#Kerala House Construction-Replies to your queries

TO RECOMMEND BUILDER

QUOTE

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

Sir,
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 assistant

My reply

Such posting of comments in blogs without revealing your identity or email  cannot get you a reply from me as it will not be practically feasible for me to reply to comments in all blogs

So those who want replies from me please write your queries/comments/suggestions to

vhthomas@viruvelil.com

How can any one recommend or suggest a builder? There is not even two builders/contractors following same construction practices or procedures.When you try to find a contractor who quotes “lowest square feet cost” for construction ,contractor in turn try to  build your house with lowest labour charges and lowest material content to increase his profit

Contactor/Builder has only one objective in building your house: Get maximum profit.Quality of construction is simply for the talk making you believe that his quality of work is the best.You simply believe him and consider yourself as smart for getting the “best quality construction” at lowest cost! But the builder/contractor is definitely more knowledgeable about construction than you.He knows how to misguide you who knows very little about construction

Just try to put a good Architect or Engineer and tell the contractor to do construction as per drawings and instructions of your consultant.Then watch the fun.Contractor/builder will demand a higher cost if you introduce a person who knows about construction in between.

PLAN AND ELEVATION FROM ANY ONE

Quote

Ramnath   has left a new comment on your post "Elevation for three bed house":

I have a 8 cent plot that is rectangular. i am planning a house in the range of 35 lacs , anyone having a plan/elevation for a single storied house please email it to

My reply

8 cents is only area of land.It does not give any idea about dimensions of each of four sides.Also we have no idea of the position of roads near plot.To consider Vasthu aspects,directions also has to be considered.

So how can you simply take plan and Elevation of somebody else for your house? I simply do not understand why people talk like this.

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

If I tell  a particular length and width of plot,will anybody sell you a plot of same dimension in Kerala that too in Cochin? Impossible.

If you have to identify a plot best suited to you ,take an expert who knows about Structural Engineering,Architecture,Vasthu and Kerala Building rules to the plot or plots you have identified and get his comments/advice before finalising the plot.

PARABOLIC ROOF DESIGN

Quote

Hello Mr. Thomas,

I am a frequent visitor of your blogs, Nice experience. I want know about Parabolic roof design, now a days people are doing this, I want know more about this how this design and how its covering with glass advantages & disadvantages. Hope you will reply

My reply

It is not my intention to educate people about every terminology that come in House design/Construction.For getting such details,you have various sources.If you cannot find proper sources for getting more info,you can try googling.

GRANITE LAYING COST

QUOTE

Anonymous   has left a new comment on your post "Flooring for house-options":

How much it cost to get 3200sgft granite installed.,any idea ?

My reply

First of all Granite laying for floors is fast becoming outdated like marble flooring.There are much more better,cheaper alternatives which are more trendy and environment friendly

Getting labour for building construction is becoming difficult as days pass.There is no such thing as a universally accepted standard granite laying charges.Again each of the labour contractor does the work in different manner.So you cannot compare charges of one with charges of another.Your Architect for the work will be able to guide you on this.

EXISTING BUILDING MODIFICATION

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

For any modification/remodeling/renovation work,I will have to visit the site and study all aspects related to modification you are thinking of.First of all it has to be checked whether the modification is feasible at all.

Without any doubt it can be said that modification will be much more costly than building new and no one can safely estimate cost involved as you will be working on a building about which you know practically nothing.As you break and cut in to old building parts it may present you new problems to be solved.

Unless you have so much sentimental reasons to retain the old building by  modifying and not simply bothered about cost involved,do not attempt remodeling.Try to design and build a new building instead of trying to work with old building.Lot of people have a mistaken notion that modifying is cheaper.It is not so.

#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

#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

--

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.

#Kerala House Construction-Replies to client queries

House cum clinic for Homeopath doctor

QUOTE

Hello Mr. Thomas,

I am a homoeopath from Trivandrum. I would like to build a house cum clinic in Kazhakuttom, Trivandrum. I was quite impressed by your way in which you present your strategy and i am a person who does my system also in a different way. So, coming to the point, my plot is situated near the NH and MC road but there is only a small panchayath road to the plot only 50 meters from NH at present.   So i intend to keep about half of the space of my 6.9 cents plot for the approach of vehicles and their parking. Hope you got the idea. Actually, i was working out my plan myself in this pattern in the floor planner site. My family comprises of me,my wife and 2 children and also my mother. So, i intend to have only one bedroom cum bath, a clinic room and a waiting room, small mini kitchen and a drawing cum dining on the first floor( you can suggest me changes regarding anything) and plans to have 2 bedrooms cum bathroom and a common space for ironing and washing and 2 open terraces in the first floor. I intend to have one bedroom cum bath alone in the 3rd floor and leave the rest as open terrace. I am attaching the sketch of the property also along with this. I have a budget of 20 lakhs for the same. I am expecting a detailed answer from your part regarding the same.

Dr.Esmail

My reply

You want so many features.But do not want to spend more than Rs.20 lakhs?

Does the Architect or building contractor has a magic wand with him? House or building construction is a bit of complicated affair.First and most important step is to get a good design for the building.All that you can do in that case is to provide complete details on your dreams,needs and plot details to the Architect.If you think you can on your own prepare plan of the building,it is wrong.It require professional training,software tools like Auto CAD and a wealth of resources obtained by Architect through years of training,practice,experiments and observations.

When you get the best possible design from the best professional you can get,during construction, cost of all inputs will keep going up and labour will get costlier and difficult to get.These are realities of our land.If you think a contractor will suffer losses just to keep his promise of a certain amount quotation in tact,you are highly mistaken.No one is going to loose money to give you a building at promised low cost.Unless he get comfortable profit,contractor will walk away if quality compromises even at risk of structural stability of building do not give him profit.So get professional assistance in both design and implementation of the building project.

Position of house in a plot

QUOTE

Thanks Most Valuable Articles , a question that In a plot which corner is the best and second option ?

My reply

It is for the Architect to decide location of house in a plot after careful study of site and environment conditions during a Site visit prior to design of the building.

Going by Vasthu considerations alone,it will be better if the house can be closer to North eastern part of the plot

Locating house plot,arranging documentation of purchase of land ,design and building house

QUOTE

Hi Thomas,

I stumbled upon your blog whilst searching for information on building permits for Kerala. You had mentioned that there are some restrictions on building near rivers and lakes. Could I trouble you to elaborate on what these restrictions might be as I am in the process of looking for a waterfront plot on which to construct a house.

Furthermore, do you know of any reputable companies who could provide me with valuation services to ensure I'm not paying more for a plot than I need to?

And the last thing, could you please send me more information on the type of services you offer?

Thank you in advance and I look forward to hearing from you.

Regards and best wishes,
Richard.

My reply

Yes.This is what we can do unlike others:A comprehensive package of locating land for building your house,arranging legal ,technical evaluation,land registration, documentation and follow up.Finally designing and building your house.

We have done this for a Delhi based Director of a MNC who wanted a retirement house in a peaceful Kerala village even though he has no close relative to take care of anything in Kerala.

Details on type of services we do are available at our website

www.viruvelil.com

More info on buying land in Kerala is available at “Architectural Guidance “ link of our website

www.keralaarchitecture.com

Cost effective Plan

QUOTE

Dear Sir,

Good Afternoon.

Hope you are fine!

I'm working in Dubai, and am planning to construct a 4 BHK house at my native place in Alleppey next year. I want to construct a house with prayer, study & storeroom.

Can you please suggest me a cost effective plan.

Please note I have 22 cents of land for use.

Prompt response is appreciated.

John Daniel

My reply

Just any plan I have in my computer will not be suitable for you.Architect will have to visit your plot,take measurements,study features of land and also study your requirements in detail.

A plan suited for you and suited to your budget limitations if any will have to be specifically designed for you.Then with that plan as base for discussions,a series of discussions with you may lead to revisions in the plan and finally we arrive at a plan specifically designed for you.

You need such a plan and not just any plan from me,from anybody else or from any websites, magazines offering free plans

Interlock bricks

QUOTE

Dear Mr. Thomas,
Apropos your opinion on Interlocking Stabilized Soil Block (ISSB), I would like to add a bit on the technology. In recent times, the technology is gaining immense popularity in many parts of the world including Asia, Latin America, US, Europe etc. Giving due respect to your experience in the field of construction and architecture, let me disagree with your comment that ISSB is suitable for compound walls. The reasons for the disagreement are many. Nevertheless, the primary argument is that during my several years of professional experience in Europe especially Denmark and Germany, I have seen aplenty durable buildings constructed with interlock technology. Secondly, your argument on Kerala's climate is rather blunt as I have seen interlock brick houses without outside plaster in Brazil, a country with humid tropical climate and rains similar to Kerala. Only thing of my concern is the quality of the interlock bricks produced in Kerala. Interlock bricks are durable and comparable even without plastering provided good quality clay and cement in right proportion and compression is used in production

Sreejith Aravindakshan (Denmark)

My reply

I was talking about interlock bricks manufactured in Kerala.In Kerala and even in other parts of India we specialise,in finding out how bad any product can be made but still appear to be good for eyes of customer.Inferior quality manufacturing,cheating people in any manner are considered to be credit worthy capabilities in our country.People take pride in doing so!

Follow me on Facebook and twitter

Log onto our websites

www.viruvelil.com

www.keralaarchitecture.com

www.kerala-dreamhomes.com

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

You can have a look at few pictures of houses designed and built by us at Facebook page. You can even add me as a contact in Facebook so that you will get continuous updates on my blog entries and interactions with clients.

Here is the link:

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

Follow me on twitter and keep in touch

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

Queries and replies-House Design and construction

QUOTE

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

My reply

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

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

QUOTE

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

Farzana Malik

My reply

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

Hello Mr Thomas,

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

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

Thanking you in advance.

Vijaykumar

My reply

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

QUOTE

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

QUOTE

Hi ,

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

Are you doing interior designing sketch for houses?

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

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

Please give your suggestions..

Regards
Shaan

My reply

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

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

QUOTE

Hello Sir,

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

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

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

Best Regards
B L ThulashiRamu

My reply

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

QUOTE

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

My reply

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

QUOTE

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

My reply

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

QUOTE

Hai , Thomas

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

Regards
Jaseer

My reply

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

QUOTE

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

Ireland.

My reply

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

QUOTE

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

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

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

My reply

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

QUOTE

dear Mr. Thomas,

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

kindly let me know your guidance...

Nair

My reply

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

QUOTE

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

My reply

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

QUOTE

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

My reply

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