Free Consultation:Kerala house Construction,13/3/2015

Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to

vhthomas@viruvelil.com

and not by posting in blogs as your reply will be delayed quite long

Architecture services

Query-1

has left a new comment on your post "Kerala House Construction-Free Consultation:25,Sep...":
You have any services in Kannur district, please let me know. I want to construct my own house in my property. 

My reply

We can take up Architecture/Structural Engineering design services for anywhere in the world and not necessarily in Kerala itself as these Engineering services need only technical knowledge, creative talent and lots of common sense which we possess in plenty

Query-2

ali has left a new comment on your post "Building Permit":
I am a Licensed engineer but i am not much experienced in preparing a complete drawing. My doubt is that i would like to know the procedure and details to be submitted for getting a building permit for an extension work of a school, also i want to know the clearance to be provided for the building. 

My reply

There is no place where they teach you to be a licensed Engineer to submit documents/drawings for statutory authority approval. You have to learn by associating with someone working in the field in your area of operation

You have to get books on Building rules and updates on it and study to guide your clients properly

House Construction cost

Query-1

Shijin baby has left a new comment on your post "Kerala Architecture":
I want to build a 750 sft home in Kerala. Have 5 cent land, and my budget is 10.5 lakh. Can u send some plans for me?
My reply

Plinth area of the house to be constructed can be known only after an Architect transforms your needs in to a building plan. House construction is not like buying few kilos of rice from market. You go to a shop and ask for certain Kg of rice. Some people think house construction is like that. You decide sft plinth area of house to be built without assistance from a professional. You make enquiries about construction cost with any one you meet daily during course of your life activities. They give you free advises as they are not going to lose anything even if you land in trouble

Again you think any plan of house will suit your purpose and ask me to send plan. Plan of the house will have to be specifically designed to meet your needs, plot dimensions and your budget

After visiting your site, studying your needs for house, I can tell you whether Rs.10.5 lakhs will be sufficient to get a house which you are looking for

Query-2

Anonymous has left a new comment on your post "#Kerala House Construction:Free Consultation,25,No...":
I need to know is Ferocement technology good in home construction. My budget is around 15 lakhs and my requirement is 2bhk in 1000 sft. Please suggest if I can go ahead with Ferro cementing or please give a positive idea. 

My reply

It is continuation of what I replied earlier. Some body talked to him about Ferro cement. Without knowing much about it, he decided that his house should be made of ferocement

Ferocement is just another form of concreting where they use steel mesh instead of steel rods for reimbursement and instead of using usual concrete; mortar specially mixed is plastered on both sides of mesh. Wall of a house if made with this almost one inch thick material cannot withstand load of a roof

Keralites try to be Architect and Engineer for the house and do not want to pay for design and supervision to building professionals as they consider such cost as avoidable cost in construction. By trying to get bits of information on construction from those who really do not know anything about these, they are in fact wasting their own money without realizing it. There is no substitute for getting assistance from qualified experienced building professional. He can save you lakhs in cost and can get you better house at lesser cost. You need more than a plan and elevation from an expert. You need advices at every stage of construction

Query-3

Anonymous has left a new comment on your post "Nalukettu house-features":
Very informative. Thanks for this article. Much of it makes sense. I wanted a traditional house design, and the first thing to come to mind was the Nalukettu. After reading your article now I think I’ll come up with a customized version of this design which will be more relevant to our times. 

My reply

I have tried to visit many old Kerala architecture style houses in different parts of state. Nalukettu which come with an open court yard in the middle is a house style suited to those days and not for present day living

An open court yard in the middle can bring inside rain, pests and insecurity. Kerala houses of earlier days were made to suit joint families who stayed together mostly relying on agricultural produce for income. Now it does not suit to our needs of increased security due to nuclear family.

In quite a lot of present day big houses in Kerala, elderly parents live with only pictures of their children and grandchildren to look at.

If we look at old Nalukettu houses few features are worth incorporating in present days houses of affluent people. They are

1. Poomukham with a side access to car porch

2. Chuttu verandah which is an extension of Poomukham which come in front of house

3. A family living space in addition to formal living which is mainly used for interaction with guests

You can have a look at pictures of Cherthala house designed and built directly by me which incorporates this traditional goodness of Kerala houses combined with modern technology. Here is the Facebook link to pictures of Cherthala house in my FB profile: Thomas Viruvelil

https://www.facebook.com/ThomasViruvelil/media_set?set=a.10150639031648964.392476.531348963&type=3

DISCLAIMER

Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing

Design and Construction of house in Kerala

After going through several emails I get and phone queries from different parts of world from Keralites who plan to construct their dream home usually in their native land even if it is far away from comforts and infrastructure facilities available at better known places in Kerala, I think it is high time I share with you few basic facts of design and construction of house in Kerala:

1. Square feet cost of construction

Almost everyone think that there is a uniform fixed square feet cost of construction of house in Kerala irrespective of location, site conditions, soil conditions, design of house. They think just like buying few Kg of rice from market, they can decide how much square feet area there house has to be, get square feet cost from a contractor and start construction

Nonprofessional contractors practically do not know anything about Architecture, Structural Engineering and how to construct house by saving cost and getting better utilisation for built up space. They are in business simply to get profit. They simply go on telling you lie about their expertise, smile a lot, and talk in pleasing manner to get money out of you. They are least bothered about engineering, quality standards and Architecture

Most of the people have a feeling that experienced expert Architects and Engineers are for rich people building large houses and other buildings. When you have limited funds and when you need maximum facilities at lesser cost you definitely need services of an expert in building design and construction. Just anyone who has come out of an Architectural or Engineering college cannot give you expertise required. At the most, a less exposed qualified person may be familiar with little vocabulary and may be able to draw using Auto CAD software.

You need expertise in designing and building houses obtained through experience. For example, I have designed and directly built more than 200 houses in different parts of Kerala in addition to designing many more and constructing directly even outside Kerala state. Each new construction is a new challenge to me and my expertise is tuned and polished with direct experience at sites and I learn more with each new project. When you get my services you get advantages of my attained wisdom by doing work directly learning and enriching that

In my opinion, there is no point in engineering colleges giving out students with certificates who can do nothing on their own. As part of their study they should be spending at least a year with industry experts from whom they can learn to do work. Present central Government has already understood this defect in our education system and GOI is already planning to impart skill development as part of education

2. Square feet area of a house

Most of the people do not consider it important to pay for design of a house. They will be happy if they can get design of house free. They search websites and come to me with elevations and plan they see on websites and ask me simply how much that house will cost. Your site measurements, other site conditions, your needs for house, budget may not suit at all with that house picture you get from internet sites

As you think square feet is cost you tend to fix up square feet plinth area of the house using square feet cost you may hear from any one. An experienced designer can get you maximum facilities at lesser cost. For example, my office building at Cochin is built on a 3.5 cents land and built like a four bed room attached house with all usual common facilities in a house. Square feet plinth area of this two storied house is only 1400 sft .Don’t try to get a plan of this house and give it to your square feet contractor. He will not be able to build this house with his usual square feet charges

To tell you the truth, no square feet contractor has completed a house till today with originally promised square feet rate. He will do all sorts of compromises in quality and strength of construction to increase his profit and still demand extras one after another. By the time the house reaches finishing stage both you and your contractor might have forgotten the originally agreed square feet rate. It was only a lie to get work from you and you are cheated from day one to end of construction

You tell your requirements and budget constraints to an expert in building design and construction. He will guide you on what design you can have, how much square feet plinth area your house can have and how to go about reducing cost and improving facilities. Payment you make to an expert is not at all a loss .You will save lakhs in construction and will get a better house at lesser cost

3. What you need is a better house at lesser cost

More than those who have lots of money for construction, if you have limited budget you need services of an experienced expert who can guide from beginning to end of construction .You need continuous guidance, your workers need continuous instructions, drawings and engineering, architectural designs so that you get a better house at a lesser cost

You may say that your contractor does not need any design, drawings. Yes. It is exactly what he do not need to put your hard earned money in the drains. If the workers have to do construction work with detailed design drawings, it will increase their job/cost as they will not be able to work comfortably without any engineering. Contractor and worker will leave your house after work. Better quality construction, better facilities and lesser cost is going to benefit you only, not the workers

4. Can cost come down by using certain materials?

Trouble with most of house construction in Kerala is that the owner of the house tries to act as Architect for the house collecting bits of information on house construction from any one he may come across. People give free advises, free cost indications, free material suggestions and by using these, you land up in trouble. Some people may have ego so high that they will say: “I am spending my money. So I will decide on everything on my house” If so, do you need experts? If not, you end up spending more and getting a house with lots of defects which you cannot rectify later

Cost of construction can come down only by appropriate design by an expert in house construction. He will guide you on materials to be used considering all aspects. Do not simply listen to any one whom you may meet to get building design and construction ideas. There is nobody else who can give you correct and better advises and suggestions other than your Architect

5. Changes after construction

I have visited several houses after construction where I was called to advice on what can be done to correct defects. In most of the cases I have found that problems cropped up due to defects in plan of house which in most cases, obtained free from nonprofessional contractor. By saving few thousands as fee for plan of house, they landed up losing lakhs and ending up with a structure with several defects on all aspects. In most of these cases during visit, I could only say, nothing can be done at this stage

6. Professional design, professional supervision

Professional design of the house, continuous close monitoring of construction by an expert are very important and it cannot be taken lightly to save those few thousands fee to an experienced expert. Your nonprofessional contractor will advise you not to get any Architect/Engineer in to design and construction of house. Such people will destroy his profit margin and put him in to trouble

So while designing and building your house act intelligently and don’t be foolish by saving thousands to loose lakhs. Not even a super Architect cannot do much on defects in design and construction after completion of house

 

DISCLAIMER

Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing

Kerala House Construction:Free Consultation,3,Dec,14

For faster response to your queries, please write to

vhthomas@viruvelil.com

You can call me on

9388701702

9388701700

9388701707

Building Design

Query-1

Who need to consult either Architect Engineer. Or designer to construct my house

Jabir

My reply

Preferably a professional organisation like us who have all expertise and experts in all fields related to house design and construction

Query-2

Can I ask you; whether you have any affiliate/branch in Trivandrum?

Rajan 

My reply

Architectural/construction firm do not need branches everywhere as the Principal Architect guides and inspires all work. He can only sit at one office while he can travel to different locations

Query-3

I am Biju and working Dubai. But don’t think that I am a multi milliner

My home place is in VENMONY. May I request you to assist me to build a low cost single story house 

My reply

Only those who have lesser money need services of a building professional more than others to save money and to get better facilities at lesser cost

Query-4

Is it possible to build within 2000 Sq. Ft four bed room house?. I got a quote from another one designer but not yet finalized. Waiting for your reply. 

Siju

My reply

Designing four bed attached house in 2000 sft will make rooms congested and small

You may have to go near 2500 sft

Cost is not directly proportional to square feet area. At best it is only one of the factors contributing to cost

There is no point in comparing one designer with other as no two designers have same qualifications and experience in designing and building houses

My experience in building directly more than 200 houses in different parts of Kerala make lots of difference and I do not want to be compared to somebody else in rates or charges

Three dimensional photo like view is only for your curiosity to see how house may appear. If I draw an Elevation, somebody else cannot build as per that Elevation without my assistance and guidance.

Query-5

I am intending to build a new home in Kerala. I am in need to get some valuable advices in order to proceed the drafting of the plan. I have already approached an architect to whom can prepare a plan of my dream home and I am planning to proceed the construction under labor contract 

So can you kindly advise me what kind of details that I must ask to an architect while he will hand over the draft of my home? Just to be more clear, is there something else which I need to ask him to provide me?

Varghese

My reply

Collecting drawings together before construction will only make Architect richer as site inputs will make changes in all these drawings making Architect more richer

Just get most important Basic Plan before you start construction

It is better to get other drawings at each stage of construction provided your contractor has got enough Engineering knowledge to follow drawings properly

It is essential to have continuous involvement and guidance of a qualified experienced building professional from beginning to end of house construction

Building rules

Query-1

Do I need to apply for NOC from panchayat for building two rooms upstairs in my existing house.

Rajesh

My reply

You will have to get NOC from concerned local authority before construction as building rules are applicable even in Panchayath areas

House Renovation/Remodeling

Query-1

I would like to renovate my old house to new .Please send me some of the snap shot of houses before and after which your team has done and approximate cost for doing that project.

Sharath.

My reply

Re modelling and renovation of house is always a tricky affair. A lot depends on whether the original structure is built with professional design and construction with involvement and guidance of a qualified experienced building professional.

In almost all cases, original building might have got done by a non-professional contractor with absolutely no consideration for proper Engineering or quality of construction. Working on such a building for renovation or remodeling will be like opening of box of Pandora. It will bring up problems which you or your new building contractor never anticipated. Unless remodeling or extension is recommended by an expert building professional (not by a profit motivated nonprofessional contractor) you should not venture in to it.

Cost of remodeling/ extension cannot be correctly estimated by any one properly and you will end up spending more than what you hoped for. Still you will have all problems and defects of an old building

Query-2

I have 40 cent land with an old house on the banks of river Pamba. I bought it.Now the old house is not in good condition. It is terraced in the front and tiled in the back areas. I received a quote to convert it in to a terraced with existing structure and over all maintain  and convert it to 4 bedroom 3 bathroom  for around 14 lakhs. What do you think? Will it be a good idea to renovate it with that money?
Or will I be able to make  a 4 bedroom  3 bathroom house ,around 1650 to 1800 sq feet (with medium quality flooring (tiles ) and painting  and electrical ) with around 25lakhs . I am eagerly waiting for your reply. Do you undertake jobs that part of Kerala. Look forward to hear from you soon.
Johnson

My reply

Even though I cannot comment properly without visiting site and evaluating old building, most probably it will not be worthwhile to spend money on old building. No contractor will be able to correctly guess work involved for an old building and your contractor in his eagerness to get work and make profit might have given you a quote

It will definitely be better to spend whatever you can on designing and building a new house with professional involvement and guidance instead of letting you to be cheated by a nonprofessional contractor who do not bother about Architecture, Engineering or quality of construction

We take up work all over Kerala and even outside. I can commit on your work only after visiting site.

My reply

Purchase of ready made Villas/Flats

Query-1

Myself, Biju, working in U.A.E. I chanced upon your blog and site, I read your comments dated three years back regarding purchasing readymade villa / flats in Kerala from reputed builders.

I am planning to buy a villa in Thrissur, from one of the reputed builder. Could you please advise what are the precautions to be taken before buying such property and also regarding construction quality etc.

My reply

No builder in Kerala is a professional agency. They are just traders trying to make profit. None of the so called reputed builders have even one professionally qualified building professional in their team. They just hire services as and when they feel like having. None of them do construction directly. Then where is the question of construction quality? Work gets subcontracted several times looking at only profit angle. Naturally quality of construction and engineering aspects suffer

If you have no other option, you can go for buying a villa from so called reputed builder whom you think reputed simply due to their high advertising budget. In almost all cases, you pay very higher than what you get in return. Legal problems also crop up as these builders get into many ways to raise funds for construction

Building materials

Query-1

Sir my uncle is going to Bangalore for purchasing Granite; i would request you to guide us while buying granites. Do you have any particular recommendation of granite (Name of the granite) we need our room to look bigger, a premium look. Kindly tell us with good granites to buy and also the precautions while buying, i hope you will help us by giving valuable information.

Radhika

My reply

I will not recommend using granite or marble for flooring. It has more disadvantages than advantages.

There are much more cheaper but elegant looking tiles these days

Basically you need complete guidance on finishing of house and not just information and guidance on flooring

Query-2

I am following your blog from long time and I thank you for sharing good ideas and tips on house construction have a small concern on the process of building my home. I recently gave a contract work to construct First floor for my present house which is made with good foundation and no pillars. The contractor started the work by using 6 inch Solid Cement bricks to construct the structure....by using this type of bricks will there is a possibility of overweight on the structure. Is there any chances of risk of crack or damage in the future..

Would like to know your suggestion

RK

My reply

Leaving structural aspects of building to be decided by a nonprofessional contractor for whom only profit matters can only put you at risk .It is better to get involvement of an experienced building professional from beginning to end of construction to guide you and to check on work done by your contractor. If I have to do this for you, a visit to the site is required to advise you on the problem faced by you/advice /suggestion required by you related to your building/plot

During the visit, I can study your problem in detail, take measurements from site and check on following aspects related to building/plot

1. Vasthu compliance

2. Architectural defects if any and improvements/modifications possible

3. Structural Engineering defects if any and improvements/modifications possible

4. Advice on future works related to building /plot

5. Building rules compliance

6. Verification of documents related to building and plot

7. What our company can do to improve your construction work by quality, cost reduction and value addition of space

DISCLAIMER:

The information contained in this blog/website is purely advises by Thomas Viruvelil/Viruvelil Group on building design and construction in Kerala. Those who follow these advices without active involvement, guidance and close monitoring by Thomas Viruvelil or those assigned by him do so at their own risk and responsibility. Thomas Viruvelil will not be held responsible in any manner for losses/damages arising out of such use of information from this blog/website.

Any dissemination, use, review, distribution, printing or copying of this blog/websitein whole or in part is strictly prohibited. Viruvelil Group of Companies or Thomas Viruvelil do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance..

Kerala House Construction-Free Consultation:18,September,2014

For faster response to your queries on house design and construction in Kerala and even outside,write to

vhthomas@viruvelil.com

Or call me on

9388701702

9388701700

9388701707

Thomas Viruvelil

Remodeling of existing house

Query-1

This is Saju ,i planning to remodel my old home ,kindly sent me your mob no to contact you & what is your service charge to see my  home in Trivandrum

My reply

What I have observed during most of the remodeling cases which I attempted are the following:

1.In most cases houses are not  in a condition of remodeling or renovation as most of these houses are built by non professional contractors without any consideration for Architecture or Structural Engineering

A house built without compliance to Engineering and Architectural standards may not last more than 30 years as  non professional contractor would have done the work purely on profit making basis with only lip service for quality

2.It is almost impossible to assess exact cost of remodeling and renovation with additions.alterations to existing building as the structural stability of the existing structure will be known only when we start breaking portions of existing building

3.Some people resort to remodeling thinking that it will be cheaper compared to new construction.It will never be the case

4.Certain inherent defects in design and construction  of existing building cannot be corrected and you should not expect remodeling to make it right

5.Some people go for remodeling simply due to sentimental attachment to existing building.In that case,you should not bother about cost

6.Wherever possible it is better to avoid addition,remodeling and go for new construction unless you are sure about Architectural excellence and Structural stability of building which is only remote possibility

Attempt to remodel/extend/alter existing structure should be done only if an experienced building professional recommend you to go ahead on proposed additions/remodeling.If the expert do not agree for such remodeling work,do not attempt to do it

We can check up existing building and give you professional advice and if found feasible can take up work with our expert workers in a professional manner with latest technology inputs

House Construction

Query-1

Dear Sir,

I have around 5 cents of land and I am planning to build a house of around 1250-1500 sq ft with 3-4 bedrooms soon.  My budget is around 25 lakhs. 

First I would like to know whether you can recommend any reliable contractor to carryout the work. .Also pl.let me know whether giving the work on labour contract or on full building contract would be good.I am planning to take loan from bank for carrying out the work

Let me have your valuable comments,

S.BINIL

My reply

House Construction in Kerala is carried out mostly by non professional contractors who do not bother about Engineering or Architecture.Most of them do not have even elementary knowledge in Engineering or Architecture

Some how they have created a wrong idea in minds of people that there is a so called fixed square feet cost of construction

People also think a contractor can reduce cost to any level.People do not realise that no two contractor do work in same manner with same quality and Engineering standards

People do not realise that a good design by an expert with enough experience in house construction can save lot of cost and provide you better facilities at house at low cost.Cost reduction can be given to you without compromising quality of construction only by an experienced building professional

Square feet cost is a term much misunderstood by almost all. But you can understand how it is simply a term used to cheat you by looking at what it means

Take the case of house construction. Hundreds of material is used and different types of labour are used. Construction normally takes about an year or more. Cost of all these inputs goes up with no predictable nature. Still contractor who need business quote a so called “square feet cost” not because he like the idea but simply because you as customer or owner of house to be built will give work only to those who quote lowest “square feet rate”. You are not bothered whether the contractor is technically qualified or not. Most of them do not know anything about Architecture or Structural Engineering. Still you allow them to build as he pleases. You do not want a qualified experienced person to provide detailed execution drawings during construction and to check at every stage whether work is being carried out properly as per drawings. You are not bothered even if contractor uses only 400 Kg of steel for roof concreting which may require 1000 Kg of steel as per Engineering standards

Contractor will advise you not to spend money on an Engineer for continuous monitoring of quality of construction as he has done “several such buildings without any help from Engineer. He may even boast off saying “these Engineers do not know even half of what he knows” To save consultation and drawing charges of a professional, you allow free rein to contractor and contractor try hard to increase his profit by reducing both labour and material. Who is bothered about quality problems which may start showing after three or four years.

Your craze for getting lowest “square feet cost” make contractor richer and quality of construction suffers

How can there be a uniform rate applicable anywhere irrespective of specifications and quality of construction? Two contractors never do the work in same manner. Without a qualified professional to design and monitor work, you tend to waste lot of your money by improper advise by contractor and you loose better facilities you could have got in the house with professional design .

A professional experienced in house design and building can save you lakhs of your hard earned money and you can get you better facilities in the house at lesser cost.

All these arguments hold well in the case of Interior work also. When you go for lower rate, contractor goes for lower quality materials and less labour content work to increase his profit. Unless there is a professional to design and supervise work, contractor will take you for a ride. He is there in business to make profit and he always try to make you believe that what he gives you is the “best quality” .You think of you as smart for saving design cost and professional fees. Only the contractor turns out to be smarter than you

Kerala House Construction: Free consultation,25,August,2014

How to send your queries for free Consultation from Thomas Viruvelil

Write to

vhthomas@viruvelil.com

Any other method of sending your queries may not get you a faster response

You can call on these mobile numbers

9388701702

9388701700

9388701707

House Construction cost

Query-1

I'm Renuka from Cherthala.planning to build a house.my plot is 5 cents,land original soil.i would like to build
a 1000 sft 3bedroom house.my budget is 12 lakhs.kindly advise whether
a single storied or double storied plan will be more cost
effective?whether there is any advantage to contemporary style over
traditional one?what may be the approximate cost for foundation for
single and double storied plans?How can i build it more cost
effective?kindly advise.

My reply

House construction involves hundreds of materials and different type of labour.Cost of all these inputs keep going up almost everyday causing  cost increase everyday

Most of the houses in Kerala are built by non professional contractors who do not know anything about Architecture or Structural Engineering.Luckily for them even the owner of house for whom construction is done also do not know about importance of using knowledge of Architecture or Structural Engineering.It allows contractor to do construction as he pleases compromising quality of construction and design and making him comfortable with his profit

Whatever may be the amount of money you may have,it will be possible to construct a house with that money.Best use of your money can be possible only if you get professional involvement and guidance from beginning to end of house construction

Most important part of house construction which decides cost,facilities and utility of built up space is the design of the house .Just any one who knows how to draw a Pan and Elevation in Auto CAD can give you the best possible design.Just a degree in Engineering or Architecture will not make any one an expert in design as our educational institutions do not produce persons who can perform with professional competence.So you need a qualified experienced expert who will give you advantages of expertise gained by being a practicing professional

Deciding in advance certain sft plinth area of house and facilities and looking for a contractor who will promise to give you all these within the budget figure fixed by you can only be a dream.Non professional contractor who need work for his survival may agree to anything to get work from you knowing well that you can be made to shell out more money as work progresses

In 5 cents plot,u cannot have three bed rooms and usual living spaces in ground floor.You will have to go for two floors.If you have more land building house with three bed rooms in single floor will be cheaper

Traditional Kerala architecture with at least slope sunshades will be better suited to Kerala climate with more than six months rain.Going for only flat sunshades may make your outer walls wet due to heavy rains.Your Architect will be the better person to decide on appearance of your house considering all aspects in each case

Query-2

Sir, I am Midhun, . I am planning to build a new home. I am a strong believer of vastu concepts, so i made a plan for my house with the help of a vastu expert ,an "aashari" who is not an engineer. I send the image and pdf file of the plan for your advice. The area of house is 1260 Sq ft. If possible i want to limit the total expenditure to 15 lakhs.

I wish to give labour contract to my neighbor who is a friend also. He says he can do labour either for Rs.300/- for sft or for daily "thachu" basis. They charge  700/- for mason and 600/- for helper He also said when they measure sft area, it includes area of the walls also. I am very confused about that. I don't want to loose our friendship after this project and he is unable to explain it properly.

I have a plan for GYPSUM plastering for inside walls which i will be giving a separate contract.

From the beginning i always say that i am not making the house for others eyes, but only for me and my family.. so the exterior beauty is not an issue for me

My reply

It is a typical case of how people go about designing and building a house in Kerala.He has not considered design of the house important enough.A Plan prepared by any one is good enough.He do not realise the fact that proper design can reduce cost and offer better facilities at lesser cost

While proceeding on construction he do not think it necessary to have an expert to provide detailed drawings at each stage and visit site to give instructions to workers.Workers engaged on daily wages will try to increase days of work and the contractor who may get a cut on daily wages of worker may also like the idea of earning without doing any work

He also think that an Architect can only make his house look better and nothing else which he consider a waste of money

Query-3

I  Varier working as teacher, decided to construct a hose of maximum 12x12 M house I wish to construct it in a Kerala nalukettu model  Is it possible construct it with in this dimension. I need 2 bed room , one office room, a hall ,kitchen , dining,and a Nadumuttam not more than 9mt sq.waiting for your suggestions rules

My reply

A Nalukettu house with two bed room in single floor may require at least 3000 sft in plinth area.Nalukettu type construction is costly and open Nadumuttom in centre will be a security and climate threat.It will not be easy to seal open court yard on security aspect especially since houses in Kerala do not have many members staying these days.Rain and insects will fall down in centre of house creating more trouble.

Dimension wise 12M x12M will not be enough for such a house.Unless you are very particular of having Nalukettu house whatever may be the cost do not go for it

Query-4

Anonymous has left a new comment on your post "Free Consultation,25,October,2013":
We had property at Kanthalloor, hill top station. Total property is apprx 40 cents. Want to construct mud house & wood house for home stay and Ayurveda treatment. Is there anybody who is technically sound and can guide us in construction at a reasonable rate on the construction.

My reply

We can take up work if we find it workable after a Site visit and assessment

Query-1

Sibi has left a new comment on your post "Building Permit":
Please anybody tell me how much is the minimum width for a  panchayat road in Kerala..

My reply

It will be better to check with your local administration office with specific details of plot like Survey No and location sketch to know exactly clearance space required in your case

Interior work

Query-1

Anonymous has left a new comment on your post "Free Consultation,25,October,2013":
I recently purchased a 2 BHK flat of 1600 sft in Kakkanad. I know that work of interiors will vary depending on material used. Still what is the approx. rate in case the same has to be carried out in a decent manner.Also please inform whether your firm carries out the interior works alone.

My reply

We can do any portion of work for a house or flat in part or full subject to decision of our management after assessing each case.This is what we can do related to construction activities

For making your dream house a reality we can do following for you

1. Assistance in land purchase

We can arrange technical and legal evaluation of property with site visit by technical expert, verifying property documents by documentation experts and lawyers and also arranging property registration formalities with expertise and professional services. Land and House purchase loan can be arranged through M/s HDFC Limited

2. House design

In the present situation, where cost of all inputs used for House construction going up every day, cost control and obtaining maximum utility for money spent can be achieved only by house design by experienced expert building professional. With over 200 houses built directly by us in different parts of Kerala and many more buildings designed, we have expertise and experience which you may not find elsewhere

3. House Construction

In Kerala, people look for a contractor who offers lowest “square feet cost”. Each house will cost differently depending upon design; work involved material used, site conditions etc. and there cannot be a common “square feet cost of Construction”

Each contractor build as per his choice of materials, labour and most of them do not even know about Architecture or Structural Engineering. There can be common rates for construction only if all contractors follow same specifications, and Engineering standards which never happen. Unless you have an expert experienced building professional to provide technical drawings and construction is monitored on a daily basis you cannot ensure that a contractor looking for profit will do a quality work satisfying engineering standards

We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers

4. Vasthu Consultancy and Vasthu compliance for House Design

We follow Vasthu Sasthra while designing house for you thereby ensuring peace and prosperity during your stay in the house. We can also visit your house under construction and existing house to check on Vasthu aspects and to suggest suitable changes in building to ensure Vasthu compliance

5. After structure work and checking of work done

We can take up any work related to construction from beginning to end. Even in case where you already working with another contractor, we can visit site, check on work already done and advise on future works

It will be better to have our expert services for after structure works like Plumbing, Electrical, painting, flooring and Interior wood work even in cases where you have opted for a contractor for structural work

We can also act as Consultants giving detailed execution drawings and periodic site visits

6. Remodeling of existing house

In many cases your existing house can be remodeled and renovated with our guidance and involvement. We have done several such remodeling works in different parts of Kerala using our expert workers

7. Interior wood work and Furniture

We have fully equipped manufacturing facility at Cochin for taking up Interior wood work like Modular Kitchen, cupboards etc. All goodness of traditional Kerala Architecture including hand carving of wood can be done with modern technology inputs

8. Consultancy and supervision

We can act as consultants for your project giving technical as well as management consultancy for smooth running of your house construction project or any other Engineering/Management related activity. If you are an NRI, we can keep you posted on daily progress of work through specific blog for the project which will have complete progress details of project including pictures from site on a continuous basis. Even in cases where you opt to have a different builder we can give technical drawings, site visits to ensure quality and technical correctness of work on a regular basis. Details of consultancy package offer available on request

Kerala House Construction:Free Consultation,1,August,2014

Send your queries for free consultation to

vhthomas@viruvelil.com

and do not post queries in blog for quick response

Building rules

Query-1

Ali has left a new comment on your post "Building Permit":
Is there any relaxation for the space which has to be left according to rule , if we have concerned letter from our neighbor .

My reply

You can get relaxation in clearance space of building with property of neighbour provided
you are willing to  avoid doors and windows in that side and neighbour is willing to give consent in writing in stamp paper

Query-2

Anonymous has left a new comment on your post "Building Permit":
In Calicut corporation area,I want to construct a ground(for parking)+2 floor(ONE FOR RENTAL AND THE OTHER ONE FOR SELF )in 5 cent area.
any rule regarding the road width like 8 feet/10 feet/12 feet like that?
if so what is the rule?

Query-3

Anonymous has left a new comment on your post "Building Permit":
Would you know what is the maximum height allowed for constructing a building in the Kota Maidanam (Fort Maidan) area in Palakkad. The area comes under the 300 meter Regulated Zone around the ASI protected monument of Palakkad Fort.
I was first told that under ASI rules, the height restriction is 18 meters for residential and 24 meters for institutional buildings. However, locals say that because the Kota Maidanam hosts VIP meetings regularly, the height restriction is capped at G+2 storeys.
I would be grateful if you could clarify what is the right answer.

My reply

Get the matter clarified from concerned section of local administration office by providing specific details of your plot

Query-4

Anonymous has left a new comment on your post "Building Permit":
I have recently purchased a three cents plot with road on two sides in a panchayat area. It is reported by all that it is necessary to leave 3 m from two sides. Is there any relaxation or exemption to build a house without leaving 3 meters.

My reply

For three cents or less there are relaxations in clearance space to be left while constructing house.Get specific information from concerned section of local authority office

Query-5

mrpc has left a new comment on your post "Building Permit":
should we any "licensed engineers seal and sign" for panchayath drawing for number...? (now.2014)

My reply

As per present rule,completion certificate from Licensed Engineer/Architect/Supervisor not required for getting completion certificate from panchayath excluding special grade Panchayath

Query-6

Muneer has left a new comment on your post "Building Permit":
I have built a new house near my old home.The distance between old and new building is 2 meter in the front and from the middle to rear it reduces to 1.2 meter.Can you please advice me ,is it allowed .if not how to rectify this

My reply

I can comment on this only after a site inspection

Query-7

Sujan has left a new comment on your post "Building Permit":
Sir,
I am planning to purchase a plot(4 cents) , its falls under panchayat limit. In the village tax receipt its mentioned as "Nilam" ,can i get permission to construct a house .or i need to convert it as 'puraiyedam' . is it possible to convert ? as almost 97 houses are already constructed there. please advice

My reply

If 97 houses have come up in the area why should alone be prevented from constructing a house there.Before purchasing plot check up with local authority whether sanction will be given for house construction

Query-8

Sakeer has left a new comment on your post "Building Permit":
I have 8.5 cent , i am planning to construct a house but there a 11 kv electric line is passing over the property. Please clarify any restriction to build house under the 11 Kv line

My reply

Constructing house below 11KV or any high voltage electric line is not advisable as the inductive field around high voltage line can cause  problems for those who stay under it

Building materials

Query-1

Balu has left a new comment on your post "Is a plan enough for building house?":
This is about chimney. The store bought modern chimney does not serve the purpose totally. How about building a compact chimney in cement and using an exhaust fan on exit?

My reply

Chimneys of different sucking capacity are available in market.Using chimney in brick work and using an exhaust  fan is like using a bullock cart instead of a car

Consultancy Services

Query-1

Philip has left a new comment on your post "Building Permit":
I am a frequent reader of your blog and its a gr8 help for people like us recently I purchased a 1.20 acres of land in Chengannur town and i want to build a villa project there. I am not a registered builder. what things i need to do to start a villa project and what is the minimum road width i need to leave in my plot?

My reply

To start a project like this you first need assistance from an agency like ours.Write to me to

vhthomas@viruvelil.com

See what all we can do for you:

Ours is a professionally managed Engineering organisation based at Cochin handling Architecture, Construction, Industrial Marketing, Real estate assistance, Engineering and Management Consultancy

For making your dream house a reality we can do following for you

1. Assistance in land purchase

We can arrange technical and legal evaluation of property with site visit by technical expert, verifying property documents by documentation experts and lawyers and also arranging property registration formalities with expertise and professional services. Land and House purchase loan can be arranged through M/s HDFC Limited

2. House design

In the present situation, where cost of all inputs used for House construction going up every day, cost control and obtaining maximum utility for money spent can be achieved only by house design by experienced expert building professional. With over 200 houses built directly by us in different parts of Kerala and many more buildings designed, we have expertise and experience which you may not find elsewhere

3. House Construction

In Kerala, people look for a contractor who offers lowest “square feet cost”. Each house will cost differently depending upon design; work involved material used, site conditions etc. and there cannot be a common “square feet cost of Construction”

Each contractor build as per his choice of materials, labour and most of them do not even know about Architecture or Structural Engineering. There can be common rates for construction only if all contractors follow same specifications, and Engineering standards which never happen. Unless you have an expert experienced building professional to provide technical drawings and construction is monitored on a daily basis you cannot ensure that a contractor looking for profit will do a quality work satisfying engineering standards

We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers

4. Vasthu Consultancy and Vasthu compliance for House Design

We follow Vasthu Sasthra while designing house for you thereby ensuring peace and prosperity during your stay in the house. We can also visit your house under construction and existing house to check on Vasthu aspects and to suggest suitable changes in building to ensure Vasthu compliance

5. After structure work and checking of work done

We can take up any work related to construction from beginning to end. Even in case where you already working with another contractor, we can visit site, check on work already done and advise on future works

It will be better to have our expert services for after structure works like Plumbing, Electrical, painting, flooring and Interior wood work even in cases where you have opted for a contractor for structural work

We can also act as Consultants giving detailed execution drawings and periodic site visits

6. Remodeling of existing house

In many cases your existing house can be remodeled and renovated with our guidance and involvement. We have done several such remodeling works in different parts of Kerala using our expert workers

7. Interior wood work and Furniture

We have fully equipped manufacturing facility at Cochin for taking up Interior wood work like Modular Kitchen, cupboards etc. All goodness of traditional Kerala Architecture including hand carving of wood can be done with modern technology inputs

8. Consultancy and supervision

We can act as consultants for your project giving technical as well as management consultancy for smooth running of your house construction project or any other Engineering/Management related activity. If you are an NRI, we can keep you posted on daily progress of work through specific blog for the project which will have complete progress details of project including pictures from site on a continuous basis. Even in cases where you opt to have a different builder we can give technical drawings, site visits to ensure quality and technical correctness of work on a regular basis. Details of consultancy package offer available on request

 

DISCLAIMER:

Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing

Free Consultation-July 30,Part 2

For sending your queries for Free Consultation,write to

vhthomas@viruvelil.com

Posting queries in blog may not get you faster response

Building Rules

Query-1

Sir, I have about ten cents of land close to a river in in Kannur district. When I had applied for permission for construction some two years ago the Secretary of the Panchayat rejected my application citing that the proposed building is within 50 meters from the river. (With the size of the plot, I can leave only about 35 feet) I then kept the project in abeyance.
Please note that there are already houses on both the sides of my plot constructed before 1991 and also there is a PWD road between the river and my plot regularly plying buses and other vehicles. Will I be able to get permission based on these reasons? Please help. Regards Ravi

My reply

My understanding of CRZ Act is that you will be allowed to construct house on Building line of existing building if the building existed before 1993.Also a road between water body and your plot can get you sanction.Please check with concerned local authority office

Query-2

Anonymous has left a new comment on your post "Building Permit":
I have only 2 cents in Trivandrum corporation.i want to build a house over there.so how much space should i leave from neighbours property and from road

Query-3

Anonymous has left a new comment on your post "Building Permit":
I want to construct a two storied house in 5.5cents plot .The plot has roads in front side & back side in which both front & backside roads of the plot are byroad from the main street.This plot is second plot from the main street.Can you please advise what are the set backs to be left on all sides .
Query-4

Anonymous has left a new comment on your post "Building Permit":
I recently bought a plot in Peerumedu, Idukki District for building a house. Is there any statutory requirement specially needed for mining clearance etc. The plot is not close to any highway, roads, rivers etc. It's on a hillock/gradient.

My reply

Only after a Site visit,I can comment on this You can contact your local administration with specific plot details to know about restrictions applicable.

If you need our services,write to

vhthomas@viruvelil.com

Query-5

Anonymous has left a new comment on your post "Building Permit":
would like to know the rules regarding boundary wall ie., the height limit (how tall it can be from the boundary line),can construct just above the boundary line etc.

My reply

If your boundary wall is facing a road,you will have to get sanction for constructing boundary wall from local administration.They may ask for certain conditions and clearances

Construction cost

Query-1

Anonymous has left a new comment on your post "Foundation-Soil Investigation":
what can be the cost of soil test

Query-2

I am preethi, I like to build a house with 25 lakhs. Can I use Gypsam plastering for cost cutting?

My reply

There is no point in trying to get bits of information on house design and Construction from different sources.Trying to act as Architect for your house can only land you in trouble.House construction is not that simple for you to do design and construction directly

Get professional assistance.After studying your specific case ,you will be advised whether soil test required for your plot and if so how and at what cost.If you need our assistance contact us at

vhthomas@viruvelil.com

 

Vasthu Compliance

Query-1

Anonymous has left a new comment on your post "Vasthu compliance":
The article you wrote is very useful to me especially at this time of my house construction. I asked the so called vasthu Asaari to design my kitchen at the S.E, but he refused first and on compulsion from my end, he drew it with a verandah at the right of the kitchen. So my doubt is to you sir, the veranda at the right of the kitchen, i.e, parallel to the kitchen is necessary in real vasthu. I do hope to have an answer .

My reply

Kitchen should preferably come at South East(Agni Konam) though Architect may choose a different location considering other factors.Cooking should be done facing East.Verandah has nothing to do with Vasthu requirements.

Instead of going to non professionals for design of house,go for professional advise as House design cannot be left to be done by any one.A wrong design can make you loose money,prevent you from having better utility for built up space.If you need our services in design of house with Vasthu compliance also satisfying architectural and structural engineering aspects write to

vhthomas@viruvelil.com

Construction problems from Flat/Villa promoter

Query-1

Anonymous has left a new comment on your post "Building Permit":
Dear Sri Thomas,
I had paid entire amount for a villa project in June 2012 and the builder has agreed to construct the villa in one year time. An agreement was signed to this effect. As per agreement the land area should be 6.5 cents but when I got the registration document the land registered is only 6 cents. i was not present at the time of registration and the builder has taken only a photograph and ID card from me. The Registration document got received only last month and up to this time the builder was delaying its delivery. The land registered directly from the landlord to my name and not from the builders name. Builder was suppose to construct 6 villas in the plot but after I paid the money, he stopped constructing villas and constructing flats in the area.
Kindly advice me on the following:
1. The villa is still not handed-over to me. can i make any claim for the delay. the agreement is silent about damages.
2. Can the builder construct flats instead of villas after i had paid the entire amount for my villa as upfront payment.
3. The distance between the villa and flats are just 2 meters. is it ok leaglly
4. what is the minimum land required for constructing a 3 floor villa.
5. is there any specific rule that the flat compound must be this much away from a residence or a villa.
6. can I make a claim on shortage of the land registered in the registration document compared to agreement?
i would appreciate , if you answer my queries.

My reply

Without visiting site and going through all relevant documents,I cannot comment on it.You should have taken professional guidance before paying money to ensure that your legal interests and property rights are in tact.In such cases an agency like us can guide you to safeguard your interests.Write to me directly to following email id as posting in blog cannot get you fast response

vhthomas@viruvelil.com

Construction methods

Query-1

Anonymous has left a new comment on your post "Free Consultation #Kerala House Construction":
I have heard that after foundation is done, mud needs to be filled into the holes and remain there for days to settle down, in the contrary people now also fill water for the mud to rest faster before concrete. Is this advisable, what is the right way? Moreover, when do we have to start watering the concrete or cement?

My reply

You seem to have taken design and construction of a house so lightly that you did not bother to get professional involvement from design stage to conclusion of work.

You cannot be an expert to decide on construction matters just by trying to get bits of information from different sources.Only after a visit to site and studying site conditions I can comment on your queries.You can contact me at

vhthomas@viruvelil.com