Free Consultation,3/12/12

1400 sft and 1200 sft houses with three bed rooms

1400 sft  three bed room house for client at Palakkad

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

Building rules,Clearances

Query-1

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

Bhattathiri

Query-2

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

Rahul Krishna

Query-3

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

Query-4

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

Query-5

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

Query-6

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

Query-7

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

Replies to all above queries

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

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

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

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

Nalukettu type House Construction

Query

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

My reply

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

Vasthu aspects

Query

Dear Sir

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

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

recently some visitor came and they raised some doubts..

Please if you can clarify my below doubts please

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

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

i attach a simple diagram of how it comes.

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

thanking you

sindhu

Query-2

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

Query-3

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

Replies to above queries:

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

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

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

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

vhthomas@viruvelil.com

Construction cost

Query-1

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

Query-2

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

Query-3

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

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

Query-4

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

Hello Sir,

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

Query-5

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

Query-6

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

Query-7

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

Query-8

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

My replies

1.To Robin Cruz

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

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

Reply to Anonymous persons

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

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

vhthomas@viruvelil.com

Renovation of existing house

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

My reply

To start with, I will have to visit villa to be remodeled and study work involved for remodeling/extension

After the site visit, I will give a report on what exactly can be done on the existing structure to meet your expectations/needs

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

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

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

3. What exactly we can do for the work

Based on this initial evaluation of work, using measurements collected from site and your old drawings related to the house if any, if required we can prepare what we call a Basic Plan for the modified house which will show positions and dimensions of rooms, doors and windows of the remodeled house only. This Basic Plan if required can be revised without any extra charges to meet your requirement fully, subject to our acceptance of your change requests.

Free Consultation,18,September,2012

VASTHU CORRECTION

Quote

Dear Sir

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

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

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

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

Thanks

Ramakumar

My Reply

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

1.Kitchen at South East,cooking facing east

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

3.Pooja at North east

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

Where is the construction site?

What stage is construction?

If required I can visit site and suggest suitable corrections

Construction of house at Cochin

Quote

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

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

- Do u build house as per vasthu shastra?

- Do u take undertake construction works?

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

Nimitha

My reply

We design house as per Vasthu

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

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

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

www.keralaarchitecture.com

www.viruvelil.com

www.kerala-dreamhomes.com

Facebook profile

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

Follow me on Twitter

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

Checking Plan of house

Sir,

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

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

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

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

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

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

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

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

expecting an early reply,

Pratheep

My reply

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

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

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

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

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

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

BUILDING HOUSE BELOW HIGH TENSION ELECTRIC LINES

Query

Dear Thomas Sir;

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

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

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

3 bedrooms of reasonable size

1 Drawing+Dining

Sit out

Car porch

Kitchen

A store room+work area

Using good (not best available) quality material.

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

Regards,

Binoy George

My reply

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

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

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

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

Renovation of house

Query

HI,

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

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

INTERIOR DESIGN CAN COMPLETE LATER.

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

I AM WAITING FOR UR ADVICE AND VALUABLE SUGGSTION.

MRS. LISY ANTONY.

ABU DHABI.

My reply

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

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

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

Flooring Material

Respected Sir,

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

Please permit me to share my idea as follow

1 Complete Granite except bathroom

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

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

Thanking you and looking forward from hear you,

My reply

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

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

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

Free Consultation,2/8/2012

SQUARE FEET COST OF CONSTRUCTION

Query

Dear Sir,

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

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

Arun

My reply

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

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

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

HOUSE CONSTRUCTION DIRECTLY BY US AWAY FROM COCHIN

Query

Good Morning Mr.Thomas,

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

Ramesh

My reply

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

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

Cutting down portion of house

Query

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

Dear Sir,

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

John

My reply

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

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

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

After Structure work

Query

Dear Sir,

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

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

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

I appreciate your valued response.

Shihabudeen.

My reply

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

You need advice and guidance of a qualified and experienced person to know various options available to you, latest trends and ways and means to decrease cost while improving utility and appearance of the building.

Look at some of the pending works

1. Putty finish for walls and painting

2. Flooring and toilet wall/floor tile laying with latest trend,designs/patterns

3. Plumbing and sanitary works

4. Electrical wiring and fittings

5. Interior woodwork like modular Kitchen, cupboards and interior lay out design

6. Furniture work with woodcarving

8. Land scape design, arrangements and much more

We can undertake these after structure work by providing professional guidance and expert workers

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

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

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

Total Cost?

Query

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

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

My reply

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

Answer to these questions are simply a NO.

Cost of construction depends upon so many factors like

1.Site conditions

2.Soil nature

3.Design of the house

4.Materials used for the construction

5.Quality of work

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

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

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

Ecofriendly house

Query

Sir

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

Sanoj

My reply

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

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

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

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

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

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

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

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

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

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

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

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

Plastering and Flooring work

Query

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

Hi sir,

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

My reply

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

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

vhthomas@viruvelil.com

Checking of Plan prepared

Query

Dear sir ,

Please find the attached pdf file of my house plan,

Please check the room setout is as per Vasthu.

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

Thomas Mathew

My reply

On quick checking following are the defects

Vasthu aspects

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

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

Architectural

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

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

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

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

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

Free Consultation,18/7/12

WOOD FOR HOUSE CONSTRUCTION

Quote

Hello Sir,

I came to know your contact through www.keralaarchitecture.com website.

I planning to build a house in Ernakulum. And I am trying for different options of wood for windows and doors.

Since teak wood is very expensive, I have to go with some other options like cheru teak(pincoda), irul, Burma teak.

Can you please provide me some suggestion?

Regards,
Rony

My reply

There is no point in trying to get bits of information on house construction.Keralites in general think that they know quite a lot on house construction and all that they need is some one to draw plan as suggested by the house owner and then a contractor to build .Architects and Engineers are supposed to be for large projects only and they can only increase cost of constructing a house.This is a great mistaken notion

A professional can give you better design for the house which will increase utility of every bit of house to be built and also you will get better facilities at lesser cost.Amount you may pay as fees to the professional will be negligible when compared to cost saving and better facilities in the house.

When house construction is turning out to be a costly affair due to increase in cost of all inputs,you can no longer afford to have plan of house by any one and construction using your bits of information and that of practically illiterate contractor who will talk nicely and try to increase his profit even at cost of structural stability of your house.

It is for your professional consultant to guide you on type of wood to be used and also how to save wood requirement for the house without affecting your needs for light and ventilation inside house.

IS CONCRETE PILLARS REQUIRED FOR HOUSE CONSTRUCTION

Quote

Dear Thomas sir,

I am planning to build a double story house in Kottayam in 18 cents land.My concern is whether it required pillar for each corners of the house since am using burned bricks.Land soil is also solid. Please advice me.

SHAJO

My Reply

Reply given above is applicable in this case also.It is for the structural consultant to decide on what type of structural work will be required to suit plan of your house and soil conditions.

In normal stable soil conditions for a two story house,ordinary rubble foundation will be sufficient.Here again,without studying data related to your site and plan of the house,I cannot give a proper answer and please do not try to be Architect/Engineer for your house.Allow professionals to guide you properly on house construction

FIRE ESCAPE

Quote

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

Why does not the building rule disallow the main stairway as a fire escape stairway. I have seen a parallel staircase built along the main stairway as a fire escape stairway. The intent of this is questionable.

My reply

A  stair case going up inside the building can never be a fire escape as during fire you need to get fast to outer periphery of the building for escape to outside building.

AGAIN,OWNER TRYING TO DESIGN HOUSE

Quote

Hi Thomas,
I read your post in the web and impressed with that.i am designing a home,and if you can give some inputs on my below query,would be very valuable.
I am on a contemporary design,and the dining , living area is open in structural.how can i have privacy between these two spaces.what are the design aspects can be considered to make a separation between these spaces?

Regards
Nishad

My reply

I have commented on this  general trend of owner of the house himself trying to be designer and builder of house while replying earlier queries.

A professional well versed in design and construction of building has acquired knowledge through years of study and experience in doing the work.You cannot hope to have these without training and experience.Why do you want to risk trying to do design yourself when the stake is lakhs of rupees possibly earned by your work in the whole or major portion of life? Have professional guidance.

In any case I cannot teach you design aspects by a reply to this query

HAVE ALL FACILITIES BUT PLINTH AREA SHOULD BE LIMITED

Query

Dear Thomas sir

I would like to build  a single story 3 bed room budget  house within 1000 s ft.

Let me know the ideal size for a bed room,living room,kitchen,one common bathroom,small work area,compact sit out,and a mini porch which i can afford within  1000 sq. feet

Mahesh

My reply

Due to general belief that plinth area alone matters in cost,people tend to fix plinth area of house first and ask for all facilities they need in the house within that square feet plinth area.

If you have budget limitations your requirements will have to be reduced.In any case without preparing a plan of the house to meet your needs for the house,we cannot think of cutting down area and such cutting area has restrictions if you need certain rooms and facilities at any cost.My earlier comments on leaving such design aspects to a professional is valid here also

Free Consultation #Kerala House Construction

FLOORING AND MODULAR KITCHEN

Quote

Sir,

My name is Ajeesh. I am from Trivandrum . Your construction blog is really helping me a lot as I am starting to build a house . I have some doubts regarding the materials used for construction. I am planning to use clay tile flooring in my house. Why is it advisable to only use clay tiles in bedroom and Living room?

Is the workers doing the acid wash and coating for clay tiles available readily everywhere? If I start using laying clay tiles and those who does acid wash and all are not available, I will be in deep sea.

Will it be costlier than using vitrified tiles considering the fact , it needs extra acid wash polyurethane coating than the vitrified tiles?

Another thing for which i wanted an answer is

Which material is better for kitchen cabinets and wardrobes considering all factors including the cost? I have heard that UPVC is best although MDF is the most widely used stuff. Is UPVC very costly than MDF?

Hope to get a reply from you.

Ajeesh

My reply

Clay tile is environment friendly and hence will be more healthy for those who stay in the house.It is made of soil and it will be healthy and comfortable for you to walk on or even sleep on the floor.

Unfortunately due to restrictions imposed on soil use for manufacture of clay tiles,most of the clay tile manufacturers are closing operations.Acid wash is a normal cleaning process after laying of any flooring material except wooden.Applying polyurethane coating will.help prevent fungus formation on clay tile surface especially on exposed areas like roof top.There are tile protective paints like “Tile shield” which can also protect exposed surface of clay tiles.

Vitrified tiles,marble and granite are not healthy to move around and live with.They are also highly slippery and can cause injuries especially to old persons by possibility of falling down by slippage.Wooden flooring is very good.But costlier compared to clay tiles.But almost same cost as granite.In areas where water spillage is expected it is better to avoid wooden flooring as frequent wetting will damage wooden surface.

There are several non slippery floor tiles like “Naturoc” tiles  of NITCO which are equal in cost to vitrified tiles but better by appearance and non slippery.

MDF for modular kitchen or for any other type of cupboards are not recommended due to lesser life.Instead you can go for Marine Ply wood which will withstand moisture.Normally we use Marine plywood for cupboards and modular kitchen with front appearance shutters of wood(either teak or Mahogany) with hand carving and polishing.UPVC will last longer.

PLAN AND COST OF BUILDING HOUSE

Query

Dear Sir

We are planning of building a house in Trissur(chirakal - to be precise), within 2500 sq.ft - 3000 sq.ft. We would basically prefer a double story house, with 4 bedrooms.

We would be obliged , if you could provide the details, proceedings and fee pattern for the above . If it is not trouble for you, we would like to see few pictures of completed projects , similar to the 1 that we are planning to build.

If you could give us the price per sq.feet , it would be helpful.

Awaiting your reply

Nisha

My reply

This is a typical mail I get almost every day

People want me to send “few plans” for house to be built by them and cost in “square feet”

When an apartment or villa builder quotes a square feet cost,he has all the data available to him about the construction,design,plot and environment around.All specifications,details are chosen by him.Even the plinth area indicated by the builder will not in any way meet the measurement which you may do after purchase.in spite of all these ,he takes huge profit and his square feet cost keep on rising as the project reaches finishing stage

In the case of a house to be built in your land,no one that matters(Architect or building contractor) do not have any data on the plot,surroundings,design and still you want him to predict a “square feet cost” even when you start thinking about construction.House construction involves hundreds of material ,availability and price of which keep changing every day in Kerala conditions.Even good skilled workers are difficult to get in Kerala.

Non professional contractors may quote a “square feet cost” to get the work from you.But he will revise rates or compromise with engineering stability and quality of construction to ensure profit for him.His only interest is in his profit and he may do “sweet talk’ if he is short of work to create confidence in you.

House for your plot,requirements and budget will have to be specifically designed for you preferably by the best qualified and well experienced professional Architect.A better design can get you lower cost of construction and better utility for every bit of your built up space in the house to come up.Only a good professional can visualise it well.

Any one who has studied Auto CAD can draw a plan.But plan prepared for your plot and house by any one will not be the same.I have designed thousands of houses and directly built more than 200 houses in Kerala State.But I still learn a lot on house construction with each new project.So the wealth of knowledge acquired by your Architect by experience can make a lot of difference to your house design and can save you lakhs of money.As a lay man you will be able to understand defects and deficiencies in design only after the house is completed.But at that stage,you will not be able to do anything to correct mistakes or deficiencies in design and work

Several people usually call me to check and suggest improvements and defects after completing structure work of the house and after spending many lakhs of money.But at that late stage no one can do anything to correct mistakes in design

If you believe in Vasthu,your plot require specific design suited to satisfy Vasthu factors related to your plot.Here again you cannot use design for house made for some body else at some other plot and location

PLAN FROM ELEVATION

Quote

Hi Thomas,
hope you ok.

My self , would like to get some advise from you to build a new house in Ranni (Pathanamthitta).

First of all we planning to build a 4 bedroom house (2 down & 2 upstairs) approximately 2500sq ft. (I have total 1.6acrs of land).I contact with one architecture and he visit the site and give us a plan as per Vasthu. but we didn't like that elevation.

If I will forward one Image (That our Dream House) for you can you give me a plan according to that? I know probably you need to see the site. But this is a long journey for you.

If you want the elevation plan (the one my architecture forward me) I can forward to u  , so that you can get a picture about the Vasthu.

Please give me a reply,

Gigi

My reply

I think reply to earlier query more or less meet for this also

It is quite natural that you may like pictures of house in websites or advertisement matter of a builder and you may think of building a house like that

Your plot,your budget,Vasthu factors,your needs of house may not exactly meet with that house even though you may like external appearance of that house

Probably you can show that external appearance to your Architect so that he may try to provide you attractive features in your house design

#Kerala House Construction-Replies to your queries

VILLAS FOR SALE

Quote

Dear Thomas,

I have read quite few of your comments listed in your blog. I think it is better to share some of my thoughts with you.

Myself is going to be soon a returned NRI (without much success). Only advantage is that I have six house plots bought from my hard earned savings. Sizes of plots are:10 cents, 33 cents, 15 cents, 15 cents, 12 cents, 20 cents etc. all of these plots are more or less square, facing PWD road or tarred Panchayath road.

Only problem is that all these plots are in a village. Exact location is Nalukettu,5.5 km from Koratty info park, Thrissur DT.

My idea is to build "quality economical" houses for sale in these plots.Expected demand for these houses are from normal villagers I am looking for some one who could implement “budget house” projects on turn key projects.

Do you know someone who could implement it?

Nixon Paul

My reply

Just like going for any other business venture, construction of villas for sale also require quite a lot of preparatory study and business analysis

First of all you need a professional with wealth of experience in addition to qualifications to properly guide you for the project as the technology involved cannot be left for the whims and fancies of a contractor who quotes lowest price.It appears that you are more concerned about cost than anything else.House construction is one area which involves hundreds of materials and different type of labour which are turning to be difficult to get and cost going up everyday.A contractor who might have committed a fixed cost to you for construction will try to save both labour and material to  safeguard his profit as he is in the business for profit alone.

There is always buyers for professionally designed,and managed house constructed even if the cost is higher.Naturally your first priority will have to create such an impression to potential buyers on quality of construction and design.

As you are quite new in the business after obtaining quality professional assistance for both design and execution of the construction,it will better to build a sample villa first.Once you sell this first villa,it will be easier for you to move on

Nalukettu even though a village is quite close to Cochin airport and many other important commercial centers and hence you will definitely get customers other than village people.You will also need professional business guidance again from qualified,experienced marketing professionals.

Our company can give you all the professional expertise you will need for the project.Please log on to our websites for more details:

www.viruvelil.com

www.keralaarchitecture.com

WOOD FOR INTERIOR WORK

Quote
Hello Mr. Thomas,

I wanted to know what is the best available wood other than teak..?? is marine ply wood good? what about the new resin synthetically made wood?? I got to make my kitchen..my family insists on teak wood..but some how i feel we do have better n cheaper options in this 21st century..please do reply!!

My reply

Trouble  with house design and construction including interior work for the house is that people tend to think that they know almost everything and all what they require from a professional is only few bits of information and clarifications.I get such mails quite often and lot of people call me on phone asking for bits of information on certain aspects of construction.

House construction and design is actually a complicated process which definitely require continuous guidance from a professional.Instead of simply finding out which wood or wood substitute you can use for your modular kitchen,get a professional design for your modular kitchen from a professional and get guidance from him on all aspects of material and utility aspects for the modular kitchen .

Our company can guide you on this.But we will require more information like site study,study of house drawings,study of your needs for the modular kitchen and your budget constraints if any.

Marine plywood is normally used for portions other than directly visible portions of modular kitchen to reduce cost.It will last longer.

Do not seek such bits of information and act on your own assuming that you know everything about the topic.Even after building more than 200 houses directly and designing many more houses,I am still learning on house design and construction

FERO CEMENT SLABS

Quote

i am planning to build a house in Kerala .i have a plan and drawing for a 2 story 2450 feet house.Can i use
feraslab to build shades for my house?.can any one give me an opinion.
is it possible and safe to so?

Sajan Abraham

My reply

Answer for this query is partly given in my previous reply.Why do people think that all that they need to know on house construction is few bits of information on something they might have heard?

Seek professional involvement and guidance on all aspect of House construction.Your Architect is not some one who will increase cost of construction.He will give you best value for your money,better facilities for your house and will save you lakhs of rupees in spite of his fees or charges.

First get a professional to design your house.He will guide you on most appropriate latest technology you can go for

CLEARANCES

Quote

sir iam pradeep
1, i know that if the residential building built with in 5 cent ,and which have included in EMS bhavana scheam for SC,ST members, only 60 cm setback(open space) from near plot and if have ventilater at height of 220 cm- is it true pls reply

My reply

Please check up with concerned person in your Panchayath/local authority as they will be able to give you clear cut opinion considering local restrictions if any

#Kerala House construction-Replies to your questions

STAIR CASE HAND RAIL

Quote

Dear Mr.Thomas,

Introducing myself Sunil from Trichur working in Qatar.

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

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

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

Expecting your valuable reply.

My Reply

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

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

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

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

Remodeling existing house

Quote

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

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

My reply

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

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

Look at these unpredictable aspects related to an old building

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

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

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

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

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

RUBBLE WORK FOR FOUNDATION

Quote

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

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

My reply

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

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

vhthomas@viruvelil.com

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

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

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

MY NEGETIVE REPLIES

Quote

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

Why are you so negative in responding to normal inquiries

My reply

That is a good question!

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

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

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

Kerala House Construction-Answers to your queries

QUOTE

Dear Sir,

My house is an old house( one part is more than 80 years and other part is around 45 years). Some rooms are very small, dark and not useful. I don't think it is made by planning. Now my father is planning to renovate it. I want my house to be with the same old structure but inside should be modified with rooms and other facilities. I want to know whether that is possible or not.If possible how much it will cost.

Ancy Varghese

Chalakudy

My reply

Unless structural stability of the building is checked by a professional,it cannot be ascertained whether the building is worth renovating.Normally modification/remodeling work on an existing building will cost more than building a new house as work involved cannot be properly quantified or estimated.

House construction is an Engineering work involving hundreds of materials and different types of labour with almost daily increase in their cost.So no one can exactly predict cost of construction which may get completed within one or more year from commencement of work.Even the Engineering Estimate prepared by an Engineer after carefully calculating work involved for each item of work can also give only an approximate indication  of cost.

All these talk of some fixed “square feet cost” is simply a lie used by non professional contractors to lure ignorant client.After the work starts client can not do anything else other than pay the contractor never ending extras demanded by him.With ever increasing input costs,contractor also cannot do anything else.

Better get the work done with qualified  experienced professional guidance so that you will not be taken for a ride by the contractor whose only objective is maximising his profit even compromising structural stability of the building.

Constructing Building on land described as Nilam

QUOTE

Hi Sir,

We are planning to construct a house in Trivandrum in the property which we inherited. The problem is that it was a paddy field before 30-40 years and is remained as barren land since i know. In the documents it is written as 'Nilam' . Is it possible to construct a house in this land. If so, what should we do first and whom should be contacted.

please give me advice in this area, as we don't know anything detailed in this aspect.

Lakshmi

My reply

First of all  check up with concerned building Inspector  for your land area( described by  Survey No)with Corporation of Trivandrum or concerned local authority as the case may be by showing the copy of Deed whether there will be any objection for obtaining permit for Building Construction

If there is objection,you can apply to a concerned committee comprising of Agricultural officer,Tahsildar etc. for waiving objection on account of land being described as paddy field.The committee will visit plot and after ascertaining the present status of land,will give you sanction to build house..

Trying for Cost reduction while building house

QUOTE

Dear Mr. Thomas,
I am Benny Joseph working in Saudi Arabia. Just now I started to make a home for me. The area is 2350 SFT.As soon as started work everybody says it will cost me around 4,000,000.My budget is for 2000000 only. I planned for a two story building with 4 bed room,living,family living,kitchen and work area. In the first floor we planned for two bed room and one living room plus one balcony.Altogether it will be 950 sft only.I already decided to put concrete windows and door frames except front and back doors to save money. If I do just stress roof on first floor without concreting will it help to reduce construction cost.
Do you services available in Northern Kerala.I am from Kannur.I am planning to come for a three months vacation in August. Can you do the construction if that case what will be your terms. Basement is already made.
 
Waiting an early reply.

With warm regards,

My reply

See,this is the problem.While building a house you should not listen to “everybody” They will put you in to real trouble.They have nothing to loose in giving “advices”

What you need is qualified experienced professional advice.Even for reducing construction cost your Architect can give a cost effective design and advise you on how to get best value for your limited funds while building house

Our services are available for any one anywhere in the world.For locations where it is practically impossible for us to take up construction directly,we can act as designers and consultants during progress of work guiding you and your workers to get maximum value for your money