I hope you are well.

Some time ago I made a few comments on your blog regarding building in Panama.

I did not think much of it at the time but I wanted to tell you that I have recieved nearly a dozen inquiries for more information on the subject from all over the world. Interesting the power of the internet.

I thought I would forward the latest . Hope all goes well in Valleescondido.

Charles Metz , VE lot # 52 ( and yes it is still for sale , see note at the end )

To: “Thomas Christensson” Hello Thomas ,

Where are you building in Panama ?

I continue to be surprised regarding how many people have written to me regarding my comments on Richards blog.

M2 is a good system if used as it was designed. It is intended to be a ” structural ” material. Self supporting. This is not the way it is generally used in Panama.
Masonry construction on Panama typically is a system of poured solid concrete columns and a tie beam conncecting the columns … and then the space in between the colums is filled with whatever concrete or clay tile is laying around and then parged over. This is the way the high rises are built in Panama City . You often see the “fill in ” as red clay tile because it is less expensive than block.

When presented with the M2 the Panamanian contractors just did what they always had done… and used the M2 for in fill. The other method of construction is to weld a frame together for the house of steel square poles and steel rafters. And then fill between the poles with M2 and stucco over it.

In either case the week point is how the M2 is attached to the framing. And generally it is not attached very well. After a good earthquake you could find yourself with a good frame of a house and all your M2 laying on the ground.

The correct way to build with M2 is an ” all M2 construction ” no other framing. The M2 is covered by wire mesh on both sides. The proper installation is to tile the various pieces together with lots of wire and then ” under forced spray pressure ” apply concrete stucco to both sides of the surface approx. 3/4″ to 1 ” thick. When this is done it creates a very strong wall that is also very flexible. Unfortunately … I have never seen M2 apllied as it was designed to be used.

The material is usually poorly attached to a disimilar material with different expansion and contraction properties and then the stucco is ” hand applied by trowl ” to a thickness of maybe 1/2″ .

The only thing keeping water out of a stucco surface is the paint. Concrete is pourous.
Panama is all earthquake zone. In addition the foundations installed are not always adequate and there is significant settling. Once the exterior stucco cracks… you have water entering the walls. Because the system is more flexible than masonry block… it will crack more easily. Panama is in a rain forest and has terrific problems with mold.

And finally working with M2 and a hand trowl stucco finish produces irregular thickness of the walls ( it is also sometimes used for the interior walls ) . Which not only makes for an out of plumb, out of square house, … but is a nightmare to try to install finish trim on doors and cabinetry installations and so forth. You sort of get a ” mud pueblo ” looking structure, rather than the sharp crisp angles that result from a concrete block structure.

A couple other things to consider. The M2 construction goes up faster which may be important if you are trying to beat the rainy season. It also costs perhaps 10% more than a block structure.

And finally 75% of the deaths caused by earthquakes around the world are caused by block walls falling on someone. Of course the M2 when covered by concrete on both sides would also be heavy and is not as well attached to the frame of the house. I would not want either one to fall on me.

In summation , I would probably build masonry with M2 interior walls. The Panamanians typically build masonry interior walls and then beat the heck out of them to run electric which makes no sense to me. With M2 they simply take a propane torch and burn out a groove in the M2 and run the electric in conduit ( Which is always easier to pull wires and repair later if needed ) I also like the sound proofing that the M2 interior walls provide.

I hope my comments are of some value to you.

I have what is probably the last and best lot in Valleescodido ( Boquete ) or sale if you might know anyone interested. $ 165,000 direct from me, the realtor is asking $25K more.
Beautiful long view lot on a bluff over the river overlooking the golf course and next to the indoor heated pool and country club. I hate to let it go … but sign of the times.

I wish you luck with your project.

Charles Metz

— On Tue, 3/31/09, Thomas Christensson wrote:

From: Thomas Christensson
Subject: Building in Panama
To: metzcharles@yahoo.com
Date: Tuesday, March 31, 2009, 1:41 PM

Hi Charles,

I read your article about building in Panama and after living 20 years in Latin America I am sure you are right in every point which I will consider when I start building my house.
I have one question as I was considering to build with M2, why do you say never more building with M2? What kind of negative experience did you have?

Best regards,
Thomas

——————————————————————————–
Thomas Christensson
E-mail: thomaschristensson@yahoo.com

My understanding is that this is the proposed new law. Like any country what is proposed isn’t always what gets approved or signed into law. MyPanamaLawyer is a good source for this kind of thing, and here’s their summary of the proposed law.

Investors in Panama won’t have to pay $2000 per month for heating oil in their residence in Panama City, Colon, Santiago, Penonome, David, Boquete or elsewhere from November through March of 2009.

The true Government leaders of Panama, knowing this, are weeding the “fair-weather” investors from the experienced ones who know each crisis has a hidden blessing at the end (opportunity) . . .

MAX HARTMAN
Puerto Limon, Costa Rica