Sunday, December 16, 2012

Free Consultation,15/12/12

Construction Material

Query-1

Dear Mr. Thomas,

I was going through your site and found it as very helpful and interesting.

I wish to use sheet for roofing.Which is the better material to use for roofing. What are the things to notice when using sheets. Thank you very much for your time.

Priya

My reply

There is no point in seeking bits of information on different aspects of house construction from different sources and trying to take decisions on construction features and details yourself.It will be like trying to decide on medicines for your sickness by yourself

House construction is indeed a complex affair.Leave the decisions to experts.That will get you better features and will reduce cost of construction

Real Estate Assistance

Query-1

Dear sir

I am based out of Kerala.

I am interested in getting my properties sold as quickly as possible.

could you please advise me how you can help me in finding a proper customer and realise reasonable

Gopinath

My reply

Real estate scenario is a bit dull these days with lots of sellers and hardly any buyers.Real estate agents nearer to the locations of the plots may be able to help better

House Design

Query-1

Hello Thomas,
I happened to see your webpage http://architectkerala.blogspot.in/ I would like to appreciate the effort you are making in helping people in the area of house construction. All your replies have correct points and it helps people like me a lot. It reflects your inner quality and attitude towards the life. Simply awesome!
I am constructing a home at Trivandrum and have already entered into a building contract with a construction company. They are in the process of getting the plan sanctioned by corporation. What I need is a good Elevation plan for my home. My house plot is not a square plot and that makes be difficult to choose a plan. I read your reply where you have said, you should not copy an elevation from another home and try to fit into your house plot. I understand that clearly. I am attaching the location sketch of my plot I purchased. Please let me know if you will be able to help me in making a good elevation for my house. We have designed a home plan that I am attaching with this mail. I would like to hear your comments.
The plan I have attached is the final plan for me. It would be great if you have any advice.
Anil

My reply

Elevation for your house depends upon two important factors

1.Plan of the house.If you have to get a good Elevation,while designing plan this factor will have to be considered.Elevation is actually a projection of plan in the height direction.You cannot get a good Elevation with any plan

2.It also depends on what type of work concrete workers doing the work can do.If I simply draw something and if they do not know how to do it,what is the use?

Plan you have sent is definitely not the best you can use for your plot.As per Vasthu,east facing house should have car porch and gate at Northern half of front side.Here it comes at southern part.East facing house  can have Kitchen at North West.Here you are putting Kitchen at Front side and there are so many other defects in plan.We can do a totally different plan which will also give you better Elevation.

Query-2

Dear Sir,

Please send me the pictures of houses you constructed already, so that I can opt some choices from that.

Let me know the budget range for the same too

Sudarsan

My reply

A Plan of the house to be constructed has to be made to suit your plot dimensions,surroundings,Vasthu considerations specifically related to your plot,your requirements and budget limitations if any

Looking at pictures of houses we designed and built for somebody else is not going to help you in any way.Design of house starts with Plan of the house and definitely not from Elevation of house

I need outer dimensions of your plot in meters(all four sides) position of roads nearby,direction to which proposed house will face to start working on plan of the house.Only after Plan is finalised and soil conditions of plot is ascertained we can start working on expected cost of construction using Engineering Estimate methods.Going by guess cost is not going to help you in any manner

Construction Cost

Query-1

Dear Thomas,

My name is Samuel, I am always reading your blog in internet and I would like to ask you a query regarding house construction before I proceed with the same at Trivandrum.

total of 1681 sq.ft. plinth area. Double Story building. As I am in Gulf now I don’t know the exact rate per Sq.ft in Kerala.

Can you please advise me how much the current approximate cost per sq.ft in this area.

Your reply in this regard will be highly appreciated.

My reply

After reading my blog writing continuously you are asking me for square feet cost construction! I think I should stop writing in that case

Can any one tell cost of one single material after one and a half years? No.If so how can any one exactly predict cost of constructing a house which may get completed after one and a half years which involve hundreds of materials and different type of labour?

Cost of construction depends on at least following aspects

1.Design of the house: Different designs call for different quantities of material and labour.So Design can increase or decrease design.An experienced expert can help you by giving a cost effective design while giving better facilities in the house and minimum or no wastage of space

2.Location of the house:Construction materials cost less at some locations and high at other locations.For example almost all construction materials are comparatively cheaper at Cochin in Kerala.Some materials are cheaper in some other locations.

3.Soil nature:If you have a stable original land,your construction cost will go down as you may not have to go for costly designs for foundation

4.Controlling wastages while buying materials and proper planning of labour:For this you need assistance and guidance of an expert.People generally tend to buy construction materials without seeking help of an expert and it results in wastages and cost increase due to lack of material purchase planning.Improper labour planning may result in re work and dismantling during construction which will push cost upwards

Square feet cost is a term generally used by non professional contractors to get work from you.None of these contractors have completed construction within that promised rate.Builders quote very high square feet cost which has nothing to do with actual cost protecting their profit margins in spite of any input cost increase that may happen during project execution

Thursday, December 6, 2012

Free Consultation,5/12/12

Building rules,clearances required

Query-1

I am Joji  from Cochin I had some doubt regarding the house construction. I brought 5 cent land (square plot) . There is one pocket road in one side of my plot, so while making plan for the house I have to take a 3 M gap with the road. I would like to know there is concession for 5 cent plots? And Can you please suggest me the suitable size of the house (single floor with 3 bed attach) that can I make in 5 cent with these regulations..

My reply

There are relaxations in clearance space to be left while constructing house for plot area,3 cents or less only

Query-2

Please let me know the distance to be set apart from a river for construction

Additionally can we use the set apart area as car porch or outhouse or is it to left plain

Hari

Query-3

I have 3 cents of land one the side of river in Trivandrum only 6mts from the side of river. How to construct a building with clearances. Any Govt. exemption required for the clearances on all sides

Bhattathiri

My reply

As per CRZ Act,you have to leave 50M from river and lake for construction.Exemptions possible are having a building on the same line which existed prior to 1993 or a road in between.For exact details as may be applicable in your area,contact concerned person in town planning section of your local authority office

Query-4

Sir,
I've 15cents of plot at Trichur Corporation area. From the main road, there is a sub road having width of 3.200 M to the plot. I wish to build an apartment at there. Is 3.200 M accessibility is enough otherwise what papers has to submit to get relaxation. Pls. advice .
Regards.
jayadevan

My reply

Contact town planning section of local authority office(in your case Trichur Corporation) with Division No and Survey No of the plot.They are the competent authority to clarify your doubts as in addition to KBR provisions local authority can impose further restrictions and conditions

Construction cost

Query-1

I'm a Chartered Accountant, based in Kollam. I'm planning to built a
house on my plot of 7 cents. I would like have a simple single storied
house but spacious, with 3 bedrooms, 2 bathrooms.Before proceeding ahead with my plan i would like to have an estimate
of the cost of construction as per the standards now. I want only a
very rough idea of the cost so that i could make my plans accordingly

My reply

Rough idea of cost which some one may give on guess basis is not going to help you in any manner. Cost of hundreds of materials used for house construction and different type of labour is going up fast almost everyday.In this situation,once you have decided to go for construction go in to construction without delay with professional design and guidance from experienced professional from beginning to end of construction.If you do not have sufficient own funds,go for housing loan which will be financially a better option for you rather than delaying construction and spend more money later for the same house.

Query-2

I am planning to have a house at around 1000 sq., feet in two story. I want to reduce cost at all possible way without compromising quality. But, luxuries can be avoided. Most modern cost reduction techniques can be adopted wherever possible like, roofing, partition walls, staircase etc. Here I am quoting some suggestion to express My ideas. Car Porch can be built separately with corrugated sheet roofing on pillars,

Kindly let me know the cost approximately, to have a 3 bed house at Palakkad.

Girish

My reply

Guessing cost without site visit,without plan,without Engineering Estimate will be like telling a lie.House construction is not that simple to predict cost by reading few sentences on your requirements.Technology is never based on  guessing

Query-3

I am planning to construct a 1200 s ft. house at Haripad, in Alleppey district.
I am having 30 cents of land in road side. I want to know the approximate cost
to build the house. My plan is 3 bed room having 2 attached bath room and one
common bath room, One hall, sit out,car porch, one kitchen and a small store
room.In the the hall only we prefer vitrified tiles and in other rooms normal
tiles preferred to reduce cost. One room preferred in the up stair. What will be
the approximate cost for such a house.
Expecting a reply
Jagadeesh

My reply

Three bed room two floor house with reasonably large rooms and other living spaces cannot be 1200 sft.It will be more in plinth area.Any way only after finalisation of plan any one can exactly tell square feet plinth area.There is no fixed square feet cost of construction as you believe

Query-4

Dear sir,

I saw in the net regarding the Dream home , you are making very good plan and

designing also.

I will introduce myself my name is Ann from Dubai. I want to know some information regarding Dream home.

I am planning to buy one small plot  4 cent I don't have big budget.

If i want to make one house at least 1750/- sq.feet . Total how much it will come.

If you can give me some idea , I am planning to do , can you help me sir

My budget is maximum 15 lakhs to 20 lakhs this it will workout or not

please give me the reply.

My reply

It may be possible to build a house within that budget.Without any data no one can predict cost.Even the plinth area of the house will be known only after an experienced professional prepares a plan suited to your plot,requirements and budget constraints if any.Golden rule in house construction in Kerala is to start construction activities without delay once you decide to construct house.Obtaining professional design and guidance throughout construction will help reduce cost and will get you better facilities in the house at lesser cost.
Other issues

Query-1

Dear Mr. Thomas,

We have a flat in Kochi and when we finally move in, we would like to do some remodeling work of the interior. This is in the future but what has happened is that the person living in the flat below ours started some work in his flat and the person living below his flat stopped the work saying that he was getting disturbed. Now I hear that he is taking the matter to court.

I am sure that there must be some guidelines about the time when you can have work done; say from 10:00 am to 5:00 pm or something like that. Or is it dependent on the goodwill of your neighbors? Please advise.

Verghese

My reply

What you refer to is a legal issue and I am not competent to comment or advise you on it

Query-2

Sir,

I am a NRI plan to start a business in Kerala.Me and my friends are interested to start a construction firm.In this stage we only dream about this.Please advise us how to start a firm and what should we do and whether is there any scope in this field or any risk will come which we cant afford in any stage etc..etc..,We have investors with us.We need a good fame as well as career in this field.Our investors obviously need returns only.Here we have many contacts also.So pls help us how we start this and related to this...Waiting for a swift response.

Zesham.

My reply

Our Consultancy division can guide on this and help you set up your business from beginning guiding you on all aspects of commencing business including legal and statutory issues,providing marketing guidance also.Please write to

vhthomas@viruvelil.com

and fix up date and time for direct discussions

Monday, December 3, 2012

Free Consultation,3/12/12

1400 sft and 1200 sft houses with three bed rooms

1400 sft  three bed room house for client at Palakkad

MURUGADAS-14-11-12

1200 sft three bed room house for client at Edappally,Cochin

seetha-24-11-12

Building rules,Clearances

Query-1

I have 3 cents of land one the side of Karamana river in Trivandrum only 6mts from the side of river. How to construct a building with clearances. Any Govt. exemption required for the clearances on all sides.

Bhattathiri

Query-2

Dear sir . I already had two foot way for my home since 1970. but now i need 4 foot way .Is can i got it sir .and what is the authorisation of way for home.

Rahul Krishna

Query-3

Anonymous has left a new comment on your post "Building Permit":
Is there any exemption to crz rule for construction a house within 50 meters distance from a nilam,(kandam) which does not have any cultivation since 10 to 15 years.

Query-4

Anonymous has left a new comment on your post "Building Permit":
Sir,
I would like to construct a new house in my 4 cents land. Its a square plot with compound wall and panchayat road on its west and north.The road on the west side ends to river pumba(may be less than 75 meters from my plot) and my question is that do I need to leave 3 meters space on the west end side ?( My planned house faces west) Is it legal if I leave only 2 meters because that panchayat road ends to the river?
Your valued answer is highly appreciated.

Query-5

Anonymous has left a new comment on your post "Building Permit":
sir
I have a place 4cent (in 'adharam) ,but I scaled there is only 3.5cent. And there is a panchayat road is in front of my place.I got sanction from panchayath for construct a house in 580sq.ft. I keep 3mtr. distance from 'the edge of taring' of the road to my house.Now my house's foundation is ready(in pillar and beem).Now some people said that the distance may not be from the edge of taring, but may be the border of my place and the road. Is it true? They have any consussion from the side of panchayat? What will be I do?
Please replay to me immediately.

Query-6

Arun Raj has left a new comment on your post "Building Permit":
We are bulding a house in an area of 5 cents. It is nearing completion. I just want to confirm that is there any remedy if the side facing towards road is not meeting the 3 mtrs criteria. The average distance of the same side is more than 3 mtrs, only one portion of the wall is falling short of 3 mtrs. Please suggest any remedy

Query-7

Ranju Mukkala has left a new comment on your post "Free Consultation:21,July,2012":
sir,
we plan to design a commercial building we want to know about set back rules

Replies to all above queries

For finding out clearances required,it is better to approach town planning section of concerned local authority with specific details of your plot like survey No and location.I can only talk of general KBR provisions

Where there is a side with inclination average clearance should be okay

Clearance required is from your border and not from end of tar road.

CRZ rules are applicable for rivers,lakes and sea and not paddy fields

Nalukettu type House Construction

Query

Ann Joe has left a new comment on your post "Nalukettu type houses-Do we really need it?":
can you guide me how the courtyard is designed in nalukettu? what type of measurements are used for it ?I am an architecture student interested in Kerala architecture. What i have seen is that the Kerala measurement is different than the rest . I mean vasthu based measurements for courtyard. There is a typical procedure for designing a nalukettu.
looking for your suggestions

My reply

If you are an Architecture student ,you can meet me and clarify all your doubts after obtaining prior appointment by contacting phone 9388701702

Vasthu aspects

Query

Dear Sir

It is with deep worry i am writing to you....my name is sindhu and am from palakkad.

We have been living (my parents are staying there as we are stationed in uae) in our newly constructed house since 6 years and we have no problems till this time by the grace of god..and our house was constructed as per expert vasthu consultation too...

recently some visitor came and they raised some doubts..

Please if you can clarify my below doubts please

when we buy the plot (10 cents) there was a well on the north west side of the plot and as per expert advise we built a small wall extending from east to west to separate house from the well...is it ok ??

also the septic tank is on the west side more towards the south...

i attach a simple diagram of how it comes.

your personal reply will be of much helpful to ease my worries...

thanking you

sindhu

Query-2

Anonymous has left a new comment on your post "Vasthu compliance":
Hi I have a west facing plot/house..fully covered.i want to dig a tube-well, i no space inside the walls of the house..the only space i have is outside the walls/house/gate in the west direction to the left of entrance gate....please suggest


Query-3

Praveen has left a new comment on your post "#Kerala House Construction-Replies to your queries...":
Help Needed
ബഹുമാനപെട്ട സര്‍,
എന്റെ പേര് പ്രവീണ്‍ ജി നായര്‍ , പത്തനംതിട്ട ജില്ലയില്‍ വടശേരികര ആണ് വീട്. ഞാന്‍ MCA വരെ പഠിച്ച ഒരു കുട്ടി ആണ്. ഒരു ജോലിക് വേണ്ടി അലയാന്‍ തുടങ്ങിട്ട് 2 വര്ഷം ആയി.പല ജോലികല്ലും കിട്ടി എന്ന് ഉറപ്പിച്ചിട്ട് പോലും അവസാന നിമിഷം അതോകെ നഷ്ട്പെട്ടു..പലരെയും കൊണ്ട് നോക്കിച്ചു ചിലര്‍ പറയുന്നു വീടിന്റെ ദോഷം ആണെന്നും സമയ ദോഷം ആണെന്നും ഒകെ.ഞാന്‍ ജനിച്ചത് (10-10-83,10.05 am Delhi ) ആണ്. എനിക്ക് സര്‍ നോട്‌ ചോദിക്കാന്‍ ഉള്ളത് വീടിന്റെ ദോഷം കൊണ്ടാണോ ജോലിക് വേണ്ടി എത്ര അലിഞ്ഞിട്ടും കിട്ടാതെ? .പാതി പണിത കിഴക്കോട്ടു ദര്‍ശനം ഉള്ള ഒരു വീട് ആണ് എന്റെത് .വസ്തു വാങ്ങിട്ടു വീട് പണിതതാണ് .ഇപോ ഉള്ളത് Hall, sit-out,1-Bedroom,kitchenആണ് . ബാക്കി പണിയാന്‍ ആയിട്ട് തറ കേടിയിട്ടെക്കുവ.ഇനി തറ കേട്ടിയിട്ടെക്കുനത് തെക്ക് ഭാഗം ആണ്. bedroom,pooja room,bathroom ,അതായത് കന്നിമൂല ആണ് പണിയാന്‍ കിടകുന്നത് .കന്നിമൂല തുറന്നു കിടക്കുന്നത് കൊണ്ട് ദോഷം ഉണ്ടോ ? ഉണ്ടേല്‍ കന്നിമൂലയില്‍ ഒരു room മാത്രം ആയിട്ട് പണിതാല്‍ ദോഷം മാറുമോ അതോ തറ കെട്ടിയിട്റെകുന്നത് മൊത്തം ആയിട്ട് പണിയേണ്ടി വരുമോ?ഈ ദോഷങ്ങള്‍ ഒകെ പണിയാതെ കിടക്കുന്ന വീടിന്റെ ആണോ, ഒത്തിരി പ്രതീക്ഷയോടെ ആണ് ഇ മെയില്‍ അയകുന്നത് .കൈവിടില ഒരു വഴി പറഞ്ഞു തരുമെന്ന പ്രതീക്ഷയോടെ ............

Replies to above queries:

1.As per Vasthu there is only one position for well.It is at Esaana Konam,North East.Here also exact position can be marked by a Vasthu expert.If you have no other option but to keep well at some other position,try to cover well from getting view from the house.Septic tank should not be at North East,South West and South East corners

2.Will some body allow you to construct well outside your plot?

3.Just because of House construction your possibility of getting a job cannot be affected.Employers do not simply look for some one having a certificate of passing exams.They look for people who have capability and knowledge to do their job.It is called Employability of the job seeker.You have to improve your communication skills,personality and smartness.Before commencing left out construction portions of your in completed house,try to consult a Vasthu expert to guide on improvements to be done to make the house Vasthu compliant..I can visit your site,check Vasthu aspects of the existing structure and suggest suitable corrections for balance work.

All those who write to me to blogs without their email id will get my replies very late only through these replies.Write directly to me without hiding as Anonymous.Write to

vhthomas@viruvelil.com

Construction cost

Query-1

hi Thomas
appreciate if you could advice the cost to construct 3300 sqft house in trivandrum .
furthermore, can you pls advice which way to construct most cost efficient.
thanks and regards
robin cruz

Query-2

has left a new comment on your post "Free Consultation:21,July,2012":
sir, i wish to build a 3BHK house at ranni, having a budjet of 20 lakhs, if it may possible

Query-3

Anonymous has left a new comment on your post "Free Consultation,18,September,2012":

Dear Sir,
I have 4 cents corner plot in trivandrum within corporation limits. Can we build flats in small size land. My plan if this is possible is to build stilt + 4 levels. Each level with 2 x 2 bedroom apartments. Kindly advise budget requirements for this project.

Query-4

has left a new comment on your post "BUILDING YOUR DREAM HOUSE IN KERALA":

Hello Sir,

Iam nikhil. i want to make a house in kerala model and my budget is around 20-25 lakhs with 3 or 4BHK. multi storey. I have 20 cents of land. So can you please give me an idea about the design and costing.

Query-5

Ram Murthy has left a new comment on your post "Low cost house construction":
sir, I am in Hyderabad AP. here flats r very costly nearly 30lakhs this is minimum cost.I want to make flats of 10 lakhs for one flat which is affordable rate to the common people. will you guide me in this regard.
thank you very much.
K.Ramamurthy.
Ex-service man.

Query-6

Susheela has left a new comment on your post "Free Consultation,18,September,2012":
What type of low cost building can i construct for tourism in Kumily in a cardamom plantation

Query-7

Manu has left a new comment on your post "House Construction-Queries":
I have a query about construction business, there is my property and I would like to construct flats on it, and commercial property on it,I would like to know,which option would be better in terms of profit
1.)Building it as we make our individual house and then selling them
Or
2.)Starting a construction firm and making the commercial buildings through the company and selling it out.
Note:I have no liquid assets,so I would be mortgaging my property for any construction activity.

Query-8

Varghese has left a new comment on your post "Free Consultation #Kerala House Construction":
dear sir,
my name is Varghese now in Sharjah.i want to make a normal home @single floor ,3 bedroom,living dining hall,kitchen work area,sit out.my plot is square 13.5 meter width,19 meter length,can i make this with 7 feet gap in any side(left or right)width only 13.5 meter.
please give me a reply
Varghese

My replies

1.To Robin Cruz

Cost of construction is not simply dependent on possible square feet plinth area.Even the square feet area will be known only after a professional Architect prepares plan suited to your requirements and site conditions.Knowledge and experience of Architect can reduce your cost of construction by proper design

Cost of hundreds of input materials and labour going in to construction keep on going up everyday.No one can predict cost of a single material after about an year.Then how can any one predict cost of hundreds of materials and labour on completion of building construction which may take about an year?Each contractor does construction using methods convenient to him without bothering about Engineering or quality standards.All that they bother about is their profit.Term'” square feet cost” is simply a lie used by non professional contractors to get work from building owner.No contractor has ever completed construction of a building within the promised square feet cost.Extras and revisions in rates will be silently accepted by building owner who may not even bother to enquire about “square feet cost” on completion of building construction.

Reply to Anonymous persons

House construction is not a simple task.An ordinary person cannot design and manage construction properly.Professional expertise is essential for design and construction management.Fees which you may pay to the expert will not be an additional expense.It will actually save you lakhs of your money and will get you a better building which you can be proud of.Do not get carried away by sweet words of non professional contractors.You will be loosing money,better design,better facilities for building and better appearance for your reluctance to get professional assistance

All those who write to me to blogs without their email id will get my replies very late only through these replies.Write directly to me without hiding as Anonymous.Write to

vhthomas@viruvelil.com

Renovation of existing house

Chandra Mohan has left a new comment on your post "Free Consultation-8,August,2012":
I have got a house with arayum nilavarayum in perathumukku,Puthiyavila PO,Kayamkulam (Kerala) I want it renewed with hurting the religious sentiments.

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

After the site visit we will give you a report giving following details;

1. Whether the remodeling/extension considered by you is worth proceeding

2. Possible cost implications on a guess basis without going through Engineering Estimate methods

3. What exactly we can do for the work

Based on this initial evaluation of work, using measurements collected from site and your old drawings related to the house if any, if required we can 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.

Thursday, November 8, 2012

Free Consultation,8,Nov,2012

Four bed room house with 1250 sft plinth area

Query

Dear Sir,

We are looking for a house with the following facilities:

1. Two Storied Building

Ground Floor :

  • 1 Master bedroom + 2 Bedrooms (1 for teenager, one for old age)

  • Kitchen

  • Living cum Dining

  • Verandah

  • Car porch

  • W/A cum store

  • Common toilet

First floor

  • 1 Bedroom with toilet

  • Balcony

We can keep all the rooms at minimum standard size

I would like to know if we can build a home looking similar to the attached photo with the above facilities in 1250 sq. ft.

Sreeja

My reply

Non professional contractors who build most of the houses in Kerala(They also give plan of the house sometimes free or for name sake charges) have created lot of wrong ideas in the minds of general public about house construction.

Major wrong concept almost ingrained in the minds of every one is that there is a fixed square feet cost of construction whatever may be the design and whatever may be soil conditions and other factors.This is totally wrong.I have directly designed and built more than 200 houses and on completion each of these houses had different square feet cost.

Another wrong concept is that owner of the house can decide square feet plinth area of the house in advance and the designer will have to some how meet all requirements within that square feet area predetermined by the owner.I get any number of mails reflecting these baseless wrong concepts among people.

Look at this case.She has a plot with width of 14M and depth of 18M.After statutory clearances to be left she will not get more than 11.8M width and 13 M depth.With that space no designer can provide three bed rooms and other facilities sought by her in Ground Floor

Of course I have designed 1200 sft house  with three bed rooms in three cents plot .But the rooms and living spaces were naturally congested.But in that case,there was no alternative.

For  reasonably good dimension rooms and other living spaces,a four bed room house will need at least 2500 sft in plinth area.Cost of a house is not determined by square feet plinth area alone.At best it can be one of the cost contributing factors.Cost of hundreds of input materials and different type of labour involved can only be controlled or reduced by having an appropriate design by a qualified and experienced designer who have direct experience in designing and managing several house constructions in different locations and environments.Wealth of experience gained cannot be obtained by any University studies

Another wrong concept is that one can design house starting from Elevation .You might have seen picture of a house somewhere and liked it.But you cannot simply copy it in to your plot.Your plot will have different measurements,directions and other factors which call for a unique design suited to your plot,budget and requirements.Most important part of design of a house is getting most appropriate plan of the house.A designer who can give you a good plan of the house can definitely give you a good Elevation suited to you rather than simply copying a house picture seen by you somewhere.

Villa purchase from a Builder In Cochin

Query

Anonymous has left a new comment on your post "Building Permit":
Mr Thomas,
I am planning to get a villa by a builder in Kochi. Do I need to check for the non encumbrance certificate or any kind of details of the land where the villa is situating?
Thanks,
Naveen

My reply

Just because you are buying a Villa from a supposed to be reputed builder(Whoever advertises more seems to be a reputed builder!),it does not mean that you can relax on all legal aspects.In such case you have to be more careful than buying a plot or house directly by you.You have to necessarily get technical and legal evaluation before you commit your money from impartial experts.Go to link Architectural Guidance in our website,

www.keralaarchitecture.com

and check what all you have to check before property purchase

Internship training with our organisation for Architecture/Civil Engineering graduates

Query

Respected Sir,

I am a 4th year student of the department of Architecture and Regional Planning, Indian institute of Technology(IIT), Kharagpur enrolled in its B.Arch. course. I have gone through your website and has found it really interesting. I hence intend to do an internship under your esteemed guidance and be a part of the projects undertaken by your company.

Neeharika,

My reply

We can provide training to selected fresh graduates in Architecture/Civil Engineering with exposure to design,Project Management at Sites and related activities of our organisation

Clearance required for Building Construction

Query

Sir,
I've 15cents of plot at Trichur Corporation area. From the main road, there is a sub road having width of 3.200 M. to the plot. I wish to build an apartment at there. Is 3.200 M accessibility is enough otherwise what papers has to submit to get relaxation. Pls. advice .
Regards.
jayadevan

My reply

Contact town planning section of local authority office(in your case Trichur Corporation) with Division No and Survey No of the plot.They are the competent authority to clarify your doubts as in addition to KBR provisions local authority can impose further restrictions and conditions.

Renovation/Remodeling of existing house

Query

Hi Thomas,

I am looking for some professional unbiased opinion on our house located in Chavara if it needs renovation and need some quote on those renovation/ remodeling.

Best Regards,

Santosh

My reply

Lot of people think of renovation/remodeling as a cheaper option compared to new construction.It is not so.Cost of renovation/remodeling cannot be predicted or estimated properly as there will be lot of unexpected costs coming in.All that defects in the original building by way of wrong design,bad workmanship cannot be simply rectified by a remodeling work.There are restrictions to which remodeling can be done

So  attempt for remodeling/renovation if you really need it and we can inspect the house and suggest whether remodeling/modification sought by you can be done without incurring much cost and if it is worth spending money for.

Whether rates of contractor is reasonable

Query

Jinu has left a new comment on your post "#Kerala House Construction-Replies to your queries...":
Hi My Name is Jinu BK from Kannur,working with a Singapore base Company, I am building a house in my native place,ground floor concrete has been done, now the construction is under process for first floor it's total of 1950 sq. ft. house, the agreement with the contractor was 1000 Rs per sq. ft. only for the structure(including kattila and Windows with grill)so could please advise me per sq. ft. price is reasonable or higher side.

My reply

What is the point in I telling whether your contractor rate is reasonable or not.Has any professional body fixed such square feet rate of construction ? Even you don’t know what all he will do for that agreed rate.Is there a professional to supervise the work?Will any professional  give architectural/structural drawings for the work?If so will the contractor agree to follow such drawings and professional instructions while doing work?

Who will check quality of work of the contractor?Non professional contractor do not have to follow any engineering standards and he will do anything to get profit even by compromising on quality of work which mostly he may not even know about .

This is how most of the house construction goes in our land.Professionals are supposed to “increase” cost of construction! In practice,contractor will try to cheat owner of the building who thinks that he is smarter than contractor.Finally only the contractor will be smarter and once the construction is completed this originally agreed square feet rate will be forgotten by all

Friday, October 5, 2012

Free consultation,6/10/12

Reconstructing house at Alleppey district,staying at Delhi

Query

Binu has left a new comment on your post "Building Permit":
Hi Mr. Thomas I have some land in Alleppey Dist., Kerala, It is in a Panchayat Area, 2 Cent is in my name and balance is in my mother name, that also i will get it registered in my name soon, so i wish to build a 3 BHK house at there. Right now I am staying in Delhi,I am not aware of any rules and regulations of Kerala. Can you please brief me about, what are the procedures i have to complete to build a house there? Total plot size is 20 Cent, Frontage is 43 feet, 4 meter wide Panchayat road also there at frontage. I had a house at that plot earlier.Now we have demolished that before 5 years. So please explain me what are the formalities i have to complete there?
My reply

If you have sent this message to my email id,I could have directly replied to you explaining how to go about building your house at Alleppey living in Delhi.My email id is

vhthomas@viruvelil.com

Comments posted to my blogs may take lot of time for me to notice and reply.Sometimes I will miss them for a long time or forever.So if you need quicker response,mail to me directly.

Before demolishing the existing house five years back if you have informed local authority office in writing about demolition of existing house and your intention to construct a new building,local authority would have treated construction of your house as reconstruction of existing house.In that case,you could have retained existing electrical and water connections.

Now that you have demolished existing house five years back,you have to apply fresh for obtaining building permit from local authority.If your local authority is an ordinary panchayath,you need not get prior permit for building construction.But that does not mean that you can construct house without following building rules.I cannot explain all building rules here.

Especially since you are in Delhi ,you will need services of professional oprganisation like ours who will design,supervise and construct your house in your absence.Such professional agencies will also take care of approval and other statutory formalities required for building construction.

Architectural services for Sri Lanka based Engineer

Query

dear sir,

I am interesting about vasthu system in India...I have some clients...shall we join and do it..

need 3 d views---like your photos in 60 degrees angle.. views..ok,,tell me how to pay u..and so on..after paying u duration..can i get through all email.explain...

Dayantha

Civil engineer

My reply

We can provide architectural services on consultation basis to anywhere in the world through email and other internet facilities

Guidance for Architecture student

Query

Sir

My name is Chaitanya Krishna Kumar and I am an architecture student from Manipal University Manipal. I'm currently doing research about traditional building techniques of Kerala. I came across your website for Kerala architecture. will it be possible for you to meet with me as I need info on the same.

i need info both on planning aspects such as vasthu and building construction techniques... Please let me know if you can help me out.

My reply

Please contact me on phone 9388701702 and fix up mutually convenient date and time for discussions

Side  and Front Clearances

Query

Akbar has left a new comment on your post "Building Permit":
sir,
I just started " padukam " work of our house but now it is stopped due to the problem of nearby road(panchayath).we have road on both in  front n side.we left 11m in the frontage.towards the back as plot is getting reduced we were forced to leave only 1.7 from the road on the side.Is it essential to leave 3m from road?

My reply

Normally you will have to  leave 3M ion the front side.1M and 1.2M on either side.If there is a road on side which reaches dead end at a distance not more than 75M,you will have to leave 2M on that side

Query

Shaji Peter has left a new comment on your post "Building Permit":
My neighbour had constructed his outside staircase with my backside wall. Also he had constructed a toilet near
the wall with about 30 cm gap. These were there for about
15 years.I don't know whether they had taken consent from our parents at that time. Now they are constructing roofing and its poles are on the top of the toilet (about 70 cm from our wall) and covering the sides with metal sheets. Their plan is to rent the top area after completing metal roofing and covering all sides.
Is it allowable? What can I do?

Query

Anonymous has left a new comment on your post "Building Permit":
Hi, I am from Surat,
My issue is : I have a piece of land at Melila Panchayat, Kollam Dt. Next to my plot, one building construction is going on and he has constructed his Car Porch in such a way that the rain water from his slop roof will fall in my land. He has not maintained the minimum distance which he is supposed to. I have already approached the Panchayat and a civil court to stay his further construction till the panchayat takes corrective action. For legal advice please

My reply

Your neighbour can build external stair case in his clearance space between his building and your compound wall.But he cannot build on top of that external stair case without leaving any clearance space

You will have to give a written complaint to local authority to stop his illegal construction and to make him demolish illegal construction already done.Even if your parents have given verbal permission to him for such illegal construction,that has no validity before law and it does not absolve him of the illegal nature of construction.

Query

Dilshad has left a new comment on your post "Building Permit":
Dear Sir,
i have owned 3 cents of land in panchayat area. kindly advise me what are the concessions i do get when i am planning to construct a home especially regarding clearances on each sides.
The frontage of the plot is only 5.5 M Long.
Three Sides of the plot is closed.On frontage, have panchayat road.
Regards,
Dilshad Salam

My reply

For 3 cents and less than 3 cents plots there are allowed relaxations in clearance space to be left as per KBR.It will be better if you contact town planning dept. of concerned local authority office with Survey No of your plot to know exactly what relaxations in building rules will be applicable to you.

Three bed room house to be built in Kerala with Rs.10 lakhs

Queries

Anonymous has left a new comment on your post "Free Consultation-8,August,2012":
Dear Sir,
I have a plot of 10 cents in Kerala.Can I build a 3bhk house for 10 lakhs.?I need to get the details of contractors who can build it.

SANJU has left a new comment on your post "Kerala Architecture and House Construction-Replies...":
I would like to know the cost of a four bedroom house in 7 cent

Midhun has left a new comment on your post "Free Consultation,20/7/2012":
Hello
My house is a single story house and I am also looking for typical Kerala renovation of adding one more floor. I would like to know/ see the most economical designs which I can refer to.
Any help on this appreciated
Thanks in Advance for your help
Mithun

My reply

There are quite a lot of people who think that contractor for house construction should build house as per his requirements at cost decided by him.It has to be understood clearly that cost of construction goes up steadily every day in a country like India where govt is very fond of causing  increase in cost of all commodities commonly used by people for existence while giving relaxations and freebees to large industrialists and rich.

House construction involves use of hundreds of materials for which there is always cost escalation and skilled labour for house construction is always in demand thereby pushing up cost of labour also.

No contractor can bring down cost of materials or labour unless he is capable of reducing material and labour inputs definitely not by cutting down his profit but by cutting down quality of construction.

If you involve an experienced professional for design,detailed drawings,occasional site inspection and to provide instructions to contractor and workers,he can reduce cost of your construction without compromising on quality of construction.But very few people are willing to go to or obtain professional assistance!

Cost of construction cannot be calculated using professional methods without site study by concerned professional and without finalising at least initial design for the house.All other cost projections are only guesses and guess cost do not mean anything.

Design and Construction of house outside Kerala

Query

Joe has left a new comment on your post "Free Consultation-8,August,2012":

dear sir i am living in Tamilnadu to Kerala border Trivandrum high road can you CONSTRUCT home out side & border of Kerala

My reply

We have designed and built directly a 6000 sft house at Kothagiri near Ootty few years back.We have designed many houses for outside Kerala clients.Hence it is not impossible to design and build houses outside Kerala.But we will prefer to act as designers and consultants for outside state clients and for places far away from Cochin

Nalukettu house

Query

Anonymous has left a new comment on your post "Nalukettu type houses-Do we really need it?":
hi Thomas..am constructing a nalukettu house at Thrissur.can u please send me the various options and plans/drawings for the Nadumuttam on the first floor..prefer drawings with the sloping roofs on four sides....regards
Prashanth

My reply

Nalukettu houses were designed and constructed in earlier days to suit living style of those days.It has no relation with living style of present day.Nalukettu houses were used by Joint families with many members of a large extended family living together.Present day houses have nuclear families and it will be difficult for present day nuclear families to live in Nalukettu houses.

Basically Nalukettu houses have these essential features;

1.Central court yard usually a square area open to sky

2.Walking space around the central court yard on all four sides

3.Poomukham in the front side

4,Chuttu verandah around house connected to front side Poomukham with a seating arrangement called Charupady

5,Typically Nalukettu houses are single story

This type of construction will require lot of built space adding to cost of construction and calling for more space and plinth area for the house

Unless you are not bothered about cost of construction,cost of more land required for construction and still want a Nalukettu house,you should not go for Nalukettu type construction for your house.

We have a modified design adopted for our Cherthala house with Poomukham and Chuttu verandah for front side alone by removing Nadumuttom.Such adapted versions can reduce cost and still give elegance of earlier Kerala Architecture blended with modern architecture and technology.For your information,there are not only Nalukettu type construction but there are Ettu kettu,Pathinaru kettu  construction by increasing no of Nadumuttom.

Tiled roof

Query

Snehananda swamyhas left a new comment on your post "#Kerala House Construction-Replies to your queries...":
it is very interesting to see your interest in Kerala architectural heritage.
I want to discuss about do we have any tile roofing installation standards in Kerala.
Do you know anyone who can do the tile roofing as per the Australian or American methods like ply sheathing, under layments and so on..
I am a Professor in Delhi and fan of Kerala roofing.

My reply

I am not aware of these

Tuesday, October 2, 2012

Free Consultation,2/10/12

Construction of house within limited budget

Quote

Dear Sir
I wish to spend 15Lacs to construct a new house near Oachira Kayamkulam.I want 3 BR+2Bath+kitchen+Hall+sit out and verandah & Car porch-Single Story.Can you suggest a plan.
Regards
Sreelal

My reply

While planning to construct a house, there are few points you should understand clearly:

1. Cost of constructing a house goes up every day. Each day passed make it costlier as cost of hundreds of materials used for constructing a house and labour goes up making it almost impossible for you to build a house with limited budget.

2. No body can predict exactly how much a house construction will cost as the process take at least a year from date of commencement of construction and cost of all inputs for house construction goes up everyday.

3. Only option left to a wise person will be to get professional design and guidance to minimise cost and to go for only essential facilities for the house if you have limited budget.

4. A three bed room house built in two story will not cost anything less than Rs.20 lakhs going by present cost levels which can only go up.

5. You should get a good design and start construction immediately with whatever funds you have.Otherwise,house construction will remain a dream for you forever.

Construction without getting sanction

Quote

sir,
i am a resident of Kochi. four years back we constructed the upstairs without the prior approval from the corporation.there was a land acquisition by the corporation for road expansion in-front of our house. our counselor told does not to worry about the plan, that he will look upon it. so we started our construction. we gave him the plan for approval but he now says the there is no road committee to sanction it.i want to know what measures should I take to make authorize our construction.i request u to please give me an advice as soon as possible.

My reply

First of all,you should not simply start construction just by hearing promise of a councilor or any other politician or official.No politician can waive off building rule provisions.Even if you manage to get anything done by bribing an official,if some one make a complaint in writing the official who took bribe from you will not come up to help you.Violation of rules are always violation of rules and you alone will be held responsible for it.

Even if you have constructed building without obtaining prior permission from concerned local authority,you can apply for regularisation of construction done if the said construction is as per Kerala Building rules.You can contact any Architect/Licensed Engineer/supervisor to get the construction regularised.

Clearance required

Anonymous has left a new comment on your post "Building Permit":
dear Mr Thomas,
Please let me know the clearances required for home construction if the 4.5 cent plot is facing a private mud road of 2.9m wide.

My reply

If the private road is only 75 meters long,you need to leave 2M clearance in front side.Otherwise you have to leave 3M clearance in front.Other sides which do not have a road close by will need clearance of 1M and 1.2M

Building rules clarification

Query

Dear Sir,

I booked an apartment in Kollam. The builder is yet to get the occupancy certificate from Kollam Corporation.

Grateful for your advice on the following -

1. The fire exit staircase is not separated from the building. It's one side is open to the outside. It is not separated from the public (common) area by any door. It leads to the ground floor lobby (not to outside the building). Is this acceptable?

2. The building is on a plot away from the NH & is accessed by a 4 meter corridor that is part of the plot. It is abutted only on one side by another public road. What is the minimum width of such corridor from fire-fighting angle.

3. Is the builder allowed to have the building water supply from a bore well dug in  adjacent property, where his another project is coming up.

Thanks for your valuable advice.

Regards,

Sukhatma Nair

My reply

It will be more appropriate if you check about these with Town Planning dept. of concerned local authority office like Panchayath/Municipality as I will not be able to reply to your queries without checking up the building permit and approved plan for the building concerned

Trying to design house by yourself

Query

Dear Mr Thomas

Happen to go through some of your blog answering questions from people.

I have some doubts or rather clarifications too . The plot I have is 6.75 cents and is a rectangular one at Calicut.

39 feet width and 79 feet length which has road on front and side (both private roads within the compound of villas).

My plan is to build a two story 2000 sq ft 3 bed house. what should be my ground floor area which will have one bed

living dining kitchen , utility area and store ? I need a front sit out and dining patio. My plan is to have a sloped roof house

with big glass/metal frame windows.

I have attached an idea of my planned areas for each space in my house. I need your expert advise and also let me

know if I need you to do the plan for this house , what are your conditions. Highly appreciate

My reply

Very few people know that house design require a qualified experienced expert.Most people think that owner of the house knows exactly where each room should come and size of rooms and other living spaces.Some people who can understand need of a professional for house design think that the professional is some one to draw as he tells to him to draw a plan

House plans are available free in some magazines,Some contractors offer house plan free of cost if you entrust construction work to them.In short many people think that seeking fees for preparing plan of the house is really bad on the part of a professional.Lot of people think that any one who can draw a plan will prepare the same plan which even the reputed Architect will prepare.

Please understand that plan of your house is the most critical most important drawing for your house construction.Just any plan prepared by any body including you will not be good enough.An experienced professional uses his knowledge acquired through years of his work while preparing plan of your house.There are so many details considered by an experienced professional which can give you more value for your money and better utilisation of limited space for building your house.

From my experience of building more than 200 houses in different parts of state of Kerala and designing many more houses,I can tell you that I have learned a lot by each project handled by me as each project will bring new problems to me.So you need an experienced professional to design the only house you will build in your life time.

Practically no owner of house will be able to understand implications of a Plan of the house(both good and Bad) just by seeing a plan.Only a professional can see through those lines drawn.Even you will be able to understand advantages and defects of the plan after completion of house construction.But it will be too late to do anything at that stage.

In my opinion you should tell what all you need in the house to the Architect in detail.Better to get him to visit your plot to understand your site conditions better so that he can visualise your future house better.A good plan can save you lakhs of rupees and also can provide better utility for built up space inside a house.

As cost of construction goes up everyday,it is very important to avoid wastages in costly built up space in a house.There is no better way to reduce cost of construction other than entrusting preparation of plan to an experienced Architect.If the Architect is good in Vasthu knowledge it will be much more better as it will help you to save money and ensure your prosperity while living in a Vasthu compliant house.

Renovating old house

Query

Sir,

I have a 2 storied 2700 sq.ft. house in Mavelikara. GF built by some 20 years back. 1st floor by 2007. It is not vasthu complaint also. I purchased an old house and used the wood for its 1st floor. It is in 22 cents. I am working in Sharjah. Nobody is at home. Only my relatives and neighbors are around.

It is like a ‘Paniteerathveedu’. Always some changes going on. I want to put an end to this renovation once and for all.

Is it possible to finally modify the whole house and make it beautiful for ever?

Is it better to demolish the whole and build a completely new one? I am totally upset now.

Can you help please?

Regards,

Vijayakumar

My reply

Renovating an existing house is a tricky affair.Before deciding on renovating the house,always try to get a professional to assess existing building.Seek his professional unbiased opinion whether the house is worth remodeling/renovating.In most cases,no one can exactly estimate cost involved in the renovation work.Leave the decision whether renovation is good or bad to the consultant

If he  recommends remodeling/renovation work tell him frankly how much money you are willing to spend on the work.Of course you will not be willing to spend money required for building a new house on remodeling.Based on your budget limitations,your consultant can suggest what all you can do within the budget constraints

Tuesday, September 18, 2012

Free Consultation,18,September,2012

VASTHU CORRECTION

Quote

Dear Sir

I started constructing the house based on an architect design and asari's correction

But now many were saying NE corner for kitchen not good for kitchen and south toilet on North facing house also not good

Construction nearly completing , attached here is the plan , of Ground floor as well as first floor

Can i correct anything on this by extending or building separate kitchen etc.?

Thanks

Ramakumar

My Reply

For North facing house,you have to keep positions of living spaces as given below:

1.Kitchen at South East,cooking facing east

2.Master Bed room at South west.Keep head towards south while sleeping

3.Pooja at North east

4.No toilets at South East,North east and South west corners

Where is the construction site?

What stage is construction?

If required I can visit site and suggest suitable corrections

Construction of house at Cochin

Quote

We  have a plot near Azad rd. approx. 6 cents, where we are planning to build an apartment.

In the mean time kindly give me a clarification on the following points.

- Do u build house as per vasthu shastra?

- Do u take undertake construction works?

- Can u give some reference of your works done in town.

Nimitha

My reply

We design house as per Vasthu

We take up complete construction of house from  design to finish including interior wood work and landscaping in a professional manner with transparent billing methods using latest technology

Nearer to Azad road at Kaloor,Cochin,we have designed and built a three story office cum residence for  a sitting Judge of High court at Shenoy Road and for a Retired Judge of High Court at Kaloor Kathrikkadavu Road.

My Facebook profile,Thomas Viruvelil gives pictures of houses designed and built by us in addition to pictures and details given in our  following websites:

www.keralaarchitecture.com

www.viruvelil.com

www.kerala-dreamhomes.com

Facebook profile

http://www.facebook.com/#!/profile.php?id=531348963&sk=photos

Follow me on Twitter

http://twitter.com/#!/archtomy

Checking Plan of house

Sir,

the attached plan and other details are submitting for you kind consideration. i request your valuable opinion in the following matters.

1.whether a first floor can be constructed on the present building-building strength,foundation etc.

2.is any vasthu based problems are there in the present plan? if so how can it be rectified?

3.a staircase is there on the northern side of the building and ends at the backside. at the time of constructing first floor, i prefer to dismantle it & construct a new one from inside the building by extending the building to a little bit towards the back side. is it possible? is any vasthu problem will be there with regard to total calculation?

4..the building is in an 8 cent plot & we have an external toilet at the south west part of the plot.

5.the building is facing the east. but the steps are towards north.

6. inside the house,the internal toilet and gas stove are in a straight line across the building.

7.i need 3 more spacious bedrooms and a hall in the first floor. a detailed plan,estimate are requested from you with elevation considering all above matters and if needed with internal rearrangement of ground floor.the top of the first floor should be flat.Presently i have a solar water heater.that also should be accommodated.

expecting an early reply,

Pratheep

My reply

1.Whether first floor can be constructed or not can be  checked only after checking at site  foundation and soil conditions

2.Vasthu aspects can be checked only if direction facing the house and positions of roads near site are known

3.Adding Stair case to existing building-site inspection required to comment

4.Toilet at South west corner is harmful as per Vasthu

5.There is nothing wrong in North facing steps,though steps are better with climbing from west to east and from north to south

6.In this specific case,a site visit is required before plan for extension can be made and Estimate comes only after finalising plan of house

BUILDING HOUSE BELOW HIGH TENSION ELECTRIC LINES

Query

Dear Thomas Sir;

I read many of your very informative postings and found it very helpful. I request you to please look into my below query and give me your valued advise.

I am having a plot of 12 cents in Meenachil Panchayat near Pala. It is not a square plot but a rectangular with an approximate width of 30 m. Front side is facing a local panchayath road and one side is private road. there is an high tension line (220KV tower type) passing just behind the plot but I could see houses directly below it. The distance from main road is approximately 700m.

My maximum budget including all development expenses (raw plot to completed house with boundary wall and a well) is 25 Lac. Will it be possible to construct a house with following requirements with this budget?

3 bedrooms of reasonable size

1 Drawing+Dining

Sit out

Car porch

Kitchen

A store room+work area

Using good (not best available) quality material.

Or is it wise to sell the plot (I purchased it for about 15.5 Lac) and buyer  readily available one I checked few with a budget of 40 Lac but are made with very low quality material and wood.
Do you have any body working for you near Pala who can visit the plot?

Regards,

Binoy George

My reply

As per present cost indications(which are likely to go up in coming days),you may be able to complete house at a guess estimate cost of Rs.25 lakhs

Staying below 220 KV line is not healthy due to high inductive field which will form around it

Every contractor and builder design and build houses in his own way and no one bothers to do  good quality construction with professional design,supervision and professional standards in Kerala.

All that contractors look for is increase of profit in spite of continuous input cost increases and owner of the house simply look for contractor who offers lowest rate at the time of commencement of construction.If contractor ask for extra charges ,owner has no problems! Both owner and contractor do not bother about final cost figures! At that point owner will be anxious to finish construction some how and contractor will be looking for ways to extract maximum profits.This is continuously happening all over Kerala  and still people try to keep professional Architects/Engineers away thinking that they will increase cost of construction! In reality,they will save lakhs of your hard earned money.

Renovation of house

Query

HI,

WHILE CHECKING FOR THE RENOCATION OF MY EXISTING HOUSE ,I SAW THE SITE.

WE HAD A HOUSE IN MANANTHAVADY WAYANAD DISTRICT. FULLY COMPLETED ONE. NOW WE WANT TO RENOVATE THE BATHROOMS AND THE FLOOR TILES ,KITCHEN AND TO FURNISH THE HOUSE. FIRST I WANT TO KNOW U HAD ANY WORK IN WAYANAD, SECOND ABOUT THE TIMING, BECAUSE WE ARE IN ABU DHABI, WE WANT TO ARRANGE EVERYTHING WHAT WE NEEDED AND THEN EXICUTE THE WORK WITHIN TINE.

INTERIOR DESIGN CAN COMPLETE LATER.

IF U ARE ABLE TO GIVE A PROPER ADVICE, THEN I WILL SEND THE PLAN AND THE IDEAS .

I AM WAITING FOR UR ADVICE AND VALUABLE SUGGSTION.

MRS. LISY ANTONY.

ABU DHABI.

My reply

Mananthavady is a bit far from Cochin.But still we can consider working on remodeling of your house

Basically every one should understand that remodeling and renovation is not an easy task.New construction is always better and cheaper.For new construction,it is possible to estimate cost expected if not fully correct but to a great extent.For remodeling work as we go on dismantling portions of building and remove portions of built up work,new problems crop up.Unless you are willing to go for remodeling at any cost,do not attempt it.Most of the people attempt to remodeling thinking that it will be cheaper.

Again for remodeling work you cannot simply get contractors to get work done as you  feel good enough.Always ensure that you get expert professional assistance continuously from beginning to end of remodeling work.No contractor  can tell you exact cost of remodeling work in advance  even though you will insist on getting a cost indication before engaging a contractor for work.If contractor need the work,he will give some cost indication.If that indication give him good profit,he will keep quiet.Otherwise he will start asking for extras!

Flooring Material

Respected Sir,

Please permit me to introduce myself Biju George living in Ernakulum Dist. My building construction is on progress and I have searching materials for flooring. I have go through your blogs and really useful and informatics. I have severe problem in leg and I can’t bear the cold. So I have search the material suitable for the living style.

Please permit me to share my idea as follow

1 Complete Granite except bathroom

2 Sit out , Foyer, Stair, kitchen are granite, bathrooms tiles & bedrooms and dinning with clay tile

Your advice is very valuable for me to choose the correct materials,

Thanking you and looking forward from hear you,

My reply

Do not go for  Marble or Granite for flooring.Basically these are negative energy materials.When you walk on them with bare foot,or lie down on floor your body heat is taken away by these materials making you feel bad.These are also highly slippery in nature and thus can cause you damages due to slipping.Cost wise using granite will be as costly as going for teak  wood flooring which will be good for your health.

There are much more cheaper anti skid tiles with attractive designs manufactured by almost all tile manufacturers.Better go for it

Clay tiles are good excluding Kitchen and other high traffic areas.But now it is getting difficult to get due to non availability of clay.Most of the clay tile factories in Kerala are either closed or closing due to non availability of clay soil

Tuesday, August 7, 2012

Free Consultation-8,August,2012

CAN PANCHAYATH ACQUIRE PROPERTY AS IT MAY FEEL?

Query

Dear Sir,

I like to clarify few points from you, Is there any Rule that a Panchayat can acquire private owners property?My father in-law has got a plot near the panchayath office and its facing to the state highway. this plot has some coconut trees that is all and he is not planning to construct anything in the near future. some one told him to construct any building otherwise panchayath is trying to buy most of the property near by. its true also panchayath has bought some paddy fields and filled with soil and now its used for some storage place for panchayath.

My question is  there any rule that a private property can acquire by panchayath ?.

Dinesh

My Reply

No panchayath or government body can arbitrarily acquire your property without your consent.

In panchayath areas for road widening sometimes property is acquired even without seeking your written permission especially in cases where the property is left unattended with owner possibly away.But you can legally challenge such arbitrary acts of any government body .

Hence it is always better to have a proper compound wall done for the property.There can also be unlawful encroachment by others which you will not know in case you are living far away.

RENOVATION OF OLD HERITAGE BUILDINGS AND REMODELING OF EXISTING HOUSE

Query

Dear Mr.Thomas,
Went through your site and understand that you offer assistance and advise for renovation of old heritage buildings.   I need your help for renovating my old residence.
This building is unwieldy and difficult to maintain today and I would like to know if any good suggestion could be carried out effectively for a moderate cost so that I get additional effective space to meet the modern requirements.
I would like you to first visit my house if you can for which you can lay forth your terms.
Mohan

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  This Basic Plan if required can be revised  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.

Building Project at Palakkad

Query

Good Morning Mr.Thomas,

I happened to view your free consultation web-site and would like to know that whether you undertake any projects at Chittur Palakkad, I am planning to build a house together with some professional advisers like you, please let me know whether you are interested and how much does it cost?

Have a great day.

Ramesh

My reply

Building construction has to start with a Site visit by an experienced learned Architect to study site conditions and surroundings.A detailed discussion with the client and Architect is required to study your needs for house along with your expectations and budget constraints if any

Once this first stage is completed,Architect will prepare a plan of the house considering these aspects:

1. Information provided by you on your needs, desires and hopes for the house.

2. Vasthu aspects

3. Traditional Kerala Architecture features

4. Modern architecture features

5. Structural engineering aspects to reduce cost of construction

6. Kerala Building Rules

7. Features of site and surroundings

A well-designed plan by a qualified professional with good experience in designing and building houses can give you better facilities, appearance and lesser cost of construction as the plan will reflect wealth of experience of the professional obtained by designing and building hundreds of houses

Most important factor for reducing cost of construction is to avoid wastages of space and wastage of money in building procedures.A good Architect can provide you that and also can give you better space utilisation for every bit of built up space

Whether construction can be done by us directly or acting as consultant can be decided only after assessing all aspects.We have directly built houses in different parts of Kerala state and outside also

PLAN TAKEN FROM WEBSITE OF BUILDER

Query

Hello Thomas Sir,

This is Baiju here, I am planning to buy a plot of ( 33ft front width and 55ft Length)
This is facing a private road of 3meter width, which is the approach to the 3 plots. Mine is the last plot.

Please find attached the plan which I am considering to build. Can you please check and confirm if I can construct the house in 33 * 55 plot.

My reply

Plan taken from websites of builders or from any other source may not suit your plot dimensions,Vasthu considerations and your budget and needs for the house.

I have seen people wasting lakhs of rupees by using improper plan for the house.Only an expert can understand defects in plan just by seeing the plan.Any one can understand defects in plan after completion of structure of the building.Many people call me to see the building after completion of structure of building to advise them about what can be done to rectify defects noticed by the owner of the house .But nothing much can be done by me or any other expert at that stage

People generally are very happy to get plan of the house without charges or at very little charges.By saving a few thousands for getting a better plan from an expert,you are actually causing great financial losses in the building construction.Plan of the building is the most critical document for any construction and you will have to pay heavily for your careless behavior in going for any plan obtained from anywhere.

Thursday, August 2, 2012

Free Consultation,2/8/2012

SQUARE FEET COST OF CONSTRUCTION

Query

Dear Sir,

Can you please provide me the Square Feet Rate of House construction.

I would like to use
Concrete Blocks (solid block)
Concrete Frame with Wooden Doors / windows.
M sand

Arun

My reply

Term "square feet rate of construction" normally used by non professional contractors to woo clients has no scientific basis and it is just a bait used by contractors to catch less informed potential clients.

When no one can predict cost of even one material or labour cost for one item after one year or more ,how can any one predict cost of more than a hundred materials and different type of labour after one or more years when construction of house is expected to complete,if commenced now?

And no two contractor does construction in similar manner using same amount of material and labour for a particular house construction.Then how can you compare rates given by two contractors?

HOUSE CONSTRUCTION DIRECTLY BY US AWAY FROM COCHIN

Query

Good Morning Mr.Thomas,

I happened to view your free consultation web-site and would like to know that whether you undertake any projects at Chittur Palakkad, I am planning to build a house together with some profession advisers like you, please let me know whether you are interested and how must does it cost?

Ramesh

My reply

Only after a site visit to study site conditions and preparation of Basic Plan which is the most important and critical document for house construction,I can say whether your house can be constructed by our team directly or even as consultants giving detailed drawings,occasional site visits to give instructions to the contractor taking up construction for you.

Of course we will prefer a location closer to Cochin.But we have taken up construction directly with our team of workers in different parts of State of Kerala and even outside state of Kerala.

Cutting down portion of house

Query

Anonymous   has left a new comment on your post "Kerala House design and Construction:Replies to ...":

Dear Sir,

I have a house in Cochin ,but due to certain reasons I need to change some layouts and would like to cut around 5 -7 meter length of wall (double brick masonry) The building has proper pillars and beams . Is there any cutting services available in Kerala , if if is so what is the cost of such services.

John

My reply

Do not try to cut portions of house or even make alterations to the structure of building without getting professional advice on what you intend to do on the building

Trouble with house construction is that almost everybody thinks that he knows a lot about these things and all that he need to know from others is bits of information.People are willing to take opinion and advice of any one they may meet on such matters and finally land up in wastage of huge amount of money and trouble .

They think that saving few thousands which one may have to pay to a professional Architect/Engineer has to be avoided even at the cost of wasting lakhs of money

After Structure work

Query

Dear Sir,

I have finished my concrete for ground & first floor, plastering, electrical wiring.

Could you please tell me now about the quality of steel doors, is it preferable than wood comparing to cost, quality & design, where i can select this.

Another thing now a days people go to Bangalore / Rajasthan to select their flooring materials like Marble and granite. is it profitable to do so. where i can locate the best supplier.

I appreciate your valued response.

Shihabudeen.

My reply

After completing structure and plastering work, you require continuous guidance from a qualified and well-experienced Architect on each of the following works that will come up.

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 by providing professional guidance and expert workers

To assess work already done in the house and to suggest/advise on pending works to be done I would like to visit your site.

Use of Marble and Granite for flooring is an outdated issue.There are better flooring products which are less costly and more trendy

Use of wood for door shutters are less costly and better compared to steel doors

Total Cost?

Query

Joe has left a new comment on your post "Free Consultation,25,July,2012":

what is the total cost to build 3200 sq. ft. individual home including furniture and interior designing

My reply

Is the cost calculation for a house construction that simple? just by knowing possible square feet plinth area of a house to be built can anybody correctly predict cost including every type of work that can be done for the building?

Answer to these questions are simply a NO.

Cost of construction depends upon so many factors like

1.Site conditions

2.Soil nature

3.Design of the house

4.Materials used for the construction

5.Quality of work

6.Options you choose from different options for every type of material required for house construction

Most important of all these factors is to get a professional design from the better qualified experienced professional.Not only the initial drawings but each and every detailed drawings for construction adapted to site conditions and your requirements will have to be given by your designer from beginning to end of construction with close professional guidance and monitoring

Most important reason for cost increase during construction is wrong design which creates lot of wastages and unutilised areas in the building.Any one without proper knowledge and experience will be able to notice defects in design only after the building is completed.But then your reluctance to pay few thousands to a professional will make you loose lakhs and you will have no other option but to live with defects in the house forever.

Ecofriendly house

Query

Sir

I  plan to construct  ecofriendly/green architecture house . Do you undertake similar projects ?

Sanoj

My reply

People may get confused about what this term “eco friendly house” mean.

Look at some of the ecofriendly options possible in building a house

1.Rubble work in dry pack for foundation where soil has required strength for rubble foundation:It reduces cost and increases foundation strength when properly done with professional supervision

2.Concrete frames for door window frames:cost reduction and you can avoid frames getting deteriorated with low quality wood that the contractor may supply to increase his profit

3.Filler slabs for roof slab:It will reduce heat inside rooms and will reduce cost of concrete and steel reinforcement

4.Clay tiles on roof top,both flat and slope roofs:It will reduce heat inside building and  avoid leakages of concrete roof

5.Solar heaters to heat water:It will avoid cost of electricity for heating water and will provide hot water at practically free of cost wherever you need in the house

6.Solar panels to generate Electricity:even though there will be an initial installation cost,you can simply forget about power cuts and can get Electricity at practically zero cost in the long run

7.Rain water storage:You can use rain water stored for your daily use.It will give good quality water at practically zero cost throughout the year.initial cost of rain water storage tank is the only cost involved

8.Waste water pits:This will ensure recycling of used water to your soil

9.Clay tiles or wood for flooring:Flooring materials like Marble,granite and manufactured tiles are not healthy for living

These and several more eco friendly features can be used for your house to be built.We can guide you on these

Plastering and Flooring work

Query

Anonymous   has left a new comment on your post "Elevation for 3000 sft 4 Bed house at Thoppumpady,...":

Hi sir,

I need your advice.,that first i need to do the  wall plastering or flooring work..please guide me..

My reply

How can I give reply to such comments posted on to blogs? There is no name or email id of the sender

Write directly to my email id given below for faster response from me:

vhthomas@viruvelil.com

Checking of Plan prepared

Query

Dear sir ,

Please find the attached pdf file of my house plan,

Please check the room setout is as per Vasthu.

My main gate of plot from southeast .and how much will be the cost for this house

Thomas Mathew

My reply

On quick checking following are the defects

Vasthu aspects

1.For East facing house,Car porch,Main door and Gate should come at Northern half of the frontage

2.North East is Esaana Konam ideal for Pooja and not for Kitchen.There is no need to put Kitchen in the front side and create inconvenience.For this house,better keep Kitchen at North West as Agnikonam (South East) is also in the front side

Architectural

Light and Ventilation in dining area is poor owing to placing Stair close to light passage wall thereby  preventing light and ventilation to that space

As per Vasthu Master bed room should come at South west.But this is far away from your Kitchen which will be inconvenient

There are several inner spaces like Foyer,Wash etc which are completely dark during day time without light and ventilation.A good Architect would have avoided such dark spaces

In view of the above I feel a total revision of plan is required before going in to Construction

Saturday, July 21, 2012

Free Consultation:21,July,2012

CRZ Act

Query

Anonymous has left a new comment on your post "Buying ready built Villa or apartment in Kerala":

The information given above was enlightening.  Sir, kindly let me know if a child inherits his fathers property which is in CRZ can he build a house for himself on the land available ? what are the problems ?  and the house available on the land is reconstructed by the grand son who was living there and now the dispute is cannot live in the same house Pl help.

My reply

My understanding is that you can reconstruct existing building  built before 1983.
in any case check up with concerned local authority on the matter as they will have to give you sanction for construction/reconstruction

Trying to be a builder

Query

Vinayak   has left a new comment on your post "Low cost house construction":

hello sir, my name i Vinayak and i am from Manipal. actually i am a small builder. now i want to get into a huge project . so is it possible for me to build a residential apartment within 800 Rs per sq. ft. i am planning for about 30000 sq. ft. with residential cum commercial building. about 7 floors and with the necessary required land for set back. is it possible for you to help me?

My reply

I can design  for you and give technical guidance.But being in Manipal,it will be better for you to interact with an Architect available nearer to your location.

Once you plan to be a builder you should get enough data,technical assistance to find out possible cost of construction rather than depending up on opinion of some one on cost of construction

COST FOR HOUSE

Query

Animol S Nair has left a new comment on your post "Low cost house construction":

Hi sir,
I am planning to build a house in Vaikom, Kerala. I want to confirm a cost estimation for a house in an area of 10 cents. Can you please tell me an approximation of a 3BHK house with some garden area? That would be of great help to me.

My reply

Without data no one can tell you expected cost.Probably I can tell you a guess cost.But for an important investment in your life,you should not go with guesses.Try to go systematically with professional guidance on design and construction of house.As I do not have your email id,send me an email to me to

vhthomas@viruvelil.com

We will guide you on this

Remodeling existing house

Query

Menon has left a new comment on your post "Queries and replies-House design,construction ,rem...":

I am a retiree in Cochin residing in Chittoor Road. I have two houses separated hardly by 5-10 ft. I am interested in joining the terraces together and have a terrace garden and retreat with a small bed room, bath and kitchen on one so that It can be self contained also. I need someone to conceptualize the idea so that I can look at the possibilities. Can you do it please? or can you recommend someone please?

My reply

For a remodeling work,we will have to first visit site,study condition of existing building,take measurements,discuss with you on your modification needs and prepare plan of the modified house.Then we will go step by step to take up the work

If you are willing to go systematically on this,contact us

Tuesday, April 3, 2012

#Kerala House construction-Replies to your questions

STAIR CASE HAND RAIL

Quote

Dear Mr.Thomas,

Introducing myself Sunil from Trichur working in Qatar.

Regarding  Stair case handrail for my new home, requesting your help and valuable suggestion.

Which will be economic wood (Jack fruit) or Stainless steel work.

Could you give me few photos of handrail work, (wood and steel) and some info regarding this matter.

Expecting your valuable reply.

My Reply

Stair case hand rails can be made with teak wood,Mahogany wood,poopparuthy wood and may not be with Anjily or Jack fruit wood.

Basically no commercial supplier will use Jack fruit as the wood only after cutting and sawing will reveal what is inside.Some times there will be huge gaps causing heart burn for the wood working seller.If you have own jack fruit tree you can cut it and use it for door window frames using labour may be on daily wages basis.

Steel hand rails with glass is another option.It may look good.But wooden hand rails possibly with hand carving can be more aesthetic looking with traditional Kerala elements

Our blogs and Facebook pictures,websites have quite a lot of stair hand rail pictures.But just trying to copy them will not help.You need professional guidance and help

Remodeling existing house

Quote

Menon has left a new comment on your post "Queries and replies-House design,construction ,rem...":

I am a retiree in Cochin residing in Chittoor Road. I have two houses separated hardly by 5-10 ft. I am interested in joining the terraces together and have a terrace garden and retreat with a small bed room, bath and kitchen on one so that It can be self contained also. I need someone to conceptualize the idea so that I can look at the possibilities. Can you do it please? or can you recommend someone please?

My reply

There is something funny about all remodeling/renovation attempts of old houses.

People who think of such work consider it as a way to beat higher cost in building a new house.Some modification here and there appears to be costing very little.In reality,it is the other way and in my opinion never try to remodel old buildings which has outlived its life and style.No one can predict how much remodeling/renovation may cost.

Look at these unpredictable aspects related to an old building

1.No one knows from outside about structural stability of the building which might not have been built with professional design and monitoring.Some illiterate contractor might have acted as Architect and Structural consultant for the building.

2.When you start breaking building parts,then only you get to know how they actually constructed those building parts and then your Consultant has to decide how to move about

3.How can any one estimate or predict cost of unknown work involved?So all your estimates for cost are simple guesses not worth much.

So you attempt renovation/remodeling only if the building has enormous sentimental values for you and you simply do not bother about cost in retaining the old building with  a new face lift.

I need a site visit to comment on what can be done on the building.Careful sketches has to be made on existing and modified building.All these involve more desk work than in the case of a new building

RUBBLE WORK FOR FOUNDATION

Quote

Anonymous   has left a new comment on your post "Rubble work for Foundation of House construction":

As you mentioned above about the DR Masonry,If design having Columns in Sit out area in between rubble masonry wall, how will make the foundation

My reply

First of all such Anonymous posting of comments in my blogs will delay or in some cases avoid reply to you

I will reply to any one who writes to me to my email id

vhthomas@viruvelil.com

That is the better fastest way to get my response to your queries.

When it comes to building construction at least people in Kerala think that they know everything.All that they have is some doubts which can be cleared by asking such questions.

Right person to answer your queries on Foundation of your building is that professional who has studied your site conditions well and who have drawings of your building.I have never visited your site.I have not seen design of your building.Then how can I give proper answers on  what should be done for foundation of your building?

MY NEGETIVE REPLIES

Quote

Anonymous   has left a new comment on your post "#Kerala House Construction-Replies to your queries...":

Why are you so negative in responding to normal inquiries

My reply

That is a good question!

What do we gain by being positive always?.When there is something to be criticised,I believe that it should be criticised without any hesitation.Without such criticism,we will never grow or improve.Apple was falling on heads of every one even before it hit head of Mr.Newton.

For the first time he thought differently and questioned it:”Why should apple fall down only? Why not up?”That made history

So we should not be hesitant in criticising wrong  habits,procedures,thinking.I am not being negative for the sake of negative.I try to  correct common beliefs which are incorrect by being little negative.