tag:blogger.com,1999:blog-88747981659198532272024-03-08T13:22:03.741-08:00Kerala House ConstructionEverything you wanted to know on Kerala House ConstructionV.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.comBlogger205125tag:blogger.com,1999:blog-8874798165919853227.post-66221184610068440912015-09-30T03:38:00.001-07:002015-09-30T03:38:39.161-07:00Can any Architect/Engineer prepare Plan for your house?<p>Quite often, I hear from my clients that he got plan of his house prepared by an Engineer/Architect as if it is the best he can get to invest in his house to be constructed with almost major portion of his earnings of life <p>Very few people understand the fact that plan of the house is the most important, most critical part of designing and building a house. Almost all think that for a particular plot for needs expressed by him for the house, plan that can be made by any Engineer/Architect will be the same. This assumption about plan of house is wrong. <p>There are two factors in design of a plan of house. One is skill to draw a plan possibly in Auto CAD.A technically trained person in the field of Architectural design will have that skill. Any one coming out of a technical institute/Engineering college with subject of study, Civil Engineering or Architecture does not automatically become a good designer of house. Ability to draw an Auto CAD drawing do not mean that the person has acquired enough expertise in designing a house for you to save your money in construction and to provide you better facilities with proper utilisation of space and money. <p>Design of house requires a lot of common sense. This common sense is what makes a good designer. House design is always a great effort in accommodating needs of client, budget constraints, space constraints, building rules, Vasthu considerations and limitations of plot. Only an experienced expert with lots of exposure to house design and construction can design plan of your house to get you better facilities at lesser cost <p>Most important limitation for you as a customer is that unlike a good designer, you cannot visualise well implications of those lines drawn in a plan. Most of the people realize flaws and deficiencies in the plan only when building completes structure work. Then it will be too late to do anything to correct defects and insufficient space utilisation or even wastage of space. Several clients have called me to check their building after completion of structure work to suggest ways to correct mistakes in design. But at that stage not much can be done <p>I have directly designed and constructed more than 200 houses in different parts of Kerala and even outside state. I have designed many more buildings of different purpose. Each of these works taught me a lot on building design and construction which no Engineering college can teach. When I design plan of your house, these rich inputs of experience work for you to give you a plan of house which can not only save your money but also provide you better space utilisation of every built up space with better facilities at lesser cost <p>Now, tell me, why should you waste your money getting a plan from any one? Go for experienced expertise. <p>Quite a lot of people think that anyone can make a good plan of house but not good Elevation for the house. Drawing a good looking Elevation is not that difficult for a technically trained person. But you can finalise an Elevation only after checking capabilities of the contractor who will actually work at site. There is no point in drawing an impressive looking Elevation if your contractor cannot do it at site. For the same plan of house you can have different Elevation. But if the plan of house is not designed in a manner to get good Elevation; you may not get a good Elevation. So, even a good Elevation of the house starts with a good plan of the house. Just any plan cannot get an impressive looking Elevation <p>I can also check on plan made by any one on following aspects: <p>1. Architectural <p>2. Structural Engineering <p>3. Vasthu aspects <p>4. Kerala Building Rules <p>5. Optimum use of built up space <p>6. Cost reduction <p>Write to me to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-63028063151511793172015-08-11T05:25:00.001-07:002015-08-11T05:25:47.181-07:00Kerala House Construction:Free Consultation,11,August,2015<p>Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>and not by posting in blogs as your reply will be delayed quite long <p><b>Is business bad?</b> <p>Few mails I get suggest that as I am giving free consultation, I should give design drawings and detailed reports also free. Is it possible for anyone to run a business free of charges? Why someone who has enough funds to build a house look for free services? Problem is not in some one asking for charges for services given. Problem is when someone collects charges from you and not giving services up to professional standards. <p>Even today with almost 100% literacy in Kerala most of those who build houses in Kerala look for a nonprofessional contractor to build his house. What is the advantage? He will offer lowest so called “square feet cost” even though there is no such “square feet cost” of construction applicable anywhere irrespective of location, design, different material and labour inputs. A nonprofessional contractor use this meaningless “square feet cost” to attract you and not even one such contractor has completed a house in all respects in original promised “square feet rate” <p>Then why you avoid professional design, professional drawings during construction? You want to avoid payment to a professional? Involvement of an experienced professional will reduce cost of construction, avoid wastage of money during construction, will get you better design at lesser cost and above all you will get a house which will have structural stability <p>Then for saving your money, you should not simply leave your house construction to a nonprofessional contractor however good he smiles and however good he talks nicely with you. Behind that smile, he has only one intention: to get maximum money out of you by giving the least <p><b>Building Construction</b> <p><b>Query-1</b> <p>I wish to construct a home about 950 sft and heard about clay cement mixing construction of wall and roof. I wish to know whether this will be stronger if so to whom should I contact to build. <p>Nandu <p><b>My reply</b> <p>For cost reduction, most important part is to get a cost effective design of house from an experienced building professional <p>Simply by using a particular material for construction will not give much impact on cost <p>After considering every aspect, choice of materials will have to be left to your Architect for decision and do not try to be Architect of your house if you want better design and lower cost <p>If interested in our services, get back to me <p><a href="mailto:vhthomas@viruvelil.com"><b>vhthomas@viruvelil.com</b></a> <p><b>Query-2</b> <p>I read your posts and If time permits kindly answer me. <p>I would like to go for a clay tiled truss roof over flat concrete roof for my G+1 floor house, to get the look of sloping roof for the house. <p>Could you please broadly advise the best way to achieve this? <p>John Mathew <p><b>My reply</b><b></b> <p>It will be better to do slope roof concreting and then lay clay tiles over it. But slope roof concreting requires expertise by workmen involved. In some parts, you may not get good concrete workers. In such cases you can go for flat roof and fabricated slope roof above it <p><b>Query-3</b> <p>I would like to have some doubts cleared about ferocement septic tanks. How much is the durability and life as compared to ordinary old type tanks?<br>Is your firm supplying the same at the site on order?.<br>Kindly let me know the approximate cost of the tank <b></b> <p><b>My reply</b> <p>We are not manufacturers of ferocement septic tanks <p>Traditional brick and plaster septic tank will cost you more and it will start leaking within a few years with tree roots breaking its walls <p>Ferocement is a form of concrete and it will last long years if properly manufactured with quality <p>You can also use plastic based septic tanks manufactured in Trichur <p>Do not use traditional brick and plaster septic tanks <p><b>Query-4</b> <p>I need someone who is trustful, <br>loyal and helpful to handle my house construction as I am away from India<br>Do you have anyone in Changanacherry? <b></b> <p>I would like inform you something about my difficulty. I do not have<br>someone to supervise from my side .Since we reside outside. I need some<br>to give report on daily basis so that there is transparency between<br>us. <p>George <p><b>My reply</b> <p>We have designed and built many houses for NRIs in different parts of Kerala and even outside without any one from client side to supervise or manage the work. So it is not impossible for us to take up work for you. We have done house in different parts of Kerala and outside also <p>House construction is not that simple to give cost indication just by reading your mail. We need data to do any kind of estimate. Only after finalisation of plan we can even give a guess estimate <p>If we take up construction, you can watch progress of work by looking at pictures in a blog which will be created for your site <p>You can be assured of professional design, guidance and care from beginning to finish of house construction saving you money and getting better value for your money <p>You get a house you can be proud of forever Write to my email id <p><b>Query-5</b> <p>I have a piece of land measuring 23 x 71 totaling 1860 yards at Warangal in Telangana State. Will you please take-up construction of a farm house in it?<br><b>My reply</b> <p>We are based at Cochin,Kerala and hence it will not be practically possible for us to build at Telengana <p>What best can be done is to design the building <p>Are you interested? <p>You can write me to <p><a href="mailto:vhthomas@viruvelil.com"><b>vhthomas@viruvelil.com</b></a><b><u></u></b> <p><b>Query-6</b> <p>I would like to build a house and I had gone through your websites. I need to build a low budget house with your assistance. Can u help me? And how can I get your service? <p><b>My reply</b> <p>I can offer professional services for design and construction of house. Our professional capabilities and years of experience in designing and building hundreds of houses will give you better design, better facilities for your house at lesser cost. You will be saving much more than our professional charges in house construction cost and you will get a house you can be proud of with structural stability and professional quality of work. Write to me for more details <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>Query-7 <p>I need your advice on the foundation of my house. Two months back I have bought a 4 cent plot at Elamakkara, Ernakulam and planning to begin the construction. After checking the land my engineer suggested to go with a "Raft" foundation method (with just 30cm deep). And he doesn't want to take a deep excavation since as deep as we go soil get loose. I have read an article on your blog that you have constructed few houses at Elamakkara and you did piling for foundation. I know that this may vary according to the land type but still I would like to get your opinion on Raft foundation on slippery soil. <p><b>My reply</b> <p>I wonder why you have not bothered to contact us for design and construction of your house <p>Foundation is not decided by simple guess of a so called Engineer <p>In Elamakkara,i have directly built three houses and acted as designer for few more houses <p>In most of Elamakkara area, land is completely filled with no trace of sand even if you go deep <p>Have you conducted a soil test? <p>Have you got soil test data checked by a structural consultant who is some one with post graduate qualification in structural engineering and preferably with years of experience in designing buildings in Cochin area? <p>If so have you got a foundation design from him? <p>Without checking up your house design, soil test data I cannot comment on foundation design <p><b>Building Rules</b> <p><b></b> <p><b>Query-1</b> <p><b></b> <p>Please note that I am having 2 nos. of commercial plots, one in Cherthala Municipality, 6 cents of area & facing NH47 and the other one 5 cents of land in the Pattanakkad village facing NH 47, and these plots I have purchased while I am working in the gulf. Sir, please note that the Government if planning for widening NH 47 so they will acquire 7.5 meters of land from the nearby plots. Sir, please note that presently my financial position is not good, but nobody is interested to buy these plots. Sir, can I get temporary building permission from the local bodies to construct temporary shops in these plot? What is the way to proceed in this matter? <p>Your advice will be greatly useful for me. <p>Nandakumar <p><b>My reply</b> <p><b></b> <p>Kerala Building rules do not consider "temporary Building permit" as you have indicated <p>Government in future may find funds and road widening and infrastructure development will be first priority of any govt. which is keen on governing the country. So you will have to wait till govt. acquire portion of your land for road widening <p><b>Query-2</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>Is it required to submit completion report after attaining permit for construction, and construction has completed? What are the documents required for this? Is there any charge for this? <p><b>My reply</b> <p><b></b> <p>After completion of construction both house owner and Architect/Licensee will have to issue completion certificate duly signed in prescribed for mat along with completed building drawings as per rules <p>Local authority will check completion documents for compliance with building rules and will assess building tax for the building. If the fees paid to local authority during application for building permit are not sufficient as per building area constructed, you will have to pay additional fees <p><b></b> <p><b>Remodeling/Renovation/Extension of existing building</b> <p><b>Query-1</b> <p>I have one building 1300 sq feet old building (single floor) I want to add 2 bedroom on first floor .I have existing plan .can u help for this staircase is on outside I want to make inside can I send plan sir<br>Girish <b></b> <p><b>My reply</b> <p>Without visiting site and studying present condition of the building, I cannot comment on it <p><b>Query-2</b> <p>We are planning to renovate our house, which we bought around 9 years ago. It is almost 100 years old house, 2 to 3 portions added to the main building at different time periods. <p>Where is your office located? If I send the photographs and measurements by mail, can you provide suggestions/ advice? <p><b>My reply</b> <p>Unless you have sentimental values attached to the 100 year old house, do not try to remodel, extend to the house. Generally people think remodeling/extension of existing house is cheaper. Reality is quite opposite. Trouble with renovation/extinction work is that it is practically difficult to estimate cost involved as new problems will come out as you start breaking old building which has passed its reasonable life <p>Another important factor is that technology in building construction changes too fast to merge old building with old technology with present technology. Hence in my opinion unless a qualified experienced expert recommends remodeling/extension do not attempt to do it. <p>In this case, I can comment on feasibly of renovation only after a site visit. Looking at photographs nothing can be even guessed <p><b>House Design</b> <p><b>Query-1</b> <p>I have a doubt regarding the room size of living and dinning <p>Please check is that ok below mentioned sizes <p>1. Living <p>8x13 <p>One side entrance door and 2 window <p>Other side courtyard with passage to dining <p>2. Dining <p>8x8 <p>One side courtyard with passage to living <p>Other side 2 windows to back side <p>3. Between living and dining have a courtyard <p>5x5 <p>Please advice <p>Is it ok or not <p>Also consider have space limitations that's why I choose like this <p>Waiting for your valuable response <p><b>My reply</b> <p>House design is not that simple for you to do it alone <p>You need involvement of a professional building designer if you do not want to waste your money and look for a better house at lower cost <p>While designing house, space is not divided from one end to another. Normally Auto CAD software is used to draw the plan. Even when you do it manually scaling of space required. Arrangement of living spaces is done considering many aspects which only an experienced professional can do. Just because your money is spent do not mean you should waste it to satisfy your ego <p><b>Query-2</b> <p>I have a plot in heart of Coimbatore city and in search of an Architect and builder to build a house for my parents. I have gone through your website and article published in leading dailies, got impressed with your work. <p>Now would like to know about the assignment outside Kerala... if you are interested then i will be We can have a chat and see how it can be taken forward. <p>Sreekumar <p><b>My reply</b> <p><b></b> <p>We have designed and built a house at Kotagiri close to Ootty some time back <p>So it is not impossible to do a house for you at Coimbatore <p>Even in cases where it is not possible for us to take up construction directly we can act as designers and consultants with occasional site visits during progress of work thereby ensuring quality construction with best possible design <p><b>Query-3</b> <p>I am writing this letter in favor of my friend who would like to construct a shopping mall in Palakkad.<br>He has got 1 acre of land near highway and would like to start construction since he is not in the country he need to know the formalities for the construction and permits. <p>He also would like to you to suggest ideas for the construction and also getting potential investors. <p>Sreejith <p><b>My reply</b> <p>I can guide you on design of mall <p>I cannot market your product. But can guide you on that also <p><b>Query-4</b> <p>Myself Bosco I have been reader of your blog for quite some time now since I just started planning to build my house. I have taken many of the inputs and suggestions from your blog. Many thanks to you. <p>I have roughly worked on a plan which has gone through the requirements from me and wife. The plan suits our requirements almost. But as we don't have any prior experience in planning not sure whether the plan would be right as its for Vasthu and all other recommended aspects on house plan drawing. So could you please have a look at my planning design and suggest your comments. <p><b>My reply</b> <p>Basic Plan is the most important part of design and construction of house <p>If you have technical skills to draw a plan do not mean that plan of house is the best possible <p>Experience and expertise matters a lot and it is better not to waste your money with such a plan <p>If you just need my comments on plan you can get it by paying a nominal fee .But it will be better to get it designed using your plan features as inputs indicating your needs for house. <p>Design of house by an expert can save you lakhs of money and get you better house by design <p><b>Query-5</b> <p>I am a regular follower of your blogs and really helpful also. As per your view I thought of approaching an architect for my house construction. His expense he demanded is 5% of total cost. I am planning a 2000sft house which will make his fees 2lakhs. That much expense is reasonable? I am confused to make a decision. Since I am new into this field please advise me <p>Ajay <p><b>My reply</b> <p>Charges for professional services in any field are fixed by the professional concerned depending upon his qualifications, capabilities and reputation. There are no standard rates or charges <p>I do not understand why you avoided contacting us for the job. We do not charge that much and our rates are only to the extent of work assigned to us and not a lump sum amount <p>Query-6 <p>I have been following your website for some time and reading you advice's. <p>I have some land in Trivandrum in which i am planning to build a house of little less than 3000 sq-ft. <p>Do you have an office in Trivandrum or can you suggest some one reliable to design and construct it in Trivandrum. I only have few ideas and no plans drawn as of now. <p>Dr.Manu <p><b>My reply</b> <p>Why do you need someone from Trivandrum only for design of your house? A house is going to be your major investment in life Why not it be designed and built by the best professionals you can get? Unlike general belief, involvement of an experienced professional will reduce your construction cost and will get you better house with better facilities. In Kerala, you get the best professionals in any field at Cochin. None of these reputed professionals keep offices in different locations. They operate from a single office and cater to clients anywhere <p><b></b> <p><b>Checking your plan</b> <p><b>Query-1</b> <p>Please share your opinion on the attached floor plan (east facing) <p>Sukanya <p><b>My reply</b> <p>I can check on your plan prepared by any one on following aspects <p>1. Vasthu compliance <p>2. Architectural aspects <p>3. Structural Engineering aspects <p>4. Avoiding wastage of space and better light and ventilation for living spaces <p>5. Cost reduction <p>Detailed report on your plan with these details can be mailed to you for a nominal fee <p><b>Vasthu compliance</b> <p><b>Query-1</b> <p>I am planning to construct a house in Kochi. Do I have to get the room size and overall house dimensions corrected as per Vasthu or isit ok as per the dimensions provided by Architect? <p>Rahul <p><b>My reply</b> <p>Vasthu do not mean restricting room dimensions to a particular perimeter which was essential in olden Kerala buildings due to wooden rafters (manufactured earlier )used for roof for laying of clay tiles <p>Vasthu more importantly deal with positions of each type of living space to specific positions depending upon use of that living space in the house <p><b></b> <p><b>Flooring</b> <p><b>Query-1</b> <p>My home is an old Kerala style Nair tharavadu with Kaavi flooring. I have a plan to renovate my Kaavi flooring. Could you please suggest me on a good and cheap tile option? I am from a typical middle class family and can't afford too much on flooring.I prefer not to abandon old Kaavi flooring, will be great if I could get a product which can be used over this. Awaiting for your valuable advice <p>Abin <p><b>My reply</b> <p><b></b>Using tile adhesives you can fix any tile of not more than 7mm thickness (usual tile thickness) over your existing floor <p>Imported vitrified like clay tiles are available which may cost about Rs.70 per sft <p><b>Construction cost</b> <p><b>Query-1</b> <p>I am planning to build one 2 bhk single floor house in Kottayam district my budget is 25 lakh. Could you please advice is this is sufficient for a normal house. Or if needed how much extra I have to arrange? <p>George <p><b>Query-2</b> <p>Prince has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2015/06/kerala-house-constructionfree_30.html">Kerala House construction:Free consultation,1,July...</a>": <br>Hello sir, my name is Dominic. I am planning to build a new house in Cochin around 1500 square feet a contemporary house. Please advise me that how much will come for square feet and total cost <p><b>Query-3</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2015/04/kerala-house-construction-free.html">Kerala House Construction :Free Consultation,28/4/...</a>": <br>I am planning to construct a house with 1200 sft. Please advise me a suitable economic plan <b></b> <p><b>My reply</b> <p>House construction is not something which you will have to start venturing in to only after collecting money as told by any one you meet. There is no thumb rule to predict construction cost just by using information that you want to construct so many bed room house <p>Cost of construction goes up every day as hundreds of inputs which go in to construction as material and labour keep going up in cost and some materials and type of labour turn out to be not even available <p>Once you decide to construct your house, do not waste time on thinking about it. Get an experienced building professional to guide you from beginning to end as lots of wastage of money happens during construction due to ignorance on Architecture and Engineering. An expert can get you better facilities at lesser cost; avoid lots of unwanted space and money wastage <p>Even if you can build only foundation of house with funds available with you, do it now as tomorrow it may cost double or more <p>One query above has even plinth area of house pre-determined. It seems people think of constructing house like buying few Kg of material from market. You fix expected sft area and buy that much housed from market. House construction is not something to be treated so simple. At least think about how costly to you is those lakhs of money. To save your money, take professional guidance <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-40192649853937710982015-06-30T22:00:00.001-07:002015-06-30T22:00:20.775-07:00Kerala House construction:Free consultation,1,July,2016<p>Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>and not by posting in blogs as your reply will be delayed quite long <p><b>Building Construction</b> <p><b>Query-1</b> <p>I constructed a structure of home with ground floor 1291 sft excluding car porch and ground floor with 802 sft area 1st floor was initially was 728.car porch and added 94 sft more in the 1st floor. Car porch up to sunshade only concrete roof and above that trussed roof with clay tile. Trussed roof is doing by another contractor. Whether I have to pay for car porch as the same rate of house structure per sft (the house contractor had not concreted the roof done only up to sunshade) <p>Anish <p><b>My reply</b> <p>So called "square feet rate" of construction has no scientific basis or any rational credibility as house construction cost do not depend on square feet area only. At best it is only one of the factors contributing to cost. With the same square feet plinth area any one can build houses or buildings costing different depending upon design, engineering, materials and quality of construction <p>Most of the people including you think that there is a specific square feet cost applicable for any type of construction anywhere. It is wrong <p>As people like you will give construction contract only if a particular square feet cost is quoted, nonprofessional contractor to get work sometimes quote a lower cost and then try hard to get profit by compromising on engineering and quality of construction. I will not blame him as you forced him to quote a lowest "square feet cost" to give contract <p>To extract more money from customers almost all contractors also cheat on plinth area of construction. Your contractor has only done that <p>If you want correct square feet area of your building, we can visit your site take measurements, prepare plan of building using Computer aided design (Auto CAD) which will give correct square feet area <p>Are you interested? <p><b>Query-2</b> <p>I am Nair from Delhi. I am settled here for last 35 years or so. Now that I will be retiring within a year or so, thought of having another house in my place. I belong to Muvattupuzha. While searching the nuances involved in house building, I came across with your answers to the queries of general public. <p>You are perfectly right when you said people ask square feet rate for construction. It is a very common understanding of people to calculate the cost. May be the person thinking of constructing on a turnkey basis. Just give a plan, calculate the cost as per sft, enter into an agreement, start construction, that's it. <p>If I say I am thinking of a 4-Bedroom house, two each in GF and FF with other normal hall, attached toilet, kitchen etc. with a covered area of 1700 -1800 sft, I need some basis to calculate the approximate cost involved. For a just normal house with these ideas in a normal plot of land of 25 cents, I should know how much money is involved and how much I should arrange to complete the building. To get a rough idea, people rely on sft cost. May be I am wrong. I would like to know the costing part of a house. I would like to meet you also in person also soon. <p><b>My reply</b><b></b> <p>Cost of construction cannot be estimated without site study, preparation of plan and Elevation. <p>Cost estimation is done using Engineering estimate method by calculating quantity of material and labour expected for each item of construction <p>Even this estimate can go wrong as cost of all inputs keep rising every day and house construction normally take about an year or more depending upon size of building and time required for proper quality construction which cannot and should not be rushed through <p>In your case a four bed two floor house with moderate size rooms and living spaces may have a plinth area not less than 2500 sft and it may cost above Rs.50 lakhs (Simply guess basis. Do not ask me what all is included and not included. As the construction cost in Kerala keep rising every day, it is better to build your house yesterday and not tomorrow. Even if you do not have sufficient funds towards expected cost, do not postpone house construction as your dream house will remain dream forever if you do so. Taking housing loan is always better as you get long term for repayment and real value of your repayment will be financially negligible after so many years <p>Take professional guidance from beginning to end of construction. It will save your money and will get you better house at lower cost <p><b>Query-3</b> <p>We wish to construct a small house (800 sf) in a 4.5cent plot at Palakkad. But a difference of opinion among family members cropped up stating that a G+1 house will be more convenient keeping the total area as 800 sf itself. Your advice is solicited. If so, what should be the area of each floor? <p>Manu <p><b>My reply</b> <p>Are you a professionally qualified person to design your house? <p>It is better to leave design and engineering parts of building your house to someone with right qualifications and experience <p>In a 4.5 cent plot, normally it should be possible to have a two bed house in single floor. Plinth area of the house will be known only after drawing the plan of house and not before <p>If you are interested in having our services in designing your house, please get back to me <p><b>Query-4</b> <p>I am Reena residing in Trivandrum <p>We are planning to construct our dream home <p>The contractor agreed to do it for Rs 1600 per square feet which includes flooring and painting <p>Is this a reasonable rate? <p>If no please let me know the current trend <p><b>My reply</b> <p><b>Kerala: How to plan building your house</b><b></b> <p>What I have observed is that those who plan to construct a house in Kerala start making enquiries about “square feet cost of construction” to those whom they meet in their daily life. Based on feedback he receives he fix up square feet area of the house without compromising on his requirements. It seems he think his requirements of house can be met with square feet plinth area he fixed .Then he start looking for a contractor who offers lowest “square feet cost” <p>What about plan of the house? He will draw one as per his ideas and will show it to the contractor. “I want plan of my house like this” Contractor nods his head and give it to someone who can draw a plan and who will not charge much as house owner will not pay for the plan <p>What about Elevation? Contractor will tell owner of house that he will get him a good elevation. If he is not convinced with that promise, He will tell him to contact an Architect with the plan of the house. Common thinking is that Architect is only for giving a better Elevation for your plan of the house. <p>What happens to ‘square feet rate”? As building work progresses, owner will get hundreds of free suggestions and advises from relatives, friends and any one he come across in his daily life. Naturally he will ask the contractor for such changes and contractor with a smile will ask for extra charges. As the work progresses, he will learn and understand more about house construction and will start noticing defects in plan of house and everything which he has not noticed earlier. Finally he will be struggling with his funds to finish the work and contractor will go on demanding extras. When the construction finally completes, both owner and contractor might have forgotten original quoted “square feet rate” <p>Is this the way your major investment in life using major portion of your savings in life will have to be done? <p>Definitely, NO. Taking assistance of professionals with knowledge and experience is not going to cost more as contractors go on telling you to save their business and get them more profit. Professional assistance will get you better facilities in house at lesser cost. <p>To start with, discuss with your family members what they hope to have in their future house. Make up a wish list and meet a professional and discuss with him about your plan to build a house.Be frank with him about how much money you can mobilise with own sources and through bank finance. <p>You cannot draw plan of the house. It requires not only professional training but also wealth of experience in designing and building houses. In any case you will have to spend several lakhs in building your house. Why should you be reluctant to spend few thousands to get professional design for your house which will get you better facilities and can save you lakhs in construction cost? <p>A good Architectural plan, proper structural engineering for the building parts, right materials, construction work under close professional supervision all these are essential to save your money and to get you a better house. Do not leave everything to a nonprofessional contractor <p><b>Query-5</b> <p>Rajeev Nair has left a new comment on your post "<a href="http://architectkerala.blogspot.com/2012/07/free-consultation19712second.html">Free Consultation,19/7/12,second</a>": <br>I am having a budget of 1300000 with me to build a house. Please let me know if it is possible to construct a house in a Nalukettu style, in 4 cents of land. <p><b>My reply</b> <p>In 4 cents land, you can at best construct a two bed room house with moderate size rooms provided your plot has a frontage of at least 10M.You cannot build a Nalukettu style house.Rs.13 lakhs is too low a budget to build that sort of a house unless you are willing to compromise on construction as per advice and close monitoring of an experienced building professional <p><b>Query-6</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>I have 65 cents in Trivandrum Corporation. Do I need permission from any authority and if so which one, to divide this into 8 plots. There are different opinions on the matter. <p><b>My reply</b> <p>You have to get sanction for sub division of plot from Regional Town planning authority and sub division to plots can be done only as per relevant rules <p><b>Query-7</b> <p>Sunny Varghese has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2015/06/kerala-how-to-plan-building-your-house.html">Kerala: How to plan building your house</a>": <br>Great article Mr. Thomas. Your blog describes the very clear and crucial information about building a new houses in Kerala. Thanks a lot <p><b>My reply</b> <p>Thank you <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-7792614239461605072015-06-18T00:54:00.001-07:002015-06-18T00:54:10.712-07:00Kerala House Construction:Free Consultation,18/6/2015<p>Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>and not by posting in blogs as your reply will be delayed quite long <p><b>Building Construction</b> <p><b>Query-1</b> <p>I have contacted an Engineer. He advised me to dig well upto the level of mother soil/ the layer which has sand and then fill the same with white sand. He also advised that under no circumstances the digging of wells can be terminated at a layer which contains filled up soil/ fly ash. He told that this process is called ‘Well Foundation' (with white sand filling) and it will increase the bearing capacity of soil. <p>My question is- Whether this ‘Well Foundation’ is sufficient for G+1 building Further, If I want to construct one more Floor (<i>i.e. </i>G+2), whether I can do so or not? <p>Risab. <p><b>My reply</b> <p>What is suggested to you by a so called Engineer is not professional method of doing it <p>First you have to have an Architectural plan of the building. Second if the soil is not stable, you have to conduct soil test as required by a structural consultant (someone who has done graduation in civil engineering and post-graduation in structural engineering) He will give you a foundation design and structural design for the building later <p>Digging soil and putting well is only a crude method used by nonprofessional contractors. If you want I can visit site, study site conditions, prepare Architectural plan of building and arrange for work till completion of house in a professional manner <p><b>Query-2</b> <p>Do you know any professional team available at Calicut to do the paperwork and<br>all procedures of regularisation of unauthorised building?<br>Also one doubt, when do corporation issue the corporation number to<br>each room of a building? Is it after inspection and submitting<br>completion certificate? <p>Harry <p><b>My reply</b><b></b> <p>I do not recommend any one for any type of work as I can be responsible only for my work <p>Only after completion plan is submitted signed by owner of building and licensed Engineer/Architect, corporation will initiate steps for building no. Building no is given for each dwelling unit and not to each room <p><b>Query-3</b> <p><b></b> <p>We would like to build a house in Kottayam. 35 cent plot We managed to get a floor plan of our choice . Can you pleases assist us with an appropriate elevation? <p>Can you please advise the construction cost per sft ? <p>Suma <p><b>My reply</b> <p>Floor plan of the house is not something to be managed. That is the most important most critical drawing <p>Send me your floor plan as pdf attachment. I can check on it <p>Elevation can be good only if Architectural plan is designed in a manner to get good Elevation <p>To my knowledge no professional body or even government has fixed a particular square feet cost of construction anywhere in the world <p>Nonprofessional contractor talk of a square feet cost simply to canvass business. After getting the customer in their grip, they will also forget about it <p><b>Query-4</b> <p>I am a regular reader of your posts and am very impressed with your common sense and simplified explanation of issues in house construction. <p>I have some queries: <p>1. My plot is 12 meter by 15 meter with the front of planned house being on the 12 meter west facing side. I have an old pond in the front of the plot and would like to persist with that. The distance of the pond from the house is not very far. Will this affect my house structure? <p><b></b>2. Is solar electricity viable in central Kerala? <p>3. A very generic question, what is sustainable construction in Kerala's context? Your advise would be highly helpful. <p>Dany <p><b>My reply</b> <p><b></b> <p>You can have a pond in the front side. But you will have to take professional advice to keep it safe for the building. Only after a site visit, I can comment on it. <p>Solar Electricity can be used for the house. It is available. But initial investment will be little bit high <p>A house designed and built with professional design and close professional supervision can last longer than a house built by a nonprofessional contractor <p><b>Query-5</b> <p><b></b> <p>I'm planning a Villa project at the outskirts of Ernakulam city. <p>Please help me with cost of construction and allied cost for a villa project in 1 acres of land <p>Shaj <p><b>My reply</b> <p>Planning a villa construction cannot be done simply based on a guess cost given by me or anybody else. At first, I have to visit the plot, study site conditions, design typical villa considering type of clientele you expect <p>So it requires a systematic professional approach and not just bits of information you may get from different sources <p><b>Query-6</b> <p><b></b> <p>I am Anita from Palakkad. We have got a rectangular plot, we are planning to build a single floor, 1bhk, of sft of 1300.I would like to construct it very urgently. I would like to know what would be the approximate the cost of basement for this. Also if you could tell me how much approximately would be the total cost of full construction of the house. I can spend around 20 lacs for this...so is this enough or when i start the people will ask for more money? <p><b>My reply</b> <p>One bed room house need not be 1300 sft. It can be from 300 sft to 800 sft in plinth area. I have designed and built in both plinth areas in single floor.Rs.20 lakhs is good enough budget <p>We can design the house for you and guide you on construction <p><b></b> <p><b>Remodeling and renovation of existing house</b> <p><b>Query-1</b> <p>I am Reena. I have seen your advertisement about renovation of houses....etc. Please let me know about what are the procedures? . We are planning to renovate our house. Hence we need your guidance. <p><b>My reply</b> <p>Remodeling and renovation of existing house require careful inspection of existing structure by a qualified experienced expert in building design and construction. <p>Most of the houses in Kerala are built by nonprofessional contractors without proper Architecture or Engineering. Naturally structural stability of the building will not be safe enough for remodeling and renovation. Unless a building professional recommends it do not venture in to it <p>Cost of remodeling cannot be estimated using any methods properly as you go on cutting down old building portions new problems will crop up <p>Unless you have unavoidable reasons to work on the old building and if you are not bothered about the cost, then only you should attempt it <p>I have remodeled and renovated several buildings in different parts of Kerala and I can visit your existing structure, study present status of building and give appropriate suggestions <p><b>Query-2</b> <p>We have a slightly old house - constructed in 1966 - in Trivandrum. It is ground + 1 floor in 33 cents of land. <p>It is quite OK, but wiring, plumbing etc has to be replaced. Also many of the new amenities have to be done up. <p>Do you take up such consultancy work? If so please let us know. Or you can suggest someone in this line of work in Trivandrum? <p>Kamath <p><b>My reply</b> <p><b></b> <p>We can take up such remodeling work with expert workers, professional design and supervision <p>We do not recommend any one for any type of work as we can assure quality of our work only <p>I will have to visit the house to be remodeled and then only we can talk of specifics <p><b>Setting up a poultry farm close to your house</b> <p><b>Query</b> <p>What is the nearest distance for building a poultry farm to a house/residential area? <p>Whom to complaint against environmental pollution? <p>One of my neighbours started poultry farm which is situated approx. 20 meters away from my house. The unpleasant smell coming from the farm is unbearable, so I made a complaint to the local authority officials. <p>They visited the place, but no action taken and I was told that they are warned to dispose the waste properly. <p>I am not satisfied by their action, so which is the next department to approach for a fair justice? <p>Alex <p><b>My reply</b> <p>If you have given a written complaint to the Panchayath, they are supposed to give you reply in writing and inform you action taken by them. Just informing you that they have warned the nuisance maker is not enough <p>Now you can take legal action against the unit in consultation with a lawyer <p>Such a unit cannot function near residence as per existing rules <p>You can also give a complaint in writing to pollution control board <p><b>Building Materials</b> <p><b>Query-1</b> <p>I'm Jacob. I'm building our home at Aluva. I'm a regular reader of your site(<a href="http://kerala-architects.blogspot.com/">http://kerala-architects.blogspot.com/</a>) and I'd like to have your opinion on the flooring. <p>The builder is insisting on vitrified tiles all floor and ceramic tiles for bathrooms. I'm thinking of granite on the living dining and kitchen, vitrified in the rooms. <p>Please give your opinion on my plan with granite. <p>What would be the cost difference (in Kochi/Aluva) between antiskid vitrified tiles and good quality granite (how to know it is good quality?) <p>What in your opinion would be a good color for granite? <p><b>My reply</b> <p>It is better to avoid vitrified tiles and ceramic tiles <p>You can use anti-skid tiles possibly of NITCO or Johnson make <p>Better to avoid granite also as you get good quality flooring materials much cheaper <p>For most part of Kerala flooring materials come from Cochin only as most of the manufacturers have their Kerala Godown at Cochin only and billing is done from Cochin <p>Contractor who have taken work on square feet basis will naturally insist on cheaper materials <p><b></b> <p><b>Query-2</b> <p>Myself Prajeesh from Varkala, I am planning to build a home for me. Could you please suggest me the best building material whether its bricks/Solid cement blocks/ chenkallu. Also could you please help me in which area/jobs we can use M-sand? Tell merits and drawbacks of M-sand instead of normal sand. <p><b>My reply</b> <p>Do not try to act as Architect for your house <p>Answers to your questions will have to be given by a professional handling your construction <p>Get professional assistance from beginning to end of house construction <p><b>Query-3</b> <p><b></b> <p>I am planning to have a home theater room in a spare room in my upstairs. I would like to know whether you will take up the construction of only that room. I am from Tirur, Malappuram, Kerala. <p><b>My reply</b> <p>There has to be a hall suitable for installing Home theatre in the house. Without checking the house, I cannot comment on it <p><b></b> <p><b>Query-4</b> <p>I am constructing a house in Trivandrum it is almost 1600 sft please let me know the present labor cost for laying vitrified tiles and granite. <p><b>My reply</b> <p>There can be a common rate only for those items with same quality. Each contractor do the work as it suits him and hence work of two contractors cannot be compared. Rates are fixed by each contractor to suit his business and no such rates are fixed by any professional body <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-82739054405079148452015-06-08T23:07:00.001-07:002015-06-08T23:07:04.811-07:00Kerala: How to plan building your house<p>What I have observed is that those who plan to construct a house in Kerala start making enquiries about “square feet cost of construction” to those whom they meet in their daily life. Based on feedback he receives he fix up square feet area of the house without compromising on his requirements. It seems he think his requirements of house can be met with square feet plinth area he fixed .Then he start looking for a contractor who offers lowest “square feet cost” <p>What about plan of the house? He will draw one as per his ideas and will show it to the contractor. “I want plan of my house like this” Contractor nods his head and give it to someone who can draw a plan and who will not charge much as house owner will not pay for the plan <p>What about Elevation? Contractor will tell owner of house that he will get him a good elevation. If he is not convinced with that promise, He will tell him to contact an Architect with the plan of the house. Common thinking is that Architect is only for giving a better Elevation for your plan of the house. <p>What happens to ‘square feet rate”? As building work progresses, owner will get hundreds of free suggestions and advises from relatives, friends and any one he come across in his daily life. Naturally he will ask the contractor for such changes and contractor with a smile will ask for extra charges. As the work progresses, he will learn and understand more about house construction and will start noticing defects in plan of house and everything which he has not noticed earlier. Finally he will be struggling with his funds to finish the work and contractor will go on demanding extras. When the construction finally completes, both owner and contractor might have forgotten original quoted “square feet rate” <p>Is this the way your major investment in life using major portion of your savings in life will have to be done? <p>Definitely, NO. Taking assistance of professionals with knowledge and experience is not going to cost more as contractors go on telling you to save their business and get them more profit. Professional assistance will get you better facilities in house at lesser cost. <p>To start with, discuss with your family members what they hope to have in their future house. Make up a wish list and meet a professional and discuss with him about your plan to build a house.Be frank with him about how much money you can mobilise with own sources and through bank finance. <p>You cannot draw plan of the house. It requires not only professional training but also wealth of experience in designing and building houses. In any case you will have to spend several lakhs in building your house. Why should you be reluctant to spend few thousands to get professional design for your house which will get you better facilities and can save you lakhs in construction cost? <p>A good Architectural plan, proper structural engineering for the building parts, right materials, construction work under close professional supervision all these are essential to save your money and to get you a better house. Do not leave everything to a nonprofessional contractor <p>Your queries on anything related to house design and construction can be mailed to me at <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>I will reply to each and every query <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-792839439863377862015-06-08T01:52:00.001-07:002015-06-08T01:52:49.817-07:00Kerala House Construction:Free Consultation:8/6/2015<p>Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>and not by posting in blogs as your reply will be delayed quite long <p><b>Building Construction</b> <p><b>Query-1</b> <p>I am constructing a residential G+1 building on my own land at Kolkata. I have given the work of construction to a contractor. Due to soil having lower bearing capacity, my contractor advised me to bore well upto 10 to 12 ft. and then fill the same with white sand. He told that this process is called ‘sand piling’ and it will increase the bearing capacity of soil. <b></b> <p>My question is- Whether this ‘sand pilling’ is sufficient for G+1 building<b> </b> <p><b>My reply</b> <p>Your contractor seems to be ignorant about Engineering <p>Do not waste your money believing words of a nonprofessional contractor. What he intends to do is not sand piling. It is some crude method of him <p>Consult a qualified experienced structural Engineer and Architect in your area and proceed with construction only with their suggestions and designs <p>Even when you have a contractor to do construction for you always get professional help for design and detailed architectural and structural engineering drawings required at each stage of construction and you should get periodic inspection of work being done by the contractor. Contractor is not bothered about Engineering, Architecture or quality of work. He is only bothered about his profit <p><b>Query-2</b> <p>We need to construct a boundary wall for approx. 45 cent square plot. Can you suggest a most economical way? One of our relatives advised basement with bricks and then wall with hole bricks / sticks (readymade) will costs us around Rs.6.5 lakhs. Is that the better option? <p>As we are living out of Kerala, don't have any idea. Your opinion will be highly appreciated. <p>Jayakumar <p><b>My reply</b><b></b> <p>Without visiting site assessing site conditions and taking measurements from site, I cannot give an estimate <p>Method suggested by your relative seems to be crude and nonprofessional. Estimate given seems to exorbitant for that kind of work <p>Most probably you will require rubble foundation with a damp proof concrete over it and wall of 4 inches solid block <p>Where is the location? I can visit the plot and give you right suggestions and approximate cost indication <p><b>Query-3</b> <p><b></b> <p>Hi Thomas, <p>We will be building the house in Indonesia. <p>We are looking for someone with ferocement design experience (so we can build cost effectively). <p>Requirements <p>3 bedroom 1 x ensuite with large terrace on1st floor, 1 second bedroom 1st floor and 1 ground floor. <p>1 car garage with room for a small work bench located on right side of the house. <p>Large kitchen I plan to cast in situ the counter tops and acid stain. <p>Large glass doors and windows at the back side of house. <p>We are interested in a proven ferocement design that we can tweak to suite our needs. <p>David <p><b>My reply</b> <p>Ferocement method of construction is only a method of making walls and it has nothing to do with design of house. You can get your house designed and use any of the construction methods including that using ferocement <p>Are you interested in going ahead with design of house? <p><b>Query-4</b> <p>I am planning to construct a house in Kuttanadu. As you know our land is not so strong for concrete buildings. I have plan to build a house. I have consulted one civil engineer near to my house; he suggested column footing for better stability of my house. In our area most of the houses are going gradually down after 05-10 years. Can you please suggest is this idea a good one or I have to adapt some other. In case of column footing our basement will be again loose sand, so will it be successful. Near to my house people are constructing houses after putting rock powder.Tthey make a good base with concrete and make building on top that . is it a good way.? <p>Please help me. <p>Dany <p><b>My reply</b> <p><b></b> <p>Engineering is not based on opinion of someone and experimenting based on guesses <p>For building your house at first you need to have a plan and Elevation of the house <p>Foundation of building can be designed by a Structural consultant only after he has plan, elevation and soil test data conducted at proposed building site <p>Do not go by guesses and assumptions <p>If you want a professional design and professional advises on construction of house, please get back to me <p><b>Query-5</b> <p>Manjima has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2013/10/free-consultation23october2013.html">Free Consultation,23,October,2013</a>":<br>My home is under construction, it is a paddy land, there is no piling in the land.and 2.5 feet depth ., 4 pillar laid on corners, is there any problem in strength of my house, please help me, how many pillar should be strengthen the structure ? <p><b>My reply</b> <p>It is not that simple as you think. House construction requires Architectural and structural design and careful monitoring of design and engineering standards by a qualified expert. You seem to have ventured in to construction without obtaining professional design, guidance or periodic inspection during progress of construction. At this stage, try to get the construction checked by an experienced building professional and take his advice <p><b>Query-6</b> <p>Ajmal has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2011/01/cost-expected-for-house-construction.html">Cost expected for house construction-Analysis give...</a>": <br>I have 3.5 cents land.Is it possible to construct low cost two storied building in that plot? <p><b>My reply</b> <p>Yes. Write to me for more details on how to proceed <p>vhthomas@viruvelil.com <p><b>Checking and correcting plan prepared by any one</b> <p><b>Query-1</b> <p>Please find attached herewith the layout & building plan of my colleague for your reference. Kindly advice these attached plan is suite as considering the environmental & Vasthu aspects. <p>Subhash <p><b>My reply</b> <p>With over 200 houses directly built by us in different parts of Kerala and designs much more than that we have a treasure of experience in designing and building houses. This expertise can be used by you for design of your house which will get you a better house at lesser cost as design is the most important factor reducing cost and getting better use for every bit of built up space. In case you have a design done by somebody else we can check it on following aspects: <p>1. Information provided by you on your needs, desires and hopes for the house. <p>2. Vasthu aspects <p>3. Traditional Kerala Architecture features <p>4. Modern architecture features <p>5. Structural engineering aspects to reduce cost of construction <p>6. Kerala Building Rules <p>7. Features of site and surroundings <p>We give a report on merits and defects of your plan for a nominal fee of Rs.1000/- only <p><b>Building rules</b> <p><b>Query-1</b> <p>EM has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>Thank you very much for this update on building rules.. I have some doubts to clear up.<br>1. All these distances are measured from the outer side of boundary wall?<br>3. Is it allowed for the edge of the roofing slab to exceed or go further beyond like 50 or 75 cm further towards the boundary wall.<br>4. How the rule affects the walls of first floor wall?<br>My queries are related to a residential building in a 5 cent plot in a corporation area <p><b>My reply</b> <p>Clearances required are from outside of boundary wall (if that wall is in your property) to your building wall outside. First floor wall should come above ground floor wall only <p>Projections of any nature are allowed only for 60 cms <p><b>Query-2</b> <p>This is for information regarding the concession in construction of building. <p>If a person has three adjacent plots, 2 cents,3 cents and 4 cents <p>May he get the concession in each plot? <p>Joy <p><b>My reply</b> <p>Building rules are applicable and concessions are not given based on ownership. <p>For less than 3 cents concessions on clearance available <p>Please contact concerned local authority with your land survey nos and location sketch issued by concerned village office <p><b>Query-3</b> <p><b></b> <p>Kiran Kumar has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <p>Can I check some basic rule with u. I have my ancestral property in Trivandrum. My neighbour also my relative has extended their property but has demolished the separation wall between our property without our consent. He told he will be building their extended property wall in place of the one instead. This would mean that the the space between their property n ours will be now reduced. Can I check how much space is legally allowed between 2 properties in cities This property is within 3 cents and is in a street not facing public road. <p><b>My reply</b> <p><b></b> <p>Minimum of 1M clearance required as per Building rules between two properties. Your neighbor has no right to demolish your compound wall. You can make complaints to local authority as well as Police <p><b>Query-4</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>I have 18 cents of land .as per aadharam it is nilam. this land was converted to garden land in 1975 and has coconut and arecanut trees of aged39 years. Can I fill the this land with earth to improve the coconut and arecanet plants for more crops? <p><b>My reply</b> <p>Check with local authority concerned <p><b>Query-5</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>Do I need to get the permission or permit from municipality, for constructing a temporary shed for parking vehicles inside my plot adjacent to my house? <p><b>My reply</b> <p>For any type of construction in your property, you are supposed to comply as per Building permit <p><b>Query-6</b> <p>Binuraj has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>A two floor building is owned by a Father. He give the first floor to his son for residing and register a document give him full authority to use it and get a separate number and building tax from Panchayat. The son applied for separate number and Panchayat authorities denied to give the number by saying that he has no possession in land in the document. Whether he gets a number? <p><b>My reply</b> <p>Consult a lawyer and get ownership documents legally correct <p><b>Remodeling or altering existing structure</b> <p><b>Query-1</b> <p>Aswathi has left a new comment on your post "<a href="http://architectkerala.blogspot.com/2015/04/kerala-house-construction-free.html">Kerala House Construction :Free Consultation,28/4/...</a>": <br>Hi, I have villas in east Kerala. Roof of villa is sealed with plastered brick. Now I want to take 2 rooms in upstairs there is any problem in cutting the concrete plastered brick while taking staircase from inside whether it cause any problem to rest of villa. <p><b>My reply</b> <p>I cannot comment on it without visiting villa concerned and checking the matter. In any case you should not attempt to break or make alterations in existing structure without supervision and advice of a qualified experienced building professional <p><b>Flooring</b> <p><b>Query</b> <p>I am Bineesh from Perumbavoor.Now my new house work is going on, next step is flooring. I want to do flooring at high quality, something variety, moderate rate. I heard about clay tiles from your blog, I want to know more Why it is not popular? What are the disadvantages of clay tiles? <p><b>My reply</b> <p>Clay tiles are healthier as most of the artificial flooring materials may adversely affect our health in the long run. But due to non-availability of clay, clay tiles for flooring are now difficult to get. But if you make enquiries you may be able to locate a manufacturer of clay tiles for flooring. Even imported clay tiles with strength of vitrified tiles are also available giving strength and environment friendly nature of clay tiles <p>After completing structure and plastering work, you require continuous guidance from a qualified and well-experienced Architect on each of the following works that come up <p>You need advice and guidance of a qualified and experienced person to know various options available to you, latest trends and ways and means to decrease cost while improving utility and appearance of the building. <p>Look at some of the pending works <p>1. Putty finish for walls and painting <p>2. Flooring and toilet wall/floor tile laying with latest trend designs/patterns <p>3. Plumbing and sanitary works <p>4. Electrical wiring and fittings <p>5. Interior woodwork like modular Kitchen, cupboards and Interior lay out design <p>6. Furniture work with woodcarving <p>8. Land scape design, arrangements and much more <p>We can undertake these after structure work by providing professional guidance and expert workers <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-6508771839085615162015-04-27T21:42:00.001-07:002015-04-27T21:42:50.135-07:00Kerala House Construction :Free Consultation,28/4/2015<p>Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>and not by posting in blogs as your reply will be delayed quite long <p><b>1880 sft three bed room house designed by us for client at Kattoor,near Arthungal</b> <p><a href="http://lh3.googleusercontent.com/-ku88A1pDQiY/VT8Pw9LNVaI/AAAAAAAACMM/_aez7CcZKtA/s1600-h/MARTIN%252520KATTOOR%25252017-4-15%25255B3%25255D.jpg"><img title="MARTIN KATTOOR 17-4-15" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="MARTIN KATTOOR 17-4-15" src="http://lh3.googleusercontent.com/-6JajMV-w0wk/VT8PxzYsrHI/AAAAAAAACMU/8YIK4aQXWLM/MARTIN%252520KATTOOR%25252017-4-15_thumb.jpg?imgmax=800" width="244" height="144"></a> <p><b></b> <p><b>Building rules</b> <p><b>Query</b> <p>Abhishek has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2015/03/free-consultationkerala-house_17.html">Free Consultation,Kerala House Construction,17/3/1...</a>": <br>Once the a house plan is approved by gram panchayat, can I then change the plan slightly ? I mean minor changes like changing the location of bedrooms or bathrooms, without making any change in the total floor area. In this way, my completion plan may not be similar to the approved plan. Is that allowed legally? <b></b> <p><b>My reply</b> <p>Changes in house plan without creating any violation of building rules are allowed. In case you are increasing plinth area of building, you will have to submit a revised plan. Otherwise changes made in accordance with building rules can be ratified by submitting completion plan which any way you will have to submit after completion of work <p><b>Query</b> <p>Ajmal Benn has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>I have a backwater frontage plot at Ernakulam, my plan is to construct flat with the frontage view, it's around 1acre 60cent with backwater frontage, what are the legal problem that I might face, as you said in your post, construction near to lakes n rivers are prohibited by central government, so is my plan wrong.?? is there any other remedy .. or should I drop the plan? <p><b>My reply</b><b></b> <p>CRZ rules call for 50M clearance from rivers and lakes and 100m clearance from sea. But there relaxations in certain cases. Better contact concerned local authority office with specific survey No and Location sketch issued by Village office<b><br></b> <p><b>Query</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>My friend's brother made a house on his father plot which is not legally shared to sons. So in this case, plot is still owned by father. So my friend's brother house is considered illegal?<br>As per my understanding, proof of ownership is a must to get building permit.<br>If it is an illegal building, where can give complaint to remove illegal building? <p>Mohammed <p><b>My reply</b> <p>If the building is constructed after obtaining building permit and approval of plan from concerned local authority, they would have allowed construction only in the name of present owner of plot as per established documents <p>Even if prior approval is not obtained, if building satisfies building rules, construction can be regularized and even in that case building owner will be plot owner. So, if your brother built house without changing ownership of land in his name, building will be in the name of the person who owns the plot <p><b>Building modification</b> <p><b>Query</b> <p>Daphne has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2015/03/free-consultationkerala-house_17.html">Free Consultation,Kerala House Construction,17/3/1...</a>": <br>Hi I am modifying my present house .<br>Second issue is that there is a dangerous loss of mud from under the North corner of the structure because of a rain water drain running adjacent to the structure. What is your opinion as the north room is sounding empty when anyone walks on to the room...Your valuable opinions appreciated <p><b>My reply</b> <p>Re modeling and renovation of house is always a tricky affair. A lot depends on whether the original structure is built with professional design and construction with involvement and guidance of a qualified experienced building professional. <p>In almost all cases, original building might have got done by a nonprofessional contractor with absolutely no consideration for proper Engineering or quality of construction. Working on such a building for renovation or remodeling will be like opening of box of Pandora. It will bring up problems which you or your building contractor never anticipated. Unless remodeling or extension is recommended by an expert building professional (not by a profit motivated nonprofessional contractor) you should not venture in to it. V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-26726257132636992922015-03-17T23:03:00.001-07:002015-03-17T23:03:56.684-07:00Free Consultation,Kerala House Construction,17/3/15<p>Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>and not by posting in blogs as your reply will be delayed quite long <p><b>Extension to existing house</b> <p><b>Query-1</b> <p>I am building an extension to the existing building; extension is for 267 sq m. Our soil is mostly sand (not sticky hard soil).<br>I have a question regarding the new forms of building foundation. Are the concrete foundations strong enough? Will the building sink if the concrete foundation is used? How can we avoid sinking?<br>I know the cost of the construction depends on the place and type of construction. But will you be able to give me an approx. cost of constructing this extension. I have attached the house plan here.<br>After waiting for a long time, we are completing the house. My parents and grandmother and our family will live there. This is a very small matter for you, I know. I will be grateful if you get time to reply to this.<br>Preethy <p><b>My reply</b> <p>It is not a small matter for me as every client is equally important for a professional <p>But you are treating the matter very lightly <p>When you are building an extension do not attempt to start construction without getting technical advice of an experienced professional <p>Foundation for a building is decided by a structural consultant considering plan of building, soil conditions and foundation required with all relevant details can be decided only by him after carefully considering every related aspects <p>Do not simply go by free advices you may get from every one you meet in your daily life <p>Cost cannot be estimated on guess basis simply by knowing possible square feet plinth area. For an extension work, normal calculations and guess estimates do not work as the building originally constructed may not be structurally stable or built under professional guidance <p><b>House design and Construction</b> <p><b>Query-1</b> <p>I am based on Mumbai and I have a plot of land of 3.5 cents in Kannur, Kerala. Is it possible to construct a house with 3 to 4 BHK collectively ground + 1. Please advice. Can u suggest a ground plan for this? The land is in square type. <p>Chandran <p><b>My reply</b> <p>3.5 cents land can have four bed room house attached. Our office at Cochin is such a house converted as office <p>But I need to get all four sides exact measurement, position of roads nearby, direction to which house will face to start working on plan of house. Without any data on plot, no one can simply fit an existing plan of house to your plot. This query shows how ignorant people are about house design and construction. Still instead of going to experienced professionals people go to nonprofessional ”square feet cost” contractors who will give false promises lies and no trace of Architecture and Engineering. For them it is just another business to make money by fooling ignorant gullible persons <p><b>Boundary wall for plot</b> <p><b>Query</b> <p>I constructed a house near PWD road after obtaining permit from Panchayath .the basement made after leaving 3meter from road .now I have to make boundary wall in road side sir please tell what is minimum distance I have to leave from road to construct boundary wall. <p>Sreekanth <p><b>My reply</b> <p>If your plot faces a public road, you have to apply for permission to concerned local authority to construct boundary wall facing road. While issuing permission local authority will specify clearance you have to leave from road <p><b>Kerala Style Construction-study</b> <p><b>Query</b> <p>Anjali Singh as left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/teak-wood-use-in-kerala-house_17.html">Teak wood-use in Kerala house construction</a>": <br>I am B.Arch final year student, and i want to know that what local materials i can use in a typical Kerala style house and which material use in which house area? <br>Thanking you and i'll wait for your reply. <p><b>My reply</b><b></b> <p>If you are doing a Project work for study purpose on Kerala Architecture, first of all you have to visit Kerala and study at least a few old typical Kerala Architecture houses and study in detail about every aspect of Kerala house design and construction by meeting at least one experienced building professional in Kerala. Writing such a blog post and asking me to teach you on such a large topic by mail is simply irresponsible behavior from the part of a student<b><br>Checking Plan prepared</b> <p><b>Query</b> <p>Please check plan prepared for a 4500 sft house to be built in filled up land <p>Mohammed <p><b>My reply</b> <p>Following are my comments on your plan <p><b>1. Vasthu aspects</b> <p>For an east facing house, car porch should come at Northern half and not at Southern half which is Agni Konam ideal for Kitchen <p>Kitchen at North West(Second choice) and Bed rooms at South west are okay <p>A water body at center of house is inauspicious and can cause harm. It can only be at North east <p><b>2. Architecture</b> <p>Lots of space is wasted without proper planning or arrangement of living space. Quite a lot of living spaces are in total darkness due to lack of sufficient ventilation and lighting <p>Living room and Dining space are too small when considering space wasted elsewhere <p>Stair climbing in one stretch is not good <p>Toilets are too long but width insufficient. There are no proper dress areas. A toilet of length 440 cm (nearly 15 feet long) is meaningless <p>Store is not required in modern houses which has modular Kitchen <p>In my opinion, you should not proceed with this plan as it will simply waste your money and will give you a house with many defects <p>If you are constructing in a filled up land with filling depth of 3M, you may have to go for at least sand piling. This can be decided only after a soil test is done where the proposed house come up and after analyzing soil test results by a practicing Structural consultant <p>If you are willing to revise the plan, I can design it better for you <p><b>House Construction</b> <p><b>Query</b> <p>I am planning to build a home in my property. I need your advice regarding best low cost<br>designers for drawing my house plan. I am planning to build a house in<br>1000sq feet, with 2bed room in ground floor and 2 in first floor.my<br>budget is about 15-18 lakhs. I need your advice on this as fast as<br>possible.<br>Rizwan<b></b> <p><b>My reply</b> <p>You cannot build a two story house with four bed rooms with 1000 sft plinth area and with Rs.18 lakhs <p>May be you can build a two bed single floor house if you can cut down cost with professional guidance <p><b>Buying existing house and planning to extend </b> <p><b></b> <p><b>Query</b> <p>I am planning to buy a house. In fact I short listed one. It is a small house, 5 years old with 750 sft total area. But it sits on an 8 cent plot. It has two small bed room, one hall, one common bathroom and a kitchen. I would like renovate the house. <p>I don't have a sketch of plan now. <p>I will grateful if you can send me an advice on the scope and also a rough estimate of the cost. I am in a dilemma whether to buy the house or not. <p>Joshy <p><b>My reply</b> <p>Buying an existing house should never be done by trusting your judgement or that of your friends or relatives. Every aspect related to building right from Vasthu, Architectural design, Structural stability, quality of construction, legal documentation will have to be checked by an experienced building professional before you decide to buy existing house. Otherwise you will be buying trouble with your money <p><b>Building rules</b> <p><b>Query</b> <p>I have 4 cent plot in Trivandrum corporation area. I make drawing and got approved from corporation. But now the problem is lost my drawing i have the copy. What is the procedure for getting duplicate copy? Francis. <p><b>My reply</b> <p>If you have a copy of approved plan and building permit, that is enough <p>Once the building is completed, you will have to give a completion plan to local authority duly sealed and signed by a licensed Architect/Engineer. In that you will have to simply mention building permit No .After assessment of building, local authority will issue Ownership certificate for building and that will be sufficient for all legal requirements <p><b></b> <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-77018146403608301632015-03-13T03:40:00.001-07:002015-03-13T03:40:27.813-07:00Free Consultation:Kerala house Construction,13/3/2015<p>Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>and not by posting in blogs as your reply will be delayed quite long <p><b>Architecture services</b> <p><b>Query-1</b> <p>has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2014/09/kerala-house-construction-free_25.html">Kerala House Construction-Free Consultation:25,Sep...</a>": <br>You have any services in Kannur district, please let me know. I want to construct my own house in my property. <p><b>My reply</b> <p>We can take up Architecture/Structural Engineering design services for anywhere in the world and not necessarily in Kerala itself as these Engineering services need only technical knowledge, creative talent and lots of common sense which we possess in plenty <p><b>Query-2</b> <p>ali has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>I am a Licensed engineer but i am not much experienced in preparing a complete drawing. My doubt is that i would like to know the procedure and details to be submitted for getting a building permit for an extension work of a school, also i want to know the clearance to be provided for the building. <p><b>My reply</b> <p>There is no place where they teach you to be a licensed Engineer to submit documents/drawings for statutory authority approval. You have to learn by associating with someone working in the field in your area of operation <p>You have to get books on Building rules and updates on it and study to guide your clients properly <p><b>House Construction cost</b> <p><b>Query-1</b> <p>Shijin baby has left a new comment on your post "<a href="http://viruvelil.blogspot.com/2008/07/kerala-architecture.html">Kerala Architecture</a>": <br>I want to build a 750 sft home in Kerala. Have 5 cent land, and my budget is 10.5 lakh. Can u send some plans for me?<br><b>My reply</b> <p>Plinth area of the house to be constructed can be known only after an Architect transforms your needs in to a building plan. House construction is not like buying few kilos of rice from market. You go to a shop and ask for certain Kg of rice. Some people think house construction is like that. You decide sft plinth area of house to be built without assistance from a professional. You make enquiries about construction cost with any one you meet daily during course of your life activities. They give you free advises as they are not going to lose anything even if you land in trouble <p>Again you think any plan of house will suit your purpose and ask me to send plan. Plan of the house will have to be specifically designed to meet your needs, plot dimensions and your budget <p>After visiting your site, studying your needs for house, I can tell you whether Rs.10.5 lakhs will be sufficient to get a house which you are looking for <p><b>Query-2</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2014/11/kerala-house-constructionfree.html">#Kerala House Construction:Free Consultation,25,No...</a>": <br>I need to know is Ferocement technology good in home construction. My budget is around 15 lakhs and my requirement is 2bhk in 1000 sft. Please suggest if I can go ahead with Ferro cementing or please give a positive idea. <p><b>My reply</b> <p>It is continuation of what I replied earlier. Some body talked to him about Ferro cement. Without knowing much about it, he decided that his house should be made of ferocement <p>Ferocement is just another form of concreting where they use steel mesh instead of steel rods for reimbursement and instead of using usual concrete; mortar specially mixed is plastered on both sides of mesh. Wall of a house if made with this almost one inch thick material cannot withstand load of a roof <p>Keralites try to be Architect and Engineer for the house and do not want to pay for design and supervision to building professionals as they consider such cost as avoidable cost in construction. By trying to get bits of information on construction from those who really do not know anything about these, they are in fact wasting their own money without realizing it. There is no substitute for getting assistance from qualified experienced building professional. He can save you lakhs in cost and can get you better house at lesser cost. You need more than a plan and elevation from an expert. You need advices at every stage of construction <p><b>Query-3</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2010/10/nalukettu-house-features.html">Nalukettu house-features</a>": <br>Very informative. Thanks for this article. Much of it makes sense. I wanted a traditional house design, and the first thing to come to mind was the Nalukettu. After reading your article now I think I’ll come up with a customized version of this design which will be more relevant to our times. <p><b>My reply</b> <p>I have tried to visit many old Kerala architecture style houses in different parts of state. Nalukettu which come with an open court yard in the middle is a house style suited to those days and not for present day living <p>An open court yard in the middle can bring inside rain, pests and insecurity. Kerala houses of earlier days were made to suit joint families who stayed together mostly relying on agricultural produce for income. Now it does not suit to our needs of increased security due to nuclear family. <p>In quite a lot of present day big houses in Kerala, elderly parents live with only pictures of their children and grandchildren to look at. <p>If we look at old Nalukettu houses few features are worth incorporating in present days houses of affluent people. They are <p>1. Poomukham with a side access to car porch <p>2. Chuttu verandah which is an extension of Poomukham which come in front of house <p>3. A family living space in addition to formal living which is mainly used for interaction with guests <p>You can have a look at pictures of Cherthala house designed and built directly by me which incorporates this traditional goodness of Kerala houses combined with modern technology. Here is the Facebook link to pictures of Cherthala house in my FB profile: Thomas Viruvelil <p>https://www.facebook.com/ThomasViruvelil/media_set?set=a.10150639031648964.392476.531348963&type=3 <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-68379533291659653422015-03-12T04:36:00.001-07:002015-03-12T04:36:47.820-07:00Free Consultation,Kerala House Construction,12/3/15<p><strong></strong> </p> <p><strong>For queries do not post in blogs.Write to me directly to </strong></p> <p><a href="mailto:vhthomas@viruvelil.com"><strong>vhthomas@viruvelil.com</strong></a></p> <p><strong>Thomas Viruvelil</strong></p> <p><b>Building rules</b> <p><b>Query-1</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I had 3.5cents of land in cochin. There is 2 meter private passage for 4 houses including me. How many meters we leave in the front area? Shall we get any concession from building rules? <p><b>My reply</b> <p>If the private road is no longer than 75M<b>,</b> you can leave clearance of 2M instead of 3M <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br><b>Query-2<br></b>I have applied for plan approval in Panchayath, Overseer came and given the report but till date not given the approval. Already two months has passed I am waiting for the reply.<br>How can I move legally?<br>Till date they have not moving the file to higher authority <p><b>My reply</b> <p>It is better to move Building permit application through licensed Engineer/Supervisor. In Kerala conditions corruption has become part of our culture. No one is punished for taking bribes or looting public money. As you have to get your work done, go through agencies familiar with such procedures. I cannot comment on legal aspects <p><b>Query-3</b> <p>Govind has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>I have about 30 cents of land on the banks of a tributary of Periyar near NH 47 very near to Alwaye. The Puramboke land between my property and the river is approximately 30ft. My property is almost in a rectangular shape with about 50ft facing the river bank and about 250ft length wise and perpendicular to the river. My plot is the only one in that area without any building on it whereas; the next door neighbor has a building almost on the boundary of his Puramboke land. Are there any restrictions for construction of a residential house on the property and if so, I shall feel grateful, if I am enlightened about the same. <p><b>My reply</b> <p>As per CRZ rule, 50 M clearance is required from your building to river. There are certain relaxations in specific cases. Approach your local authority with your land Survey No and location sketch to get matter clarified <p><b>Query-4</b> <p>Anil has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>": <br>I have 4.25 cent plot in rectangle shaped and two sides of my plot is Panchayath road. I wish to build a home in the same plot and i could leave 3 meter from road from front end of proposed plan. But left side also has Panchayath road. Can i get any relaxation on leaving less than 3 meter from one side ( i mean left side of the plan). This road will end in next 100 or 150 meter. <p><b>My reply</b> <p>You will get relaxation only if the road is 75M or less in length from your plot <p><b>Construction of house</b> <p><b>Query-1</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2013/10/cost-of-house-construction-and-usual.html">Cost of house construction and usual queries on ho...</a>": <br>Being an Engineer myself and considering the typical mentality of an average person in Kerala, I have to agree with every word that you have written in this article.<br>The 'Not-So-Grand' feeling (I purposefully avoided the word cheapness) that we usually get when entering villas worth Crores of Rupees is a simple result of this.<br>A good article and a good blog. Thank you for spending your time in this and please continue the good work.<br>Hashim <p><b>My reply</b> <p>Thank you for your appreciation <p><b>Query-2</b> <p>Anonymous has left a new comment on your post "<a href="http://architectkerala.blogspot.com/2011/03/queries-and-replies-house.html">Queries and replies-House design,construction ,rem...</a>": <br>We live in a 1200 sft house for last 15 years. It is not properly planned for space utilization or air passage. Now we want to add first floor to it. I want it to be built with max space utilized and with max air passage. But someone told us that if we are building first floor, it has to be exactly same as ground floor. Is it true? Cant we change plan and position of rooms according our convenience? Could you please advise<br>Suma <p><b>My reply</b> <p>Your first floor construction need not be exactly as in ground floor. Normally walls can be constructed in first floor only above ground floor walls except in cases where your structural Engineer allows construction considering all related aspects. Plan can be different if it meets structural engineering requirements <p><b>Query-3</b> <p>George has left a new comment on your post "<a href="http://kerala-life.blogspot.com/2014/10/kerala-house-construction-free.html">Kerala House Construction-Free Consultation:03,Oct...</a>": <br>Hi Thomas,<br>Out of curiosity, during the last one year how much was the range (in lakhs) that the cheaper houses you constructed came to ? <br>I don’t think its unreasonable to ask that. <p><b>My reply</b> <p>A house can be constructed with any budget if the requirement for the house can be made to meet available funds. What I observed in Kerala conditions is that people generally think that it is up to a contractor to build at any cost. They think contractor has huge margins and if pressurized he can build house as required by a person at any cost by cutting down his huge margin. <p>Contractor does not know or bother about Architecture, Structural Engineering or quality of material or labour. He wants the building not to crumble down before he finish his job and walk away with money. But some times that happen also in spite of his prayers as he do not know about structural engineering to ensure stability of building <p>None of the so called “square feet rate contractors” have completed construction with the originally accepted square feet rate. He will find excuses to ask for extras and revision of rates and house owner after getting trapped with him will go on giving extras in his desire to complete house some how <p>Cost reduction happen not due to any profit thirsty contractor. It can happen only if you get services of a qualified and well experienced building professional. Few years of study in Engineering college is not going to make any one an expert. Years of working with projects will make an intelligent professional quite conversant with building construction and only he can give you better value for your money with better facilities <p><b>Query-4</b> <p>SIbi Mathew has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/02/flooring-for-house-options.html">Flooring for house-options</a>": <br>Which one is better for roof, Concrete Tile or Clay Tile?<br>Can u please tell me the advantages and disadvantages of both? <p><b>My reply</b> <p>Tile is used over concrete mainly for heat reduction and to act as protection against leakages. For that purpose clay tile is better <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-91146695428247640882015-03-08T23:27:00.001-07:002015-03-08T23:27:59.127-07:00Free Consultation:Kerala House Construction,9/3/15<p><b>For queries</b> write to my email id <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>Instead of posting in blog as it will delay my reply quite a lot <p><b>Construction materials</b> <p><b>Query-1</b> <p>Vinod has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/02/foundation-rubble-work-for-house.html">Foundation Rubble work for house construction</a>":<br>Please suggest which of the following material is the best for filling rubble dry pack foundation up to ground level, and also suggest if anything else is also suitable for the same purpose.<br>1) Crusher dust<br>2) Crusher sand<br>3) Conveyor belt waste<br>4) M Sand <p><b>My reply</b> <p>While filling inside rubble work after dry pack for foundation part which comes under ground level, filling material will have to be force filled using water under force. Hence material used for filling should be able to penetrate inside gaps of rubble work easily. Sand is the best option. Quarry dust and M sand have tendency to get in to a solid nature when mixed with water. If you use these materials for filling, ensure that water is forced inside till no more water will go inside rubble foundation <p><b>Query-2</b> <p>Muhammed Amin has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/cost-of-constructing-house.html">Cost of constructing house</a>":<br>sir I am working in KSA for four years, Instant house making with concrete walls are more common. In Madras IIT also making homes, flats etc. with this kind of materials. What is your opinion about this types of homes in Kerala. <p><b>My reply</b> <p>Rapid wall technology is adopted by FACT, Cochin. You can get in touch with them <p><b>Building rules </b> <p><b>Query-1</b> <p>Shanid.KS has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I am from panachery panchayath Kerala. When i construct a home 1200sqft below the electric tower line 440kv .how is its rule which is the distance kept from that electric line vertically and horizontally <p><b>My reply</b> <p>Constructing house below HT line is not good even for your health as HT line will create magnetic field around it. About clearance if required, you can check with concerned local authority <p><b>Query-2</b> <p>SudhaKr has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I am in possession of 1.5 cent of land in Cochin Corporation Area and in front of the land with a corporation Road. Shall I get permission to construct a house from Municipal Corporation? <p><b>My reply</b> <p>Concessions on clearance space available for plots with area 3 cents and less in area. For details, contact concerned local authority <p><b>Query-3</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I have taken a permit from a Municipality to construct Ist floor and given the completion report within 3 years after construction. Thereafter more than 3 years completed. So far no body came for inspection and assessed any tax since I have not seen any officials individually. Now what action I have to take? <p><b>My reply</b> <p>I don’t think anybody living in Kerala will expect a Govt. official to come on his own to assess your house construction <p>You will have to go after Govt official and get him to assess your house construction. Unfortunately that is the situation prevailing In Kerala <p><b>Query-4</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Dear Sir,<br>I have purchased a plot of 4.25 cents in this north and south side have private road access, whether i have to leave 3 meter in both side pls advice. <p><b>My reply</b> <p>If the side road is less than 75 M long, you need to leave only 2M <p><b>Query-5</b> <p>SreenivasK has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I own a 5 cents of land in a panchayath. I need to construct a house there. When I applied for a building permit, panchayath rejected that application saying that it is agricultural land. No agricultural activities are carried out there for last many years. I do not own any other land. How can I get permit? Any exemption available? Please advice. <p><b>My reply</b> <p>If you got rejection of your application in writing, you can appeal to Agricultural committee comprising of Tahsildhar, Agricultural officer and Panchayath Engineer <p><b>Query-6</b> <p>Nithin Peter has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Please help me to find a proper solution for my issue.<br>I have applied for the building permit for extension & reconstruction of my old house.<br>After the inspection from the local authority they have said that construction is not possible because of CRZ Act. The reason they said that the plot near to my plot is covered with water in some of the portions. Because of that it should be treated as canal so it is not possible to construct. My plot is located at a 162 m difference from the river. But water portion on the other plot is very near to me. Its just only around 3-4 m. Is there any option to get the permission to construct the building.<br>Please post the information known to you <p><b>My reply</b> <p>I think you will have to approach local authority through licensed Building permit handling persons as I do not see any violation of CRZ act as indicated by you. A site visit will be required for me to assess the case <p><b>Construction cost</b> <p>Gopinathan Nair has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2012/12/free-consultation31212.html">Free Consultation,3/12/12</a>": <br>Dear Sir - Is it possible to construct a house of 800 sft with 10 lakhs in Alappuzha <p><b>My reply</b> <p>No professional body or Govt. authority has declared a so called “square feet cost of construction” for any area. This is a term used by nonprofessional contractors to cheat their prospective customers. Anyone with little intelligence can make out that no one can exactly predict cost of hundreds of materials and different type of labour after about an year. Still people believe lies of contractors who construct without any engineering standards and quality to increase their profit and keep on demanding extras. By the time construction nears finish point, both house owner and contractor will forget that original promised “square feet cost” <p>Contractor will advise house owner not to get any Architect or experienced Engineering professional involved in work as they will create problems by giving detailed engineering/architectural drawings and monitor quality of work <p>Only option to reduce cost without sacrificing quality of construction is to get professional involvement from beginning to end of house construction if you value your money and do not want to be cheated by a contractor <p><b>Parking space in apartment</b> <p><b>Query</b> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I have recently purchased a residential apartment in Kerala. The builder had send a layout of the parking and we had chosen one slot. the layout did not contain any details of the area of the slot. Now we find that the slot is small and not sufficient for parking a big car. We took this up with the builder and they have replied that it cannot be changed now as it is mentioned in registration deed. Could you pls advise on this <p><b>My reply</b> <p>Matter referred is legal in nature .I cannot comment on it without visiting site and going through relevant records V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-3877857978291279232015-02-20T20:01:00.001-08:002015-02-20T20:01:33.277-08:00Importance of plan of the house<p>Those who plan to construct their dream house in Kerala generally do not consider plan of the house as important. What I usually hear is this: <p>”I can tell what all rooms I need in the house. Anyone who can draw a plan can make it in to a plan. Why I need a well-known Architect to draw plan for my house? Contractors usually arrange a plan for me without any extra charges. These Architects charge in thousands for a plan. Why should I spend that money? Instead I can use it for construction” <p>Anyone who get qualified as an Architect after few years of study in an Engineering college do not turn out to be a great Architect. Like in any other field of knowledge, what matters most is common sense and practical intelligence to decide on selection of best option out of many alternatives available. Ability to take quick decisions with an eye on economy and better utility is also important. <p>For almost all those who plan to construct a house, it is their major investment in life. When you spend lakhs of your hard earned money, don’t you think it necessary to get better value for your money and to avoid wastage of money? <p>I have noticed that practically very few people can make out advantages and defects of plan of a house by looking at that drawing. Elevation or external appearance of the building can click on your mind easily. Most of the people treat plan as not so important and even those who could not notice much by looking at a plan get wiser by the time structure of the building get completed and at that point of time, many people notice wastage of space, money and inadequate facilities even after spending so much .Getting wiser after completion of structure of building is of no use. Many people have called me to their houses under construction and asked me to check whether the defects can be corrected. But that will be too late to do anything <p>An Architect or Engineer experienced in designing and constructing houses can notice defects and inadequacies of a plan by looking at a plan itself. I can check your plan prepared by any one and tell you defects on Architecture, Structural engineering and Vasthu factors. In cases where minor modifications in plan cannot make it a good plan I can redesign the plan for you. Charges for such a plan will be quite negligible compared to losses you may incur during construction and defects and inadequacies which you may have to suffer during life of the building <p>Hence my advice is to go for the best Architect you can find and get the better designs using his years of experience in designing and building hundreds of houses. In almost all cases, you are not going to build another house. Why not make the house about which you and your generations to come can be proud of at a lower cost? <p>Cost reduction in present day conditions where both materials and labour are costly, can be achieved only by appropriate design .Looking for cheaper material by seeking advises from any one you come across is not going to help you. You tell your budget constraint if any frankly to your Architect. He will definitely get you better house at lesser cost with facilities which you never thought was possible with your limited funds <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-62495800150708832952015-02-19T21:45:00.001-08:002015-02-19T21:45:24.451-08:00Design and Construction of house in Kerala<p>After going through several emails I get and phone queries from different parts of world from Keralites who plan to construct their dream home usually in their native land even if it is far away from comforts and infrastructure facilities available at better known places in Kerala, I think it is high time I share with you few basic facts of design and construction of house in Kerala: <p><strong>1</strong>.<b> Square feet cost of construction</b> <p>Almost everyone think that there is a uniform fixed square feet cost of construction of house in Kerala irrespective of location, site conditions, soil conditions, design of house. They think just like buying few Kg of rice from market, they can decide how much square feet area there house has to be, get square feet cost from a contractor and start construction <p>Nonprofessional contractors practically do not know anything about Architecture, Structural Engineering and how to construct house by saving cost and getting better utilisation for built up space. They are in business simply to get profit. They simply go on telling you lie about their expertise, smile a lot, and talk in pleasing manner to get money out of you. They are least bothered about engineering, quality standards and Architecture <p>Most of the people have a feeling that experienced expert Architects and Engineers are for rich people building large houses and other buildings. When you have limited funds and when you need maximum facilities at lesser cost you definitely need services of an expert in building design and construction. Just anyone who has come out of an Architectural or Engineering college cannot give you expertise required. At the most, a less exposed qualified person may be familiar with little vocabulary and may be able to draw using Auto CAD software. <p>You need expertise in designing and building houses obtained through experience. For example, I have designed and directly built more than 200 houses in different parts of Kerala in addition to designing many more and constructing directly even outside Kerala state. Each new construction is a new challenge to me and my expertise is tuned and polished with direct experience at sites and I learn more with each new project. When you get my services you get advantages of my attained wisdom by doing work directly learning and enriching that <p>In my opinion, there is no point in engineering colleges giving out students with certificates who can do nothing on their own. As part of their study they should be spending at least a year with industry experts from whom they can learn to do work. Present central Government has already understood this defect in our education system and GOI is already planning to impart skill development as part of education <p><b>2. Square feet area of a house</b> <p>Most of the people do not consider it important to pay for design of a house. They will be happy if they can get design of house free. They search websites and come to me with elevations and plan they see on websites and ask me simply how much that house will cost. Your site measurements, other site conditions, your needs for house, budget may not suit at all with that house picture you get from internet sites <p>As you think square feet is cost you tend to fix up square feet plinth area of the house using square feet cost you may hear from any one. An experienced designer can get you maximum facilities at lesser cost. For example, my office building at Cochin is built on a 3.5 cents land and built like a four bed room attached house with all usual common facilities in a house. Square feet plinth area of this two storied house is only 1400 sft .Don’t try to get a plan of this house and give it to your square feet contractor. He will not be able to build this house with his usual square feet charges <p>To tell you the truth, no square feet contractor has completed a house till today with originally promised square feet rate. He will do all sorts of compromises in quality and strength of construction to increase his profit and still demand extras one after another. By the time the house reaches finishing stage both you and your contractor might have forgotten the originally agreed square feet rate. It was only a lie to get work from you and you are cheated from day one to end of construction <p>You tell your requirements and budget constraints to an expert in building design and construction. He will guide you on what design you can have, how much square feet plinth area your house can have and how to go about reducing cost and improving facilities. Payment you make to an expert is not at all a loss .You will save lakhs in construction and will get a better house at lesser cost <p><strong>3</strong>.<b> What you need is a better house at lesser cost</b> <p>More than those who have lots of money for construction, if you have limited budget you need services of an experienced expert who can guide from beginning to end of construction .You need continuous guidance, your workers need continuous instructions, drawings and engineering, architectural designs so that you get a better house at a lesser cost <p>You may say that your contractor does not need any design, drawings. Yes. It is exactly what he do not need to put your hard earned money in the drains. If the workers have to do construction work with detailed design drawings, it will increase their job/cost as they will not be able to work comfortably without any engineering. Contractor and worker will leave your house after work. Better quality construction, better facilities and lesser cost is going to benefit you only, not the workers <p>4.<b> Can cost come down by using certain materials?</b> <p>Trouble with most of house construction in Kerala is that the owner of the house tries to act as Architect for the house collecting bits of information on house construction from any one he may come across. People give free advises, free cost indications, free material suggestions and by using these, you land up in trouble. Some people may have ego so high that they will say: “I am spending my money. So I will decide on everything on my house” If so, do you need experts? If not, you end up spending more and getting a house with lots of defects which you cannot rectify later <p>Cost of construction can come down only by appropriate design by an expert in house construction. He will guide you on materials to be used considering all aspects. Do not simply listen to any one whom you may meet to get building design and construction ideas. There is nobody else who can give you correct and better advises and suggestions other than your Architect <p><strong>5</strong>.<b> Changes after construction</b> <p>I have visited several houses after construction where I was called to advice on what can be done to correct defects. In most of the cases I have found that problems cropped up due to defects in plan of house which in most cases, obtained free from nonprofessional contractor. By saving few thousands as fee for plan of house, they landed up losing lakhs and ending up with a structure with several defects on all aspects. In most of these cases during visit, I could only say, nothing can be done at this stage <p><strong>6</strong>.<b> Professional design, professional supervision</b> <p>Professional design of the house, continuous close monitoring of construction by an expert are very important and it cannot be taken lightly to save those few thousands fee to an experienced expert. Your nonprofessional contractor will advise you not to get any Architect/Engineer in to design and construction of house. Such people will destroy his profit margin and put him in to trouble <p>So while designing and building your house act intelligently and don’t be foolish by saving thousands to loose lakhs. Not even a super Architect cannot do much on defects in design and construction after completion of house <p> <p><b>DISCLAIMER</b> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-25821710004893351722014-12-02T21:59:00.001-08:002014-12-02T21:59:06.475-08:00Kerala House Construction:Free Consultation,3,Dec,14<p><b>For faster response to your queries, please write to </b> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>You can call me on <p>9388701702 <p>9388701700 <p>9388701707 <p><b>Building Design</b> <p><b>Query-1</b> <p>Who need to consult either Architect Engineer. Or designer to construct my house <p>Jabir <p><b>My reply </b> <p>Preferably a professional organisation like us who have all expertise and experts in all fields related to house design and construction <p><b>Query-2</b><b> </b> <p>Can I ask you; whether you have any affiliate/branch in Trivandrum? <p>Rajan <p><b>My reply</b> <p>Architectural/construction firm do not need branches everywhere as the Principal Architect guides and inspires all work. He can only sit at one office while he can travel to different locations <p><b>Query-3</b> <p>I am Biju and working Dubai. But don’t think that I am a multi milliner <p>My home place is in VENMONY. May I request you to assist me to build a low cost single story house <p><b>My reply</b> <p>Only those who have lesser money need services of a building professional more than others to save money and to get better facilities at lesser cost<b></b> <p><b>Query-4</b> <p>Is it possible to build within 2000 Sq. Ft four bed room house?. I got a quote from another one designer but not yet finalized. Waiting for your reply. <p>Siju <p><b>My reply</b> <p><b></b> <p>Designing four bed attached house in 2000 sft will make rooms congested and small <p>You may have to go near 2500 sft <p>Cost is not directly proportional to square feet area. At best it is only one of the factors contributing to cost <p>There is no point in comparing one designer with other as no two designers have same qualifications and experience in designing and building houses <p>My experience in building directly more than 200 houses in different parts of Kerala make lots of difference and I do not want to be compared to somebody else in rates or charges <p>Three dimensional photo like view is only for your curiosity to see how house may appear. If I draw an Elevation, somebody else cannot build as per that Elevation without my assistance and guidance. <p><b>Query-5</b> <p>I am intending to build a new home in Kerala. I am in need to get some valuable advices in order to proceed the drafting of the plan. I have already approached an architect to whom can prepare a plan of my dream home and I am planning to proceed the construction under labor contract <p>So can you kindly advise me what kind of details that I must ask to an architect while he will hand over the draft of my home? Just to be more clear, is there something else which I need to ask him to provide me? <p>Varghese <p><b>My reply </b> <p><b></b> <p>Collecting drawings together before construction will only make Architect richer as site inputs will make changes in all these drawings making Architect more richer <p>Just get most important Basic Plan before you start construction <p>It is better to get other drawings at each stage of construction provided your contractor has got enough Engineering knowledge to follow drawings properly <p>It is essential to have continuous involvement and guidance of a qualified experienced building professional from beginning to end of house construction <p><b></b> <p><b>Building rules</b> <p><b>Query-1</b> <p>Do I need to apply for NOC from panchayat for building two rooms upstairs in my existing house. <p>Rajesh <p><b>My reply</b> <p>You will have to get NOC from concerned local authority before construction as building rules are applicable even in Panchayath areas <p><b>House Renovation/Remodeling</b> <p><b>Query-1</b> <p>I would like to renovate my old house to new .Please send me some of the snap shot of houses before and after which your team has done and approximate cost for doing that project. <p>Sharath. <p><b>My reply</b> <p>Re modelling and renovation of house is always a tricky affair. A lot depends on whether the original structure is built with professional design and construction with involvement and guidance of a qualified experienced building professional. <p>In almost all cases, original building might have got done by a non-professional contractor with absolutely no consideration for proper Engineering or quality of construction. Working on such a building for renovation or remodeling will be like opening of box of Pandora. It will bring up problems which you or your new building contractor never anticipated. Unless remodeling or extension is recommended by an expert building professional (not by a profit motivated nonprofessional contractor) you should not venture in to it. <p>Cost of remodeling/ extension cannot be correctly estimated by any one properly and you will end up spending more than what you hoped for. Still you will have all problems and defects of an old building <p><b>Query-2</b> <p>I have 40 cent land with an old house on the banks of river Pamba. I bought it.Now the old house is not in good condition. It is terraced in the front and tiled in the back areas. I received a quote to convert it in to a terraced with existing structure and over all maintain and convert it to 4 bedroom 3 bathroom for around 14 lakhs. What do you think? Will it be a good idea to renovate it with that money?<br>Or will I be able to make a 4 bedroom 3 bathroom house ,around 1650 to 1800 sq feet (with medium quality flooring (tiles ) and painting and electrical ) with around 25lakhs . I am eagerly waiting for your reply. Do you undertake jobs that part of Kerala. Look forward to hear from you soon.<br>Johnson <p><b>My reply</b> <p>Even though I cannot comment properly without visiting site and evaluating old building, most probably it will not be worthwhile to spend money on old building. No contractor will be able to correctly guess work involved for an old building and your contractor in his eagerness to get work and make profit might have given you a quote <p>It will definitely be better to spend whatever you can on designing and building a new house with professional involvement and guidance instead of letting you to be cheated by a nonprofessional contractor who do not bother about Architecture, Engineering or quality of construction <p>We take up work all over Kerala and even outside. I can commit on your work only after visiting site. <p><b>My reply</b><b></b> <p><b>Purchase of ready made Villas/Flats</b> <p><b>Query-1</b> <p>Myself, Biju, working in U.A.E. I chanced upon your blog and site, I read your comments dated three years back regarding purchasing readymade villa / flats in Kerala from reputed builders. <p>I am planning to buy a villa in Thrissur, from one of the reputed builder. Could you please advise what are the precautions to be taken before buying such property and also regarding construction quality etc. <p><b>My reply</b> <p><b></b> <p>No builder in Kerala is a professional agency. They are just traders trying to make profit. None of the so called reputed builders have even one professionally qualified building professional in their team. They just hire services as and when they feel like having. None of them do construction directly. Then where is the question of construction quality? Work gets subcontracted several times looking at only profit angle. Naturally quality of construction and engineering aspects suffer <p>If you have no other option, you can go for buying a villa from so called reputed builder whom you think reputed simply due to their high advertising budget. In almost all cases, you pay very higher than what you get in return. Legal problems also crop up as these builders get into many ways to raise funds for construction <p><b>Building materials</b><b></b> <p><b>Query-1</b> <p>Sir my uncle is going to Bangalore for purchasing Granite; i would request you to guide us while buying granites. Do you have any particular recommendation of granite (Name of the granite) we need our room to look bigger, a premium look. Kindly tell us with good granites to buy and also the precautions while buying, i hope you will help us by giving valuable information. <p>Radhika <p><b>My reply</b> <p>I will not recommend using granite or marble for flooring. It has more disadvantages than advantages. <p>There are much more cheaper but elegant looking tiles these days <p>Basically you need complete guidance on finishing of house and not just information and guidance on flooring <p><b>Query-2</b> <p>I am following your blog from long time and I thank you for sharing good ideas and tips on house construction have a small concern on the process of building my home. I recently gave a contract work to construct First floor for my present house which is made with good foundation and no pillars. The contractor started the work by using 6 inch Solid Cement bricks to construct the structure....by using this type of bricks will there is a possibility of overweight on the structure. Is there any chances of risk of crack or damage in the future.. <p>Would like to know your suggestion <p>RK <p><b>My reply</b> <p>Leaving structural aspects of building to be decided by a nonprofessional contractor for whom only profit matters can only put you at risk .It is better to get involvement of an experienced building professional from beginning to end of construction to guide you and to check on work done by your contractor. If I have to do this for you, a visit to the site is required to advise you on the problem faced by you/advice /suggestion required by you related to your building/plot <p>During the visit, I can study your problem in detail, take measurements from site and check on following aspects related to building/plot <p>1. Vasthu compliance <p>2. Architectural defects if any and improvements/modifications possible <p>3. Structural Engineering defects if any and improvements/modifications possible <p>4. Advice on future works related to building /plot <p>5. Building rules compliance <p>6. Verification of documents related to building and plot <p>7. What our company can do to improve your construction work by quality, cost reduction and value addition of space <p><b></b> <p>DISCLAIMER: <p>The information contained in this blog/website is purely advises by Thomas Viruvelil/Viruvelil Group on building design and construction in Kerala. Those who follow these advices without active involvement, guidance and close monitoring by Thomas Viruvelil or those assigned by him do so at their own risk and responsibility. Thomas Viruvelil will not be held responsible in any manner for losses/damages arising out of such use of information from this blog/website. <p>Any dissemination, use, review, distribution, printing or copying of this blog/websitein whole or in part is strictly prohibited. Viruvelil Group of Companies or Thomas Viruvelil do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance.. </p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-86562147729255257692014-12-02T21:43:00.001-08:002014-12-02T21:43:58.123-08:00Kerala House Construction:Free Consultation,3,Dec,14<p><b>For faster response to your queries, please write to </b> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>You can call me on <p>9388701702 <p>9388701700 <p>9388701707 <p><b>Building Design</b> <p><b>Query-1</b> <p>Who need to consult either Architect Engineer. Or designer to construct my house <p>Jabir <p><b>My reply </b> <p>Preferably a professional organisation like us who have all expertise and experts in all fields related to house design and construction <p><b>Query-2</b><b> </b> <p>Can I ask you; whether you have any affiliate/branch in Trivandrum? <p>Rajan <p><b>My reply</b> <p>Architectural/construction firm do not need branches everywhere as the Principal Architect guides and inspires all work. He can only sit at one office while he can travel to different locations <p><b>Query-3</b> <p>I am Biju and working Dubai. But don’t think that I am a multi milliner <p>My home place is in VENMONY. May I request you to assist me to build a low cost single story house <p><b>My reply</b> <p>Only those who have lesser money need services of a building professional more than others to save money and to get better facilities at lesser cost<b></b> <p><b>Query-4</b> <p>Is it possible to build within 2000 Sq. Ft four bed room house?. I got a quote from another one designer but not yet finalized. Waiting for your reply. <p>Siju <p><b>My reply</b> <p><b></b> <p>Designing four bed attached house in 2000 sft will make rooms congested and small <p>You may have to go near 2500 sft <p>Cost is not directly proportional to square feet area. At best it is only one of the factors contributing to cost <p>There is no point in comparing one designer with other as no two designers have same qualifications and experience in designing and building houses <p>My experience in building directly more than 200 houses in different parts of Kerala make lots of difference and I do not want to be compared to somebody else in rates or charges <p>Three dimensional photo like view is only for your curiosity to see how house may appear. If I draw an Elevation, somebody else cannot build as per that Elevation without my assistance and guidance. <p><b>Query-5</b> <p>I am intending to build a new home in Kerala. I am in need to get some valuable advices in order to proceed the drafting of the plan. I have already approached an architect to whom can prepare a plan of my dream home and I am planning to proceed the construction under labor contract <p>So can you kindly advise me what kind of details that I must ask to an architect while he will hand over the draft of my home? Just to be more clear, is there something else which I need to ask him to provide me? <p>Varghese <p><b>My reply </b> <p><b></b> <p>Collecting drawings together before construction will only make Architect richer as site inputs will make changes in all these drawings making Architect more richer <p>Just get most important Basic Plan before you start construction <p>It is better to get other drawings at each stage of construction provided your contractor has got enough Engineering knowledge to follow drawings properly <p>It is essential to have continuous involvement and guidance of a qualified experienced building professional from beginning to end of house construction <p><b></b> <p><b>Building rules</b> <p><b>Query-1</b> <p>Do I need to apply for NOC from panchayat for building two rooms upstairs in my existing house. <p>Rajesh <p><b>My reply</b> <p>You will have to get NOC from concerned local authority before construction as building rules are applicable even in Panchayath areas <p><b>House Renovation/Remodeling</b> <p><b>Query-1</b> <p>I would like to renovate my old house to new .Please send me some of the snap shot of houses before and after which your team has done and approximate cost for doing that project. <p>Sharath. <p><b>My reply</b> <p>Re modelling and renovation of house is always a tricky affair. A lot depends on whether the original structure is built with professional design and construction with involvement and guidance of a qualified experienced building professional. <p>In almost all cases, original building might have got done by a non-professional contractor with absolutely no consideration for proper Engineering or quality of construction. Working on such a building for renovation or remodeling will be like opening of box of Pandora. It will bring up problems which you or your new building contractor never anticipated. Unless remodeling or extension is recommended by an expert building professional (not by a profit motivated nonprofessional contractor) you should not venture in to it. <p>Cost of remodeling/ extension cannot be correctly estimated by any one properly and you will end up spending more than what you hoped for. Still you will have all problems and defects of an old building <p><b>Query-2</b> <p>I have 40 cent land with an old house on the banks of river Pamba. I bought it.Now the old house is not in good condition. It is terraced in the front and tiled in the back areas. I received a quote to convert it in to a terraced with existing structure and over all maintain and convert it to 4 bedroom 3 bathroom for around 14 lakhs. What do you think? Will it be a good idea to renovate it with that money?<br>Or will I be able to make a 4 bedroom 3 bathroom house ,around 1650 to 1800 sq feet (with medium quality flooring (tiles ) and painting and electrical ) with around 25lakhs . I am eagerly waiting for your reply. Do you undertake jobs that part of Kerala. Look forward to hear from you soon.<br>Johnson <p><b>My reply</b> <p>Even though I cannot comment properly without visiting site and evaluating old building, most probably it will not be worthwhile to spend money on old building. No contractor will be able to correctly guess work involved for an old building and your contractor in his eagerness to get work and make profit might have given you a quote <p>It will definitely be better to spend whatever you can on designing and building a new house with professional involvement and guidance instead of letting you to be cheated by a nonprofessional contractor who do not bother about Architecture, Engineering or quality of construction <p>We take up work all over Kerala and even outside. I can commit on your work only after visiting site. <p><b>My reply</b><b></b> <p><b>Purchase of ready made Villas/Flats</b> <p><b>Query-1</b> <p>Myself, Biju, working in U.A.E. I chanced upon your blog and site, I read your comments dated three years back regarding purchasing readymade villa / flats in Kerala from reputed builders. <p>I am planning to buy a villa in Thrissur, from one of the reputed builder. Could you please advise what are the precautions to be taken before buying such property and also regarding construction quality etc. <p><b>My reply</b> <p><b></b> <p>No builder in Kerala is a professional agency. They are just traders trying to make profit. None of the so called reputed builders have even one professionally qualified building professional in their team. They just hire services as and when they feel like having. None of them do construction directly. Then where is the question of construction quality? Work gets subcontracted several times looking at only profit angle. Naturally quality of construction and engineering aspects suffer <p>If you have no other option, you can go for buying a villa from so called reputed builder whom you think reputed simply due to their high advertising budget. In almost all cases, you pay very higher than what you get in return. Legal problems also crop up as these builders get into many ways to raise funds for construction <p><b>Building materials</b><b></b> <p><b>Query-1</b> <p>Sir my uncle is going to Bangalore for purchasing Granite; i would request you to guide us while buying granites. Do you have any particular recommendation of granite (Name of the granite) we need our room to look bigger, a premium look. Kindly tell us with good granites to buy and also the precautions while buying, i hope you will help us by giving valuable information. <p>Radhika <p><b>My reply</b> <p>I will not recommend using granite or marble for flooring. It has more disadvantages than advantages. <p>There are much more cheaper but elegant looking tiles these days <p>Basically you need complete guidance on finishing of house and not just information and guidance on flooring <p><b>Query-2</b> <p>I am following your blog from long time and I thank you for sharing good ideas and tips on house construction have a small concern on the process of building my home. I recently gave a contract work to construct First floor for my present house which is made with good foundation and no pillars. The contractor started the work by using 6 inch Solid Cement bricks to construct the structure....by using this type of bricks will there is a possibility of overweight on the structure. Is there any chances of risk of crack or damage in the future.. <p>Would like to know your suggestion <p>RK <p><b>My reply</b> <p>Leaving structural aspects of building to be decided by a nonprofessional contractor for whom only profit matters can only put you at risk .It is better to get involvement of an experienced building professional from beginning to end of construction to guide you and to check on work done by your contractor. If I have to do this for you, a visit to the site is required to advise you on the problem faced by you/advice /suggestion required by you related to your building/plot <p>During the visit, I can study your problem in detail, take measurements from site and check on following aspects related to building/plot <p>1. Vasthu compliance <p>2. Architectural defects if any and improvements/modifications possible <p>3. Structural Engineering defects if any and improvements/modifications possible <p>4. Advice on future works related to building /plot <p>5. Building rules compliance <p>6. Verification of documents related to building and plot <p>7. What our company can do to improve your construction work by quality, cost reduction and value addition of space <p><b></b> <p>DISCLAIMER: <p>The information contained in this blog/website is purely advises by Thomas Viruvelil/Viruvelil Group on building design and construction in Kerala. Those who follow these advices without active involvement, guidance and close monitoring by Thomas Viruvelil or those assigned by him do so at their own risk and responsibility. Thomas Viruvelil will not be held responsible in any manner for losses/damages arising out of such use of information from this blog/website. <p>Any dissemination, use, review, distribution, printing or copying of this blog/websitein whole or in part is strictly prohibited. Viruvelil Group of Companies or Thomas Viruvelil do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance.. </p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-87722370027994610842014-11-24T21:39:00.001-08:002014-11-24T21:39:10.827-08:00#Kerala House Construction:Free Consultation,25,November,2014<p><b></b> <p><b>For faster response to your queries, please write to </b> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>You can call me on <p>9388701702 <p>9388701700 <p>9388701707 <p><b>Better plan of house can reduce cost by lakhs not by thousands</b> <p>When it comes to building design and construction, quite a lot of people think that house design and selecting from different options during house construction will have to be done by the person who spends money. It is as if the money gives him all important right to choose and decide. <p>“I am spending my money. Why should an Architect take decisions for me?At best he should draw and do matters as I tell him to do. He is simply there to obey my orders and wishes by giving fine tuning with technology and his imagination” <p>In some cases, person may have an engineering back ground which makes him bolder to assert his “rights” on the hapless Architect. A few of Architects/building professionals eager not to miss the business may say yes to satisfy ego of the client to avoid missing the business. A true professional should say no to the client who consider his money more important than professional capabilities of a qualified experienced professional <p>How many of those who claim to have engineering back ground can claim to possess expertise immediately after leaving an engineering college? At best an engineering college makes you familiar with vocabulary of engineering and some basic skills without you understanding how it can be used in an engineering project. It is that years of exposure in engineering field with guidance of experienced professionals with whom you work make you a real professional worth the name. More projects and more exposures fine tune your capabilities and make you understand your limitations more. <p>When you hire services of a building professional, you need to have a frank face to face discussion with the professional. You should explain in detail what all you are looking for in the house, your hopes, dreams and of course your limitations especially on finance. There are some aspects which you may think possible and desirable which are not possible or desirable. You should have the wisdom to accept learned suggestions and advises of a professional. Not accepting them will not create any problem for your consultant but to you only. <p>Quite a lot of mails I get talk of a quote for all drawings together for house construction. (Plan, Three dimensional Elevation, Plumbing, Electrical, Flooring, Interior). I do agree that from business point of an Architect it is better to get money for a bunch of drawings and later extra charges for revised drawings based on site feedbacks. If your intention is not to make Architect rich, do not ask for all these drawings at one stretch <p>All that you need on commencement of house construction is the best possible Basic Plan of the house from the most experienced building professional you can find. A good basic plan can make you avoid losing lakhs of your money and get you better facilities at house at lesser cost. A splashy looking Elevation is no good to you except to please your eyes if your building contractor cannot build as per the picture with his capabilities. Once the plan is finalised let your Architect interact with your building contractor before attempting to prepare an Elevation. All the rest of drawings will have to be prepared only at each stage of construction provided your contractor can read those drawings properly. Drawings which your contractor cannot read and understand properly is of no use and do not waste money on it. In such cases you get your Architect interact with your workers to make them work as he plan or visualise to do. Probably you can join in these discussions to incorporate your needs and wishes with guidance from your Architect <p>Most people do not understand importance of a well-designed plan of house. They prefer to save those thousands to be paid to an experienced Architect and pay nothing or very little to “save money” In fact they will be losing lakhs of their hard earned money and the inconveniences and problems a bad plan will create cannot be corrected by any experienced building professional .People normally understand defects and flaws in a plan of house only after building structure get completed. I have been called to several such sites to make corrections to such buildings. But no one can make corrections without demolishing structural parts which will be impossible in most cases at that stage. So please do not try to save money on plan of house thereby making you lose heavily on construction of your house <p>DISCLAIMER: <p>The information contained in this blog/website is purely advises by Thomas Viruvelil/Viruvelil Group on building design and construction in Kerala. Those who follow these advices without active involvement, guidance and close monitoring by Thomas Viruvelil or those assigned by him do so at their own risk and responsibility. Thomas Viruvelil will not be held responsible in any manner for losses/damages arising out of such use of information from this blog/website. <p>Any dissemination, use, review, distribution, printing or copying of this blog/website in whole or in part is strictly prohibited. Viruvelil Group of Companies or Thomas Viruvelil do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance.. </p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-60818780774854807902014-10-17T00:10:00.001-07:002014-10-17T00:10:41.755-07:00Kerala House Construction: Free Consultation,17,October,2014<p><strong>For faster response to your queries, please write to </strong> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>You can call me on <p>9388701702 <p>9388701700 <p>9388701707 <p><b>House Design</b> <p><b>Query-1</b> <p>Mr.Jos has copied an Elevation shown in our website and wanted a similar house but with different needs <p>My reply to him is that it will not be wise taking elevations and plans from websites to save cost of design .You may save a few thousands. House construction involves lakhs of your hard earned money and unless you are wise enough to get experienced professional to design and construct your house you may land up in a defective designed house which cannot be corrected at all and you may loose lots of your money simply due to your eagerness to avoid professional design <p><b>Query-2</b> <p><b></b> <p>We have 1 acre paddy field 90% already filled, we need to built some houses for sale, what all the things i have to do in the time of foundation, will u please advice me. i am planning to built 800 sft home. <p>Jayanmon <p><b>My reply</b> <p>Quite a lot of people think of constructing house as a simple affair which can be done by them if they can find a contractor who can give lowest “square feet cost” <p>It is not a simple affair. For most of the people it involves almost their entire life savings and practically no house building person is an expert on house design and construction. Acquiring expertise need not only careful technical study but also experiences in designing and building houses especially in Kerala environment where both labour and material are costly with each day adding up cost <p>It is not within the control of a contractor to reduce cost. Most important cost reduction possible only by appropriate design of house by an expert. He can avoid wastages, cost increases and get you better facilities at lower cost. Contractor reduces cost not for you but for his profit putting quality of construction at risk <p>Without even getting design of building done, here he is asking about foundation. Foundation design will vary from place to place depending upon soil conditions and also depending upon design of building. Nobody can blindly advise you on foundation without site study and finalisation of house design <p><b>Query-3</b> <p>Came across your highly useful informative write up on Kerala house construction. <p>Planning for a house please find attached model plan. Few doubts on modifying room sizes. <p>1, Could we use bed room sizes as 11 x 12 (Master), 11 x 10, 9 x 12 and 10 x 12 with Vaasthu compliance? <p>Master bed on South West corner in model plan. <p>Thanks in advance. Hope you are an expert to help us. <p>Britto <p><b>My reply</b> <p>On quick perusal following defects noticed in your plan <p>Plan not a professional design <p>Lots of wastage of space. Adequate ventilation and lighting not available for most of living spaces <p>Toilets are too narrow with 120 cm width. <p>Plan is the most important critical part of house design. Do not try to save money on it to loose lakhs of your money and a house which will not give what it can with professional design <p>As per Vasthu bed room at South east is harmful <p>Bed room at North east not good for regular use <p>If you are interested in me designing your house, please let me know <p><b>Query-4</b> <p>I would like to send you my house plan for your comments as soon as possible. <p>Rajesh <p><b>My reply</b> <p>On quick perusal of plan, following are defects noticed <p>As per Vasthu, toilets at North east, South west corners are harmful <p>Kitchen at South east(Agni Konam) is better .North east is Easana Konam ideal for Pooja.As the house is facing East it is better to provide Kitchen at North West <p>Dining room is completely dark with no light or ventilation <p>In modern kitchens with modular Kitchen Store is a waste of space. Second kitchen is also dark with no light or ventilation <p>I have checked only ground floor plan which itself have several serious defects <p>Plan of the house is the most important critical part of house design .Do not try to get it done by some one who simply know Auto Cad drawing only <p>If you want me to design house, please let me know <p><b>Query-5</b> <p><b></b> <p>I am one of your website follower. My name is Arun Mathew, I have just started construction of my house (foundation & basement completed), it is 2900 Sqft and my budget was 60 lakhs, however my builder has given an approximate estimate which is coming around 88 Lakhs, which is of course based on the specifications I demanded (materials, brands etc). <p>I believe I can cut the cost considerably if I get a professional advice and review of the material quantity quoted by the contractor. Therefore I request your service to review the Estimate and advise me of cost savings wherever possible. Would you please review the BOQ if I send and I will be more than happy to pay your fees <p><b>My reply</b> <p>There is no generally accepted material, quality and engineering specifications when a nonprofessional contractor builds a house. His objective is simply to make maximum profit and all his talk of quality will be only to please your ears and nothing more than that <p>No two contractors build a house in similar manner and hence rates of one contractor cannot be compared with that of another contractor <p>Only method of ensuring quality of work and saving money without compromising quality is to have an experienced building professional who will not take money from contractor and will ensure professionally acceptable design, engineering standards and quality of work <p>You do not seem to have taken professional assistance from design stage and simply believed false promises of the contractor <p>All that I can do now is to visit the site and assess work done and give suggestions on future work to obtain better utility and to save your money on future work. <p><b></b> <p>DISCLAIMER: <p>The information contained in this blog/website is purely advises by Thomas Viruvelil/Viruvelil Group on building design and construction in Kerala. Those who follow these advices without active involvement, guidance and close monitoring by Thomas Viruvelil or those assigned by him do so at their own risk and responsibility. Thomas Viruvelil will not be held responsible in any manner for losses/damages arising out of such use of information from this blog/website. <p>Any dissemination, use, review, distribution, printing or copying of this message in whole or in part is strictly prohibited. Viruvelil Group of Companies or Thomas Viruvelil do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance.. </p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-42895234278256744842014-10-02T23:30:00.001-07:002014-10-02T23:30:07.051-07:00Kerala House Construction-Free Consultation:03,October,2014<p>For faster response to your queries on house design and construction in Kerala and even outside,write to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>Or call me on </p> <p>9388701702</p> <p>9388701700</p> <p>9388701707</p> <p>Thomas Viruvelil</p> <p><strong>Few house Elevations</strong></p> <p><strong>1.Four bed room house for client at Ettumanoor,Kottayam</strong></p> <p><a href="http://lh6.ggpht.com/-q9V2Xoh96tM/VC5B7470WNI/AAAAAAAACBU/sqerm60qKVQ/s1600-h/ajaykumar-01-01-13%25255B3%25255D.jpg"><img title="ajaykumar-01-01-13" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="ajaykumar-01-01-13" src="http://lh3.ggpht.com/-ccy2hBCAVsw/VC5B81l1lAI/AAAAAAAACBc/rbXXZfgZ-9U/ajaykumar-01-01-13_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>2.Three bed house for client at Kottayam</strong></p> <p><a href="http://lh3.ggpht.com/-7pZ9fj4Nw8Q/VC5CA3lZCUI/AAAAAAAACBk/7fCokHsKuXw/s1600-h/benny%252520thomas-22-07-11%252520copy%25255B3%25255D.jpg"><img title="benny thomas-22-07-11 copy" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="benny thomas-22-07-11 copy" src="http://lh3.ggpht.com/-DHDDmVkdazA/VC5CCASovRI/AAAAAAAACBs/9XfzlIuIsfQ/benny%252520thomas-22-07-11%252520copy_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>3.Four bed house for client at Thoppumpady ,Cochin</strong></p> <p><a href="http://lh3.ggpht.com/-fouqQsvVcNc/VC5CEgB-PrI/AAAAAAAACB0/dbwJ5Veia5w/s1600-h/frazer%252520antony-30-07-11%252520copy%25255B3%25255D.jpg"><img title="frazer antony-30-07-11 copy" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="frazer antony-30-07-11 copy" src="http://lh5.ggpht.com/-UazForVQn2c/VC5CFwUjUtI/AAAAAAAACB8/xvmzDOuebL4/frazer%252520antony-30-07-11%252520copy_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>4.4000 sft house for client at Adoor</strong></p> <p><a href="http://lh5.ggpht.com/-WeWqV1-Gq4A/VC5CIXTtGcI/AAAAAAAACCE/_WmXUahYU3M/s1600-h/jacob%252520thomas-22-04-10%25255B3%25255D.jpg"><img title="jacob thomas-22-04-10" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="jacob thomas-22-04-10" src="http://lh4.ggpht.com/-SiyCyMpEnx8/VC5CJcukrSI/AAAAAAAACCM/mXGrSOjwjeY/jacob%252520thomas-22-04-10_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>5.Three bed 2000 sft house for client at Palghat</strong></p> <p><a href="http://lh6.ggpht.com/-d5sPzouSitk/VC5CM0xcvYI/AAAAAAAACCU/fMGSAyU3MRg/s1600-h/MURUGADAS-14-11-12%25255B3%25255D.jpg"><img title="MURUGADAS-14-11-12" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="MURUGADAS-14-11-12" src="http://lh5.ggpht.com/-J2GP62t0TCs/VC5CN1zTqGI/AAAAAAAACCc/Wz0RmBjWGlY/MURUGADAS-14-11-12_thumb.jpg?imgmax=800" width="244" height="196"></a></p> <p><strong>6.Four bed house for client at Haripad</strong></p> <p><a href="http://lh3.ggpht.com/-rNydEzbr1oI/VC5CQuR2nUI/AAAAAAAACCk/UKo9E-h-uLQ/s1600-h/roy%252520john-18-06-12%25255B3%25255D.jpg"><img title="roy john-18-06-12" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="roy john-18-06-12" src="http://lh3.ggpht.com/-RMFpnpnZ4tA/VC5CSt-C7xI/AAAAAAAACCs/Om2dO7J8rZU/roy%252520john-18-06-12_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>7.1400 sft 4 bed house in 3.5 cents land at Edappally,Cochin</strong></p> <p><a href="http://lh4.ggpht.com/-H1sAFI3DBRk/VC5CVi93fLI/AAAAAAAACC0/cnNblGLwD7g/s1600-h/seetha-24-11-12%25255B3%25255D.jpg"><img title="seetha-24-11-12" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="seetha-24-11-12" src="http://lh4.ggpht.com/-G8EBEs2YNcY/VC5CWmzTIEI/AAAAAAAACC8/xyUgmpNmHkw/seetha-24-11-12_thumb.jpg?imgmax=800" width="244" height="184"></a></p> <p><strong>8.3500 sft house for client at Cherthala</strong></p> <p><a href="http://lh5.ggpht.com/-QVl5ZFuf4EE/VC5CZtPIXMI/AAAAAAAACDE/R40qMeTWwYQ/s1600-h/Tomi%252520thomas-12-04-10%25255B3%25255D.jpg"><img title="Tomi thomas-12-04-10" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="Tomi thomas-12-04-10" src="http://lh6.ggpht.com/-zrzYID96TFw/VC5Ca2Pgt-I/AAAAAAAACDM/9FVwNgolQyM/Tomi%252520thomas-12-04-10_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>Cost of construction</strong></p> <p><strong>Query-1</strong></p> <p>My name is Mahesh, from Kannur. <p>I would like to construct a house of 2500 sft <p>Can you please advice how much budget should I consider for the subject house <p>with granite flooring including a semi luxurious interiors. <p><strong>My reply</strong> <p>Most of the mails I get and telephone enquiries I get ask me the same question;”What will be the cost of house which I am planning to construct?” <p>Is house construction that simple for any one to answer this question? If I ask you what will be cost of 1 Kg of rice after one year will any one can answer me? <p>Any house construction normally will take not less than one year.Hundreds of materials are used in house construction.All of us know cost of these materials will only go up in Kerala conditions during this period. <p>Labour is difficult to get for any type of work in Kerala even though govt statistics still talk of unemployment and govt funds are wasted as unemployment wages to be used by those who get it for alcohol. <p>Again technology and trends change a lot in house construction with each day coming. <p>Then why non professional contractors always quote a square feet cost of construction? It is simply because that is the only way of getting work from you.Have you ever thought of the fact that these non professional contractors who do not know anything about Architecture or structural engineering follow strictly engineering standards and quality? Not at all.They build as they please simply to make profit.Do one contractor build exactly in same manner as the other? Not at all.Then how can there be a uniform square feet cost applicable any where irrespective of site ,soil conditions and design? This talk of square feet cost is simply a lie to cheat house owner who think of himself as smart if he find a contractor who promise to build at lowest square feet cost <p>Have you ever checked whether these contractors complete house construction with quoted amount? Will they give you exact square feet area? Answer for both these questions is a simple No <p>For cost reduction,what you need is not a contractor who quote lowest square feet rate.You need a qualified experienced professional in building construction.Tell him your budget restrictions if any.He will design the house in such a manner so that you will be able to complete construction with quality,better utility for space inside house.Just getting a drawing from him will not be enough.Let him continuously monitor your house construction with engineering drawings for each stage of construction and proper supervision to ensure that your contractor build as per Architecture and Engineering specifications <p>Lot of people think an Architect is required only to give a better appearance for your house.It is wrong.You need him from beginning to end of house construction to get better value for money and to save lakhs of your money in house construction <p><strong>DISCLAIMER:</strong> <p>The information contained in this blog/website is confidential and may be privileged. Any dissemination, use, review, distribution, printing or copying of this message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. VIRUVELIL Group of Companies and Thomas Viruvelil as a person will not be responsible in any manner for use of information.advise/technical data given by this website without close supervision and guidance by the originator of such data/message/advise V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-78143842393348457902014-09-25T06:15:00.001-07:002014-09-25T06:15:37.609-07:00Kerala House Construction-Free Consultation:25,September,2014<p>For faster response to your queries on house design and construction in Kerala and even outside,write to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>Or call me on </p> <p>9388701702</p> <p>9388701700</p> <p>9388701707</p> <p>Thomas Viruvelil</p> <p><strong>Nalukettu model house</strong></p> <p><strong>Query-1</strong></p> <p>My name is Rakesh am working as a professional abroad ,while searching for some architectures in web i found your site ,can you just tell me about the cost of a Naalukettu model house with modern infrastructure included. <p><strong>My reply</strong> <p>Nalukettu model house has got additional features peculiar to Kerala Architecture.House construction was not so much costly in olden days.Wood was available in plenty.Labour and materials were available easily and without much cost.Naturally earlier house construction did not bother much about reducing cost by minimising use of both labour and materials <p>High cost of construction these days force any one who want to reduce cost to reduce unwanted or avoidable spaces in the house,by economical design while providing necessary features and facilities.Attempts to reduce use of labour and materials also form part of cost reduction <p>Nalukettu type house has following essential extra features which when incorporated will push up cost of construction <p>1.Open to sky space in the middle of house called Nadumuttom or central court yard <p>2.Chuttu verandah or verandah around the house:Even though verandah around entire outside walls was quite common in olden days,now this feature if adopted restricted to front portion and /or another side of house <p>3.Poomukham: Connected to Chuttu verandah this portion is like a sit out in front side but bigger in dimensions to have sort of informal chat with people outside house or even family members.This place traditionally was used by head of family to relax in a reclining chair with cloth support for body portion <p>While Poomukham and Chuttu verandah reduced can be incorporated in houses where budget is not a constraint,providing Nadumuttom will create more problems than comfort in present day conditions as open to sky space can create security problems and nature induced problems like pests and rain water inside centre portion of house.In my opinion ,Nadumuttom can be forgotten in present day houses with Kerala architecture elements <p>Nalukettu or Ettu kettu type houses need be considered only for those with no budget constraints.Some one with less money for a house should avoid such luxury features in the house <p><strong>Vasthu compliance for apartments</strong> <p><strong>Query</strong> <p>I am interested in buying a flat which is vasthu wise good Kindly advise. <p>Minju <p><strong>My reply</strong> <p>It will be practically and economically difficult for an apartment designer to design with Vasthu compliance as every apartment builder is trying to make maximum flats from available space.Positioning living spaces like Kitchen and Master bed room in a particular direction to comply with Vasthu may not be possible.All that is possible is to get a Vasthu expert check the apartment before you buy it.If the flat meet Vasthu features,fine <p><strong>Building rules</strong> <p><strong>Query-1</strong> <p>My question is .<br>Is it ok new plan can submit at the time of completion?First approval is going to expire Mostly it will take another 2 more years What is the minimum requirements to get completion certificate.<br>Advise me . <p>Mohamed <p><strong>My reply</strong> <p>Building permit is usually given for three years.Before date of expiry you can apply for extension. <p>If you have to increase plinth area from approved plan,you have to submit revised plan and get approved from local authority <p>You cannot wait up to completion stage <p>For revised plan and completion plan ,you need services of a licensed Engineer/Architect/supervisor <p><strong>House Design</strong> <p><strong>Query</strong> <p>My name is Abhilash and my home town is in Palakkad. <p>I am planning to have a single storey house with 2 bedrooms Could u please send me some designs of single storey house and estimate. <p><strong>My reply</strong> <p>I get similar mails asking me to send “few house plans” quite often. <p>Please understand any plan of house or Elevation taken from anywhere will not suit your needs,site,budget and Vasthu factors related to your plot <p>Most of the people spend major portion of their savings in life for building a house in Kerala.I do not understand why they avoid professional Architects/Engineers who can give you better designed house which will give you more facilities at lesser cost and structural stability of building.All that non professional contractors can give you is simply a lie of some “square feet cost” which will trap you to him and will make you spend more to get a house with lots of wastages of your money with lesser facilities <p>Get professional help from design stage itself.Plan of your house is the most important most critical drawing.Do not go for free plans which will drain your money.Pay for services of an experienced professional in thousands and save lakhs of your money and get a better house by design and structural stability V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-4082039538692920782014-09-17T20:57:00.001-07:002014-09-17T20:57:31.471-07:00Kerala House Construction-Free Consultation:18,September,2014<p>For faster response to your queries on house design and construction in Kerala and even outside,write to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>Or call me on </p> <p>9388701702</p> <p>9388701700</p> <p>9388701707</p> <p>Thomas Viruvelil</p> <p><strong>Remodeling of existing house</strong></p> <p><strong>Query-1</strong></p> <p>This is Saju ,i planning to remodel my old home ,kindly sent me your mob no to contact you & what is your service charge to see my home in Trivandrum</p> <p><strong>My reply</strong></p> <p>What I have observed during most of the remodeling cases which I attempted are the following:</p> <p>1.In most cases houses are not in a condition of remodeling or renovation as most of these houses are built by non professional contractors without any consideration for Architecture or Structural Engineering</p> <p>A house built without compliance to Engineering and Architectural standards may not last more than 30 years as non professional contractor would have done the work purely on profit making basis with only lip service for quality</p> <p>2.It is almost impossible to assess exact cost of remodeling and renovation with additions.alterations to existing building as the structural stability of the existing structure will be known only when we start breaking portions of existing building</p> <p>3.Some people resort to remodeling thinking that it will be cheaper compared to new construction.It will never be the case</p> <p>4.Certain inherent defects in design and construction of existing building cannot be corrected and you should not expect remodeling to make it right</p> <p>5.Some people go for remodeling simply due to sentimental attachment to existing building.In that case,you should not bother about cost</p> <p>6.Wherever possible it is better to avoid addition,remodeling and go for new construction unless you are sure about Architectural excellence and Structural stability of building which is only remote possibility</p> <p>Attempt to remodel/extend/alter existing structure should be done only if an experienced building professional recommend you to go ahead on proposed additions/remodeling.If the expert do not agree for such remodeling work,do not attempt to do it</p> <p>We can check up existing building and give you professional advice and if found feasible can take up work with our expert workers in a professional manner with latest technology inputs</p> <p>House Construction</p> <p>Query-1</p> <p>Dear Sir, <p>I have around 5 cents of land and I am planning to build a house of around 1250-1500 sq ft with 3-4 bedrooms soon. My budget is around 25 lakhs. <p>First I would like to know whether you can recommend any reliable contractor to carryout the work. .Also pl.let me know whether giving the work on labour contract or on full building contract would be good.I am planning to take loan from bank for carrying out the work <p>Let me have your valuable comments, <p>S.BINIL <p><strong>My reply</strong> <p>House Construction in Kerala is carried out mostly by non professional contractors who do not bother about Engineering or Architecture.Most of them do not have even elementary knowledge in Engineering or Architecture <p>Some how they have created a wrong idea in minds of people that there is a so called fixed square feet cost of construction <p>People also think a contractor can reduce cost to any level.People do not realise that no two contractor do work in same manner with same quality and Engineering standards <p>People do not realise that a good design by an expert with enough experience in house construction can save lot of cost and provide you better facilities at house at low cost.Cost reduction can be given to you without compromising quality of construction only by an experienced building professional <p>Square feet cost is a term much misunderstood by almost all. But you can understand how it is simply a term used to cheat you by looking at what it means <p>Take the case of house construction. Hundreds of material is used and different types of labour are used. Construction normally takes about an year or more. Cost of all these inputs goes up with no predictable nature. Still contractor who need business quote a so called “square feet cost” not because he like the idea but simply because you as customer or owner of house to be built will give work only to those who quote lowest “square feet rate”. You are not bothered whether the contractor is technically qualified or not. Most of them do not know anything about Architecture or Structural Engineering. Still you allow them to build as he pleases. You do not want a qualified experienced person to provide detailed execution drawings during construction and to check at every stage whether work is being carried out properly as per drawings. You are not bothered even if contractor uses only 400 Kg of steel for roof concreting which may require 1000 Kg of steel as per Engineering standards <p>Contractor will advise you not to spend money on an Engineer for continuous monitoring of quality of construction as he has done “several such buildings without any help from Engineer. He may even boast off saying “these Engineers do not know even half of what he knows” To save consultation and drawing charges of a professional, you allow free rein to contractor and contractor try hard to increase his profit by reducing both labour and material. Who is bothered about quality problems which may start showing after three or four years. <p>Your craze for getting lowest “square feet cost” make contractor richer and quality of construction suffers <p>How can there be a uniform rate applicable anywhere irrespective of specifications and quality of construction? Two contractors never do the work in same manner. Without a qualified professional to design and monitor work, you tend to waste lot of your money by improper advise by contractor and you loose better facilities you could have got in the house with professional design . <p>A professional experienced in house design and building can save you lakhs of your hard earned money and you can get you better facilities in the house at lesser cost. <p>All these arguments hold well in the case of Interior work also. When you go for lower rate, contractor goes for lower quality materials and less labour content work to increase his profit. Unless there is a professional to design and supervise work, contractor will take you for a ride. He is there in business to make profit and he always try to make you believe that what he gives you is the “best quality” .You think of you as smart for saving design cost and professional fees. Only the contractor turns out to be smarter than you V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-31874178660542262812014-08-25T03:43:00.001-07:002014-08-25T03:43:20.582-07:00Kerala House Construction: Free consultation,25,August,2014<p><strong>How to send your queries for free Consultation from Thomas Viruvelil</strong></p> <p>Write to</p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> </p> <p>Any other method of sending your queries may not get you a faster response</p> <p>You can call on these mobile numbers</p> <p>9388701702</p> <p>9388701700</p> <p>9388701707</p> <p><strong>House Construction cost</strong></p> <p><strong>Query-1</strong></p> <p>I'm Renuka from Cherthala.planning to build a house.my plot is 5 cents,land original soil.i would like to build<br>a 1000 sft 3bedroom house.my budget is 12 lakhs.kindly advise whether<br>a single storied or double storied plan will be more cost<br>effective?whether there is any advantage to contemporary style over<br>traditional one?what may be the approximate cost for foundation for<br>single and double storied plans?How can i build it more cost<br>effective?kindly advise. <p><strong>My reply</strong> <p>House construction involves hundreds of materials and different type of labour.Cost of all these inputs keep going up almost everyday causing cost increase everyday <p>Most of the houses in Kerala are built by non professional contractors who do not know anything about Architecture or Structural Engineering.Luckily for them even the owner of house for whom construction is done also do not know about importance of using knowledge of Architecture or Structural Engineering.It allows contractor to do construction as he pleases compromising quality of construction and design and making him comfortable with his profit <p>Whatever may be the amount of money you may have,it will be possible to construct a house with that money.Best use of your money can be possible only if you get professional involvement and guidance from beginning to end of house construction <p>Most important part of house construction which decides cost,facilities and utility of built up space is the design of the house .Just any one who knows how to draw a Pan and Elevation in Auto CAD can give you the best possible design.Just a degree in Engineering or Architecture will not make any one an expert in design as our educational institutions do not produce persons who can perform with professional competence.So you need a qualified experienced expert who will give you advantages of expertise gained by being a practicing professional <p>Deciding in advance certain sft plinth area of house and facilities and looking for a contractor who will promise to give you all these within the budget figure fixed by you can only be a dream.Non professional contractor who need work for his survival may agree to anything to get work from you knowing well that you can be made to shell out more money as work progresses <p>In 5 cents plot,u cannot have three bed rooms and usual living spaces in ground floor.You will have to go for two floors.If you have more land building house with three bed rooms in single floor will be cheaper <p>Traditional Kerala architecture with at least slope sunshades will be better suited to Kerala climate with more than six months rain.Going for only flat sunshades may make your outer walls wet due to heavy rains.Your Architect will be the better person to decide on appearance of your house considering all aspects in each case <p><strong>Query-2</strong> <p>Sir, I am Midhun, . I am planning to build a new home. I am a strong believer of vastu concepts, so i made a plan for my house with the help of a vastu expert ,an "aashari" who is not an engineer. I send the image and pdf file of the plan for your advice. The area of house is 1260 Sq ft. If possible i want to limit the total expenditure to 15 lakhs. <p>I wish to give labour contract to my neighbor who is a friend also. He says he can do labour either for Rs.300/- for sft or for daily "thachu" basis. They charge 700/- for mason and 600/- for helper He also said when they measure sft area, it includes area of the walls also. I am very confused about that. I don't want to loose our friendship after this project and he is unable to explain it properly. <p>I have a plan for GYPSUM plastering for inside walls which i will be giving a separate contract. <p>From the beginning i always say that i am not making the house for others eyes, but only for me and my family.. so the exterior beauty is not an issue for me <p><strong>My reply</strong> <p>It is a typical case of how people go about designing and building a house in Kerala.He has not considered design of the house important enough.A Plan prepared by any one is good enough.He do not realise the fact that proper design can reduce cost and offer better facilities at lesser cost <p>While proceeding on construction he do not think it necessary to have an expert to provide detailed drawings at each stage and visit site to give instructions to workers.Workers engaged on daily wages will try to increase days of work and the contractor who may get a cut on daily wages of worker may also like the idea of earning without doing any work <p>He also think that an Architect can only make his house look better and nothing else which he consider a waste of money <p><strong>Query-3</strong> <p>I Varier working as teacher, decided to construct a hose of maximum 12x12 M house I wish to construct it in a Kerala nalukettu model Is it possible construct it with in this dimension. I need 2 bed room , one office room, a hall ,kitchen , dining,and a Nadumuttam not more than 9mt sq.waiting for your suggestions rules <p>My reply <p>A Nalukettu house with two bed room in single floor may require at least 3000 sft in plinth area.Nalukettu type construction is costly and open Nadumuttom in centre will be a security and climate threat.It will not be easy to seal open court yard on security aspect especially since houses in Kerala do not have many members staying these days.Rain and insects will fall down in centre of house creating more trouble. <p>Dimension wise 12M x12M will not be enough for such a house.Unless you are very particular of having Nalukettu house whatever may be the cost do not go for it <p><strong>Query-4</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2013/10/free-consultation25october2013.html">Free Consultation,25,October,2013</a>":<br>We had property at Kanthalloor, hill top station. Total property is apprx 40 cents. Want to construct mud house & wood house for home stay and Ayurveda treatment. Is there anybody who is technically sound and can guide us in construction at a reasonable rate on the construction. <p><strong>My reply</strong> <p>We can take up work if we find it workable after a Site visit and assessment <p><strong>Query-1</strong> <p>Sibi has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Please anybody tell me how much is the minimum width for a panchayat road in Kerala.. <p><strong>My reply</strong> <p>It will be better to check with your local administration office with specific details of plot like Survey No and location sketch to know exactly clearance space required in your case <p><strong>Interior work</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2013/10/free-consultation25october2013.html">Free Consultation,25,October,2013</a>":<br>I recently purchased a 2 BHK flat of 1600 sft in Kakkanad. I know that work of interiors will vary depending on material used. Still what is the approx. rate in case the same has to be carried out in a decent manner.Also please inform whether your firm carries out the interior works alone. <p><strong>My reply</strong> <p>We can do any portion of work for a house or flat in part or full subject to decision of our management after assessing each case.This is what we can do related to construction activities <p>For making your dream house a reality we can do following for you <p><b>1. </b><b>Assistance in land purchase</b> <p>We can arrange technical and legal evaluation of property with site visit by technical expert, verifying property documents by documentation experts and lawyers and also arranging property registration formalities with expertise and professional services. Land and House purchase loan can be arranged through M/s HDFC Limited <p><b>2. </b><b>House design</b> <p>In the present situation, where cost of all inputs used for House construction going up every day, cost control and obtaining maximum utility for money spent can be achieved only by house design by experienced expert building professional. With over 200 houses built directly by us in different parts of Kerala and many more buildings designed, we have expertise and experience which you may not find elsewhere <p><b>3. </b><b>House Construction</b> <p>In Kerala, people look for a contractor who offers lowest “square feet cost”. Each house will cost differently depending upon design; work involved material used, site conditions etc. and there cannot be a common “square feet cost of Construction” <p>Each contractor build as per his choice of materials, labour and most of them do not even know about Architecture or Structural Engineering. There can be common rates for construction only if all contractors follow same specifications, and Engineering standards which never happen. Unless you have an expert experienced building professional to provide technical drawings and construction is monitored on a daily basis you cannot ensure that a contractor looking for profit will do a quality work satisfying engineering standards <p>We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers <p><b>4. </b><b>Vasthu Consultancy and Vasthu compliance for House Design</b> <p>We follow Vasthu Sasthra while designing house for you thereby ensuring peace and prosperity during your stay in the house. We can also visit your house under construction and existing house to check on Vasthu aspects and to suggest suitable changes in building to ensure Vasthu compliance <p><b>5. </b><b>After structure work and checking of work done</b> <p>We can take up any work related to construction from beginning to end. Even in case where you already working with another contractor, we can visit site, check on work already done and advise on future works <p>It will be better to have our expert services for after structure works like Plumbing, Electrical, painting, flooring and Interior wood work even in cases where you have opted for a contractor for structural work <p>We can also act as Consultants giving detailed execution drawings and periodic site visits <p><b>6. </b><b>Remodeling of existing house</b> <p>In many cases your existing house can be remodeled and renovated with our guidance and involvement. We have done several such remodeling works in different parts of Kerala using our expert workers <p><b>7. </b><b>Interior wood work and Furniture</b> <p>We have fully equipped manufacturing facility at Cochin for taking up Interior wood work like Modular Kitchen, cupboards etc. All goodness of traditional Kerala Architecture including hand carving of wood can be done with modern technology inputs <p><b>8. </b><b>Consultancy and supervision</b> <p>We can act as consultants for your project giving technical as well as management consultancy for smooth running of your house construction project or any other Engineering/Management related activity. If you are an NRI, we can keep you posted on daily progress of work through specific blog for the project which will have complete progress details of project including pictures from site on a continuous basis. Even in cases where you opt to have a different builder we can give technical drawings, site visits to ensure quality and technical correctness of work on a regular basis. Details of consultancy package offer available on request</p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-84253772262315981902014-08-13T03:04:00.001-07:002014-08-13T03:04:08.680-07:00Kerala House Construction: Free consultation,12,August,2014<p><strong>How to send your queries for free Consultation from Thomas Viruvelil</strong></p> <p>Write to</p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> </p> <p>Any other method of sending your queries may not get you a faster response</p> <p>You can call on these mobile numbers</p> <p>9388701702</p> <p>9388701700</p> <p>9388701707</p> <p><strong>Few Elevations of houses designed by us</strong></p> <p><strong>1.2000 sft three bed house</strong></p> <p><a href="http://lh3.ggpht.com/-rxnJkXCHGro/U-s31_t8JhI/AAAAAAAAB20/8bOa-sTQpd4/s1600-h/benny-thomas-22-07-11-copy3.jpg"><img title="benny thomas-22-07-11 copy" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="benny thomas-22-07-11 copy" src="http://lh5.ggpht.com/-O1QNluok66c/U-s33Jp5fqI/AAAAAAAAB28/cOHSC22Gh-4/benny-thomas-22-07-11-copy_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>2.3000 sft four bed house</strong></p> <p><a href="http://lh6.ggpht.com/-d92HfszwMnc/U-s35GnusmI/AAAAAAAAB3E/oLALshMY4yg/s1600-h/frazer-antony-30-07-11-copy3.jpg"><img title="frazer antony-30-07-11 copy" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="frazer antony-30-07-11 copy" src="http://lh5.ggpht.com/-UYD9NgjJvs0/U-s36WhYoOI/AAAAAAAAB3M/n8UzDlyMYQ8/frazer-antony-30-07-11-copy_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>3.3500 sft four bed house</strong></p> <p><a href="http://lh5.ggpht.com/-TyzT9V_ciC0/U-s38tjrjaI/AAAAAAAAB3U/qeOC8cprLA8/s1600-h/jacob-thomas-22-04-103.jpg"><img title="jacob thomas-22-04-10" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="jacob thomas-22-04-10" src="http://lh6.ggpht.com/-iWTZkQzsAes/U-s391fPRzI/AAAAAAAAB3c/KjAS7mkXJ-I/jacob-thomas-22-04-10_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>4.2800 sft four bed house</strong></p> <p><a href="http://lh4.ggpht.com/-EBYveemmiPw/U-s3_9elmuI/AAAAAAAAB3k/tIeksLf_Ows/s1600-h/roy-john-18-06-123.jpg"><img title="roy john-18-06-12" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="roy john-18-06-12" src="http://lh5.ggpht.com/-Ogd_rI2udaY/U-s4Brfb2WI/AAAAAAAAB3s/ooZPvyOsFmw/roy-john-18-06-12_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>5.3200 sft four bed house</strong></p> <p><a href="http://lh4.ggpht.com/-Z2CwAb6ClS8/U-s4DvrajJI/AAAAAAAAB30/CG2VDJTLHKg/s1600-h/Tomi-thomas-12-04-103.jpg"><img title="Tomi thomas-12-04-10" style="border-left-width: 0px; border-right-width: 0px; background-image: none; border-bottom-width: 0px; padding-top: 0px; padding-left: 0px; display: inline; padding-right: 0px; border-top-width: 0px" border="0" alt="Tomi thomas-12-04-10" src="http://lh3.ggpht.com/-ujtS3xVXmWE/U-s4FFfnDVI/AAAAAAAAB38/IfHO3JB5ftE/Tomi-thomas-12-04-10_thumb.jpg?imgmax=800" width="244" height="164"></a></p> <p><strong>Cost of construction of house</strong></p> <p><strong>Query-1</strong></p> <p>My name is saxon, i have just saw your blog about low cost house building techniques( <a href="http://kerala-architects.blogspot.ae/">http://kerala-architects.blogspot.ae</a> ) and i was truly impressed as I am planning to rebuild my house . <p>My house is located at cochin in five cents of land.What i have in my mind is a single storied(concrete roofed, with no elevations) apprx1200 sqft house with four bedrooms with two toilets,hall and kitchen.that is what "i wish for" but I am not too knowledgeable in building plans and techniques.but the real challenge in front of me is that whether i can finish it within my small budget of 12 lacs. <p>please be kind enough to inform me whether it is possible or not? and if it is possible how you can help me with construction of my dream home with low budget building techniques. <p><strong>My reply</strong> <p>Several people have this mistaken notion that cost of construction can wary from contractor to contractor and if the contractor feels so he can build house at any cost! <p>No contractor will try to reduce cost of construction.His operation strategy will be to give you wrong idea that he only can build house at very low cost.How can a contractor reduce cost of many materials which go in to construction?All contractors buy materials and hire workers from same market which never offer him or any body else a lower cost.In fact cost go up everyday. <p>As both labour and materials going in to construction of house goes up everyday,only person who can bring down your cost of construction is a qualified experienced building professional.He may not work for you without charges.But his fees will be negligible when compared to following benefits he will bring to your house design and construction <p>1.Better design of the house giving more utility for each built up space,avoiding wastage of space and money <p>2.Advice on each stage of construction giving you advantage of information on latest technology and trends <p>3.Proper engineering and design for each stage of construction with periodic site inspection to check compliance with drawings and quality of construction <p>Contractor has only one prime objective of increasing his profit even though you try hard to reduce cost.He may even compromise on structural architectural correctness of work to increase his profit by pushing you in to trouble at later stages of life of building <p>Finally ,there is no such square feet cost of construction applicable everywhere.No two contractor build house in same manner.How can there be comparable rates of contractors?Square feet plinth area of the house will be known only after your Architect complete at least plan of the house and not by your imagination V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-78375155457009389022014-08-01T00:04:00.001-07:002014-08-01T00:04:06.399-07:00Kerala House Construction:Free Consultation,1,August,2014<p><strong>Send your queries for free consultation to </strong></p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p><strong>and do not post queries in blog for quick response</strong></p> <p><strong>Building rules</strong></p> <p><strong>Query-1</strong></p> <p>Ali has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Is there any relaxation for the space which has to be left according to rule , if we have concerned letter from our neighbor .</p> <p><strong>My reply</strong></p> <p>You can get relaxation in clearance space of building with property of neighbour provided <br>you are willing to avoid doors and windows in that side and neighbour is willing to give consent in writing in stamp paper</p> <p><strong>Query-2</strong></p> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>In Calicut corporation area,I want to construct a ground(for parking)+2 floor(ONE FOR RENTAL AND THE OTHER ONE FOR SELF )in 5 cent area.<br>any rule regarding the road width like 8 feet/10 feet/12 feet like that?<br>if so what is the rule? <p><strong>Query-3</strong></p> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Would you know what is the maximum height allowed for constructing a building in the Kota Maidanam (Fort Maidan) area in Palakkad. The area comes under the 300 meter Regulated Zone around the ASI protected monument of Palakkad Fort.<br>I was first told that under ASI rules, the height restriction is 18 meters for residential and 24 meters for institutional buildings. However, locals say that because the Kota Maidanam hosts VIP meetings regularly, the height restriction is capped at G+2 storeys.<br>I would be grateful if you could clarify what is the right answer. </p> <p><strong>My reply</strong> <p>Get the matter clarified from concerned section of local administration office by providing specific details of your plot <p><strong>Query-4</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I have recently purchased a three cents plot with road on two sides in a panchayat area. It is reported by all that it is necessary to leave 3 m from two sides. Is there any relaxation or exemption to build a house without leaving 3 meters. <p><strong>My reply</strong> <p>For three cents or less there are relaxations in clearance space to be left while constructing house.Get specific information from concerned section of local authority office <p><strong>Query-5</strong></p> <p>mrpc has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>should we any "licensed engineers seal and sign" for panchayath drawing for number...? (now.2014)</p> <p><strong>My reply</strong> <p>As per present rule,completion certificate from Licensed Engineer/Architect/Supervisor not required for getting completion certificate from panchayath excluding special grade Panchayath <p><strong>Query-6</strong> <p>Muneer has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I have built a new house near my old home.The distance between old and new building is 2 meter in the front and from the middle to rear it reduces to 1.2 meter.Can you please advice me ,is it allowed .if not how to rectify this <p><strong>My reply</strong> <p>I can comment on this only after a site inspection <p><strong>Query-7</strong> <p>Sujan has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Sir,<br>I am planning to purchase a plot(4 cents) , its falls under panchayat limit. In the village tax receipt its mentioned as "Nilam" ,can i get permission to construct a house .or i need to convert it as 'puraiyedam' . is it possible to convert ? as almost 97 houses are already constructed there. please advice <p><strong>My reply</strong> <p>If 97 houses have come up in the area why should alone be prevented from constructing a house there.Before purchasing plot check up with local authority whether sanction will be given for house construction <p><strong>Query-8</strong></p>Sakeer has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I have 8.5 cent , i am planning to construct a house but there a 11 kv electric line is passing over the property. Please clarify any restriction to build house under the 11 Kv line<br> <p><strong>My reply</strong> <p>Constructing house below 11KV or any high voltage electric line is not advisable as the inductive field around high voltage line can cause problems for those who stay under it <p><strong>Building materials</strong></p> <p><strong>Query-1</strong></p> <p>Balu has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/12/is-plan-enough-for-building-house.html">Is a plan enough for building house?</a>":<br>This is about chimney. The store bought modern chimney does not serve the purpose totally. How about building a compact chimney in cement and using an exhaust fan on exit? <p><strong>My reply</strong> <p>Chimneys of different sucking capacity are available in market.Using chimney in brick work and using an exhaust fan is like using a bullock cart instead of a car <p><strong>Consultancy Services</strong> <p><strong>Query-1</strong> <p>Philip has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I am a frequent reader of your blog and its a gr8 help for people like us recently I purchased a 1.20 acres of land in Chengannur town and i want to build a villa project there. I am not a registered builder. what things i need to do to start a villa project and what is the minimum road width i need to leave in my plot?</p> <p><strong>My reply</strong></p> <p>To start a project like this you first need assistance from an agency like ours.Write to me to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>See what all we can do for you:</p> <p>Ours is a professionally managed Engineering organisation based at Cochin handling Architecture, Construction, Industrial Marketing, Real estate assistance, Engineering and Management Consultancy <p>For making your dream house a reality we can do following for you <p><b>1. </b><b>Assistance in land purchase</b> <p>We can arrange technical and legal evaluation of property with site visit by technical expert, verifying property documents by documentation experts and lawyers and also arranging property registration formalities with expertise and professional services. Land and House purchase loan can be arranged through M/s HDFC Limited <p><b>2. </b><b>House design</b> <p>In the present situation, where cost of all inputs used for House construction going up every day, cost control and obtaining maximum utility for money spent can be achieved only by house design by experienced expert building professional. With over 200 houses built directly by us in different parts of Kerala and many more buildings designed, we have expertise and experience which you may not find elsewhere <p><b>3. </b><b>House Construction</b> <p>In Kerala, people look for a contractor who offers lowest “square feet cost”. Each house will cost differently depending upon design; work involved material used, site conditions etc. and there cannot be a common “square feet cost of Construction” <p>Each contractor build as per his choice of materials, labour and most of them do not even know about Architecture or Structural Engineering. There can be common rates for construction only if all contractors follow same specifications, and Engineering standards which never happen. Unless you have an expert experienced building professional to provide technical drawings and construction is monitored on a daily basis you cannot ensure that a contractor looking for profit will do a quality work satisfying engineering standards <p>We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers <p><b>4. </b><b>Vasthu Consultancy and Vasthu compliance for House Design</b> <p>We follow Vasthu Sasthra while designing house for you thereby ensuring peace and prosperity during your stay in the house. We can also visit your house under construction and existing house to check on Vasthu aspects and to suggest suitable changes in building to ensure Vasthu compliance <p><b>5. </b><b>After structure work and checking of work done</b> <p>We can take up any work related to construction from beginning to end. Even in case where you already working with another contractor, we can visit site, check on work already done and advise on future works <p>It will be better to have our expert services for after structure works like Plumbing, Electrical, painting, flooring and Interior wood work even in cases where you have opted for a contractor for structural work <p>We can also act as Consultants giving detailed execution drawings and periodic site visits <p><b>6. </b><b>Remodeling of existing house</b> <p>In many cases your existing house can be remodeled and renovated with our guidance and involvement. We have done several such remodeling works in different parts of Kerala using our expert workers <p><b>7. </b><b>Interior wood work and Furniture</b> <p>We have fully equipped manufacturing facility at Cochin for taking up Interior wood work like Modular Kitchen, cupboards etc. All goodness of traditional Kerala Architecture including hand carving of wood can be done with modern technology inputs <p><b>8. </b><b>Consultancy and supervision</b> <p>We can act as consultants for your project giving technical as well as management consultancy for smooth running of your house construction project or any other Engineering/Management related activity. If you are an NRI, we can keep you posted on daily progress of work through specific blog for the project which will have complete progress details of project including pictures from site on a continuous basis. Even in cases where you opt to have a different builder we can give technical drawings, site visits to ensure quality and technical correctness of work on a regular basis. Details of consultancy package offer available on request <p> <p><strong>DISCLAIMER:</strong> <p>Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-54328131729579528442014-07-30T01:17:00.001-07:002014-07-30T01:17:53.245-07:00Free Consultation-July 30,Part 2<p>For sending your queries for Free Consultation,write to </p> <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p>Posting queries in blog may not get you faster response</p> <p><strong>Building Rules</strong></p> <p><strong>Query-1</strong></p> <p>Sir, I have about ten cents of land close to a river in in Kannur district. When I had applied for permission for construction some two years ago the Secretary of the Panchayat rejected my application citing that the proposed building is within 50 meters from the river. (With the size of the plot, I can leave only about 35 feet) I then kept the project in abeyance.<br>Please note that there are already houses on both the sides of my plot constructed before 1991 and also there is a PWD road between the river and my plot regularly plying buses and other vehicles. Will I be able to get permission based on these reasons? Please help. Regards Ravi <p><strong>My reply</strong> <p>My understanding of CRZ Act is that you will be allowed to construct house on Building line of existing building if the building existed before 1993.Also a road between water body and your plot can get you sanction.Please check with concerned local authority office <p><strong>Query-2</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I have only 2 cents in Trivandrum corporation.i want to build a house over there.so how much space should i leave from neighbours property and from road <p><strong>Query-3</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I want to construct a two storied house in 5.5cents plot .The plot has roads in front side & back side in which both front & backside roads of the plot are byroad from the main street.This plot is second plot from the main street.Can you please advise what are the set backs to be left on all sides .<br><strong>Query-4</strong></p> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>I recently bought a plot in Peerumedu, Idukki District for building a house. Is there any statutory requirement specially needed for mining clearance etc. The plot is not close to any highway, roads, rivers etc. It's on a hillock/gradient. </p> <p><strong>My reply</strong> <p>Only after a Site visit,I can comment on this You can contact your local administration with specific plot details to know about restrictions applicable. <p>If you need our services,write to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><strong>Query-5</strong></p> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>would like to know the rules regarding boundary wall ie., the height limit (how tall it can be from the boundary line),can construct just above the boundary line etc.</p> <p><strong>My reply</strong> <p>If your boundary wall is facing a road,you will have to get sanction for constructing boundary wall from local administration.They may ask for certain conditions and clearances <p><strong>Construction cost</strong></p> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/07/foundation-soil-investigation.html">Foundation-Soil Investigation</a>":<br>what can be the cost of soil test <p><strong>Query-2</strong> <p>I am preethi, I like to build a house with 25 lakhs. Can I use Gypsam plastering for cost cutting?</p> <p>My reply <p>There is no point in trying to get bits of information on house design and Construction from different sources.Trying to act as Architect for your house can only land you in trouble.House construction is not that simple for you to do design and construction directly <p>Get professional assistance.After studying your specific case ,you will be advised whether soil test required for your plot and if so how and at what cost.If you need our assistance contact us at <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p> <p><strong>Vasthu Compliance</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/vasthu-compliance.html">Vasthu compliance</a>":<br>The article you wrote is very useful to me especially at this time of my house construction. I asked the so called vasthu Asaari to design my kitchen at the S.E, but he refused first and on compulsion from my end, he drew it with a verandah at the right of the kitchen. So my doubt is to you sir, the veranda at the right of the kitchen, i.e, parallel to the kitchen is necessary in real vasthu. I do hope to have an answer . <p><strong>My reply</strong> <p>Kitchen should preferably come at South East(Agni Konam) though Architect may choose a different location considering other factors.Cooking should be done facing East.Verandah has nothing to do with Vasthu requirements. <p>Instead of going to non professionals for design of house,go for professional advise as House design cannot be left to be done by any one.A wrong design can make you loose money,prevent you from having better utility for built up space.If you need our services in design of house with Vasthu compliance also satisfying architectural and structural engineering aspects write to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><strong>Construction problems from Flat/Villa promoter</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-houseconstruction.blogspot.com/2010/06/building-permit.html">Building Permit</a>":<br>Dear Sri Thomas,<br>I had paid entire amount for a villa project in June 2012 and the builder has agreed to construct the villa in one year time. An agreement was signed to this effect. As per agreement the land area should be 6.5 cents but when I got the registration document the land registered is only 6 cents. i was not present at the time of registration and the builder has taken only a photograph and ID card from me. The Registration document got received only last month and up to this time the builder was delaying its delivery. The land registered directly from the landlord to my name and not from the builders name. Builder was suppose to construct 6 villas in the plot but after I paid the money, he stopped constructing villas and constructing flats in the area.<br>Kindly advice me on the following:<br>1. The villa is still not handed-over to me. can i make any claim for the delay. the agreement is silent about damages.<br>2. Can the builder construct flats instead of villas after i had paid the entire amount for my villa as upfront payment.<br>3. The distance between the villa and flats are just 2 meters. is it ok leaglly<br>4. what is the minimum land required for constructing a 3 floor villa.<br>5. is there any specific rule that the flat compound must be this much away from a residence or a villa.<br>6. can I make a claim on shortage of the land registered in the registration document compared to agreement?<br>i would appreciate , if you answer my queries. <p><strong>My reply</strong> <p>Without visiting site and going through all relevant documents,I cannot comment on it.You should have taken professional guidance before paying money to ensure that your legal interests and property rights are in tact.In such cases an agency like us can guide you to safeguard your interests.Write to me directly to following email id as posting in blog cannot get you fast response <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><strong>Construction methods</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://architectkerala.blogspot.com/2012/07/free-consultation-kerala-house.html">Free Consultation #Kerala House Construction</a>":<br>I have heard that after foundation is done, mud needs to be filled into the holes and remain there for days to settle down, in the contrary people now also fill water for the mud to rest faster before concrete. Is this advisable, what is the right way? Moreover, when do we have to start watering the concrete or cement? <p><strong>My reply</strong> <p>You seem to have taken design and construction of a house so lightly that you did not bother to get professional involvement from design stage to conclusion of work. <p>You cannot be an expert to decide on construction matters just by trying to get bits of information from different sources.Only after a visit to site and studying site conditions I can comment on your queries.You can contact me at <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0tag:blogger.com,1999:blog-8874798165919853227.post-56059909042454178732014-07-29T23:41:00.001-07:002014-07-29T23:41:55.859-07:00Free Consultation,30 July,2014<p><strong>Send your queries by email to </strong></p> <p><strong><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> </strong></p> <p><strong>or Call 9388701702,9388701700</strong></p> <p><strong>for quick response.Posting queries on blog may not get quick response</strong></p> <p><strong>Remodeling and Renovation of existing house</strong></p> <p><strong>Query-1</strong></p> <p>Dear Mr Thomas,<br>My house is in Tiruvalla. We desire to remodel the interior of our homer to include a Den, an extra bedroom and patio. Will you be able to help us? <p>Oommen Thomas <p><strong>My reply</strong> <p>Sending communication like this to blog cannot get you quick response.Write to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>Or call me on 9388701702 <p>or 9388701700 <p>To start with, I will have to visit villa to be remodeled and study work involved for remodeling/extension <p>After the site visit, I will give a report on what exactly can be done on the existing structure to meet your expectations/needs <p>Site visit fee including my travel expenses by car in your case will be Rs. <p>After the site visit we will give you a report giving following details; <p>1. Whether the remodeling/extension considered by you is worth proceeding <p>2. Possible cost implications on a guess basis without going through Engineering Estimate methods <p>3. What exactly we can do for the work <p>4. Checking Vasthu compliance of the building and suggesting corrections if possible <p>We have the best talent with us in house design, interior design, Vasthu, and all related works for houses. Our experts can do professional quality work with excellence in craft and finish on all aspects of house design and construction. We also can take up house furniture work with latest trends, technology and traditional Kerala art features like hand carving.We also undertake technical/legal evaluation of property to help you purchase property with professional guidance. Our experts can provide you safe legal registration formalities for real estate purchase including follow up activities <p><strong>Square feet rate</strong> <p><strong>Query-1</strong> <p>i would like to know how much is he cost per sq ft for doing interior works in house using teak wood and <a href="http://plywood.is/">plywood.is</a> present day plywood of good quality ,is it worth the extra money in using wood.<br>ARUN <p><strong>Query-2</strong></p> <p>I am planning to build a house(Contemporary style) in 1600 square feet with 3 bedroom , kitchen , wash room , living room , Dining room and two bathrooms. Could you please let me know how much it will cost according to current trend. <p><strong>Query-3</strong> <p>What would be approx. cost per sq.ft as of today to built two rooms and adjacent bathrooms ....approx.1400 sqft. area <p><strong>My reply</strong></p> <p>Square feet cost is a term much misunderstood by almost all. But you can understand how it is simply a term used to cheat you by looking at what it means <p>Take the case of house construction. Hundreds of material is used and different types of labour are used. Construction normally takes about an year or more. Cost of all these inputs goes up with no predictable nature. Still contractor who need business quote a so called “square feet cost” not because he like the idea but simply because you as customer or owner of house to be built will give work only to those who quote lowest “square feet rate”. You are not bothered whether the contractor is technically qualified or not. Most of them do not know anything about Architecture or Structural Engineering. Still you allow them to build as he pleases. You do not want a qualified experienced person to provide detailed execution drawings during construction and to check at every stage whether work is being carried out properly as per drawings. You are not bothered even if contractor uses only 400 Kg of steel for roof concreting which may require 1000 Kg of steel as per Engineering standards <p>Contractor will advise you not to spend money on an Engineer for continuous monitoring of quality of construction as he has done “several such buildings without any help from Engineer. He may even boast off saying “these Engineers do not know even half of what he knows” To save consultation and drawing charges of a professional, you allow free rein to contractor and contractor try hard to increase his profit by reducing both labour and material. Who is bothered about quality problems which may start showing after three or four years. <p>Your craze for getting lowest “square feet cost” make contractor richer and quality of construction suffers <p>How can there be a uniform rate applicable anywhere irrespective of specifications and quality of construction? Two contractors never do the work in same manner. Without a qualified professional to design and monitor work, you tend to waste lot of your money by improper advise by contractor and you loose better facilities you could have got in the house with professional design . <p>A professional experienced in house design and building can save you lakhs of your hard earned money and you can get you better facilities in the house at lesser cost. <p>All these arguments hold well in the case of Interior work also. When you go for lower rate, contractor goes for lower quality materials and less labour content work to increase his profit. Unless there is a professional to design and supervise work, contractor will take you for a ride. He is there in business to make profit and he always try to make you believe that what he gives you is the “best quality” .You think of you as smart for saving design cost and professional fees. Only the contractor turns out to be smarter than you <p><strong>Cost of Construction</strong></p> <p><strong>Query-1</strong></p> <p>Sir, I desire to construct a house that is having all essential living infrastructure in low cost at Kayankulam. Would you like to assist me to construct a house of my dream in low cost. <p><strong>My reply</strong> <p>First of all such queries should be sent directly to my email id rather than posting it in the blog.My email id is <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p>Ours is a professionally managed Engineering organisation based at Cochin handling Architecture, Construction, Industrial Marketing, Real estate assistance, Engineering and Management Consultancy <p>For making your dream house a reality we can do following for you <p><b>1. </b><b>Assistance in land purchase</b> <p>We can arrange technical and legal evaluation of property with site visit by technical expert, verifying property documents by documentation experts and lawyers and also arranging property registration formalities with expertise and professional services. Land and House purchase loan can be arranged through M/s HDFC Limited <p><b>2. </b><b>House design</b> <p>In the present situation, where cost of all inputs used for House construction going up every day, cost control and obtaining maximum utility for money spent can be achieved only by house design by experienced expert building professional. With over 200 houses built directly by us in different parts of Kerala and many more buildings designed, we have expertise and experience which you may not find elsewhere <p><b>3. </b><b>House Construction</b> <p>In Kerala, people look for a contractor who offers lowest “square feet cost”. Each house will cost differently depending upon design; work involved material used, site conditions etc. and there cannot be a common “square feet cost of Construction” <p>Each contractor build as per his choice of materials, labour and most of them do not even know about Architecture or Structural Engineering. There can be common rates for construction only if all contractors follow same specifications, and Engineering standards which never happen. Unless you have an expert experienced building professional to provide technical drawings and construction is monitored on a daily basis you cannot ensure that a contractor looking for profit will do a quality work satisfying engineering standards <p>We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers <p><b>4. </b><b>Vasthu Consultancy and Vasthu compliance for House Design</b> <p>We follow Vasthu Sasthra while designing house for you thereby ensuring peace and prosperity during your stay in the house. We can also visit your house under construction and existing house to check on Vasthu aspects and to suggest suitable changes in building to ensure Vasthu compliance <p><b>5. </b><b>After structure work and checking of work done</b> <p>We can take up any work related to construction from beginning to end. Even in case where you already working with another contractor, we can visit site, check on work already done and advise on future works <p>It will be better to have our expert services for after structure works like Plumbing, Electrical, painting, flooring and Interior wood work even in cases where you have opted for a contractor for structural work <p>We can also act as Consultants giving detailed execution drawings and periodic site visits <p><b>6. </b><b>Remodeling of existing house</b> <p>In many cases your existing house can be remodeled and renovated with our guidance and involvement. We have done several such remodeling works in different parts of Kerala using our expert workers <p><b>7. </b><b>Interior wood work and Furniture</b> <p>We have fully equipped manufacturing facility at Cochin for taking up Interior wood work like Modular Kitchen, cupboards etc. All goodness of traditional Kerala Architecture including hand carving of wood can be done with modern technology inputs <p><b>8. </b><b>Starting with House Design</b> <p>House design starts preferably with a Site visit by our Architect to study site conditions and your needs for house. After Site visit, Basic Plan which is the most important design part of House Construction can be taken up. If you are far off from Cochin, you can forward plot dimensions of all four sides with directions indicated along with position of roads nearby to start working on Basic Plan. <p>Are you interested in walking with us to convert your dream house in to a reality with best technology inputs and lowest cost possible with better facilities? <p>Call me on 9388701702 or 9388701700 or reply me <p><b></b> <p>Log onto our websites <p><a href="http://www.viruvelil.com">www.viruvelil.com</a> <p><a href="http://www.keralaarchitecture.com">www.keralaarchitecture.com</a> <p><a href="http://www.kerala-dreamhomes.com">www.kerala-dreamhomes.com</a> <p>Click on photo gallery to view few pictures of houses designed and built by us <p>You can have a look at few pictures of houses designed and built by us at Facebook page. You can even add me as a contact in Facebook so that you will get continuous updates on my blog entries and interactions with clients. <p>Here is the link: <p><a href="http://www.facebook.com/#!/profile.php?id=531348963&sk=photos">http://www.facebook.com/#!/profile.php?id=531348963&sk=photos</a> <p>Follow me on twitter <p><a href="http://twitter.com/#!/archtomy">http://twitter.com/#!/archtomy</a> <p><strong>Rapid wall technology</strong> <p><strong>Query-1</strong> <p>im jacob and im representing everyone who wants to build a LOW COST house in kerala ..<br>can i use GYPSUM WALL instead of normal wall everywhere ?<br>is it cost effective ?<br>is it available in Kerala ?( fact is nearly at shutdown)<br>can i use it for a double storied house ?<br>do i need a crane for positioning the wall ? <p><strong>My reply</strong> <p>Reducing cost of construction cannot be achieved if every person trying to build a house start acting as if he is an expert in Architecture and House construction.To reduce cost of construction,there is no point in you trying to get bits of information about house construction from different sources and try to make decisions with bits of information <p>Only way to reduce cost of construction in present scenario where cost of construction goes up every day is to get expert experienced professional involvement from design to every stage of construction.You cannot all that knowledge and experience however hard you make enquiries about bits on house construction <p>A professional can assess your needs ,budgets site conditions and can offer you better design which can meet your needs within your financial constraints if any <p>In Kerala only FACT is doing Rapid wall construction technology by using Gypsum walls prefabricated in their factory as per Architectural drawings.Of course this method reduces structural construction cost.As walls are manufactured in factory these walls can be transported to construction site only by using heavy load trucks and cranes.So this method can be used only for large Villa projects or apartments and not for small houses <p>You can contact me on 9388701702 or 9388701700 <p>Or mail to me to <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a> <p><strong>Building Materials</strong> <p><strong>Query-1</strong> <p>Hi sir, In our village some of contractor replacing 50% sand as a metal powder, is it ok ? It have any disadvantage? <p><strong>My reply</strong> <p>There is nothing wrong in using Manufactured sand(M sand) if it is properly crushed to right size.Metal powder is not good for such use <p><strong>Query-2</strong> <p>Can I get an advice about Shingles roofing for my house, planning to do roofing on top of truss work frame.Is it advisable to do roofing with shingles sheet? What about ceramic tiles roofing?<br>Rejoy Thomas <p><strong>My reply</strong> <p>Do not try to get bits of information on house design from different sources and act as Architect for your House.Your Architect/Building expert can decide on the matter after studying the case with a site visit and interaction with you. <p>You can have our services by contacting me at <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> <p><strong>Building rules</strong> <p><strong>Query-1</strong> <p>I am planning to construct a house in my 7 cent plot which is nearer to a small river. The distance from plot to river is only 1 meter. Is it really wise to build a home there ? can you advise me sir ?<br>Jibin <p><strong>My reply</strong> <p>Check with your local administration office with specific details on plot whether construction is allowed in your plot <p><strong>Room and Joinery sizes</strong> <p><strong>Query-1</strong> <p>Anonymous has left a new comment on your post "<a href="http://kerala-architects.blogspot.com/2010/09/room-sizes.html">Room sizes</a>":<br>Very straight forward. Appreciate that.<br>Could you also likewise specify the joinery details like the standard sizes for main doors, internal doors, bath room doors e.t.c., <p><strong>My reply</strong> <p>It is for your Architect to decide what size and shape of joinery will suit your house.Do not try to get bits of information on house design from different sources and act as Architect for your House.You can have our services by contacting me at <p><a href="mailto:vhthomas@viruvelil.com">vhthomas@viruvelil.com</a></p> V.H.Thomas,Chartered Engineerhttp://www.blogger.com/profile/09284455900429914402noreply@blogger.com0