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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
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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.
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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
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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
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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.
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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.
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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
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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 .
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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.
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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
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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
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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?
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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.
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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.
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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
QUOTE
Further to the discussion today morning, pls. give more details on laying of interlocking tiles and the interior floor tiles.
. Bennet Raj
My reply
You can have details on flooring options at my blog entries on the topic.
Links given below:
http://kerala-architects.blogspot.com/2010/12/flooring-new-trends.html
http://kerala-architects.blogspot.com/2010/12/query-flooring-options.html
http://kerala-architects.blogspot.com/2010/12/queries-on-plot-area-flooring-and.html
http://kerala-houseconstruction.blogspot.com/2010/02/flooring-for-house-options.html
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dear sir,
greeting to you. We are in the middle of a construction of a single
storey house with. it is located in Enathu, near Adoor. Do you have
representative offices in our area so that we can meet and go for a
deal in completing the house. waiting for your reply at the earliest
Mini Koshy
My reply
My office is at Cochin
I can visit your site,assess work so far done,study site conditions,take measurements,check vasthu compliance of the house work and suggest you how to proceed on further work
I can act either as a consultant visiting your site occasionally and guide work or I can take up balance work completely
All that you have to do is, inform me exact route to your place of work.I have visited nearby places on work related trips earlier.
Please call me on 9388701702 to fix up a mutually convenient date and time for site visit.
We will give complete professional guidance and assistance to help you reach your dream house with lower cost and better quality and facilities.
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Dear Thomas,
Greetings...! Hope you are doing fine.
I am looking for a plot with house in and around Ernakulum within the budget of Rs. 25 to 30 lakhs. If you have any offer, please provide the details with some snaps.
Anil
My reply
Buying house with plot in and around Ernakulum at Rs.30 lakhs will be impossible as land prices even in suburbs like Alwaye and Tripunithura also will be around Rs.3 lakhs or more.
Buying house plot in and Ernakulum can be done only if you are willing to visit Cochin with prefixed date of visit so that we can show you house plots available for sale on that day.
No one is going to keep their plot for sale expecting your arrival and hence there is no point in we sending few plot pictures to you.In fact plot picture will not give you clear idea on the plot features
So tell me when you can visit Cochin to look around for plot for purchase
We will provide following services related to your land purchase
1.Giving you options of purchase
2.Technical evaluation of the plot and suitability for construction of house with respect to Vasthu and Kerala Building rules
3.Legal evaluation of documents of plot
4.Documentation of land purchase with complete professional guidance and related follow up
5.Building design
6.Obtaining permit for building permit from local authority
7.Complete construction with transparent procedures and professional guidance and management
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I am S.Ravi from Ernakulum (DT) would like to buy land for making house near Chotanikara Temple or Puthencruze.
I am in search of 20 to 30 cents land suitable to make a house –road side or second plot from road.
Is it possible to help me for finding land and what will be your service fee?
Please reply.
Thanks
S.Ravi
My reply
Buying land in Cochin area require your presence to go and visit various options available.
As you can understand real estate availability changes fast as buying and selling take place continuously.Unless you see the land and finalise the deal,the same land may get sold to somebody else.
Hence please contact me on mobile and fix up a convenient date and time for your plot visit.
I can advise our real estate division persons to do needful.
We not only provide real estate assistance.We will also assist and guide you on technical/legal assessment of property,documents and also will guide and assist you for fool proof documentation and other formalities related to property purchase.
Later we can also design and build your house with professional care ,guidance and assistance
