Planning and Designing
your home
You may already have a picture of your dream home in your mind,
or have some fixed criteria to guide you. Alternatively, Crete-Island
can offer ideas for house plans from its extensive library. In
either case the design process is relatively straightforward.
We will introduce you to qualified Greek civil engineer/architects
who will be sympathetic to the style and concept of your house.
Here in Crete, the civil engineer/architect is responsible for
making all the plans, providing calculations & specifications
for the construction or restorations and preparation of the papers
for your building permission. He is legally responsible for checking
the structure of the house during construction against the building
permission specification and could also become one of your key
advisors during the project.
Ideally, this should be an independent person who works for you
and in your best interest. We can recommend and introduce you to
the one we feel will be the right person for you and your particular
kind of house.
Whichever style of house you select, it should always have its
own charm and personality. Small individual touches like softened
corners, cedar beams or fabulous pitched roofs will create a home
with character.
Building Permission
You need to be aware that this could be one of the most frustrating
periods of the construction process. It is not permitted to start
construction or renovation without Greek building permission. This
is no longer a formality here in Crete. Plans are presented and
go through a detailed checking process to ensure that building
density, structure, water & waste water systems and other key
factors comply with national and local regulations. Your architect
is responsible for obtaining this document. Crete-Island staff
will monitor this process on your behalf and keep you informed
regarding timescales and progress. This may take some time depending
on architectural design, house location and time of year.
Construction in Crete
Construction here in Crete differs quite dramatically from Northern
European countries. A house has to comply with earthquake regulations,
provide insulation from the extremes of temperature we experience
- long hot summers and very damp winters.
In addition to the weather, there are other factors to take into
account when purchasing away from your home country. Building practices
in Crete are sometimes open to abuse. As they are alien to most
Northern Europeans, it is entirely feasible that corners could
be cut or work to standards lower than stated, without the knowledge
of the client, leaving the house open to long term problems. This
could be by mismanagement, design or purely a cost-cutting exercise.
With most of their clients many miles away, the onus is on the
technical ability of the developer to ensure that work and materials
is meticulously checked and is consistently top quality. Use of
the correct materials plus vast knowledge and experience put Giorgos
and his team well ahead of their competitors at all levels of the
market.
Regular reports and photographs are provided during the project
to keep you informed of progress and we would of course welcome
personal visits at any time.
Building Agreement
Your construction should start with an agreement between you and
your selected building partner. When you have agreed and approved
your plans, your architect will provide us with the detailed measurements
and calculations which will enable Crete Island Construction to
provide an estimate for the building. This provides the basis on
which the Building Agreement will be drafted.
Our standard agreement provides details of materials and construction
techniques, payment details and timescales. The agreement will
identify what is included in the agreed price such as fitted kitchen,
fitted wardrobes, fitted and tiled bathrooms, windows, doors, floor
tiles, electric wiring and plumbing, plaster and painting, in fact
everything you require except white goods & appliances and
furniture. We will also apply for your electric and water services
on your behalf. It will also itemize specialist features that have
been requested and identify any requested exclusions.
Selection
Deciding your colour scheme, locating your tiles, bathroom fittings
and kitchens may prove an awesome task in a short period, but Crete-Island
will provide a knowledgeable staff member to guide you through this.
We can take you to our preferred suppliers who are able to provide
a vast range of modern conveniences and features as well as items
in Greek and Cretan traditional style. If you prefer to work independently,
we can offer guidance and advice as necessary. Standard allowances
for fittings and features are transferable.
We can recommend local suppliers for finishing details such as
furniture, soft furnishings and appliances or put you in touch
with someone to assist you with this service.
Pricing
With their flexibility, Crete Island Construction has
no need to compete with other developers on a price basis. They are
able to offer high quality homes to suit most budgets. The one thing
however that they refuse to compromise on is quality. As one of the
pioneers of residential building in the Apokoronas area, they have
a consistent record of good, sound quality houses built to their
clients' wishes and budgets. This is their commitment - to please
their clients.
The cost of the construction project will be broken down into
clearly identifiable stages. In this way, you retain control of
your funds. Once the current stage has been approved by you or
your agent, funds for the next stage can be released.
Extras
The issue of Extra Cost may be raised during discussions. Our building
agreement identifies all that is included as "standard".
Special features over and above the standard can be identified
and included in the building agreement as Agreed Extras and a price
given (for example: central heating system, coloured aluminium
shutters, stone features etc).
Items that are under consideration but not finalized will be recorded
as part of the selection criteria, but will be verified before
the work is carried out, thus enabling our clients to review their
budgets before any additional work is undertaken.
Once a final price is mutually agreed and the contract signed,
this becomes the fixed agreement price. There are no hidden costs.
Inevitably, as the project evolves there may be additional enhancements
that appear desirable (e.g. decor tiles, marble work-surfaces).
Crete-Island will provide a price for the item and obtain agreement
to proceed before carrying out the work. It will remain your decision
whether to proceed or decline the offer.
Investment
Your Cretan home may be turning a dream into reality, but it should
also be a worthwhile investment. Buy selecting Crete Island
Construction you will be commissioning not just a house,
but a solid and re-saleable property which is likely to enhance its
value much more readily than our low-cost competitors.
Key Questions to ask when selecting your building partner
Are all houses the same?
On first viewing most constructions look similar. However, when
looking at the detail and materials used during construction there
are many different levels of quality. It simply is not possible
to build the cheaper houses to the same standards applied by Crete-Island
Construction.
Does the difference in material matter?
Yes, it is the material and the workmanship that forms a high quality
home. You should therefore always ask for a detailed building
specification.
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Do I get what I am paying for?
You certainly should get what you are paying for. In the past
unfortunately some companies promised certain materials that were
not subsequently used. So "surprise visits" could sometimes
be useful
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Can anybody set up a construction company?
Yes, unfortunately the profession "constructor" is
not protected, so anyone with or without a construction background
can call themselves a constructor. Crete Island Construction believes
that building in Greece is different to other locations in Northern
Europe and builder should therefore be familiar with the technicalities
required. They also believe it is important that the constructor
is actively involved with the building, spending time on site continuously
monitoring the materials quality and work being carried out.
When selecting your building partner, it is also wise to establish
who will actually be constructing your home. Many companies in
the area are construction entrepreneurs - in other words just coordinators
or project managers who co-ordinate sub-contractors to do the work.
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Materials and work standards?
Where possible, suppliers with an internationally recognized
standard such as ELOT or ISO will be used.
Crete Island Construction methods comply fully
with all Greek building and energy conservation regulations and
recommendations as well as those from material suppliers.
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Is isulation important?
Crete Island Construction believes that a high
standard house should be well insulated. If correctly insulated,
a house should not normally require air-conditioning. Good insulation
also means less heat wastage during the winter months.
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Concrete is concrete - isn't it?
If constructing a conventional house with a concrete frame, one
has to consider the concrete as the skeleton of the house. First
quality cement should be used by competent and professional technicians
for this stage. The house should have footings, to provide a sound
starting base and these should be constructed 70 cm within the
ground, not simply laid on top. One cannot cut corners with the
cement - it is approximately 35% of the value of the house, but
of infinite importance.
As Crete is an earthquake area it is important that the strongest
materials are used. Crete Island Construction not
only uses good quality iron for the reinforcing, but also uses
additives to make the concrete more pliable, thus filling every
gap and crevice. These additives also protect the iron.
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How do I know what will be used for my house?
Ask for a detailed technical introduction to materials and methods
to be used. This will ensure you have the correct knowledge on
which to base your constructor selection rather than just a price
comparison.
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What guarantees do you give regarding start and completion
dates?
A reputable organization should be able to give a confirmed start
date and provide a contractually agreed completion date. Crete
Island Construction will provide a firm start date on signing of
the building agreement and guarantees a completion date in writing
as part of the building agreement. As they have their own earth
moving equipment, construction tools & machines and a permanent
skilled workforce, delays in building program are less likely.
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Is a Detailed Building Specification Given?
You are entitled to a detailed list of materials and specifications
as part of your building agreement.
Crete Island Construction will provide a written
building specification, identifying materials that will be used
during the construction or renovation project. The Director, Giorgos
Fountoulakis, plays a direct on-site role managing and directing
his workforce. With his wealth of knowledge in this area, this
provides the client with the assurance that he is monitoring quality
of materials and work personally throughout the building program.
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What about modern plumbing?
Most non-Greeks find the local method of disposal of toilet tissue
bizarre and in some instances quite distasteful. There is a practical
reason behind this. Old town sewage systems and the local infrastructure
are just not able to cope with the practicalities of disposal.
The Cretan coast-line remains unspoilt due to the lack of commercial
disposal methods. However, modern toilet tissue has to be durable
and can take some time to disperse. There are 2 main methods in
use throughout Greece that have been updated to accommodate modern
expectations.
Septic tanks allow liquid waste to be filtered through the stony
ground creating a mini sewerage filter system. Solid waste biodegrades
naturally if you avoid the use of bleach and other harsh toilet
cleaners. Toilet tissue can be disposed of, but could possibly
in time reduce the effectiveness of the soak-away system.
Cess pits are solid frame constructions, normally a series of
cement rings set into the ground, which will require emptying from
time to time. This method is now required by local regulations
for waste disposal within village or town boundaries or if in very
close proximity to a neighbouring property. The annual cost of
disposal is minimal in comparison to high waste water processing
charges in the UK for instance and is a regular practice in rural
areas throughout Northern Europe.
Crete Island Construction will provide the appropriate
sewage disposal method in a practical and suitable size. The construction
method and approximate size will be identified in your building
specification.
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What will make my house special?
Crete Island Construction believes that each
house should have its own personality. Care and attention to detail
will set your house apart from the mass produced estate type of
dwelling.
Modern cement houses look impersonal. Is there an alternative?
Crete Island Construction use many techniques
and features to avoid the box-like look of the modern cement framed
house including soft rounded corners, stone round windows, doors
and corners. However, if you want something more in keeping with
the village houses and environment, then a stone house may the
answer. Crete Island Construction can offer a
variety of stone houses which are constructed in the old style
but with modern room sizes and layout. Their stone houses are built
with solid walls approximately 40-50cm thick with corner stones
that interlink at each corner to form a solid frame.
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Are all modern stone houses constructed in the traditional
way?
No, some modern stone houses are constructed with two thin stone
walls filled with cement and there is a possibility that this method
may not prove to be as strong and long lasting as the traditional
construction method.
Is renovation of an old property practical here in Crete?
Yes, it is perfectly feasible to renovate an old property, but
as with modern houses you are likely to be offered hugely differing
levels of work quality. Simply put, you get what you pay for.
The price of a quality renovation will not be cheap, but will
result in the restoration of a beautiful Greek village home with
all the modern facilities. Crete Island Construction guarantees
the use of quality craftsmanship and materials to provide a long-lasting
and trouble free home.
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Crete Island Construction -
By choosing Crete Island Construction to build
your home, you are choosing an ethically sound, technically respected
organization as your building partner, so contact us today and
make your dream of a home in Crete into a very long lasting reality.
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