Free Consultation,18/7/12

WOOD FOR HOUSE CONSTRUCTION

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Hello Sir,

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

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

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

Can you please provide me some suggestion?

Regards,
Rony

My reply

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

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

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

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

IS CONCRETE PILLARS REQUIRED FOR HOUSE CONSTRUCTION

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Dear Thomas sir,

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

SHAJO

My Reply

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

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

FIRE ESCAPE

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

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

My reply

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

AGAIN,OWNER TRYING TO DESIGN HOUSE

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

Regards
Nishad

My reply

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

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

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

HAVE ALL FACILITIES BUT PLINTH AREA SHOULD BE LIMITED

Query

Dear Thomas sir

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

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

Mahesh

My reply

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

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

Free Consultation #Kerala House Construction

FLOORING AND MODULAR KITCHEN

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Sir,

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

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

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

Another thing for which i wanted an answer is

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

Hope to get a reply from you.

Ajeesh

My reply

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

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

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

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

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

PLAN AND COST OF BUILDING HOUSE

Query

Dear Sir

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

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

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

Awaiting your reply

Nisha

My reply

This is a typical mail I get almost every day

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

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

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

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

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

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

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

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

PLAN FROM ELEVATION

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Hi Thomas,
hope you ok.

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

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

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

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

Please give me a reply,

Gigi

My reply

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

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

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

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

#Kerala House Construction-Replies to your queries

VILLAS FOR SALE

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Dear Thomas,

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

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

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

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

Do you know someone who could implement it?

Nixon Paul

My reply

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

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

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

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

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

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

www.viruvelil.com

www.keralaarchitecture.com

WOOD FOR INTERIOR WORK

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Hello Mr. Thomas,

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

My reply

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

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

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

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

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

FERO CEMENT SLABS

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

Sajan Abraham

My reply

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

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

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

CLEARANCES

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

My reply

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

#Kerala House construction-Replies to your questions

STAIR CASE HAND RAIL

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Dear Mr.Thomas,

Introducing myself Sunil from Trichur working in Qatar.

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

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

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

Expecting your valuable reply.

My Reply

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

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

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

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

Remodeling existing house

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

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

My reply

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

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

Look at these unpredictable aspects related to an old building

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

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

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

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

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

RUBBLE WORK FOR FOUNDATION

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

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

My reply

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

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

vhthomas@viruvelil.com

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

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

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

MY NEGETIVE REPLIES

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

Why are you so negative in responding to normal inquiries

My reply

That is a good question!

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

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

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

Kerala House Construction-Answers to your queries

QUOTE

Dear Sir,

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

Ancy Varghese

Chalakudy

My reply

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

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

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

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

Constructing Building on land described as Nilam

QUOTE

Hi Sir,

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

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

Lakshmi

My reply

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

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

Trying for Cost reduction while building house

QUOTE

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

With warm regards,

My reply

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

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

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

Follow me on Facebook and twitter

Log onto our websites

www.viruvelil.com

www.keralaarchitecture.com

www.kerala-dreamhomes.com

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

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

Here is the link:

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

Follow me on twitter and keep in touch

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

Design and construction of house-Queries and replies

Review of plan prepared

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Dear Mr.Thomas,

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

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

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

John.

My reply

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

Even positions of rooms they follow are different and wrong

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

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

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

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

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

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

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

Clay tiles  for floor and Hollow Blocks

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Dear Thomas:

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

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

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

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

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

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

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

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

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

Please provide details or a contact person with number.

Thanks
Thomas

My reply

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

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

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

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

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

Building Permit

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Hello Mr. Thomas.

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

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

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

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

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

Please provide your valuable suggestions.

Thanks
Eldho

My reply

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

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

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

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

House construction work after plastering(Interior works)

Quote

Dear Sir,

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

hope to see an early reply

Regards

Krishna Kumar

My reply

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

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

2.Electrical wiring again with our expert workers

3.Putty work before painting

4.Enamel painting/polishing/wall painting

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

6.Furniture work with hand carving if required

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

8.Landscaping work and any other related work

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

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

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