Free Consultation,18,February,2013

Architectural guidance

Query1

Dear Mr. Thomas,

What are the prevailing rates for architects in Ernakulum, my architect is quoting Rs30 / sq. ft..

Dr Mohan

My reply

There cannot be any fixed  universal rates for architectural services.Each Architect is different in qualifications and experience.also capability varies from person to person depending upon his exposure to works of different nature at different locations.

For example I have direct exposure in designing and building more than 200 houses in different locations and designing many more buildings.Each new work brings up new challenges. Problems encountered and solved will increase my capability while designing a new house.

Query-2

Respected Sir/Ma'am,

I am a final year architecture student from Aayojan School of Architecture, Jaipur.

I saw your website www.keralaarchitecture.com today. I read all the features of Kerala architecture mentioned on the website and found them very interesting and useful.

I am doing interiors for a jewelry showroom as a part of my academic curriculum and I have chosen Kerala Gold Jewelry as my product and am interested in giving the showroom Kerala-style interiors.

It has to be in 400 sq. ft. area. Now, since I don't have much knowledge about the interior style of this region , can you please help me by throwing some light on how a typical Kerala styled jewelry showroom should be.

Your help will be really appreciated. Please share some knowledge with me in this respect.

AASHIMA 5th Year, B.Arch (I.D.) Aayojan School of Architecture

My reply

I don't know how you are going to do it without even visiting a typical Kerala Jewelry shop.I cannot work out your assignment for you and mail it to you.If you have any specific query you can ask by mail or even by phone

Query-3

Hello Sir,

I am an Architect working in the gulf. I am designing few houses in Kerala being abroad i am not much aware of the rates in Kerala. I have listed below a few questions if you could reply to.

1. what would be the estimated cost of construction per sft without any finishes like flooring tiles, hand rails, switches and paints.it would be helpful if you could give me an idea of labour cost separately also.

2. The houses mostly designed are with double height spaces do we have to calculate with same rate/sft in the double height area or can we exclude this area from the total sft when calculating.

3. can you help me with the rate for medium rate poly carbonate sheet cost/m2.

Expecting your response.

Don Thomas.

My reply

You are a Designer or a Contractor? Each contractor work out his cost based on his way of doing construction and no two contractor do it in the same manner.So there cannot be anything called a square feet cost of construction applicable anywhere in Kerala for any soil conditions,any design or any type of finishes and for any period of work.

Normally design of the house is done by professionals in a manner which will reduce cost of construction while trying to utilise every bit of space inside building in the most appropriate manner avoiding wastage of space.Appropriate design is the most important cost reduction method.

While preparing Engineering Estimate giving item wise costing,even though quantity can be calculated using engineering methods unit rates are always arrived at based on data on cost available with a contractor considering also his method of doing construction.This method of construction varies from contractor to contractor and the most important guiding principle for a contractor is maximising his profit and definitely not ensuring best quality of construction and engineering standards

Query-4

Hello Mr. Thomas

I saw your details through Kerala architecture. Thank you for providing lots of useful information about home building

I wonder if you take a project ,on the basis of complete execution of project ,from design to land scape, what percentage will be your professional fee?

Kindly let me know.

Saji

My reply

We do not work on percentages.We start systematically from development of Basic Plan for the house to providing complete detailed drawings for working,Site supervision and guidance.In some cases we arrange our own workers and construction management.In other cases we act as consultants giving drawings and guidance include monitoring of work at site and ensuring quality construction as per Engineering standards.For details write to

vhthomas@viruvelil.com

Construction of house

Query-1

Hi Sir
I am Renjith, just want to know , we got 1acre of land purchased 30 years back, that time it was agriculture land,
and in document its same, but we had filled that land with soil and kept coconut tree all around that time itself(25 year back)
now we are planning to build house and sale, i want to know can we do that, or if any new rules came, can u give me clear
idea about it, hope you will reply

My reply

You have to approach concerned local authority with Survey No and other location details of your property and check up about construction of house allowed in that plot.Possibly they may refer the matter to a committee.Committee after visiting the plot will take appropriate decision

Query-2

Dear Mr. Thomas,

I have gone through several blogs on various architecture topics written by you. Really appreciate the kind of effort that goes into it.

I am aware that you hate replying to queries if details are not provided. Being naive in this field, mine is a very basic query!

I have 11 cents of land and I intend to build a small 3 bedroom house in traditional Kerala style. Would it be possible to build such a house on a rectangular plot (narrow front of 17 meters), while leaving decent space in front and two sides of the house for landscaping?

Thank you in anticipation of a reply.

My reply

Why should you start with a negative assumption that a 17M frontage plot will not be suitable for building a three bed room house? You can comfortably build even a single floor house with three bed rooms in that plot.Instead of trying to assume and take decisions on your own,get professional guidance and assistance in design and construction of your house.

People are happy in spending lakhs of rupees on payments to building contractor.Even if they take excess money even for poor quality construction is okay for them.But paying few thousands to a qualified person with rich wealth of experience in  designing and building hundreds of houses is something they hate.It is considered as waste of money!

Query-3

I have seen your designs Duplex villa elevation 3500 sq. ft. luxury villa, 4 bedroom luxury house design, flat roof luxury home design. modern villa design 2100 sq. ft. home and like them (ALL BIG SIZE), i will select any 1 of them after your suggestion and then i will contact Kerala home design.

i want to know that how much minimum plot size should i buy according to the above mentioned plinth area which will also have small lawn which will be good looking in totality?

please reply a.s.a.p. because I'm going to buy a plot in this week.

i want this to be built in Uttar Pradesh.

Aslam Khan

My reply

Design of the house is done to suit your plot,requirements and budget and definitely not the other way.Before finalising on your plot purchase,please go through link,Architectural Guidance in our website

www.keralaarchitecture.com

and if possible get an experienced professional to assess the plot for suitability of house construction on technical aspects and Vasthu aspects.

Query-4

Dear sir,

I am in the process of building a 2000 sq. ft. house at Edappal. I would be thankful if you could suggest some ways and approaches that can be adopted to to reduce the heat build up inside the house and to keep the inside cool.

Ajith

My reply

If you want to reduce heat inside your house to be built,first and most important step is to get a professional design from qualified experienced expert.People seem to think Plan of the house as something any one can draw.Whoever gives it for very little cost seems to be the most desirable designer! Very few people have the expertise to understand implications  and meaning of those few lines drawn.Even they will be able to understand defects and plus points of plan possibly after completion of structure of the house.But that will be too late to do anything

Even after getting a good professional plan of the house,you require continuous guidance,directions,detailed drawings and supervision of work being carried out by contractor .Don’t simply believe sweet words of contractor who has only his profit as the  interest.Your Architect will guide you not only on reduction of heat inside house but on many other aspects of house design and construction

Dear Sir,

I am Jose  working in Istanbul (Turkey)

I am planning to build a House in Kannur. I am attaching the Plan here.

Could you please tell me that. How much the minimum land area is required for that house

and how much will be total cost of Construction including Materials

Please don't avoid this mail.

My reply

Simply taking plan or other drawings of a house from any website  will not help you at all,however impressive it may look.

House design and construction is not a silly affair.It is one of the most important investment in your life possibly taking major part of your earnings of a life time.So you have to get expert professional guidance to spend your hard earned money in the most appropriate manner to save your money and to get best out of your investment

House design has to be done by an expert considering features of your land (both technical and Vasthu aspects),your needs for the house,budget and other aspects.Don’t start with a plan of the house taken from a website and land in trouble later

Query-5

Hello Sir,

I have seen your blog.. The info you provide is extremely useful.

I would like to know about the cost of boundary wall construction cost in Kerala for 30cent land. Only three sides needs to be constructed,one side wall is existing.

Is id advisable to give on contract basis or on daily wages.

Ziyad.

My reply

Without visiting site,taking measurements of all sides of plot , getting information on material cost and labour charges prevailing at site,no one can tell cost of constructing a compound wall with the information you have given

Query-6

Anonymous has left a new comment on your post "Free Consultation,15/12/12":
Dear Thomas,
I am having a Rectangular Plot of size 74 ft. X 55 ft., in Jammu J&K. Now i want to construct a 3 BHK house with car garage in it.
kindly advise how can i approach you and further details you will require from me.
Faisal

My reply

Such messages to blog without an email id prevents me from replying.Instead of typing on blogs as comments email your queries directly to my email id

vhthomas@viruvelil.com

Write to above email id.We can design your house not only in Jammu and Kashmir but anywhere in the world 

Building rules and clearances

Query-1

Hello sir,
I have a property in front of vattakkayal in Kollam Sakthikulangara. This is municipal area . Will i get sanction to construct house there ?

Lissy

My reply

You have to check up about it with town planning dept. of concerned local authority CRZ act restrictions will be applicable for a plot  facing lake/river or sea

Query-2

Anonymous has left a new comment on your post "Building Permit":
I am planning to purchase a new house consisting 1100 sq.ft. with total area of 10 3/4 cents land. this is in panchayath area. kindly advise what are the documents required for registration of this property. this property is in Palakkad district, Ottapalam .

My reply

Go to our website

www.keralaarchitecture.com

and click on link Architectural guidance.You will get required information

Free Consultation,25,October,12

Island Kitchen in 1700 sft four bed house

Query

Hi Sir,
My name is Filsy .We are from Kochi,now staying in US.I happen to have gone through your blog recently .I really liked it, especially your communications with your clients.We are planning to build a home in Perumbavoor for my parents.We kind of almost finalized a plan.After reading your blog I have some concerns.If you have time I would really appreciate it if you spent your valuable time to answer some of my concerns.
1.My total Building area is 1705 sq. - 2 storied home excluding car porch ,with 4 bedroom and 3 bathroom
I read one of your answers which says that we need at least 2000sq for f 4 bedroom plan.My Concern is that if it possible to build a 4bedroom house in 1705sq? Will that be too congested ?
2.I am looking forward to build an Island kitchen,and my kitchen area is only 356*232.My architect said it is not possible to turn this in to a Island kitchen. So what will be the minimum dimensions for an Island kitchen?
I have your phone number from the blog .. is it ok for us to call you and discuss this ?
Thanks for your precious time. We really appreciate it.
Thanks & Regards,
Filsy

My reply

People have a mistaken notion that cost of construction is directly proportional to square feet plinth area of the house.This is not at all correct.At best square feet plinth area can be treated as one of the factors contributing to cost

Most important cost reduction  technique is getting most appropriate plan of the house giving you maximum utility for every  bit of built up space,proper ventilation and natural light in all living spaces and make maximum utility by utilising space inside the house appropriately.

Just any one who knows how to draw a plan in AutoCAD cannot give you this best possible plan of the house which is the most critical factor to give you a better house by design and  at lesser cost.Expertise for designing such a plan will not come by attending an engineering /architectural course.It require wealth of experience acquired through years of designing and getting involved in actual execution of work at different sites in different circumstances.It also require creative talent and common sense which can get ignited only by learning by working with established experts in the field.

A Four bed room house may have to be even less than 1500 sft if your land available is less.I have designed and built four bed room  attached house with all usual living spaces including car porch with a plinth area of 1400 sft.Our office is such a house.But rooms are a bit small but designed to have maximum utility.Reason I had to bring down area is because land available is only 3.5 cents,that too with a non utilisable corner.

But when you have larger land space,it is better to go for bigger rooms and living spaces.House is for a long time,at least for your life time and for life time of your children.So get an expert to decide how best the available land can be utilised with better facilities at lesser cost.Do not simply go after some one who promises free plan or plan for a song and loose lakhs of your hard money.An ordinary person however intelligent he may be will not be able to understand defects in a plan of the house till construction reaches structure completion stage.After that stage no expert can correct defects in design.So better be careful at initial design stage itself.

Whether Island can be incorporated or not in that plan can be checked only after going through that plan.

Type of foundation

Query

Thomas Abraham has left a new comment on your post "Foundation Rubble work for house construction":
i have to construct a house at near Ranni, the soil type is white gravel,and light quacks happens some times. what type of foundation is suitable please give details

My reply

It will be more appropriate to  suggest suitable foundation only after a site visit and after going through plan of your house.Don’t you have a consultant for designing the house , to provide structural/architectural drawings during execution of work and  to advise you during construction?

I have designed and built a house at Ranni few years back.I have found soil there generally stable suitable for rubble foundation.Other than this I cannot comment anything without proper data/information

Is soil test required?

Anonymous has left a new comment on your post "Foundation-Soil Investigation":
Hi ..that was a nice post and something that I was looking for. I have a query, hoping you will answer. I have a 12 cents land on which I m planning to build 3 apartments of a total area of around 4000 sq. m. The GF will have 3 BHK and the 1st floor two 2 BHK units.  Engineer was asking me to do a soil test? Do u think it is warranted..no one in the near vicinity has done it? the land used to be an agricultural land decades back

My reply

Do you know 4000 sq. m is roughly 48000 sft? Without even preparing a plan of the building how do you know plinth area of the building?

If the concerned Engineer thinks that soil test has to be done,it may be necessary.Without a site inspection,I cannot comment on his opinion

Clearance required from Highway

Hi Thomas
We had 10 cent plot at Thodupuzha and front side is facing to the state highway(Pala -Thodupuzha) .
Some renovation work is going on the high way by KSTP.
The plot is triangular shape and little bit difficult for house construction
and we are planning to create a new house. Currently we have old house there.
Previously we hard that only need to keep 3 meter distance from highway.
But when taking with municipality they told that KSTP put a rule to keep distance of 5 meter
Do u know about the KSTP rules? if so please share with me
Please provide description of house construction rules near state highway

My reply

Your local authority(Municipality in your case) is the competent authority to decide on the matter of clearance from high way required in your areas considering all aspects including Kerala Building rules provisions,road widening projects and other restrictions imposed by appropriate authority from time to time.

Free Consultation,22/8/2012

WHO IS AN ARCHITECT?

An Architect is not some one who has simply gone through five year course in an Engineering College and passed those exams.That will not make a person an Architect.It can only train a person on tools used by an Architect to express his creative inputs.
An Architect need creative capability and capability to dream just like a poet.He should have capability to observe from earth and create forms to enhance beauty and comforts of nature.
An Architect takes up work which God has left undone,of course in a very small extent.Architect take inspiration from nature.So the architectural creation will have to be in synchronisation with nature and surroundings around it
An Architect will have to be a dreamer and should be capable of thinking, dreaming in a different manner to create something new which fascinates others and enhances utility of space given to the Architect to design.

Each new work bring new challenges before the Architect.He learns continuously with each new work and with experience,his ability to give you a better design,better work improves.He is never shy or afraid to question what was done regularly for years by others and his quest for new skies bring new dimensions to architectural work.Continuous dreaming.learning,observation make him a better professional

CHECKING UP PLAN PREPARED

Quote

Hi Thomas,

My father has consulted an architect in Ranni,  he is drawing a plan for us. Do you consider having a look at the plan once we get it? Obviously I will pay for it. I would appreciate if you would give some suggestions on it.

Gigi.

My reply

Dear Mr. Gigi

Plan is the most important and critical document for a house to be built.A better plan can give you better facilities,less wastage of space and it can save lakhs of your money.

Any one who can draw with Auto CAD can draw a plan.But the most appropriate plan can be designed only by an experienced qualified professional.Few thousands you may save by not availing his services can make you loose  lakhs of your money and no one can correct the mistakes and wastage of space after completion of structure of building by which time even you will start noticing defects in the plan which you might have got free or for a song.

Vasthu defects

1.Master Bed room at South East harmful to those who use the room

2.Kitchen at South West harmful

3.Kitchen cooking to face East

4.Toilet at South west corner harmful

Architectural defects

1.Living room size not indicated.But insufficient

2.Stair climbing at one stretch not good.Stair arrangement not properly drawn

3.Dining space not having adequate ventilation and lighting .Wastage of space

4.Toilet width of 150 insufficient

5.Sit out too long.Wastage of space

Plan will have to be totally revised by some one who has better knowledge in Architecture ,Structural Engineering and Vasthu

It will be mere wastage of money if you build a house with this plan

Construction using interlock bricks

Quote

Dear Sir,

I am Abraham Thomas from  Kottarakara, sir I have single store building of 1300 square feet  made with ordinary bricks. I wish to construct on the first floor with two bedrooms with attached bathroom and a hall. Can I use interlock brick for making first floor rooms that  I mention above. you know any contractor doing this job in Kollam. I am waiting for your suggestion.

My reply

Basically you should attempt to do first floor of your building construction only after availing professional assistance in design and construction.He will advise you on most appropriate materials to be used.

There is nothing wrong with interlock bricks.Quality of product and proper workmanship will have to be ensured for obtaining better results,

I do not recommend any particular contractor for any type of work.Here again your professional consultant for the work can help you locate and assess capability of the contractor

Concrete slab Thickness

Query

Dear Thomas,

Can you please suggest whether it is advisable to have different slab thickness for each room (based on the room span) for a first floor slab. I have seen your postings on Kerala life- blogspot.com

In fact i am a mechanical engineer. I am well aware of the slab/ beam/ column design (IS 456/ BS 8110). The intention behind my query was that as you know based on the room span, the slab reinforcement thickness may vary and is it advisable to maintain uniform thickness (based on severe span and loading) or keep different (cost effective). Appreciate if you can provide reply.

Shijumon.

My reply

Without studying your building plan and load conditions I cannot give a general reply.

Let the Engineer handling the design and supervision of the building decide on the matter

House design and construction is an Engineering work

Qualified and experienced professionals will have to design the house and provide detailed drawings ,design details and instructions at every stage of construction

Slab thickness can  be decided only after studying the concerned drawings by a professional

Hoping to buy a house in and around Cochin

Query

Hello Sir,

I came across your website in a Google search.

I am an NRI with a monthly income of 1.5 lakhs,

I was brought up in Mumbai and wish to buy a home there but it is above my budget for now.

I would like to buy a house in cochin area.

I believe that you are the best person to advise me.

Please suggest!!

Warm Regards,

Gokul

My reply

Our company can assist you in locating land meeting your budget and requirements.We can arrange  technical ,Vasthu and legal evaluation of the property to check whether the land purchase is safe and good.

We can also arrange professional assistance for registration formalities and related documentation and follow up

After this our company can assist you in design and construction of your dream house from concept to finish with professional care and guidance

Free Consultation,25,July,2012

BUILDING PERMIT IN PANCHAYATH AREA

Query

Sir,
 
I am Esan from Malappuram district residing in panchayath area.I am making an house now in finishing stage.I did not apply for building permit yet.what is the formalities to get it?
 
Expecting your kind help
 
Esan

My reply

As per present Building rules,for commencement of building construction,you do not have to get prior permission or permit from Panchayath by submitting plan of the house.But construction will have to be done as per Building rules of Kerala

You can now approach Panchayath for getting building no.If there is any violation of building rules,you may have to correct those mistakes

SOILD CONCRETE BLOCKS and PREMIX PLASTERING

Query

Dear Sir,

Sub: Premix Plastering.

My house construction almost done (second floor concrete done) 2900 sq. feet, now in the plastering stage.  So I would like to know about new premix plastering system.  Is it cost effective and what is the advantages and disadvantages? 

Also we have used solid bricks for our first floor as non availability of the Vettukallu.   but, there is talk that the solid bricks are not good for house construction, please advise.  Is there any disadvantages with that?

Thanks and regards,

Rahmath

My reply

There is nothing wrong in using premixed plastering material.But cost may work out to be higher.

Solid concrete bocks are manufactured using 1/4 inch metal,M sand and cement.If manufactured using hydraulic pressing and if materials in correct mixing is used  for manufacture,there cannot be anything wrong with solid concrete bocks when compared to brick.Also being concrete material proper water curing before construction has to be taken care of.Vettukallu is not that good for building construction except in case you get very good quality material (mostly available only in northern Kerala).It has a tendency to get deteriorated by pests.

House Construction with Rs.8 lakhs

Query

Rateesh has left a new comment on your post "Answers to queries-House Design and construction":

. I have 3 cent house in Pandanad.I want to use the space with maximum utilisation and the budget is around 8 lakhs.Planning for an interlock construction.Please reply me

My reply

You can build a house with Rs.8 lakhs.But try to get professional design and guidance so that  an experienced professional can help you get maximum facilities within your budget limitations.

CHECKING PLAN PREPARED FOR HOUSE

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 aspects

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 Kitchen which will be inconvenient

There are several inner spaces like Foyer,Wash  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

PLOT WITH LESS WIDTH(FRONTAGE)

Query

Dear sir,

I have plot with 7.5 cent in Thalasseri  municipality. plot width 8.20 meter and length 38 meter.with small house, now i want re-construct the house, side of residence there is small foot  path with foot path with drainage,

Can you help me about this matter,

Hope hear from you soon!

Aslam

My reply

It is always better to get a plot with wider frontage or width of the plot for construction.Here even though plot has a depth of 38M,it has only 8.2M width with a private road on one side.As per KBR you will have to leave 2M clearance on the side having private road  and 1M clearance on the other side leaving only 5.2M width for construction

To give a proper advice,I may have to visit site.Try to get the matter clarified with your local authority office or by a qualified experienced professional in your area

IS THERE NO LOW COST CONSTRUCTION?

Query

Dear Sir,

When I discussed about construction of house with some of my colleagues, i understand that low cost houses and modern houses doesn't make significant difference money-wise.  I just dropped my plan and shall contact you if i need any assistance.

Varghese Thomas

My reply

Look.Everybody claims to be an expert in house construction and people are ready to accept opinion of any one  as “ expert” opinion!

Quite a few years back,renowned Architect Mr.Larry Baker(who lived and worked In Kerala) introduced a low cost building concept where saving material even at the cost of increasing labour was considered 'Low cost".That low cost model is no more low cost as labour has become costly in Kerala

But appropriate design and careful selection of material and labour with professional guidance can bring down cost of construction and it can give you better utility for space in building.It also can avoid wastages in construction which is the major cost of cost increase.

So, low cost construction is still very much valid.But you should be willing to have services of an expert from beginning to end of house design and construction.

Free Consultation,21/7/2012

I get quite a few requests for clarifications,enquiries and other queries by way of comments typed in blogs mostly without indicating any information on the sender of message.So they reach me as comments in blogs from “Anonymous”.

I will not be able to directly reply to them.I also do not publish those comments in my blogs.If you really need a quick reply from me please ensure to send an email to me at following id.You will definitely get a faster response from me directly to your inbox.My email id is

vhthomas@viruvelil.com

Construction of commercial building in 2.5 cents land at Cochin

Query

Anonymous has left a new comment on your post "Free Consultation":

Hello sir
I am planning to purchase a small plot 2.5 cents at Cochin having a dimension 6.5x15 m. I want to construct a three story residential building using RCC frames leaving a car park space for 3 cars on the ground floor. What will be the cost of such a structure only. ie without any walls, flooring and other interior work. And also if you are undertaking such work, please let me know.

Manu

My reply

One of the dimensions of the plot,6.5M is too narrow.It is not clear whether the plot is facing which type of road.You will have to first check up with concerned local authority office how much clearance you will have to leave from the road and other sides.

You have to get services of a qualified experienced Architect to design the building meeting your requirements as well as statutory restrictions.Only after preparing and finalising a plan,cost expected for building can be estimated.Also soil nature of the plot will have to be checked by conducting soil test to check whether concrete piling will be required for foundation,if the Architect call for such a soil test.

Since you are yet to buy the plot,before buying the plot please ensure to check with local authority office concerned whether you will be allowed to construct a building in the plot and if so clearances required.

NEED FOR PROFESSIONAL SERVICES IN DESIGN AND CONSTRUCTION OF BUILDINGS

Query

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

Dear Mr. Thomas Viruvelil,
This is a small suggestion which may benefit you ,

In every reply you emphasize on ’ for professional design ‘ ,does this professional design comes from only people with civil engineering back ground ?

Our country has been building houses for thousands of years ..,

I would say readers or the people would appreciate your honest answers / opinions .No one is asking for a research report on building a dam or nuclear power plant .
If you keep on stressing only a professional design can make a good house and not really helping in your reply , it shows that you are not thinking from a middle class person’s side
but these replies shows you are just trying to mint money on design , plan etc..

My reply

This Anonymous writer is very much disturbed by the prospect of me minting money by replying to queries here.So far I have not got even a single paisa as remuneration for replying to queries here.

In our state of Kerala more than 95% of houses are still built by non professional contractors without availing professional services in design and construction of house.I doubt whether even 5% avail professional services.Such a practice cause lots of wastage of money which I am personally seeing during my consultation visits.

People avoid getting professional services in design of house thinking that availing services of any one who can draw a plan of house that too with very little fees will be the most ideal way of reducing cost of construction!

After completion of structure of such houses,several people call me to suggest what can be done to increase utility of spaces and avoid wastage of spaces where it is of no use.But at that late stage I or anybody cannot do much to improve the wasteful work done on the building with huge loss of money.

Owner of the house who could not understand defects in plan of the house in the initial stages,is now able to understand where and what has gone wrong.But it will be too late to do anything

No one is going to loose anything by availing qualified experienced professional services in design and construction of a house.Amount of fees to be paid to a professional will be negligible when compared to cost saving and better facility for each built up area of the house.

Knowledge in latest architecture,Structural Engineering,Vasthu aspects and wealth of knowledge obtained by designing and building hundreds of houses can definitely make a lot of difference to your house design and construction.You need the assistance of the expert not only for the plan stage but from beginning to end for each and every aspect of building construction.

Non professional contractor who may talk nicely and advice you against availing professional services is interested only in maximising his profit and in the process he do not know or care the least about quality of construction and structural stability of your building.You need an expert to make him do the construction with quality and structural stability

Purchasing Teakwood.

Jerry George has left a new comment on your post "Teak wood-use in Kerala house construction":

That was a great piece of information Mr. Thomas. Where can we get good quality teak around Ernakulum? Can we take part in auction conducted by forest department?

My reply

If you are planning to buy teak wood for your house construction,you may not require that much quantity of wood to go through the process of taking part in government auction from forest depots.You can buy teak wood from those who take part in auctions.

Basically you have to understand that there are several varieties of teak wood.Hence you need professional guidance even during purchase of wood for your building .Your Architect can be the right person to guide you on this

What all services we give?

Query

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

sir
i have a plot in Mavelikara where i want to make a budget house , how low can this cost be . a hall , sit out bedroom and small kitchen please reply .
please reply do u renovate house ? and do interior design ? and modification

My Reply

We undertake every type of work related to a building right from land purchase assistance to landscaping of building surroundings.Details of what we do is explained in our websites

http://www.viruvelil.com/

www.keralaarchitecture.com

https://www.facebook.com/#!/ThomasViruvelil

For more details write to me

vhthomas@viruvelil.com

Interlocking bricks

Query

Hi,

My name is Jibin Thomas. I am planning to built a home in cost effective way.
Please share your advice regarding interlocking bricks (not the concrete one. Is building home with interlocking bricks is safe just like building the conventional way?
Request you to provide the contact detail of any contractors in or near cochin who deals with interlocking bricks.

Thanks and Regards
Jibin Thomas

My reply

Just like any other building material interlocking bricks also has got advantages and disadvantages.When you go for non conventional building material and building methods,you will need expert workers well versed in such type of construction.

Your house construction starts with getting the most appropriate design for the house.That is the most critical area of construction of house.First start working on that.Your Architect will advise you on building materials suited to your place and budget

#Kerala House Construction-Replies to your queries

Seeking Plan of House

Quote

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

hello sir,My self riju we want make a home in 1200 sq.feet cost with in 8-12 lakh( including all the facilities and charges).we have 22 cent in land.can i get some models and further proceedings..

My reply

Getting a plan of house made for somebody which may suit his needs and site conditions will not help you.

Most important most critical factor for cost reduction,better utility of space and better use of your money will be to get most appropriate plan of the house.A person who has done just an ITI course can draw a plan of the house.Plan of the house thus prepared and plan prepared by a qualified experienced Architect will be totally different.

Apart from the technical training and knowledge obtained by an Architect,with each new project an Architect learn and experiment a lot on building design and construction.Each new building done will enhance his knowledge and capability to give you a better design.Do not miss the chance of getting the most appropriate design for your house from the best Architect you can find instead of  trying get a “free” plan from some one which will ultimately free you from quite a lot of your money without any benefit

HOME STAY COTTAGES AT MADIKERY

Quote

Dear Mr. Thomas,
Good Morning,
Further to our discussions today I  furnish the following information :

I  have about 15 Acres Coffee Estate in Madikeri,
Recently I have constructed my Home in this very estate and have shifted here in my estate I am enjoying. The design part was my own and my friends call it a  Practical House.

Since the  view and location of my estate is very good all my friends advise ,me to start HOME STAY / ESTATE STAY business here in my estate.
In view of the above please advise me the best and the cheapest way to construct my home stay having about 4 independent units.

Madikaeri is famous for its  heavy rain as River Kaveri starts from here and a bit of  Moisture for about 6 months,
My friends who have done some BAMBOO work feel that it requires a lot of maintenance.
Please advise the best way.
Regards,
Ajay Sood

My reply

Before planning to build cottages for a resort project do not simply depend upon your common sense in planning and designing the project.You need professional guidance right from conceiving project idea till completion of the project.Architect will have to visit site,assess site conditions,visualise the project and then plan the project with his mind and drawings

We can take up the project first as visualizer and designers and later possibly as  guide for project execution.I am writing in detail to your email id about how to go about the project

BUYING LAND WHICH WAS PADDY FIELD AND CONSTRUCTING HOUSE

Quote

Hello Sir,

I am  from Trivandrum.I went through your site and I have to say that it cleared a lot of doubts in my mind.I have to say that it is very detailed and informative.

My husband and myself are planning to buy a plot in Trivandrum.We just have a few queries regarding the same which I believe with your expertise you will be able to clarify and help us out very easily.We have a budget of around 10 lakhs for buying the plot and we are thinking about a 3 or 3.5 cent one.My family includes my husbands parents and the both of us.We are thinking about a 2 storied 3 bed house.

My queries are as below

* Is it ok to build a house on a plot which is not a 'karabhoomi' ? We recently saw a good plot but that was a paddy field.What all are the things that we need to check before we buy such a  plot?I wanted to clarify this after I read one of the queries posted in your blog about a person who bought such a piece of land but now he is having difficulty in getting permits to construct a house.

Also will it be difficult to get  a loan for buying such a plot?

I read from your previous responses to queries that you have to do filling on such a land before you construct the house.For a plot in the size that I mentioned above would you be able to advise the approximate cost for filling and will a house constructed on such a land be structurally sound?

I am not sure if you will require more details of this plot to give us a sound advice.If yes, please do let me know the details you require or if you want to see any pictures of the plot and I can mail the same to you.

Looking forward to your advice.

Regards,
R Thulaseedharan

My reply

Most of your doubts regarding  land purchase and bank loan for house construction can be cleared by going through relevant pages of our website

www.keralaarchitecture.com

Here is the link:

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

If the land documents show the nature of land as “Nilam/padam” the local authority which will give sanction for construction of house may refer the matter to a committee comprising of Agricultural officer and Tahsdildar concerned.They will visit the plot and ascertain whether the land is being used for agricultural purpose and will take appropriate recommendations to the local authority.

In your case,it will be better if you  can contact concerned local authority with related land documents to check whether you will be permitted to build a house in that property and steps and procedures required for getting such a sanction

PROVIDING ARCHITECTURAL SERVICES FOR SMALLER HOUSES

Quote

Sir,                                 

I'm Joby working in Maldives.I have  two plots of land in Kottiyoor,Kannur. One is of 30 cents and the other 10. I've a plan to build a two storied 3 bed room house at the least cost. I'd like to know if you could help me construct it from A-Z. I have browsed your web pages and found that your projects are high end and in Kerala architecture.  They all look stunning but I can't afford.
I'm interested in a small (1500sqft.) contemporary design. I also
would like to know how you are going to manage it as my plot is in
Kannur. I hope you would excuse me for such queries. Thanking you.
JOBY.

My reply

First and most important part of building a house is to get the most appropriate Basic Plan from the best available expert with the right experience.That will save you lakhs and provide you better facilities for house at lesser cost.
I have designed and built houses from 300 sft to 6000 sft.More of lower cost
Are you ready to go for the most important first step?
You can get construction done by your local contractor.But he cannot get you a good design

Lot of people think that a well known  Architect will do work only for big budget houses.It is not so.Once a charity organisation wanted me to design one bed,hall,Kitchen,toilet,Sit out house with the least budget possible as they were donating these houses to poor.I have done a 300 sft house design for them which could be completed about  eight years back with just Rs.50,000/- including profit for the contractor.

For an Architect each new job gives new challenges.More than the money involved satisfaction obtained by doing a work in the most appropriate manner is the greatest reward for the work.

WATER PROOFING OF CONCRETE ROOF SLAB

Quote

Dear Sir,

I have seen your blogs and it is very informative for persons like me.

I would like to know about water proofing of roof slabs. In Kerala, although we have rain for about 4 months in a year all we do for water proofing is apply some coatings or lay roof tiles after concrete curing. I heard of concrete admixtures (like Fosroc or Dr. Fixit products) that will be added to the concrete during construction stage (concrete mixing stage itself to a dosage recommended by manufacturer), so that permeability of the concrete shall be reduced by about 50% therefore to prevent roof slab leakage significantly.

Can you comment on this please and advise which the best product is for the purpose.

Regards,

Paulose.

My reply

In my personal opinion,there is absolutely no need of using such admixtures during concreting if only you can ensure proper roof slab concrete  starting with proper structural design of  reinforcement,proper and correct laying of concrete under experienced professional supervision.In any of the roof concrete done with my supervision,there is not even a single case of roof leakage even after years of roof concrete.

To add additional protection,I always suggest laying of clay tiles over concreted surface whether flat roof or slope roof.This will also reduce heat inside the house as clay tile will absorb quite a good portion of heat due to sun

Most of the construction of house in Kerala are done by so called “square feet rate contractors” who quote low “square feet cost” to get contract work.

Owner of the house is not bothered even if the roof slab do not have proper reinforcement design by a qualified experienced Engineer.Even if the contractor use not even half steel reinforcement required for roof concreting,owner of house is not bothered.

Even if contractor use aggregates for concrete in mix ratio convenient to him with more water for easy laying of concrete,owner of house is not bothered.What is the use of adding these admixtures if none of the professional requirements for concreting of roof slab is not ensured?

House owner want lowest”square feet rate”.Contractor want maximum profit without proper professional design and work.All that he will give to owner of the house is “big talk” of why Architects and Engineers are not at all required for house construction as they will “unnecessarily increase cost of construction”

There is no point in blaming concrete technology when you entrust concreting of your roof slab  to a non professional profit by any means contractor in the hope of extracting”lowest rate” from him.

Owner of the house take pride in his capability to extract “lowest rate”from contractor thereby ensuring that the contractor never make profit from his work.Contractor always have the last laugh as he knows how to make maximum profit without owner ever noticing low quality non professional work till he settles his payment for the work!

IS OUR SERVICES ONLY FOR RICH NRIS?

Quote

Dear Mr.Thomas,

I did speak with my father about your company and the services offered. He was of the opinion that as you are based in Ernakulum and the work site is in Calicut, there will be a lot of logistical expenses which we can avoid if we give the contract to a local architect/ contractor. He is in the process of talking to the various local architects/ contractors/ builders.

To be frank, another concern i would like to share is that you have been working for senior NRIs who can spend extensively on their dream projects! I am a junior professional and have just started my legal career in Canada.I intend to take a housing loan and initiate the construction work of my dream house. So, at this stage i need an economical, yet sturdy construction program. When a company of your reputation and experience undertakes a project so far away, you would be looking for a huge budget and the overall cost would also multiply exponentially.With my modest budget  it would be very difficult for you to complete a 5BHK house. Whereas your rates are on the higher side to say the least.and your rates are prima facie too pricy for my modest budget.

I have elaborated so much, only in appreciation of your follow up mail when you did not hear from me again. Please understand that I am indeed a novice on the subject of construction and whatever i expressed above are only my personal concerns.Thank you for the answers to my queries and i shall surely contact you in the future when required.

Regards

Anupama

My reply

It is quite amusing to read your mail
First of all, no Architect with professional dedication will  prefer to do only high budget houses.I have done very few large houses with plinth area as high as 6000 sft and even much more smaller houses with plinth area as low as 300 sft.
My involvement has not at all increased cost of any house.In fact it has not only reduced cost and increased utility and better space management.Because of this reason I have directly built houses even in far away place like Ootty with cost saving and better design
Any person who can draw plan of the house in Auto CAD cannot design the best possible house.It require knowledge,experience and talent.You will be able to note and understand defects in architectural design only after house is completed and then it will be too late to do anything.Defects in structural design can be noticed only after few years when cracks and breaks occur.Then also nothing can be done about it
Basic Plan of the house is the most critical part of house design and construction.Going for some one who charge very little or nothing for it  in the hope of extracting more from you later can only be called penny wise and pound foolish
I do not want to do your work.But I thought you should simply do not brand me as some one who cause cost increase in designing and building house.A true professional bring in better quality and economy also.

#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.