CONTRACT CONDITIONS 

Manabi Villas builds anywhere in the province of Manabi, Ecuador. If you plan to build in Manabi, Ecuador, but you don't have a terrain, we can find one for you, anywhere in Manabi, including in Mirador San Jose (MSJ).

We can offer several contract options, starting with design only, up to turn key construction, fully furnished.
Here below is the structure of a construction project with us, followed by the options you can choose:

PART ONE - DOCUMENTS AND PERMITS
Architectural documents
1.1. Architectural plans + 3D renders.
1.2. Electrical drawings.
1.3. Hydro sanitary drawings (water, drains, etc.).

Technical documents
2.1. Soil study for No.4 above.
2.2. Structural drawings based on structural calculations and on the soil study.
2.3. Construction permit from Montecristi Town Hall, based on the documents above.
The client has to have all taxes for the terrain paid to date to Montecristi. Manabivillas can provide this service.

2.4. Construction permit from INMIRSAN, based on the documents above.
The client has to have all taxes for the terrain paid to date to INMIRSAN. Manabivillas can provide this service.

PART TWO - GRAY CONSTRUCTION (It can start only if 2.4. is issued already)
The whole construction is built, containing:
a. All electrical conduits and electrical boxes, for electricity, TV, internet, but no wires or other electrical elements.
b. All hydro sanitary pipes, drains, everything contained in walls and in floors.
c. All propane hoses contained in walls and / or floors.
d. Side walk of 1 m width around the villa; front alley, plaster interior/exterior.

PART THREE - TURN KEY
a. Wardrobes, shelves, kitchen elements (counters, cabinets, islands if chosen, back splash ceramics or mosaic,ceramic floors).
b. All electrical+TV+internet wiring, switches and outlets; electrical panel and breakers.
c. All lamps, sinks, shower elements, toilets, mirrors in the bathrooms, bidet if the case, outlets, taps, interior/exterior painting.
d. Ceramics on walls, floors (interior/exterior), stone (if chosen), porcelain (if chosen instead of ceramics).
e. Roofs in ceramic or terracotta, metallic (not recommended).
f. Pergolas in wood or bricks/concrete/terracotta, if the case.
g. TV antenna, in ground water tank, water heater, water tank for pressure, water pump, water filter.
h. Windows, doors, rails.

PART FOUR - OPTIONS
a. Stove, refrigerator, washer dryer, dishwasher, all kitchen appliances, TV set, bedroom furniture, sheets, towels,blinds, curtains, routers, satellite antenna, cell signal amplifier system (the cell tower is at 14 km with 16 km coverage; when inside the signal is weak and not reliable).
b. Solar panels + batteries + controller.
c. Wind generator+controller.
d. Security cameras via internet.
e. Remote locks via internet.
f. Plants and landscape.
g. Automatic watering system for plants
h. 15 m3 water tank with water purifier and re circulation
i. 27 kw diesel generator with automatic start/stop and sound enclosure
j. Pool with all its equipment, Jacuzzi fully equipped
k. Fence.
l. Garage.
m. A new car registered on your name and with paid insurance for one year.
n. Other options not listed above, upon request

AVAILABLE OPTIONS FOR A CONTRACT

1. Part one, Architectural documents only (1.1., 1.2 and 1.3)
2. Part one in full (1.1 to 1.3 and 2.1 to 2.4).
3. Part one in full + part two. Meaning grey construction, complete.
4. Part one in full + part two + part three
5. Part one in full + part two + part three + Options of part four

Payment schedules:
Option 1: Two payments, based on deliveries.
Option 2: Two payments, based on deliveries.
Option 3: Three payments, based on deliveries.
Option 4: Six payments, based on deliveries.
Option 5: Six payments, based on deliveries.

Choosing more than one contract for your project, might be easier for your cash flow.

If you plan to build in MSJ, before choosing the model of the house to build, you should be aware of the conditions set by
 MSJ internal rules (available in French for now), so that a new property is well integrated in MSJ.

You will see that all constructions in MSJ should follow a set of rules, such as maximum height, max/min height / floor, construction materials, minimum distance house-lot limits, to name a few.
If you have difficulties with understanding the document named above, please contact us.

MSJ has three distinct zones: A - ocean side, B - middle, C - highway side.
If you don't own a lot yet in MSJ and you would like to buy one, then please  Contact us. 

To choose a model for a house to build, some esential factors are to be considered, such as:

• Houses already built by the immediate neghbours, if the case. If you know and see the houses already built, you might want to adapt your house design in function of the adjacent houses and their windows, doors, terraces, etc.
• The geometry of the lot were the house will be built.
  It is not about the surface only.
  It is about of the lengths of all sides of the lot and also the angles between them.
  In MSJ many of the lots available are not rectangles, therefore beyond the surface and the lengths of all sides, one needs at least one angle between two adjacent sides. With the length of all 4 sides and an angle the other angles are determined and you have a fully defined geometry of your lot to work with. Full information about a lot could be obtained from MSJ.
• The minimum distances house-lot limits should be taken in consideration:
  • At the ground floor level, the minimum distance from the house to the lot limits (as per MSJ internal rules) is as follows:
    • From the front of the house (where the main entrance is): 2 m;
    • From the back of the house (opposite to the main entrance): 2 m;
    • Lateral: 1 m; This minimum distance of 1 m becomes 2 m if the neighbour is a street instead of a house.
  • At the first floor level, the minimum distance from the house to the lot limits (as per MSJ internal rules) is as follows:
    • From the front of the house (where the main entrance is): 0 m;
    • From the back of the house (opposite to the main entrance is): 3 m;
    • Lateral: 0.5 m; This minimum distance of 0.5 m becomes 1.5 m if the neighbour is a street instead of a house.
• About minimum distances above, some exceptions could occur (commercial lots, special situations, etc.).
  Therefore, if you plan to use the maximum surface to build, we suggest to have a drawing of your lot containing the maximum surface where a house could be built and to submit it to MSJ for approval.
  We could make this drawing and get it approved for you.
• Another very important factor to consider when deciding a house design, is the dominant wind direction and cardinal points in reference to your lot.
  • By default, all bathrooms, kitchen should be positionned so that the wind will push out the smell, not in the whole house.
    Thus, knowing the wind dominant direction in reference to your lot, you will better decide which side of the house will be the bathrooms and the kitchen so that the smell is pushed out of the house, naturally.
  • And/or maybe you don't want to have the sunrise (or the sunset) in your bedroom window.
  • To note here is that we install by default a hood in the kitchen and exaust fans in the bathrooms.

If you have doubts about investing in a lot in MSJ and/or building a house,
you should know that your investment is   protected  .

Once you decide to build with us a turnkey house in MSJ (or elsewhere in Manabi),
unless your contract specifies otherwise, we will provide to you a complete service as per the following main items:

• All construction documentation, including:
  • Complete set of drawings architectural-structural-electric-sanitary.
  • Detailed construction schedule with milestones.
  • Milestone summary.
  • Virtual photos (exterior only).
  • All these documents should first be approved by you as the customer.
• Then we will obtain the certificate of conformity of Mirador San José.
• We will obtain building permits from the city.
• Location of your land, by satellite coordinates.
• Connection to the 4 basic services: Electricity - Water - Sewer - fibre optics.
• Complete construction of your villa, A/C included in bedrooms and in the living/dining room. If no A/C desired, then we give discount.
• Basic Landscaping.
• Pedestrian walkway in interlock or plain or reinforced concrete; just for the access.
• Weekly sending of photos of work progress; Videos upon request every two weeks.
• Inspection under construction.
• Final inspection report, by independent company, before delivery to the customer.
• Every client will have access to a confidential collection of documents, photos, videos, etc. in our  private zone  of our secured website.
  As per our Quality Assurance System, we will maintain a complete updated set of documents (drawings, schedules, etc.) that describe all the project, in detail, in all its stages.
  Nobody else will access this collection besides the client (and his designates) and our specialists.
  This collection is designed to be easily downloaded, anytime, in personal folders and/or to be easily accessed directly on any device (computer, Ipad, Iphone, Android, etc.) able to go on line.
  This resource as described above is part of our Digital Strategy which allows us to work faster, more precise, and to control better all the documents and information; all of these for a better quality of what we do and to fully satisfy our clientele.
• During the construction project, we might offer  free hosting for three weeks  in one of our new (2016) houses (6 guests max.), presented  HERE .
  This provision of three weeks could be split in max. 3 periods.
  We could offer hosting for very competitive prices in the same house, to a potential client interested in a project in MSJ.
  If a contract is signed with us, then we will credit the hosting fees for one week for this trip.
  That could make a  maximum of 4 weeks  of free hosting, split in max. 4 periods.

More details about how the project will progress, milestones, etc. are found in CONTRACT>>CONTRACT DOCUMENTS section and CONTRACT>>PROJECT MANAGEMENT page.

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