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I will not be able to directly reply to them.I also do not publish those comments in my blogs.If you really need a quick reply from me please ensure to send an email to me at following id.You will definitely get a faster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