layer. The reinforcement concrete
basement slab will only be cast after the waterproofing
specialist has installed grout vent formers for later
pumping of chemical cement grout through these vents
into the porous layer below the slab. The grout is to
comply with the following minimum specifications:
1. Minimum compressive strength :
40 N/
mm
2. Permeability coefficient
:
K=
1x 10
Waterproofing to internal surfaces of RC walls, lift pits and water
tank shall be AQUASHIELD waterproofing system or equivalent of
a type and design approved by the engineer. The waterproofing
system shall be installed by manufacturer agent approved by the
engineer and strictly in accordance with the specifications and

manufacturers instructions. The AQUASHIELD slurry coatings shall

be applied with the stiff masonry brush or stiff broom, and work into
every irregularity of the surfaces. Four coat of AQUASHIELD PLUS
shall be applied to the prepared surface at a coverage rate of
1.00m at two coats.
i. The contractor shall provide the engineer / relevant approving
authority method statement together with comprehensive shop
drawings showing all details and procedures of construction for the
relevant parts of the works in a timely sequence. Details to be
submitted shall include but no limited to the followings:
i.
Surface penetration
ii.
Construction sequence and coverage by each stage
of works
iii.
Equipment used
iv.
Grouting pressure applied and its procedures
v.
Comer details
j. All joints in the basement wall / retaining wall and basement slabs
are to be provided with the minimum 250mm wide heavy duty PVC
watershop. Installation of waterstops shall be strictly in accordance
with the manufacturers instructions and to the satisfaction of the
Engineer. The material for PVC waterstop shall conform to the
following requirements:
i.
FORM: Extruded thermoplastic sections
ii.
Solids content: 100%
iii.
Tensile Properties: 14.0 MN/m minimum
iv.
Elongation at break: 300% minimum
v.
Softness: To BS 2782 at 25C
k. All joints are to be well- cleaned, and the surface layers are to be
hacked or bush hammered away until sound concrete is reached.
The horizontal joints in walls are to be covered with 50mm thick
layer of sand/ cement grout in the proportion of 1 part cement to 1
part concreting sand, at the start or next concreting.
l. Horizontal joints will be permitted in basement slab unless approved
by the engineer.
m. The contractor is required to carry out the epoxy grouting of all
construction joints (by grouting specialist) irrespective of whether
they leak or not in order to ensure lasting water tightness. The
layout of the grout holes to construction joints together with
comprehensive shop drawings showing all details and procedures
for the proposed grouting works are to be submitted to the Engineer
for approval.
III. SITE DRAINAGE

a. Septic Tank shall be provided at a location approved by the owner.

b. Drain canals shall be provided along the perimeter of the structure
connected to the municipal drainage system.
c. The contractor shall restore any canal affected during the
construction.
IV. CONCRETE AND MASONRY WORKS
a. Concrete masonry walls shall be 4 and 6 concrete hollow blocks
with 10mm vertical bars at .60 meters on centers and 10mm
horizontal bars spaced at every 3 layers of concrete hallow blocks.
b. Structural works such as columns, foundation, beams, suspended
slabs shall have the standard reinforcing bars in this proper location
as specified in the plans with the proper mixture of concrete with
the following proportions:
a. Class A.. Columns, suspended slabs and beams
b. Class B.. Column footings, wall footings and slab on fill
c. Class C.. Path walks, others
c. Curing for all concrete works shall be moist cured for a period not
less than seven days of approved method applicable to local
conditions.
d. Removal of forms shall be done in a manner that will prevent
damage to concrete. Forms shall not be removed without the
approval of the construction supervisor.
V. FINISHING MASONRY
a. Interior and exterior wall shall be plain cement finish otherwise
specified by the owner a rough surface shall be provided for the
other purposes.
b. Non-skid floor tiles shall be installed along flooring otherwise a
rough surface shall be provided along areas specified by the owner.
c. Toilet and bath shall be complete with tiles up to 1.50 meters
height.
VI. TILE WORKS
a. Granite
All granites must be carefully selected from the best quarry
beds, and utmost care must be exercised to ensure that
the maximum amount of adjacent granite matches
accurately. All stone shall be free from cracks, holes,
scratches and other blemishes. No stooping will be
allowed.

All stones shall be of the highest quality, durable with

resistance to atmospheric agents and shall pass, all the
strength test (comprehensive strength) and shall have
adequate tensile strength.
b. Glazed Tile and Glossy Tile
These tiles shall be used for; the interior surfaces of toilets,
and be square in shape.
Installation:
1. Apply setting beds for tile directly to moistened
concrete, concrete block, Portland cement plaster
other bases, setting beds shall be composed by
the volume of one part Portland cement, to one
half part hydrated lime to four parts dry sand,
mixed with minimum amount of water necessary
to produce a workable mass.
2. Joints shall be straight, level, perpendicular, and
of even width. Each tile shall be brought to a true
level plane surface by uniformly applied pressure
under a straight edge. Tiles that are improperly
placed shall be removed and rest. Damaged or
defective tile shall be replaced.
3. Grouting:
Immediately after a suitable area of tile set,
grout joints full with plastic mix of neat, white
Portland cement. If desired, the contractor may
add fine, white grouting sand up to an amount
actual in the volume to the Portland cement.
4. Cleaning:
After grout is thoroughly set, sponge and wash
tile thoroughly diagonally across joints and
polish with the clean dry cloths. Acid cleaners
not allowed.
5. Curing:
Keep joints continuously damp for a period of
at least 72 hours after applying grout.
VII. DOORS AND WINDOWS
a. Interior doors shall be flush, paneled, PVC and glass door type.
b. All doors shall be properly installed provided with the hinges and
door locks as specified.
c. Windows shall be casement, awning, and curtain wall type.

d. Glass and glazing shall be glazed on the outside.

e. Prior to fabrication of doors and windows the plans shall be the
basis for dimensions.
VIII. THERMAL PROTECTION WORKS
a. Fabrication of steel roof framing complete with anchorage, purlins,
tension rods, sag rods and others.
b. Installation of roofing sheets and applications of anti-rust paint.
c. Polycarbonate roofing sheets shall be installed.
d. The plan shall be the basis of measurement prior to fabrication.

IX. CARPENTRY WORKS

a. All wood to be used shall be the approved type and quality of their
respective kind for various part of the scope of work.
b. Wood shall be well seasoned thoroughly dry and free from saps,
unsound knots and other imperfections impairing its strength,
durability and appearance.
c. Fabrication of doorjambs and panels shall be part of the scope of
works.
d. Ceiling on all floors shall be thick marine plywood.
X. PLUMBING WORKS
a. Grades of horizontal pipes shall run in perfect alignment and at form
grade of not less than 2% of the length.
b. Change in direction shall be made by appropriate use of 45 degree
wye. When the change of flow is horizontal and vertical a single
in. bend combination maybe use on the vertical stack or long short
quarter bends maybe used on the waste line tee or crosses shall
only be used as vent pipes.
c. Double hub or tee branch shall be prohibited in the horizontal soil or
waste pipes, the drilling ad use of tape in the house drain, waste or
vent pipe shall likewise be prohibited.
d. Clean Outs are required on the following conditions:
1. Every change of direction exceeding 22.5 feet on horizontal
pipes.
2. 1.50 meters inside the property line before drainage
connection.
3. Every 15.00 meters of horizontal run of pipes
4. At the end of every horizontal run of pipes.

e. Digestive chamber of septic tank shall be water proof

f. Not less than .30 meters of air space must be left between the tap
of the sewerage under part of the septic tank roof.
g. No septic tank shall be constructed under the building.
h. All fixtures to be installed shall be of Philippine standard.
i. All plumbing works shall be done under the direct supervision of a
licensed or master plumber.
XI. ELECTRICAL WORKS
a. All works shall be done under the direct supervision of a
registered electrical engineer.
b. Electrical works and materials shall conform to the rules and
regulations of the Local Electrical Company (CAGELCO) and
the National Electrical Code.
c. The minimum wire to be used shall be #12 otherwise
specified in plan.
d. Lightings and convenience outlets shall follow the plan layout.
Unless specified by the owner for specific use and purposes.
e. All switches and convenience outlet shall be national jumbo
type or its equivalent.
f. Type of wiring shall be concealed in PVC pipes or its
equivalent with the convenient size as to the number of wires
embedded to the concrete and masonry walls.
XII. PAINTING WORKS
a. Description of work
This specification section covers the surface preparation,
material, manufacture, delivery and application of painting. All
paints shall be of first quality and/or standard products of
reputable manufacturers.
b. Surface Preparation
a. Surface preparation for concrete, mortar, plaster unless
otherwise specifically instructed in the specifications, the
following procedures for preparation shall be adopted.
b. Surface shall be sufficiently dried before painting.
c. Dirt, dust and foreign matter shall be removed with care
not to the damage the surface.
d. Interior mortar and plaster surfaces shall first be painted
with emulsion sealer and then putty shall be applied to
remedy the irregularities of surfaces, such as hair cracks,

minute holes, etc. and immediately after application,

excessive putty shall be skimmed off with a wooden or iron
spatula, when the putty dries, the puttied surfaces shall be
sanded with sandpaper prior to a paint application.
e. Exterior mortar surfaces shall first receive cement filler or
the like with brush or their hair cracks, minute holes, etc.,
then the remedied surfaces shall be sanded with
sandpaper followed by applications of solvent based sealer
or that approved by the Architect.
f. Regarding the exterior concrete, major irregularities of the
surfaces shall be corrected by filling the crevices, holes,
etc. with cement filler or the like. The filler shall be applied
with wooden or iron spatula as smoothly as possible. When
the filler dries, solvent based sealer or that approved by
the Engineer shall be applied before painting.
g. Surface preparation for wood
Wooden naps, dirt and foreign matter shall be removed by
sandpaper with care hot to be damage the material.
XIII. Others
a. Anti anay shall be applied to wood prior to installation.
b. Foundation works shall be treated with anti anay.
c. All paintings shall be painted prior to fabrication.

---NOTHING FOLLOWS---

MATERIAL SPECIFICATION
I.

GENERAL INFORMATION
a. The contractor shall submit material and finish samples for
architects approval prior to final installation and/or application.
b. List of all drawings: Perspective, site development plan, vicinity
map, floor plans, elevations, sections, sections, schedule of doors
and windows, reflected ceiling plan, floor framing plans, roof
plans and details, plumbing layout; Specifications: material and
construction specifications; legal documents.

II.

LEGAL RESPONSIBILITIES FOR CONTRACTOR

a. The contractors duty is to construct the project according to the
designers plans and specifications, within the time and price
specified in the contract. This should be done without sacrificing
either the quality of the work or the safety of the workers. The
contractor has complete responsibility for achieving the quality
level required in the documents, and for safety. The contractor
may also be involved in the training of the owners personnel in
the operation of the building systems and may provide some
maintenance after construction is complete.
b. It is important to note that the contractors obligation is to satisfy
the minimum requirements of the drawings and specifications. In
the bidding process, the owner asks for the lowest for the lowest
possible price to perform only those things that are absolutely

required by the drawing and specifications. Thus, the contractor

obligated to satisfy those minimum requirements following the
National Building Codes. Of course, the owner is always free to
require additional performance by change order.
c. In the design/ bid/ build method, the general contractor has a
contract only with the owner. The contractor has no contract with
the designer. The general contractors responsibility is to comply
with the requirements of the contract with the owner.
III.

LEGAL RESPONSIBILITIES FOR HOME OWNERS

a. The owners failure to understand and perform his duties can
seriously affect a project.
b. The owner must clearly state the project objectives, develop a
master schedule, and prepare a budget. Many things must be
considered including space requirements, adjacency of functions,
expendability, constraints, and equipment.
c. It is the owners responsibility to have the property surveyed to
identify setbacks, easements, boundaries, and elevations. In
addition the owner must have the site tested and certified for
contaminates. Geotechnical borings are required to determine
the structural and drainage capabilities of the soil.
d. The owner needs not only a design/build general contractor, but
also consultants for accounting, legal and insurance
requirements for the project. Engineers are usually selected by,
and work for, the designer. Once these consultants are selected,
the owner must negotiate contracts with each of them.
e. With the last formal review of plans and specifications, the owner
needs to have a professional cost estimate prepared to ascertain
whether the proposed design will be within the original budget.
f. The owner must be able to pay for the work and make sure the
proper insurance coverages are in place before construction
begins.

g. The owner must finalize the scope of the work for each cost
allowance and provide a change order to the contractor
reconciling each allowance as quickly as possible.
h. The owner is responsible to insure that the contractor has a
safety plan in place st the site.
i. In order to protect himself and to protect his rights under the
contractors bonds, the owner must have a program that
enables him to insure that all subcontractors and suppliers are
being paid in a timely manner by the contractor.
IV.

EARTHWORK
a. Location: Luna street corner Mabini street, Tuguegarao City,
Cagayan
b. Clearing of lot: Site clearing shall consist of clearing, grubbing,
stripping topsoil, backfill, dumping and etc. The work shall also
include the demolition and disposal of structures as directed by
the Architect.
c. Preparation of ground for Excavation
All excavation shall be carried out to the required lengths,
breadths, depths, inclinations and curvatures as required
for the construction of the permanent works, in whatever
material that may be found.

V.

CONCRETE AND CEMENT WORK

a. Foundation sizes: footing (2.50m width x 2.50m length x .40m
depth)
b. Concrete and mortar mix: class AA, A, B, C for concrete
proportion using Rizal Portland Super for cement, river sand, and
course aggregates with a nominal size of 14 or 10 mm diameter.
c. Curing the concrete: A Quality curing and sealing compound will
allow the concrete to continue in strength gain beyond 28 days.
d. Reinforced steel bars:

For beams and Columns: 25mm dia. X 9m; 25mm dia. X 7.5m;
25mm dia. X 6m; 20mm dia. X 9.0m; 20mm dia. X 7.5m; 20mm
dia. X 6.0m
For Stirrups and Matting for Columns: 10mm dia. X 6.0m
For Wall and Column Footings: 20mm dia. X 7.5m; 20mm dia. X
6.0m
For floor slabs: 12mm dia. X 7.5m; 12mm dia. X 6.0m
For stairs and ramps: 12mm dia. 6.0m
For septic vault and catch basin: 10mm dia. X 6.0m; 12mm dia. X
7.50m; 12mm dia. X 6.0m
VI.

CARPENTRY
a. Wood grades: Narra; for doors
b. Construction members: 2x3x8; 2x2x10; 2x2x6; 2x2x8;
3x4x10;
2x2x12;
3x4x12;
2x2x14;
3x4x8;
20x2x2; 24x2x2; 8x2x2; 14x2x2; 8x2x5; Moulding:
12 long
Marine plywood for temporary facilities, forms and scaffolds and
for ceiling works: and 1/2
c. Nails: 1 CWN and 3 CWN for ceiling works; 3CWN, 1.5 CWN,
4CWN for beams;
3 1/2 CWN, 1 CWN for temporary
facilities.

VII.

FLOORS
a. Concrete slab; refer on the working drawings.
b. Floor Covering: Granite tile, Ceramic tile; China brand.

VIII.

ROOFING
a. Long span metal roofing and accessories, Ga. 24 pre-painted,
pre-formed, R-Span Apo STEEL Brand or Tri-wave JACINTO Brand.

IX.

SHEET METAL
a. Tubular canopy; 6m-2x6 for railings and balusters; 6m-2x6
for fire exit

X.

DOORS AND WINDOWS

a. Door: PVC, Narra panelled Door, and glass door with thick
glass providing 3 loose pin hinges, Stanley cylinder lockset
with dead bolt, Stanley cylinder lockset with handle and 3 1/2
double swing hinges. Refer to Schedule of doors.
b. Windows: Powder coated aluminum and steel frame with 1/8
thick glass. Refer to the Schedule of windows.
XI.

Electrical
a. Outlet:
Aircon outet: White, Royu.
2 gang Convenience outlet: White, Royu.
Weatherproof outlet: Whute, Royu.
Refer on the drawings for location.
b. Switches:
1 gang switch: MR501, white, Royu;
2 gang switch: MR503, white, Royu;
3 gang switch: MR505/BL, white, Royu;
1 gang 3 way switch: RWH703 white, Royu;
Refer on the working drawings for location.

c. Lighting fixtures:
Circular light: FELCLB32, 32 watts, Firefly;
Spiral Light: 3524, 20 watts, Firefly.
Pinlights: FPL7W, 7 watts, Firefly
Flourescent Lamp, FLSFWP2, 40 watts Firefly
Chandelier, WB0347, 60 watts, Hampton Bay
d. LED EXIT sign, FEL221, acrylic (Single face), Firefly
e. Twinhead Emergency Lamp, FEL203, 2X6 Halogen, Firefly
g. Size of wire: 12 gauge
h. Number of circuits: 15 at 2p: 20; 20 at 2p: 32; 30 at 2p:7;40 at 2p:5;
60 at 2p: 14.
XII. PLUMBING
a. Fixtures
i.
PISSARRO P78G package

ii.
HCG CG4384AB water closet
iii.
HCG LF367AB Lavatory
iv.
HCG LF3214PX Lavatory faucet
v.
BOC-2192 Shower set
vi.
HCG BA38 Tissue holder
vii.
HCG BA31 soap holders
viii. GAFE ROD Towel bar
ix.
Mirror B-7038 60 cm x 80 cm
x.
SCG Floor Strainer
xi.
SCG Floor drain
xii.
Stainless steel kitchen sink
xiii. SCG- 4015 Kitchen sink faucet
xiv. Hose bib faucet
b. Sanitary Lines: Brand: NELTEX
2 PVC pipes sched .40; 4 PVC pipes sched . 40; 4 clean-out; 45
degrees wye 4 x 2 and 4 x 4; 4 and 2 coupling; 2 P-trap; 4
elbow (1/8 bend); Refer on the working drawings on locations.
c. Water Lines
90 degrees elbow bend; 3/4 ESLON blue pipes sched .40; 1 1/4
ELSON blue pipes sched .40, and 1 1/4 coupling; tee;
Refer on the working drawings for locations.
XIII. ALUMINUM CLADDING
Aluminum claddings: JINZHU (with framework) ; location : Exterior walls, refer
on the elevations.
XIV. TILE WORKS
a. 2.0 x .60 Granite;
b. .40 x .40 textured floor tiles
c. .40 x .40 glazed floor tiles
d. .20 x .30 textured tiles
e. 20 x 20 textured tiles
Refer on the estimates (excel) for location. (brand: China)
f. Accessories used are water pump, water tank 3000L, water
purifier, water meter, check valve, gate valve, mirror B-7061 0.6
x 0.8, towel holder 48-84 3/4 6&5, and grab bar HCG CB90004256AW.
g. Solvent cement 400 cc, and teplon tape used for installation of
fixtures and pipes.
h. Mortar mix: BAUFIX TILE ADHESIVE 25KILOS (tile adhesive); ABC
TILE GROUT WHITE W/OUT BIO-TECH 2KGS (tile grout)

XV. PAINTING WORKS

a. List of paints:
Concrete surface: (brand: Davies Sun and Rain)
Exterior Walls: Western Brown, Green Tree, Ladys Kiss
Interior Wall: (brand: Davies Bio-Fresh)
Bone Ivory, Brown Mud, Tranquil Water, Pale Nile,
Orange Spray
Wood Surface: (brand: Davies Classitex)
Hite ROS-530
Floor Surface: (brand: Davies Powerfloor)
Note: 2(two) coats per paint
b. Primer: Plexiband (Davies) for cistern; Flat wall enamel
(universal); Plexiband (Davies) for exterior; Flat Latex (Davies)
Note: 1 (one) coat only.