The stages of a construction site, explained for off-plan buyers
Raft foundation, basement, structural work, finishing works, handover: understand the stages of a building site to follow your off-plan purchase in Dakar.
Introduction
When you buy an apartment off-plan, you regularly receive news from the construction site: “the raft foundation has been poured”, “the basement is under way”, “the structural work is almost complete”, “the finishing works are starting”. These technical expressions are familiar to building professionals, but they can seem obscure to a buyer.
Yet understanding the stages of a building's construction has a twofold benefit. First, you follow the progress of your project more closely and know exactly where your future home stands. Second, in an off-plan purchase (VEFA, vente en l'état futur d'achèvement), stage payments are generally tied to these milestones: knowing what they cover lets you understand what each payment corresponds to.
In this article, we explain in simple terms how a construction site unfolds, from site preparation to the handover of the keys, drawing on the example of our own developments in Dakar.
Before the first shovel hits the ground: the preparation phase
Designing the project
Every project begins long before the construction site. The developer, working with an architect and engineering consultancies, defines the programme: number of floors, apartment types (one-bedroom F2, two-bedroom F3, penthouse, etc.), parking, common areas. The technical studies cover the structure, foundations, electrical systems, plumbing and safety, among other things.
Soil surveys
Before building, it is essential to know the nature of the ground. Geotechnical surveys determine the type of foundations required. In Dakar, the proximity of the ocean and the variety of terrain make this step particularly important.
Permits
The developer must obtain the necessary permits, in particular the building permit. It is also during this phase that marketing can begin, with the reservation of the first units.
Setting up the site
Once the green light has been obtained, the site is set up: fencing, site facilities for the teams, temporary utility connections, material storage areas, signage. The land is prepared, cleared and, if necessary, levelled.
Who does what on a construction site?
The developer, project owner (maître d'ouvrage)
The developer is the project owner (maître d'ouvrage): it carries the project, finances it, markets it and bears responsibility for it towards the buyers. It is your single point of contact throughout the entire development.
The architect and the engineering consultancies
The architect designs the building and may, depending on the case, be appointed to oversee the works. The engineering consultancies size the structure and the various service networks. An inspection body may also be involved to verify that certain works comply with good building practice.
The contractors
Several contractors work in succession or in parallel: earthworks, structural work, joinery, electrical, plumbing, air conditioning, painting, tiling, lifts, and so on. Coordinating them is essential to meeting deadlines and the expected level of quality.
The project manager (maître d'œuvre) or site manager
On the ground, a project manager (maître d'œuvre) or site manager organises the schedule, coordinates the contractors, checks the quality of execution and liaises with the developer. They are the ones who make sure, day after day, that the site progresses in line with the plans and the timetable.
Knowing these different players helps you understand why certain stages take time: each task often depends on the previous one, and a delay in one trade can push back those that follow.
Foundations and substructure
Earthworks
Earthworks involve digging out the ground to build the foundations and, where applicable, the underground levels. When the building includes a basement, for example for parking, this stage can be substantial: the ground has to be excavated, the spoil removed and the walls of the excavation secured.
The foundations
The foundations transfer the weight of the building to the ground. Depending on the survey results, they can take different forms: footings, piles or a raft foundation.
The raft foundation: what is it?
A raft foundation is a thick reinforced-concrete slab, poured over the entire footprint of the building, which serves as its foundation. It spreads the loads evenly across the ground. When a developer announces that “the raft foundation has been poured”, it means that the base of the building is in place: a structural milestone that marks the end of the foundation work proper.
This is the case on our Mykonos 2 development in Dakar: the raft foundation has been poured and the basement is currently under construction.
The basement
The basement comprises the underground walls, the columns and the slab that covers it. It often houses parking, plant rooms or storage spaces. Waterproofing is essential here, particularly in areas where the water table is close to the surface.
Structural work: raising the structure
What structural work covers
Structural work refers to all the elements that ensure the stability and strength of the building: foundations, columns, beams, slabs (floors), load-bearing walls, staircases, lift shaft. It is the “skeleton” of the building.
Rising floor by floor
After the basement comes the ground floor, then each upper floor. For each level, the teams build the formwork, place the reinforcement and then pour the concrete for the columns, beams and slab. The pace depends on the size of the building, the resources deployed and the curing time of the concrete.
Masonry
In parallel with or following the structure, the infill walls and external partitions are built, often from cement blocks or bricks. The openings for doors and windows then become clearly visible.
The roof and the weather-tight stage
Once the top floor and the roof terrace have been built and waterproofed, the building is said to be weather-tight (roof completed): the interior is protected from the rain. This is an important milestone, often associated with a stage payment.
An example: Oceania in Ngor
At our Oceania residence, located in Ngor, the structural work is almost complete. In concrete terms, this means that the building's structure is nearly finished, including the penthouse that crowns the building. The next stages involve closing up the building and the finishing works.
The weather-tight envelope (clos et couvert)
The wind-tight stage
Once the external joinery has been fitted (windows, glazed bays, entrance doors), the building is wind-tight (windows and doors fitted): it is closed up and protected from bad weather and dust. Interior works can then proceed in good conditions.
The facades
The treatment of the facades (renders, paint, cladding) gives the building its final appearance. It also helps protect the building against humidity, sea salt and sun, which are real concerns in a coastal city like Dakar.
Finishing works: fitting out the interior
Service networks
Finishing works generally begin with the service networks: electricity, plumbing, drainage, air conditioning, ventilation, communication networks. Ducts and pipework are installed before the partitions and ceilings are closed up.
Partitions, ceilings and plastering
Interior partitions define the rooms. Ceilings, plastering and wall preparation follow.
Coverings and finishes
Next come the floor coverings (tiles, parquet or other, as set out in the specification), the wall tiling in bathrooms and kitchens, the painting, and the installation of the interior doors, built-in wardrobes and the bathroom and kitchen fittings provided for in the contract.
Common areas and shared facilities
In parallel, the common areas are fitted out: entrance hall, stairwells, landings, lifts, parking, lighting, security systems, outdoor spaces. The final connections to the public utilities (water, electricity, sewerage) are made.
The end of the works and handover
Testing and inspections
Before handover, the installations are tested: electricity, plumbing, lifts, safety equipment. Any defects are corrected.
Acceptance of the works
The developer formally accepts the works from the contractors. This step, between professionals, precedes the handover to buyers.
The handover inspection
You are then invited to an inspection of your home. Bring the plans and the specification, check every room and every fitting, and record any reservations in writing. Once the balance has been paid in accordance with the contract, the keys are handed over to you.
After handover
Any reservations noted must be addressed within the agreed timeframe. The guarantees provided by law and by the contract continue to apply to certain defects that appear after handover: do not hesitate to ask the developer and the notary to explain how they work.
The link between construction stages and stage payments
Paying at the pace of construction
Under a VEFA contract, the price is generally paid in several instalments, each corresponding to a stage of the works: completion of the foundations, construction of certain floors, weather-tight stage, completion of the works, handover. The precise payment schedule is set out in your contract.
How can you check progress?
A transparent developer accompanies its calls for funds with information on progress: photos, reports, site visits. Do not hesitate to ask for clarification if a stage seems unclear to you.
How to follow your construction site from a distance
Information tools
Dated photos and videos, regular reports, posts on the developer's social media, organised visits: these tools let you follow the progress of the works, even from abroad.
Site visits
For safety reasons, access to a construction site is restricted. Visits take place by appointment, accompanied and with the necessary protective equipment. Take advantage of your stays in Dakar to arrange one.
Conclusion
Raft foundation, basement, structural work, weather-tight stage, finishing works: every stage in the construction of a building has its own logic and importance. Understanding them allows you to follow your off-plan purchase with peace of mind, to know what your payments correspond to and to communicate effectively with your developer.
At DKR Real Estate, we keep our buyers informed of progress on our construction sites, from Mykonos 2 to Oceania. Would you like to find out how our projects are progressing, or to visit a site during your next trip to Dakar? Contact our team; we will be delighted to show you our developments under way.