CBU ASIA DESIGN BUILD CONSULTANTS CEBU – Page 7 – Construction Planning Designing Build Consultants Cebu

Transferring the title of your newly purchased lot to your name

By Admin in Fine Furnishings

You just bought a new lot now you need to transfer this from the seller to your name so it won’t be difficult for you to sell it in the future – or distribute to your heirs.

The process of transferring the title to your name is not easy – it is long but not very difficult – it just takes time, a lot of it, and a lot of patience too – not to mention you will have to pay a very long list of fees – add that to the cost of transportation, follow ups, and coming back and forth to the concerned offices – it could almost cost the same or sometimes even more than the cost of the purchased land – if the land is cheap – purchased in the rural areas.

Here is a sample summary of fees for a specific lot:

BIR (Bureau of Internal Revenue) Payments and processing – 80,000
DAR (Department of Agrarian Reform) Processing (clearances and fees) – 20,000
DENR (Department of Environment and Natural Resources) Subdivision approval – 40,000
LGU (Local Government Unit) Subdivision approval – 10,000
Register of deeds titling – 40,000
Transfer of Tax declaration – 10,000

Here are the usual steps you need to take and requirements you need to submit:

I. BIR Processing: Complete the following requirements:

Certified copy of title.
Certified copy of tax declaration.
Tax clearance
Certification of no improvements
Sketch plan
Valid ID of seller and buyer (photocopy only)
Tax identification number of buyer and seller
Payments of capital gain tax and documentary stamp
Deed of sale
Official or acknowledgement receipt of payments

II. Subdivision approval: at DENR and Bureau of Lands:

Preparation of subdivision plan for submission to DENR
Certified copy of tax declaration
Certified copy of title
Deed of sale

III. LGU Subdivision approval: requirements

Two sets of the site development plan
Two sets of the vicinity map
Two sets of the survey plan
Topographic plan
Two sets of the certified copy of title
Zoning certification from your local Municipal planning and development Coordinator (MPDC)
Deed of sale

IV. DAR Clearance: Requirements

Deed of sale
Tax declaration
Title
Affidavit of transferee
Affidavit of transferor
Certification of land holding seller
Certification of land holding buyer
Inspection from a DAR employee

V. Processing of transfer of title at the Registry of Deeds:

Approved subdivision plan
Certification authorizing registration (CAR)
Deed of sale
Tax declaration
Transfer tax
Tax clearance
Original owner’s copy of title

VI. Transfer of new tax declaration to new owner

Copy of title
BIR certification authorizing registration (BIR CAR)
Deed of sale
Transfer tax

VII. Processing of Estate Tax if Any: Consult a lawyer or experienced Accountant or any BIR respresentative

The DENR Special Land Use Permit for timberland or forest land areas

By Admin in Featured, Fine Furnishings

Constructing on timberland or DENR (Department of Environment and natural resources) protected areas require special permit(s) and for timberland or forest land areas it is the “Special Land Use Permit” (SLUP) if the area you’re trying to use or develop is below 1,000 square meters. This is not easy to get. Though the checklist of requirements they provide look like a simple bullet collection of documents and endorsements from various other government agencies, we all know it’s NOT EASY dealing with any Philippine government agency – as they are most grossly inadequate in personnel and / or equipment.

The first set of requirements you need to secure are the personal documents of the project owner – Birth certificate, ID’s, income tax return, and bank statement showing capacity to finance the project or enterprise – the applicant must be able to show at least a secured minimum of 2 million pesos.

Once you have the personal documents of the applicant – then you need to go to the nearest DENR or CENRO (Community Environment and Natural Resources) office who owns the jurisdiction of your area – in our case, Oslob, then we go to CENRO Argao to request for the project map of the site and to secure the SLUP application form so you can later submit it together with the rest of the needed documents. DENR-CENRO will need to conduct a site visit on your area to create this special map just for your project showing it at the center. The map is need to establish DENR’s legal jurisdiction of your site. Since timberland or forest land projects are in remote mountainous areas then you will need to accompany the CENRO personnel for this mapping activity so they can easily locate your site, and of course when dealing with the government, you will have to provide them with a good reason to prioritize your project by providing them good transport as they only have motorcycles for site visits and of course a good lunch, and thank you tokens to make them remember you in the future when you need their help again. In our case, a total of three mapping trips were done since the first two mapping trips were found out to be erroneous as they we’re only using their cell phone as GPS. The final mapping team had to bring a real hand help GPS device.

While waiting for your map to finish, as in our case – it took them a total of 4 months to come up with the final one, (not surprising when dealing with government people), you can start working on your INDICATIVE MANAGEMENT PLAN (IMP) which is like a feasibility study of your project. DENR Needs this study so they can decide to approve or deny your permit application. We highly recommend you hire someone with considerable experience in writing this IMP. In our case, the CENRO office have their own recommendation – one of their retired DENR officers is now working as full time consultant writing IMPs, ECCs, and other various DENR documentations. The IMP will cost p80k to write and it took the consultant 2 months to finish the study.

While waiting for your IMP or SITE MAP, if not yet done, you can start processing the needed MUNICIPAL ENDORSEMENT. The municipal endorsement will start with the public hearing on the baranggay level. You will need to secure a good number of baranggay attendees of at least twenty people saying yes to your project. The best way to do this is to let the people know ahead that you will be serving them food during this hearing. The food is not a bribe but it will help them to have a clear decision on your project. The baranggay council will convene to discuss the outcome of the public hearing and and will draft a baranggay resolution approving or disapproving your project. This baranggay resolution that they produce will be submitted to the town mayor who will also convene with the town council to approve or disapprove your project. This document which approves your project is the PUBLIC ENDORSEMENT needed by DENR.

Once you have all the listed needed documents for private applicants, you can submit it to the DENR or CENRO office where your project belongs. Once they receive your requirements, they will issue an endorsement for you to seek another clearance from the NCIP (National Commission on Indigenous Peoples) located at Osmena building in Colon Street beside the old VISION theatre – real Cebuanos know this place. The NCIP will conduct a survey on your project area to check if there are no overlapping claims from indigenous groups.

If you need help with SLUP, or if you want to add some info, please comment below…

High-end American home design by – Filipino hands

By Admin in Fine Furnishings

This dream American home of the Tolinan and De la Cruz couple in Valencia City Bukidnon is designed by the couple owners themselves. A hodgepodge of modern and classic designs carefully thought out by the owners.

What stands out in this design is the prominent American design but accented by a lot of good wood and natural stones – giving it that high end look – and yes indeed judging by the cost to build and finish the house – this is in the high end spectrum.

Even the walls are not the usual 4 inches hollows but 6 inches plus 3 inches thick of plastering giving it an above standard very strong walls.

The choice of yellow tinted glass is a good contrast of the light blue paint, and the mixture of dark green and brown stones on the pillars and corners makes it look very elegant.

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Affordable Natural Stones: Mangima Stones

By Admin in Fine Furnishings

In my wife’s barrio in Maluko, Bukidnon, Mindanao – natural stones are abundant. These beautiful stones reach Cebu as Mangima stones thru a prominent supplier, but we can supply this material at a much cheaper price and you can save a lot if you order in bulk – 20 footer vans.

These beautiful natural stones are literally harvested in the cliff walls and hill sides. We cut them in manageable sizes and group them according to color. There are three color shades available – green, greenish, and woodstone (brownish).

By supporting this product, you also support the workers – indigenous people working in their barrio. This little known industry has already provided jobs for the barrio folks for over 10 years now. These stones are not only beautiful and natural but are also very affordable compared to other natural decorative stones…

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Jairos Tower: Mabolo Cebu’s new landmark

By Admin in Featured, Fine Furnishings

Jairos tower of Aseniero family This high tech glass tower is the new head turner in Mabolo Cebu and it doesn’t even cost as high as it looks.

With efficient construction methodologies and systems, your budget can be stretched to accommodate your dream home or dream building.

This building is planned as a full technology office except that the penthouse is the owner’s zen place.

No space is gonna be rented out here.

All floors will be used by the owner.

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Skooteo Office renovations at Crown Regency Towers Cebu City

By Admin in Featured, Fine Furnishings

Skooteo is the next big thing in advertising. You will want to advertise with them. How would you like to display your business in boats, fast crafts, buses, trains, and taxis at a specific time you set for your target audience? That’s what the company is all about. Reach your target audience as they commute to and from their work.

Skooteo team just started and they just recently moved to a formal office after months of product development from their individual homes. This new office they acquired needed some improvements – bathroom upgrades, wall fine finishes, furniture repairs, ceiling repairs, and door fixes.

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Asiniero commercial building Mabolo Cebu City

By Admin in Featured, Fine Furnishings

Asiniero building had a bad start with a misunderstanding with the first builder that could no longer be revived.

The owner is a classmate thus it was not very difficult for us to help them with their troubles with the permits.

As we have friends of friends at the permits division, it was not very difficult to find help and leeway in their deficient requirements.

Soon enough the construction resumed and is handled by the very experienced Engineer Agnes who also saw the need to help the owners make their pet project finally a reality.

This commercial building will house the Cebu operations of the software business of the owners and the rest of the areas will be rented out.

As it is so required by the City, the building will have an elevator, parking, handicaps’ access, and other amenities required by the building code.

The good thing in building a commercial structure is that it is relatively easy compared to a residential structure as most of the areas are typically designed or cloned from the other areas.

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Pole barn (warehouse style) structure in Oslob Cebu

By Admin in Featured

Pole barn warehouse design by Brian Sanborn

Brian Sanborn’s pole barn project is meant to house vehicles, heavy equipment, barracks style dwellings for the workers, makeshift office, and army style classrooms.

All doors are the widest possible with deadbolts. Roofs are solar panel ready. The structure has four air conditioning units.

Windows are double paned and with metal clad doors throughout. The energy savings of insulated windows are good, and metal doors are stronger than wood.

Toilets are commercial flushers with a manual lever to activate, not the toilet tank bowl design. There’s a water holding tank with a water pump to obtain good water pressure for strong flushing, shower flow and irrigation. The terrain elevation is 2400 ft, just 100 ft less than the highest nearby so there won’t be much water pressure from the Barangay source.

There’s a classroom and air conditioned storage for audio visual equipment, so the space is modified furthest from the garage door to extend completely across the buildings width. The structure makes 42 ft long and 15 ft wide. There’s a closet storage space with a wooden combination door from the classroom. The closet storage is 15 ft x 9ft. The classroom is 15ft x 33ft. There’s a wooden door from the classroom to the interior of the garage. Doors are made the widest possible.

All air conditioners are larger and more capable than the dimensions of each room requires. This is meant to make the AC easily cools a room in minimal time.

There’s a closet space for the remaining 3 air conditioned spaces. Sliding closet doors are industrial grade closet doors to prevent eventual slipping off of their runners.

There’s a counter top and deep sink along the interior wall of the garage, a sink drain, and a nearby electrical connection. Shelves and table tops are outsourced as ready to install modules.

The dimensions of the enclosed building are 42 W’ x 60’L x 12’H. The height of the ceiling at the apex is the contractor’s discretion but living quarters and office spaces are 12’ high.

The carport is 60’ x 12’. The carport covers a concrete slab. One garage door is 8’ high x 16’ wide and is mounted on the side of the building that is 42’ wide.

There are three-prong 220 V electrical connections on all wall pillars of the interior. There is one exterior-waterproof electrical connection mounted five-feet high near the center of the carport.

A laundry drain is located next to an electrical connection for a washer and dryer in the corner closest to the dormitories.

Solar panels are mounted on the carport roof sufficient to supply 4000 watts. The solar panel installation includes batteries and an inverter for night use.

There are four LED lights mounted on the ceiling of the carport operated through a motion sensor and on/off switch. The motion sensor is pointed from the far side of the carport ceiling towards the driveway.

A 1600 square ft septic tank is located downhill from the building, away from a path taken by vehicles. The septic tank service spout is accessible to a truck.

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Chua Residence near Mr. A’s in Busay Cebu City

By Admin in Featured, Fine Furnishings

Chua residential project

Chua residence near Mr. A’s in Busay Cebu City is a meticulously space maximized residential design that is meant as a quick and simple residence with two bedrooms and a roof deck for parties and gatherings.

Because of the size of the lot, every space is functional thus it looks more of a box.

The garden on the side is a future apartment meant to give the owner a decent source of steady income.

The car port is American inspired that locks the car in and the occupants can get straight to the interior.

Structure has two stories, and with a roof deck. The design will be ready for a basement expansion. There is no bathroom in the ground floor to make way for a bigger service area. Ceiling clearance is 3.5 meters.The overall design is bare minimalist. There is a simple shed for the roof deck stair. The ground is a drive-in parking style which will also have kitchen and laundry at the rear area. The second floor has 1 bathroom and 2 rooms, one of which is the master’s bedroom.The roof deck has a spiral staircase access from the second floor and has electrical outlets for roof deck parties and such.