Replies to queries-House construction

PANCHAYATH BUILDING PERMIT

Query

Dear Sir,

I,m interested in a new house which is built in a panchayat.All the documents seems to be perfect except building approved plan and permit .The owner is giving some excuse like its not there or its with panchayat office. And he says that permit is  not required for his plot because .its only 2.5 cents.

What is the validity of a permit.If we are third owner. Do we  require permit?

Sir I want to know whether he is correct. Should I buy his property.?

Ram

My reply

For a completed house with building no and panchayath tax paid receipt you do not have to worry about building permit and approved plan.There was a rule about few months back which demanded obtaining building permit in panchayath also.Currently there is no such requirement of building permit prior to construction

With the building no you can even check with concerned panchayath whether the house is built as per rules.Better still you can approach a professional agency  to check all legal and technical aspects related to the property including the building.Such verification of documents and property will make you safer in purchase of property

COST OF CONSTRUCTION

Query

we are interested  to contact with you about the construction of a house in Edappally Cochin,but we are still in Dubai . We are having only 5 cent land there and   it is a square land .So that how many square meter house we can construct  and  what is the cost per  square meter  .We are awaiting your reply

Cherian Thomas

My reply

Cents is only area of land.While designing a house a better frontage,positions of roads on sides of property matters a lot.Unless you send me plot sketch of the land,I cannot comment on how best land can be utilised for building a house.

If you tell me what all you need in the house,I can give you an approximate cost figure even though cost can be calculated only after finalisation of plan of the house.

NEW HOUSE CONSTRUCTION

Query

Hi Thomas,

My Name is Bony and am from Kolenchery area.

Really appreciate your help to us NRIs.keep up the good work.

We got a nice plot near the NH in Kolenchery . The plot is on a slope but already leveled.We are planning to construct our home there. I am in Canada with family. My Parents and in laws are insisting that they can complete the supervision etc. for the house..They are old and tired and  don't want them to suffer much. Not only that as an Engineer I am not much happy with current 'Asharis' as well.

Please advice what service you can provide me in Kolenchery. I would really like to see a start to finish job with clear timelines.

I will be there for a vacation from Aug 27th onwards and will be there for one month.

We would really like a 4or 5 bedroom with bath attached , Front verandah and a traditional type roofing.

Cheers

Bony

My reply

I am mailing you details which you need to know for designing and building a new house.We can design and build your house at Kolenchery from developing design concepts to completion.

Your queries-House design and Construction

Another Building in same plot

Query

Hi sir have a nice day

I have one plot in s.n.nagar Irinjalakuda  16cent already have one house in this plot now i want made another shop cum house if it possible or not  [two bed room ]

Smitha Sajeev

My reply

I will have to visit site and study site conditions before I can comment on your query

Restarting Construction

Query

Dear Sir;

First of all I would like to introduce myself;my name is Salim Abdul Aziz currently working in Saudi Arabia. I have laid a foundation of 1350 sq.ft. in Thiruvalla, Kerala in two years before.  The foundation is including three bed rooms, One hall + dining, kitchen +work are, and two bathroom. Now I want to start next step to finish until roofing.  So,would you please confirm me approximately how many rupees is required me to finish until roofing. I am planning to start the construction November –December.  I need this information to arrange the money before starting construction.

Your early response will be highly appreciated.

Salim

My reply

If you have plan of the house,send me.I have to visit site and study site conditions and take measurements from site.After obtaining details,we can work out an Engineering Estimate which will give cost indication.Just by knowing details given by you no body can give cost indication

Cost indication

Query

Dear sir

I have been going through your blog and found it very informative .I am planning to build a house in Ernakulum district,I am presently employed in the USA,planning to begin the construction pretty soon.

Could you please have a look at these specs,that I have in mind

around 2000+ sq. feet
4 bed rooms
traditional Kerala plan

Any idea what would be the approx. cost.

Thanks in Advance
Arun Nair

My reply

Cost can be guessed or rather estimated only after we have at least initial design of the house to be built ready

I am sending you our standard introductory mail which will give details you need to know  when you start thinking of planning your house construction

Use of wood for house construction

Query

Hi Thomas

I liked your blog.  My name is Biju and I am constructing a house at Irinjalakuda.  I need your advice in selecting wood for door frames. Which wood is good for door frames. I cannot afford Teak and now the trend is using an imported wood called Pincoda. How is the quality of these wood.  I have an architect and he says not to select the wood now as it is rainy season.  Since the wood will absorb water and the quality of the wood will be poor. He asked me to wait for another 4 to 5 months, so that we may get good wood.  Is it true

Biju

My reply

Pincoda is an imported wood not suited to our climate of extreme heat and humidity.

It is better to use Anjily wood  which is at least 60 years old as younger Anjily wood when used may bend.you can use Anjily for door,window frames and Mahogany for shutters if you cannot afford Teak wood

It is true that you have to use seasoned wood(wood which is dried up enough after cutting).In rainy season quality of wood do not vary .

New Construction

Query

Dear Mr. Thomas,

Whilst browsing net, I came across your advises and information on building house. I feel you are the right person to consult with.

I am from Annamanada near Mala and presently working in Doha Qatar. I intent to build a house and wish to take your valuable directions.

I have a house of three bedrooms in 18 cents of land. and this house is 25-28 years old. I wish to demolish this and build a better one within my budget.

Please advise me, in order to seek your service what is the next step.

Will appreciate your response.

Sabu Abu

My reply

First step is to list out what all you need in the house

Second,list out what all you hope to have in the house if funds availability can permit

Third,get the best Architect with qualifications,experience and lot of common sense to design your house and to guide you from concept to completion of house construction

Then,you will be properly and professionally guided to achieve the best with the least cost

Training with us

Query

sir,
am Teesha Majumder.i have already send u my my resume to u,i would like 2 have training in your company for short period of time.

one of my friend had already send u her resume,shreya Ghosh dastidar.and u have accepted her resume.and my another friend will also send u her resume for the same.

actually we are three friends and would like to go take the training under you together.

if you kindly,accept us as trainee under you,we will be grateful to you.

My reply

Short term training can be given without any payment on either side for architecture/civil engineering students willing to visit sites

Assignments in class passed over

Query

HI ! I m a architectural student of 2nd year.from VIDYAVARDHA'S IDEA, NASHIK.(MAHARASHTRA).
I WANT INFORMATION ABOUT MUNNAR & KERALA.

ABOUT HOUSING STYLE IN MUNNAR.
ROOFING DETAILS
CLIMATIC CONDITION
SOIL TYPE
HOW HOUSES ARE RELATED TO THERE CULTURE & TRADITIONS.
LIFESTYLE
HOW IT AFFECTS TO THE ARCHITECTURE.
PLEASE SEND ME INFORMATION AS EARLY IF  POSSIBLE.(  TILL 3 PM TODAY B'COZ MY SUBMITION IS TODAY).

My reply

I cannot do assignments in class for you.If you  want you can add me in Facebook and chat on your queries

Follow me on Facebook and twitter

Log onto our websites

www.viruvelil.com

www.keralaarchitecture.com

www.kerala-dreamhomes.com

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

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

Here is the link:

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

Follow me on twitter and keep in touch

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

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