#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

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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

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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

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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)

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Dear Sir,

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

hope to see an early reply

Regards

Krishna Kumar

My reply

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

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

2.Electrical wiring again with our expert workers

3.Putty work before painting

4.Enamel painting/polishing/wall painting

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

6.Furniture work with hand carving if required

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

8.Landscaping work and any other related work

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

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

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

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

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

Chidamber PL

My reply

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

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

QUOTE

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

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

QUOTE

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

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

My reply

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

After structure work-Query and reply

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Sir,

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

Abdul Raoof
Abu Dhabi

My reply

After completing structure work of the house, much more complicated work which may require even more amount of money are pending.
You need advice and guidance of a qualified and experienced person to know various options available to you, latest trends and ways and means to decrease cost while improving utility and appearance of the building.
Look at some of the pending works:
1. Putty finish for walls and painting
2. Flooring
3. Plumbing and sanitary works
4. Electrical wiring and fittings
5. Interior woodwork and Interior lay out design
6. Vasthu compliance of building constructed
7. Structural /Architectural correctness of construction done
8. Land scape design, arrangements and much more

So you require a visit by a qualified experienced professional to the site. After the visit you will get a detailed report on assessing work already done and suggesting how to go about in the case of future works
 
I can visit your site and give you these details, information and guidance
Please let me know whether you are interested. After the visit, we can also provide our expert workers for the balance finishing works in the house under construction