tag:blogger.com,1999:blog-79543065194138718362024-03-05T06:27:38.064-08:00Kerala-Interior Design and Wood workInformation and discussions on Interior design and wood work for interior with traditional Kerala featuresThomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.comBlogger56125tag:blogger.com,1999:blog-7954306519413871836.post-83448147819605775832015-03-13T03:42:00.001-07:002015-03-13T03:42:21.489-07:00Free Consultation:Kerala house Construction,13/3/2015<p>Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>and not by posting in blogs as your reply will be delayed quite long <p><b>Architecture services</b> <p><b>Query-1</b> <p>has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2014/09/kerala-house-construction-free_25.html">Kerala House Construction-Free Consultation:25,Sep...</a>": <br>You have any services in Kannur district, please let me know. I want to construct my own house in my property. <p><b>My reply</b> <p>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 <p><b>Query-2</b> <p>ali has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>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. <p><b>My reply</b> <p>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 <p>You have to get books on Building rules and updates on it and study to guide your clients properly <p><b>House Construction cost</b> <p><b>Query-1</b> <p>Shijin baby has left a new comment on your post "<a href="http://viruvelil.blogspot.com/2008/07/kerala-architecture.html">Kerala Architecture</a>": <br>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?<br><b>My reply</b> <p>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 <p>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 <p>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 <p><b>Query-2</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2014/11/kerala-house-constructionfree.html">#Kerala House Construction:Free Consultation,25,No...</a>": <br>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. <p><b>My reply</b> <p>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 <p>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 <p>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 <p><b>Query-3</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2010/10/nalukettu-house-features.html">Nalukettu house-features</a>": <br>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. <p><b>My reply</b> <p>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 <p>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. <p>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. <p>If we look at old Nalukettu houses few features are worth incorporating in present days houses of affluent people. They are <p>1. Poomukham with a side access to car porch <p>2. Chuttu verandah which is an extension of Poomukham which come in front of house <p>3. A family living space in addition to formal living which is mainly used for interaction with guests <p>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 <p>https://www.facebook.com/ThomasViruvelil/media_set?set=a.10150639031648964.392476.531348963&type=3 <p><b>DISCLAIMER</b> <p>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</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com4tag:blogger.com,1999:blog-7954306519413871836.post-43273726865519364152015-02-19T21:48:00.001-08:002015-02-19T21:48:38.798-08:00Design and Construction of house in Kerala<p>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: <p><strong>1</strong>.<b> Square feet cost of construction</b> <p>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 <p>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 <p>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. <p>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 <p>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 <p><b>2. Square feet area of a house</b> <p>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 <p>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 <p>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 <p>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 <p><strong>3</strong>.<b> What you need is a better house at lesser cost</b> <p>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 <p>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 <p>4.<b> Can cost come down by using certain materials?</b> <p>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 <p>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 <p><strong>5</strong>.<b> Changes after construction</b> <p>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 <p><strong>6</strong>.<b> Professional design, professional supervision</b> <p>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 <p>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 <p> <p><b>DISCLAIMER</b> <p>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</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-73251525625948588002014-12-02T21:49:00.001-08:002014-12-02T21:49:19.878-08:00Kerala House Construction:Free Consultation,3,Dec,14<p><b>For faster response to your queries, please write to </b> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>You can call me on <p>9388701702 <p>9388701700 <p>9388701707 <p><b>Building Design</b> <p><b>Query-1</b> <p>Who need to consult either Architect Engineer. Or designer to construct my house <p>Jabir <p><b>My reply </b> <p>Preferably a professional organisation like us who have all expertise and experts in all fields related to house design and construction <p><b>Query-2</b><b> </b> <p>Can I ask you; whether you have any affiliate/branch in Trivandrum? <p>Rajan <p><b>My reply</b> <p>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 <p><b>Query-3</b> <p>I am Biju and working Dubai. But don’t think that I am a multi milliner <p>My home place is in VENMONY. May I request you to assist me to build a low cost single story house <p><b>My reply</b> <p>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<b></b> <p><b>Query-4</b> <p>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. <p>Siju <p><b>My reply</b> <p><b></b> <p>Designing four bed attached house in 2000 sft will make rooms congested and small <p>You may have to go near 2500 sft <p>Cost is not directly proportional to square feet area. At best it is only one of the factors contributing to cost <p>There is no point in comparing one designer with other as no two designers have same qualifications and experience in designing and building houses <p>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 <p>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. <p><b>Query-5</b> <p>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 <p>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? <p>Varghese <p><b>My reply </b> <p><b></b> <p>Collecting drawings together before construction will only make Architect richer as site inputs will make changes in all these drawings making Architect more richer <p>Just get most important Basic Plan before you start construction <p>It is better to get other drawings at each stage of construction provided your contractor has got enough Engineering knowledge to follow drawings properly <p>It is essential to have continuous involvement and guidance of a qualified experienced building professional from beginning to end of house construction <p><b></b> <p><b>Building rules</b> <p><b>Query-1</b> <p>Do I need to apply for NOC from panchayat for building two rooms upstairs in my existing house. <p>Rajesh <p><b>My reply</b> <p>You will have to get NOC from concerned local authority before construction as building rules are applicable even in Panchayath areas <p><b>House Renovation/Remodeling</b> <p><b>Query-1</b> <p>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. <p>Sharath. <p><b>My reply</b> <p>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. <p>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. <p>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 <p><b>Query-2</b> <p>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?<br>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.<br>Johnson <p><b>My reply</b> <p>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 <p>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 <p>We take up work all over Kerala and even outside. I can commit on your work only after visiting site. <p><b>My reply</b><b></b> <p><b>Purchase of ready made Villas/Flats</b> <p><b>Query-1</b> <p>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. <p>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. <p><b>My reply</b> <p><b></b> <p>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 <p>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 <p><b>Building materials</b><b></b> <p><b>Query-1</b> <p>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. <p>Radhika <p><b>My reply</b> <p>I will not recommend using granite or marble for flooring. It has more disadvantages than advantages. <p>There are much more cheaper but elegant looking tiles these days <p>Basically you need complete guidance on finishing of house and not just information and guidance on flooring <p><b>Query-2</b> <p>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.. <p>Would like to know your suggestion <p>RK <p><b>My reply</b> <p>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 <p>During the visit, I can study your problem in detail, take measurements from site and check on following aspects related to building/plot <p>1. Vasthu compliance <p>2. Architectural defects if any and improvements/modifications possible <p>3. Structural Engineering defects if any and improvements/modifications possible <p>4. Advice on future works related to building /plot <p>5. Building rules compliance <p>6. Verification of documents related to building and plot <p>7. What our company can do to improve your construction work by quality, cost reduction and value addition of space <p><b></b> <p>DISCLAIMER: <p>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. <p>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.. </p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com3tag:blogger.com,1999:blog-7954306519413871836.post-54133303305258922132014-09-17T21:02:00.001-07:002014-09-17T21:02:12.144-07:00Kerala House Construction-Free Consultation:18,September,2014<p>For faster response to your queries on house design and construction in Kerala and even outside,write to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>Or call me on </p> <p>9388701702</p> <p>9388701700</p> <p>9388701707</p> <p>Thomas Viruvelil</p> <p><strong>Remodeling of existing house</strong></p> <p><strong>Query-1</strong></p> <p>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</p> <p><strong>My reply</strong></p> <p>What I have observed during most of the remodeling cases which I attempted are the following:</p> <p>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</p> <p>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</p> <p>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</p> <p>3.Some people resort to remodeling thinking that it will be cheaper compared to new construction.It will never be the case</p> <p>4.Certain inherent defects in design and construction of existing building cannot be corrected and you should not expect remodeling to make it right</p> <p>5.Some people go for remodeling simply due to sentimental attachment to existing building.In that case,you should not bother about cost</p> <p>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</p> <p>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</p> <p>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</p> <p>House Construction</p> <p>Query-1</p> <p>Dear Sir, <p>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. <p>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 <p>Let me have your valuable comments, <p>S.BINIL <p><strong>My reply</strong> <p>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 <p>Some how they have created a wrong idea in minds of people that there is a so called fixed square feet cost of construction <p>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 <p>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 <p>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 <p>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 <p>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. <p>Your craze for getting lowest “square feet cost” make contractor richer and quality of construction suffers <p>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 . <p>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. <p>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 Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com1tag:blogger.com,1999:blog-7954306519413871836.post-28738615654182523022014-08-25T03:46:00.001-07:002014-08-25T03:46:36.995-07:00Kerala House Construction: Free consultation,25,August,2014<p><strong>How to send your queries for free Consultation from Thomas Viruvelil</strong></p> <p>Write to</p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> </p> <p>Any other method of sending your queries may not get you a faster response</p> <p>You can call on these mobile numbers</p> <p>9388701702</p> <p>9388701700</p> <p>9388701707</p> <p><strong>House Construction cost</strong></p> <p><strong>Query-1</strong></p> <p>I'm Renuka from Cherthala.planning to build a house.my plot is 5 cents,land original soil.i would like to build<br>a 1000 sft 3bedroom house.my budget is 12 lakhs.kindly advise whether<br>a single storied or double storied plan will be more cost<br>effective?whether there is any advantage to contemporary style over<br>traditional one?what may be the approximate cost for foundation for<br>single and double storied plans?How can i build it more cost<br>effective?kindly advise. <p><strong>My reply</strong> <p>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 <p>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 <p>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 <p>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 <p>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 <p>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 <p>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 <p><strong>Query-2</strong> <p>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. <p>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. <p>I have a plan for GYPSUM plastering for inside walls which i will be giving a separate contract. <p>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 <p><strong>My reply</strong> <p>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 <p>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 <p>He also think that an Architect can only make his house look better and nothing else which he consider a waste of money <p><strong>Query-3</strong> <p>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 <p>My reply <p>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. <p>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 <p><strong>Query-4</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2013/10/free-consultation25october2013.html">Free Consultation,25,October,2013</a>":<br>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. <p><strong>My reply</strong> <p>We can take up work if we find it workable after a Site visit and assessment <p><strong>Query-1</strong> <p>Sibi has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Please anybody tell me how much is the minimum width for a panchayat road in Kerala.. <p><strong>My reply</strong> <p>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 <p><strong>Interior work</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2013/10/free-consultation25october2013.html">Free Consultation,25,October,2013</a>":<br>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. <p><strong>My reply</strong> <p>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 <p>For making your dream house a reality we can do following for you <p><b>1. </b><b>Assistance in land purchase</b> <p>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 <p><b>2. </b><b>House design</b> <p>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 <p><b>3. </b><b>House Construction</b> <p>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” <p>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 <p>We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers <p><b>4. </b><b>Vasthu Consultancy and Vasthu compliance for House Design</b> <p>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 <p><b>5. </b><b>After structure work and checking of work done</b> <p>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 <p>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 <p>We can also act as Consultants giving detailed execution drawings and periodic site visits <p><b>6. </b><b>Remodeling of existing house</b> <p>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 <p><b>7. </b><b>Interior wood work and Furniture</b> <p>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 <p><b>8. </b><b>Consultancy and supervision</b> <p>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</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com2tag:blogger.com,1999:blog-7954306519413871836.post-88087912091885007592014-08-01T00:06:00.001-07:002014-08-01T00:06:46.131-07:00Kerala House Construction:Free Consultation,1,August,2014<p><strong>Send your queries for free consultation to </strong></p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p><strong>and do not post queries in blog for quick response</strong></p> <p><strong>Building rules</strong></p> <p><strong>Query-1</strong></p> <p>Ali has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Is there any relaxation for the space which has to be left according to rule , if we have concerned letter from our neighbor .</p> <p><strong>My reply</strong></p> <p>You can get relaxation in clearance space of building with property of neighbour provided <br>you are willing to avoid doors and windows in that side and neighbour is willing to give consent in writing in stamp paper</p> <p><strong>Query-2</strong></p> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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.<br>any rule regarding the road width like 8 feet/10 feet/12 feet like that?<br>if so what is the rule? <p><strong>Query-3</strong></p> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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.<br>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.<br>I would be grateful if you could clarify what is the right answer. </p> <p><strong>My reply</strong> <p>Get the matter clarified from concerned section of local administration office by providing specific details of your plot <p><strong>Query-4</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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. <p><strong>My reply</strong> <p>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 <p><strong>Query-5</strong></p> <p>mrpc has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>should we any "licensed engineers seal and sign" for panchayath drawing for number...? (now.2014)</p> <p><strong>My reply</strong> <p>As per present rule,completion certificate from Licensed Engineer/Architect/Supervisor not required for getting completion certificate from panchayath excluding special grade Panchayath <p><strong>Query-6</strong> <p>Muneer has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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 <p><strong>My reply</strong> <p>I can comment on this only after a site inspection <p><strong>Query-7</strong> <p>Sujan has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Sir,<br>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 <p><strong>My reply</strong> <p>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 <p><strong>Query-8</strong></p>Sakeer has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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<br> <p><strong>My reply</strong> <p>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 <p><strong>Building materials</strong></p> <p><strong>Query-1</strong></p> <p>Balu has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/12/is-plan-enough-for-building-house.html">Is a plan enough for building house?</a>":<br>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? <p><strong>My reply</strong> <p>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 <p><strong>Consultancy Services</strong> <p><strong>Query-1</strong> <p>Philip has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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?</p> <p><strong>My reply</strong></p> <p>To start a project like this you first need assistance from an agency like ours.Write to me to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>See what all we can do for you:</p> <p>Ours is a professionally managed Engineering organisation based at Cochin handling Architecture, Construction, Industrial Marketing, Real estate assistance, Engineering and Management Consultancy <p>For making your dream house a reality we can do following for you <p><b>1. </b><b>Assistance in land purchase</b> <p>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 <p><b>2. </b><b>House design</b> <p>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 <p><b>3. </b><b>House Construction</b> <p>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” <p>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 <p>We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers <p><b>4. </b><b>Vasthu Consultancy and Vasthu compliance for House Design</b> <p>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 <p><b>5. </b><b>After structure work and checking of work done</b> <p>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 <p>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 <p>We can also act as Consultants giving detailed execution drawings and periodic site visits <p><b>6. </b><b>Remodeling of existing house</b> <p>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 <p><b>7. </b><b>Interior wood work and Furniture</b> <p>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 <p><b>8. </b><b>Consultancy and supervision</b> <p>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 <p> <p><strong>DISCLAIMER:</strong> <p>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 Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-10500493676579162342014-07-30T01:22:00.001-07:002014-07-30T01:22:17.661-07:00Free Consultation-July 30,Part 2<p>For sending your queries for Free Consultation,write to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>Posting queries in blog may not get you faster response</p> <p><strong>Building Rules</strong></p> <p><strong>Query-1</strong></p> <p>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.<br>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 <p><strong>My reply</strong> <p>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 <p><strong>Query-2</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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 <p><strong>Query-3</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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 .<br><strong>Query-4</strong></p> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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. </p> <p><strong>My reply</strong> <p>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. <p>If you need our services,write to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><strong>Query-5</strong></p> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>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.</p> <p><strong>My reply</strong> <p>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 <p><strong>Construction cost</strong></p> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/07/foundation-soil-investigation.html">Foundation-Soil Investigation</a>":<br>what can be the cost of soil test <p><strong>Query-2</strong> <p>I am preethi, I like to build a house with 25 lakhs. Can I use Gypsam plastering for cost cutting?</p> <p>My reply <p>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 <p>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 <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p> <p><strong>Vasthu Compliance</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/vasthu-compliance.html">Vasthu compliance</a>":<br>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 . <p><strong>My reply</strong> <p>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. <p>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 <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><strong>Construction problems from Flat/Villa promoter</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Dear Sri Thomas,<br>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.<br>Kindly advice me on the following:<br>1. The villa is still not handed-over to me. can i make any claim for the delay. the agreement is silent about damages.<br>2. Can the builder construct flats instead of villas after i had paid the entire amount for my villa as upfront payment.<br>3. The distance between the villa and flats are just 2 meters. is it ok leaglly<br>4. what is the minimum land required for constructing a 3 floor villa.<br>5. is there any specific rule that the flat compound must be this much away from a residence or a villa.<br>6. can I make a claim on shortage of the land registered in the registration document compared to agreement?<br>i would appreciate , if you answer my queries. <p><strong>My reply</strong> <p>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 <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><strong>Construction methods</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://architectkerala.blogspot.com/2012/07/free-consultation-kerala-house.html">Free Consultation #Kerala House Construction</a>":<br>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? <p><strong>My reply</strong> <p>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. <p>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 <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com1tag:blogger.com,1999:blog-7954306519413871836.post-17736670571103809702014-07-29T23:47:00.001-07:002014-07-29T23:47:32.266-07:00Free Consultation,30 July,2014<p><strong>Send your queries by email to </strong></p> <p><strong><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> </strong></p> <p><strong>or Call 9388701702,9388701700</strong></p> <p><strong>for quick response.Posting queries on blog may not get quick response</strong></p> <p><strong>Remodeling and Renovation of existing house</strong></p> <p><strong>Query-1</strong></p> <p>Dear Mr Thomas,<br>My house is in Tiruvalla. We desire to remodel the interior of our homer to include a Den, an extra bedroom and patio. Will you be able to help us? <p>Oommen Thomas <p><strong>My reply</strong> <p>Sending communication like this to blog cannot get you quick response.Write to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>Or call me on 9388701702 <p>or 9388701700 <p>To start with, I will have to visit villa to be remodeled and study work involved for remodeling/extension <p>After the site visit, I will give a report on what exactly can be done on the existing structure to meet your expectations/needs <p>Site visit fee including my travel expenses by car in your case will be Rs. <p>After the site visit we will give you a report giving following details; <p>1. Whether the remodeling/extension considered by you is worth proceeding <p>2. Possible cost implications on a guess basis without going through Engineering Estimate methods <p>3. What exactly we can do for the work <p>4. Checking Vasthu compliance of the building and suggesting corrections if possible <p>We have the best talent with us in house design, interior design, Vasthu, and all related works for houses. Our experts can do professional quality work with excellence in craft and finish on all aspects of house design and construction. We also can take up house furniture work with latest trends, technology and traditional Kerala art features like hand carving.We also undertake technical/legal evaluation of property to help you purchase property with professional guidance. Our experts can provide you safe legal registration formalities for real estate purchase including follow up activities <p><strong>Square feet rate</strong> <p><strong>Query-1</strong> <p>i would like to know how much is he cost per sq ft for doing interior works in house using teak wood and <a href="http://plywood.is/">plywood.is</a> present day plywood of good quality ,is it worth the extra money in using wood.<br>ARUN <p><strong>Query-2</strong></p> <p>I am planning to build a house(Contemporary style) in 1600 square feet with 3 bedroom , kitchen , wash room , living room , Dining room and two bathrooms. Could you please let me know how much it will cost according to current trend. <p><strong>Query-3</strong> <p>What would be approx. cost per sq.ft as of today to built two rooms and adjacent bathrooms ....approx.1400 sqft. area <p><strong>My reply</strong></p> <p>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 <p>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 <p>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. <p>Your craze for getting lowest “square feet cost” make contractor richer and quality of construction suffers <p>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 . <p>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. <p>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 <p><strong>Cost of Construction</strong></p> <p><strong>Query-1</strong></p> <p>Sir, I desire to construct a house that is having all essential living infrastructure in low cost at Kayankulam. Would you like to assist me to construct a house of my dream in low cost. <p><strong>My reply</strong> <p>First of all such queries should be sent directly to my email id rather than posting it in the blog.My email id is <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>Ours is a professionally managed Engineering organisation based at Cochin handling Architecture, Construction, Industrial Marketing, Real estate assistance, Engineering and Management Consultancy <p>For making your dream house a reality we can do following for you <p><b>1. </b><b>Assistance in land purchase</b> <p>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 <p><b>2. </b><b>House design</b> <p>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 <p><b>3. </b><b>House Construction</b> <p>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” <p>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 <p>We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers <p><b>4. </b><b>Vasthu Consultancy and Vasthu compliance for House Design</b> <p>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 <p><b>5. </b><b>After structure work and checking of work done</b> <p>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 <p>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 <p>We can also act as Consultants giving detailed execution drawings and periodic site visits <p><b>6. </b><b>Remodeling of existing house</b> <p>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 <p><b>7. </b><b>Interior wood work and Furniture</b> <p>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 <p><b>8. </b><b>Starting with House Design</b> <p>House design starts preferably with a Site visit by our Architect to study site conditions and your needs for house. After Site visit, Basic Plan which is the most important design part of House Construction can be taken up. If you are far off from Cochin, you can forward plot dimensions of all four sides with directions indicated along with position of roads nearby to start working on Basic Plan. <p>Are you interested in walking with us to convert your dream house in to a reality with best technology inputs and lowest cost possible with better facilities? <p>Call me on 9388701702 or 9388701700 or reply me <p><b></b> <p>Log onto our websites <p><a href="http://www.viruvelil.com">www.viruvelil.com</a> <p><a href="http://www.keralaarchitecture.com">www.keralaarchitecture.com</a> <p><a href="http://www.kerala-dreamhomes.com">www.kerala-dreamhomes.com</a> <p>Click on photo gallery to view few pictures of houses designed and built by us <p>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. <p>Here is the link: <p><a href="http://www.facebook.com/#!/profile.php?id=531348963&sk=photos">http://www.facebook.com/#!/profile.php?id=531348963&sk=photos</a> <p>Follow me on twitter <p><a href="http://twitter.com/#!/archtomy">http://twitter.com/#!/archtomy</a> <p><strong>Rapid wall technology</strong> <p><strong>Query-1</strong> <p>im jacob and im representing everyone who wants to build a LOW COST house in kerala ..<br>can i use GYPSUM WALL instead of normal wall everywhere ?<br>is it cost effective ?<br>is it available in Kerala ?( fact is nearly at shutdown)<br>can i use it for a double storied house ?<br>do i need a crane for positioning the wall ? <p><strong>My reply</strong> <p>Reducing cost of construction cannot be achieved if every person trying to build a house start acting as if he is an expert in Architecture and House construction.To reduce cost of construction,there is no point in you trying to get bits of information about house construction from different sources and try to make decisions with bits of information <p>Only way to reduce cost of construction in present scenario where cost of construction goes up every day is to get expert experienced professional involvement from design to every stage of construction.You cannot all that knowledge and experience however hard you make enquiries about bits on house construction <p>A professional can assess your needs ,budgets site conditions and can offer you better design which can meet your needs within your financial constraints if any <p>In Kerala only FACT is doing Rapid wall construction technology by using Gypsum walls prefabricated in their factory as per Architectural drawings.Of course this method reduces structural construction cost.As walls are manufactured in factory these walls can be transported to construction site only by using heavy load trucks and cranes.So this method can be used only for large Villa projects or apartments and not for small houses <p>You can contact me on 9388701702 or 9388701700 <p>Or mail to me to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><strong>Building Materials</strong> <p><strong>Query-1</strong> <p>Hi sir, In our village some of contractor replacing 50% sand as a metal powder, is it ok ? It have any disadvantage? <p><strong>My reply</strong> <p>There is nothing wrong in using Manufactured sand(M sand) if it is properly crushed to right size.Metal powder is not good for such use <p><strong>Query-2</strong> <p>Can I get an advice about Shingles roofing for my house, planning to do roofing on top of truss work frame.Is it advisable to do roofing with shingles sheet? What about ceramic tiles roofing?<br>Rejoy Thomas <p><strong>My reply</strong> <p>Do not try to get bits of information on house design from different sources and act as Architect for your House.Your Architect/Building expert can decide on the matter after studying the case with a site visit and interaction with you. <p>You can have our services by contacting me at <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p><strong>Building rules</strong> <p><strong>Query-1</strong> <p>I am planning to construct a house in my 7 cent plot which is nearer to a small river. The distance from plot to river is only 1 meter. Is it really wise to build a home there ? can you advise me sir ?<br>Jibin <p><strong>My reply</strong> <p>Check with your local administration office with specific details on plot whether construction is allowed in your plot <p><strong>Room and Joinery sizes</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2010/09/room-sizes.html">Room sizes</a>":<br>Very straight forward. Appreciate that.<br>Could you also likewise specify the joinery details like the standard sizes for main doors, internal doors, bath room doors e.t.c., <p><strong>My reply</strong> <p>It is for your Architect to decide what size and shape of joinery will suit your house.Do not try to get bits of information on house design from different sources and act as Architect for your House.You can have our services by contacting me at <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-77908936550866532762014-07-29T01:04:00.001-07:002014-07-29T01:04:05.586-07:00Free Consultation,29,July,2014<p><strong>What we can do for you for House design,Construction</strong></p> <p>Ours is a professionally managed Engineering organisation based at Cochin handling Architecture, Construction, Industrial Marketing, Real estate assistance, Engineering and Management Consultancy <p>For making your dream house a reality we can do following for you <p><b>1. </b><b>Assistance in land purchase</b> <p>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 <p><b>2. </b><b>House design</b> <p>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 <p><b>3. </b><b>House Construction</b> <p>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” <p>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 <p>We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers <p><b>4. </b><b>Vasthu Consultancy and Vasthu compliance for House Design</b> <p>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 <p><b>5. </b><b>After structure work and checking of work done</b> <p>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 <p>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 <p>We can also act as Consultants giving detailed execution drawings and periodic site visits <p><b>6. </b><b>Remodeling of existing house</b> <p>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 <p><b>7. </b><b>Interior wood work and Furniture</b> <p>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 <p><b>8. </b><b>Starting with House Design</b> <p>House design starts preferably with a Site visit by our Architect to study site conditions and your needs for house. After Site visit, Basic Plan which is the most important design part of House Construction can be taken up. If you are far off from Cochin, you can forward plot dimensions of all four sides with directions indicated along with position of roads nearby to start working on Basic Plan. <p>Are you interested in walking with us to convert your dream house in to a reality with best technology inputs and lowest cost possible with better facilities? <p>Call me on 9388701702 or 9388701700 or </p> <p><b></b> <p>write to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>Log onto our websites</p> <p><a href="http://www.viruvelil.com">www.viruvelil.com</a> <p><a href="http://www.keralaarchitecture.com">www.keralaarchitecture.com</a> <p><a href="http://www.kerala-dreamhomes.com">www.kerala-dreamhomes.com</a> <p>Click on photo gallery to view few pictures of houses designed and built by us <p>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. <p>Here is the link: <p><a href="http://www.facebook.com/#!/profile.php?id=531348963&sk=photos">http://www.facebook.com/#!/profile.php?id=531348963&sk=photos</a> <p>Follow me on twitter <p><a href="http://twitter.com/#!/archtomy">http://twitter.com/#!/archtomy</a> <p>Thanks and regards <p>For Viruvelil Group of companies <p>Thomas Viruvelil <p>CEO <p>Mobile-91 9388701702 <p>Office mobile-91 9388701707, 700, 705 <p>Land Phone-00 91 484 2536895, 6571155 <p><b>Group Companies</b> <p>Viruvelil Builders Private Limited <p>Tecil Marketing and Services <p>Viruvelil Architecture <p>Viruvelil Interior <p>Consultancy Division <p>Real Estate Division <p><b>Blogs</b> <p><a href="http://www.architectkerala.blogspot.com/">http://www.architectkerala.blogspot.com/</a> <p><a href="http://kerala-architects.blogspot.com/">http://kerala-architects.blogspot.com/</a> <p><a href="http://kerala-interiordesign.blogspot.com/">http://kerala-interiordesign.blogspot.com/</a> <p>Address: 68/2835, Viruvelil, Akshaya Lane, Deshabhimani Road, Kaloor, Cochin-682 017, Kerala State, India. <p><strong>Building rules</strong> <p><strong>Query-1</strong> <p>I am having 4.7 cent land (24 meter length & 8 meter width) in Trivandrum corporation area, its having 3 side tar road, but this road is for the house owners only and its dead ends there, and not connected to any road, What are the things to be consider for building a home, please advise.<br>regards<br>Ambareesh <p><strong>Query-2</strong> <p>Hello I have 5 cent property which has a road in the front and the same road goes through right side of the property. Ho much space I need provide in front .rear and sides <p><strong>Query-3</strong> <p>HI SIR, i would like to know the setback at the front portion,where the road comes if we are designing a residence in a plot with 1.5 cent of area.Only 1 meter is sufficient? <p><strong>My reply</strong> <p>Plot having roads in all three sides will have constraints in building a house.Even if roads are not too long,you may have to leave 2M on all three sides minimum and possibly 3M for the front side.Exact implications of Kerala Building Rules for this plot can be ascertained from nearest local administration office after providing them specific plot details <p><strong>Query-4</strong> <p>Can you tell me the statutory distance to be kept for construction of a retaining wall in my compound near to my neighbours WALL for earth filling. give info about the rule and clause...i heard that a minimum of 30cm has to be kept between walls for flow of rain water help very urgent!!!!! <p><strong>My reply</strong> <p>I am not aware of a rule which states that clearance space required for constructing your compound wall from compound wall of nearby plot <p><strong>Query-5</strong> <p>I have constructed a house through Real Estate co. house after obtaining one day permit. Now I have to approach the corporation for completion/occupation certificate they same construction is within 30 mtrs. from Railway property. Whether the corporation can raise this objection after issuing a permit earlier. Secondly, whether this 30 mtrs limit is from railway line or railway boundary, <p><strong>Query-6</strong> <p>i own a 3cent plot in Maradu. one side of the plot is service road. how much space should i leave for building a 1000sq.ft house <p><strong>Query-7</strong> <p>We have land at Kannur , which is near to Railway Track . Is it possible to get permit to build house on land near to a rail track . Also the road belongs to railways <p><strong>My reply</strong> <p>Check up with concerned local authority office with all documents related <p><strong>Construction cost</strong> <p><strong>Query-1</strong> <p>I would like to build a small house about 700 - 800 square feet. I live in Thrissur.<br>My budget is 10 lakhs. Is this possible. I already have the land <p><strong>My reply</strong> <p>Cost of construction of a house goes up every day as it involves hundreds of material and different type of labour cost of which goes up every day <p>Only method available for reducing construction cost in present scenario is not by going to a contractor who offers lowest “square feet cost” <p>You have to get services of an experienced talented expert in designing house who can get you the best possible with the money you have to spend for house construction.If you are interested in our services,write to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>or call me on 9388701702 or 9388701700</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-36614733305544504862014-03-09T07:24:00.001-07:002014-03-09T07:24:50.338-07:00Free Consultation,09,March,2014<p><strong>1.Building rules</strong></p> <p><strong>Query-1</strong></p> <p>I have built a new house near my old house and the distance between them is 2 meter in front and from middle to rear end it is only 1.2 meter.Is it allowed.if not please advice me a rectification <p><strong>My reply</strong> <p>I can comment on it only after a site visit. <p>You are supposed to carry out construction activities as per Building rules in consultation with a professional in the field.If construction is done violating existing rules,you may have to dismantle those portions violating building rules <p><strong>Query-2</strong> <p>I have given token for purchasing a land from an Individual in a Panchayath area of Thrissur. This land was bought by the current owner in 2008 and he has done 'Pokku Varavvu' in panchayath and also he is paying regular Land tax. <p>This property was bought in a gated communitty where in the previous owner has not taken Land Development approval from Panchayath to split up his 1.7 acre land. Hence currently the Panchayath is not ready to give Building permit. And also no house has been constructed in the said Gated community. <p>As the land has been sold to different persons, now there is no option to extend the road width from current 4mt to 5mt ( as panchayath per panchayath rule). <p>Kindly let me know, what could be done in such a scenario to get Building permit <p>Vinod <p><strong>My reply</strong> <p>As per rules person who sub divide and sell plots of land should get division of land approved by Regional Town planning authority whether plot is in panchayath or other areas.RTP may insist on specified width for inner roads,drainage facilities etc.So you should buy land only after verifying that your seller has got RTP approval in writing <p><strong>2.Architecture</strong> <p><strong>Query-1</strong> <p>.I am planning to construct a home (nalukettu) in Aluva, the plot size I am having is 18.6 X 18.8 m,Can you please advise me whether this is enough for a nalukettu with 3 bedrooms, living, dining, study and kitchen. <p>Sajith <p> <p><strong>My reply</strong> <p>a Nalukettu type of house should have the following features in addition to what you may require for the house to call it Nalukettu type of house <p>1.Poomukham which is an extended sit out projecting towards front portion of house connected to verandah <p>2.Chuttu verandah which is an open covered space with usual width of 5 feet.It was around the house in the earlier days.Now restricted to front portions of the house <p>3.Nadumuttom or inner court yard open to sky <p>Basically without studying site conditions,your requirement details it is not practically possible to state exact dimension needs for the house <p>A Nadumuttom which is an open space in middle is not preferred these days due to security reasons and weather conditions in Kerala which is rains for nearly six months.There will be problems of pests like mosquitoes in an open to sky arrangement <p>If you are particular about having a Nadumuttom ,it can be done even with these dimensions.But basically these things can be confirmed only after preparing a Basic plan and site study</p> <p><strong>Query-2</strong> <p>My name is Kabeer and i am working in Qatar. I have decided to construct a house of plinth area 1500 Sq. feet (single floor). I am thinking to do the Column - Beam structure and Asbestos sheet partitions for the inside wall. In this regards i need your advice in the following things <ol> <li>Which cost is more for the inside partitions with finishing Asbestos or Block work? <li>Is there any health problems while using the Asbestos sheet.</li></ol> <p>Waiting for your favorable reply. </p> <p><strong>My reply</strong> </p> <p>If you want a good house to be built with your money,first of all you should avoid trying to be Architect and Structural Engineer for your house.Leave that role to experts even though money is yours.A house construction require getting the services of a qualified experienced professional from beginning to end of construction.He will advise you on all aspects.You should not try to get bits of information from any one you come across.</p> <p><strong>House Construction</strong></p> <p><strong>Query-1</strong></p> <p>I am confused to decide to select what type of flooring best for our new home . I came to know that many people experiencing leg pain due to tile flooring. But our builder telling that it is because of vitrified tiles and if we use ceramic tiles, leg pain will not occur. Our budget for flooring is around Rs. 50 per sft. Sir, Kindly guide me in this <p><strong>My reply</strong> <p>Vitrified tiles ,ceramic tiles,granite and marble are not healthy materials for flooring.Clay tiles and wooden flooring is good on health point of view.While doing finishing work of house,you need continuous guidance from a building consultant and definitely not from your contractor. <p>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. <p>Look at some of the pending works <p>1. Putty finish for walls and painting <p>2. Flooring and toilet wall/floor tile laying with latest trend designs/patterns <p>3. Plumbing and sanitary works <p>4. Electrical wiring and fittings <p>5. Interior woodwork like modular Kitchen, cupboards and Interior lay out design <p>6. Furniture work with woodcarving <p>8. Land scape design, arrangements and much more <p>We can undertake these after structure work by providing professional guidance and expert workers <p>To assess work already done in the house and to suggest/advise on pending works to be done I can visit your site and give proper guidance <p><strong>Query-2</strong> <p>I am planning to construct a my dream home in a plot where nearby houses exhibits wetness from under (walls are found peeling and wet from down). there is a canal stream within 500mts. people say there is "adee-ozhukuku". kindly please advice us on the most suitable foundation for a 2storeyed house. lack of experts in our locality has added to our agony. seeking your professional advice at the earliest. <p><strong>My reply</strong> <p>I cannot make suggestions on design without site visit and study of your needs for building.Basically the question of type of foundation has to be left to qualified and experienced building professional.Even though you are spending money,trying to act as Architect or Structural Engineer with bits of information obtained from any one you meet and deciding on design of building on your own is not good for you and your building <p><strong>Query-3</strong> <p>I am residing in Cherthala, the ground soil is firm and is with silica sand <p>I am thinking of a foundation with rubble packed with this sand under pressured water , bottom portion like to make PCC for 10 cm and the total cavity as 60 cm, Is it okay for the foundation for 1600+600 (FF) sqft house. <p>Also I have a doubt on the heat generation aspects of solid cement block, clay brick and laterite block, which is better <p>Looking for your valuable reply <p><strong>My reply</strong> <p>This is the most important problem in house construction and design in Kerala.Person who spend money for house construction think that house design and construction should be done as he feels.He is not willing to accept the fact that he is not an expert in Engineering or Architecture <p>Why do you want to avoid a building professional that too the best expert you can find when you are going to make major investment in your life spending almost major part of your earnings in a life time? <p>Involvement of an expert with experience and knowledge will get you the following if not more <p>1.Right design for the house which can get you better facilities at lesser cost <p>2.Better utilisation of your limited space and money <p>3.Advantages of latest technology which you may not even be aware of <p>4.Continuous professional guidance from beginning to end of construction <p>We are one of those professional agencies based at Cochin which can give you the best expertise to save your money and get you a better house by design and construction.Mail to me to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>or call me <p>0091 9388701702 <p>0091 9388701700</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-41180785917190642082013-12-01T03:37:00.001-08:002013-12-01T03:37:17.967-08:00Free Consultation,1,December,2012<p><strong>House design and Construction</strong></p> <p><strong>Query-1</strong></p> <p><strong>Construction of house in earlier paddy field</strong></p> <p>Dear Mr. Thomas, <p>I am having 91 cents of paddy land which was given to me by my father through his VILL under Guruvayoor Municipality. Since many years there is no any cultivation. Half portion of the paddy land has been filled and big coconut trees, mango trees and bamboo are there. Half of the portion is not filled and laying un-cultivated. I am a retired Army person and presently living in Bangalore due to my children education. <p>Now I want to come to native and construct a house in the land given to me. But as per rules people are saying that permission will not be given to construct a house in paddy land. <p>Please advise me the action to be taken for construction of a house in the paddy land. I do not have any other land. <p>Looking for your valuable advise. <p>Andrew <p><strong>My reply</strong> <p>Do not simply go by what people say. You have to enquire with town planning section of Guruvayoor municipality by giving specific details about the plot like copy of your title deed ,survey No's and location sketch. If you need for us to depute some one to Guruvayoor to make enquiries, we will let you know charges applicable. If you can get services of a local Architect/Engineer with license for local administration, they will check up status and let you know how to proceed on the matter. <p><strong>Query-2</strong> <p><strong>House design and construction by a Civil Engineer</strong> <p>I go through your blog and i felt its quite interesting. I have one query regarding the permission obtaining from panchayat ...am planning to build a 2100 sft house in my 12 cent plot and it is near to 2 meter width panchayat road. My doubt is can i get permission directly without any help of a civil engineer to build a house there from panchayat as my wife she can draw the diagram and do other things by herself (she is a civil engineer). Is there any new rule if build a house more than 2000 sft? <p><strong>My reply</strong> <p>You need services of an Architect/Engineer who is well versed with Building rules to proceed on the matter. Just by passing B tech/diploma in civil Engineering from an educational institution do not make any one capable of designing the best house possible. <p>Even after designing Basic plan, you require detailed Architectural/Structural engineering drawings, information and guidance on latest technology adopted in the field/latest trends etc. Thus from beginning to end of house construction you need services of a well qualified and experienced professional. Probably engineering education of your wife may help her understand the professional in a better manner than a lay man and it may help in interacting with the experienced professional better. <p>I am not aware of any new restrictions for house construction above 2000 sft plinth area <p><strong>2000 sft single floor house</strong> <p>2000 sft plinth area,three bed room single floor house designed by us with two bed room attached,another bed room with common toilet and wash area close to it and dining space,with all usual facilities like separate living,dining,Kitchen,Work area,car porch,spacious sit out with wooden charupady and traditional Kerala Architecture Poomukham <p>Have a look at the Elevation and contact us if you would like to have the design or build a similar house by our professional team in your land. <p><a href="http://lh4.ggpht.com/-SQY2vglWKeY/UpsfZ-G5P3I/AAAAAAAAChk/qS_J9wY4mRA/s1600-h/joseph%252520koshy-29-11-13%25255B3%25255D.jpg"><img title="joseph koshy-29-11-13" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="joseph koshy-29-11-13" src="http://lh6.ggpht.com/-cA8XKouJc0w/Upsfa5P7JuI/AAAAAAAAChs/R0ZKSXFtJ6o/joseph%252520koshy-29-11-13_thumb.jpg?imgmax=800" width="244" height="164"></a> <p>Email me to</p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>or Call 9388701702,9388701707 ,9388701700</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-20568051668563699232013-11-28T07:23:00.001-08:002013-11-28T07:23:36.727-08:00Free Consultation,28,Nov,13<p><strong>House Construction</strong></p> <p><strong>Query-1</strong></p> <p>My contractor is charging 1475/Sqft only for the cement an metal work without flooring, wood work, toilet work . ..etc Is it too much? <p>Zachariah <p><strong>My reply</strong> <p>Square feet cost is a vague term which has no scientific basis. For a manufacturing activity which takes not less than one year to complete with hundreds of materials and quite a few different type of labour for which cost goes up everyday, contractor is making a wild guess or gambling by giving a square feet rate. If there are hundred contractors each of them follow different standards(If at all they have any standards),different materials of different quantity, with different capability workers . <p>How can you compare rate of one contractor to another? As you will not give work without quoting a square feet rate, he is giving you such a rate. If he is smart ,lucky and capable of doing compromises in quality of construction without you noticing or understanding it, he may make good profit in spite of rising cost of all inputs. Unless you have a professional design, detailed implementation drawings by qualified experienced professional and mechanism to check construction going on, contractor will work as he pleases to get more profit <p><strong>Query-2</strong> <p>we are building our home and in the foundation above ground level, my mason told me to fill m sand clay so that no fungal problem later. is it right or better use the red sand for filling? <p>Joseph <p><strong>My reply</strong> <p>Red sand or gravel filling is fine if you use powdery form with forced filling of sand with water.To prevent pest in future,you have to get pest control treatment of inside basement and outside.There are professional agencies doing such pest control treatments.You can have a consultation visit by me to your site. <p>During the visit, I can study your problem in detail, take measurements from site and check on following aspects related to building/plot <p>1. Vasthu compliance <p>2. Architectural defects if any and improvements/modifications possible <p>3. Structural Engineering defects if any and improvements/modifications possible <p>4. Advice on future works related to building /plot <p>5. What our company can do to improve your construction work by quality, cost reduction and value addition of space <p>Write to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>or call 9388701702,9388701707,9388701700 <p><strong>Query-3</strong> <p>I would like to build a economic house at my plot in Kannur which is 70 cents.<u></u><u></u> <p>I want build a house with Nadumuttam and with 4bedrooms. Approximate cost may fall to 50lakhs.<u></u><u></u> <p>I need a consultant to site survey design complete drawing vasthu based traditional house.<u></u><u></u> <p>What is the cost of consultation. How is it calculated? I have local contractor. Design must be introduced to my contractor. Please help me. <p>Francis <p><strong>My reply</strong> <p>For building Design and Construction ,all architects are not alike.Each differ from other based on qualifications,talent,and exposure to design and construction of house.Naturally each person charge you in a different manner. <p>Even contractors differ from each other.I do not understand how can any one compare rates given by different contractors who do work in different manner with different engineering and quality standards <p>If we have to act as consultants for your house design and construction,we have to first visit site,study site conditions,discuss with you in detail on your needs for house and then start working on appropriate plan of the house for you which is the most important part of designing and building a house.Once the plan is discussed and finalised,we move on to construction either directly or as consultant in case you have a local contractor. <p>When we take up work directly and even when we act as consultants we give proper professional detailed Architectural and Structural Engineering drawings for each stage of construction to ensure that your house is not built as per convenience of an almost illiterate contractor simply to increase his profit while talking nicely with lots of smiles to you <p>In our projects each work is monitored properly to ensure the best possible and best engineering/Architectural standards.While we offer to give you good elements of traditional Kerala Architecture,we ensure that latest technology /trends are available to your only house.In short,<strong>goodness of tradition with excellence of modern technology</strong> <p><strong>Query-4</strong> <p>Dear Sir, I have gone through your blog and it is very informative. <p>Please clarify my doubt on construction of Hostel. I have a 3 cent plot near to techno park and would like to construct one Executive Hostel for bachelors. My doubt is,whether it is possible to construct a 3 storey hostel in 3 cents of land? <p>How may rooms can be constructed legally, in a 3 cents of land? <p>Do we require any special approvals for constructing lodges/ hostels? <p>Thanks in advance for your help, <p>Vinod <p><strong>My reply</strong> <p>Cents do not give any idea on frontage available close to road.Cents of land indicates only area of land.Specific side measurements are required to know how much can be built.Positions of roads nearby is also important.A local Architect/Engineer will be able to guide you on this after a site visit.You can also check with concerned local authority office with specific details of the plot like Survey No and location</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-61868729268660596282013-11-20T22:20:00.001-08:002013-11-20T22:20:15.542-08:00Haripad House,nearing completion<p>Compound wall and gate with different style based on traditional Kerala Architecture and modern architecture elements.See pictures:</p> <p><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhV-j1sKGFO_mf9hmjfeRMpElxkhOu_2g89HQKfOFVbNgm84D7s5FAkK01zjFZacvrlpRrQ8pye8bHgQaiUhIDYjxxWSuAGdviLcolM3mgHdaGBPI3sVBI0hqsG5KgYkTwZFRiQTeyrY_nj/s1600-h/DSC023653.jpg"><img title="DSC02365" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02365" src="http://lh6.ggpht.com/-WFIiP4kfuME/Uo2lcr0yFOI/AAAAAAAACYY/xs0PbdNMNtQ/DSC02365_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh6.ggpht.com/-yRpSvVT-MVo/Uo2lfPMUKsI/AAAAAAAACYg/uMBEiWN0gYE/s1600-h/DSC023683.jpg"><img title="DSC02368" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02368" src="http://lh5.ggpht.com/-kuveRCuQLsg/Uo2lfqqNoBI/AAAAAAAACYk/HhHPTAOSvAY/DSC02368_thumb.jpg?imgmax=800" width="244" height="184"></a></p> <p><a href="http://lh4.ggpht.com/-vGu57jPL9dE/Uo2liIImdwI/AAAAAAAACYw/BesOl19RU7M/s1600-h/DSC023983.jpg"><img title="DSC02398" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02398" src="http://lh5.ggpht.com/-mswI_P5sy98/Uo2li1B0rbI/AAAAAAAACY0/V-qn9OdUJ_M/DSC02398_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg1XaBwHZ2M1zIuSy-xSDwjJ4i6Cxi3vZ2q4Ebn_XITdkCdxeJekYmLHAEl3tMwYnCNDGPhWKM6MArDQfI-5ZvRHS36APNEQDDuM_UmrJHi7ga8WhPWac2_XUyZPPiLjhtrAOle85tDZAem/s1600-h/DSC024023.jpg"><img title="DSC02402" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02402" src="http://lh5.ggpht.com/-3oDipT4Mm-Q/Uo2lmYYmc4I/AAAAAAAACZI/URV5K8oq14M/DSC02402_thumb.jpg?imgmax=800" width="244" height="184"></a></p> <p>Front Main door in teak wood with hand carving using features of traditional Kerala Architecture with excellence in hand carving.See pictures:</p> <p><a href="http://lh6.ggpht.com/-yt3TpJIdJC4/Uo2ln7n1FXI/AAAAAAAACZQ/r4cksJh8yEM/s1600-h/DSC023743.jpg"><img title="DSC02374" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02374" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiTHSCYnpVip4XJCpcQthM60l_GUQntCsUoVTD-glPSWzAzUZ0BfbyLBoLbjbi1kuu4rYoN9X8fBGEdylwyCWWibsfCj8GVI__No5CCHNePsoN8q9EJiTQkP958H-Es5rInY2o-Agk61Yew/?imgmax=800" width="244" height="184"></a><a href="http://lh6.ggpht.com/-IuoQyqjaNaM/Uo2lpiTuKWI/AAAAAAAACZg/qJgIrNU_4hA/s1600-h/DSC023783.jpg"><img title="DSC02378" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02378" src="http://lh3.ggpht.com/-8bEC51rkVyQ/Uo2lqiDXFLI/AAAAAAAACZo/_nu_lRrrEyE/DSC02378_thumb.jpg?imgmax=800" width="184" height="244"></a><a href="http://lh3.ggpht.com/-zBsvlJyszZU/Uo2lsMANGSI/AAAAAAAACZw/46ajlHA6dYM/s1600-h/DSC023823.jpg"><img title="DSC02382" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02382" src="http://lh3.ggpht.com/-DcOeFdDYZAY/Uo2ltMPNd7I/AAAAAAAACZ4/VnqrqIng3ew/DSC02382_thumb.jpg?imgmax=800" width="244" height="184"></a></p> <p>Stair case with hand carving in Kerala Plantation teak wood.The best you can get with traditional glory of Kerala Architecture.See pictures:</p> <p><a href="http://lh3.ggpht.com/-KYBxZqAKLEo/Uo2luoOjPxI/AAAAAAAACaA/oPic8lwLUsU/s1600-h/DSC023853.jpg"><img title="DSC02385" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02385" src="http://lh4.ggpht.com/-O21wyu6clq8/Uo2lvXZ1c7I/AAAAAAAACaE/-__AkUTz8oA/DSC02385_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjb81W3ydyWI9GPwypdEZOVSRfcp8U1HTQ-1FJw_q10rIxXoYhGmj8hLfmhzvUv9hDmlc31WtOx6NjP4p60e1BWy87qVorgqnEOb827te6yLFo4bCq4hty1b7la04YAZys5SPoKbklZISe3/s1600-h/DSC023863.jpg"><img title="DSC02386" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02386" src="http://lh4.ggpht.com/-UQovs9ajf44/Uo2lxBJmaoI/AAAAAAAACaY/fbUO6pziQo4/DSC02386_thumb.jpg?imgmax=800" width="184" height="244"></a><a href="http://lh4.ggpht.com/-sUx92s0NlWA/Uo2ly1B3qNI/AAAAAAAACag/QcWXwB38xzA/s1600-h/DSC023923.jpg"><img title="DSC02392" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02392" src="http://lh5.ggpht.com/-QIqFnX9G2bw/Uo2lzgrl1iI/AAAAAAAACak/vupzvbxCu-c/DSC02392_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjKQH5YD3kp9pb6kJZw3Z4iLzsn-zmcr_5hgJySg3VdjmVMbAOSS3g250GaJysKu1-q5SsCZZObiEMR9OfpOU9UYzFYwQjev1oEmz0W-CbI-5zSGX8LasCiDx1dAGC4Yr5dT2lzbEmEWvMV/s1600-h/DSC023933.jpg"><img title="DSC02393" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02393" src="http://lh3.ggpht.com/-a73FXZUfXMA/Uo2l2Kj5XEI/AAAAAAAACa4/q1M-jEhXwKs/DSC02393_thumb.jpg?imgmax=800" width="244" height="184"></a></p> <p>Front views of the house</p> <p>This 3000 sft plinth area house with four bed rooms and all usual features of a modern house is also pleasant in external appearance with richness of Kerala Architecture features.Once,hand carved teak wood charupady is added to traditional Poomukham,this house turns out to be another unique work of Architect Thomas Viruvelil.A house you can be proud of being an achievement in your life time and almost a dream house,come real.</p> <p>If you would like to have a similar dream house,contact</p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>9388701702,9388701707,9388701700</p> <p>See few pictures of front views:</p> <p><a href="http://lh3.ggpht.com/-RaFN4O0de8I/Uo2l4u3_t4I/AAAAAAAACbA/ZpVXocn0JT0/s1600-h/DSC023703.jpg"><img title="DSC02370" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02370" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiBzGzqwRLVY5rkph6RKrkJDdqfmA1NzBZIKwelhSEdmRMo1Et25CKJdsHRyEo1pk8D8RwSpgN49RzPF9wVjL-AFmBxscFJIqXnBRzkV_eGgjVJrYKABUlFyKEjjT6psxZk79T6Q5z_4yOF/?imgmax=800" width="244" height="184"></a><a href="http://lh6.ggpht.com/-fUxWHgsW0uU/Uo2l6o6mBtI/AAAAAAAACbQ/ZxomqDEtgHI/s1600-h/DSC023713.jpg"><img title="DSC02371" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02371" src="http://lh3.ggpht.com/-yUKPcWg4TFg/Uo2l7juLUAI/AAAAAAAACbY/oZ-W-DVdFDw/DSC02371_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh3.ggpht.com/-XTrWUth9PoQ/Uo2l9Q3sHJI/AAAAAAAACbg/epnRFRZV4Uo/s1600-h/DSC023723.jpg"><img title="DSC02372" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02372" src="http://lh4.ggpht.com/-09K9Js7ZxUQ/Uo2l-XmBl6I/AAAAAAAACbo/jI5hfrEI5EM/DSC02372_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh3.ggpht.com/-64gyva_NglI/Uo2mA-dW2zI/AAAAAAAACbw/6Ux6TroCuj0/s1600-h/DSC023733.jpg"><img title="DSC02373" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02373" src="http://lh4.ggpht.com/-PlmzrpWpZLk/Uo2mBaoBjrI/AAAAAAAACb4/h3xH7P5ENdw/DSC02373_thumb.jpg?imgmax=800" width="244" height="184"></a> </p> <p><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgxv1I8-tdqh7czhtV46WozMr0ZnvgN-JAYnNwKZqcPiyN7gt6Vcb2qxryhG8_8ZxQ9e9gBuI5zHc4HrN6mOQrsWfZiPHaAWorMU2xLfVgvgq__qIovdrcoLjKw3OV7XAb7Ptr3ltYcBLNt/s1600-h/DSC023843.jpg"><img title="DSC02384" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02384" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgqu_kdAqrC0FGkPLl2vmGzQvu3nLYIfdH2nd6DV0lnAyZy4dWhyphenhyphenuCopVx1Ftx4vkr10kPOetX2uWbb1LvdDzAD2XI6UiNvTbK6VLPMwoHp-agQZ8ul8-25kIPnNqiuDZWnT1u5Njnc6J5w/?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi3UtaoPokNNDguiuAoFf9GfJQaCn3R1vjShVGDwJSABjg8VSdzwYsr6iYgrVg9SD9VqRjN76mhBhTr2bmnN2W1jw2FO9Nj1rIhM0vRoIHS_p7mnHgLxnHCflqNMW8uP4NK9SDi81vcpJ7A/s1600-h/DSC024013.jpg"><img title="DSC02401" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02401" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgeYtr8lRryFSJaUwPjHQLHPVUuMOzwaGnyKFlQALIvDdtjaOpuAOcotG69voeasx7COkxSzfhrTmc-F2hUUBeRH8alMutmXPauQcmk2sW1tvyVSkK5Uty3xsyaDJgOTnBkBCgDdCx7Dg2z/?imgmax=800" width="244" height="184"></a></p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-39479719050074846082013-11-14T21:26:00.001-08:002013-11-14T21:26:29.736-08:00Hand carved teak wood Stair case with a difference,Cherthala House<p>Cherthala house designed and built by us has a special hand carved teak wood stair case.You cannot see a similar stair case any where as each of stair posts are carved by our expert craftsmen in the form of a tree.See the pictures:</p> <p><a href="http://lh4.ggpht.com/-f6o2KnbieWw/UoWwR7cnWgI/AAAAAAAACMc/znm-RrPa8eA/s1600-h/DSC01511%25255B3%25255D.jpg"><img title="DSC01511" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01511" src="http://lh4.ggpht.com/-_VL1qVVmKms/UoWwSrrQaSI/AAAAAAAACMk/ByDxaCxHu5A/DSC01511_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjeIgw_zYKYqhNGFqr80551BPvmVpWqKLzPBHlmExnTBB-dD1VR-_w1RSNsjHzWPd9BDnNDbcfC6t_wGF6KLQp0zFpsGIP6yW9CijBsaWlB5sI74NP1V4LhiR9us3GHYXqbsOCI8YOfDslO/s1600-h/DSC01515%25255B3%25255D.jpg"><img title="DSC01515" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01515" src="http://lh4.ggpht.com/-0FtEoBJZZb4/UoWwVncsH9I/AAAAAAAACM0/WuRWn6CekAk/DSC01515_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh29dFZM06rsucpIfgYFLGRbx8sQmoIJ6Exs1NyNIOpXU46lSrJ-FBg6euAaA5FEQ4jHsLLL20nxQvYz2a5-aY0-WwX5QsG6poyg3qAHmUXHmDSadLWbYgBodXhM_0570Qnj7M8I1etqruG/s1600-h/DSC01516%25255B3%25255D.jpg"><img title="DSC01516" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01516" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgtYtuPrXiUO9xhGRaaAQd05oQsoZZ-KAdWNh8Hic-SKmwUNHztThgb61CL1wECf0YR8Tx0so7KgtFeCgTuSTSFgDSEH1RPaMr2cIRW8c9gxTacmKOmuQJBwhZmjbdsOtVfWkeDnOUOasE2/?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEghnYZiH7_QFBphD60Reu2mOv-_nec1MD0wES1nh3QHY1eThPg2uHnwNWJG0NNoN81yu7B6xBIA9nCzgZgfa6RAr1Ffgsz1_XPe9bplm-CzT1o-oSsjMAkZAjHYTCihUkZ9Ls3fcoUn-nX9/s1600-h/DSC01517%25255B3%25255D.jpg"><img title="DSC01517" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01517" src="http://lh6.ggpht.com/-gu9DJkXyV4Y/UoWwblSKkxI/AAAAAAAACNU/qfhMpOZEa4o/DSC01517_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj8-z5B3HvXKkfHiq53BqrXRT3OBYHAgCwIqQMhh4uaRPZei0msfPClmyr03NmZ01VMkc-eHYXsDQxvlNZ9jQxdRQcYB70lg0uq1Enxswic8T3DHJPvBdd2ZgN5fxTbpiPRvdR0-l1IpU9D/s1600-h/DSC01536%25255B3%25255D.jpg"><img title="DSC01536" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01536" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjPmQ-M7YmMHWD3_2ySk7RBQ-33L_wLoS5z259i7QoZPf2pOV3ueDoGcqUHLDkYgmfVtkdAs80eci8jK_-_PDp9_Mj02tZJscOS0APo_53f1jfuU1wWCuuKek6kDrPGxrIUC4-kly86aoFf/?imgmax=800" width="244" height="184"></a><a href="http://lh4.ggpht.com/-GEJb0jNgoWY/UoWwgKASt9I/AAAAAAAACNs/36eDVbnExag/s1600-h/DSC01518%25255B15%25255D.jpg"><img title="DSC01518" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01518" src="http://lh5.ggpht.com/-85wUlp7mNPs/UoWwgznIlYI/AAAAAAAACN0/TaTcHX5OiGk/DSC01518_thumb%25255B3%25255D.jpg?imgmax=800" width="244" height="184"></a></p> <p>If you need a similar or a different type of hand carved stair case for your house even if it is not designed and built by us, write to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>or call</p> <p>9388701702,9388701707,9388701700</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-44044884378013187462013-11-14T07:07:00.001-08:002013-11-14T07:07:46.619-08:00Hand carved Interior wood work at Cherthala house designed and built by us<p>1.Front door </p> <p>See pictures</p> <p> </p> <p><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEillszpw7oR5PFiVNYhuHakfQ724DKMmdo_5LqMId3B1xtTqNVwYEQfe6xgvn4EWjqdOSF5l2NBEZsc86f_7IxB58cscvS5ShbtJN02fQR_WyfI674Ufw1stwht650TOm-x1L2nsQRSRMFs/s1600-h/DSC01494%25255B3%25255D.jpg"><img title="DSC01494" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01494" src="http://lh4.ggpht.com/-6NnEulaOeO4/UoTnCI3rpwI/AAAAAAAACGQ/lnfGSMFthn0/DSC01494_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh4.ggpht.com/-OUM_tSUjtpY/UoTnD_w8bzI/AAAAAAAACGY/W2cmgGsIEP0/s1600-h/DSC01546%25255B3%25255D.jpg"><img title="DSC01546" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01546" src="http://lh6.ggpht.com/-vFSEdsFMSa0/UoTnEgdDGOI/AAAAAAAACGg/YQ6j0ff0wPg/DSC01546_thumb.jpg?imgmax=800" width="244" height="184"></a></p> <p><a href="http://lh3.ggpht.com/-j4L_HwQM_uw/UoTnG3Ff-hI/AAAAAAAACGo/dZJU9DQenuU/s1600-h/DSC01634%25255B3%25255D.jpg"><img title="DSC01634" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01634" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg6z7kqt_q3z3R3Hn-CCD9eZIQ4XXy8eeMVeir2tI59blDFa9tURzVdovGBewk-FPxhj0XGWvRJLYDRwMj8K88RPno0JjsEmoAhuf98N4EFmZoazDgLCyDPDp5m_46kXwGd4bBkt6TxpVNb/?imgmax=800" width="244" height="184"></a><a href="http://lh5.ggpht.com/-7rZ7biZJgJU/UoTnKL0w5KI/AAAAAAAACG4/U0QG5HJkLZw/s1600-h/DSC01651%25255B7%25255D.jpg"><img title="DSC01651" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01651" src="http://lh3.ggpht.com/-9GseIXKmGiw/UoTnK4yPPDI/AAAAAAAACHA/-L2XIO_1ADs/DSC01651_thumb%25255B1%25255D.jpg?imgmax=800" width="244" height="184"></a></p> <p><a href="http://lh5.ggpht.com/-a2dy2pTHqXs/UoTnNGw0xpI/AAAAAAAACHI/XJY9gT3weRY/s1600-h/DSC01639%25255B3%25255D.jpg"><img title="DSC01639" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01639" src="http://lh4.ggpht.com/-e-BvIkzUet4/UoTnNz2ALHI/AAAAAAAACHQ/JFXv01A03zg/DSC01639_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjnIVdS7vK1p-HuNPPjgbNsNXfLpMcGUzHG4ObpR4uQ2IayiNkYtv9VTKlsyfPpIRtqKu_acbkXuHrxcBK9V6J5mDbxsbskqy_DPj3tncrBEo7Aa13v5KZACTmG6NYsEOlaen9GO1jdwxiO/s1600-h/DSC01666%25255B11%25255D.jpg"><img title="DSC01666" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01666" src="http://lh5.ggpht.com/-qg_njbFSEoE/UoTnQNbsmoI/AAAAAAAACHc/7bAZz6aP0QI/DSC01666_thumb%25255B2%25255D.jpg?imgmax=800" width="244" height="184"></a></p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-15339031212778924242013-11-07T02:41:00.001-08:002013-11-07T02:41:31.914-08:00All those years of study,research and hard work do not mean anything?<p>It is nearly twenty years since I started designing and building houses for my clients in Kerala. During these years I had been studying closely with utmost attention on details about house design and construction. I have done several experiments, attempts, trying out ideas, developing new ways of doing while studying and questioning old established ways of design and construction. In fact it was a long journey of study, research and development. What I am today is mostly due to this hard work over years almost fully dedicated to the profession. <p>I have also tried communicating with lots of people in different parts of the world through my blogs trying to create awareness of need for professional design, involvement and guidance from beginning to end of constructing a house in Kerala. I knew it is tough to change mindset of Kerala people who still have the feeling and belief that a local mason without any formal education or training is all that required to design and build a house. <p>One thing which surprises me a lot is, people still ask me about Engineering college which I studied as if those four years is the only period in my life when I got all knowledge for being a professional in building construction. I quite often smile or laugh hearing a question like that. In fact those four years I hardly studied anything. May be a few vocabulary in technical jargon. Nothing more. May be building up few friendships which in later life do not mean much. Those four years were an attempt to get through those exams somehow or the other, rather than a determined quest for learning and developing knowledge in Architecture, Structural Engineering, and Art related to design and construction and Vasthu. <p>I do not know why people still think that those years in college are the most important part of learning. On this aspect there was a funny incident in high court of Kerala recently when a Judge asked a lawyer how much VS Achuthanandan studied in school. Lawyer replied: “Possibly up to seventh standard” Judge then offered to teach legal procedure to “ignorant “VS. His reply when this matter was brought to his attention is similar to my ideas given earlier: <p>”I have studied for 70 long years in the school of world interacting with people. No one can give a better education to me” <p>A successful professional is not produced by any engineering or other professional training schools/colleges. It is the result of determined efforts of the person to become a successful professional. In this process, no chapter is left out of study. No copying of assignments is done. No cheating in exam hall is there. No favour from any teacher is required. <p>A good professional try hard to win full marks for his study. He does not want to miss even one mark. Because, he is not trying to convince some one about his capability and efforts. He is doing it to satisfy his own mind trying hard to reach perfection and no compromises are acceptable in that process. Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-2059513630690475592013-11-07T01:34:00.001-08:002013-11-07T01:34:16.649-08:00#Spiral stair case in Mahagony wood:Cochin house project<p>We, at Viruvelil Group of companies specialises in designing and building houses in Kerala with glory and fine nature of traditional Kerala Architecture. <p>We simply do not build houses to compete with those contractors fighting with each other quoting square feet rates of construction. We design and build your dream house with all goodness of traditional Kerala Architecture using latest technology in Architecture and Structural Engineering <p>Houses designed and built by us are designed to comply with Vasthu requirements fully to ensure that you get a peaceful life in the house with prosperity caused by Vasthu compliance <p>Every bit of your house is designed and built with expertise gained by designing thousands of houses in Kerala and building directly more than 200 houses in Kerala with each client treasuring the unique house designed and built by us for them. <p>We do not treat stair case of a house as something to be hidden in a corner of house with U shape which gives a dark area underneath which cannot be used in any manner. Instead we keep stair case as a central attraction and display portion of your house as each of our teak wood stair case are made for you specially hand carved by our expert craftsmen with all the glory and traditional excellence of Kerala Architecture. Look at some of the stair cases done by us. <p>Look at spiral stair case done for a Cochin house project in Mahagony wood without hand carving. This stair has a sort of balcony in between while you climb stair up <p>You can also have such stair cases designed and installed at your house even if house is not designed and built by us <p><b>Contact us at </b> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>or <b>call us at </b> <p><b>9388701702</b> or <b>9388701707</b> or <b>9388701700</b> <p><strong>See pictures</strong> <p><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjDsMz7_hZVSqTqGGpzsuJLwa67QgGS12qM5EOG7D8BG0mCb0vYkbWuCRKWyY-xsvOGy5BmpVfksUlccTxiOs196dHq7ei0ffvgqRLRmkdY4Vl-ZNlDpphDv-54Ezd8NviZwKxW3VhSJc5X/s1600-h/DSC00243%25255B3%25255D.jpg"><img title="DSC00243" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC00243" src="http://lh4.ggpht.com/-nKHjolKe1C4/Unteco0iSKI/AAAAAAAACAA/oUYbX1Y31wo/DSC00243_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiSMCdFy8vD5DU_BP13mAuCYmoqDjkWo-yIKeV7KHRYH3yBTUP9t-rsIOI1R5Y3pGAnHaIlEoRLZtFDt1qa7AtPx9lkRCdQ0KkVNYdvub2vZ5SVQ7sYqABzDPe_NJpBpCeCF4cQs3zxz50q/s1600-h/DSC00244%25255B3%25255D.jpg"><img title="DSC00244" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC00244" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEibGrxkzLP-kIX6NxnWArJwAZH3znNSel8R-on_VvpTTiGXRmxcljGgSNtZHsRT6SHnnjykXmQrMEj2hSSGhxmI48a1GrUGUSOS2Mo4oXbxUV07j7ieaL1mh6XZgswtu0pt303ubTCbPX2h/?imgmax=800" width="244" height="184"></a><a href="http://lh6.ggpht.com/-T0KUEO9w6P4/Untefty4AyI/AAAAAAAACAY/_xhtrFXqf4M/s1600-h/DSC00245%25255B3%25255D.jpg"><img title="DSC00245" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC00245" src="http://lh4.ggpht.com/-JIhlUcG81NU/UntegcKjmtI/AAAAAAAACAg/7FjOqoXD9Sw/DSC00245_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh6.ggpht.com/-Ub00KtBmgEA/UntehfohFuI/AAAAAAAACAo/JU4BiikVzfw/s1600-h/DSC00248%25255B3%25255D.jpg"><img title="DSC00248" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC00248" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjRG8OjRAEyXtwOmrEPBIh1aCzRHdCHjvyWxdgwcGLBv7SswHU0TmJ6AbgibJUbCdcJCpQNa4bqtd55hunRtvmQcVFYMthdUQKzDz49FQjhiZXPao9pA8CbR-uFf6vwk2XvhBFjcImgA-TV/?imgmax=800" width="244" height="184"></a><a href="http://lh6.ggpht.com/-lREM7BsSJvM/UntejLGSmPI/AAAAAAAACA4/ojBRwhlZwfU/s1600-h/DSC00249%25255B3%25255D.jpg"><img title="DSC00249" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC00249" src="http://lh5.ggpht.com/-6g2z6ua-8Ek/Untej8ly2mI/AAAAAAAACBA/RMv5QCIr63E/DSC00249_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh5.ggpht.com/-uirAPSIYBX0/UntelElJyGI/AAAAAAAACBI/yyjqHgvD2iw/s1600-h/DSC00250%25255B3%25255D.jpg"><img title="DSC00250" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC00250" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi-H704UcvgUQKAor8k073n34xXpW2UkvZozb9O6GBiYVNaPTb3jyCZwSAm81bE118V3oT3WcJHLVnDdlat49QOa0g7Kor5QQdemIj3MFK3D7jUH8G6GRYr3qqWwopviI0Z5jBtCnFYL2lf/?imgmax=800" width="244" height="184"></a> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-6525462764958187032013-11-06T23:21:00.001-08:002013-11-06T23:21:17.065-08:00#Kerala Architecture:Hand carved teak wood stair cases with traditional look<p>We,at Viruvelil Group of companies specialises in designing and building houses in Kerala with glory and fine nature of traditional Kerala Architecture.</p> <p>We simply do not build houses to compete with those contractors fighting with each other quoting square feet rates of construction.We design and build your dream house with all goodness of traditional Kerala Architecture using latest technology in Architecture and Structural Engineering</p> <p>Houses designed and built by us are designed to comply with Vasthu requirements fully to ensure that you get a peaceful life in the house with prosperity caused by Vasthu compliance </p> <p>Every bit of your house is designed and built with expertise gained by designing thousands of houses in Kerala and building directly more than 200 houses in Kerala with each client treasuring the unique house designed and built by us for them.</p> <p>We do not treat stair case of a house as something to be hidden in a corner of house with U shape which gives a dark area underneath which cannot be used in any manner.Instead we keep stair case as a central attraction and display portion of your house as each of our teak wood stair case are made for you specially hand carved by our expert craftsmen with all the glory and traditional excellence of Kerala Architecture.Look at some of the stair cases done by us.I will start with Irinjalakuda house stair case which is centrally placed in a 4000 sft plinth area house.Stair case acts as major attraction of the house</p> <p>You can also have such stair cases designed and installed at your house even if house is not designed and built by us</p> <p><strong>Contact us at </strong></p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>or <strong>call us at </strong></p> <p><strong>9388701702</strong> or <strong>9388701707</strong> or <strong>9388701700</strong></p> <p><strong>Irinjalakuda house stair case pictures</strong></p> <p><strong><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiluRp2kDxJ-INwv2OlydFsXu1Qatf4ptoyIZJ-qV_-p0nHJUc4J734D94uqTHqU9ZWj0Rb_swsLiOZbJgwyHc-8nIUyyZruSiL4XNg2tynPMbGC3KHnBkSJ0PmeC8YLonemhpxn06Rz00F/s1600-h/DSC011073.jpg"><img title="DSC01107" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01107" src="http://lh5.ggpht.com/-quaIxDq0ds4/Uns_KPbJ20I/AAAAAAAAB4Q/tnTVx9nQwsY/DSC01107_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh3.ggpht.com/-nkP3xmnj0l8/Uns_LmAFaGI/AAAAAAAAB4Y/mzlv-CuCbgo/s1600-h/DSC011083.jpg"><img title="DSC01108" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01108" src="http://lh3.ggpht.com/-a2d8MVrtoP0/Uns_Mse1qvI/AAAAAAAAB4g/DppjtFj33qU/DSC01108_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh4.ggpht.com/-Cr46_K-K5YU/Uns_N0lhAAI/AAAAAAAAB4o/WBn1GE76cZI/s1600-h/DSC011093.jpg"><img title="DSC01109" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01109" src="http://lh4.ggpht.com/-T-TlhGdfnf4/Uns_O3uRQNI/AAAAAAAAB4s/5jAJn6rZZpE/DSC01109_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh5.ggpht.com/-SbjMhuMzrVU/Uns_QM_1-NI/AAAAAAAAB44/LYRFAVTrt_c/s1600-h/DSC011173.jpg"><img title="DSC01117" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01117" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjS01V55heMHw93fB258dfwJ6BjJMKRzh69o3taopnH3kUPkPoWM2qmh17N5-bNo0OQhzFBNfR7Ok9hqkFZYXqhG7078qY6Dn8ZvOJgqKx5BnmxImOcX0a_9Y-uSUut2S-2bLNmdL1UqW0T/?imgmax=800" width="184" height="244"></a><a href="http://lh6.ggpht.com/-hJZKy7Z3YIY/Uns_S67bFaI/AAAAAAAAB5I/xzSZU8Pq7bA/s1600-h/DSC012733.jpg"><img title="DSC01273" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01273" src="http://lh3.ggpht.com/-PgGvb3hWrU8/Uns_TvXJRzI/AAAAAAAAB5Q/bkmY7ZBxY38/DSC01273_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh3.ggpht.com/-nEsb3FMXX1s/Uns_UsdR9cI/AAAAAAAAB5Y/i7_H-vLPI-Y/s1600-h/DSC012743.jpg"><img title="DSC01274" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01274" src="http://lh3.ggpht.com/-j2-wRVgeoXs/Uns_VdfWeiI/AAAAAAAAB5g/DFeGOyRCe8w/DSC01274_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh5.ggpht.com/-s_aF8A2o5io/Uns_WcXIEwI/AAAAAAAAB5o/wchALNiDB8o/s1600-h/DSC012753.jpg"><img title="DSC01275" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC01275" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhmB3LxrFGABkywAeuENWVd2fTKvLvJVJYdgbnIVV1XYakGTtyf1As4YMpp_DRWaNGyiVh4c8AzRn4oPGefLTI1arBDLv60LrGC0KU3SwMpruUDhB2YXBNSYzyLkAmtfmVPB2OqYpzdDZvb/?imgmax=800" width="244" height="184"></a><a href="http://lh4.ggpht.com/-IvvtpDhh8mY/Uns_YfarUOI/AAAAAAAAB54/9vHnnQjkYlk/s1600-h/DSC025413.jpg"><img title="DSC02541" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02541" src="http://lh6.ggpht.com/-AHXzUP2BO2o/Uns_ZFB-sFI/AAAAAAAAB6A/tMrJEQf9_5I/DSC02541_thumb.jpg?imgmax=800" width="244" height="184"></a><a href="http://lh3.ggpht.com/-HXm9AXMQRN8/Uns_aNpjmWI/AAAAAAAAB6I/0DTyk1w8Q54/s1600-h/DSC025563.jpg"><img title="DSC02556" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; margin: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="DSC02556" src="http://lh5.ggpht.com/-_uj4ctGpzbI/Uns_a7raa6I/AAAAAAAAB6Q/pjProL45RdU/DSC02556_thumb.jpg?imgmax=800" width="244" height="184"></a></strong></p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-92156974737500617332013-10-27T08:50:00.001-07:002013-10-27T08:50:01.391-07:00Free Consultation,25,October,2013<p> <strong>Topic 1:House Construction</strong></p> <p><strong>Query-1</strong></p> <p>I made a house 2000 s feet,I have to plan laying full granite,please advise how much it cost and more used colors. </p> <p>Kumar</p> <p><strong>My reply</strong></p> <p>Present trend is to avoid use of granite and marble for flooring as much more attractive tiles with lesser cost and with anti slippery properties are available.If you need advice on flooring and other finishing works of house, please get back to me to <a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p><strong>Query-2</strong></p> <p>My name is Sony ,currently working in Saudi Arabia. I <p>I am planning to build a small home in , Pathanamthitta District. My plan is a small home of maximum 1500 Sq. Ft. built up area. I prefer a small home because of the future cleaning maintenance cost & problems. Moreover, i think, for a small home i can use good quality materials for plumbing, electrical accessories and a good interior works also. <p>As per my plan, 03 Rooms (with 02 attached bath) a kitchen, work area, common & family living space, in this 1500 Sq. Ft. area. <p>Could you please advise me an approximate cost per Sq. Feet separately for the Structure, Electrical and Plumbing works with normal standard materials & specifications, to finalize the basic plan size for the home. I know that you can't provide an exact cost without any details, and this cost is just to decide on an area to finalize the size of the home only. <p>I plan to proceed on a plan, after deciding on a final area of the building. This is important for me because i don't like to go for a home loan and i would like to make it on cash payment basis. <p>If you can provide me a vague idea of the cost involved, it will be of much help for me in this primary stage. <p>Sony <p><strong>Query-3</strong></p> <p>My house work is going on...it is 2000 sq. ft. including car porch. 3bedrooms attached, one common bathroom, living dining etc.'we have given it on contract basis for 1600 per sq. ft. It will be around 34 lakhs...wish to know whether this price is too high?<br><strong>My reply</strong></p> <p>Three bed room single floor house may cost around Rs.30 Lakhs(Guess Estimate).There is no such standard square feet cost of construction applicable anywhere. Each contractor in Kerala build house in a different manner to suit his profit and no two contractor build in the same manner with same quality and specifications. Even the Architect will know plinth area of the house only after finalisation of Basic Plan of the building.So how can you predetermine plinth area of house before preparing plan of the house? <p><strong>Query-4</strong> <p>I own 18 Cents of land and want to build a 10 storey building and a space for commercial property. The plot is in rectangle shape 23 M X 35 M . The 23 Meter is facing the road and the 35 Meter is on either side. <br>Looking forward to your comments on whether this is possible and how much estimate would I need to mobilize on a budgetary basis to start with the plot.<br>Ben <p><strong>My reply</strong> <p>When you plan to build a ten storey commercial building it is a major project which require expertise and assistance from building professionals</p> <p>It is better you first contact a good Architectural firm who will have all kinds of experts in Architecture,soil testing,structural design and professional construction management.On our side we can act as this professional agency for design and construction management.We can be contacted at email</p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>Phone-9388701702</p> <p>About clearance required for the proposed building from nearby roads and allowable plinth area for construction in a floor you can contact town planning section of your local authority with specific details of plot like Survey No and Location sketch</p> <p><strong>Query-5</strong></p> <p>I like to build a house with maximum cost effectiveness.From certain articles i have read that by using old materials like brick and wood we can reduce cost of construction.Is it effective?What percent of total cost can be reduced by that ?</p> <p>Anil</p> <p><strong>My reply</strong></p> <p>As per Vasthu,it is better not to use old building materials used in old houses as such parts are likely to bring bad effects of old house to your new building<br>.Even if you go by engineering standards old building parts might have crossed its life to a great extent and hence they are likely to get deteriorated when compared to new materials used</p> <p>Cost reduction can be brought in to building design and construction by following advice of an experienced building professional who can guide you properly after considering all aspects in a professional manner</p> <p><br><strong>Topic 2: House remodeling and extension</strong></p> <p><strong>Query-1</strong></p> <p>Myself planning to renovate the house and add a room to the terrace side of house . The ambiguity is the type of roof to be used for extension , whether we will b in need of RCC slab or is there any alternative to it keeping in mind the difficulties for doing it (i mean the RCC work ) .would like to know whether truss work with false ceiling will help or not .so that the work is quick and less headache compared to RCC and will it be apt for our climatic conditions and heat insulation properties <br>reply will be much appreciated !! <p>Vaikundanathan <p><strong>My reply</strong> <p>Renovation and extension of existing house is a tricky affair.Compromises in quality and structural stability of the building done by the previous builder will be the major problem faced by the team of persons who attempt to do remodeling or extension of existing building.In all probability,house owner will be unaware of the problems as previous builder would have used all the nice words he knows to talk of quality of his construction even while trying hard to make profit in his construction contract while also trying to adjust to the limited funds available as per contract in the face of galloping cost of all inputs. <p>In one typical case where I did a remodeling and extension of a building done by a non professional contractor only after I started work on the building house owner came to know the following; <p>1.Height of walls are one feet less than usual wall heights of building which he never bothered to measure and check while taking care of only “square feet plinth area” <p>2.Height of doors were again one feet less and quality of wood used were inferior even though it was promised to be “best quality” <p>3.Quality of construction was very poor <p>4.Architectural or structural design of the building never even thought of <p>As unexpected problems will crop up while trying to do remodeling,cost cannot be estimated correctly and all estimates can go wrong <p>In view of these and more problems one may face while trying to do remodeling/extension,please ensure that the building to be remodeled is inspected thoroughly by a well experienced building professional and take his views on these aspects: <p>1. Whether the remodeling/extension considered by you is worth proceeding <p>2. Possible cost implications at least on a guess basis without going through Engineering Estimate methods <p>3. What exactly can be done on the building without costing too much <p>In this case,I can only suggest remodeling/extension work possible only after visiting and studying existing building.You can call me on 9388701702 or email me <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><strong>Query-2</strong> <p>We bought house in Thiruvalla. it need some renovation. Is your company undertaking such renovations. or can you suggest somebody who will do such works and are reliable. Mammen <p><strong>My reply</strong> <p>We can take up remodeling/extension,interior wood work and design and supply of interior furniture for the house,landscaping with professional quality and best workmanship.We can also arrange traditional hand carving work for interior and furniture for the house <p>Query-3 <p>Sir, I am renovating my family home which is a traditional Nalukettu. We are planning to lay "Clay tiles" on the floors. We are doing it so as to get that traditional look. Would appreciate your opinion on this. </p> <p>Kamal</p> <p><strong>My reply</strong></p> <p>There is nothing wrong in using clay tiles.In fact it is better and healthy as clay tiles are environment friendly.After laying tiles,apply anti fungal polyurethane coating to prevent tiles getting affected by fungus growth over it<br></p> <p><strong>Topic 3:Vasthu compliance</strong> <p><strong>Query-1</strong> <p>How can one identify a Vasthu Expert? All proclaim that he is an expert? <p>Vasutan <p><strong>My reply</strong> <p>Interesting question! You can get good books on Vasthu.Read them and get basic ideas on Vasthu.This will help you to avoid getting mislead by those who claim to know Vasthu without actually knowing much <p><strong>Query-2</strong> <p>My bedroom is in the Agni kone and I am facing terrible illness after marriage. Please advise me what is the remedy. </p> <p>Megha Agarwal</p> <p><strong>My reply</strong></p> <p>Using South East room(Agni Kone) of the building as bed room can create lots of problems.Avoid using that room as bed room and convert it as Kitchen.It will give you better life</p> <p><strong>Topic 4: Building Permit</strong></p> <p><strong>Query-1</strong></p> <p>i already constructed a house,i left 5m from panchayat road and front side there is one pocket road around 20 meter <a href="http://long.it/"><font color="#000000">long.it</font></a> is private road.From that road i left only 2meter.And behind the house, corner of work area (only corner) i left only 1 meter.I am staying at panchayath area.Expecting favourable reply. </p> <p><strong>My reply</strong></p> <p>To me ,it appears to be fine.But your local authority is the right agency to check and confirm compliance with building rules</p> <p><strong>Query-2</strong></p> <p>I have got a building permit from Trivandrum Corporation on 2010 January to construct a two storey total 1500 sq.ft. area. <br>My construction was done very slowly due to financial reason. Now 2013 September completed my house. But I didn't extent my building permit. <br>Now I am planning to submit my house for assessment to get TC number. <br>Shall I submit this as normal, or there is any penalty will come due to expired permit, if penalty is there, how I can avoid that. <p><strong>My reply</strong> <p>If the building is constructed as per building rules,there cannot be much problem for you.If any penalty will be charged for not getting extension in building permit in time has to be decided by the local authority only <p><strong>Query-3</strong> <p>I am from Kasarcode dist.I had purchased a flat in Kasarcode for which i have not received the building number yet. <p>There is some case going on with the building owner due to which the building number is delayed. <p>I have sold the flat and would like to know is there any problem on doing registration process to the new owner to whom i sold my flat. <p>The building owner has promised that as soon as he finishes the case he will issue the building number to all the flats in the 5 storey building. <p>My flat does not have Electricity meter.Is that because of the court case.? <p>In short i would like to know is there any problem in going ahead with the sale of my flat.I mean registration to the new owner buyer. <p>The building owner is very helpful and cooperative gentleman and my friend. <p>Kindly advice <p>Sanjay <p><strong>My reply</strong> <p>It is not wise to buy an apartment or any type of property unless and until all legal documents are found proper and satisfactory by a legal expert and construction found good enough to buy by a building expert <p>In your case I think title of the property is in dispute and it is not wise to invest your money hoping that documents will get cleared later by the builder.Without approval of the building by the appropriate local authority(numbering of the building as you refer to),Electric connection and water connection cannot be obtained <p><strong>Query-4</strong> <p>hello sir my self Jestin from Trissur dist. .have only one property (5 cent) in my name in an agricultural area ( padam).but there is no agricultural work carried out for many years.can i get permission to construct my house over there.please give your advise . <p><strong>Query-5</strong> <p>Want to ask you something: I have a 18 cent land which I bought an year back. In the deed, it is mentioned as land, but in the possession certificate, it is 'NILAM'. <p><strong>Query-6</strong></p> <p>I have 25cent land, before it was agriculture land . Now I have plan to construct a house and I don't have other land.<br>Please give legal advice regarding this matter.</p> <p>Vinayan </p> <p><strong>My reply</strong> <p>As a first step,you have to apply to local authority for building permit.If the documents related to plot show it as agricultural land,matter may be referred to a committee by local body for taking appropriate decision.You can present your views before committee for a favourable decision Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-42825076983565447292013-10-23T09:01:00.001-07:002013-10-23T09:01:19.344-07:00Free Consultation,23,October,2013<p><strong>Topic 1:House Construction</strong></p> <p><strong>Query-1</strong></p> <p>Hi sir <p>My name is Denson .I am working abroad I have given a contract to build my house <p>Now foundation works are going on <p>The soil there is almost black in color and don’t seems to be strong enough <p>They dig to 3 ft. and put some rock pieces to 6 inch and on that they put crusher sand and add water to fill gaps .they informed me that this will make the foundation stronger <p>After that they started the rubble works till the ground floor <p>Now they are filling it up with the soil from the foundation to fill the gaps in the rubble work <p>But I expect them to use crusher sands as per your blog <p>I have already asked him about this and he told me this is the normal way and I don’t have to spend extra for this <p>Now they are planning to build a concrete belt at the ground level 15 cm thick and 45 cm wide with iron bars and start pillar at each corners <p>And again continue to build the dry pack rubble work to 2 ft height above ground level <p>Please explain me if this technic is ok or not <p>Thanks in advance <p>Regards <p>Denson</p> <p><strong>My reply</strong></p> <p>Design and Construction of house is one of the major investment in the life of majority of people.Some how a wrong impression has gone deep in to minds of people in Kerala that there is a fixed “square feet cost” for house construction irrespective of nature of land,design of building and location.</p> <p>Due to this any person trying to build a house seem to think his smartness is getting the lowest “square feet cost” from the contractor without knowing what exactly should be proper engineering standards and quality aspects of house construction.If some one can get plan of the house without spending anything that also is treated as “smartness”</p> <p>Only a qualified experienced building professional can get you good design after studying carefully site conditions,measurements and your needs.A good design can give you better facilities at lesser cost.Amount you spend for getting a good design is never a loss but it will get you better value for your investment in house.</p> <p>Starting from developing proper design for house,you need continuous drawings,design details and instructions of a good building professional till completion of the building.You should not leave Engineering specifications and details on construction to the mercy of the contractor who is eagerly waiting to pay back to you for forcing him to accept lowest “square feet cost”.Whatever you may try or think ,contractor knows how to make profit.But in the process your investment will be at risk as quality and engineering specifications are likely to be compromised.</p> <p><strong>Query-2</strong></p> <p>Dear Thomas, <p>I made a villa through a reputed builder sometime in 2007 and invested around 40 Lakhs and within 4 years leakage and poor quality started surfacing. <p>After seeing the buildings in Europe that are constructed in 1875 or early 1900 still strong, wonder how can we get construction of that quality or at least a house with its base infrastructure holding for at least 50 to 60 years for next generation, unlike to fix every 3 years or so that too on the basic construction itself. <p>Please advise whether any such construction companies or contractors exists in Cochin who strive for quality in his work and not trying to make maximum profit by keeping compromise in quality. <p>I am thinking to have a plot and build two townhouses and need some advice from you based on your knowledge about market, peers who are good. <p><strong>My reply</strong> <p>Keralites look for a contractor who will construct house with "lowest square feet rate" and not with good quality and with engineering standards to ensure structural stability. With price increases almost every day ,contractor will be forced to compromise on quality and Engineering standards to protect his profit. <p>When I tell people that there is no such thing as “square feet rate” applicable everywhere irrespective of soil conditions,design of building and quality standards,people talk to me as if I do not know anything about house construction.I get phone calls simply telling me to give cost figure over phone for the building they plan to construct.Without any data if I do not tell cost,then I am supposed to be ignorant of house construction! <p>We do not build apartments. We design mostly villas and take up execution directly only in cases where we are fully comfortable with the client as most clients try to put the contractor in to trouble also <p>We can start design process and we will take up direct execution only if we both feel comfortable. Construction wherever taken up is directly monitored by me <p>Our company do not take up many housing projects at a time.When we take up the work we ensure that all Engineering standards are maintained and quality and structural stability is never compromised for maximising profit.Even when we may loose money,we try to keep up our reputation.There is not even a case of quality problem in more than 200 houses directly designed and built by us so far. <p><strong>Query-3</strong> <p>Dear Mr. Thomas <p>I got your details from the net..we are planning to build a house in Ernakulum .land area 10 cents. our plan 2825sqt double story house.or 2600 sft built up area in Ground floor area. This land we need to piling (this is paddy field). . I want to ask single story or double story is expensive. If this 2825 sft full in single story what would be the contraction coast. if it is double story what would be the contraction coast.How much is now good quality work per sft charge .if our plan 1975sqt in ground floor and 850 sft in first floor or 2825 sft in ground floor which is the cheaper. I need your advice please get back to me all the details. <p>Mrs. Rajan <p><strong>My reply</strong> <p>Even an experienced Architect will know square feet plinth area of the house only after Basic Plan of the building is finalised. Then how can you pre determine square feet plinth area without even initial plan for the building? <p>10 cents is only 4350 sft and built up area possible depends upon outer measurements of four sides and positions of roads nearby as you have to comply building rules applicable . <p>Foundation design can be decided only after soil test data is available especially if the soil is weak. <p><strong>Query-4</strong> <p>Dear Sir,<br>I am writing this mail to clear one important query of mine.<br>I purchased a house 7 years back with the flooring completely done with granite.<br>Around 4 years back, I noticed that the stone in the ground floor started to develop minor cracks which later lead into pits.<br>On seeing this I consulted a granite sealer company and applied the sealer for the entire ground floor.<br>Now 3 years later, the floor is developing pits and showing signs of decaying.<br>The kitchen granite floor which had comparatively less problem is also now showing the signs same as the other rooms.<br>To my wonder, there is no problem in the first floor.<br>I would like to get your reply for the following doubts.<br>1. Granite is heard as lasting for life long, then why this problem is due to?<br>2. Is there any remedy to rectify the problem, if there is, will it last long?<br>3. Is it possible to do any repair for the kitchen which shows minor cracks?<br>4. If replacement of granite is required, can I do with Granite again or some other option?<br>5. Which is the other best options which I can rely for long years?<br>Kindly reply for my queries.<br>Looking forward for your reply.<br>Rachel <p><strong>My reply</strong> <p>I can make a comment on the problem only after a site visit to check and assess the matter. During the visit I( can also comment on other features of the house and Vasthu compliance of the house <p>Based on the information given by you I can only make guesses on the problem and cause for it <p>In all probability, floor before laying granite might not have been properly compacted and floor concrete done properly. Due to this granite might break whenever there is contraction beneath. That may be the reason why such breakage is not happening in first floor.As I told you earlier this is only a guess and for finding exact cause I need a site study <p><strong>Query-5</strong> <p>I have one land which was purchased 8 years ago which is soft clay land. Surrounding two sides of the land there is paddy field 2.meter below. I would like to construct double story building (2900 s ft.). I approached a 25 years experienced (non professional) contractor and 10 years experienced architect. They suggested to construct 22 columns for this purpose and also the beam with 1.5 meter plinth concrete. My question is whether this foundation is enough to hold the structure or column should be till the top floor. <p>Biju <p><strong>My reply</strong> <p>Both opinion given by those whom you consulted are wrong and are without any basis. A real professional will make such recommendations only after obtaining sufficient data to arrive at a decision. These two gentle men have made guesses and suggested foundation again based on their guesses. In the case of soil with suspected weakness in strength you will have to conduct soil test at points suggested by an expert. Soil test data should be given to a structural engineering specialist to suggest and design proper structural engineering design for the foundation. He will also require Architectural design of the building to decide on appropriate foundation design for the building. <p>A house is one of your most important investment in life. Do not attempt to do it based on loose comments of so called "experts" which you may come across. <p><strong>Query-6</strong> <p> I saw an advertisement about a builders in Trissur in a magazine. They are not a big group. They build house for a very low of 4-5lakh.They are saying its some modern way of home making. I remember the name is some institute or some thing like tat. con u just help me out from tis. if u saw tis mail please reply <p>Mohan <p><strong>My reply</strong> <p>House design and Construction is one of the major investment in your life. Do not attempt to do it based on vague ideas given by some one <p><strong>Query-7</strong> <p>I have no idea about the cost of constructing a house, but want to build a two storey house In this regard I just want to know what would be the approximate cost of the building <p>Alex <p><strong>My reply</strong> <p>Cost of construction house can be estimated only after site study, study of your requirements and after preparing Basic Plan of the house with these data <p><strong>Query-8</strong> <p>I plan to construction 1200sqft double story home in Trissur district. I have a one land 25 cent before it was agricultural land .I don't have a other properties .how I can proceed construction activities please send me legal formalities <p>Vinayan <p><strong>My reply</strong> <p>Apply for Building permit with your local authority. If the land in records show as paddy field, they will refer the matter to a committee comprising of Agricultural Officer,Thahsildar and local authority Engineer. The committee after visiting plot will take appropriate decision <p><strong>Query-9</strong> <p>Dear Mr. Thomas <p>I am a dentist based on Thiruvalla working in Saudi.<br>I have read many articles from your web and like your prof approach.<br>Went through many homes u constructed too through pics on web.<br>I am planning to construct a home in Thiruvalla and hope u can carryout the task with ease with your vast experience and manpower.I wish to construct a single storied home <p>My request is another. My resources are fixed and limited.I need a home within 2500sq ft.My budget shall be around 40 lakhs Can u fulfill my ambition if we start the work at the earliest? No one can start a project without knowing the budget unless he is immensely wealthy. <p>Kumar. <p><strong>My reply</strong> <p>Plinth area of the building can be known only after finalisation of plan of the building. Just by knowing possible plinth area of the proposed building no professional can guess cost. Square feet cost is a non professional term used by non professional contractors to canvass business <p>Any Engineering project can get an estimated cost only after basic design parameters are available. You are asking me to predict cost without any data thinking that there is something called 'square feet cost of construction" applicable any where without even time boundaries. I have been telling through my blogs that it is a wrong concept <p>As of now I can give only a guess estimate for a 3 bed single floor house. It can be around Rs.30 lakhs <p>Cost depends to a great extent on proper design giving you more value for your money and land available. For getting this benefit you need services of a qualified experienced person <p><strong>Topic 2:Land Purchase in Kerala</strong> <p><strong>Query-1</strong></p> <p>Dear Thomas, <p>I would like to know the land price in Ayroor which is in Kozhencherry, People are trying to mislead me with false values and I came across your site and thought if you could help me. <p>I have a 10 cents plot which my father inherited to me and since I am not staying in Kerala, I am not aware of the present value of the plot. <p>Cybs <p><strong>My reply</strong> <p>Best option before you will be to try and act as a buyer instead of seller.Then you will know at least a slightly exaggerated cost of land .Your actual cost will be between this buyer cost and seller cost</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-10138351944673778132013-10-20T09:16:00.001-07:002013-10-20T09:16:53.517-07:00Cost of house construction and usual queries on house construction<p> </p> <p>Lots of people are confused about cost of constructing a house and even on how each structural part of the house has to be constructed. <p>I do understand that most of the houses in Kerala were constructed by local contractors without much of a design of the house. Person who construct the house used to think that being rich enough to construct a house, contractors or construction workers should simply follow his instructions and wishes and they can only talk and advise him in a manner pleasing him. This procedure was fine as long as house construction was comparatively cheaper. Now house construction has become a costly affair and every effort should be made to minimise cost and maximize utility of each built up area. Again availability of experts with knowledge in house design and latest techniques and trends in house construction is slowly changing the scenario. But still house owners find it difficult to seek informed advise of the experts and quite a few of them expect the expert to follow their ideas even when it is wrong and harmful to the person who spends money. <p>I used to joke with my clients that I can harm their interests simply by keeping quiet and not correcting their wrong ideas on house design and construction. A true professional is not the one who simply obeys and agrees to all wishes and ideas of the client. In fact a true professional should make the client understand what is good for him with the available resources like funds, land and other parameters of plot which cannot be changed. <p>I get quite a lot of phone calls from many people almost every day seeking information on various aspects of house construction and definitely not much on house design. I also get quite a lot of mails mostly as anonymous comments on blog entries seeking information. Whenever I get mails directly to my mail id given below, I try to reply directly. For anonymous comments to blogs, I can only reply through these blog entries. Naturally replies get delayed a lot. My email id is given below: <p>vhthomas@viruvelil.com <p>Most people think that house design can be done by the most important person in the process, the house owner. Quite a lot of people degrade an Architect or building professional to someone who should draw plan of the house as he is told by the person who spends money for the project. In my view an Architect should talk in detail with the client to understand his needs and make him understand what all can be done by optimum use of limited resources. <p>Somehow or other people tend to think that there is a fixed “square feet cost of construction” irrespective of location, nature of plot and design. Without even preparing a plan of the house they fix up on their own expected square feet plinth area of the house and ask me to tell the cost just by knowing square feet plinth area of house guessed by them. Let me ask you few questions: <p>1.Have you found out even two contractors who construct building with exactly same specifications, method of working and technical details? <p>In most cases these non-professional contractors do not care about technical specifications, engineering details and try to build the house with as little materials and labour to save their profit. I cannot blame these contractors for trying to compromise on quality and structural stability of the building. In fact owner of the building force them to do these compromises. In a situation where cost of hundreds of materials involved in construction are going up almost every day and labour is turning out to be costly and not available with each passing day, what else contractor can do to protect his profit?. I have never seen a building owner who is happy about contractor making profit. In fact he will be happy only if the contractor makes losses. At least that is the Malayalee way of thinking. <p>Only if two contractors are building house with same quality standards engineering specifications you can compare their so called “rates “This never happen. Then what is the meaning for this “square feet rate”? Material and labour required for same plinth area houses will change with design and specifications to ensure quality of construction. How can rates for those different design different specifications houses with same plinth area be same? <p>2. Are you insisting on a qualified experienced person checking up construction at each stage for protecting quality and engineering standards? It never happens. Contractor will be the first person advising you” not to waste money on that Engineer” <p>I have enquired with many contractors why you still quote a square feet rate knowing very well that it does not mean anything. They always reply that without quoting such a rate (knowing very well that it has no meaning),they will not get work! <p>Again people ask me by mail and by phone calls details of construction specifications like what steel bar to be used, what depth required for foundation, what no of piles required .These questions cannot be answered just like that. As owner of the house, you are not supposed to decide on engineering details simply by making enquiries to whomever you meet in your everyday life. <p>An expert in house construction should guide you through out house construction from concept development to finish of the house. Contractor should be given work only if he is willing to follow drawings and instructions of a good professional who will protect your interests and not that of the contractor. <p>Only a professional experienced in house construction can advise you what is good for your house construction considering all technical aspects and data's carefully <p>NEVER GO BY OPINION AND FREE ADVISE ON HOUSE CONSTRUCTION BY THOSE WHO MEET YOU AROUND YOUR LIVING SPACE INCLUDING CLOSE RELATIVES. <p>Always ensure to get qualified experienced professional advice. More experienced person will have more exposure and ability to guide you properly. Even a fresh technically qualified person is of no use as our education system never produce professionals capable of handling jobs <p>I would prefer your enquiries directly by email and better not by phone calls. My mobile no is <p>9388701702 and email id <p>vhthomas@viruvelil.com Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-34334749983572923742013-09-16T08:10:00.001-07:002013-09-16T08:10:34.107-07:00Free Consultation,16,Sep,2013<p><strong>Property development for sale of Villas</strong>/<strong>House Construction</strong></p> <p><strong>Query-1</strong></p> <p>I am looking to construct houses on a total square plot of 85 cents.<br>Can you kindly please send me portfolio of constructed properties ideally 3/4 bedroom single and double story starting from your lowest budget to maximum 14 lakhs per property including materials and labour.<br>Please kindly state approximate prices per design and timeframe for completion.<br>I am ideally looking to construct at least 15-20 properties.<br>My other option if anyone is willing to offer this, is to construct flats with no upfront money but at the point of completion and sale. Property is roadside and has road access on three sides. If you are willing to do this please send me samples and prices.<br>Awaiting your reply as I am looking to start either project this year.<br>Rita <p><strong>Query-2</strong> <p>Dear Mr. Thomas <p>Could you please advise the average construction cost for a 4 BEDROOM Villa with best quality of materials .If possible kindly confirm the tentative rate per sq.ft for shell and core ie for only structure with inner/external plaster. I intent to construct a villa near Perumbavoor(Ernakulam Dist/Kerala) with inbuilt area of 2500 Sq Ft . <p>I also request few more valuable tips to be taken care <p>Sunil <p><strong>Query-3</strong> <p>Sir, <p>I would be appreciated your help in following issues: <p>1. In a rocky area what kind of foundation is required, like depth, concrete belt for both under and top, etc. <p>2. How much time is required to cure the foundation to construct further. <p>3. What is the better and economical material for wall construction of a house local stone/brick/concrete block. <p>4. Is there any monetary benefit when we provide materials from our own source. <p>5. Any guess on total cost of a house of 1600 Sq ft in double storey with an average finishing. <p>I will be grateful your expert opinion and view. <p>Vidya <p><strong>My reply</strong> <p>Major problems with those who start thinking about design and construction of house in Kerala are the following as per my observations: <p>1.They think price of nearly hundreds of materials used for house construction will remain unaltered or the hapless contractor who agreed to construct house for a particular amount will construct the house even by incurring losses simply to stick to the contract terms <p>2.They are not aware of the fact that most of the contractors in the construction industry have absolutely no technical knowledge or training on the topic <p>3.They are not aware of the fact that compromises in quality and construction methods can be done by the non professional contractors to safeguard and increase his profit margin without any visible defects in construction in the immediate future of the building <p>4.They think plan of the house is the only drawing /design input required for the house construction and most of the contractors give this without any charges <p>In this scenario,experienced professionals in the field will have to say these: <p>1.Design of the house which starts from Basic plan of the house,detailed architectural/structural engineering drawings required from beginning to end of construction are very important and critical to save your money,provide you better facilities at lesser cost and to give long lasting quality and structural stability of the building <p>2.Just by giving these drawings,contractor is not going to follow these drawings properly.In most cases he wont even know how to read and understand these drawings.So you need an experienced professional to visit site occasionally and give instructions/guidance to the workers and ensure that work is done strictly as per drawings/design. <p>Naturally the contractor will demand a different “rate” or amount to follow drawings and instructions correctly.He may also demand increase in so called”rates” depending upon increase in cost of input materials/labour if he has to follow design drawings and instructions correctly <p>3.Basic Plan of the house is the most important most critical drawing for the house.Only a highly experienced competent professional can give you the best plan meeting your requirements and considering all critical factors for design of the house <p>4.Collecting information from any one you come across on house construction “tips” will land you in trouble.House design and construction should never be done based on public opinion/survey.There is no short cut to avoid professional design and experienced professional guidance in house construction <p>In this particular case the person think that 3 bed room house can be built with Rs.14 lakhs maximum! It shows lack of knowledge about ground realities of house construction in Kerala <p><strong>Query-4</strong> <p>An Architect who works for passion needed for a low budget premium tent resort at Thekkady. The proposed resort land is located at Kumily near Thekkady. It's a scenic 20 acres land and if build will be the USP off Thekkady resorts. We would like to Build this resort in a shoestring budget with 5 star facility. The land covers a full mountain with meadows, spices, wind,Mist, water,clouds ,sun set etc.. a camp fire can be lit all over the year. you will feel different moods with each visit accompanied by the sweet breeze. we would like to have a better tent resort than following places.<br>we give importance to people who are passionate about building a great resort, with great creativity, and willing to spend time at the resort land.<br><strong>My reply</strong></p> <p>Basically such projects can start only with a detailed on the spot study of plot and surroundings.Your dreams will have to shared at site with the Architect for his informed responses and suggestions to mould what is possible and workable</p> <p><strong>Query-5</strong></p> <p>Dear Sir, <p>I came to know about you through the Internet and found that you answered several queries. Let me introduce myself, my name is Thomas and I am working in Saudi Arabia. <p>I constructed a house in Wayanad almost four years back, where I want to make compound wall, wall height shall be about 4 feet with normal design, now days how much is the charges in Kerala? What is the cheap and best way of construction of the same? <p>Also I have a plan to construct a small house in Palakkad.The land area is 7 cents. What are the services you can provide for the same including plan? <p>Awaiting for your answer <p><strong>My reply</strong> <p>Cost for compound wall construction can be assessed only after a Site visit and it will be better for you to get a reliable construction contractor in your area to quote for it.There is no uniform rates for any type of construction anywhere as each contractor builds as per his convenience and no usual contractor follows any quality standards other than standards to safeguard and increase his profit level. <p><strong>Query-6</strong> <p>I have purchased a plot at Kakkanad of size 4.1 cents. <p>Would like to know the feasibility of implementing Rapid wall and if yes,your availability for site visit too. <p>Vipin <p><strong>My reply</strong> <p>I do not think it is proper for the person who need house to be designed and constructed to decide on design details or technology to be adopted.For such an important investment in your life,you need to get the best available expertise and instead of you deciding details by making enquiries with any one you come across let the expert decide on details in consultation with you.He will explain to you and suggest suitable method of construction for you <p><strong>Query-7</strong> <p>Hello Thomas ... <p>This might come as a bit of a off-tangent question.. <p>I am an NRI and have an ancestral house in Kakkanad 25 years old (I am quite happy living in functional old houses :-) ). <p>Your words in your posts linger in my mind "everyday you delay for buying land ....literally push away those dreams forever ..." <p>I am interested in buying a plot of land purely for investment purpose or just in case if later for some reason or the other its not possible to stay in the ancestral house. I don't have that much money. <p><var></var> <p>Do you think the Real estate prices will remain flat or decline with the rupee depreciating ..? <p><strong>My reply</strong> <p>As you are aware financial conditions of the country is in bad shape without much hope of improvement in the near future <p>Hence investment of any nature will be wise way of depositing your hard earned money. With price increases coming every day and rupee going down even keeping money in bank cannot be safe as value of rupee may come down and inflation will kill real value of money. Real estate prices can only go high <p>Hence if you can invest in real estate do it at the earliest <p><strong>Architectural Training</strong> <p><strong>Query</strong> <p>Sir/Ma'am, <p>I am a 5th year student of B. Architecture, B. I. T Mesra. I am interested in doing my scheduled Tenth Semester Internship at your renowned firm for 4 months from January'14 to April'14. I am sending my resume as attachments with this mail, as discussed in the phone call. Kindly have a look and respond if you find my work worthwhile. I would be thankful to you for you consideration, and would be waiting for a response from your side. i hope you find my application worth attention. <p>Alisha, Fifth Year Undergraduate, <p>Dept. of Architecture <p>Birla Institute of Technology, Mesra <p><strong>My reply</strong> <p>You can undergo training in our organisation.But training certificate will be issued by the company only and not by any individual professional associated with us</p> <p><strong>Vasthu compliance</strong></p> <p><strong>Query</strong></p> <p>Dear Mr. Thomas, <p>Wanted to know how you charge for checking the Vasthu and recommending changes as per Vasthu. <p>Also, how do you check Vasthu - at the site or through a map? <p>Ratish <p><strong>My reply</strong> <p>For existing house,vasthu compliance can be checked with a site visit by me.Charges depends upon distance from Cochin.Possible changes and modifications can be explained at site and I will give a report on the visit <p><strong>Nalukettu house</strong> <p><strong>Query</strong> <p>Can nalukettu houses be still made of wood as it was used to be built traditionally? I do not prefer nalukettu built with tile and bricks </p> <p><strong>My reply</strong></p> <p>Nalukettu type houses with all traditional features will be more costly to build.If budget is not a constraint even more wood work can be incorporated with traditional features and modern technology.I am yet to find a customer who says budget is not a constraint.People would like to have all good features but reluctant to pay for it</p> <p><strong>Building rules</strong></p> <p><strong>Query-1</strong></p> <p>sir, i have 20 cent paddy field only as own with a frontage of panchayath road..but nowadays this land is not fit for any agricultural purpose.so i wish to convert this building zone to make a home for me in it..which are the procedures for getting permission for this.i have no any other type of land in my name..please give me a suggestion. </p> <p><strong>Query-2</strong></p> <p>I want to build the upper story of my house beside the NH highway.From whom do I need the approval</p> <p><strong>Query-3</strong></p> <p>I came across your blog on KHC, there was lot of informative topics on it. So I thought of taking some guidance from you. <p>Actually I am looking for plot to construct house anywhere in Kerala with minimum 5 cent of land and my budget is around 50K - 75K per cent. <p>I have been browsing site for that, now I have seen that few places agriculture land comes at lower price compared to residential type plots. <p>My question here is if I buy an agriculture land and in future I want to construct a house there is it legal. Also can u suggest where can I get plots with in my budget anywhere in Kerala. <p>George. <p><strong>Query-4</strong> <p>I have only a house plot 10 cents,in panchayath area ,but in its thandaper as " nilam" .any problem for getting NOC from panchayath.<br>Please help me <p><strong>Query-5</strong> <p>Dear Mr. Hormise Thomas, <p>Can you please tell me how much distance we have to leave in the front from the road, when constructing a house in plot on the PWD roadside Vennala area (within corporation limits) in Ernakulum? <p><strong>My reply</strong></p> <p>Contact concerned section of your local authority office with specific details on the plot like survey no and location details.They will advise you action possible</p> <p><strong>Flooring<br>Query</strong></p> <p>Planning to do floor tiling to My Tharavad House Kitchen which is done with concrete plastering without much finish. Do I need to to chip the floor or directly add concrete and lay tiles on it. The door level is almost 2 inches above from the floor level. <p><strong>My reply</strong> <p>It is better to get an expert visit your house and get advice from him.It is not proper on the part of a professional to give suggestions without sufficient data Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-50700048077046413542013-09-07T22:53:00.001-07:002013-09-07T22:53:19.465-07:00House Design:Consultation with Thomas Viruvelil<p>Thomas Viruvelil,Cochin based Architect is well versed with traditional Kerala Architecture,Modern Architecture as adapted to Kerala conditions,Vasthu aspects which will make your living in the house comfortable and prosperous,Structural Engineering aspects to ensure structural stability of the only house which you may build in your life time and cost reduction techniques without compromising on quality aspects of house construction.</p> <p>He has experience in designing and building more than 200 houses inside and outside Kerala with direct involvement from beginning to finish and designed thousands of buildings and acted as consultant for many house and other type building construction.</p> <p>An experienced expert in house construction in Kerala can make a lot of difference in design of your house.Apart from giving you better value for your money invested,he can help you reduce cost and provide you better facility with available space.</p> <p>Then,what are you waiting for? If you have a plan made by some body with you for your house construction you can meet him at his Cochin office and seek guidance in improving/modifying that plan to get better facilities at lesser cost.You can get better Elevation for the house.</p> <p>Even if you are an Architect/Engineer,just meet him at his Cochin office for consultation so that you can give a better designed plan to your client.</p> <p>For appointments contact 9388701702 or 9388701707.or 9388701700</p> <p>Or email to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>You can access his Face book or twitter account and see pictures of houses designed and built by him at </p> <p>Face book:: <p><a href="http://www.facebook.com/#!/profile.php?id=531348963&sk=photos">http://www.facebook.com/#!/profile.php?id=531348963&sk=photos</a> <p>Twitter: <p><a href="http://twitter.com/#!/archtomy">http://twitter.com/#!/archtomy</a> <p>Websites <p><a href="http://www.viruvelil.com">www.viruvelil.com</a> <p><a href="http://www.keralaarchitecture.com">www.keralaarchitecture.com</a></p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-88760911848174495992013-08-30T04:37:00.001-07:002013-08-30T04:37:56.323-07:00Free Consultation:30,Aug,2013<p><strong>House Design and Construction</strong></p> <p><strong>Query-1</strong></p> <p>Respected Sir, <p>I am planning to build a house in a plot near Thiruvananthapuram.The plot is west facing and at the south west corner,the plot is leveled with soil (Around 4 feet height was filled with soil) before more than 10 months by myself.Now my concerns are given below.The original land was dry and hard.I am planning for a two storied house of around 2000 Sq.Ft <p>1. How deep should I dig for foundation especially at the south west portion which is leveled? <p>2. Do i need to put concrete at the base and then use rubble over that for foundation construction? <p>3.Do i need to perform belt Concreting on top of the rubble foundation?Kindly advice <p>Nath <p><strong>My reply</strong> <p>As you know very well, house construction is one of the major investments in your life. There is no point in trying to get bits of information from various sources and trying to act as Architect and Structural Consultant for the house. Get professional assistance in design and construction of house from beginning to end <p><strong>Query-2</strong> <p>I am constructing a house with Nadumuttam. we wish to allow to come all rain water in to courtyard. Now we are planning to put iron rode for the courtyard roofing. <p>I want your valuable suggestions regarding courtyard roofing. Which materials are good for roofing and from where it can i bought. <p>Expecting a positive reply from you <p><strong>My reply</strong> <p>House construction require services of an experienced Architect/Professional Engineer not only for preparation of plan of the house.But also during construction from beginning to end to give professional advice on every aspect of construction.I will have to visit site and consider all aspects to suggest a solution to your problem <p>I can also check up on all other aspects of construction including Vasthu compliance and suggest you on works pending to be done on the building. <p><strong>Query-3</strong> <p>I am planning to build a 1400 sft single floor 3 bedroom/kitchen/Hall house. I have got a plan too. I would like to request you if you can provide some suggestions in the following areas it will be very helpful to me. I have attached my plan here.<br>1. How to reduce the coast ? (I have got a home loan of 10 Lakh, and i have 3 lakh in hand )<br>2. Will it be profitable if we go for LED lighting?<br>Venugopal <p><strong>My reply</strong> <p>LED lighting is not something to be thought of before construction of house. Now a days people use either CFL or LED lighting to reduce cost of power. <p>Just anyone who knows how to draw a plan in AutoCAD cannot give you this best possible plan of the house which is the most critical factor to give you a better house by design and at lesser cost. Expertise for designing such a plan will not come by attending an engineering /architectural course. It require wealth of experience acquired through years of designing and getting involved in actual execution of work at different sites in different conditions. It also require creative talent and common sense which can get ignited only by learning by working with established experts in the field. <p>Basic Plan for the house will be prepared after site visit, taking into account following: <p>1. Information provided by you on your needs, desires and hopes for the house. <p>2. Vasthu aspects <p>3. Traditional Kerala Architecture features <p>4. Modern architecture features <p>5. Structural engineering aspects to reduce cost of construction <p>6. Kerala Building Rules <p>7. Features of site and surroundings <p><strong>Query-4</strong> <p>I read your post in Kerala Architecture website, and writing to you as mentioned in that..Can you advise me on the nominal rates architects charge in Kerala? <p>I am thinking of a house with 3-4 Bed rooms and around 1500 sft area. <p>Hari <p><strong>My reply</strong> <p>Each Architect is different from another by qualifications and more importantly exposure to house design and construction. Creative talent of each person also differs. You have to find out better qualified better experienced better talented Architect for the only house which you may build. Naturally there cannot be any standard rates for professional services as each person differs from other. Even contractors differ a lot from person to person. Hence I think so called "rates" quoted by different contractors cannot be compared <p><strong>Query-5</strong> <p>I am a resident of Mulanthuruthy.I have a land of approx. 25 cents which is inherited from my father. I wish to construct a house for me there.Sir, I wish to know what type of services you are doing?Basically I am looking for a labour contract(which may require supervision also).From Design till completion of work with the help of an engineer to supervise the construction.This is what in my mind. Materials for the house construction, I wish to choose my self. <p>Can you please let me know further details towards my above request. <p>Saji <p><strong>My reply</strong> <p>Trouble with people trying to construct a house in Kerala is that they think they know everything about house design and construction and also think that they can enquire and find out everything they do not know about it.Local contractors and almost every one he come across advise him not to go to professional Architects/Engineers as paying them for such “silly matters” as plan for the house and anything else.All that they need is a labour contractor and nothing else <p>By getting professional guidance right from preparation of plan of the house, you not only save money but get better facilities at lesser cost.By availing continuous guidance and drawings during construction,you can ensure quality construction as your labour contractor will only try to reduce labour charges even at cost of quality of construction. <p>How do you know about right material to be used for construction? Do you have the expertise for it and exposure to fast changing technology?Here again you require professional guidance and not just information you can get by talking to any body else. <p><strong>Remodeling/Extension</strong> <p><strong>Query-1</strong> <p>I am Martin from Kottayam. i would like to do extension for my house. i want to make 2 bathroom and 1 car porch to my house. Can you please tell me how much does it cost? <p><strong>My reply</strong> <p>Cost of construction or extension of a building cannot be estimated that simple.A Professional well versed with construction will have to visit existing building and assess work involved by taking measurements.After careful assessment of the situation,he will be able to give his recommendations including estimated costing. Indian conditions where the rupee is running down fast and cost increases happen almost every day,any estimate given by any one cannot be correct for a type of work which may take an year or more to complete. <p>Extension/remodeling work cannot be estimated correctly as most of the buildings in Kerala are constructed by contractors with absolutely no professional knowledge and with intention to make profit some how or other.In a way such persons who think constructing a house or extension can be done within a predetermined figure of cost in spite of all round price increases force contractors to do adjustments to save his profitability.In a situation where house construction clients try to over smart contractors and contractors in turn try to over smart clients,construction quality naturally will have to suffer.</p> <p><strong>Query-2</strong> <p>I am residing abroad . My family is there and nobody is to take care of except me. Unfortunately we don't have any deep knowledge about architect and that is why asking suggestions. Hopes you may consider it positively <p>Please suggest me the flooring tiles(vitrified) extra hardened and durable for my house which is an old one. It is already having mosaic pavements(not tiles) is in worst condition. So i wish to lay vitrified and having confusion still is that which product is better and useful to me is better in the range of Rs 60-65 per sft. Please mention particular product is better and fulfill my budget. <p><strong>My reply</strong> <p>If you want,I can visit the house to be renovated and suggest modifications and type of tile to be used.Without visiting site it will not be good to give suggestions</p> Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0tag:blogger.com,1999:blog-7954306519413871836.post-12638948009838518202013-08-25T02:11:00.001-07:002013-08-25T02:11:00.682-07:00Free Consultation,25,August,2013<p><strong>House Construction</strong></p> <p><strong>Query-1</strong></p> <p>Dear Sir, I have plans to buy a plot to build house. But there is rock 3 feet below ground level. Is it advisable to go for this plot? There is paddy field towards one side of the plot and coconut trees towards other sides. There are no trees in this plot.I am worried about water availability as well. <p>Sudeep <p><strong>My reply</strong> <p>Rock below is very good for construction of house.Regarding water availability at plot you have to check up.As paddy field is nearby water should be available <p><strong>Query-2</strong> <p>Sir, Now I am in Mumbai. I have some plot in Kerala, Koottanad, Palghat. I want to build a house there 800 sq.ft. only ground floor. 2 Bedroom, 1 hall, Dining Hall, Kitchen 2 Bathroom./toilet<br>Can you give me . cost for the house. <p><strong>Query-3</strong> <p>Dear Thomas Sir,<br>I want to building a house of 2500 sft at Palghat but due to budgetary constraints, I want to do the work only up to structure & plastering now. How much it would cost for such a work if i use rock for foundation with belt & red bricks for walls.<br>Subramanian <p><strong>Query-4</strong> <p>I am , presently at Chennai, wishing to construct a residential building at TVM as my retirement scheme.its proposed as a 3 storied apartment with 10 studio units with 2300 sft area ground floor on which half will be marked as car parking. first & second floors will be having 4 units each.1.the land is not a solid one and it was calculated around 32 columns are required and each we need to pile around 7 to 8mtrs. Give me a rough estimate for ground floor and other floors per sq. feet. <p>Chanthu <p><strong>My reply</strong> <p>First of all a professional has to design your house considering site conditions,your requirements and budget limitations if any.Then only you will know even plinth area of the house.There is no formula of finding cost of construction simply based on possible plinth area.House construction involves hundreds of materials and different type of labour.Cost of all these goes up every day in Indian conditions.No two contractor construct house in similar manner .Then how can there be a fixed square feet cost of construction?.As people like you insist on getting a “square feet rate” before entrusting construction contract,contractors quote a figure and try to adjust and compromise on everything during construction to save their profit margin in highly cost volatile situation <p><strong>Query-5</strong> <p>Hello Sir,<br>My house Construction is going and structure completed,Can i use gypsum plaster instead of normal plaster to reduce the cost? please advise me the advantages and disadvantages of gypsum plaster in Kerala Climatic conditions .<br>Anjali,<br><strong>My reply</strong></p> <p>Gypsum plastering is cheaper and there is nothing wrong in it</p> <p><strong>Query-6</strong></p> <p>We have a family property of 4 cent, is it possible to built two house in that 4 cent. <p><strong>My reply</strong> <p>Cents is only area of the plot and do not give information on frontage and depth of the plot.Only after checking site plan of the plot,I can comment on this <p><strong>Query-7</strong> <p>The precast walls idea is very much relevant for Kerala considering the scarcity of the materials and costly labour. Although you said that the decision on material should be based on the conditions of the plot, the climate conditions in Kerala is more or less the same across the state. SO the general question is - is Gypsum boards suitable for Kerala climate or not. Is there any specific case study done on this? What is your recommendation? </p> <p><strong>My reply</strong></p> <p>Gypsum boards can be used for partition walls and interior work</p> <p><strong>Query-8</strong></p> <p>Can you give me some directions about the latest trends in wood works in Kerala. I got some timber last week. I would like to get it sawed this week and I am not really sure about how it has to be done since my housing plan is not yet finalized. It would be great if you can give some general directions about the latest trends </p> <p>sir my name is basil.my plot is 5 ft below the road level.and which type of plan is suitable for this plot with out leveling the road? <p><strong>My reply</strong></p> <p>Without finalising even plan of the house,you cannot get an idea on wood requirement.Instead of trying to get bits of information from any one you come across,go for professional guidance from beginning to end of house construction<br><br><strong>Extension/remodeling of house</strong></p> <p><strong>Query-1</strong></p> <p>I have a house which was constructed on 2006 with two Bedroom,One Kitchen,Hall, Bathroom,Pooja Room and a Porch.This all comes to around 1200SqFeet.Now i am interested to extend two rooms.there is slight problem on the kitchen area and i need to extend it and one room more.Can I get to know if any good architecture at Kollam area to better check on estimation cost for these two rooms.<br>Please give me details to contact.<br>I will highly appreciate that.<br>Manoj</p> <p><strong>My reply</strong> <p>For getting better design and guidance during construction it will be better to get experts from wherever you can find instead of going only to a local person.Extension,remodeling.I myself have designed several houses in your area and also acted as consultant during construction providing detailed architectural/engineering drawings instructions even though I am based at Cochin <p>If interested write to me to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p> <p><strong>Building Permit</strong> <p><strong>Query-1</strong> <p>Hello Thomas,<br>There are apartments situated on water front, in Kadavanthra and Maradu in Kochi. Does CRZ restrictions apply to these already constructed flats. From which government office, can I know, if CRZ restrictions has been applied to any Apartment construction, to prevent me from buying them.<br>ALEX. </p> <p><strong>My reply</strong></p> <p>Existing apartments having building number,Electricity connection and all other legal documents properly .Read relevant details of documents essential at our website</p> <p><a href="http://www.keralaarchitecture.com">www.keralaarchitecture.com</a></p> <p>Check link.Architectural guidance</p> <p><strong>Query-2</strong></p> <p>I have taken permit to build a commercial building in a panchayat area in ERNAKULAM Dt about 5 years back. As I left for a job abroad I cold not complete the building or renew the permit. the building is half completed . how should I renew the permit <p><strong>My reply</strong> <p>Apply to same Panchayath for renewal of permit.If they insist for fresh application for permit,apply and get a new permit.As long as your half completed building is constructed within building rules there cannot be any problem for you <p><strong>Query-3</strong> <p>My neighbor is constructing an infrastructure with shop on the ground floor and residence on the first floor. The plot area is 6 cents. As per the rule I want the building to be 1.2 m away from my plot including sunshade and water pipe, drainages etc. my quires are <br>a) am I right regarding the distance from my plot.<br>b) any rule regarding distance of shop from a neighbors house<br>c) is written consent of neighbor mandatory before starting construction for the panchayath </p> <p>d) For getting electricity connection for my neighbour shall I give my consent before or after the construction is completed?</p> <p><strong>My reply</strong></p> <p>Normal side clearance required are 1M and 1.2M.Hence he can construct his building keeping this clearance.Only if he want to have lesser clearance from your plot,he will have to get your consent</p> <p>For electricity connection he do not need your consent</p> <p><strong>Query-4</strong></p> <p>Dear sir,<br>I have one cent land in EKM in urban area ,What is the max square feet area (Per floor) I can build in this area?The road ends in my compound.How many floors can I build? <p><strong>My reply</strong> <p>Without visiting the site I cannot comment on it <p><strong>Query-5</strong> <p>what is minimum required completion stage of a building (house) and minimum required documents to apply for a building number in municipality? <p><strong>My reply</strong> <p>Once the house construction reaches a stage by which structure and joinery are fixed and house can be kept under lock and key,you can apply for numbering with a completion plan prepared by a licensed Engineer/Architect along with appropriate application and quoting reference of original permit for building construction <p><strong>Query-6</strong> <p>Dear Mr. Thomas,<br>I am intend to buy a plot along the side of Muvattupuzha River and it is close to Tripunithura Cochin . There are houses constructed recently in the same row. Following are my clarifications.<br>1) Is the specified location coming under the CRZ rule, the plot is approx. 40 Meters away from the river<br>2) The fair value search site indicates the specified resurvey number category as “Residential Plot with Road Access”, does that mean we can build a house irrespective of the CRZ rules? <p><strong>Query-7</strong> <p>I have a plot which has 5O m away from Mahe river. now i want to construct a house there.. shall i able to construct a home there? <br> <p><strong>My reply</strong> <p>Approach concerned local authority office with survey No and location plan of the plot to check whether you will be given sanction for construction of house before buying the plot <p><strong>Query-8</strong> <p>I would like to know to whom I access to get a fallen riverside to be built with side wall to avoid further soil fall and losing land towards river <p>Basheer <p><strong>Query-9</strong> <p>I have a plot abutting a river and have plans to build a house there. How much is the minimum backyard(distance form river to the building) required? Also how much is the minimum front yard required? It is a village and the width of the road abutting the plot is not more than 3 -3.5 M <p><strong>My reply</strong> <p>Approach your local authority to get sanction for construction <p><strong>Query-10</strong> <p>Sir,<br>I have a house plot of 2Cent inside Trivandrum corporation.Please explain what are the exceptions available for construct a house below 3 Cent. <p><strong>Query-11</strong> <p>I intend to purchase a small (3 cents rectangular 43X30 Ft ) plot in Kozhikode Corporation and would like to build a small house there. The plot is surrounded by residential buildings on all sides and there is free access to the plot from the common access to five houses within the compound. How much space should I leave from the front wall, rear wall and side walls? <p><strong>My reply</strong> <p>For 3 cents and less than 3 cents,relaxation in clearance space is available.Approach your local authority to find exact clearance applicable in your case with specific details of the plot <p><strong>Interior work</strong></p> <p><strong>Query-1</strong></p> <p>Thank you for providing useful information. We are constructing a house and I would like to know your opinion regarding the material to be used for kitchen/bedroom cupboards. Currently we are considering plywood as per our contractor's suggestion</p> <p>Deepa</p> <p><strong>My reply</strong></p> <p>For Kitchen cabinets it will be better to have the structure done by good quality marine ply and front portions done with teak wood or Mahogany.Ply wood or low quality marine ply can reduce life of your cupboards</p> <p><strong>Query-2</strong></p> <p>Sir I have an independent double storey house in Chennai- i would like the traditional Kerala style woodwork with Charupadi in my balcony - will you be able to help me- and how much will it cost. </p> <p><strong>My reply</strong></p> <p>If we get exact measurements of living spaces with a professional plan,we can design and supply interior wood work</p> <p><strong>Nalukettu type Houses</strong></p> <p><strong>Query-1</strong></p> <p>What is the design principle of nalukettu? How many types of nalukettu are there? What should be the measurement of courtyard ?Can you explain? <p><strong>My reply</strong> <p>Normal features of a Nalukettu house are <p>1.Poomukham which is an extended sit out projecting out to front side of house <p>2.Chuttu verandah-It was around the house initially <p>3.Nadumuttom-A central court yard,usually square in shape.It also calls for at least a four feet wide passage around it for movement around the area.Open to sky is the olden norm. <p>If you have one Nadumuttom,it is called Nalukettu.Two Nadumuttom house is Ettu kettu and four Nadumuttom house is Pathinarukettu <p>In the present conditions leaving so much space is not economically viable.Keeping central portion of house open to sky is also not workable Thomas Viruvelilhttp://www.blogger.com/profile/01942586452007881798noreply@blogger.com0