Kerala House Construction-Answers to your queries

QUOTE

Dear Sir,

My house is an old house( one part is more than 80 years and other part is around 45 years). Some rooms are very small, dark and not useful. I don't think it is made by planning. Now my father is planning to renovate it. I want my house to be with the same old structure but inside should be modified with rooms and other facilities. I want to know whether that is possible or not.If possible how much it will cost.

Ancy Varghese

Chalakudy

My reply

Unless structural stability of the building is checked by a professional,it cannot be ascertained whether the building is worth renovating.Normally modification/remodeling work on an existing building will cost more than building a new house as work involved cannot be properly quantified or estimated.

House construction is an Engineering work involving hundreds of materials and different types of labour with almost daily increase in their cost.So no one can exactly predict cost of construction which may get completed within one or more year from commencement of work.Even the Engineering Estimate prepared by an Engineer after carefully calculating work involved for each item of work can also give only an approximate indication  of cost.

All these talk of some fixed “square feet cost” is simply a lie used by non professional contractors to lure ignorant client.After the work starts client can not do anything else other than pay the contractor never ending extras demanded by him.With ever increasing input costs,contractor also cannot do anything else.

Better get the work done with qualified  experienced professional guidance so that you will not be taken for a ride by the contractor whose only objective is maximising his profit even compromising structural stability of the building.

Constructing Building on land described as Nilam

QUOTE

Hi Sir,

We are planning to construct a house in Trivandrum in the property which we inherited. The problem is that it was a paddy field before 30-40 years and is remained as barren land since i know. In the documents it is written as 'Nilam' . Is it possible to construct a house in this land. If so, what should we do first and whom should be contacted.

please give me advice in this area, as we don't know anything detailed in this aspect.

Lakshmi

My reply

First of all  check up with concerned building Inspector  for your land area( described by  Survey No)with Corporation of Trivandrum or concerned local authority as the case may be by showing the copy of Deed whether there will be any objection for obtaining permit for Building Construction

If there is objection,you can apply to a concerned committee comprising of Agricultural officer,Tahsildar etc. for waiving objection on account of land being described as paddy field.The committee will visit plot and after ascertaining the present status of land,will give you sanction to build house..

Trying for Cost reduction while building house

QUOTE

Dear Mr. Thomas,
I am Benny Joseph working in Saudi Arabia. Just now I started to make a home for me. The area is 2350 SFT.As soon as started work everybody says it will cost me around 4,000,000.My budget is for 2000000 only. I planned for a two story building with 4 bed room,living,family living,kitchen and work area. In the first floor we planned for two bed room and one living room plus one balcony.Altogether it will be 950 sft only.I already decided to put concrete windows and door frames except front and back doors to save money. If I do just stress roof on first floor without concreting will it help to reduce construction cost.
Do you services available in Northern Kerala.I am from Kannur.I am planning to come for a three months vacation in August. Can you do the construction if that case what will be your terms. Basement is already made.
 
Waiting an early reply.

With warm regards,

My reply

See,this is the problem.While building a house you should not listen to “everybody” They will put you in to real trouble.They have nothing to loose in giving “advices”

What you need is qualified experienced professional advice.Even for reducing construction cost your Architect can give a cost effective design and advise you on how to get best value for your limited funds while building house

Our services are available for any one anywhere in the world.For locations where it is practically impossible for us to take up construction directly,we can act as designers and consultants during progress of work guiding you and your workers to get maximum value for your money

#Kerala House Construction-Replies to client queries

House cum clinic for Homeopath doctor

QUOTE

Hello Mr. Thomas,

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

Dr.Esmail

My reply

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

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

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

Position of house in a plot

QUOTE

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

My reply

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

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

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

QUOTE

Hi Thomas,

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

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

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

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

Regards and best wishes,
Richard.

My reply

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

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

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

www.viruvelil.com

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

www.keralaarchitecture.com

Cost effective Plan

QUOTE

Dear Sir,

Good Afternoon.

Hope you are fine!

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

Can you please suggest me a cost effective plan.

Please note I have 22 cents of land for use.

Prompt response is appreciated.

John Daniel

My reply

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

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

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

Interlock bricks

QUOTE

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

Sreejith Aravindakshan (Denmark)

My reply

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

# Kerala Architecture- Replies to client queries

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

QUOTE

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

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

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

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

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

Hoping you will clear my doubts

My reply

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

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

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

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

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

House design and  cost estimate by mail

QUOTE

Hello Sir,

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

Roy

My reply

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

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

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

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

Constructing a house with Rs.5 lakhs

QUOTE

Dear Sir,

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

Gireesh

My reply

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

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

Problem with roof tile laying

QUOTE

Hi Mr Thomas

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

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

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

Ms. Noorain Noushad

My Reply

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

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

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

Housing Loan

QUOTE

Hi Thomas,

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

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

Thanks for your time and consideration

Sijo

My Reply

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

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

QUOTE

Hi sir,

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

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

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

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

Anita joseph

My reply

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

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

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

Reluctance to pay fees to Consultant

QUOTE

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

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

Thanks anyway.

regards

David

My reply

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

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

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

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

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

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

Answers to your queries #Architecture

Position of Kitchen as per Vasthu

Quote

sir,

i found some comments regarding vasthu on your site

that kitchen should be in east south corner

is there any problem in it being in north

because if u read kanippayurs interview he recommends north for kitchen

if you don't mind to look at the rough sketch as attachment

what's your comment

awaiting for your valuable suggestions

and this is a plan i liked and believes best aesthetic for my plot
does it conflict with vasthu

thank you for sharing your knowledge

because i am getting conflicting views regarding vasthu

Girish

My reply

Vasthu is a proper science based on scientific studies done by our forefathers.

Unfortunately that part of Vasthu which explains why certain effects are occurring is lost by not properly documenting the knowledge

What we now know is the effects of Vasthu factors.These are fortunately well documented and is available in books.You do not have to simply follow what some one who claim to know vasthu says.There has to be a logic in what he says..Many people simply believe or accept without any reason whatever some people says.I cannot do anything about it.

North east is Esaanakonam which is ideal location for well,sump tank etc.This area should be lower from other areas for better effect.Esaanakonam is also ideal for Pooja room.Hence this konam should be kept tidy and neat for better prosperity.Kitchen at North East is not good as per Vasthu

South East is Agni konam.Agni konam is the ideal place for Kitchen.If you have a bed room at South east,persons living in that room will have continuous problems and no prosperity.

Your plan is just a few lines drawn by you.While spending lakhs of rupees for building a house,why cant you pay few thousands to get the most appropriate plan by a good Architect? Getting the most appropriate professionally designed  plan of the house is the most important part of the building construction.Only an expert knows the implications of a plan.Then why should you pretend to be an expert and loose your own money?

Renovation of existing house

Quote

Dear Sir

This is Thomas from Bahrain. Hope you remember me . i contacted you regarding the renovation of my old house.all my friends are suggesting  that renovation  cost will be almost same like making a new house.Actually my requirement is 2 Bed room with attached bathroom,hall with dining ,sit out,car park, kitchen, work area in the ground floor and 2 bed room with attach bath room and balcony in the first floor. i would like to know approximately how much it will cost me . the reason i am asking this because i am a normal NRI with limited income.can you can help me in this subject ?at least to finish the structure work .waiting for your reply

Thomas P

Bahrain

My reply

An Architect/Engineer is not an Astrologer

A person qualified and experienced in any branch of Engineering prepare an expected cost statement called Estimate by Engineering calculations with the help of data available

How can I predict cost  If you simply say that  you require so many rooms?

Whether the existing building is worth modifying or not I can say only after seeing existing building

When you delay construction even by one day,you are making house construction costly as cost of material and labour go up every day in Kerala.Even if you have only Rs.5 lakhs with you today,start with that money.Waiting for entire money to reach you will result in waiting for the house forever.

Comment on my blog post

Quote

Sunder has left a new comment on your post "Desire for lower price for construction":

It is an excellent article by a genuine Architect who understands the fallacy of the insistence of cost per sq. feet concept by the customers. It is an eye-opener really. Thanks a lot.
Sundararajan

My reply

Thank you  Sundararajan for your encouraging comments.

Construction of House In two cents of land

Quote

Anonymous   has left a new comment on your post "Queries and replies-House Design and construction":

Hello sir,
          Is it possible to construct a house within 2 cents of land?

My reply

Cents is only area of the land and it does not give any idea on frontage and depth of plot.If these dimensions are good enough,Construction of house in 2 cents of land is possible.But the design will have to be within the limitations of the plot.

Concrete mixing

Quote

Sir, i saw your website.I understood some details of concrete.  I wish
to know about all the details of concrete mixing,proportions, steel
laying and curing.

My residence at Kollam(not coastal area).

Thanking you in anticipation.

Prakash
Kollam

My reply

How can I teach you all those by a blog entry.? I have explained on various aspects of house construction in a simple non technical language in my blogs.To know more about the technology you have to be professionally trained.

Replies to your queries#Architecture

 

House with limited Budget

Hello sir, I am Riyas, am planning to build a low cost house on my village(at Trivandrum). so could u please send me a plan for that. my budget should not exceed 10-12 lakhs..
please mail me if possible with

My reply

Have already mailed detailed reply to you.Without understanding your requirements for the house and site conditions,I cannot simply send a plan with a price tag of Rs.12 lakhs.House construction is not that simple as buying something from a shop.

House with Rs.5 lakhs budget

I am Paul , a teacher in Maldives, from Pulpally, Wayanad.

I would like to construct a house in Pulpally. How can you help me? My estimate amount is 5 lakh maximum. Recently I saw a house photo in Malayala Manorama, Veedu, which says the total construction cost is 4.5 lakh.

Can you help me how to do all these things? Please email me details

Paul from Maldives.

My reply

It is possible to build a house costing even less than Rs.5 lakhs.But you cannot have all facilities and features of a costly house.Studying your requirements and site conditions is the starting point of developing the house design

House at Kanyakumari

Hello sir Good day........My name is Ahil. I am a NRI , residing in Australia. My native is mondaikad which is located in kanyakumari district which is 60 kms from Trivandrum. I own a 60 cents square plot. I like to build my dream house in that plot..My requirements are the house should have a majestic look externally, double storied,reception area/sit outs,4 bedrooms,kitchen,hall,an office/study room, car stand for 2 cars, a small mini hall which can be used as a gymnasium....I am looking something around 4000 to 5000 sq. feet...

It would be very helpful and thankful to know whether u undertake projects in my native place and also give me an idea about the cost for building such a house...Is it possible to finish total works including landscaping, interiors within 50 to 60 lacs.......

My reply

Yes.We can design and build your house at Kanyakumari.Mailing you details

Design of House at Hyderabad

Dear Mr. Thomas,

I have come to know about on the Internet. My brother-in-law is in the process of constructing a house in Jubilee Hills, a prime residential Locality in Hyderabad. Land area is 750 sq yds. Family size is :

One Couple

One Married daughter

One studying son- 11 th Std

Mother

Profession : Rly contractor

Probable requirements:

Home office to accommodate 6 people including the Director with wash rooms

Provision for Maid & Driver with families including wash rooms

Puja Room, Dry kitchen with informal dining& wet kitchen, Breakfast corner, utilities, wash area

Formal Dining, Living, Home Gym, Home Theatre, Bar/ Entertainment / library area+ powder rooms for relevant areas

One Master Bedroom with attached bath ( Shower, Toilet, wash Basins), walking closets + 3 more bedrooms with attached baths, Lift for the house. Open balconies , Terraces ,greenery, Water bodies  must.

You can plan an office , Maids+drivers accommodation, 3-4 cars parking , below the ground level.

Ground floor: Puja, Kitchens, Dining, Master bedroom + Bedroom for Mother on the ground floor

1 st floor: Remaining things can be planned.

House to be as per vasthu.

I would like to discuss with you . Pl mail me your Hand No and your convenient time to discuss . Once I receive communication from you  I shall send you the Plots Plan along with dimensions . I am accessible via Videoconference. I can send you the exclusive link and we can get connected and discuss in detail.

Look forward to your response.

Best regards

Ashok R Vantair

CEO & MD

CEXO International

America,Canada, Australia & India

My reply

I can design the house and provide detailed drawings and act as consultant during the execution of work including occasional visit to site

Selecting plot for buying land

Your blog http://kerala-architects.blogspot.com/ is very useful especially for people like us who have no idea about design, construction etc. I sincerely appreciate your efforts.

I am really surprised to see the professionalism of your office and appreciate it. Thanks for the reply. Last few days I am in your web reading all the queries and replied. I hope i will meet some one soon who used your services.

I am from Palakkad. We have a plan to buy a plot there mostly this month. As the price cross lakhs we can afford to buy 5 to 10 cents only. Kindly suggest me what all I have to keep in mind when I select a plot. What kind of plot we have to opt if we have to spare 5 cents aside when we construct a house in 10 cents of land. Shall we opt for a paddy field if the location is good? I heard filling can affect the budget if we opt such land. Our plan is build a simple but elegant home within our limited budget.

Shameed

My reply

Just log in to our website,

www.keralaarchitecture.com

Click on architectural guidance.You will get all details.Before you finalise plot,it will be better if you can call me or somebody equally qualified and experienced to check the plot and its suitability for house construction

HOUSE IN USA

Dear Mr. Thomas:

I happened upon your blog in a search for split-face concrete block architects.

I wish to construct a very small, 22 feet by 30 feet "castle keep" home in Missouri, USA from split-face concrete block.  (Please see attached photos for the general idea).

The roof would be a simple colored metal steep shed roof--only visible from the back of the house lot, though its incline would be inexpensive to construct
as a design and it would repel rain and snow easily.  Thus, the back wall would be significantly lower to support the lower end of the shed roof.

If you might have time for such a small project, kindly apprise me.

Thank You.

Sincerely,
Paul Cobb
North Dakota,
USA

My reply

I can design  your house in USA and provide you with complete architectural/structural drawings and instructions during construction.

To start with we will have to prepare a Basic Plan of the house.For this you have to tell me what all facilities,living spaces you need in the house.Can you also tell me which direction house will be facing?

Once I prepare this Basic Plan that drawing can be a starting point for our discussions

Architecture-queries and replies

FERROCEMENT CONSTRUCTION

got your mail id from your web site  http://kerala-architects.blogspot.com..

I would like to construct my new house  with Ferro- Cement technology..Sir, could you please help me to find someone who does this work in Cochin,(North Paravur) area..

Expecting your valuable reply soon

Sreekanth S

My reply

Theoretically yes.Possible.But in Cochin area those who do Ferro cement work take up only  septic tank and water tank work.Unless you have workers skilled in doing Ferro cement work,you can not do construction of your house with Ferro cement walls

HOUSE IN CHENNAI

Dear Mr.Thomas,

I live in Chennai and I wish to have a house plan based on vasthu principles. Your blog seems to be quite impressive and contains straight forward views.

I would like to have G +1 plan for my east facing plot. Find enclosed one page pdf document containing sketch of my plot. Preferred dimension of the built up area is depicted on the attached sketch.

Awaiting your reply.

Azhagunambi

My reply

Yes. I can do the design and follow up drawings for execution of the work

Construction methodology

Dear Mr. Thomas,
I am Binu from 'Thottilpalam, 50 km away from Calicut. I am planning to build a house suitable for a middle class family. Two years before I had purchased 22 cent land suitable for constructing a house. This land has road access (for lorry) and it faces towards west. I am searching for a good contractor capable to build a quality house and I wish to maintain quality from foundation to till the finishing. I am working in Qatar as a workshop supervisor in a construction company. I have limited knowledge about building construction and as I have strong desire for building a house, in Qatar also I used to watch the way a building / house is constructing here. Here it is the normal practice that for constructing even a single storey house the foundation is built with reinforced concrete and after that concrete pillars and roof slab on it so that the concrete bricks using for walls will not get the weight of roof slab. But in Kerala, the normal practice is that pillars are minimized in houses and the foundation is constructing with rocks. I would like to know your opinion in this matter.

It would be helpful for me if you could provide your valuable suggestion for constructing a house. If it is possible to construct a house in my area by your firm, please let me know the approximate amount for it.

BINU

My reply

In most of the Kerala landscape,we have laterite or stable soil strata.That is why we prefer to go for less costly Rubble foundation and brick walls which carry weight of roof instead of column beam structure.In places where the soil condition is not that good,even in Kerala we go for pile foundation and column beam structure

VASTHU CLARIFICATION

I have a plan for the house in West direction, designed by an
engineer. The car porch comes at the south west corner partially
projecting to west and partially cut into the south west corner of the
house. A Vasthu consultant told me that it is not vasthu complaint for
the car porch to be there. That vacant portion at kannimoola will
cause lot of trouble for the inhabitants.

I have attached the plan.

Could you please comment on this. Thanks in advance for your valuable
suggestion.

Mathew.

My reply

That is not even a proper plan of the house.It has Vasthu,Architectural and structural Engineering defects.

Some of the defects noted in the plan sent are the following

1.As per Vasthu for a West facing house,car porch and gate should come at North half of the front side of the house.Main door also should come at North side.More towards north better.

2.Kitchen should come at Agni Konam(South east).Bed room at South East will be harmful to those who stay in that room.

3.Master bed room should come at South West.

4.Spiral stair case will be costly,it will take more space and is no more in present day trend.Putting stair case at Front Living room will adversely affect your privacy as every person coming from first floor will have to move inside house visible to guests.

5.Dining space is completely dark.Even living room has lesser light.

6.Dining is too small and work area is too big.

7.As per Vasthu toilet at South east corner and North east corner is harmful

If you want me to re design the plan,please let me know

Construction while working abroad

Hello,

I have a plot in Polaythodu, Kollam which has 23 cents of land.

I wish to make a house similar to the one you have constructed, which was shown on your website a 3 bedroom house.

I am abroad at this moment so could you please tell me if you will be able to construct a house for us?

How you will be able to construct a new house for us whilst we are abroad?

Also, how long will it take, the cost?

GINA HANE

My reply

We can design and build your house in your absence.You will get complete details by email periodically and also you can even see construction going on at your site through a blog specifically for your sites with pictures of work going on periodically posted.

So it will be as good as you are present here in Kerala physically.Being professionals qualified and experienced in the art of building houses,you can get the best at the least cost

Kerala House construction-Queries and replies

HOUSE AT HYDERABAD

Dear Mr. Thomas

I have seen & read few articles that you have hosted on web. Drawing some inspiration from that, I thought it may be a good idea to share & take your advice on the house that I plan to construct in Hyderabad. Based on that, I am attaching Architect's brief for the Duplex villa that I would like to construct in Hyderabad. I have tried my best to put all what came into my mind & the key requirements for the project. Kindly take care of all these parameters while designing the house. As mentioned in my brief, would like to have a exclusive beautiful house which has a blend of traditional Kerala architecture & Modern style architecture.
 
Would suggest you to mail me few elevations which showcases Modern Architecture & traditional Kerala architecture, where in I could discuss the same with my family & then give you a creative brief of what we would like you to develop. Layout requirements are detailed in the attached note. Do revert back to me with your terms & the process to take this fwd.
In case you need any further inputs / clarification, please revert back to me (or) call me on my cell 
 
Regards,
Thomas Ninan
Muscat – Oman

My reply

To start with I require details on house you are looking for,your needs ,dreams including your limitations if any.Once I get details on the plot,I can start developing plan for your house.

With the initial design developed we will have to discuss and arrive at a final plan.From there onwards we go systematically to make your dream house a reality.

BUYING A READY BUILT VILLA OR CONSTRUCTION IN KERALA

Dear Thomas,

Hope you are doing good!

I am planning to build a house but I am worried about that! could you please advice me ?
Buying a villa or building a house which is more good? I have plan for buy good second hand house also

my requirements:

2 storey 2000 to 2500 sq. ft..
normal woods for windows and doors
vitrified tiles in main areas
medium quality sanitary high quality electrical wiring and accessories
high quality paints inside and outside

can I get similar villas in the same expense of building a new home?

Sibi George,

My reply

Buying a ready built house is simply foolishness in Kerala conditions due to following reasons:

1.To increase profit ,construction by sellers will naturally be of lowest quality without bothering about following  Engineering standards

2.Seller normally sells the house taking much higher profit

3.Your requirements for the house may not suit house available for buying

HOUSE AT CHENNAI

Hi,

I am Tharanitharan from Chennai. I plan to construct a house in Chennai.
Could you please provide me the complete plan of the house for Elevation shown in your blog and this will
give me some idea to proceed further.

Regards
Tharani

My reply

It will be better to design plan of the house suited to your plot rather than taking plan of the house whose Elevation is given in our blog

SLOPING PLOT LEVEL

Dear Thomas Sir,

I read your article on foundation at your blog and liked it. Can u pls answer my doubt..

We have a site of 28X26 meters size. The site is not level and slope is about 5ft from the front portion to back of the site?

Is there any method other than filling the site with soil and putting a retaining wall at the back end boundary??

Idea of giving few steps inside the house is ruled out.

Niyas

My reply

As it is a gradual slope,it can be straightened while doing rubble foundation.That is better and cheaper.At the back end boundary if you do not want a retaining wall,you can leave a slope from foundation level of house to back end of boundary.

HAVING PROBLEM WITH THE DESIGN OF HOUSE

Dear Mr. VH Thomas,

I am S P Manoharan who is working in Indonesia. I want to construct a house in my native place Alleppey. I got the house plan made by my engineer and it is attached herewith. With the normal stair case I can not have attached bath room in the first floor master bed room. The dimensions of room can not be changed as they are all agreed by my Vasthu Namboothiri.

he bottom bath room dimension can be altered. Can you please send me an offer with a wooden (Teak) spiral case so that my dining room area is not much affected. Please send me the drawing incorporated with the staircase to first floor.

S P Manoharan

My reply

Only option is to redesign the house.For that I need to know outer dimensions of the plot(all four sides),directions and position of roads.

Plan prepared by anybody for a particular plot will not be the same.Better qualifications and experience can make a lot of difference

After the design of revised plan,you can show it to your Namboodiri to check Chuttalavu Vasthu which is a practice followed only in Kerala by old Asaris.If you need proper Vasthu compliance,I can do it on my own.

VILLA IN MUMBAI

Hi Thomas

need to know if you can help with house in Mumbai, planning to build a weekend home on the outskirt of Mumbai, river touch plot about 23karea, I have sort of managed to plan the look and feel of the house but not satisfied with the roof of the house.

you based in Kerala and my project is based on the outskirt of Mumbai,don’t know how well it will work, anyhow I am giving you the brief of what I am looking at and also attaching some plan which I have already worked on.

Will you be able to help with the same ?

Rajan Pillai

V.P Leasing 

My reply

Why not in Mumbai or for that matter anywhere  in the world?

After going through what you have sent to me  I would like to comment  as follows:

1.It appears that you have purchased a plot in a Villa Project

2.It is not clear whether you are free to design Villa as per your likes by your own Architect or the promoters have their own Architect designing villas to give villas in the project similar appearance.

3.Do you already have a Basic Plan of the villa designed?If so send it to me in pdf format

4.What you have sent me in pdf format is two dimensional Elevation of the Villa which is not impressive or professional looking

5.To start with I can improve upon the plan (if you have one) or design plan of the villa fresh with your requirements/desires for the house as input

6.I need to know outer dimensions of all four sides of the plot and also direction to which house will be facing.Also I need to know where all roads come near the plot

Plan comes first.Elevation comes next.But we can give you a professional Elevation which will have almost photo quality

Now it is your turn to respond

LOW COST HOUSE

Dear Sir,

I am Ajay Nair from Palakkad, Ottapalam, Kerala. I am currently working in Saudi Arabia. I have a plan to relocate from my native village in Palakkad to somewhere else. So I am searching for good ready made homes as well as the possibility to build a home in cheap budget. My budget ranges between 5 lakh-10lakh. I prefer to have a home with one floor where two average sized be rooms with attached bathrooms, a kitchen and a drawing room cum dining hall are available. Some variations can be made from this view. I came to know about a cheaper European style Eco-friendly homes lying between my budget range. I would like to know about that. Also i would like to see the possibility of "temple top" or "taravadu" model homes, but small area. I don't need a wide space also. So please check the possibilities of this and let me know the status whatever may be the answer. You can tell me if it is not possible also. I have attached two snaps along with this mail which I got from one of my friend. It seems good for my concept of "temple top" or "taravadu" model homes.

Waiting for your early reply.

Ajay Nair

My reply

Buying ready built house will not be cheap.In fact it will cost much more than building a new house and you will get a low quality construction as seller is primarily interested in profit only.

Two bed room attached house even with a bit small room sizes will be at least 800 sft if you build in a single floor.With present cost it may cost about Rs.12 lakhs and as you intend to construct in future cost can only go up.If you do not have land,land cost will come in addition.

Plan for a house prepared by any one will not be the same

Quality of  design depends to a large extent on the professional training and exposure obtained through experience.

Basic Plan of the house is the most important and critical element of house building

A well designed plan prepared by a qualified professional with experience can save you lakhs of rupees and it can provide you better facilities within your budget.

So simply trying to save few thousands of rupees towards design can put you in to greater trouble which you will be able to understand at least to a lesser extent only after construction of house is over and at that stage you cannot correct it even if you spend any amount of money.

Now you tell me whether you need us to design your house

Cost of construction of your house to be built cannot be predicted by any one.Contractors may tell attractive figures just to get work knowing very well that you cannot do anything other than agreeing to their revised demands after work starts and even on engineering and quality of construction a non professional contractor may do any compromise simply to increase or protect his profit

RENOVATION OF EXISTING HOUSE

Hi Mr. Thomas,

I found your e-mail Id on one of the housing construction blog and would like to understand few things from you.

My parents are thinking of renovating our ancestral home, which is situated in a village near Trichur, Kerala. While I understand the quote greatly vary depending on the type of contractor, the current rate from one of the local contractor is Rs. 1800 per sq.ft. This quote is only for renovation and doesn't include foundational work. As my parents and family do not stay there and have little knowledge about the current construction cost,your input/suggestion will be valuable. What is the general range of construction cost per.sq. ft. for renovation or for a new construction. Honestly, I don't want my parents to be fooled by anyone.

Thank you so much!! Looking forward to hear from you.

Ranjini

My reply

Getting quotation from contractors and fixing up lowest bidder is not going to get you quality professional construction of house with proper guidance and assistance to achieve the best  without some one pilfering your money.For that you require not a contractor but professionals like us