Resources

January 14, 2022

Construction and Interiors: Project execution challenges

After any construction and interiors project is tendered out, the real challenge of executing the project begins. The challenge is usually taken on by a general contractor like Newton^® but it concerns all the parties involved in the project – the client, architects, suppliers and sub-contractors. If a civil construction project is executed smoothly, it saves time, money and resources. If the interiors are done properly, the finish is high and the costs are kept in control. If both the civil construction and interior project execution is executed without major challenges, all the involved parties stand to benefit.

The idea behind listing the major challenges faced in construction and interior project is to increase awareness about the issues and to find ways for all involved to resolve issues even before they pop up. These are some of the key challenges:

Planning and Funding challenges of construction & interiors project

A good general contracting firm will know the importance of planning and will dedicate resources focused only on planning ahead. Using tools such as Gantt charts and project management software, each stage and requirement of the project will be timed and planned. Executing projects without a plan, budget and timeline is the cause of most of the challenges faced in execution of civil and interior projects.

Projects often face funding issues during their execution. While clients would like to see progress on site before releasing funds, general contractors need to balance their investments between multiple projects. Agreement on milestone or time-linked payments between the general contractors and clients before the start of the project can reduce these challenges.

Delay in initiation of construction & interior projects

A good start leads to a good end, that’s our belief. If there is a delay or a slow start to a construction or interiors project, the overall timeline of the project is very likely to get extended, which leads to cost escalation and all other challenges. Therefore, the planning of the project needs to be completed quickly after finalization of the BoQ’s and tenders. The first few days or weeks of the project are crucial, it’s like building up an escape velocity. If the project execution team gets a boost at this stage, there is all likelihood that the rest of the pieces will fall into place. Quick decisions, fast supply of materials and a large team of worker to begin the project can overcome any lag the construction or interiors project might face.

GFC drawings and Shop Drawings

It is unwise to even begin construction projects without all the good-for-construction (GFC) drawings being in place. Many projects are delayed during the execution stage due to lack of drawings or mismatch between various drawings. It is also not possible for the planning team to plan ahead without the drawings, so the project starts lagging behind. Shop drawings are often prepared by factories, specialist vendors or sub-contractors. Their approvals and integration with other civil drawings can take time and delay projects.

Changes in scope of work / material selection

One key challenge faced in execution of civil and interior projects is change in the scope of work or preselected material during the execution of the project. Sometimes this is unavoidable due to site conditions or non-availability of a specific item. In other case, there are request from the client or architects to incorporate changes. Any general contracting firm should always try to accommodate such requests but if they are going to cause a delay or any other challenge in the execution of the project, it needs to be highlighted.

Availability of items on time

Delays in sourcing or items can other lead to complications in project execution. In civil construction, the available of specific concrete mixes, MS steel of specific sizes and sometimes, large equipment is not readily available. In interiors, if specific hardware or furniture needs to be imported, that is often a major cause of delay. To avoid such challenges, correct planning and ordering well ahead of time is the key.

Nature, Seasons and Festivals

Rains are often the cause of delays and they can’t be predicted. While the delay due to rains is usually short term, seasons such as monsoons are slow period for civil construction. In winters, if the temperature is low, working late at night is often difficult. Festivals such as Holi, Diwali, Eid etc. can be reasons for labor not being available in large numbers. All these challenges are known factors and should be incorporated into planning stage, so that a correct timeline of the civil construction, interiors or renovation project is planned.

Unpredictable events

If all the above challenges are overcome, there are still some unpredictable events that can cause challenges in the execution of projects. In the recent past, demonetization, implementation of GST and lockdowns due to COVID 19 have caused many challenges in the execution of civil and interior projects. The current shortage of shipping containers, causing long lead times in delivery of imported items besides cost escalation, is an example of an unpredictable event that can challenge a well planned and executed project.

At Newton^®, we have been executing project for over 25 years, and have faced and overcome many of these challenges. We believe that with the right team and supporting clients, it is possible to navigate project execution in a planned and professional way. Most of our projects have been executed on time and within the planned budget.

Do contact us for all your civil construction, interiors and renovation needs.

January 13, 2022

EPDM Flooring for sports and play areas

EPDM flooring is a type of artificial flooring that adds colour, patterns and softness to any play or sports area. EPDM flooring, often called as synthetic rubber flooring, makes a play area safer for children to fall on and adds a certain amount of springiness to sports tracks such as jogging or running tracks.

EPDM Granules

newton-epdm-all-colors — *Newton EPDM Granule Colors*

EPDM stands for Ethylene Propylene Diene Monomer and comes in the form of colourful granules that are 1 to 3 mm in size. When mixed with a PU (Polyurethane) Binder, they stick together to form a hard surface with a texture and a certain springiness. There are many colours of granules that are readily available and specific colours can be formulated too.

As of date, we have 16 colours in ready stock, the 15 shown in the image and white. While these colours look dull in the form of granules, when the liquid PU binder is mixed with the granules, the colours shine out and become darker too. Our stock of EPDM has >22% virgin polymers, this is important as it gives a longer life to the EPDM surface. While some vendors offer recycled EPDM, we ensure that only virgin EPDM, manufactured with polymer imported from USA/Europe is used in our projects.

These are the specifications of the EPDM used in our projects:

The Base Layer for EPDM Flooring

The surface on which EPDM flooring needs to be should be a hard level floor, like a Plain Cement Concrete (PCC) floor. The top of the floor should be neatly finished with cement mortar, so that a smooth surface is formed on which adhesive will stick. Having a gradient in the floor or drainage pipes under the floor, such that water can drain off instead of being stagnant is crucial. Both the EPDM and the base layers are porous and will allow water to permeate through.

EPDM granules are expensive, so a base layer of recycled rubber buffing or SBR (Styrene-Butadiene-Rubber) is usually created on the flooring. The thickness of this layer varies from 10mm to 130mm, depending on the fall height of the equipment being installed. The choice between rubber buffing and SBR also depends on the softness required – rubber buffing is much softer and will add a lot more bounce to the floor than SBR. It is also possible to mix rubber buffing with SBR to create the right base layer – we recommend a mix of 80% SBR with 20% buffing to create just the right base layer for children’s play areas. The base layer is mixed with 15% PU binder and pasted onto the cleaned surface, and usually dries between 8 to 12 hours.

The Top Layer of EPDM

Once the base layer is dry, the EPDM granules, mixed with up to 25% PU binder are pasted onto the base layer. Dust is blown off the base layer before the top layer work begins. The colours of the EPDM granules are positioned in such a way that they form patterns as per the sites design. It is also possible to form borders with different colours or have a perfect joint between two colours. Some designs require a mix of two or more colours of EPDM granules to create unique colours.

While most specifications are of a top layer of 6mm EPDM, we highly recommend at least 10mm EPDM top layer whereas 15mm is the preferred choice internationally. Increasing the thickness of the top layer increases the cost of the installation but also improves the quality and longevity of the flooring significantly.

Polyurethane (PU) Binders

A key component of both the base layer and the top EPDM layer is the PU binder. The binder is essentially an adhesive and is available from various companies. Some of the reputed ones are BASF, Dow and Huntsman. PU Binders are available in 50KG and 200KG drums. While it is easier to handle 50KG drums, there is less wastage in 200KG drums.

Finished EPDM Flooring

If the EPDM flooring is designed well and correctly installed by a skilled team, it can easily last for 10 years. Newton^® offers a 1 year warranty on all its installations. While it is natural for the colours of the top layer to change a bit due to UV light, other problems such as the joints opening up or the layers detaching from the surface are all covered in the warranty. The finished surface looks beautiful and inviting for play, have a look at these pictures below.

For all your EPDM flooring needs, contact us.

January 11, 2022

Italian Marble and Natural Stone Selection in Delhi NCR

In January 2022, we did a market survey to find Italian Marble, Onyx and other natural stones in Delhi NCR. Some of the markets visited were the Sector 34 Marble Market near Hero Honda Chowk in Gurugram, the marble market in Rajouri Garden and the market after Chatterpur temple area. Our key concern was that with the increased cost of shipping containers, the cost of imported natural stone would have gone up too. We often have to quote for imported stones listed in tenders and BoQ’s, so it was important for us to keep a tab on the prices and availability in the markets.

Uses of Italian Marble and Natural Stones

Natural stone is a thing of beauty, it is mined from the earth and each stone has a unique pattern. Imported natural stones like Italian marble are often used in office reception and lobby floors. Other stones like Onyx are used to create tables and counters. Natural stones are also used in washrooms, collaboration areas sometimes in specific meeting rooms too. This is, of course, for commercial projects whereas natural stones are an item of choice in residential drawing rooms, washrooms etc.

Wide Range and Choice to suit budgets

As of January 2022, we did not see any reduction in the availability of Italian marble and other stones. A very wide range is available, probably over a 100 variety of imported stones can be found in stock in these markets. The price also varies, from Rs. 200 per square foot to 8000 per square foot. Between suppliers, we noticed a variance in prices of similar products too, so negotiations need to be done in these markets.

Lot and size restrictions in Italian marble

Most stores had one or two lots of a particular type of stone. For example, when we liked a particular Botticino marble, the supplier only had about 2000 sq feet of that lot. The pattern and shade in the next lot was very different and would not match the other lot. Therefore, it is important to discuss the quantity required and find lots that exceed the quantity. The size of imported stones available varies from 6 feet to 10 feet in length and 2.5 feet to 6 feet in breadth. Most marble slabs were about 8 feet long and 3 feet in breadth, with thickness varying from 16 to 19mm. The look and feel of the installed floor would change based on these sizes, so while selecting the right stone, we need to know the size of the floor and number of joints required to cover the floor.

Polished Italian Marble Stone

While the markets have a very wide variety of stones, including stones from Oman, Turkey and other places, Italian Marble is the most sought after. The lighter shades are very suitable for lobbies and receptions. Some beige Italian Marble varieties are available in a price range of Rs. 300 to 500 per square feet and are quite good for commercial purposes. On the other hand, whiter varieties like Statuario can go up to Rs 5000 per sq feet.

Here’s a list of over 50 stones we saw, along with their images. None of the stores have a fixed price-list on offer, the list is only a reference to identify the kind of stone required. Whether the stone would be available or not, in what quantity and what price, will keep changing. That is often what is exciting about buying natural stone, you have to find the perfect lot and that lot will be the only one of its kind that nature has made for you.

Italian Marble and Natural Stone

Natural Stone Name	Natural Stone Image	Natural Stone Name	Natural Stone Image
Atlantis Beige		Arabescato Black Orobico
Armani Grey		Black Forest
Botticino		Brescia Aurora Dark
Burberry Beige		Calacatta Statuario
Champagne Onyx		Crema Valencia
De Martino
Ebony Grey		Elegant Grey
Feather Grey		Fior Di Bosco
French Black		French Brown
Georgian White		Green Onyx
Grey Chianti		Grey Orobico
Grey Sanata		Grey William
Hermes Grey		Ice Onyx
Jungle Concrete		Lilac White
Mango Onyx		Morocco Beige
Nero Saint Laurent		New York White
Orange Onyx		Orobico Classico
Pebbles Grey		Perlato Royale
Picasso Blue		Picasso Grey
Pink Chianti		Pluto Grey
Premium Grey		River Black
Rosso Orobico		Saran Collin
Silver Wave		Statuario
Statuerietto		Swiss Gold
Swiss Grey		Tassellato Grey
Tiger Onyx		Timber Onyx
Travonyx		Turbo Onyx
Venetian Blue

January 8, 2022

Design-Build or Design-Bid-Build: Which works better for you?

The construction of the Taj Mahal, a designated UNESCO World Heritage Site, was started in the year 1632. While the main mausoleum was completed 11 years later in 1943, work in the rest of the 42 acre complex eventually finished in 1653. It is said that over 22,000 labourers, guided by a board of architects, worked for over these years to complete the construction. Was the contract for building the Taj Mahal a Design-Build or Design-Bid-Build, we will probably never know.

Decision on the method of execution of a project today is taken at an early stage. While there are several delivery systems to execute construction and interior projects, the two most popular ones – Design-Build and Design-Bid-Build are the topic of this post.

Who decides which system to choose for a project?

For any client, the completion of a project has many ramifications. They need to plan the finance, timelines and the use of the building once completed. The quickest way to get it executed is with the Design-Build system while the Design-Bid-Build system can save some costs but add extra time to the project delivery. Therefore, it is the project owner who must choose the system before starting the project.

The Design-Build System

In the design-build project delivery system, a single firm, usually a construction and interiors company like Newton®, enters into a contract with the client to handle the entire project on a turnkey basis, including the design and execution of the project. The company then employs it’s inhouse architects or partners with other architectural firms to create the design. The design is executed by its teams or subcontractors and a finished project meeting the design intent is handed over to the client.

There are several advantages of the design-build system:

Single ownership and responsibility of the project
Open and transparent communication, better coordination between client and contractors
Adversarial conditions are avoided
Design intent is not diluted
Faster project delivery

In the design-build process, the company that owns the contract bears all the project risks. They are therefore responsible for delivering the project on time to avoid penalites.

There are some disadvantages of the design-build system.

The clients feel they may end up paying a slightly higher price than the Design-Bid-Build system.
The risk of the entire project is in the hands of one company, and if that company is not trustworthy or capable, the project can suffer.
Very less involvement of the clients in the execution process

The Design-Bid-Build System

In the design-bid-build system, the clients usually hire an architectural firm to do the design. The firm submits the drawings and tender documents to the client, who invites bids from multiple companies like Newton®. There are rounds of negotiations and the firm that offers the best value is awarded the contract to execute the project.

Some advantages of the design-bid-build system include:

The client is assured of a lower cost of the project and can negotiate better terms
Specialist design firms, that do not involve themselves in execution, can be hired for design
The architects look out for the interest of the client, and ensure contractors deliver to specs.
The client has more involvement in each stage of the design-bid-build process.

However, the design-bid-build process also has disadvantages.

The architects fee, when added to the construction cost, sometimes takes the overall cost higher than what a design-bid system would have delivered.
Often, clients choose the lowest bid and get contracts who do not have capabilities to deliver high quality.
There are conflicts between the clients, architects and contractors which delays decision making and overall project timelines.
Cost escalation and delays in such projects is quite common.
When the overall project execution turns out to be sub-par, there is finger pointing between contracts and architects.

So works better for you – design-build or design-bid-build?

While both systems have their advantages and disadvantages, here are some pointers based on our experience of the past 25+ years, that might help you decide which system to go in for:

For civil construction of large buildings, that needs specialist consultants like structural and MEP consultants, it is often better to go for a design-bid-build system. For smaller residential buildings, a design-build firm would be able to execute faster and at a lower cost.
For interiors, of any size and type, it is better to opt for the design-build system as this eventually leads to time and cost savings.

The above pointers might not apply in some specific projects that have complexities. We would be happy to discuss your project and give proper guidance on the best way forward, do contact us.

September 22, 2021

Planning Office Interiors: 3 key focus areas

When planning office interiors, there are many considerations a design and build firm needs to look into. From the discovery and analysis of user requirements to project costs and visual appearance, there are many areas to focus on. In this detailed and complex process, many firms often reduce or miss the focus on the very basics areas that are essential to a well-planned office. In this article, we look at 3 of those basic areas, which we feel should always be focus areas:

Air Quality

While planning office interiors, designers and architects often leave the planning of air quality to external consultants and accept their recommendations without looking at ways to improve it. While air quality in itself is a vast subject, here are some key points that should be incorporated while planning air quality:

Maintain a constant temperature during the year – this will require mechanical heating and cooling of air.
Add fresh air to a closed office space. As a rule of thumb, planning for the addition of 15 to 20cfm of fresh air per person is essential to keep oxygen levels high in the office area. Before inducing treated (heat/cool) fresh air, dust particles can be filtered out from it.
Plan for ventilation of air, especially in areas that could have a smell, like washrooms, pantries etc.
Distribute the air evenly – ensure that ducts throw air evenly across the office space and the return vents are planned in such a way that air can flow across the space.

While this is a very brief pointer to planning air quality in office interiors, other details such as heat load calculations, noise levels due to HVAC etc should not be ignored. A good design should be compliant with ANSI/ASHRAE or equivalent standards for ventilation system design and acceptable indoor air quality (IAQ).

Sound

Office interiors require proper acoustical planning. There may be areas in a plan that will have higher noise levels, such as a collaboration space, coffee stations or the reception area. There will also be areas that have very low noise levels, such as office cabins or meeting rooms. We know that sound travels within a confined space, so it needs to be controlled or managed. Here are some pointers to planning sound levels in office spaces:

Measure or calculate ambient noise. The location of a building can cause a variance in the ambient noise in the area, knowing the base value and then planning the space helps.
Dampen noise from equipment. No one in the office wants to hear the humming sound of air conditioning or the noise from coffee machines etc. Creating partitions around such equipment or areas can vastly reduce noise.
Consider the acoustic performance of materials used in creating spaces. Partitions, doors & windows and openings need to be planned with the right level of acoustic performance so that each space has lower ambient noise. Low noise levels could have acoustically treated ceilings while high noise level areas could have exposed ceilings.

Noise levels above 85 dBA are considered hazardous. Open-plan offices should have noise levels of 49-58 dBA as per ASHRAE standards. The aim should always be to reduce ambient noise as much as possible.

Lights

In addition to Air and Sound, Lights are the key to office interiors planning. While the focus should be on creating an equal lux level across large spans of office spaces, it doesn’t end there. These are some key points to keep in mind while planning the lights of office spaces:

Color Temperature of lights can vary between 2200 and 6500 Kelvin degrees. Neutral to cool color temperatures (3000-4000K) are generally appropriate in office spaces.
The brightness of the lights is essential in workplaces. Maintaining lux levels of 400-500 is the ideal practice in offices. Focus areas can be brighter while some spaces can have warmer, dimmed lights
LED lights allow for different kinds of control, sensor-based, time and season-based as well as environment-based. The aim is to vary the light color or brightness to match ideal requirements.
Use Mood lighting, cove lighting and various other techniques to create an interesting environment.

Dimmable lights or color-changing lights in certain areas of the office allows the same space to be differently experienced. Lights can be used very effectively to plan office interiors in a creative and innovative way.

With Air, Sound and Lights sorted, you can plan the next 3 major elements of your office space – floors, ceilings and walls. It is assumed that space planning, seating plans and other requirements have already been designed.

To plan your office design or to renovate your office, do contact us.