Kerala-Interior Design and Wood work

Kerala House Construction-Answers to your queries

2012-02-01T17:33:00.001-08:00

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

Follow me on Facebook and twitter

2011-07-16T23:36:00.001-07:00

Log onto our websites

www.viruvelil.com

www.keralaarchitecture.com

www.kerala-dreamhomes.com

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

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

Here is the link:

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

Follow me on twitter and keep in touch

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

Design and construction of house-Queries and replies

2011-06-25T00:30:00.001-07:00

Review of plan prepared

Quote

Dear Mr.Thomas,

Please find the floor plan, site plan and electrical markups and vasthu corrections (not much changes, except few sizing and over all area) ..

Hope and believe this will help you to review and give your valuable suggestions and guidance on the attached plans .Based on this we will proceed further to next stage of scheduling a site visit and further steps..

FYI – We like follow cost effective, natural/eco friendly but classic-traditional-elegant- approaches with innovative and modern techniques.

John.

My reply

On Vasthu,you seem to have consulted typical Kerala ashari who go by wrong ideas and Chuttalavu which has no mention in any of the authentic Vasthu books

Even positions of rooms they follow are different and wrong

For example South east is Agnikonam ideal place for Kitchen.North east is Esaana Konam ideal for Pooja room and well and definitely not good for Kitchen or Bed room

You have bed rooms at south west and North west which are good

For an East facing house,gate and car porch should come at North half.Here car porch comes at South.I do not understand why a passage is given from car porch to house

Even though bed room sizes are quite big,two bed rooms sharing one toilet with two separate doors is simply foolish and ridiculous.You could have added Dress and Toilet even by reducing Bed room dimensions thereby giving more utility to bed space

Lot of space is simply wasted and there is not enough space where it really require

I do not know why you require a stair from inside for a single floor house

Rest of the comments I can make after a site visit.

Clay tiles for floor and Hollow Blocks

Quote

Dear Thomas:

Happened to read your excellent informative blog and had questions - Clay Tiles and Clay hollow bricks.
I am yet to start my house construction. I live in Tripunithura.

Clay Tile Flooring
I was thinking about clay tiles for flooring and many folks discouraged me(same story - fungus, slippery etc). But after reading your blog, have some confidence.

http://www.kapindiatiles.com/flooring.htm
In this page, I liked the 2nd picture flooring. Is that clay tiles too?

Hollow bricks:
http://www.kapindiatiles.com/bricksforwalls.htm

Planned to do hollow bricks for my walls. Got discouraged when my contractor said anyone, especially robbers, can easily slit through exposed hollow bricks. Is this true?
Actually I was thinking of using hollow bricks and then plastering both sides. Would I still get the benefit of heat reduction if I use plastering ?
Also can I can cut down time as well as cement usage if I use clay hollow bricks instead of traditional bricks?

Pricing
If you can please give more details on following or provide a contact person and number, that would be helpful.

I would like to get more details on pricing and transportation etc..
I live in Tripunithura and from where can I get these tiles and hollow bricks? From Trichur, I guess?

Tiles:
What is cost per sf? What could be final cost(approximate) per s f including additional works required (acid wash, urethane etc.).
Also are skilled workers available? where are they located?

Hollow bricks:
My engineer says I need 20 inch walls. That said, what type of hollow bricks do I need? I also need roofing bricks.
Please give an idea of cost per block, transportation cost and details, availability, how soon you can ship to Tripunithura etc. After how many days can I get the bricks?

Please provide details or a contact person with number.

Thanks
Thomas

My reply

Clay tiles do not get fungus after proper polishing.Clay tiles laid on my office flat roof eight years back are still without any fungus.Clay tiles are not slippery like ceramic or vitrified tiles

What you have indicated are Kurudy clay tiles used for construction of walls and even as filler for roof concrete.There is no harm in it having hollow inside and no thief can open it easily.You can use these blocks or solid /hollow concrete blocks for construction of wall.Semi wire cut bricks though costly are better for construction of walls from the point of strength

Heat inside house can be reduced by better design by a well qualified experienced Architect who can design a house with better ventilation and easy flow of light and wind

Cost of tiles will have to be checked up with manufacturer/supplier

No body uses 20 inches wall for house construction.For load bearing walls 20 cm thickness is sufficient.For partition walls,10 cm walls can be used

Building Permit

Quote

Hello Mr. Thomas.

Thanks for allowing me to post a question. I am constructing a home in Kothamangalam that comes under Panchayat area. My home is just less than 3000 sq.ft. I am building only one floor and has some plans to build upstairs for rental in the future. So my questions are -

1) Do I get a separate building number for my upstairs unit? The stair case has direct access from outside as well as from the ground floor unit.

2) My Architect says that I need to leave 4 ft width for my stair case as per new regulations in cochin area (he is from cochin) when I make that as a passage to the rental unit. so he think it might get extended to panchayat sooner. But I am not happy giving almost 8 ft for stair case room. Do you think this will be an issue for me in the future?

3) If I don't get a separate number, then I don't need to worry about the staircase width rite? I don't need to give any approvals to rent out my upstairs unit if its part of same building number. Does it has any difficulty in getting a separate electricity connection and all?

4) If I get 2 building number for the same building, will I be avoiding the luxury tax (3000 sq.ft+)? <3000 for first unit and ~1000 sq.ft. for upstairs unit.

Please provide your valuable suggestions.

Thanks
Eldho

My reply

1.You can get a separate building no for upstairs if that is an independent dwelling unit.You will have to show ground and upper floors as separate dwelling units in completion plan or simply inform Panchayath accordingly if your house s under construction are in panchayath area

2.Outside stair can be kept in clearance space as per building rules and hence you do not have to leave extra space for it.

3.If you get a separate building no for both floors,you can get separate Electric connections

4.When you have two building no's panchayath tax will be less for both house units

House construction work after plastering(Interior works)

Quote

Dear Sir,

My house construction is going on in Changanacherry,Kottayam( dist.)now the plastering of walls is going on,this is a 2 storey building,I would like you to do interior design including kitchen and bed room cabinets,wardrobes etc.,please clarify the details you need from my side

hope to see an early reply

Regards

Krishna Kumar

My reply

We can take complete Interior work for the house which include following

1.Plumbing work with expert workers from Cochin with latest technology inputs

2.Electrical wiring again with our expert workers

3.Putty work before painting

4.Enamel painting/polishing/wall painting

5.Interior wood work like modular Kitchen,cupboards etc.

6.Furniture work with hand carving if required

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

8.Landscaping work and any other related work

It will be beneficial to you if I can visit site,take measurements,assess work already done and suggest improvements and check vasthu compliance

Please send me plan of your house in pdf clearly marking directions and positions of roads

Right now we are doing similar work for another house at Changanassery for which work up to plastering was done by somebody else.Plumbing work is in progress there

Queries on Kerala Style house in Chennai,Modular Kitchen and square feet cost

2011-01-24T21:03:00.001-08:00

QUOTE

Dear Sir, We have a G+1 floor house at Chennai, we wish to construct one more floor using wooden structure of Kerala Heritage house. Is it possible to relocate? we can discuss all details, in case you see a possibility. regards,

Chidamber PL

My reply

There are people in Kerala who buy old houses with lot of traditional wood work,knock it down and recreate it anywhere.Even though they buy at lower cost,they charge very high.

So It will be better to do the work using new material keeping all good features of traditional Kerala work.If interested we can work out details.

QUOTE

Dear Thomas,

Surfing through the NET in search of someone to provide technical advise on Kitchen designing , came across your web site and felt you can help me to get my Kitchen designed and arranged in a proper manner. Based in Vypin, my house is now under construction and wish to get your professional advise for my upcoming house's kitchen. My kitchen's plan would be as per the attached photo (it is from your own site) as its entrance from West and the window side is East and the out door is towards South as it is opening out to a work area room .
Hope to hear from you soon to discuss more details.
Thank you for your time.
Sebastian

I can visit your house under construction and give my suggestions on pending works and comments on work already done.I can also do a Vasthu evaluation of the house
After the visit,I can give you offer for design and construction of modular Kitchen and other interior work.I can get the work done with professional care and quality with my workers and professional team.

QUOTE

I have 7 cents in an housing plot.Again the reliability, management style of your company, man and material active reference from your list, all are important factors for my decision making process. Also the budgeting part for a medium house 2500 sq. feet is very essential. I will be visiting Kochi, during the month of March. I can make a deal, Why don't give me a figure, which you have already constructed from your list.

.Again I am well aware no body can pin point the right figure with respect to material handling of house constructions.. But as a marketing point of view, there is a figure. 1+ is always two ?
Regards,
Mathew,

My reply

Unlike non professional contractors who try to get contract by telling lies ,I do not have to tell lies to get business.As a qualified and experienced professional in the field,after directly constructing more than 200 houses in Kerala,I can tell that if some one talk of a square feet cost of construction without studying site conditions and without a design of the house,it can only be a lie
If you are going to give work related to your house only if I tell a lie,I do not want that work.

After structure work-Query and reply

2011-01-19T01:21:00.001-08:00

QUOTE

Sir,

i have got information about you from the website. Ma Name is Raoof, working in Abu Dhabi. My house is Under Construction and Structure Finnish. But i want reduce the expense in the Finishing works. So i wish to get advice from your side. Please provide if u can

Abdul Raoof
Abu Dhabi

My reply

After completing structure work of the house, much more complicated work which may require even more amount of money are pending.
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
3. Plumbing and sanitary works
4. Electrical wiring and fittings
5. Interior woodwork and Interior lay out design
6. Vasthu compliance of building constructed
7. Structural /Architectural correctness of construction done
8. Land scape design, arrangements and much more

So you require a visit by a qualified experienced professional to the site. After the visit you will get a detailed report on assessing work already done and suggesting how to go about in the case of future works

I can visit your site and give you these details, information and guidance
Please let me know whether you are interested. After the visit, we can also provide our expert workers for the balance finishing works in the house under construction

After structure work-Query and reply

2011-01-10T03:31:00.001-08:00

QUOTE

I have read your article on clay flooring . Due to my budget problem I intend to go for clay flooring for my 2 bedroom and living room which will not be more that 700sq feet . Total area of the the house would be 1300sqft .My house is in Tellicherry . Do you do only flooring job or can u suggest any contract who specialise in this flooring in Tellicherry .This house is for my aged parents .

Your advise in this matter is highly appreciated.

regards
Naren

My reply

After completing structure work of the house, much more complicated work which may require even more amount of money are pending

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

3. Plumbing and sanitary works

4. Electrical wiring and fittings

5. Interior woodwork and Interior lay out design

6. Vasthu compliance of building constructed

7. Structural /Architectural correctness of construction done

8. Land scape design, arrangements and much more

I can visit your site at Tellicherry and give you these details, information and guidance.Please let me know whether you are interested. After the visit, we can also provide our expert workers for the balance finishing works in the house under construction

Flooring and other finishing works in house under construction-Query and reply

2011-01-03T07:32:00.001-08:00

QUOTE

I had read your blog and found it be very informative.

Like others i am also very confused on flooring.

I would like the entire house (3400 sq.ft) to have a uniform color and look and feel. I was planning for granite slabs from Bangalore, but have heard comments that it does not add to the look and feel.

I am currently abroad. If you need to discuss, my father can call you. Our house is in Chengannur.

Kindly advice.

Thanks and Regards,
Reji

My reply

You really require a qualified and experienced Architect to advise and guide you not only on flooring but also other finishing works for the house like the following:
1.Plumbing and sanitary fittings
2.Electrical wiring and fittings
3.Painting
4.Selection of toilet wall and floor tiles
5.Interior design and Interior wood work

On all these aspects of building construction there are technology changes and change of trends .Your local contractor ,friends and relatives may know a bit about these but definitely not on every aspect.
By obtaining consultancy and guidance from a professional you not only get advice on best options for your house meeting your budget,dreams and expectations ,but also get proper guidance to save quite a lot of your money.

For your house under construction at Chengannur I can visit your site and guide you on all these aspects and also assess work so far done and check Vasthu compliance.

Are you interested?

Query on house with wood

2011-01-02T01:19:00.001-08:00

QUOTE

Happy New year to you. What is your opinion about wooden log houses in Kerala. Can it withstand our torrential rainfall . I have some land in Vagamon where i want to build a custom made wooden log house but my friends are discouraging me saying its not an ideal construction material for Kerala climatic conditions but my argument is log houses are more prevalent in extreme snowy countries where snow accumulates on the roof top. What is your opinion about this.

DR.Thomas Thomas

My Reply

Traditionally our old houses in Kerala were mostly made of wood.
Just click on link below where I have written on a Pathinaru Kettu house of erstwhile Maharaja of Travancore in Kayamkulam where he used to say during his vacation

http://kerala-architects.blogspot.com/2010/08/krishnapuram-palace-at-kayamkulam.html

If you look at the pictures you will notice that majority of building parts are made of wood
So there is nothing wrong in using or building a house with tree logs.Good seasoned wood will easily withstand our rains
But wood has become extremely costly in our place now.That is why use of wood has gone down.
Basically I would suggest you to plan a trip with your chosen Architect to the site and discuss in detail with him about your dreams for the house.
A qualified and experienced Architect can convert your dreams into reality and advise you properly
Of course,we can also act as your Architect if you are interested

Our services and free consultation

2010-12-09T22:31:00.001-08:00

You can have free consultation from me on Kerala Architecture, Vasthu aspects and anything related to house construction.
Having built more than 200 houses directly and designed many more houses, my knowledge and experience can be used by you to get a better house by design and professional work during construction

Write to me to
vhthomas@viruvelil.com
you will get reply within 48 hours

OUR SERVICES
1. Architectural Services
For building your dream house in Kerala or for building any other type of building, we can design your building by providing you effective guidance and design for
a)Preparation of Plan of the building
b) Elevations both two dimensional and three dimensional
c) Submission drawings to local authority
d) Engineering Estimate specifying cost for each item of work
e)Structural Engineering drawings for execution of the work
f) Detailed architectural drawings for the work
g) Interior design
h)Landscape and exterior work details
i) Site visits as and when required for guidance and supervision
2. Real estate assistance
For purchase of land or building in Kerala, we can provide you the following services:

a) Locating land or building for purchase with the assistance of our Real estate division ( in and around Cochin only).
b)Architectural, structural and legal evaluation of the property to be purchased
c) Verification of title documents of the property by legal experts
d) Documentation of the property purchase
e)Assistance for registration of the property and after registration formalities
f) Periodic maintenance of the property if the property is in and around Cochin
3. Construction of the building
We can take up construction of the building with complete professional care and guidance anywhere in Kerala and outside state(on case to case basis) subject to acceptance of terms and conditions of our construction division directly by using our trained work force, with complete supervision and guidance by our architects and engineers.
4. Vasthu consultancy
We can guide you on Vasthu before developing plan of the house and during construction also.
We can also inspect your existing building for Vasthu compliance and suggest suitable modifications to obtain better Vasthu compliance.
5. Interior design
We have a team of experienced and qualified Interior designers with complete man power and infrastructure to implement interior work with all the goodness of traditional Kerala Architecture and with modern technology and innovations.
6. Remodeling, Interior and furnishing of your existing building
Your existing old building can be made new(renovated) with remodeling, interior modifications and furnishings by our experts
7. Land scaping and other services
Our experts can convert your vacant space into more useful space and enhance its appearance and utility. Land around your house can be converted into more useful space with better appearance and aesthetic look.
.
Any other services related to your building also can be referred to us.
We have qualified experts with experience in building more than 200 houses in different parts of Kerala and outside state and we have designed and remodeled much more houses.
Mail your enquiries for our services to
vhthomas@viruvelil.com
info@viruvelil.com

Or call us

HELP LINE-
00 91 9388701702
00 91 9497736072
00 91 9388701707
00 91 4842536895
00 91 4846571155

Fax-00 91 484 2531671

DISCLAIMER
Every effort is taken to provide you authentic information on Kerala Architecture and it is features and relevant information on building a house in Kerala. VIRUVELIL group of Companies , V.H.Thomas or any person interacting through this website on behalf of VIRUVELIL group of companies will not be responsible for the authenticity or correctness of the information provided through this website or conveyed by email to any person contacting us for information, assistance, guidance or for any commercial activity related or followed after any enquiry or request for services /assistance/guidance

We do not accept responsibility for loss or damage arising from the use of the information provided through this website which may be creative work/technical data without our consent/involvement and guidance. We have complete, unchallenged copy right for all information, data, pictures, design details provided through this website. Any dissemination, use, review, distribution, printing or copying in part or full of information, data, pictures design details provided through this website is strictly prohibited

Any activity followed by information provided by our websites,blogs , by email or in responses to queries to V.H.Thomas should be carried out with our assistance,involvement and guidance.We will not be responsible for any effects/damages to your property or any other adverse results by following our instructions without our involvement/guidance/assistance

Our Websites

http://www.keralaarchitecture.com/

http://www.viruvelil.com/

http://www.kerala-dreamhomes.com/

Charupady in Teak wood

2010-08-04T03:32:00.001-07:00

Charupady at Poomukham was a regular feature of old traditional houses of Kerala mostly in houses of rich and affluent mainly land lords in the earlier era

With prosperity smiling at Keralites in the form of job in gulf countries and in American and Europe countries.it has become something like a trend to have features of old Kerala Architecture incorporated in present day houses of Kerala built with high budgets.

So,it is quite common to see Charupady done in Teak wood in various shapes and style in modern day Kerala houses.Here are some of the pictures.

Charupady is used to relax in the outer side of house.As it comes at Poomukham and verandah of the house,this will also help to entertain guests who need not be taken inside house.

Interior wood work for our display house at Kaloor

2010-07-17T05:10:00.001-07:00

Our display house at Kaloor is built in a 3.5 cents land with four bed rooms,attached.

Modular Kitchen in Teakwood,Stair case with hand carved teak wood posts,Front door and other doors with hand carving,Cupboards in other rooms are special features at this Display house.Look at pictures

What we can do for you

2010-05-28T08:42:00.001-07:00

1. Architectural Services
For building your dream house in Kerala or for building any other type of building, we can design your building by providing you effective guidance and design for
a)Preparation of Plan of the building
b) Elevations both two dimensional and three dimensional
c) Submission drawings to local authority
d) Engineering Estimate specifying cost for each item of work
e)Structural Engineering drawings for execution of the work
f) Detailed architectural drawings for the work
g) Interior design
h)Landscape and exterior work details
i) Site visits as and when required for guidance and supervision
2. Real estate assistance
For purchase of land or building in Kerala, we can provide you the following services:

vhthomas@viruvelil.com
info@viruvelil.com

Or call us

HELP LINE-
00 91 9388701702
00 91 9497736072
00 91 9388701707
00 91 4842536895
00 91 4846571155
Fax-00 91 484 2531671

Interior design and related works

2010-04-24T23:33:00.001-07:00

House design and Interior design has seen many rapid changes and it is no more that simple which you can manage with few workers.Lot of technology updates have gone into both structural work for the building and for designing and executing each and every space of the house

Technology updates,trends updates,modern experiments and expert views on getting maximum utility of space with pleasing atmosphere for those who live in the house again with your likes and moods displayed in the work are making Interior design a complicated affair than what it was in the earlier days

Interior design for the house starts with initial Building plan design itself and the Architect will have to have at least certain clear cut ideas about Interior work coming in when he prepares the initial plan of the house itself

We will go step by step on each and every factors important for interior design of the house