G
Grant Rawlings
New Member
Renovating or rebuilding riads should be a rewarding process, not an endless battle to realize ones dream home and a blank cheque for a builder to abuse.
So much is possible on a design level in the medina, which is part of the attraction of owning a riad, especially as they provide such interesting, unusual living spaces to remodel. Every house is unique and with few planning restrictions in place, one is free to play around with space like in few other cities.
Renovation projects are a fascinating process to follow and should ideally be an adventure too. I personally love watching artisans transform a tumbledown riad into a modern chic home. Their doing so is certainly full of quirks. Right from the start things happen differently here. Building materials are lugged into the constrictive alleys of the medina by donkey and cart and demolition begins on precarious, makeshift wooden scaffolding that would cause apoplexy to any health and safety inspector in the UK. Most foreigners certainly find building practices an extraordinary throwback to a different century. There are certainly some talking points. And no house project is complete without the obligatory sheep sacrifice to celebrate its finishing, or the ceremony to ward off spirits, or djinns, that could have inhabited a house while it was unoccupied, or being rebuilt.
Here are some tips that might be useful when talking with a builder: -
As a matter of course the builder, or entrepeneur, should advise you about the house you are buying along with the costs and timescales involved. Demolition and rebuilding isn't the cheapest option, and certainly bumps up the price, but sometimes it is necessary and means you'll have a structurally sound house with foundations. Though some riads look solid enough, once you start carving up walls, they can start crumbling and that is a recipe for disaster.
For a standard renovation, the price should be between 350/450 Euros per sq m depending on the finishing and level of work. (Obviously the higher the standard of finishing, the higher the cost, but you can make savings by not having the highest grade of wood for the doors and having bathrooms built and finished in tadalakt, along with the kitchen units and, for instance, its shelving). You should obtain a detailed quote, or devis, from him breaking down all of the costs and once this is to your satisfaction then it should be written up in a contract by your notaire. It is certainly worth noting in this economic climate the price you are quoted is open to negotiation.
The builder you employ should have floor plans of the existing riad drawn up with his architect then have full architectural plans and facade drawings made of the proposed rebuild, which can be submitted for building permission and a construction permit, and followed thereafter during the build process. (These should be of an equivalent standard to professional plans in the UK and must contain detail on the foundations, reinforced concrete support columns and supporting iron framework).
Most riads have water systems that can't a fill bath, or supply showers with any real pressure. Furthermore, its supply of hot water is limited. (This problem is made worse by having tadalakt baths as they don't retain heat). It is therefore worthwhile investing in a proper boiler, decent pump and also a large storage tank.
If the builder is kind, he might take you to a cash and carry in Casablanca to purchase all the fixtures and fittings at a discounted price.
The builder should get you to sign a letter of a power of attorney, (i.e. a procreation),so he can arrange the construction permit on your behalf and, for instance, authorize a change to the electricity meter. Always pay builders with cheques from a convertible account and not in cash. Cheques can be verified by the Office Des Changes, which means money can be repatriated without being clobbered with capital gains tax. (It is worth noting most builders provide fake receipts for fake building work so capital gains liability is reduced).
Electricity is another common problem as the medina has a woeful supply and the system is over strained. In the first riad I renovated, all the electrical cabling was replaced only for the riad to suffer unnerving power surges and for electrical equipment to catch fire. Several experts were called in, but found nothing wrong. I was eventually advised to upgrade from standard cabling to a four coil cabling system. Since then no more televisions have caught fire. The four coil system costs an extra £100, but is worth every penny! Trust me.
During winter the temperature at night in Marrakech is actually cold and as houses don't possess carpeting and central heating, some kind of counter measure is necessary. The most popular and inexpensive way to combat the cold is by covering your courtyard with a plastic awning. It will trap heat in from the day and at night keep the warmth in from a gas heater in the courtyard, or from fires in the rooms.
Often riads have little or no storage and no provison is given for cupboards. When discussing the design of your riad with your builder, try and work in a sensible amount to the bedrooms.
So much is possible on a design level in the medina, which is part of the attraction of owning a riad, especially as they provide such interesting, unusual living spaces to remodel. Every house is unique and with few planning restrictions in place, one is free to play around with space like in few other cities.
Renovation projects are a fascinating process to follow and should ideally be an adventure too. I personally love watching artisans transform a tumbledown riad into a modern chic home. Their doing so is certainly full of quirks. Right from the start things happen differently here. Building materials are lugged into the constrictive alleys of the medina by donkey and cart and demolition begins on precarious, makeshift wooden scaffolding that would cause apoplexy to any health and safety inspector in the UK. Most foreigners certainly find building practices an extraordinary throwback to a different century. There are certainly some talking points. And no house project is complete without the obligatory sheep sacrifice to celebrate its finishing, or the ceremony to ward off spirits, or djinns, that could have inhabited a house while it was unoccupied, or being rebuilt.
Here are some tips that might be useful when talking with a builder: -
As a matter of course the builder, or entrepeneur, should advise you about the house you are buying along with the costs and timescales involved. Demolition and rebuilding isn't the cheapest option, and certainly bumps up the price, but sometimes it is necessary and means you'll have a structurally sound house with foundations. Though some riads look solid enough, once you start carving up walls, they can start crumbling and that is a recipe for disaster.
For a standard renovation, the price should be between 350/450 Euros per sq m depending on the finishing and level of work. (Obviously the higher the standard of finishing, the higher the cost, but you can make savings by not having the highest grade of wood for the doors and having bathrooms built and finished in tadalakt, along with the kitchen units and, for instance, its shelving). You should obtain a detailed quote, or devis, from him breaking down all of the costs and once this is to your satisfaction then it should be written up in a contract by your notaire. It is certainly worth noting in this economic climate the price you are quoted is open to negotiation.
The builder you employ should have floor plans of the existing riad drawn up with his architect then have full architectural plans and facade drawings made of the proposed rebuild, which can be submitted for building permission and a construction permit, and followed thereafter during the build process. (These should be of an equivalent standard to professional plans in the UK and must contain detail on the foundations, reinforced concrete support columns and supporting iron framework).
Most riads have water systems that can't a fill bath, or supply showers with any real pressure. Furthermore, its supply of hot water is limited. (This problem is made worse by having tadalakt baths as they don't retain heat). It is therefore worthwhile investing in a proper boiler, decent pump and also a large storage tank.
If the builder is kind, he might take you to a cash and carry in Casablanca to purchase all the fixtures and fittings at a discounted price.
The builder should get you to sign a letter of a power of attorney, (i.e. a procreation),so he can arrange the construction permit on your behalf and, for instance, authorize a change to the electricity meter. Always pay builders with cheques from a convertible account and not in cash. Cheques can be verified by the Office Des Changes, which means money can be repatriated without being clobbered with capital gains tax. (It is worth noting most builders provide fake receipts for fake building work so capital gains liability is reduced).
Electricity is another common problem as the medina has a woeful supply and the system is over strained. In the first riad I renovated, all the electrical cabling was replaced only for the riad to suffer unnerving power surges and for electrical equipment to catch fire. Several experts were called in, but found nothing wrong. I was eventually advised to upgrade from standard cabling to a four coil cabling system. Since then no more televisions have caught fire. The four coil system costs an extra £100, but is worth every penny! Trust me.
During winter the temperature at night in Marrakech is actually cold and as houses don't possess carpeting and central heating, some kind of counter measure is necessary. The most popular and inexpensive way to combat the cold is by covering your courtyard with a plastic awning. It will trap heat in from the day and at night keep the warmth in from a gas heater in the courtyard, or from fires in the rooms.
Often riads have little or no storage and no provison is given for cupboards. When discussing the design of your riad with your builder, try and work in a sensible amount to the bedrooms.
