Encarnacion Architectural Builders

Services

What you actually get

Written for the person paying for it, not for a search engine. Each section says what lands in your hands, how the work runs, and what pushes the number up or down.

Service 01

Design and planning

We measure your lot, listen to how your household actually lives, and draw a house that fits both. You leave with a set you could hand to any contractor, though most people hand it back to us.

You receive: floor plans for every level, four elevations, a roof plan, electrical and plumbing layouts, and the drawings required for your building permit application.

How it runs

  1. Site visit and lot measurement, including setbacks and orientation
  2. Brief taken room by room, with a rough budget agreed up front
  3. First scheme presented in plan, revised twice as standard
  4. Permit set finalised and issued for signature

What moves the price

  • Floor area and number of storeys
  • Slope and access on the lot, which drive the foundation design
  • How many revision rounds you want beyond the two included
  • Whether you need structural computations sealed for permitting

Service 02

New home construction

The full build, from clearing the lot to handing over keys. We run the trades ourselves rather than subcontracting the coordination, which is where most residential schedules quietly fall apart.

You receive: a completed house, a written schedule updated weekly, photographs at each milestone, and a punch list walked with you before final payment.

How it runs

  1. Contract signed against a fixed scope and a milestone schedule
  2. Site clearing, layout and foundation
  3. Structure, walls and roof, then rough in for electrical and plumbing
  4. Plaster, tiling, joinery and painting
  5. Testing, cleaning, punch list, turnover

What moves the price

  • Total floor area and number of storeys
  • Finish level, which mostly means tile, joinery and lighting
  • Soil conditions and whether the lot needs fill or retaining
  • Distance from Bacolod, which affects hauling and crew lodging
  • Steel and cement prices at the time of contract

Service 03

Interior fit-out

The layer people actually touch: cove ceilings, feature walls, cabinetry, wet areas and lighting. We take shells from other builders as well as our own, though we will want to check what is behind the plaster first.

You receive: finished rooms with the joinery installed, the lighting commissioned and the wet areas tested, plus a materials list of what went in.

How it runs

  1. Walkthrough and measured survey of the existing shell
  2. Room elevations drawn for every wall that carries joinery
  3. Materials selected together, with samples on site
  4. Ceiling channels and wiring set before anything is closed up
  5. Joinery installed, then tiling, then commissioning

What moves the price

  • Area covered and how many rooms carry built in joinery
  • Stone and tile selection, which has the widest range of any line
  • Amount of indirect lighting, since coves add framing and wiring
  • Whether existing ceilings and walls are straight enough to build to

Service 04

Renovation

Reworking a house you already own. Every renovation starts with finding out what is actually holding the building up, because the drawings, if they exist at all, are rarely what got built.

You receive: an as-built survey of what we find, a scope you sign before demolition starts, and a fixed price for everything we can see. Anything hidden is priced separately and only with your approval.

How it runs

  1. Survey of the existing structure, including opening test areas
  2. Scope and a fixed price agreed against what the survey found
  3. Demolition, with temporary support where walls come out
  4. Rebuild, then finishes to match or replace throughout

What moves the price

  • Whether structural walls or beams are being altered
  • Age of the existing electrical and plumbing, and whether it stays
  • How much of the house you need to keep living in during works
  • Matching existing finishes, which is often dearer than replacing them

Paying for it

Build now, pay later

We run a staged payment arrangement so you are not funding the whole build out of pocket before you can live in it. Terms depend on the size of the job and are agreed in writing before we start.

Prototype note: confirm the exact terms, qualifying criteria and any partner financing before this section goes live.

Next step

Put a number on it

Five questions, an indicative range in pesos, and no obligation to go further.

Get an estimate See finished work