#Kerala House Construction-Replies to your queries

SPECIFIC POSITION FOR HOUSE IN 8 CENTS LAND

QUOTE

Anonymous   has left a new comment on your post "Vasthu compliance":

I have only 8 cents of land, Is it necessary to define a position for house by vasthu specialist?

My reply

Even in 8 cents or even lesser area plot,a Vasthu expert can  suggest you an ideal location for house

CLEARANCE REQUIRED FOR 3 CENTS OR LESS PLOT

QUOTE

Dear Mr. Thomas,

I am Saju, I need to construct a new home at Amaravila ( TVM Dist. ) which is comes under Panchayath. My property belongs to only 3 cent. a panchayath road passing in front of this property & it cover almost 15 mtrs one side. I need to construct a new home by demolishing the old & I have the following doubts.

1. If i need to give a clearance of 3M from this panchayath road to the basement of new one ( If provided i have lost a huge area, since a well also comes under this property at the other side )

2. If i have obtain any consideration for this from panchayath or any other authority..

Please reply to this,

My reply

If your land has area 3 cents or less there are relaxations in building rule conditions applicable to you

It will be better if you go and meet concerned persons in the Panchayath with your land documents and check up exact clearances applicable to you as in addition to KBR provisions,there can be local restrictions imposed by local authority.

CONSULTATION SERVICES FOR PURCHASE OF LAND AND BUILDING

QUOTE

Good day.I'm Arun basically from Thiruvalla

I saw one of your post in internet regarding about your consultation service based in Kochi.i believe your post was 2 years old and  not much sure still you are on the same business.

i was planning to buy one house plot in Kochi,Eroor. can i avail your consultation service to complete the procedures and formalities until finish the registration .? especially land and its document verification.

My reply

Yes.We continue to offer complete professional services for land/property purchase.Please check following links in our websites:

http://www.keralaarchitecture.com/Architectural_guidance.aspx

http://www.keralaarchitecture.com/our_services.aspx

http://www.viruvelil.com/services.aspx

USING OLD WOOD FROM OLD BUILDING FOR NEW HOUSE CONSTRUCTION

QUOTE

Hi Sir,

This is shafeeque from Kannur. I'm working in IT company at Pune. We plan to demolish our old home and would like to build new one. Our home designed with plenty of wooden material and its having lots of wooden for "machu" . What is your opinion about using old wooden material instead of purchasing new one ( as per people old wooden material are very strong). and what type of material we can use from my old home.

Also can you construct home at Kannur. If yes please let me know your contact number so that i can contact you

My reply

Wood used in old house will have to be physically checked to see whether it can be re used.Over a period of time any wood looses its quality and start deteriorate.If the wood used was of extremely good quality,it may last more than other wood

As Per Vasthu,while building a new house no part of old house should be used..We can design your house in any part of the world.Taking up construction directly by us will have to be decided based on merit of each case.In cases where we do not take up direct execution of construction,we may act as designers/consultants.

BUILDING TOP FLOOR ABOVE 40 YEAR OLD HOUSE

QUOTE

Can u please advise if it is possible to take an additional room with bath  approx. 13x 13 and 5 x 5 on the first  floor of an old hose of 40 years with minimum cost ,Rs. 80000/=.using hollow  bricks and cheap materials for roof and doors . and if you have any office at Trivandrum

My reply.

First of all it is not advisable to construct first floor of a 40 year old house without checking structural stability of the building by a qualified and experienced Engineer.

Any meaningful cost calculation can be done only after preparing a plan of portion to be extended.Once we have the Basic Plan of the building ready, we can calculate cost using Engineering Estimate method.Again building on old existing building will call for so many unexpected cost elements.Without visiting site,I cannot comment on feasibility of the work.

We have our office only at Cochin .But we can handle work anywhere based at Cochin and hence no need for an office at Trivandrum

--

Kerala House design and Construction-Your queries and my reply

CLEARANCE FOR PANCHAYATH ROAD FOR COMPUND WALL

Anonymous has left a comment on my blog entry Building Permit seeking to know clearance required to be left while building compound wall facing Panchayath Road.

Leaving such comments in blogs will not get you a reply.Any one can write to my email id seeking replies for any matter related to design and construction of buildings.I will reply back.Write to this email id

vhthomas@viruvelil.com

My reply

Before building compound wall for your property facing a public road,you have to apply in writing to the local authority and obtain their sanction.The local authority will specify clearance to be left from road  while constructing compound wall facing public road.

LAND AND HOUSE IN PALGHAT

QUOTE

Dear sir,

I am looking for a plot in Palakkad. We are currently in Bangalore and we are trying to buy a land and built a house, preferably located within 5kms from Palakkad town.Our budget is maximum 25 lakhs and with a plot size of minimum 5 cents. We would not be able to be there during house construction. Would you be able to help us on this regard.

Amrutha

My reply

It will not be possible for us to locate land for you at Palghat as we are based at Cochin.But if you locate a plot,we can do legal , technical,Vasthu evaluation of the plot and also assist you in documentation process of registration of plot.

Thereafter we can design your house and build it also at Palghat with professional care and guidance.

BEST POSSIBLE SIZE OF PLOT

QUOTE

Anonymous   has left a new comment on your post "Replies to your queries#Architecture":

I am an NRI Mechanical Engineer like to build a 2500-2800 sq. ft. house in Cochin and on the look out for 8 cents of land (which is my budget) and identified few plots.
Appreciate if you could let me know the best possible size of plot in 8 cents to have a good architect designed house
I understand that the house can be designed to suite the plot but prefer to buy a plot where in design can be flexible.

My reply

Especially in a place like Cochin you may not get a plot of sizes of your choice.Apart from dimensions of all four sides of plot,land level,Vasthu considerations and  positions of road nearby also matters.So you have no other choice other than designing your villa suited to your plot.For our services contact me on email

vhthomas@viruvelil.com

DESIGN AND BUILD HOUSE IN TRIVANDRUM

QUOTE

Anonymous  has left a new comment on your post "Answers to your queries #Architecture": 
I would like to build a Home around 2000-2200 Sq. ft. in Trivandrum in 5 cents, Would you please recommend me a Builder & Designer and what would be the cost per Sq. Ft ? need your assistance.

My reply

Here again I could not reply to this person directly as he has not given his email id.I have about 35 blogs.Opening each of these and replying in time to such comments posted in that blog itself is not practically possible.Hence all enquiries/comments/requests for advice has to be sent to my email id

vhthomas@viruvelil.com

I cannot suggest or recommend any builder/contractor or designer in any area.All I can do is do what I can do.In your case,I can visit your site in Trivandrum,study site conditions,your requirements and then design your house.Obtaining a proper most suited professional design is the most important and critical part of building a house.Once you have the best Basic Plan for your house from  a qualified experienced Architect with lots of exposure in designing and building houses,you will save lakhs of rupees and the available space in your plot will be utilised in the best possible manner.

Some people insist on having large size rooms without any relation to its utility aspect.Rooms will have to be larger only to the extent required.More than the physical size of rooms,how doors,windows and space is  utilised by the Architect is more important.

As a lay man you will never know what size of rooms will be better.Most of the people have ego problems while dealing with a designer of the house.They think and talk as if what they think is the right dimensions or right requirements for the house! Even before developing your requirements for the house you need to have professional guidance.Talk with your Architect openly and frankly.Allow him to guide you properly rather than thinking that whatever you think or understand is  only right.

After the design is finalised we can either build your house directly in Trivandrum or act as consultants if you can get good contractors willing to work as per our design and  instructions.

Design and Construction of house in Kerala:Replies to your queries

CONSTRUCTION OF HOUSE WITHIN A PREFIXED AMOUNT

QUOTE

Dear Sir,

Good day to you

Cost figure which you put up on is not at all affordable to me.

My maximum budget 20-24 Lakhs. 

So in that budget i need a house. And i intend to start by 1st of July, 2012 and looks to complete in 31.05.2012.

Ranjith O S

My reply

Cost of construction of house to be built is not in the hands or control of me or any body else.Nobody can predict cost increases in hundreds of materials to be used for construction and increases in labour charges.

If some body says I will build a house only if some body can guarantee cost within certain amount is like saying you will buy rice after one and a half years only if the price per Kg is say Rs.23/- No shop is going to supply you rice at price decided by you.You have to pay ruling price of the day.

Similarly for house construction,you have to pay ruling price of day for all inputs that go in to construction.

All that you can do is to bring down your requirements for the house to bring down cost component if you have no way of finding finance required to meet your needs for the house

There can be lot of cost reduction and possibility of getting better utility for every bit of built up area if you are willing to have and pay for professional design and guidance through out construction.

Are you willing to go ahead or you want to wait for  a non professional contractor to say false promise about cost of building house to start construction?

RATES FOR TILE LAYING

QUOTE

Dear Sir, Good Morning

It’s really nice to hear from you, always am watching yours articles and suggestions. Sir, my house construction was going on now flooring stage – please advise me the reasonable rate of Verified tiles & Granite fixing (fixing charge)per square meter.

Mahesh Kumar.T.K

Coca-Cola

Abu Dhabi – UAE

My reply

If I tell some rates for fixing flooring material,will your contractor agree to do work for that rate?

Rates of labour charges can be compared only if the way of fixing tiles/flooring material is similar,work man ship is similar and if availability of such labour in all areas are similar.But all these vary from place to place, from one contractor to another.

Generally all construction workers and contractors try to cheat owner of a building to be constructed mainly because he has practically no knowledge or very little(mostly wrong) knowledge on building construction.Unless you have a professional to advice and guide you throughout building construction,workers and contractors will take you for a ride.Their objective is simply to make more money..In that process of making money they do not consider anything as wrong.Quality of your construction and structural stability of your building will be irreparably damaged in their quest for making money.All that they will do to make you feel confident is to talk nicely and advice you wrongly to meet their objective of making more money.

After structure work of building is completed,most of house building owners think that most important parts of construction is over and you simply need some workers to complete balance work.You need continuous guidance and assistance of a qualified experienced professional to get things right at this stage.

RIVER SAND OR M SAND?

QUOTE

Respected Thomas Sir,
I would like to construct a house in Sreekariyam in Trivandrum,
keeping construction costs as low as possible. Sir, do we have to use
wire cut bricks or are ordinary bricks strong enough for double storey
buildings. I came across the term" Manufactured Sand" what is
manufactured sand. Is it better than river sand or vice versa? Also
how much does it cost? Some people say river sand now available is not
pure river sand instead sea sand is mixed with some other sand and
thus we may be cheated. How can a layman like me know the purity of
river sand that I purchase? If we do not get river sand are there any
other alternatives for a)concrete work b) plastering work. Any other
tips to reduce Electrical and plumbing cost? What do you think of
Anthenkudi tiles for low cost flooring?
Anoop

My reply

I have commented on difference between River sand and M sand several times earlier.But still I continue to get queries on this.

Manufactured sand ( M sand ) is made at metal crushers using rock pieces.If properly crushed to size of river sand and cleaned to remove quarry dust,M sand is better compared to river sand for concreting and brick work.

For plastering till such time packaged plastering sand is available in market,we have to use lower size river sand only.

Trouble with river sand is that it has several impurities like mud, and even chemicals discharged from factories near rivers in it.Some of these chemicals present in river sand can cause deterioration of building parts over a period of time.So technically it is better to use manufactured sand for concrete and brick work

I have not heard about “Anthenkudi” tiles and hence cannot comment on it

CAN I USE PLAN OF HOUSE OF MY FRIEND?

QUOTE

I myself Manjumol. from Oman. I am working as a cardiologist in a hospital.

Sir, I came to know about you from website and i am very happy to read all your article about House and Vasthu.

My plot is located in Ernakulum, Kolenchery, Pattimattam. I am planning a make a home in my plot. I like my friend house and she has given me the drawing also.

If you can check this drawing as per vasthu and please give some suggestion about it. Kindly send me your service cost also. My house is faced to North.

My reply

Thank you for your nice words on my work.

Plan sent by you have several architectural and Vasthu defects.Some of them which came to my notice at first checking for GF Plan  are the following:

Vasthu defects

1.For a North Facing house Kitchen should be at Agni Konam(South East).Bed room here will be dangerous.

2.Other Bed room at North East is also not auspicious as North East is Eesaanaknoam ideal for Pooja

3.Kitchen at South West is bad.South West is ideal space for Master bed

Architectural defects

1.Living room has very little space for Sitting.TV is kept in a Home Theatre and not in middle of sitting room as per present trend

2.Light at Living room  and Dining is not adequate and U shaped old style stair case blocks whatever little light that can come to Dining space.Living,Dining in single hall creates problem for privacy.

3.Toilets are too narrow with 140 and 150 cm width.Present trend is to have spacious toilets

4.Rectangular shape plan will not give opportunity for a good Elevation and better ventilation and lighting

5.Dress in Master Bed is a dark area with no access to light

It is better to go for a design with modern architecture features combined with traditional Kerala Architecture.We can design a house suited to your needs,budget,Vasthu considerations of the plot.

Kerala House design and Construction:Replies to your queries

QUOTE

Yovan has left a new comment on your post "Kerala House Construction-Answers to your queries":

Wonderful blog & good post.Its really helpful for me, awaiting for more new post. Keep Blogging!Yovan

My reply

Thanks for your appreciation

House  and land for Rs.10 lakhs

QUOTE

Sir,

I am Sundaram from KSA want 2 build a new home(2000 sq. ft.,4bhk,gf+1,some free space for children play/garden) at Palakkad,what are the basic to select a plot,how much land require for this specification,I am planning to get a home loan,initially I can invest 10Lakh,also Vasthu must,please give me an idea about this modern architecture mix with Kerala designs.what will be the construction cost per sq. ft. at present condition.

S.Meenakshi sundaram,

Saudi Aramco Total Refinery & Petrochemicals,

My reply

For a 4 bed Villa,2000 sft plinth area will be a bit less.But if you are willing to be satisfied with dimensions of rooms within that plinth area it is fine.I am not aware of land price in Palghat.But present construction cost which is going up fast everyday will demand a minimum of Rs.30 lakhs if you start construction immediately.

There is no such thing as standard square feet cost of construction of a building.You can know about square feet  cost of  construction of your house only after you complete construction and definitely not before you start construction even though non professional contractors may compete with each other to promise you lower sft rate.This is a promise to be broken  after you get in to his clutches after starting construction.Such sft rate contractors do not bother about proper architectural,structural design of the house and reducing material and labour involved is the easiest method they will adopt to reduce their cost in addition to demanding unending extras from you.

Most probably only house you construct in your life time should have proper architectural,structural engineering and Vasthu compliance and hence you should never attempt to build your house without professional design and continuous professional guidance through out construction.

FLOORING MATERIAL AND PLASTIC DOORS

QUOTE

Hello Thomas Sir,

My house construction is going on and presently the plastering is going on which will be completed in next1-2 weeks. So am looking for good and cheap flooring options. I saw your website 'Kerala House Construction, and found it very useful. First of all thanks a lot for the info provided in the website.

I have taken a home loan and so my budget is minimal. So am not looking for high cost materials like wood/granites for flooring.

I was planning for the entire flooring with vitrified tiles. But then read about clay tiles and their pros and more importantly their cheapness.Can you please suggest if going for complete floor tiling with clay tiles would be a good idea or a combination of clay+vitrified tiles is fine.

Can you please suggest me good and average costly clay tiles and vitrified tiles presently available in market, their price and brand. Also which would be suitable for  a particular area in house like clay tile/vitrified for a particular room. .

Also for bathroom/Toilet, plastic door frame+door or wooden one  is good?

Please provide your valuable inputs for the above queries.

Sreekumar S (Kalesh)

Kollam

My reply

Thanks for your appreciation

Flooring materials like Marble and Granite are now going out of trend and use of these materials for flooring is practically getting out.One reason is availability of more attractive floor tiles with better finish and more comfortable for movement.You can go for different varieties of tiles of Nitco or Johnson.These companies have display show rooms in Cochin  from where you can select flooring material suited to your taste and budget.

If you can afford Granite flooring,you can as well go for teak wood wooden flooring.Cost wise both will work out same.

Clay tile flooring will be cheaper and more environment friendly.It will be healthier for your body also like wooden flooring.But clay tiles for floor are now getting difficult to procure due to shortage of clay.

Plastic doors are good if your toilet size is small.Just like designing a house,you should now get professional advice in planning Toilet size and how each space in toilet is properly planned for better utility.All well planned toilet can have wooden door frame and shutter as water will not get splashed on to it.In cases where water is likely to fall continuously on door ,you can go for plastic shutter.For Frame either use wood or concrete.

RELATIVE ENGINEER LOOKING AFTER CONSTRUCTION

QUOTE

Hello Sir,

My cousin brother (Civil engineer) is the taking care of the house construction.  Even i would be just browsing and exploring all these different options. Doing that i saw your blog  and so thought of asking your opinion, since getting an expert advice keeps us at peace & confidence. Saw your projects in FB and they are truly very good sir.

Sree

My reply

Just because your relative who is a Civil Engineer is taking care of your house construction do not mean that he should know everything about house construction.

Even after building more than 200 houses directly in different parts of Kerala,designing and acting as consultant for thousands of buildings in Kerala and outside,I still do not know many things about house design and construction.With each new project I face new problems and thus I continue my study.

There is no harm in getting another expert visiting your site just because your Engineer relative is involved.Such an assessment of work done and  work to be planned will help you as well as your relative Engineer.Ultimate objective is to get maximum utility for your hard earned money.

WHEN TO START CONSTRUCTION?

QUOTE

Dear Sir,

Good day to you,

I have gone through the blog and read some of the replies by you, although i have impressed and likely to ask the following

I need to built a house @ 10cents (land already have in possession) Ground Floor+1st floor

I  expect to make a minimum of 2000sqft all and my budget is minimum RS.20lakhs and Maximum is Rs.22Lakhs.

Kindly advise and awaiting your swift reply,

Ranjith O S

Ettumanoor (Now in IRAQ)

My reply

You have Rs.20 lakhs with you.Start construction related activities with that money in hand..First and foremost,get a good design of the house.There is no point in waiting for entire money you think of to reach you to start construction.Every person who built house has started with whatever money they had.If you are sure of not getting any more funds through loan or otherwise,tell your Architect frankly about the money you can really manage to organise.

But the funny part is that in their anxiety to save money for building,client never tells about actual financial condition to the Architect.At least that is my experience.Client tells a low figure but do not compromise on his needs for house and facility as if the Architect or contractor has a magic wand to stop every day going up input costs.

Start construction fast before price increases kill your house dreams!

M SAND OR RIVER SAND,SOLID CONCRE BLOCK OR RED BRICKS

QUOTE

Sir,
I am  Anish
I have doubts about my house construction.
1) Is Rock sand(parappodi) is better for wall(construction)?
or we use river sand+parappodi?
some of my friends told me that it(parappodi) will leads to crack in future(virichchil).
2)for plastering shall we use MSAND?
or river sand is better?
3)which is better to use river sand or parapodi+M sand mix for concrete in roof?
4)for building walls solid brick is enough or need to use natural brick(ISHTIKA)?

My reply

River sand was used regularly for construction work in Kerala earlier due to abundant availability.Now it is difficult to get and very costly also.

There is no harm in using M sand which is manufactured sand crushed to size of river sand.As it do not have any impurities usually present in river sand,it is better for use for concreting and brick work provided it is not quarry dust but manufactured sand itself.Quarry dust can only be used for filling and not for brick work or concreting.

For plastering it is better to use river sand with lower size or plaster sand available in bags specifically manufactured and sold

Red bricks are now again very costly and hence there is no other option but to go for solid concrete block instead of red bricks.Ensure that you use good quality solid blocks.

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

#Kerala House Construction-Replies to client queries

House cum clinic for Homeopath doctor

QUOTE

Hello Mr. Thomas,

I am a homoeopath from Trivandrum. I would like to build a house cum clinic in Kazhakuttom, Trivandrum. I was quite impressed by your way in which you present your strategy and i am a person who does my system also in a different way. So, coming to the point, my plot is situated near the NH and MC road but there is only a small panchayath road to the plot only 50 meters from NH at present.   So i intend to keep about half of the space of my 6.9 cents plot for the approach of vehicles and their parking. Hope you got the idea. Actually, i was working out my plan myself in this pattern in the floor planner site. My family comprises of me,my wife and 2 children and also my mother. So, i intend to have only one bedroom cum bath, a clinic room and a waiting room, small mini kitchen and a drawing cum dining on the first floor( you can suggest me changes regarding anything) and plans to have 2 bedrooms cum bathroom and a common space for ironing and washing and 2 open terraces in the first floor. I intend to have one bedroom cum bath alone in the 3rd floor and leave the rest as open terrace. I am attaching the sketch of the property also along with this. I have a budget of 20 lakhs for the same. I am expecting a detailed answer from your part regarding the same.

Dr.Esmail

My reply

You want so many features.But do not want to spend more than Rs.20 lakhs?

Does the Architect or building contractor has a magic wand with him? House or building construction is a bit of complicated affair.First and most important step is to get a good design for the building.All that you can do in that case is to provide complete details on your dreams,needs and plot details to the Architect.If you think you can on your own prepare plan of the building,it is wrong.It require professional training,software tools like Auto CAD and a wealth of resources obtained by Architect through years of training,practice,experiments and observations.

When you get the best possible design from the best professional you can get,during construction, cost of all inputs will keep going up and labour will get costlier and difficult to get.These are realities of our land.If you think a contractor will suffer losses just to keep his promise of a certain amount quotation in tact,you are highly mistaken.No one is going to loose money to give you a building at promised low cost.Unless he get comfortable profit,contractor will walk away if quality compromises even at risk of structural stability of building do not give him profit.So get professional assistance in both design and implementation of the building project.

Position of house in a plot

QUOTE

Thanks Most Valuable Articles , a question that In a plot which corner is the best and second option ?

My reply

It is for the Architect to decide location of house in a plot after careful study of site and environment conditions during a Site visit prior to design of the building.

Going by Vasthu considerations alone,it will be better if the house can be closer to North eastern part of the plot

Locating house plot,arranging documentation of purchase of land ,design and building house

QUOTE

Hi Thomas,

I stumbled upon your blog whilst searching for information on building permits for Kerala. You had mentioned that there are some restrictions on building near rivers and lakes. Could I trouble you to elaborate on what these restrictions might be as I am in the process of looking for a waterfront plot on which to construct a house.

Furthermore, do you know of any reputable companies who could provide me with valuation services to ensure I'm not paying more for a plot than I need to?

And the last thing, could you please send me more information on the type of services you offer?

Thank you in advance and I look forward to hearing from you.

Regards and best wishes,
Richard.

My reply

Yes.This is what we can do unlike others:A comprehensive package of locating land for building your house,arranging legal ,technical evaluation,land registration, documentation and follow up.Finally designing and building your house.

We have done this for a Delhi based Director of a MNC who wanted a retirement house in a peaceful Kerala village even though he has no close relative to take care of anything in Kerala.

Details on type of services we do are available at our website

www.viruvelil.com

More info on buying land in Kerala is available at “Architectural Guidance “ link of our website

www.keralaarchitecture.com

Cost effective Plan

QUOTE

Dear Sir,

Good Afternoon.

Hope you are fine!

I'm working in Dubai, and am planning to construct a 4 BHK house at my native place in Alleppey next year. I want to construct a house with prayer, study & storeroom.

Can you please suggest me a cost effective plan.

Please note I have 22 cents of land for use.

Prompt response is appreciated.

John Daniel

My reply

Just any plan I have in my computer will not be suitable for you.Architect will have to visit your plot,take measurements,study features of land and also study your requirements in detail.

A plan suited for you and suited to your budget limitations if any will have to be specifically designed for you.Then with that plan as base for discussions,a series of discussions with you may lead to revisions in the plan and finally we arrive at a plan specifically designed for you.

You need such a plan and not just any plan from me,from anybody else or from any websites, magazines offering free plans

Interlock bricks

QUOTE

Dear Mr. Thomas,
Apropos your opinion on Interlocking Stabilized Soil Block (ISSB), I would like to add a bit on the technology. In recent times, the technology is gaining immense popularity in many parts of the world including Asia, Latin America, US, Europe etc. Giving due respect to your experience in the field of construction and architecture, let me disagree with your comment that ISSB is suitable for compound walls. The reasons for the disagreement are many. Nevertheless, the primary argument is that during my several years of professional experience in Europe especially Denmark and Germany, I have seen aplenty durable buildings constructed with interlock technology. Secondly, your argument on Kerala's climate is rather blunt as I have seen interlock brick houses without outside plaster in Brazil, a country with humid tropical climate and rains similar to Kerala. Only thing of my concern is the quality of the interlock bricks produced in Kerala. Interlock bricks are durable and comparable even without plastering provided good quality clay and cement in right proportion and compression is used in production

Sreejith Aravindakshan (Denmark)

My reply

I was talking about interlock bricks manufactured in Kerala.In Kerala and even in other parts of India we specialise,in finding out how bad any product can be made but still appear to be good for eyes of customer.Inferior quality manufacturing,cheating people in any manner are considered to be credit worthy capabilities in our country.People take pride in doing so!

# Kerala Architecture- Replies to client queries

House Construction in Kerala without any one to look after work progress

QUOTE

My name is Swaroop and i am working as third Engineer . I have been reading your blogs and it had been very informative.

Myself is planning to build a house in Calicut around June 2011. i have been having problem in purchasing land until now, but that problem will be resolved by June 2012.

The problem is that i don't have anyone to run after all the constructional matters as there is only my mother and sister from my side. i had consulted one construction company , who said their consultancy fee will be 225 Rs per sq. ft. and the construction charges extra that will come around 2000 Rs per sq. ft., so total for a 2800 sq. ft. house its coming around 62.5 lacs for construction only which seems very expensive for me.

I was planning to construct a modern architect designed house around 2800 sq. ft., in around 8 cents of land. i can spend around 50 lakhs on the house, majority will be from bank loan from SBI for construction excluding the land charges.

please advice whether i should go ahead with the same construction company or whether you have any acquaintance in Calicut or whether you and your team can help me directly

Hoping you will clear my doubts

My reply

Each construction company has it’s own policies,terms and conditions for providing architectural and construction services and hence there is no point in me commenting on merits or demerits of a particular construction company.

Most important factor to be considered is that you should go for qualified and experienced professional in designing and acting as consultant during construction of your house.Better qualifications and treasure of experience in designing and building houses  of the consultant will definitely reflect in every aspect of your house construction.With each new building construction,an expert encounters new problems and technology advances bring new materials and construction methods.

Initial drawing called  Plan of the house is the most important document as far as your house construction is concerned.Some people have a feeling that Plan of the house prepared by any one will be the same.So they opt for those who offer to give a plan free of charges or very low charges.By saving those thousands,they land up in a mess by loosing lakhs of rupees in construction ,avoid better utilisation of limited space for construction  and better facilities for the house which only an expert can provide.

We offer professional services for both design and construction of house anywhere in Kerala and outside also.Our charges are much less than the usual but we never offer any service free of charges as all “free offers” come with hidden costs and traps which will finally extract money from you and exploit you.By the time you realise it,it will be too late.

I still cant understand why people are unwilling to pay for design and consultancy services of expert professionals in house design and construction..Instead they get trapped by free offers of non professional contractors who knows how expertly an ignorant client can be exploited to their advantage.

House design and  cost estimate by mail

QUOTE

Hello Sir,

I am planning to build a double story 2000 sq. ft. house with 4 bed rooms and 3/5 bath rooms in Kalamassery, Cochin. Can you send me some house designs and cost estimate?

Roy

My reply

I get quite a lot of mails like this.It shows how ignorant our people are about house design and construction and a complex process of designing and building a house which can be the most important investment/financial decision in the life of a Keralite is treated so casually!

A house has to be designed suited to your plot measurements,surroundings,your requirements,budget limitations if any,Architectural,structural engineering aspects,Vasthu factors,Kerala Building rules etc.A house design prepared for somebody else suited to his land features and conditions will not fit in to your plot and requirements.

Architect will have to study your site conditions  and your requirements closely before he can design a house exactly suited to your site and requirements.Only after initial design is finalised,you can know exact sft plinth area of the house.

Cost can be calculated using Engineering Estimate methods only by a qualified Engineer and not by any body else.Whatever cost indications you get even from an expert is only a cost indication.In Kerala conditions cost of hundreds of different type of materials used and different kind of labour used will be going up continuously and no one can exactly predict cost of construction of your house which may get completed after an year or more of commencement of work.

Constructing a house with Rs.5 lakhs

QUOTE

Dear Sir,

I have a land of 10 cents in Vaikom and I want to build a house there.  I have only 5 lakh Rupees in my hand and I do not to want to take any loan for it.  So can you advice me, if I can build a house (not modern one) in my above cost.  Your early reply will be grateful to you.

Gireesh

My reply

Constructing a house with Rs.5 lakhs or even lesser amount is possible.But without knowing site conditions and what exactly you need for the house,how can an Architect tell you whether it is possible to construct a house for you with Rs.5 lakhs?

An Architect can advise you on ways to reduce cost.But you should be willing to accept his suggestions and your requirements for the house will have to be toned down to meet your budget constraints.But without sufficient data an expert cannot give any comment or advice.

Problem with roof tile laying

QUOTE

Hi Mr Thomas

Appreciate if you could help me with my query and doubts.

I am making a house in Perintalmanna and I am stuck with the roof tiles.We initially used the old tiles of our house by washing,painting and making it look new as per our elders in the family.But now when we have put on the roof its not equally getting adjusted and so we feel it has got us a huge loss as we had bought some new tiles also to fill up the area.

I went through your blog and found it interesting.Can you please provide me with the details as to where I can get really good tiles at a affordable price as per the new trend….whether clay tile or the glazed one.

Ms. Noorain Noushad

My Reply

There are several clay tile manufacturers in Kerala and you will have to select roof tiles in consultation with your Architect.Problem encountered by you during laying can be understood by me or by any other professional only after physically studying the situation at site and hence I cannot comment on it with the information provided by you.

This problem faced by you or similar problems faced by any one during house construction/remodeling is mainly due to reluctance of people in availing professional service/advice/consultation and due to listening to non professional contractors/workers.

Consultation with an expert if avoided will land you in problems which cannot be solved that easily during construction process.

Housing Loan

QUOTE

Hi Thomas,

i have collect your id from Kerala architecture..thanks for your initiative in this regard...

am started thinking about a new home..we have land  for the concerned plan...problem is obviously money..this letter is particularly for knowing some information about loan ...project amount not more than 10 lac(can u tell me minimum cost?)...my monthly salary is 30k and by hand 1lac...guide me...

Thanks for your time and consideration

Sijo

My Reply

As we are authorised agents for M/s HDFC limited for providing Housing loan,we can assist you in obtaining financial assistance for house construction.Please call me on 9388701702.

To build house for parents and do not know what to do

QUOTE

Hi sir,

My parents want to build a house in a village in Kollam dist...Its a new plot i have no idea how it looks and all other demographic...Do you visit the place and give suggestions and plans too? Just wondering how you can help us...

Looking for a 2 storey building with total of 4 bedrooms and other rooms.

how much is your charges and any other formalities we have to do?

can you please email me....Then i can talk to my parents.

Anita joseph

My reply

We can design and build your house from concept to finish with professional care and assistance.

During construction,we can either construct directly with our workers or can act as consultants if you have own work force by providing complete drawings,instructions to workers and occasional site visits.

We will provide professional care,guidance and assistance in making your dream house a reality.

Reluctance to pay fees to Consultant

QUOTE

Thanks for your follow up.
However, I am still evaluating the builders and have not yet finalised.

Only because you have asked for a reason on why I did not peruse your offer further, I must say that what put me off was the fact that you require a fee to enable you to quote for the work. I have not come across a firm that is selling a product requiring a fee to tender for a project. I am looking for someone more approachable, as for something as personal as a house it would have to be more than a 'take it or leave it' attitude.

Thanks anyway.

regards

David

My reply

With my experience in dealing with thousands of clients over many years,I can tell you that very few have a clear picture  of how to go about building a house.

Most important part of building a house is to get the most appropriate Basic Plan for the house suited to your plot,environment,requirements and budget restrictions if any.
Even after designing thousands of houses and directly building more than 200 houses in different parts of Kerala,I am still learning new aspects of house design and construction with new problems encountered every day.Qualifications and hands on experience make a lot of difference in designing a house.Most appropriate design you may get from the best Architect you can find can make a lot of difference not only in getting you best features and facilities but in saving lakhs of your rupees.

Compared to the saving you get ,the initial Site visit fee and Basic Plan fee are almost negligible.If you consider spending those meager amount as waste of money,I will have to say that you are being penny wise and pound foolish.

I do not travel to a site spending my time and money in the hope of getting business without any payment from client.Engineering Estimate prepared after finalising Design is a detailed item wise costing and not a simple quotation.That requires careful working by quantity costing Engineers and it will be useful for you both for planning your fund flow and also with your bankers for house loan processing.Naturally we charge very little for that also.

If some body does all these for free,his services will not be of best quality and he may be facing problem of no or less business.Even with our procedures of charging for our technical services,we still have lot of business except from people like you who are not aware of what they loose in trying to save few thousands.

Anyway thank you for sharing your concern.Such feed back help us to understand our clientele better as I am also a qualified and experienced marketing professional