Answers to queries-House Design and construction

Cost of construction

Query

Sir,

I got your e-mail ID from http://www.keralaarchitecture.com. I am planning to build a home. I have already:
Acquired land
Created a plan.Kindly help me estimate the cost of building the home.We already prepared a plan. Just want to know a rough estimate. Will you be able to help?

Regards,

Jinesh. P. G.

My reply

Just any plan prepared by any one will not suit your house to be built.Most important part of building a house well is not getting a contractor who quote lowest rate to get work and start demanding extras at every stage and finally giving you worst house at high cost.

Get the best plan designed by the best Architect you can find with lots of experience.Experience and lots of common sense make an Architect the right person for you

A well designed plan can save you lakhs of rupees and better utilisation of your space and money

Improving on plan prepared

Query

Good day Sir,

My name is Sreejith Sadanandan, a resident of Pandanad (near Chengannur). My brother is working abroad as draughtsman . Now we together are planning to build a new house just behind our old one, considering our front courtyard and space constrains. Towards this, my brother prepared a plan, we discussed over it and made some changes considering some very basic vasthu aspects. This plan just satisfies our room and space requirements.

Now we need an expert architect to look into the plan and improvise the plan for a better appearance and optimum utilization of space considering the technical aspects and current trends. In addition we are a little worried about the roof part, its appearance after the competition and rain water flow related technicalities. Yesterday I happen to see your website, got interested in your designs and decided to consult you with my plan.

I'm attaching the plans with changes being made in the final plan. I request you to look into the plan and improvise it. With your expertise and vast experience, I hope you can make this plan a far better one. We have not yet decided to build the house on a contractual basis or else. Further, I can come down to your office any time you require. Thanking you,

                                                                                                                                        Sreejith S

My reply

I will go through plan and other  drawings sent by you and will write to you with my comments.It is good that you thought of getting your plan checked at this initial stage itself.

RED OXIDE FLOORING

Query

Hi

I got your mail id's from your website when I was searching for information about red oxide I hope you had done your projects on red-oxide flooring. Even otherwise could you please advice me on the cost of red-oxide flooring. That would be really a great way to decide red-oxide flooring for my house.
Since the cost of Vitrified tiles is high with Rs.45 for the material at a minimum and another Rs.45 for the labour and materials I thought I can go for red-oxide flooring. More over its beautiful and gives an aesthetic look.
Vishnu

My reply

You can use clay tiles on floor.Cost around Rs.20 per sft

It is difficult to get masons who can do red oxide flooring well these days

LOW COST HOUSES

Query

Dear Sir,

I came across your articles (construction of houses) on the net.I want to make a house in Changanacherry.I stay outside Kerala.Thought of making a 2 storey so that I can give the upper floor for rent.I can afford only 20 lakh loan.My rough plan comes to 1700sqft.

What is your opinion about Low Cost houses ? How good are interlocking bricks for Kerala weather?pls advice.Do you have branch near Changanacherry?Do you take up construction in any place?I had shown my plan to a contractor , he quoted 1500/sq. ft.But I cant afford.Please help              

Jacob

My reply

Low cost houses of Larry Baker about 15 years back were based on assumption that “material is  costly and labour is cheap”.So any amount of labour used to save material cost was the basis of “low cost houses” of those days.

Today labour is costly and difficult to get.So efforts are on to reduce labour to the extent possible in house construction.I do not recommend interlock bricks for house construction.You can use it for compound wall construction.

We can design and build your house at Changanassery.Right now we are doing a house at Changanassery.Regarding quotation given by contractor read what I have written above in another reply.

Square feet plinth area of the house will be known only after your Architect finalise plan of your house and you cannot simply assume it.

House with limited budget

Query

I am  having a plot of 15 cent.I would  like to make a house of  1400 - 1600 sq. feet and  my budget is 12 - 15 lac.i prefer to a 4 bed room home,hall.kitchen,work area,dining room.and all the bedrooms are to b attached..if u can send me some photos of these type of houses,it will b more helpful for me.and one more thing my budget will remain same.  tat much money only m having.

prince

My reply

It may not be possible for you to construct a four bed house with just Rs.15 lakhs even by present cost of construction inputs.If you postpone construction,cost can only go up.

My advice to you is to start construction with whatever funds you have as in Indian conditions cost of all inputs can only go up due to large scale uninterrupted looting by politicians.All these scams are pushing prices up

 

 

.

Answers to queries-House design

VASTHU

Query

Dear Sir,
I would like to know about vasthu.

My plot is Facing to South. can you please give me the details of bedroom,kitchen and wells position in the plot,

thanks in advance.

Sumesh

My reply

For a South facing plot,Master bed room should come at South west,Kitchen at North west(south East is first option.But then it will be in front side of house),Well at North East.

WOODEN STAIRS

Query

Dear Thomas,

We are a Cochin Based builder  We are  looking for ready to install wooden hand rails in hard wood. If you supply wooden hand rails please let us know the nature of service rendered by you and terms and conditions

Alex Antony,

My reply

We can design totally different type wooden stair case with modern inputs and also undertake to supply and install not only stair posts and handrails ,but also complete interior wood work for house with traditional Kerala style carvings and art work

Answers to queries

NEW HOUSE CONSTRUCTION

Query

hi sir,

My name is prince  and I am working in air force.I would like to make an independent house of around 1000- 1500 sq. feet.my budget is 12 to 15 lac.I am planning to make this house next year beginning.please provide me the instructions.

prince

My reply

You have to tell me the following:

1.Where do you intend to construct house?

2.Square feet plinth area of the house will be known only after your Architect designs your house plan suited to your site conditions,your needs and possible budget.So tell me what all you need in the house and what all you hope to have in the house.

I am copying below our standard Introductory mail which will give you a fair idea on how to go about designing and building a house.

Query

Hi,

I have a plot at Cherai ( about 2 km from beach ). its about 28 cents. I plan to build a traditional Indian home there.
am currently studying in USA, but is at Vypeen ( cochin ), for about a couple of weeks. I wish to know how you will be able to help me.

I might not be open for visiting the plot, cause i wish to keep the plot and the neighbours from being disturbed. that could be done only when everything is fixed.

Yours Sincerely,
Arun Kannanganat

My reply

Ok.I do not have to visit plot.You can send me plot dimensions,position of roads nearby and directions.Also write to me in detail on what all you need in the house

Query

Dear Mr. Viruvelil,

I have a 06 cent corner plot in Kakkanad facing South with a bell mouth on south west and I would like to build a 2200 sq. ft. house with following features,

Car Porch on east south

Sit out

Kitchen 4*4.25m on south east behind car porch

4 bed rooms with attached toilets ( 4*4.25m) ( Toilet 2*1.5m)

a common toilet under Stairs

1 Hall ( 6*5m) south west

1 dining ( 5*5 m) North East

Balcony and Open terrace on South west

Please find attached sketch of plot, a rough plan drawn by me, preferred  pictures of house.

Is it sense to give contract to a local contractor..

Please help me to build beautiful simple house to meet my budget avoiding costly extra works.

Kind Regards

Biju Antony

My reply

I will look at drawings and details sent by you and will reply in detail later

If you want to build your house at Kakanad,why don't you think of giving us entire work from design to completion of house?

REMODELLING EXISTING HOUSE

Query

Dear  Thomas,

Happened to see you blog. Definitely you are giving very valuable information for people like us, who are planning to build houses. I have a 7.5 cent rectangular plot in Peyad, Trivandrum with a 30 year old tiled house. I would like to demolish that house to build a house of around 2000 sft. In order to make an estimate I prefer you to visit the plot during my next vacation ( after 1 month- at present I am in Dubai).

Please let me know your charges for the visit/consultation.

Regards

L.S.Pillai

My reply

I can visit your site study site conditions,take measurements and provide you a plan of the modified house to start working on your desire to remodel your existing house

From there ,I will guide you step by step to convert your existing house  to a better house with more facilities and modern look with all it's old glory retained

Kindly indicate your possible period of visit in advance for me to confirm date of my visit to your plot,as I cannot commit a date of visit on short notice

House Construction-Queries

SMALL HOUSE NEAR CHERAI

Query

Hi

I am Mr Vijay Chacko and owns a small plot around Cherai beach (about 6cents)

I am thinking of constructing a small house on it may be about 1600sq feet.

So needed the help of an architect who can guide me with the process

in terms of making an ecofriendly  and cost effective place.As i got your mail id from the net and went through your other projects thought

ill check whether you can help me with it Do revert back

Vijay Chacko

My reply

It is exactly for helping people like you,we are in business.You will have to write in detail about what all you hope to have in the house including your wildest dreams for the house

Our job is to convert your dreams in to reality while trying to keep cost of construction to the essential level.In short we want to give you the best at least cost without wasting any built up space ,providing maximum space utilisation

I will have to first visit site to study site conditions,then discuss in detail with you about your needs for the house and then proceed systematically advising you on every step of construction and design of the house

APARTMENT CONSTRUCTION AT CALICUT

Query

I am negotiating on a site near Calicut Beach at Kerala around 100 * 100 i.e 24 cents and looking to construct flats on that
Do i have to create a construction company for that or can i do it in my proprietor concern
what else papers we need in Kerala
how many FSI or Floor area can be constructed and at what cost approx. with the best of facility and all modern amenities like 2 lifts landscape fire safety sewage treatment paper works getting plan approval etc..
please guide and send me details on further discussions
AJAY NAHAR
MANAGING DIRECTOR,AJAY INVESTMENTS
CHENNAI

My reply

About starting a construction company or accounting it in your proprietary concern are matters to be decided by you in consultation with your lawyer and Chartered accountant.But with my limited knowledge I can tell that it will be better to have at least a private limited company formed for construction related business as it will limit your liabilities which the company may make while operating construction activities

For proceeding on design and construction,I will mail you details

House Construction-Answers for your queries

PLINTH AREA CALCULATIONS

Query

Hi Thomas,
 
Just today only I came to know about you and It was my bad luck.  I already stated to build a house with 3500 sq. ft.  Kottekkad Trichur.  Normal house for a big family including myself and my family, my parents and my two brothers & their family.  Now plastering over.  As it was in a small village, I have given to a local contractor.
 
Please let me know will car porch, sit out and balcony be calculated as full built up area.  I do not have any idea about the sq. ft calculation.  Attaching my plan drawing.  Please help me to get correct sq.ft....please help.
 
Thanks & Regards,
 
Jeevan

My reply

You have reached only up to plastering.After this stage you require more assistance and guidance from a professional.

It will be good if I can visit your site

After completing structure and plastering work, you require continuous guidance from a qualified and well-experienced Architect

You need advice and guidance of a qualified and experienced person to know various options available to you, latest trends and ways and means to decrease cost while improving utility and appearance of the building.

Look at some of the pending works

1. Putty finish for walls and painting

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

3. Plumbing and sanitary works

4. Electrical wiring and fittings

5. Interior woodwork like modular Kitchen, cupboards and Interior lay out design

6. Furniture work with woodcarving

8. Land scape design, arrangements and much more

We can undertake these after structure work anywhere in Kerala by providing professional guidance and expert workers

Each contractor has his on method of calculating plinth area of the house based on his understanding with the client.It is for him to say whether he considers car porch,Sit out and Balcony which have lesser cost input to be considered at par with other areas of house when costing based on plinth area has to be considered.If required we can visit site, take measurements and using computerised Auto CAD software tell you exact plinth area of the building

MODIFYING EXISTING BUILDING

Query

Hi Thomas,

This is Neethu Thomas from Bangalore.

I have spoken to you today.

Could you please let me know the details (Plans and Tariff) for re innovation of an existing house.

Thanks for your help and time.

Neethu Thomas

My reply

To start with, I will have to visit villa to be remodeled and study work involved for remodeling/extension

After the site visit, I will give a report on what exactly can be done on the existing structure to meet your expectations/needs

Based on this initial evaluation of work, using measurements collected from site and your old drawings related to the house if any, I will prepare what we call a Basic Plan for the modified house which will show positions and dimensions of rooms, doors and windows of the remodeled house only. This Basic Plan if required can be revised without any extra charges to meet your requirement fully, subject to our acceptance of your change requests

After this, we will go systematically in a professional manner by providing complete professional care and technical guidance to reach your dream house

HOW TO FIX CONTRACTOR PAYMENTS FOR HOUSE CONSTRUCTION

Query

how can i calculate cost of work to be paid to contractor?

My reply

First of all,you have to get a qualified/experienced Architect to guide you on design and construction of house.
He will guide you on how terms of contract can be fixed with your contractor

Question,answer session again

CONCRETE DOOR WINDOW FRAMES

Query

Dear Thomas

I am very much interested to read your replies for others queries.  I am building a house at Trichur and it is around 2500 square feet.  Foundation is completed and now the next stage is to fix door frames. I live in Canada and visit Kerala only for 15 days in two years.  My contractor says  that if we fix wooden door frames there will be ants problems in future and wood can be easily destroyed and my contractor prefer to fix concrete door frames.  Is it advisable to fix concrete door frames instead of wooden frames.  I read a review about concrete door frames that it is very difficult to put the hinges and door won't be closed properly..

Your advice regarding this will be highly appreciated

Matri

My reply

It is not wise to design and build your house without active involvement of a qualified experienced Architect ,simply relying on advices of a contractor for whom commercial interests are more important and naturally he may misguide you on many matters related to construction to safeguard his own interests.

If you can send me pdf copy of plan of your house I can comment on the plan without any charges.I can also take up role of professional consultant for the building construction.

If concrete frames are properly manufactured with all technical requirements properly met,it can save money.Good wood will not get deteriorated as he says.Contractors usually use bad wood to increase their profit

Most of the concrete frame manufacturers do it with very little quality considerations and hence I will not advice you on using it except in case quality is certified by a qualified professional

POSSIBLE COST OF CONSTRUCTION

Query

Hi Thomas,

I saw your blogs quite interesting (few are my dream taste in fact) quite interested to know few things for a house which I may need to build in Trivandrum. I am  working for Emirates group in Dubai.

Planning to build 3000 sq. in 2 floors for rental purpose. Will not be staying in Trivandrum for at least 5 more years. I have land  10.5 cents and have a very huge tree (Anjili) so no need to buy wood I guess. Again how much will it cost if I want to build  a good house for this purpose 2 floor , 3 bedroom each floor attached.

I know its hard for you to say, but sorry  I am worried to jump if it doesn't fit my pocket.

Appreciate if can kindly advice what the techniques to reduce cost. Some of my friends told me that going for a normal bathroom fitting and modular kitchen will reduce the price.

Neena

My reply

With the present cost indications house may cost around Rs.60 Lakhs.But as price of all inputs keep going up almost everyday,by the time you complete the house it can only go up.This cost figure is just a guess

There is no point in postponing construction of house even for a day . Waiting for money to reach you in sufficient quantity to start construction is simply foolish as tomorrow you may not have the funds required even to start construction with the rate of cost increases

Even if you have funds for foundation work,do it now and never postpone.

First and foremost technique to reduce cost of construction is to get proper professional guidance right from beginning of design till final completion.Even people who have constructed one house say that he knows everything about house construction and will be willing to give free advice to any one.

After building directly more than 200 houses and acting as designer and consultant for many more buildings,I still learn more with each new project.When you get my services you not only get benefits of my expertise and awareness of latest technology inputs in the field,but also benefits of my rich experience

So simply do not go to some one who will give you a plan of the house free.That free design will drain your money in lakhs and the inconveniences and wastages of house thus built cannot be corrected or wished away later however hard you may try.

Make sure you get services of the best professional in the field.His fees will not be a loss for you as he will give you a better house at much lower cost than what you expect

Queries and replies

HOUSE AT KANNUR

Quote

Myself Shameem, from Kannur, Kerala, presently residing in Saudi Arabia(NRI). thru website we happened to know your works and much interested   as I am presently looking forward to design house for my family

Presently we have a plot of 35 plus cents and wish to  utilize 22 cents of it for the residential building and landscape.

Kindly requested to support me. Please give your proposal& terms in two options

Option One : With initial drawing, elevation, work drawings,structural drawings, 3D, fabrication details, electrical, plumbing, wood works,finishing works, flooring, Landscape details, Centering layout, Bill of Quantities;

Option two : With initial drawing, elevation, work drawings,structural drawings, 3D, fabrication details, electrical, plumbing, wood works,finishing works, flooring, Landscape details, Centering layout, Bill of  Quantities; Selection of materials, Selection of contractor/s, periodic visits   or work check, progress, guidelines & support, check if building is as per  Architectural drawings, post construction including interior design,development of interior layouts

By July4, 2011 I will be Kannur and will meet you. Prior to this  need an indicative proposal from you in order to plan our  program initially.Thank you and look forward to your indicative proposal as  detailed

Shameem Mohammed

My reply

From beginning to end of construction of house we guide you,advise you provide you drawings,instructions,guide workers and take you slowly to your dream house

First step is design of the house.For this I will prefer to visit your site and study site conditions.Even without site conditions plan  of the house can be  prepared.But for better results,I need to visualise your future house in the plot.For this a site visit will help a lot.

Instead of going for all details initially itself let us go step by step.First and foremost is getting a good plan of the house.Once that is done more than half of your problem is solved

FALL OUT OF APPLE-CONSTRUCTING APARTMENT FOR SELF AND FRIENDS

Query

My name is Mani Kuttan currently working in Saudi Arabia. I have a piece of land measuring 11 Cents (to be on safe side take 10) near Trissur Swaraj Round. May I know whether I can build 6 apartments in three floors in that plot, with an average area of 1300/1400 SQFT each apartment

The idea is to own one flat and sell the remaining to my friends who are ready to take it. Initially my friends wanted to buy flats from some builders but after the “Apple A day” they changed their idea and pushing me to construct an apartment. My idea was to sell the land but with this in mind I am looking for an a

I am looking for a professional who can assist me to accomplish this dream as I do not have any one to help back in Kerala. I am coming for a one-month vacation from 28 July 2011 and would like to meet you in person. It all depends whether I can construct a G+2 building with 6 apartment within this 10 cents of land. The land is situated at 2.25 Km from Swaraj Round and falls within the Trissur Municipal Area, approach road has a width of 3meter. If it is possible, please let me know your charges and bank account details to pay the fee for your consultation.

My reply

Six apartments in land of 11 cents do not look workable.I can visit site and then we can start working on it.I think one apartment each at each floor along with common facilities including car parking can be done

Any way it is a good idea to have your own apartments specially designed and built for you by a professional agency like us instead of booking for an apartment through apartment builders and finally loosing entire money paid as advance,without getting anything in return