Thursday, September 29, 2011

Answers to your queries #Architecture

Position of Kitchen as per Vasthu

Quote

sir,

i found some comments regarding vasthu on your site

that kitchen should be in east south corner

is there any problem in it being in north

because if u read kanippayurs interview he recommends north for kitchen

if you don't mind to look at the rough sketch as attachment

what's your comment

awaiting for your valuable suggestions

and this is a plan i liked and believes best aesthetic for my plot
does it conflict with vasthu

thank you for sharing your knowledge

because i am getting conflicting views regarding vasthu

Girish

My reply

Vasthu is a proper science based on scientific studies done by our forefathers.

Unfortunately that part of Vasthu which explains why certain effects are occurring is lost by not properly documenting the knowledge

What we now know is the effects of Vasthu factors.These are fortunately well documented and is available in books.You do not have to simply follow what some one who claim to know vasthu says.There has to be a logic in what he says..Many people simply believe or accept without any reason whatever some people says.I cannot do anything about it.

North east is Esaanakonam which is ideal location for well,sump tank etc.This area should be lower from other areas for better effect.Esaanakonam is also ideal for Pooja room.Hence this konam should be kept tidy and neat for better prosperity.Kitchen at North East is not good as per Vasthu

South East is Agni konam.Agni konam is the ideal place for Kitchen.If you have a bed room at South east,persons living in that room will have continuous problems and no prosperity.

Your plan is just a few lines drawn by you.While spending lakhs of rupees for building a house,why cant you pay few thousands to get the most appropriate plan by a good Architect? Getting the most appropriate professionally designed  plan of the house is the most important part of the building construction.Only an expert knows the implications of a plan.Then why should you pretend to be an expert and loose your own money?

Renovation of existing house

Quote

Dear Sir

This is Thomas from Bahrain. Hope you remember me . i contacted you regarding the renovation of my old house.all my friends are suggesting  that renovation  cost will be almost same like making a new house.Actually my requirement is 2 Bed room with attached bathroom,hall with dining ,sit out,car park, kitchen, work area in the ground floor and 2 bed room with attach bath room and balcony in the first floor. i would like to know approximately how much it will cost me . the reason i am asking this because i am a normal NRI with limited income.can you can help me in this subject ?at least to finish the structure work .waiting for your reply

Thomas P

Bahrain

My reply

An Architect/Engineer is not an Astrologer

A person qualified and experienced in any branch of Engineering prepare an expected cost statement called Estimate by Engineering calculations with the help of data available

How can I predict cost  If you simply say that  you require so many rooms?

Whether the existing building is worth modifying or not I can say only after seeing existing building

When you delay construction even by one day,you are making house construction costly as cost of material and labour go up every day in Kerala.Even if you have only Rs.5 lakhs with you today,start with that money.Waiting for entire money to reach you will result in waiting for the house forever.

Comment on my blog post

Quote

Sunder has left a new comment on your post "Desire for lower price for construction":

It is an excellent article by a genuine Architect who understands the fallacy of the insistence of cost per sq. feet concept by the customers. It is an eye-opener really. Thanks a lot.
Sundararajan

My reply

Thank you  Sundararajan for your encouraging comments.

Construction of House In two cents of land

Quote

Anonymous   has left a new comment on your post "Queries and replies-House Design and construction":

Hello sir,
          Is it possible to construct a house within 2 cents of land?

My reply

Cents is only area of the land and it does not give any idea on frontage and depth of plot.If these dimensions are good enough,Construction of house in 2 cents of land is possible.But the design will have to be within the limitations of the plot.

Concrete mixing

Quote

Sir, i saw your website.I understood some details of concrete.  I wish
to know about all the details of concrete mixing,proportions, steel
laying and curing.

My residence at Kollam(not coastal area).

Thanking you in anticipation.

Prakash
Kollam

My reply

How can I teach you all those by a blog entry.? I have explained on various aspects of house construction in a simple non technical language in my blogs.To know more about the technology you have to be professionally trained.

Monday, August 15, 2011

Kerala House construction-Queries and replies

HOUSE AT HYDERABAD

Dear Mr. Thomas

I have seen & read few articles that you have hosted on web. Drawing some inspiration from that, I thought it may be a good idea to share & take your advice on the house that I plan to construct in Hyderabad. Based on that, I am attaching Architect's brief for the Duplex villa that I would like to construct in Hyderabad. I have tried my best to put all what came into my mind & the key requirements for the project. Kindly take care of all these parameters while designing the house. As mentioned in my brief, would like to have a exclusive beautiful house which has a blend of traditional Kerala architecture & Modern style architecture.
 
Would suggest you to mail me few elevations which showcases Modern Architecture & traditional Kerala architecture, where in I could discuss the same with my family & then give you a creative brief of what we would like you to develop. Layout requirements are detailed in the attached note. Do revert back to me with your terms & the process to take this fwd.
In case you need any further inputs / clarification, please revert back to me (or) call me on my cell 
 
Regards,
Thomas Ninan
Muscat – Oman

My reply

To start with I require details on house you are looking for,your needs ,dreams including your limitations if any.Once I get details on the plot,I can start developing plan for your house.

With the initial design developed we will have to discuss and arrive at a final plan.From there onwards we go systematically to make your dream house a reality.

BUYING A READY BUILT VILLA OR CONSTRUCTION IN KERALA

Dear Thomas,

Hope you are doing good!

I am planning to build a house but I am worried about that! could you please advice me ?
Buying a villa or building a house which is more good? I have plan for buy good second hand house also

my requirements:

2 storey 2000 to 2500 sq. ft..
normal woods for windows and doors
vitrified tiles in main areas
medium quality sanitary high quality electrical wiring and accessories
high quality paints inside and outside

can I get similar villas in the same expense of building a new home?

Sibi George,

My reply

Buying a ready built house is simply foolishness in Kerala conditions due to following reasons:

1.To increase profit ,construction by sellers will naturally be of lowest quality without bothering about following  Engineering standards

2.Seller normally sells the house taking much higher profit

3.Your requirements for the house may not suit house available for buying

HOUSE AT CHENNAI

Hi,

I am Tharanitharan from Chennai. I plan to construct a house in Chennai.
Could you please provide me the complete plan of the house for Elevation shown in your blog and this will
give me some idea to proceed further.

Regards
Tharani

My reply

It will be better to design plan of the house suited to your plot rather than taking plan of the house whose Elevation is given in our blog

SLOPING PLOT LEVEL

Dear Thomas Sir,

I read your article on foundation at your blog and liked it. Can u pls answer my doubt..

We have a site of 28X26 meters size. The site is not level and slope is about 5ft from the front portion to back of the site?

Is there any method other than filling the site with soil and putting a retaining wall at the back end boundary??

Idea of giving few steps inside the house is ruled out.

Niyas

My reply

As it is a gradual slope,it can be straightened while doing rubble foundation.That is better and cheaper.At the back end boundary if you do not want a retaining wall,you can leave a slope from foundation level of house to back end of boundary.

HAVING PROBLEM WITH THE DESIGN OF HOUSE

Dear Mr. VH Thomas,

I am S P Manoharan who is working in Indonesia. I want to construct a house in my native place Alleppey. I got the house plan made by my engineer and it is attached herewith. With the normal stair case I can not have attached bath room in the first floor master bed room. The dimensions of room can not be changed as they are all agreed by my Vasthu Namboothiri.

he bottom bath room dimension can be altered. Can you please send me an offer with a wooden (Teak) spiral case so that my dining room area is not much affected. Please send me the drawing incorporated with the staircase to first floor.

S P Manoharan

My reply

Only option is to redesign the house.For that I need to know outer dimensions of the plot(all four sides),directions and position of roads.

Plan prepared by anybody for a particular plot will not be the same.Better qualifications and experience can make a lot of difference

After the design of revised plan,you can show it to your Namboodiri to check Chuttalavu Vasthu which is a practice followed only in Kerala by old Asaris.If you need proper Vasthu compliance,I can do it on my own.

VILLA IN MUMBAI

Hi Thomas

need to know if you can help with house in Mumbai, planning to build a weekend home on the outskirt of Mumbai, river touch plot about 23karea, I have sort of managed to plan the look and feel of the house but not satisfied with the roof of the house.

you based in Kerala and my project is based on the outskirt of Mumbai,don’t know how well it will work, anyhow I am giving you the brief of what I am looking at and also attaching some plan which I have already worked on.

Will you be able to help with the same ?

Rajan Pillai

V.P Leasing 

My reply

Why not in Mumbai or for that matter anywhere  in the world?

After going through what you have sent to me  I would like to comment  as follows:

1.It appears that you have purchased a plot in a Villa Project

2.It is not clear whether you are free to design Villa as per your likes by your own Architect or the promoters have their own Architect designing villas to give villas in the project similar appearance.

3.Do you already have a Basic Plan of the villa designed?If so send it to me in pdf format

4.What you have sent me in pdf format is two dimensional Elevation of the Villa which is not impressive or professional looking

5.To start with I can improve upon the plan (if you have one) or design plan of the villa fresh with your requirements/desires for the house as input

6.I need to know outer dimensions of all four sides of the plot and also direction to which house will be facing.Also I need to know where all roads come near the plot

Plan comes first.Elevation comes next.But we can give you a professional Elevation which will have almost photo quality

Now it is your turn to respond

LOW COST HOUSE

Dear Sir,

I am Ajay Nair from Palakkad, Ottapalam, Kerala. I am currently working in Saudi Arabia. I have a plan to relocate from my native village in Palakkad to somewhere else. So I am searching for good ready made homes as well as the possibility to build a home in cheap budget. My budget ranges between 5 lakh-10lakh. I prefer to have a home with one floor where two average sized be rooms with attached bathrooms, a kitchen and a drawing room cum dining hall are available. Some variations can be made from this view. I came to know about a cheaper European style Eco-friendly homes lying between my budget range. I would like to know about that. Also i would like to see the possibility of "temple top" or "taravadu" model homes, but small area. I don't need a wide space also. So please check the possibilities of this and let me know the status whatever may be the answer. You can tell me if it is not possible also. I have attached two snaps along with this mail which I got from one of my friend. It seems good for my concept of "temple top" or "taravadu" model homes.

Waiting for your early reply.

Ajay Nair

My reply

Buying ready built house will not be cheap.In fact it will cost much more than building a new house and you will get a low quality construction as seller is primarily interested in profit only.

Two bed room attached house even with a bit small room sizes will be at least 800 sft if you build in a single floor.With present cost it may cost about Rs.12 lakhs and as you intend to construct in future cost can only go up.If you do not have land,land cost will come in addition.

Plan for a house prepared by any one will not be the same

Quality of  design depends to a large extent on the professional training and exposure obtained through experience.

Basic Plan of the house is the most important and critical element of house building

A well designed plan prepared by a qualified professional with experience can save you lakhs of rupees and it can provide you better facilities within your budget.

So simply trying to save few thousands of rupees towards design can put you in to greater trouble which you will be able to understand at least to a lesser extent only after construction of house is over and at that stage you cannot correct it even if you spend any amount of money.

Now you tell me whether you need us to design your house

Cost of construction of your house to be built cannot be predicted by any one.Contractors may tell attractive figures just to get work knowing very well that you cannot do anything other than agreeing to their revised demands after work starts and even on engineering and quality of construction a non professional contractor may do any compromise simply to increase or protect his profit

RENOVATION OF EXISTING HOUSE

Hi Mr. Thomas,

I found your e-mail Id on one of the housing construction blog and would like to understand few things from you.

My parents are thinking of renovating our ancestral home, which is situated in a village near Trichur, Kerala. While I understand the quote greatly vary depending on the type of contractor, the current rate from one of the local contractor is Rs. 1800 per sq.ft. This quote is only for renovation and doesn't include foundational work. As my parents and family do not stay there and have little knowledge about the current construction cost,your input/suggestion will be valuable. What is the general range of construction cost per.sq. ft. for renovation or for a new construction. Honestly, I don't want my parents to be fooled by anyone.

Thank you so much!! Looking forward to hear from you.

Ranjini

My reply

Getting quotation from contractors and fixing up lowest bidder is not going to get you quality professional construction of house with proper guidance and assistance to achieve the best  without some one pilfering your money.For that you require not a contractor but professionals like us

Wednesday, July 27, 2011

My replies to your queries

LANDSCAPE DESIGN

Query

Hello Mr Thomas

My name is Melvin Mathew and I am a resident of Thiruvalla and currently staying currently outside India.

I saw your blog and I feel you are the right person who could help me with some ideas on modification of the outdoor of my house.

I have a big fish tank that was built in front of my house about 6.5 deep and the length is about 9 m and width of 4m. I had different variety of fish there, but nowadays I don't find time to maintain there and don't find people who can help for that as well and so maintaining it has become difficult for me and no more scope of an aquarium there. I don't stay there regularly so I wanted to do some changes with it or modify it so that it can add to the beauty of the house and could be of some use so that I don't just need to close it. I have some grapes growing just above it, hanging on an curved iron rod structure, so closing it will would mean losing the grapes which I don't want to..

Could you please help me with some good ideas, and if possible I can call you as well or we can meet when I come to Kerala. Thanks in advance for your reply.

Warm Regards

Melvin Mathew

Bradford University School of Management, MBA 2011

My reply

I can give you suggestions on better landscape design for your house outdoor only after a site visit.Are you interested?

CRZ restrictions for river side house

Query

Hi Mr. Thomas,

Found your website very useful/informative.

I am a UK resident, primarily from Palakkad.

I had brought a property – 23 cents behind UC College – right at the bank of Periyar – the property can be seen from the Mangalapuzha bridge.

The property was divided from a bigger property of 50 cents and the person who sold me has a big house constructed in his plot a few years back.My property has a 20 min frontage and has a depth of 35 meters.

I now want to sell this off due to other commitments. Recently, I heard that there are some rules which prohibit construction at riverside.

Is this true ?  Appreciate if you could spare some valuable time and provide some guidance on the same ?

Vinod Kumar

My reply

CRZ act prohibits construction up to 50M from river side

It is possible to construct if you have an existing building line.(an existing building should come in same line of your building) or a road in between.But you will have to get prior permission from concerned local authority before commencement of construction

Renovation of Existing House

Query-1

Dear Sir,

My name is Siva Kumar. I reside in Chennai.I am planning to renovate the ground floor of my house and to construct first floor as well.

Just wanted your help for the designs and plans. Also, is it possible for you to visit the site? If yes, then please let me know the date and expenses.

Please find attached pictures of my existing house in Chennai.

Shiva

Query-2

Dear Thomas,

Seen your site which offers various services in home renovation.

Let me introduce my self as Saji Dominic working in Abu Dhabi.

We got an old house approx. 40 years old in mukkotuthara near Erumely. Its a normal house . Would like to know if are taking contracts for such jobs or will be able to provide a good design for the same.

Since the place is distant from Ernakulum, based on your convenience i will be able to share you few snaps of the house to be renovated.

Appreciate your response.

Saji Dominic

My reply

To start with, I will have to visit villa to be remodeled and study work involved for remodeling/extension.After the site visit, I will give a report on what exactly can be done on the existing structure to meet your expectations/needs

Based on this initial evaluation of work, using measurements collected from site and your old drawings related to the house if any, I will prepare what we call a Basic Plan for the modified house which will show positions and dimensions of rooms, doors and windows of the remodeled house only. This Basic Plan if required can be revised without any extra charges to meet your requirement fully, subject to our acceptance of your change requests

After this, we will go systematically in a professional manner by providing complete professional care and technical  guidance to reach your dream house.

Saturday, July 16, 2011

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Click on photo gallery to view few pictures of houses designed and built by us

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Here is the link:

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Thursday, July 7, 2011

Answers to queries

NEW HOUSE CONSTRUCTION

Query

hi sir,

My name is prince  and I am working in air force.I would like to make an independent house of around 1000- 1500 sq. feet.my budget is 12 to 15 lac.I am planning to make this house next year beginning.please provide me the instructions.

prince

My reply

You have to tell me the following:

1.Where do you intend to construct house?

2.Square feet plinth area of the house will be known only after your Architect designs your house plan suited to your site conditions,your needs and possible budget.So tell me what all you need in the house and what all you hope to have in the house.

I am copying below our standard Introductory mail which will give you a fair idea on how to go about designing and building a house.

Query

Hi,

I have a plot at Cherai ( about 2 km from beach ). its about 28 cents. I plan to build a traditional Indian home there.
am currently studying in USA, but is at Vypeen ( cochin ), for about a couple of weeks. I wish to know how you will be able to help me.

I might not be open for visiting the plot, cause i wish to keep the plot and the neighbours from being disturbed. that could be done only when everything is fixed.

Yours Sincerely,
Arun Kannanganat

My reply

Ok.I do not have to visit plot.You can send me plot dimensions,position of roads nearby and directions.Also write to me in detail on what all you need in the house

Query

Dear Mr. Viruvelil,

I have a 06 cent corner plot in Kakkanad facing South with a bell mouth on south west and I would like to build a 2200 sq. ft. house with following features,

Car Porch on east south

Sit out

Kitchen 4*4.25m on south east behind car porch

4 bed rooms with attached toilets ( 4*4.25m) ( Toilet 2*1.5m)

a common toilet under Stairs

1 Hall ( 6*5m) south west

1 dining ( 5*5 m) North East

Balcony and Open terrace on South west

Please find attached sketch of plot, a rough plan drawn by me, preferred  pictures of house.

Is it sense to give contract to a local contractor..

Please help me to build beautiful simple house to meet my budget avoiding costly extra works.

Kind Regards

Biju Antony

My reply

I will look at drawings and details sent by you and will reply in detail later

If you want to build your house at Kakanad,why don't you think of giving us entire work from design to completion of house?

REMODELLING EXISTING HOUSE

Query

Dear  Thomas,

Happened to see you blog. Definitely you are giving very valuable information for people like us, who are planning to build houses. I have a 7.5 cent rectangular plot in Peyad, Trivandrum with a 30 year old tiled house. I would like to demolish that house to build a house of around 2000 sft. In order to make an estimate I prefer you to visit the plot during my next vacation ( after 1 month- at present I am in Dubai).

Please let me know your charges for the visit/consultation.

Regards

L.S.Pillai

My reply

I can visit your site study site conditions,take measurements and provide you a plan of the modified house to start working on your desire to remodel your existing house

From there ,I will guide you step by step to convert your existing house  to a better house with more facilities and modern look with all it's old glory retained

Kindly indicate your possible period of visit in advance for me to confirm date of my visit to your plot,as I cannot commit a date of visit on short notice

Monday, July 4, 2011

House Construction-Answers for your queries

PLINTH AREA CALCULATIONS

Query

Hi Thomas,
 
Just today only I came to know about you and It was my bad luck.  I already stated to build a house with 3500 sq. ft.  Kottekkad Trichur.  Normal house for a big family including myself and my family, my parents and my two brothers & their family.  Now plastering over.  As it was in a small village, I have given to a local contractor.
 
Please let me know will car porch, sit out and balcony be calculated as full built up area.  I do not have any idea about the sq. ft calculation.  Attaching my plan drawing.  Please help me to get correct sq.ft....please help.
 
Thanks & Regards,
 
Jeevan

My reply

You have reached only up to plastering.After this stage you require more assistance and guidance from a professional.

It will be good if I can visit your site

After completing structure and plastering work, you require continuous guidance from a qualified and well-experienced Architect

You need advice and guidance of a qualified and experienced person to know various options available to you, latest trends and ways and means to decrease cost while improving utility and appearance of the building.

Look at some of the pending works

1. Putty finish for walls and painting

2. Flooring and toilet wall/floor tile laying with latest trend designs/patterns

3. Plumbing and sanitary works

4. Electrical wiring and fittings

5. Interior woodwork like modular Kitchen, cupboards and Interior lay out design

6. Furniture work with woodcarving

8. Land scape design, arrangements and much more

We can undertake these after structure work anywhere in Kerala by providing professional guidance and expert workers

Each contractor has his on method of calculating plinth area of the house based on his understanding with the client.It is for him to say whether he considers car porch,Sit out and Balcony which have lesser cost input to be considered at par with other areas of house when costing based on plinth area has to be considered.If required we can visit site, take measurements and using computerised Auto CAD software tell you exact plinth area of the building

MODIFYING EXISTING BUILDING

Query

Hi Thomas,

This is Neethu Thomas from Bangalore.

I have spoken to you today.

Could you please let me know the details (Plans and Tariff) for re innovation of an existing house.

Thanks for your help and time.

Neethu Thomas

My reply

To start with, I will have to visit villa to be remodeled and study work involved for remodeling/extension

After the site visit, I will give a report on what exactly can be done on the existing structure to meet your expectations/needs

Based on this initial evaluation of work, using measurements collected from site and your old drawings related to the house if any, I will prepare what we call a Basic Plan for the modified house which will show positions and dimensions of rooms, doors and windows of the remodeled house only. This Basic Plan if required can be revised without any extra charges to meet your requirement fully, subject to our acceptance of your change requests

After this, we will go systematically in a professional manner by providing complete professional care and technical guidance to reach your dream house

HOW TO FIX CONTRACTOR PAYMENTS FOR HOUSE CONSTRUCTION

Query

how can i calculate cost of work to be paid to contractor?

My reply

First of all,you have to get a qualified/experienced Architect to guide you on design and construction of house.
He will guide you on how terms of contract can be fixed with your contractor

House Construction-Answers for your queries

PLINTH AREA CALCULATIONS

Query

Hi Thomas,
 
Just today only I came to know about you and It was my bad luck.  I already stated to build a house with 3500 sq. ft.  Kottekkad Trichur.  Normal house for a big family including myself and my family, my parents and my two brothers & their family.  Now plastering over.  As it was in a small village, I have given to a local contractor.
 
Please let me know will car porch, sit out and balcony be calculated as full built up area.  I do not have any idea about the sq. ft calculation.  Attaching my plan drawing.  Please help me to get correct sq.ft....please help.
 
Thanks & Regards,
 
Jeevan

My reply

You have reached only up to plastering.After this stage you require more assistance and guidance from a professional.

It will be good if I can visit your site

After completing structure and plastering work, you require continuous guidance from a qualified and well-experienced Architect

You need advice and guidance of a qualified and experienced person to know various options available to you, latest trends and ways and means to decrease cost while improving utility and appearance of the building.

Look at some of the pending works

1. Putty finish for walls and painting

2. Flooring and toilet wall/floor tile laying with latest trend designs/patterns

3. Plumbing and sanitary works

4. Electrical wiring and fittings

5. Interior woodwork like modular Kitchen, cupboards and Interior lay out design

6. Furniture work with woodcarving

8. Land scape design, arrangements and much more

We can undertake these after structure work anywhere in Kerala by providing professional guidance and expert workers

Each contractor has his on method of calculating plinth area of the house based on his understanding with the client.It is for him to say whether he considers car porch,Sit out and Balcony which have lesser cost input to be considered at par with other areas of house when costing based on plinth area has to be considered.If required we can visit site, take measurements and using computerised Auto CAD software tell you exact plinth area of the building

MODIFYING EXISTING BUILDING

Query

Hi Thomas,

This is Neethu Thomas from Bangalore.

I have spoken to you today.

Could you please let me know the details (Plans and Tariff) for re innovation of an existing house.

Thanks for your help and time.

Neethu Thomas

My reply

To start with, I will have to visit villa to be remodeled and study work involved for remodeling/extension

After the site visit, I will give a report on what exactly can be done on the existing structure to meet your expectations/needs

Based on this initial evaluation of work, using measurements collected from site and your old drawings related to the house if any, I will prepare what we call a Basic Plan for the modified house which will show positions and dimensions of rooms, doors and windows of the remodeled house only. This Basic Plan if required can be revised without any extra charges to meet your requirement fully, subject to our acceptance of your change requests

After this, we will go systematically in a professional manner by providing complete professional care and technical guidance to reach your dream house

HOW TO FIX CONTRACTOR PAYMENTS FOR HOUSE CONSTRUCTION

Query

how can i calculate cost of work to be paid to contractor?

My reply

First of all,you have to get a qualified/experienced Architect to guide you on design and construction of house.
He will guide you on how terms of contract can be fixed with your contractor

Wednesday, June 8, 2011

House Construction in Kerala-Queries and replies

COST Of BUILDING HOUSE

Quote

Dear sir,
I want to build a single story house consisting 100 Sq.ft. in Harippad Kerala. Please let me know approximate amount will be incurred only for building

My reply

For building a house first step is preparation of plan of house.Then using Engineering estimate method it will be possible to get approximate indication of cost

There is nothing like a square feet cost of construction.I have written a lot on this in my blogs.Read more

Assistance for  Project work

Quote

Hello Thomas Viruvelil sir,

I am into my 5th year, B.Arch and I am a student from SPA Hyderabad.

Your work is interesting and of great help.

I am greatly interested to work on a Heritage Hotel, and I am doing my prelim. studies on this subject. It would be of GREAT help to me, to have valuable inputs from you regarding this.

I am so interested to know if there are similar projects to work on and study; and to have a nice experience,of the subject.

I am in search of "suitable" buildings "old and traditional" which fit into the slot to develop through an adaptive reuse. Had gone through the GOVT.rules about classification of Heritage hotels, and realised I need to have a building aged before 1935 or so for a project like this.Hope that you guys could help me with this aspect at the earliest.

The other topic I have in my mind is a "Heritage Homestay" for the tourists. It would be nice if you help me out with possible sites and which are suitable for such a development. And even more helpful if i could get some inputs about any old homes or palaces that are going to be renewed or converted to hotels. :)

I wish to have some valuable inputs regarding this.
Waiting for a positive response.

Nikhil Dev VN
Student.
5th yr.B.Arch. SPA JNAFAU HYD

My reply

It will be better and more meaningful if you can visit Cochin for effective interaction with me and  during the visit I can suggest buildings that can meet your interest for specific study

Assessing soil condition

Quote

Dear Mr. Viruvelil Hormise Thomas

My name is Gino Itty George. I am currently designing a house in Thottackadu, Karuckachal, Kottayam. My client wasn't able to procure sufficient details of the site and I am a bit worried. What would be the soil condition of that place? He says he has rubber plantation nearby. Will the site have Laterite soil or Alluvial soil? And in each case what type of foundation would be applicable?

Waiting for your reply.

Gino

My reply

I need to visit site to give you  my assessment on the site conditions

Info On Mankara,Palakkad

Quote

Geenius.a  has sent you a link to a blog:

sir,thank you 4 your info.can u kindly give some information about mankara a small village in Palakkad.

Blog:  Kerala Architecture.com
Post:  Kerala Architecture
Link:  http://viruvelil.blogspot.com/2008/07/kerala-architecture_17.html

My reply

I have not visited Mankara and hence I am not familiar with the place

What is special significance of Mankara as far as Kerala Architecture is concerned?

House modification and interior work at Cochin

Quote

Dear Thomas,

I am Jos John, your classmate in Trichur Engineering  college. During the year 89 we met each other when you came to o/e/n Mulanthuruthy when I was working there. Now, I am working in Doha and coming for one month vacation From June 29. I require some modifications and interiors after checking the Vasthu of the house and quotation  to do the job. Now, it is locked and nobody is staying there. Please reply.

Jos J Athanikkal.

Senior Project Manager(E & I)

GALFARAl Misnad Engg., & Contg., WLL.
Doha, Qatar.

My reply

I have to visit site before I can comment on what can be done on the house to improve utility and appearance of the house

New house construction at Trichur

Quote

Dear Mr Thomas:

Please accept my compliments for the great service you render to people like me with no knowledge or experience in building homes.

We have a plot of land admeasuring 5 cents near Trichur (Kerala). We wish to construct a single-storied house (with foundation strong enough for another floor in future) admeasuring around 1,000 sq. ft. or so - 2 BHK) at an estimated all-inclusive cost of Rs 10-11 lakh at 2011 prices.

I will appreciate it if you kindly let me have a couple of suitable designs with dimensions, features and cost (where applicable) at your early convenience and oblige.

Thanking you and with best regards

Dr KSB Nayar, Ahmedabad

My reply

Design for your house has to be specifically designed to meet your plot conditions ,requirements and budget

Any other plan of the house prepared for somebody else may not suit you.I prefer to visit site and discuss with you in detail on your needs for the house before attempting to design your house

Friday, May 20, 2011

Queries and reply-House Construction

Extension to existing house

QUOTE

I am having a one storage house and I would like to add one more storage.My house is of 1200 sq feet and I would like to add the staircase from inside the house.I like to have two bedrooms and a hall.Is it possible for you to give me details about the maximum expenditure that I have to put on

I do not have the plan with me now as i am in Pune.Is it possible for me to know how much will be the maximum expenditure that i have to put according to the market today.I will see whether i could get the plan.

Anul Ramesh

My reply

Lack of awareness on House construction related matters make you think that some one qualified and experienced may be able to give cost indication with the information provided by you.House construction or extension is not that simple

In fact it will be very difficult to assess or estimate expenses that can be expected for a modification/extension work as defects in construction of the original building will be known only when we attempt to do extension work.

A site visit,preparation of drawings of existing and proposed modification and preparation of Engineering Estimate will give you some idea on expected cost.Basically you have to first decide whether the extension planned is essential.Get expert advice on feasibility and usefulness of extension you are thinking of.May be an expert can guide you better on this.If you feel that the extension work is essential and viable after consulting a professional,you should not delay the work.Tomorrow cost can only go up making your plans un reachable

Building House in farm land  at Mala

QUOTE

Have plot in mala. Interested in building house of 1500-2000 sq. ft. Can
you give me ideas as to cost and designs.  For 2 people, no children,
to be used on part time basis. Large rooms desired and small 2 bedrooms
for guest. Even a small plunge pool, 10-12 ft. on back deck. Live in us
in architect designed house and love it.  Can you help? Await your
reply. 

Everette Crotts,

johns island, .
USA

UNQUOTE

I have visited this plot in an interior location away from Mala.There is no proper road reaching the plot even from a small panchayath road.About 30 cents of land with lot of Jathi trees reaching high yield condition.USA based Mr.Crotts has spent money and purchased this land about an year in the name of a school teacher  staying nearby.For all practical purposes the local teacher is using and having land as his own.According to neighbour he will get about Rs.80,000/- per year from Jathi trees.
Mr.Crotts who spent for purchase of land has no legal right on the land as per records.So I advised him not to spent any more money in the land.Place is not ideal for use to put up a vacation house.Cutting down Jathi trees in plot for construction now will be foolishness

So I advised him to sell the property at higher market value prevailing if his local teacher associate is willing to co operate and hand over proceeds of sale to him

Changing Flooring of the house

QUOTE

We have been living in our twenty year old house and its flooring is done with red oxide. Now I am planning to put tiles on the floor and the total area comes around 1000 sq.ft. I am looking for a medium budget plan. Can you give me the cost of ceramic tiles and granite tiles separately for my house? According to your opinion which one is best suitable for my house.

  Also can you give me the cost per square feet for chipping the floor, cost for laying tiles and the material cost(means cement, sand etc.) separately?

Waiting for your reply.

Regards,

Harikumar

My reply

There is no need to chip off existing floor.You can use tile adhesive instead of cement sand mix(mortar) to fix tiles.It is better to use anti skid tiles with better  strength,elegant colour and finish costing about Rs.70 per sft.Both NITCO and Johnson are manufacturing these tiles now.NITCO is calling it as Naturoc tiles

Sunday, April 24, 2011

Queries and replies -House construction

ROOF CRACKING AFTER TWO YEARS

QUOTE

Dear Mr Thomas,
 
I am Col.Ganapathy retired from the Indian Army and recently got a old house in a village called Aylur next to Nemmara. I got the roof done and this is my second year and it has developed two cracks. Can you suggest the best method by which I can seal this leakage. This is a independent house, not attached with any village houses.
 
Thanking you
 
Col.A.R.Ganapathy

My reply

Concreted roof developing crack after two year  can only be due to improper reinforcement work and improper laying of  reinforcement and concrete.Nothing much can be done to improve structural stability of concrete roof at this stage.As a temporary solution,injecting of chemicals to seal gap can be tried.Check whether agencies doing similar work available near your place

To comment on exact nature of the problem,I will have to visit site.What I have written above is based on my assumptions on problem faced by you and it cannot be a proper professional reply to your problem

CHECKING UP PLAN PREPARED BY LOCAL MAN

QUOTE

  I will introduce myself and my dreams. I am a computer hardware and software business man in UAE, having very nominal profits. I believe the concept of Nalukettu and the landscape will always provide positive energy. Because of that reason I finalized with this concept.

I am staying in a village known as Karikodu around 30 km away from Ernakulum town and I have 1.5 acre property lying in 4 cuts.  From the main road, one panchayath road towards down. If we come through that my plot is on our right side along with the panchayath road. This road is from north to south. I am planning to built my home facing towards the road (east) and it should be little far away from the road.

There is a local designer done the site visit and made a plan according to that. But its much expensive and not come up to my  views.

I like one economic plan similar to below mentioned which I am sending just  for your reference.

Checkout below mentioned plan, which I created with my ideas. According to this plan there is 2 car Porch. And in the upstairs I need 2 bedroom and balcony on top of the side car porch. 

SHIJU

My reply

Your local person may not be quite qualified and experienced.Preparing best plan of the house is the most critical part of house building

Builders prepare plan of the house mainly considering profitability and such a plan also may not be suitable or the best possible for you

In the plan sent by you there is a bed room at South East.As per Vasthu it is not good.Stair case is provided with old fashioned arrangement of U shape which creates wastage of space and it also avoid stair case becoming a show piece in the house.Positioning of stair inside also will cause darkness in the area, As per Vasthu there cannot be toilet at south West.Considering all these a revised plan is required for you.

PROFESSIONAL GUIDANCE FOR AFTER STRUCTURE WORK

QUOTE

I am a NRI, working in Saudi Arabia.

Currently I am constructing a 2500 Square Feet, two storied residential house at Changanacherry Town near Railway Station. I had given a contract to construct the structure only, and the work is progressing well and is expected to be completed by the 1st week of March 2011.

I am looking for a professional (architect/designer) who can assist me to accomplish the remaining work which are listed below.

How can you help me? are you interested? please let me know by return email as soon as possible explaining clearly your terms and conditions.

Shaji Rawother

Saudi Arabia

My reply

I can act as consultant for the works indicated by you and also provide our workmen if you require our direct involvement for the work

It will be good if I can visit the site and assess work already done and suggest improvements/modifications possible at this stage.
I will guide you on work to be done and will give you options based on latest trends and technology at minimum cost

House renovation in Kerala for US based NRI

QUOTE

Hi Mr.Thomas, accidentally saw your website and was impressed. I  have a question for you. I have a house in Mavelikara that belonged to my father and the house is  in good condition. However there is some work needed on the house. We are settled in U.S. and do not have reliable relatives in Kerala to guide us. So your website seemed like a Godsend. If we proceed with you are you able to see and estimate the amount of work and budget needed to upgrade the house. This house sits on a very small plot and my only goal is to make it livable for vacations without much upkeep. Do you have regional subcontractors or branches that can help you complete the work  in Mavelikara? Hoping for a reply,

Elizabeth

My reply

I cater to mostly NRIs who have practically no one to take care of their building related affairs and I keep them posted with info and pictures through blogs specifically created for a particular client and site

I will have to visit your house at Mavelikkara, take measurements,study in detail.Then I will advise you how we can go about it.I can send workers and experts from Cochin if required for doing the work

Monday, March 14, 2011

Queries and replies-House remodeling,construction

REMODELLING OF EXISTING HOUSE

QUOTE

Dear Thomas, I went through your blog and found you are providing advice for the above mentioned subject. I am from Chengannur, exactly Perissery, I want to renew my existing house. My plan is to convert the existing kitchen to modular one, to make a sitting out, to remove the 15 yr old mosaic flooring and to put tiles and other small associated jobs.
 
My main issue is I am not aware of any good contractors who can do this job perfectly and that should worth the money I spend. At present my father and mother are staying in the same house. I hope you can understand my needs, kindly give me advice and reference if available regarding a dependable contractor.
 
Thank you for your valuable time and waiting for the reply.
 
Thanks and regards,
Viju M Varghese.

My reply

All the work indicated by you can be done by us directly  with our expert workers.Best quality material for the work can be arranged from Cochin
If you require an approximate Estimate and my suggestions on the work to be done I can give it after site visit.

SLOPE SUNSHADE OR FLAT SUNSHADE

QUOTE

Dear Sir,

How are you? I got your ID from Facebook.

I am from Koottanad near Pattambi working at Qatar.
My house construction is under progress at native (a small one)
Give me suggestion regarding side concreting after Lintel, whether slop or straight is better. My Engineer given two designs for the roof side concreting. I am sending you the same.

hope you will give valuable suggestion

Santhosh MB
Qatar

My reply

Slope sunshade will give better look to the house.But it should be placed at 255 cm height from ground level of building
If you need i can visit site and give necessary guidance.

FARM HOUSE AT VISHAKHA PATINAM

QUOTE
Hello,

I am planning  to build precast farm house  ( 2 bed room )  in Visakhapatnam please  advise how u can  help me in this issue

Jetti

My reply

For your Vishakhapatnam property we can provide complete design details.For construction you have to engage local contractor.

NEW HOUSE AT KALLOORKAD

QUOTE

Dear Thomas,

My name is Jose Rathappillil, residing in Florida, US. I am thinking of building a home in my ancestral property, which is located at Kalloorkad, Kerala. The kind of house I have in mind is a two storied, traditional with modern amenities, with 8-10 bed rooms & about 5-6000 sft. This house will be situated at the north - eastern corner of a 5 acre property. The home site will have about .75 acres & facing north. This site has road frontage on its northern & eastern sides.

I will be visiting Kerala in early May & would like to meet you & discuss about this project. If you are interested please let me know. I am also attaching a picture of a house which I have found in the news paper.  
Thank you very much.

Sincerely,

Jose Rathappillil

My reply

A house suited to your requirements,plot,vasthu factors environment around your land will have to be specifically designed.In fact there are much better elevations done by us as can be seen from Facebook pictures loaded
Before starting design of the house I would prefer to visit the plot
 
First step in construction of house  is preparation of Basic Plan of the house
Site visit  before preparing plan will be better though plan can be prepared if you can give complete measurements of all four sides of plot, directions of each side and positions of roads near plot.

CHECKING UP PLAN PREPARED

QUOTE

Dear Thomas,
Please see the attached drawing and the plot details.
 
I want to keep the house under 3000Sqft , so there is no car porch ,
The porch is planned to be built later beside the house.
Also, I had wanted all rooms to have good sunlight and air flow.
 
Do you think, the plan is a good one or require changes ?
 
Thanks,
Aji Kumar
Dubai

My reply

Plan require not simply few changes but total revision
Even though drawing quality is good professional design and Vasthu compliance are missing.For a three bed room house,you do not require 3000 sft.By properly redesigning the plan,you can get better design with lesser cost of construction

Sunday, March 6, 2011

Queries and reply

After Feb 22,I could not post earlier due to work load and a bit of laziness.But I have replied to almost every one directly.Here are the queries and replies

SEPTIC TANK

QUOTE

Dear Sir,
 
I am asking this query for my under construction New House,
 
Is it better  to install Custom Made (Cement Ring Type) Septic Tank or I should go for Ready Made Septic Tank (Fiber Type, Branded which are available in the market).
 
What is your opinion ?
 
I would appreciate if you could send me a reply by email.
 
Regards,
Shaji Rawother
Saudi Arabia

My Reply

Just digging and putting concrete rings do not make a septic tank.It can be called as a waste pit and it will not do the work of a septic tank.So you go for either fiber type or Ferro cement septic tanks.

REMODELLING EXISTING HOUSE

QUOTE

Hi
 
I have a 3 bedroom house in Keerthi nagar, deshabhimani road, Cochin in 7.5 cents which was re modified around 4 years back. However I am not happy with the result. Also there are some fresh requirements as below.
 
Scope of the work : I would like to add 1 more bedroom to the existing house, re- do the interiors  and build a attractive unique boutique outlet on the 1st floor with separate entrance.
 
please revert in case you are interested in taking up this Project at a cost effective rate.
 
More details can be provided thereafter

Thanks and regards
 
Jiju Mathew
Doha, Qatar

My reply

House to be remodeled will have to be visited by me first,take measurements,discuss with you on your needs and then I can give you suggestions and a plan of the remodeled house to start working on

NADUMUTTOM HOUSE

QUOTE

Hi Thomas,
I liked your house http://kerala-houseconstruction-sunny.blogspot.com/

I'm working in US and interested to construct similar house at
Kottayam. How much does it cost? Do you have the pictures of
Nadumuttom and surroundings. Please let me know.Regards
Jijo

My reply

Cost of a house depends on location,land conditions,design of the house,features of the house etc. .These and many factors contribute to cost and in Kerala conditions it goes up very fast.You have not even started on design of the house and even if you start construction activities now  house may get completed after about 18 months.By that time technology and trends in addition to input costs will change and hence a professional like me cannot give you a cost figure without any data.
I can design and build your house meeting your requirements and hopes
QUOTE

Hi

Thanks for the response.. I understand that the price vary during
construction. I would like to know how much is the approximate rate as
of today.. I can consider 20% variation on that cost due to inflation
or cost variation.

The reason is i don't want to take a loan to construct it. I don't want
to think unless i know I'm financially good to start constructing it.
So i would appreciate if you can tell me like to how much it required
to construct the property at
http://kerala-houseconstruction-sunny.blogspot.com/ with todays
price..

regards
Jijo

My reply

In the case of house construction you should never wait for construction till you are ready with entire funds.Both land purchase and house construction should be attempted at the earliest possible.Taking loan with interest rate of nearly 8% is better than wait and pay more than 100% in cost escalation.If you go on waiting for land purchase and house construction till you  have sufficient funds,you will never be able to purchase land or construct house.

CHANGE IN BUILDING RULES FOR PANCHAYATH AREA

QUOTE

Panchayat Permit not needed for residential house construction

http://www.townplanning.kerala.gov.in/Pages/pdf/go44_2011.htm

10. Permit not necessary for certain works.- Notwithstanding anything contained in
these rules no building permit shall be necessary for executing the following works which do
not otherwise violate any provisions regarding applicable general building requirements,
structural stability and fire safety requirements of the rules, namely:-


Buildings in Category –II Village Panchayats under Group A1-Residential
occupancy with total built-up area on all floors up to 300 sq.meters (including existing and
proposed within the plot) and number of story's limited to two and all single family
residential buildings.

Buildings in Category –II Village Panchayats under Group A2 and F
occupancies, poultry farms, livestock farms, traditional coir works, handloom units, cashew
processing units, lime kilns, carpentry and smithy units; all of which with total built-up area
on all floors up to 150 sq.meters (including existing and proposed within the plot) and
number of story's limited to two, except those for religious purpose and /or worship.

CONCRETE MIX RATIO AND STEEL REINFORCEMENT

QUOTE

Dear Sir,

I am planning to build a house and I am making an initial estimation
for budgeting in order to make a budgeting idea.

For this, could you advise me on the following ?

1. Concrete Mix Ratio (cement:sand:metal:water) for lintel, sunshade
and first floor slab (I am planning a two-storey villa)
2.Reinforced steel bar dia and approx. qty (in Kg) of steel bar for
one M3 of lintel
3.Reinforced steel bar dia and approx. qty (in Kg) of steel bar for
one M3 of beam (9x12")

Your early reply will be highly appreciated

Haris
Abu Dhabi

My reply

For house construction you need services of an Architect and Structural consultant not only at the beginning to prepare plan of the house.You need continuous drawings,design details ,instructions of professional experts till completion of the house.Without professional involvement and guidance,contractor will do construction in a manner which will give him maximum profit.He will be bothered only about  structure remaining in good condition till he leave the construction site(In some cases that also do not happen)He will misguide you on quality and Engineering standards for his benefit.

Concrete mix ratios and steel reinforcement details can be given only after studying your case details properly.Just like a contractor I cannot give vague ,incorrect answers.

RUNNING IN TO PROBLEMS AFTER STARTING CONSTRUCTION

QUOTE

Respected Sir,


I am NRI.Name Sebastian Fernandez settled in Oman with my family . In India I am settled in cochin and now I am building a new house in Thoppumpady.
Started the work on 16th Jan 2011 .Till now the foundation work has not finished we have only the labour works in contract , we buy the material.In this mail I am sending the house plan  its about 2500 sq.feet and the land is just 5.45 cents we saw in net all your work and we liked  one picture from  photo gallery-gothic style house,till now we have not confirmed the front elevation so we want your help to draw a good front elevation for our house and guidance, supervision ,interior design now my uncle Aloysius is supervising the work but he need some guide like u . 


So I kindly request you to sent me the reply in this mail id for this mail.

regards

Sebastian Fernandez

My reply

House Construction require professional guidance right from beginning to end.Only after visiting site I can comment on your construction so far done.You cannot have any type of Elevation for any house.Elevation is dependent on plan of the house.If you need impressive Elevation,plan will have to be prepared with that intension by the Architect.

PLAN TAKEN FROM A WEBSITE
QUOTE

Dear Thomas
 
We are planning to construct a house in Vallarpadam, its a 9-10 cents plot. We would like to build a low cost 2 storied house with 3 bedrooms. attached is a plan I found in another website. Could you please look into it and let me know your costs (per sq. feet) etc.??
 
Look forward to hearing from you.
 
Regards
Lucy

MY reply

Plan taken from any website may not suit your plot,requirements,Kerala Building rules and Vasthu.To avoid paying an Architect for the plan,if you simply take plan from a website it will make you loose more money.You have to take professional guidance from beginning to end.Your Architect can plan your house in a manner to save your money.

Tuesday, February 22, 2011

Queries and replies-House Design and construction

QUOTE

Hi Thomas
. All I need to know is what would be the approx. cost of building a house of 2700 sq. ft. with standard features like vitrified tiles, country wood doors/windows, burger\Asian paint, standard electrical\sanitary fittings. . If the cost is within my budget, we can take this forward.
Thanks
Tony Jose

My reply

Technically there is no such term as square feet cost of construction.For each construction of building factors contributing to cost varies.Professionally managed construction work is done based on unit cost of each item of construction.Using measurements taken from site billing is done using unit rates mutually agreed.
Only after finalising both architectural and structural design,cost can even be calculated using Engineering Estimate methods.
When you do construction simply depending upon a non professional contractor,he will not have a proper architectural design and he will not even use correct size and quantity steel for concrete reinforcement.All that he looks for is profit by hook or crook.Naturally he will try to save both material and labour to increase profit even at the cost of strength and utility of your building.As a non professional you will simply believe whatever he says as you yourself cannot  assess work done properly.
All that you want is a lower sft rate.All that contractor need is profit.In the process quality of building construction is forgotten by both parties.If I say some square feet rate on what basis I will say it?I have directly built more than 200 houses in different locations in Kerala.None of the building had same square feet cost in the end.In fact when building is completed nobody even bother about adding all expenses and divide by square feet plinth area.

This term square feet cost is needed only when you start construction.After you start construction,contractor will start demanding extras and once the work progresses you will have no other option but to agree to whatever demands of contractor.
That is why I advised you to have professional design,professional monitoring of work and professional drawings for every stage of construction instead of leaving everything to whims and fancies of the contractor

QUOTE

Sir,I am Farzana Malik.I need a good house plan in Kannur District.
My budget is 5lakhs&i have 4cent plot.Pleas guide meSir,What will be the cost of this plan? pleas reply

Farzana Malik

My reply

You cannot simply take plan of a house from some website and build in your plot
You have to get a plan suited to your requirements and plot.
QUOTE

Hello Mr Thomas,

I visited your blog and liked the contents. I am planning to renovate a massive 90 year old house which is still in good condition. The plan is to give the entire structure a concrete roof and change the wooden windows to glass. The house has wooden beams on the ceiling and roof tiles. There are occasional repairs we do to stop leaks and termites. My concern is whether the structure will support a new concrete roof? It is in two stories. The upper storey has a covered verandah, three bedrooms,a small study and two attached baths. Downstairs, the living space is about ten rooms in all with three baths.

I am aware you will need more details , however on the face of it, is the project viable?

Thanking you in advance.

Vijaykumar

My reply

Without visiting the site and checking up the structure,I cannot give answer to your query.
However a 90 year old structure may not have used cement for construction.Walls must be hard laterite and quite a good portion of it at least inside might have got damaged due to pests.In view of these I will not recommend concreting a new roof for the structure.
In my opinion you should leave the structure as it is if you have other land to construct a new house

QUOTE

Dear Mr Thomas,
 
Thank you for your advice. It is refreshing to note that there are professionals like you who are willing to help people. We may have to think of some other solution to retain the house. We hope to request for your services sometime late this year when we re ready to start renovating.
 
Regards,
Vijaykumar

QUOTE

Hi ,

I am Shaan from Bangalore..I have seen some of your work,its really awesome.

Are you doing interior designing sketch for houses?

I have designed my house plan.I need your suggestions in this plan please.


There are two doors in the front.One door is big and another is small ,Is there any Vasthu problem for that.
How to make the drawing hall little more open.but i need privacy also in living room.
I would like to have a courtyard and a study place in staircase.In this plan some space has been wasted in the left side of the stair.how to use it.


Please give your suggestions..

Regards
Shaan

My reply

Preparing plan of the building to be constructed is not that simple as you think.You cannot simply draw in Excel sheet and call it plan of the house.At best it can be treated as an indication of your requirements.

However intelligent you may be ,you cannot avoid services of a qualified and experienced Architect for design and building of your house.

QUOTE

Hello Sir,

I am constructing a house in a 30 by 40 site in Bangalore which is east
facing.
As per my foot measurement(Ayam measurement) the constructed area is
24feet 6 inches in North to south and 36Feet6inches in east to west side.
Due to the limited area and also to construct first and second floor we
are thinking of extension of the roof of ground floor. In this regard I
have few questions .So please help me.

1.I want to know if Vasthu rules are applicable for first and second floor.
2. We have left 5 feet in the north side and 4 feet in the west side in
the ground floor.
We are planning to extend the roof of ground floor in the north ,East and
west .If doing so will it violate the Aya measurement done in the ground
floor.
3.Do suggest me the best allowed direction for extension for first floor
since I am getting mixed opinions on the extension of floor area for first
and second floor.

4. Can I construct a Toilet and bathroom outside the constructed area in
the ground floor without touching the foundation .If doing so Will it
violate the Ayam measurement of Ground floor.

Best Regards
B L ThulashiRamu

My reply

1.Vasthu is applicable for all floors of the building
2.Before deciding on projection of first floor both structural feasibility and Building rules compliance will have to be checked.As for Vasthu,ground floor and First floor will be like two buildings and each of these buildings will have to comply with Vasthu requirements.
3.You can construct toilet outside Ground Floor building.Do not place toilets in south east,south west and North east corners.

QUOTE

Hi Mr.Thomas,
My name is Robin and I am planning to build a house/few apartments.. The Plot is 20 cents in Kattappana.Within 2 KM. May I know whether I can build 6 apartments in 3 floors in that plot..Otherwise I may have to think about building a house ..
Pl let me know..Robin Thomas

My reply

Cents is just area of the land.Without knowing dimensions of all four sides of the plot,position and dimensions of roads nearby,nature of land I cannot comment on suitability of land to build six apartments

QUOTE

Dear Mr. Thomas,
 
I am basically from Calicut and have purchased  10 cents of land  there.     The site is  almost 10 foot above the road level and  just adjacent to the road.
 
I would like to construct a house in the traditional style with   minimum cost.    I would require  something like the nalukettu structure.  If you can  just provide  me a rough estimation for  a house of  1,500 -2000 sq. feet, with  minimal space occupation as well because I would like to have  lawn  and kitchen garden as well.
 
Regards,
 
Hariprakash

My reply

Nalukettu type house will require a Nadumuttom,Poomukham and Chuttu verandah in addition to usual facilities in a house.Naturally plinth area  and cost of building  the house will go up .

QUOTE

Hai , Thomas

I need  a small favor from you , i am attaching a picture with this email can you advise me how can i make attractive for the  stair tower . with a simple & elegant design .

Regards
Jaseer

My reply

I or any professional can  not suggest anything just by seeing picture of a portion of  the building
If I have to make suggestions to improve external appearance of the building,I will have to visit site and study the case in detail.

QUOTE

Hai,
i did contacted you before. attached plan for a 1600 sq. ft. house in Pala town.Are you under taking house constructions in Pala. .
i attached my approved plan. if u do construction in Pala,then what will be the rate for complete  construction.( turn key contract).please email back.
thanks.
Jomit Sebastian

Ireland.

My reply

Plan forwarded by you seems to be reasonably good .Leaving dining room double height is quite old fashioned , inconvenient and waste of money.If you concrete above dining at normal height you will get a family living space at First floor above dining without any extra cost and  you do not have to move at First floor in a bridge!
Elevation of the house looks quite unimpressive and house when completed will not look good.
We do not take up work on square feet basis as only non professional contractors use such non professional terms to cheat customers like you.Not even one contractor has completed work at promised square feet cost of construction till today.Term square feet cost is just a lie to get work.Once work starts contractor will start demanding extras and nobody else will come to take up work left by a contractor.You will have no other option other than paying whatever he demands to complete house construction.
We have to take Engineering Estimate giving item wise costing and work is taken up  by us on billing against actual site measurement basis

QUOTE

Sir
 
I am an NRI and is about to buy 5.5 cents land near Kallai railway station, Calicut…….front side is tarred sub road, immediate back side and right side there are houses…Any problem in getting permission to construct a house of 2700 sq.ft. and a well, from corporation  and any opposition from neighbours???
Please help me with your valuable advice as early as possible before proceed further
Seller convinced me that there is no problem in constructing house and he will help in getting permission from authorities. But I don’t know how much I can trust?
 
Salim
 
My reply

As the plot is near Railway station,no construction will be allowed within 30 M of railway property.
It will be better for you to check up with concerned Panchayath /Municipality town planning section with survey no of the plot to check up in advance whether there is any objection to build a house in the plot.
Seller may tell anything to misguide you as he has to sell the property.Do not get carried away by such words of the seller
Read this blog entry of mine and  check whether all these documents are in order before you buy land
 
 http://kerala-architects.blogspot.com/2010/05/house-loan.html
 
QUOTE

Dear Sir,
 
Thanks for your quick and detailed response.  I am in dilemma now, I paid 1001 Rs token advance and they r insisting to sign agreement by paying 5 lakhs this Saturday.   Total 5.5 cents am paying 30 lakhs. Am in Abu Dhabi and relatives are in Trivandrum…land is in Calicut Kallai…….but of course it is more than 30 meters from railway station and lot of shops and houses are around…I took a print out of documents required from your website and of course I will do that whatever way I can.
 
Do u have any rep in that area? What will be your charge to verify.
 
In order to construct a house of 2700 sq.ft.  can u tell me approximate budget.
 
Thanks once again sir.
 
Salim.M.I

My reply

Do not pay anything more than that Rs.1001 before obtaining all documents as indicated by me in order verified by a civil lawyer and after ascertaining with Panchayath
If the seller is sure of genuine nature of the deal,why they are pressurizing you to pay  on Saturday itself?

QUOTE

dear Mr. Thomas,

i got your name from the net.
i have plot (admeasuring 7 cents) in mala (Trichur dist.) and would like
to construct a house with a carpet up area of approx. 1000 sq.ft. it
should have 3 bedrooms (bath attached) + kitchen + work area + sit-
out+hall etc.

kindly let me know your guidance...

Nair

My reply

In seven cents of land you can build three bed room attached house  in two floors only.Plinth area of the house may be around 1700-2000 sft. and definitely not 1000 sft.

QUOTE

Dear sir,
 
Let me introduce my self. I am Basil, Presently working in Qatar and i am belongs to north Paravoor 
Sir, I have a house plot which measuring 8. 2 cents having all facilities such as school, churches, temple, shopping and bus stop with in walk able distance.  I want to construct a dream house which should have 2000 square feet. But my concern is the plot is near( not very near) to cemetery of catholic church. The cemetery is located south east side of plot after the Municipal road.Therefore, i would like to know whether the plot is suitable for house construction. Could you please give me your valid suggestion.
 
The plot plan is already attached here with for your reference.
 
Thanking you in advance
Regards
Basil.

My reply

Cemetery is next to the road on the side of your property?
As per Vasthu it is not good to have  house near to any religious place and burial ground.Even from the sanitary point of view, water in well you may construct in the plot will get polluted and you may not be able to use it.
In my opinion,it will be better not to construct house in that plot.If you have no other land and if it is not possible for you to sell this plot and buy another plot,you may construct house trying to keep other vasthu factors properly.
 

QUOTE

Sir, I have an old Remodeled Nalukettu at Monkompu, Alleppey, Kuttanad.You might know the soil type and other factors prevailing there.Now I desire to renovate that or demolish and reconstruct. Can you advise a plan .
 
Sundareswaran

My reply

Only after visiting the site,I can comment on what exactly can be done on the building

Friday, January 28, 2011

Query again on square feet cost

QUOTE

Hello Sir,

I came across you blog http://kerala-architects.blogspot.com/ while searching in the net for the current labor contract rates in Thiruvananthapuram. We are planning on renovating our home. The plan was prepared by a qualified engineer but due to some personal issues on the engineer's part he could not take the work. So we decided on giving the project to another person based on labor contract. The square foot rate he has given us seems a bit unreasonable. The property is in Vellayambalam Thiruvananthapuram and the rate given to us is Rs. 300 per square foot. When I enquired around I came to know that this is indeed really unreasonable. Could you please give me a fair idea about the current labor rates per square foot in Thiruvananthapuram? Hope to get a reply soon.

Thanks and Regards,

Lavanya,

My reply

People are obsessed with square feet rate! Even for remodeling and renovation work ,square feet rate contractor comes!

First of all you have to understand that every non professional contractor who take up work on square feet rate for labour contract tries to do the work with as little labour content as possible.Even when there is a qualified experienced Engineer to supervise the work he will try to save labour cost even at the cost of quality of work.When there is no professional involved contractor will try to teach you that the way he does the work is the best method and procedure.

Best option especially for a remodeling renovation work is to fix unit rates for each item of work to be done in consultation with an expert.

In your case I can visit Trivandrum site, study work involved and suggest on work to be done, check Vasthu compliance and fix up labour rates for each item if the contractor is willing to co operate.If contractor is not a reasonable person,he will not do anything even if I tell him that his square feet rate is high

Friday, January 21, 2011

Queries on remodeling of house and water storage

Quote

Dear Mr Thomas ... i am keen on remodeling my old house at Manjeri in Malappuram dist. , have a limited budget and seek your advice ...
prakash

My reply

A site visit by an Architect is essential for remodeling/extension of your existing house.

He has to take measurements,prepare drawings of existing structure,discuss with you in detail about your needs and then give you a modified structure plan to be discussed/revised and finalised.

Modifying existing structure will require shifting the people staying there during work and it will not be that easy to calculate expected cost as lot of unexpected problems and expenses may crop up during modification work.Professional guidance can save you lot of money and  give you proper directions to get maximum utilisation of money spent.

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I WISH TO HAVE  A GUIDANCE  FROM YOU FOR  MY  WATER SUMP AND TANK

I GOT WATER CONNECTION FROM  WATER AUTHORITY OF FOR MY HOUSE AT KUMBALANGY   KOCHIN AND  NEED YOUR  GUIDANCE

I WISH TO KNOW WHICH TYPE  SUMP OR UNDERGROUND TANK IS   SUITABLE  FOR  MY HOUSE

SHOULD  I  BUILD  A  SUMP WITH  BRICKS AND CEMENT OR  READY MADE  PLASTIC  SUMP IS  TO  BE  BOUGHT ALSO  I HAVE NO IDEA  FROM  WHERE TO GET MATERIALS FOR   PIPE CONNECTION AND   SUMP AND  OVERHEAD TANK

YOUR  SUPPORT AND  GUIDANCE  WILL  BE OF MUCH HELP TO ME.

My reply

It is better to go for Ferro cement underground water storage tanks.It will be less costly safe and will last longer without problems.Even for over head tank it is better to use Ferro cement tanks.But it may not be that easy to get people for supplying and erecting such overhead tanks.
Constructing septic tank or underground storage water tanks  with brick will be costly and it is likely to get damaged within a few years.For over head tank you may have to go for double layer plastic water storage tanks..Over head tank should preferably be kept at a height of about five feet to get better force of water in shower and also to facilitate provision of solar water heater
If you have an Architect/Construction Engineer, he can guide you on all these.