Soluna Meeting: Decisions Needed

3

Ceiling Material: FC Board vs Gypsum

חומר תקרה: לוח FC מול גבס

"If FC is being placed to support micro cement vs Gypsum for painted we need to know quickly as this may define, if we can use existing ceiling joists vs remove in demolition work flow and replace to carry the extra load."

Urgent Blocks Demo Eliya

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The Question

Will ceilings use FC Board (for micro cement finish) or Gypsum (for paint)?

האם התקרות ישתמשו בלוח FC (לגימור מיקרו צמנט) או גבס (לצביעה)?

Options

FC Board + Micro Cement Recommended

Seamless, modern look matching Japandi aesthetic. Same finish as walls.

💰 +15-20% cost ⚖️ ~18 kg/m² (heavier) 🔧 May need joist reinforcement

Gypsum + Paint

Traditional approach. Lighter, cheaper, but different finish from walls.

💰 Standard cost ⚖️ ~8 kg/m² (lighter) ✅ Existing joists OK

💡 My Recommendation

FC Board + Micro Cement — Aligns with your Japandi vision and creates visual continuity. The extra structural check is worth the seamless aesthetic. Budget impact is moderate for the premium result.

⚠️ If delayed: Demo team can't proceed without knowing if joists need reinforcement. Every day of delay = potential schedule slip.

7

Interior Door Selection

בחירת דלתות פנים

"I'd like to have a conversation concerning the material choice of the interior doors. This can have a long lead time would be very good to make a decision on those doors immediately."

Long Lead Time Sean & Yair

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The Question

What material and style for interior doors? This has 8-12 week lead time.

איזה חומר וסגנון לדלתות פנים? זמן אספקה 8-12 שבועות.

Options

Solid Oak, Sliding/Pocket Recommended

Natural wood grain, minimal hardware, space-saving. Perfect Japandi aesthetic.

💰 ฿฿฿ 🔇 Excellent sound insulation 👶 Kid-safe (no swing)

Solid Ash, Hinged

Traditional swing doors, lighter wood tone, simpler installation.

💰 ฿฿ 🔇 Good sound insulation ⚡ Faster install

MDF with Oak Veneer

Budget option with wood appearance. Good for lock-off rental unit.

💰 ฿ 🔇 Moderate sound 🏠 Good for Airbnb unit

💡 My Recommendation

Mix approach: Solid oak sliding for master + kids' bedrooms (sound insulation for sleep). MDF veneer for lock-off unit (rental durability). This balances quality where it matters with practicality.

⚠️ If delayed: 12-week lead time means order by mid-Feb for May installation. Missing this window = 3+ week project delay.

8-10

Bathroom & Kitchen Fixtures Package

חבילת אביזרי אמבטיה ומטבח

"It would be beneficial to have made a choice of mixer, mixing valve, vanity flick mixer, shower rose and shower wand as many of these things must be recessed into the wall... better to select these items sooner, rather than later."

Affects Rough-In Sean & Yair

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Items to Select

These items need selection NOW because they affect wall blocking and plumbing rough-in:

Mixers/Taps — Kitchen sink, bathroom vanity, bathtub
Shower system — Mixing valve (recessed), rose, wand
Toilet pans — Check existing waste position compatibility
Fridge water lines — Confirmed ✓

💡 My Recommendation

Go with a single brand for bathrooms (Grohe, Hansgrohe, or TOTO) for consistent aesthetics and easier sourcing. Black matte finishes = Japandi. For kitchen, Blanco or Franke work wells with the style.

Action: Schedule 30-min fixture selection session this week. Bring Pinterest board for reference.

⚠️ If delayed: Recessed valves need wall blocking before drywall. Toilet rough-in position must be confirmed before floor work. This is the #1 cause of bathroom renovation delays.

2

Floor Finish: Micro Cement vs Tiles

גימור רצפה: מיקרו צמנט מול אריחים

"Renders show tiles on the floor in the interiors but discussions have centered on Micro cement. When can this be confirmed?"

Urgent Blocks Material Order Eliya

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The Question

Renders show tiles, but discussions centered on micro cement. Which is final?

ההדמיות מציגות אריחים אבל הדיונים התמקדו במיקרו צמנט. מה הסופי?

Options

Micro Cement Throughout Recommended

Seamless flow between spaces. Perfect for Japandi. Works with underfloor heating.

💰 ฿1,500-2,500/m² 🔧 Specialist application ✨ Seamless look

Large Format Tiles

More traditional, easier maintenance, many style options.

💰 ฿800-1,800/m² 🔧 Standard installation 📐 Grout lines visible

Hybrid Approach

Micro cement in living areas, tiles in wet areas (bathrooms, kitchen).

💰 ฿฿ (middle) 🔧 Mixed trades ⚠️ Transition details needed

💡 My Recommendation

Micro cement throughout — It's the signature Japandi element. The seamless flow will make the 250m² feel larger. Yes, it costs more, but it's the single biggest visual impact decision. Your Pinterest board is full of micro cement — follow your vision.

11

Roof Configuration: Flat vs Step-Down

תצורת גג: שטוח או עם ירידה

"The drawings show a flat plane, but the renders show a step down similar to what is existing. Can we please confirm the roof is two single planes with hips at either end?"

Clarification Eliya

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The Confusion

Drawings show flat plane. Renders show step-down like existing. Which is correct?

Is the roof two single planes with hips at either end (one radiated, one standard)?

שרטוטים מראים מישור שטוח. הדמיות מראות ירידה כמו הקיים. מה נכון?

💡 Action Needed

Eliya to confirm roof geometry in this meeting. Carlos needs this for structural planning.

12

High Window Ventilation Type

סוג אוורור חלונות גבוהים

"It would be good to come to final decision on the ventilation for the high windows. We discussed casement windows and awning windows... understand if Velux opening skylight is going in as it affects the roof set out."

Design Decision Eliya

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Options Discussed

Casement Windows

Side-hinged, swing out 90°. Best for tall narrow openings. Full ventilation.

Awning Windows Recommended

Top-hinged, tilt out 45°. Can stay open during rain. Perfect for Thailand.

Velux Skylights

Roof-mounted, auto-close in rain. Excellent natural light + thermal chimney.

⚠️ Affects roof layout

💡 My Recommendation

Awning windows + Velux skylights — Awning allows ventilation during monsoon season. Velux creates thermal chimney effect for passive cooling AND boosts natural light (aligns with your circadian lighting goals). Yes to both.

16

Pool Finish — Cost Saving Opportunity

גימור בריכה — הזדמנות לחיסכון

"Wanted to check on pool tiles, and if there's an opening for the use of other finishes to give tropical turquoise colour to the water and enhance the tropical feel of the garden. Motivation reduce cost & save time."

Budget Impact Eliya

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The Question

Plans show tiles. Can we use alternative finishes for tropical turquoise color? Could save cost + time.

התוכניות מראות אריחים. האם נוכל להשתמש בגימורים חלופיים לצבע טורקיז טרופי? יכול לחסוך עלות וזמן.

Options

Glass Mosaic Tiles

Premium look, exact color control, durable. Current plan.

💰 ฿฿฿฿ ⏱️ 2-3 weeks install

Pebble/Quartz Plaster Best Value

Natural turquoise tint, textured feel, very durable. Popular in resorts.

💰 ฿฿ ⏱️ 1 week install 🏝️ Tropical vibe

Painted/Epoxy

Cheapest option, needs recoating every 5-7 years.

💰 ฿ ⏱️ Fast 🔄 Maintenance

💡 My Recommendation

Pebble/Quartz plaster — Saves 40-50% vs tiles, installs faster, and actually looks MORE tropical. Many luxury Thai resorts use this. The texture is pleasant on feet, and it hides minor imperfections. Win-win-win.

17

Pool Shelf & Step Dimensions

מידות מדף ושלבי בריכה

"Pool presently has a shelf at the left and right end plans, show one step in the corner, no dimensions given please clarify."

Safety - Kids Eliya

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Current State

Pool has shelf at left/right ends. Plans show one step in corner — no dimensions given.

לבריכה מדף בקצוות. תוכניות מראות שלב אחד בפינה — ללא מידות.

💡 Key Considerations

With 3 young kids, the brief mentioned lowering pool depth for toddlers. Recommend:

Shelf depth: 30-40cm (perfect for sitting/toddlers)
Shelf width: minimum 1.2m for play area
Gradual entry vs steps for kid safety

Action: Get dimensions on drawings before pool work begins.

13

Guest Cabin: Tessaban Setback Issue

קתת אורחים: בעיית נסיגה טסבאן

"Guest cabin is depicted against the boundary wall. High probability, this would not pass Tessaban. Probably going to look for a minimum 1m from the structure wall to the boundary wall."

Compliance Carlos

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The Problem

Guest cabin shown against boundary wall. Tessaban likely won't approve. Need 1m setback.

קתת אורחים צמודה לקיר גבול. טסבאן כנראה לא יאשר. צריך נסיגה של 1 מטר.

💡 Resolution

Plan needs adjustment. Moving cabin 1m from boundary = slight footprint reduction OR repositioning in yard. Carlos to coordinate with Eliya on revised location options.

14

Storage Room Setback

נסיגת חדר אחסון

"Storage room in opposite corner to the guest cabin. Probably Tessaban would allow this built on the boundary wall as it is planned. However, it does show bathroom so Tessaban may also request 1m setback."

Compliance Carlos

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The Issue

Storage room in opposite corner. May be allowed on boundary as storage, BUT plans show bathroom — Tessaban may require 1m setback.

חדר אחסון בפינה הנגדית. עשוי להיות מותר על גבול כאחסון, אבל התוכניות מראות שירותים — טסבאן עשוי לדרוש נסיגה של 1 מטר.

💡 Options

Option A: Remove bathroom from storage room → can stay on boundary
Option B: Keep bathroom → move structure 1m from boundary

Carlos to verify with Tessaban which approach they'll accept.

1

Wall Finish Consistency (Interior/Exterior)

אחידות גימור קירות (פנים/חוץ)

"Is the finish on the walls in the interior the same finish as the finish on the exterior of the walls?"

Confirmation Eliya

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Is the finish on interior walls the same as exterior walls?

האם הגימור על הקירות הפנימיים זהה לחיצוניים?

4

Expansion Joint Detail (Ceiling/Wall)

פרט מרווח התפשטות (תקרה/קיר)

"We need to allow for expansion and contraction along that joint between the ceiling and the walls. A detail should be drafted for this."

Technical Eliya

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Need expansion joint detail drafted for ceiling-wall junction. Thailand climate = significant thermal movement.

5-6

Floor Level Relationships & Transitions

יחסי מפלסי רצפה ומעברים

"It would be necessary to get a detail of the elevation and relationship between the finished floor level interior, the finished floor level exterior off the patio into the backyard, and the level of the deck and grass in relationship to the Pool coping."

Detail Needed Eliya

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Need elevation detail showing: interior floor → patio → deck → grass → pool coping

Also: floor transitions into bathrooms, bedroom finishes vs rest of house.

15

Office & Cabin Roof/Ceiling Details

פרטי גג/תקרה למשרד וקתה

"Office shows grass roof or thatch. Want to confirm roof outer surface & finish of ceiling inside detail (flat or raked ceiling) for the office as well as the cabin in the opposite corner."

Design Eliya

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Office shows grass roof or thatch. Confirm: roof surface, ceiling detail (flat or raked) for both office and guest cabin.

18

Landscape: Lighting, Sprinklers & Termites

נוף: תאורה, ספרינקלרים וטרמיטים

"Do we have a detail showing lighting and sprinkler location for landscape gardened area? Real timber is depicted in the decks... It would be good that we discuss methods of Termite strategy."

Coordination Carlos

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1. Lighting and sprinkler locations for landscape?
2. Real timber for decks — need termite strategy discussion.

💡 Termite Options

• Pressure-treated timber
• Termite-resistant species (teak, ironwood)
• Chemical barrier treatment
• Regular inspection program

19

Wastewater: Grease Trap & Septic

שפכים: מפריד שומנים ובור ספיגה

"Presume waiting for local Thai submission on grease trap, greywater and septic tank locations. Want to understand if we are upgrading septic tank capacity and or replacing existing septic tank."

Pending Local Carlos

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Awaiting local Thai submission for grease trap, greywater, septic tank locations.

Questions: Upgrading capacity? Replacing existing tank?

21

Parking Gate & Area Details

פרטי שער חניה ואזור

"Are the gates into parking area electric? Do they both open simultaneously? Plan depicts only opening to ninety degrees. Seeking confirmation of the parking areas size. What is the finish on the parking area?"

Details Eliya

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• Electric gates? Both open simultaneously?
• Plans show 90° opening only — need details
• Parking area size confirmation
• Finish: concrete, pavers, or tiles?

22

Double Roof Ventilation (Yuki Training)

אוורור גג כפול (הדרכת יוקי)

"Mental note, Carlos needs to talk with Yukie and explain how to create double roof or roof with false ceiling (raked sections only) to allow for ventilation, in raked area of the design."

Training Carlos

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Carlos to explain to Yuki: creating double roof or false ceiling (raked sections) for ventilation.

In tropical Thailand, ventilated air gap reduces heat transfer — critical for comfort.

📋 Meeting Quick Reference

🔴 Decide Today (Blocks Progress)

🟡 Confirm This Week

📞 Key Contacts