Tuesday, February 21, 2012

#Kerala-House Design and Construction–Replies to your queries

REQUIREMENTS OF 6 FLOOR APARTMENT BUILDING

QUOTE

Raveendran   has left a new comment on your post "Building Permit":

we are a group of government employees. we want to construct a 6 storied flat project having 20 units within 5-10 kms of Ernakulum town. what are the requirements for access roads and floor area ratio.

My reply

I cannot give a general reply to this question.First of all you have to identify a specific plot or plots where you think you can build such an apartment complex.Then you will have to get both technical and legal evaluation of the plot.A professional agency may also help you  checking documents status of the plot.Probably you can refer to following link in our website

www.keralaarchitecture.com

which will give more necessary information for you.

http://www.keralaarchitecture.com/Architectural_guidance.aspx

TO CROSS CHECK ON CONTRACTOR TERMS IN MAHARASHTRA

QUOTE

Hello sir,
I want to build small farm (cost effective and sustainable.) at sawantwadi ( sindhudurg,Maharashtra)
Place falls in same region as Kerala..Here you will find more or less same kind of construction since it is in Konkan region.
My architect/contractor is working on project.I have attached preliminary drawings given by him and BOQ.
In BOQ,He has not included roof trusses and roofing material since we are still looking for various options.
I have following queries
1) He has tried to develop plot according to Vasthu principle.Is it proper accordingly and kept plot 2 vacant either for sell/future expansion.
2)I have very limited budget.How much will be cost of this house?
3)Will you be able to provide me rate of items to cross check it with my contractor.
4)Since we are looking for roof truss which is preferable to build timber/metal? What is cost of building it?
5)We are also looking for MCR roofing tile .Contractor said that it is sustainable and long lasting but cost is bit high.Is he correct?
6)We are going for exposed laterite construction.He said skilled workman take 22 Rs to place one stone of laterite.what is exact labour rate?
I found your blog very informative.
Thank you.
S.V.SAWANT

My reply

Please understand that job of an Architect is not simply guess expected cost of construction without any data or decide rates for work by any contractor for any type of job at any place.A professional Architect operating near your place may guide you on these provided he handles the job from design stage itself and you proceed on his advice/instructions from the beginning of construction

TELECASTING OF HOUSES BY TV CHANNELS

QUOTE

Dear Mr.Thomas,
 
I have gone through your website and very much impressed on your attitude towards constructions.  I am planning to construct a traditional home in Ottappalam, Palakkad.
I have already appointed an engineer for design works and its under final stage (he will not any other works other than designing works).  My question, will you be able to provide me the following services?
 
Preparing estimates for A-Z works.
Supervising the construction works.
 
Look forward to your response at the earliest.
 
Best regards,
Sreenath

My reply

Yes to your questions.But the plan will have to be acceptable to me.I cannot work with a non professional plan.

QUOTE

Dear Mr.Thomas,
 
Thank you for your prompt response.  The design part being done by a reputed professional (a qualified civil Engineer with 15yrs experience) whose several homes were telecasted in Kairali TV & Amirta TV.  But, his service will be available for designing part only. He will not do any constructions or supervision. So, I don't see any chances for rejection of his designs  by you.  I do not want major changes in the design, as design was made according to my idea & concept.
 
If it is acceptable to you I can forward you the designs & drawings as soon as they are ready.  The basic design only prepared now. He has to prepare the elevation, electrical & plumbing drawings, 3D elevation etc. As you said in the blog, I have given his own time to do the job.  I am planning to start construction in August 2012 only.  Before that I have to complete necessary requirements, legal formalities and of course, my home works also.
 
Please give me an idea about your service charges.
 
Look forward to your response.
 
Best regards,
Sreenath

My reply

Telecasting of interviews in channels is not an indication on capability of an Architect.Even I get several such calls.But they always put a condition that I should pay so much as advertisement charges.Charges goes up for more popular channels.I always refuses such paid telecasting which will appear to viewers as genuine promotion of "good work"..Any one who is willing to pay continuously to channels can get  frequent  telecasting!

Unless I see the plan,I cannot comment on merit of the plan

If the plan prepared is found lacking on verification of Vasthu,Architectural and structural Engineering aspects,I will have to revise it.Plan prepared for a house by any one will not be the same.More qualified and more experienced in executing work directly will be able to give you better design as  each work done will make the professional more knowledgeable.

I have directly built more than 200 houses in different parts of Kerala and outside . Designed ,acted as consultant for many more buildings.Still I encounter new problems with new projects and I realise with each new projects that my knowledge is limited.

I will never claim that plan prepared by me or my design is the best possible.Some body else may be able to do a better design.

NEIGHBOUR CREATING PROBLEMS BY BUILDING NEAR YOUR HOUSE

QUOTE

Anonymous   has left a new comment on your post "Building Permit":

Hi Thomas,

The person in front of my house, has re-constructed his house and has put up a new bathroom which is in front of my main door. And over that he  is using the old styled pit(newly dug out) instead of a septic tank which again is near my front boundary wall. Can I take any action against him, please advice.
PS: The plot is in a municipality area.

My reply

Your neighbour should use a proper septic tank and not a simple pit to dump human waste and that septic tank should be located 15M away from your water source.If he  construct violating this or any other building rules conditions,you have every right to complain to local authority concerned in writing  and they will take appropriate action.

WILL I WORK FOR SMALL HOUSES?

QUOTE

Dear Mr. Thomas,

I have been going through your website and blogs recently. I really appreciate your point of view regarding Sq. Ft cost of construction.

Let me come to my point first.

I have seen your residential projects work for individuals in your site, but almost of them are big houses/villas, floor area ranging from 2500- 4500 sq. ft. I would like to construct a house with 1350-1400 CARPET area. I plan to build a decent villa with good works like kitchen cabinets, wardrobes, good elevation, interior work etc. Do you undertake construction for said area??? If answer is Yes then I will give you rest details.

Hope to get a reply.

Regards,Yunesh

My reply

In fact large houses designed and built by me are not even 40% of my total work.For a professional, large or small houses do not matter much.We are here to provide services to those who need it.In fact I have designed and built  nearly  90 houses with plinth area as little as 300 sft consisting of sit out,Hall,Toilet,one bed room and Kitchen for a charity organisation for free allotment to poor people of course with least possible cost employing all cost reduction techniques without compromising on quality of construction.

LUXURY TAXES ON BUILDING

Dear Sir,

I have just gone through the question and answers related to house tax. While answering one question regarding luxury tax, you have answered that you have not come across with anyone paying continuous luxury tax. Could you kindly clarify . Please let me know how long we have to pay luxury tax for houses having area more than 3,000 sq. ft. ?

I shall be thankful if you would reply to me.

Kind Regards

Zain

My reply

I am regularly building houses above plinth area of 3000 sft in different parts of Kerala and I have never heard that any of my clients are paying so called Luxury tax even though some people keep on talking about it.

After the building construction is completed,concerned local authority will fix up yearly Building tax for the building.Naturally for a higher plinth area house ,higher building tax will have to be paid.This is the only continuous tax applicable for the building

Concerned Village Office charges a one time tax on the building.In places like Cochin most of the house owners have not received notice for such a tax even though in interior village areas such a tax is collected.

For clarifying your doubt and check on the matter,please check with concerned local authority in your area.

HOUSE CONSTRUCTION NEAR RAIWAY LINES

QUOTE

Sir,

I have a 2.5 cent  plot  near railway station, its more than 70M    away from the railway line, but  one side of the property is    railway's property. Is there any issue in developing a house in the    plot. I got the permit from the corporation, is there any issue occurs while TC numbering the house?

Samin

My reply

My understanding is that there is restrictions for Building house within 30 M of Railway property.

If the local authority has already issued Building permit to you considering all related matters,there cannot be problem for you in future

In any case it is the concerned official of the local authority who can give a clear answer to your query.Please check with concerned official of the local authority

Wednesday, February 15, 2012

#Kerala House Construction-Replies to your queries

SPECIFIC POSITION FOR HOUSE IN 8 CENTS LAND

QUOTE

Anonymous   has left a new comment on your post "Vasthu compliance":

I have only 8 cents of land, Is it necessary to define a position for house by vasthu specialist?

My reply

Even in 8 cents or even lesser area plot,a Vasthu expert can  suggest you an ideal location for house

CLEARANCE REQUIRED FOR 3 CENTS OR LESS PLOT

QUOTE

Dear Mr. Thomas,

I am Saju, I need to construct a new home at Amaravila ( TVM Dist. ) which is comes under Panchayath. My property belongs to only 3 cent. a panchayath road passing in front of this property & it cover almost 15 mtrs one side. I need to construct a new home by demolishing the old & I have the following doubts.

1. If i need to give a clearance of 3M from this panchayath road to the basement of new one ( If provided i have lost a huge area, since a well also comes under this property at the other side )

2. If i have obtain any consideration for this from panchayath or any other authority..

Please reply to this,

My reply

If your land has area 3 cents or less there are relaxations in building rule conditions applicable to you

It will be better if you go and meet concerned persons in the Panchayath with your land documents and check up exact clearances applicable to you as in addition to KBR provisions,there can be local restrictions imposed by local authority.

CONSULTATION SERVICES FOR PURCHASE OF LAND AND BUILDING

QUOTE

Good day.I'm Arun basically from Thiruvalla

I saw one of your post in internet regarding about your consultation service based in Kochi.i believe your post was 2 years old and  not much sure still you are on the same business.

i was planning to buy one house plot in Kochi,Eroor. can i avail your consultation service to complete the procedures and formalities until finish the registration .? especially land and its document verification.

My reply

Yes.We continue to offer complete professional services for land/property purchase.Please check following links in our websites:

http://www.keralaarchitecture.com/Architectural_guidance.aspx

http://www.keralaarchitecture.com/our_services.aspx

http://www.viruvelil.com/services.aspx

USING OLD WOOD FROM OLD BUILDING FOR NEW HOUSE CONSTRUCTION

QUOTE

Hi Sir,

This is shafeeque from Kannur. I'm working in IT company at Pune. We plan to demolish our old home and would like to build new one. Our home designed with plenty of wooden material and its having lots of wooden for "machu" . What is your opinion about using old wooden material instead of purchasing new one ( as per people old wooden material are very strong). and what type of material we can use from my old home.

Also can you construct home at Kannur. If yes please let me know your contact number so that i can contact you

My reply

Wood used in old house will have to be physically checked to see whether it can be re used.Over a period of time any wood looses its quality and start deteriorate.If the wood used was of extremely good quality,it may last more than other wood

As Per Vasthu,while building a new house no part of old house should be used..We can design your house in any part of the world.Taking up construction directly by us will have to be decided based on merit of each case.In cases where we do not take up direct execution of construction,we may act as designers/consultants.

BUILDING TOP FLOOR ABOVE 40 YEAR OLD HOUSE

QUOTE

Can u please advise if it is possible to take an additional room with bath  approx. 13x 13 and 5 x 5 on the first  floor of an old hose of 40 years with minimum cost ,Rs. 80000/=.using hollow  bricks and cheap materials for roof and doors . and if you have any office at Trivandrum

My reply.

First of all it is not advisable to construct first floor of a 40 year old house without checking structural stability of the building by a qualified and experienced Engineer.

Any meaningful cost calculation can be done only after preparing a plan of portion to be extended.Once we have the Basic Plan of the building ready, we can calculate cost using Engineering Estimate method.Again building on old existing building will call for so many unexpected cost elements.Without visiting site,I cannot comment on feasibility of the work.

We have our office only at Cochin .But we can handle work anywhere based at Cochin and hence no need for an office at Trivandrum

--

Monday, February 13, 2012

Kerala House design and Construction-Your queries and my reply

CLEARANCE FOR PANCHAYATH ROAD FOR COMPUND WALL

Anonymous has left a comment on my blog entry Building Permit seeking to know clearance required to be left while building compound wall facing Panchayath Road.

Leaving such comments in blogs will not get you a reply.Any one can write to my email id seeking replies for any matter related to design and construction of buildings.I will reply back.Write to this email id

vhthomas@viruvelil.com

My reply

Before building compound wall for your property facing a public road,you have to apply in writing to the local authority and obtain their sanction.The local authority will specify clearance to be left from road  while constructing compound wall facing public road.

LAND AND HOUSE IN PALGHAT

QUOTE

Dear sir,

I am looking for a plot in Palakkad. We are currently in Bangalore and we are trying to buy a land and built a house, preferably located within 5kms from Palakkad town.Our budget is maximum 25 lakhs and with a plot size of minimum 5 cents. We would not be able to be there during house construction. Would you be able to help us on this regard.

Amrutha

My reply

It will not be possible for us to locate land for you at Palghat as we are based at Cochin.But if you locate a plot,we can do legal , technical,Vasthu evaluation of the plot and also assist you in documentation process of registration of plot.

Thereafter we can design your house and build it also at Palghat with professional care and guidance.

BEST POSSIBLE SIZE OF PLOT

QUOTE

Anonymous   has left a new comment on your post "Replies to your queries#Architecture":

I am an NRI Mechanical Engineer like to build a 2500-2800 sq. ft. house in Cochin and on the look out for 8 cents of land (which is my budget) and identified few plots.
Appreciate if you could let me know the best possible size of plot in 8 cents to have a good architect designed house
I understand that the house can be designed to suite the plot but prefer to buy a plot where in design can be flexible.

My reply

Especially in a place like Cochin you may not get a plot of sizes of your choice.Apart from dimensions of all four sides of plot,land level,Vasthu considerations and  positions of road nearby also matters.So you have no other choice other than designing your villa suited to your plot.For our services contact me on email

vhthomas@viruvelil.com

DESIGN AND BUILD HOUSE IN TRIVANDRUM

QUOTE

Anonymous  has left a new comment on your post "Answers to your queries #Architecture": 
I would like to build a Home around 2000-2200 Sq. ft. in Trivandrum in 5 cents, Would you please recommend me a Builder & Designer and what would be the cost per Sq. Ft ? need your assistance.

My reply

Here again I could not reply to this person directly as he has not given his email id.I have about 35 blogs.Opening each of these and replying in time to such comments posted in that blog itself is not practically possible.Hence all enquiries/comments/requests for advice has to be sent to my email id

vhthomas@viruvelil.com

I cannot suggest or recommend any builder/contractor or designer in any area.All I can do is do what I can do.In your case,I can visit your site in Trivandrum,study site conditions,your requirements and then design your house.Obtaining a proper most suited professional design is the most important and critical part of building a house.Once you have the best Basic Plan for your house from  a qualified experienced Architect with lots of exposure in designing and building houses,you will save lakhs of rupees and the available space in your plot will be utilised in the best possible manner.

Some people insist on having large size rooms without any relation to its utility aspect.Rooms will have to be larger only to the extent required.More than the physical size of rooms,how doors,windows and space is  utilised by the Architect is more important.

As a lay man you will never know what size of rooms will be better.Most of the people have ego problems while dealing with a designer of the house.They think and talk as if what they think is the right dimensions or right requirements for the house! Even before developing your requirements for the house you need to have professional guidance.Talk with your Architect openly and frankly.Allow him to guide you properly rather than thinking that whatever you think or understand is  only right.

After the design is finalised we can either build your house directly in Trivandrum or act as consultants if you can get good contractors willing to work as per our design and  instructions.