Questions about home construction in PR

Dylanriverdale wrote:

My wife and I are headed to PR at the end of Jan to purchase a vacation home. We have scheduled a few appointments to view properties already but I am having a little difficulty finding information on common types of home construction in PR.

Being from Canada I am used to our building codes and primarily timber construction. Most the houses we are viewing appear to be concrete construction, mostly built in the 1990s.

My main questions are:
1. Are most homes from that era ICF or straight poured concrete with a stucco or painted exterior?
2. Were poured concrete homes at the time using re-bar reinforcements or is it a crapshoot based on the builder?
3. Are interior walls painted concrete, framed and plastered, or EPS Foam insulation that's been finished with stucco and tile? how is the electrical/plumbing usually run?

Some of the houses are in need of a total overhaul, which I am prepared for. I am an engineer and adept with most common construction/repairs such as plumbing and electrical. I just want to Make sure I know what to expect.

Any insight ahead of arriving would be greatly appreciated!

Most houses in PR are build out of concrete blocks using re-bar and a poured concrete foundation and roof. Most roof are flat
There are also molded cement houses  and prefab concrete.

If you are looking at a humble PR house it will likely have a kitchen, dining area, living room, and 2 to 3 bedrooms, most have a single bathroom and the house varies in size from 800 to 1500 square feet per floor. You find single and 2 floors. In most cases, not all they are basically 2 houses one on top of the other, likely it has no hot water.

A lot of people build their own house, with zero plans, zero building standards, zero inspections. So watch what you get.ask when it was build and who build it.

A lot of houses that suffered damaged during the series of quakes we been having, were build without meeting any building codes and without building permits.

Interior walls and exterior walls are mostly painted over concrete, you can not get a loan or insurance on wooden houses in PR.

Make sure the owner and the home title match, get yourself a lawyer to ensure all is well with the title and taxes.

You should make initial offer with ZERO MONEY, once accepted, then you proceed to the official offer, typically requires 5% deposit. To ensure you do not loose the money, make the offer have a period of time so if the closing does not occur within that time you can walk away and get your money, also make it dependent on both a house inspection and an appraisal, houses are sold as is in PR so don't expect any fixes before the closing, but need make sure any issues or repairs will not cost you above a cierta in amount, otherwise you walk and get your money back. If the appraisal does not meet, you also walk and get your deposit back.

Not sure where you plan to live, but if you are going to live in the east coast and want to build a custom home let's talk I know people.

Thank you for replying so quickly!

I dont think we have the budget for a new build.
Our total relocation budgets will net to about $75k cash.
Out of that, we must purchase a home, repairs, a modest form of transportation and ship whatever belonging we plan to keep to the island.

In  Canada we are downsizing to a small condo.

Location isn't settled upon yet. We have 2 viewings IN utuado, one in Arecibo, one near ceiba and I believe one just east of San Juan.

We currently commute over an hour each day for work, and are looking for a more rural lifestyle. Major cities do not interest us.

I am an Aviation Engineer/Pilot by trade, however I also went to college for automotive.

Part of my Avionics background covers 120v household electrical, so I will be taking g care of electric and plumbing work myself.

My Brother in Law is a master concrete Mason, so we will likely use his services as well.

With Concrete block homes, is electrical and plumbing run inside the block prior to filling, or is it run on the outside of the wall through conduit?

Any links to PR building codes, so I can begin researching? Anything that I touch WILL be up to code.

Hi Dylan,

My house is cement.  Some components are poured, like support beams, floors, roof, some parts are block, like walls. 

The conduit is layed out with the rebar and tied prior to pouring cement.   Sometimes a chipper is used to run a line in preexisting walls. 

Cement buildings are a pita, but they are fire and hurricane proof!

Most times the cement is chipped / chizled out to put the receptacles, but the tube carrying the cables are put in place prior to pour. You can run from outside using PVC pipes, some do it above ground which I think look ugly, I would recommend instead to do it below ground and then fill with stones so it is a lot easier to get to any water or electrical pipes when repairs are needed. I don't have link to the construction standards. Avoid 90 degree angles, it will make it easier to replace wiring in the future without breaking into the cement again.

Dylanriverdale wrote:

Thank you for replying so quickly!

I dont think we have the budget for a new build.
Our total relocation budgets will net to about $75k cash.
Out of that, we must purchase a home, repairs, a modest form of transportation and ship whatever belonging we plan to keep to the island.

In  Canada we are downsizing to a small condo.

Location isn't settled upon yet. We have 2 viewings IN utuado, one in Arecibo, one near ceiba and I believe one just east of San Juan.

We currently commute over an hour each day for work, and are looking for a more rural lifestyle. Major cities do not interest us.

I am an Aviation Engineer/Pilot by trade, however I also went to college for automotive.

Part of my Avionics background covers 120v household electrical, so I will be taking g care of electric and plumbing work myself.

My Brother in Law is a master concrete Mason, so we will likely use his services as well.

With Concrete block homes, is electrical and plumbing run inside the block prior to filling, or is it run on the outside of the wall through conduit?

Any links to PR building codes, so I can begin researching? Anything that I touch WILL be up to code.

A full budget of 75k for absolutely everything you mentioned may be a bit short. You would have to go with a structure in very bad shape in a lot that is 20-40 feet wider on each side, you can probably find that around 25k but they are hard to find. You could also go with a wooden house and build in cement one room at a time. Traveling to the island, bringing your stuff over, maybe bringing a vehicle or purchasing one will eat a chunk of that budget, leaving you a much reduced amount. Between the purchase and the repairs / materials it may be hard to stay in budget. Most places I seen like that are in communities and I think you want in the country (Campo). Many exist but hard to find as they are not that many listed and most realtors dont want to bother because it is so little money.
Check this site it will probably have some https://www.clasificadosonline.com/RealEstate.asp

What questions should I ask the builder of my house in order to make sure that he is a quality specialist?

Gremnalkut wrote:

What questions should I ask the builder of my house in order to make sure that he is a quality specialist?

They haven't been building houses based on wood for a long time. It doesn't make sense. It's harder and longer to build a house this way. It's another thing if you hire people who build a house for you. Here you can already find any specialists. If you want a home-based on wood, it is best to make such a house yourself because this is your dream. Yes, you will have to pay a little more money, but I understand that you are an engineer and can design the house yourself, right? Just do not forget, if you hire builders, then try to ask them questions from this site https://www.boutiquehomeplans.com/post/ … ur-builder, and you will immediately understand whether it is worth hiring them or not.

https://www.iccsafe.org/advocacy/adopti … erto-rico/

Hi everyone!

We need someone (reliable) to come and cut some very tall grass on our 1/3 acre lot.  Looking for recommendations for this kind of heavy duty yard work?  The lot is in Hacienda Belvedere, Cabo Rojo.

Thanks for any suggestions!

If you want to build a new house, you need to make sure you get a good and responsible builder. One way to find one is by contacting real estate agents and asking them. Then, ask the builder for a few addresses of houses he has built and talk to the owners to see if they were satisfied with his work.

Thank you for the good advice.

I was told that you cannot finance the purchase of a home in Puerto Rico that has a wood roof and that it has to be a concrete roof to get financing. Is that true and accurate? Can someone direct me to a resource for clarity about this?

@shapeyoursuccess

I see you have finally started building on your lot! We are finally in our house up the street and are enjoying watching the progress.

@jskip4bama yes that's true and you can't get home insurance either. I'm currently building a home and I considered going with a wood roof and was told by my engineer that insurance would not cover it. If you want to build in wood you would have to pay cash.

@LisaHG where did you build?  I'm currently looking for a good and reliable builder/Contractor to build a 2nd floor to existing structure.  Aguadilla area.  Can you please recommend?  Thank you.

@shapeyoursuccess Hola!  Can you recommend your builder/contractor?  Were you happy with them?  I'm looking to build a 2nd level to existing structure in Aguadilla. Any references or information you can provide is greatly appreciated.

@mkvergaras We decided NOT to build. We did research and learned how long it can take just to take care of permitting, and how expensive it is. We found a house in the area we wanted and are making improvements to the existing structure.

@mkvergaras Hola . We are pleased with our building supply company, Comercial Sabaneno, in Sabana Grande.  Our contact there is Joey and he is professional, knowledgeable and very helpful.  When we signed a contract to use their building supplies they were able to provide us with several names of builders.  These are builders that they are familiar with working with and are reputable.  We had several choices and chose one. 

So far, we have broken ground, the footing and the foundation wall have been poured.  We are hoping that this coming week the first level concrete flooring will be poured.  It has taken us three years to get "rolling."  Our specific builder is working on three homes and is not taking anything new, but I would recommend a call to Comercial Sabanerno.  Everyone there has been very helpful!

Best of luck!  I'd say patience is a MUST if you are building anything! 

Has anyone built or planning to build in Naguabo? I bought a lot in Mansiones de Playa Hucares and plan to build in few years. Does anyone know local  buliders?

@shapeyoursuccess thank you so much fir the suggestions and feedback.  Where are you building?  I'm in Aguadilla.   Thank you

@LisaHG thank you kindly.  Appreciate the feedback.  Glad you found something I was thinking about the same thing,bit some of these realtor are asking way too much for what they are offering.  What area were you fortunate to find a home?  If you don't mind me asking. I'm on  west side, Aguadilla.

@mkvergaras We aren't too far from you.  We are in Cabo Rojo.  All the best!

@raalma2000 hi, I have family that live in Naguabo, Playa Hucares and Botija.  There is a construction company that works in the area, they also advertise on instagram if you'd like to check them out.  It's called "naconstructionllc" I believe contractor is Jose Hernandez-Rivera.   Look them up or check out their work on IG, they also specialize in epoxy flooring, which I'm seriously considering.  Hope this helps

Looking for Contractors to level land prior to construction!

I'm in the process of building in Aguadilla. Little that we knew, the builder told us that we are responsible for the preparation of the land which includes the cleanup and leveling of ground before we can begin construction.

Does anybody know of any contractors that cleanup and level the ground to get land ready for construction?

Please advise.

Thanks.

Wow I'm in the same boat going to retire there next year to Salinas bought the land and my relatives in Puerto Rico bless that they know going to have a truth friend do it for me. If you want I'll give your my cousin number contact me Noel

*** first I'll ask if ok to give they number cool.

Respectfully

@Dylanriverdale

Greetings! I need to share this with you…my husband and I have been in Rincon for 5 years. We have renovated 3 properties.  No wood!!!! Termites, hurricane, mold, etc.  They build with concrete and they usually embed the pipes, wires, etc in that concrete. Our condos were built in the 80's, plumbing pipes were terrible. Not the strength or diameter as in the US. It has been a nightmare to upgrade. Chisel out, replace, (copper pipe here is about 2x the US).  Please please, look into this, it is a HUGE issue. Like many places we cannot flush toilet paper, etc because the pipes are so narrow. Do your homework!!!!!!!  Learn Spanish.

Hello,

In case anyone need this info:

The current applicable code for Puerto Rico is the Puerto Rico Codes 2018, all the important info is available free of cost in this link up.codes/codes/puerto_rico

Don't look only for a builder or contractor, get a proper licensed designer in the package, not all contractors or builders company have one. It is important to ensure building code compliance and permits. Puerto Rico is a good spot for living, but you have to make sure, you're cover in case of hurricanes and earthquakes, because we have both.

Without a proper designer, or a builder, that cannot generate a construction document (plans) sealed and signed by a licensed architect or engineer, you will be putting your investment at risk and in hands of what we locally call a "chivero" and you will be struggling with the permits.

In Puerto Rico we have a lot of informal construction, be aware.

I am a local civil engineer, I entered this expat page by mistake doing a research for a client project, but after reading some of the comments I feel or I think that maybe I can help.

If you need direction, any advise or recommendation for the correct process, sent me an IM. Design-Permits-Construction. What to do? Who I hired? or just to clarify any doubts.