Free Consultation,25,August,2013

House Construction

Query-1

Dear Sir, I have plans to buy a plot to build house. But there is rock 3 feet below ground level. Is it advisable to go for this plot? There is paddy field towards one side of the plot and coconut trees towards other sides. There are no trees in this plot.I am worried about water availability as well.

Sudeep

My reply

Rock below is very good for construction of house.Regarding water availability at plot you have to  check up.As paddy field is nearby water should be available

Query-2

Sir, Now I am in Mumbai. I have some plot in Kerala, Koottanad, Palghat. I want to build a house there  800 sq.ft. only ground floor. 2 Bedroom, 1 hall, Dining Hall, Kitchen 2 Bathroom./toilet
Can you give me . cost for the house.

Query-3

Dear Thomas Sir,
I want to building a house of 2500 sft at Palghat but due to budgetary constraints, I want to do the work only up to structure & plastering now. How much it would cost for such a work if i use rock for foundation with belt & red bricks for walls.
Subramanian

Query-4

I am , presently at Chennai, wishing to construct a residential building at TVM as my retirement scheme.its proposed as a 3 storied apartment with 10 studio units with 2300 sft area ground floor on which half will be marked as car parking. first & second floors will be having 4 units each.1.the land is not a solid one and it was calculated around 32 columns are required and each we need to pile around 7 to 8mtrs. Give me a rough estimate for ground floor and other floors per sq. feet.

Chanthu

My reply

First of all a professional has to design your house considering site conditions,your requirements and budget limitations if any.Then only you will know even plinth area of the house.There is no formula of finding cost of construction simply based on possible plinth area.House construction involves hundreds of materials and different type of labour.Cost of all these goes up every day in Indian conditions.No two contractor construct house in similar manner .Then how can there be a fixed square feet cost of construction?.As people like you insist on getting a “square feet rate” before entrusting construction contract,contractors quote a figure and try to adjust and compromise on everything during construction to save their profit margin in highly cost volatile situation

Query-5

Hello Sir,
My house Construction is going and structure completed,Can i use gypsum plaster instead of normal plaster to reduce the cost? please advise me the advantages and disadvantages of gypsum plaster in Kerala Climatic conditions .
Anjali,
My reply

Gypsum plastering is cheaper and there is nothing wrong in it

Query-6

We have a family property of 4 cent, is it possible to built two house in that 4 cent.

My reply

Cents is only area of the plot and do not give information on frontage and depth of the plot.Only after checking site plan of the plot,I can comment on this

Query-7

The precast walls idea is very much relevant for Kerala considering the scarcity of the materials and costly labour. Although you said that the decision on material should be based on the conditions of the plot, the climate conditions in Kerala is more or less the same across the state. SO the general question is - is Gypsum boards suitable for Kerala climate or not. Is there any specific case study done on this? What is your recommendation?

My reply

Gypsum boards can be used for partition walls and interior work

Query-8

Can you give me some directions about the latest trends in wood works in Kerala. I got some timber last week. I would like to get it sawed this week and I am not really sure about how it has to be done since my housing plan is not yet finalized. It would be great if you can give some general directions about the latest trends

sir my name is basil.my plot is 5 ft below the road level.and which type of plan is suitable for this plot with out leveling the road?

My reply

Without finalising even plan of the house,you cannot get an idea on wood requirement.Instead of trying to get bits of information from any one you come across,go for professional guidance from beginning to end of house construction

Extension/remodeling of house

Query-1

I have a house which was constructed on 2006 with two Bedroom,One Kitchen,Hall, Bathroom,Pooja Room and a Porch.This all comes to around 1200SqFeet.Now i am interested to extend two rooms.there is slight problem on the kitchen area and i need to extend it and one room more.Can I get to know if any good architecture at Kollam area to better check on estimation cost for these two rooms.
Please give me details to contact.
I will highly appreciate that.
Manoj

My reply

For getting better design and guidance during construction it will be better to get experts from wherever you can find instead of going only to a local person.Extension,remodeling.I myself have designed several houses in your area and also acted as consultant during construction providing detailed architectural/engineering drawings instructions even though I am based at Cochin

If interested write to me to

vhthomas@viruvelil.com

 

Building Permit

Query-1

Hello Thomas,
There are apartments situated on water front, in Kadavanthra and Maradu in Kochi. Does CRZ restrictions apply to these already constructed flats. From which government office, can I know, if CRZ restrictions has been applied to any Apartment construction, to prevent me from buying them.
ALEX.

My reply

Existing apartments having building number,Electricity connection and all other legal documents properly .Read relevant details of documents essential at our website

www.keralaarchitecture.com

Check link.Architectural guidance

Query-2

I have taken permit to build a commercial building in a panchayat area in ERNAKULAM Dt about 5 years back. As I left for a job abroad I cold not complete the building or renew the permit. the building is half completed . how should I renew the permit

My reply

Apply to same Panchayath for renewal of permit.If they insist for fresh application for permit,apply and get a new permit.As long as your half completed building is constructed within building rules there cannot be any problem for you

Query-3

My neighbor is constructing an infrastructure with shop on the ground floor and residence on the first floor. The plot area is 6 cents. As per the rule I want the building to be 1.2 m away from my plot including sunshade and water pipe, drainages etc. my quires are
a) am I right regarding the distance from my plot.
b) any rule regarding distance of shop from a neighbors house
c) is written consent of neighbor mandatory before starting construction for the panchayath

d) For getting electricity connection for my neighbour shall I give my consent before or after the construction is completed?

My reply

Normal side clearance required are 1M and 1.2M.Hence he can construct his building keeping this clearance.Only if he want to have lesser clearance from your plot,he will have to get your consent

For electricity connection he do not need your consent

Query-4

Dear sir,
I have one cent land in EKM in urban area ,What is the max square feet area (Per floor) I can build in this area?The road ends in my compound.How many floors can I build?

My reply

Without visiting the site I cannot comment on it

Query-5

what is minimum required completion stage of a building (house) and minimum required documents to apply for a building number in municipality?

My reply

Once the house construction reaches a stage by which structure and joinery are fixed and house can be kept under lock and key,you can apply for numbering with a completion plan prepared by a licensed Engineer/Architect along with appropriate application and quoting reference of original permit for building construction

Query-6

Dear Mr. Thomas,
I am intend to buy a plot along the side of Muvattupuzha River and it is close to Tripunithura Cochin . There are houses constructed recently in the same row. Following are my clarifications.
1) Is the specified location coming under the CRZ rule, the plot is approx. 40 Meters away from the river
2) The fair value search site indicates the specified resurvey number category as “Residential Plot with Road Access”, does that mean we can build a house irrespective of the CRZ rules?

Query-7

I have a plot which has 5O m away from Mahe river. now i want to construct a house there.. shall i able to construct a home there?

My reply

Approach concerned local authority office with survey No and location plan of the plot to check whether you will be given sanction for construction of house before buying the plot

Query-8

I would like to know to whom I access to get a fallen riverside to be built with side wall to avoid further soil fall and losing land towards river

Basheer

Query-9

I have a plot abutting a river and have plans to build a house there. How much is the minimum backyard(distance form river to the building) required? Also how much is the minimum front yard required? It is a village and the width of the road abutting the plot is not more than 3 -3.5 M

My reply

Approach your local authority to get sanction  for construction

Query-10

Sir,
I have a house plot of 2Cent inside Trivandrum corporation.Please explain what are the exceptions available for construct a house below 3 Cent.

Query-11

I intend to purchase a small (3 cents rectangular 43X30 Ft ) plot in Kozhikode Corporation and would like to build a small house there. The plot is surrounded by residential buildings on all sides and there is free access to the plot from the common access to five houses within the compound. How much space should I leave from the front wall, rear wall and side walls?

My reply

For 3 cents and  less than 3 cents,relaxation in clearance space is available.Approach your local authority to find exact clearance applicable in your case with specific details of the plot

Interior work

Query-1

Thank you for providing useful information. We are constructing a house and I would like to know your opinion regarding the material to be used for kitchen/bedroom cupboards. Currently we are considering plywood as per our contractor's suggestion

Deepa

My reply

For Kitchen cabinets it will be better to have the structure done by good quality marine ply and front portions done with teak wood or Mahogany.Ply wood or low quality marine ply can reduce life of your cupboards

Query-2

Sir I have an independent double storey house in Chennai- i would like the traditional Kerala style woodwork with Charupadi  in my balcony - will you be able to help me- and how much will it cost.

My reply

If we get exact measurements of living spaces with a professional plan,we can design and supply interior wood work

Nalukettu type Houses

Query-1

What is the design principle of nalukettu? How many types of nalukettu are there? What should be the measurement of courtyard ?Can you explain?

My reply

Normal features of a Nalukettu house are

1.Poomukham which is an extended sit out projecting out to front side of house

2.Chuttu verandah-It was around the house initially

3.Nadumuttom-A central court yard,usually square in shape.It also calls for at least a four feet wide passage around it for movement around the area.Open to sky is the olden norm.

If you have one Nadumuttom,it is called Nalukettu.Two Nadumuttom house is Ettu kettu and four Nadumuttom house is Pathinarukettu

In the present conditions leaving so much space is not economically viable.Keeping central portion of house open to sky is also not  workable

Free Consultation:29,July,2013

Design of house

Query-1

While searching building construction details in net I have seen your website and would like to take an opportunity to ask your advise for our new house construction.

My name is Nizzar .I am planning to build a new house and basic lay out is made by a relative.Its attached here with.Its facing to north side where a panchayath road is passing.Land is muddy and people saying piling may be required even we planned to build in single story.

Kindly look in to the plan and advise .What are the things to be considered before starting the house.I am planning to give a turn key contract once design finalised.

I may be required your assistance to develop a interior design for this house.I am working abroad and don't know even much more to ask.So kindly advise in details.

Nizzar.

My reply

Getting the most appropriate plan of the house is the most critical aspect of designing  and building a house.A Plan made by a relative need not be that good.Plan attached by you is  not good in every aspects.For developing a good plan,apart from professional qualifications,wealth of experience gained by designing and building houses in our land is essential and that cannot be foregone just to keep a relative happy.In most cases house is the most important investment in life of a person.Lakhs of your hard earned money cannot be wasted simply to keep a relative or friend happy.

We can revise the plan or rather prepare a fresh plan for your house,provide complete detailed drawings and instructions from beginning to end of construction

Query-2

Sir
I am going to buy an apartment in Calicut...it is under construction and floor plan can be changed... Can you help me to arrange the rooms in proper position if i send my floor plan to you?
Binish

My reply

Yes.Send your existing floor plan in pdf format.

 

Vasthu aspects

Query-1

I have a plot, that approach road(only to my plot) around 180 ft. long ending at north side of northeast corner. Also northeast corner degree is 110 deg. ( that can be corrected if required). pls.give your reply

Rajesh

My reply

Plot at the  end of  a road is not auspicious as per Vasthu.If you can ,try to avoid building your house there

Architectural guidance

Query-1

sir

I am a third year student of Architecture from Nagpur.Content in your mail helped me a lot in my project...

I wanted to know some of the modern buildings in Kerala which are climate responsive...or traditional features of Kerala architecture are very well depicted in it .

Waiting for your reply sir

Shraddha

My reply

Climate plays an important role in designing of dwelling house.Architecture of the land takes inputs from climate,terrain and living habits of people in the area.Kerala has south west monsoon starting in June going up to June with continuous rains.Also,another spell of rains starting in October.This call for sunshades  around the building above window level,preferably slope sunshades.Continuous rains is the reason why Kerala Architecture preferred to have slope roofs with clay tiles on top of it.Clay tiles reduces heat inside house.More windows provide better lighting and ventilation and make living more comfortable in humid atmospheric conditions of Kerala summer

Remodeling of house

Query

Hi Sir,

I have gone through some of your blogs and tips and thought it is ideal to seek guidance from you for my needs.

My house is near Tripunithura and my primary aim is to get professional help in modifying / beautifying (of course to know the possibilities too) my house and to get the estimate for the same. It's a 3 bedroom , two storey house and I would like to add a study and upper living room to it plus interiors.  

I'm not sure if you or your company take up such low budget work  :) It would be great you do ! 

Praveen

My reply

Without visiting the house, no one can give an estimated cost of modification. Square feet area of construction will not give you exact cost prediction. It has no technical basis even though  non professional contractors work on that basis to get business as they have no other choice

We can take up Interior work. We have complete man power and capability for taking up all type of work related to house. Here again, I can comment on possibility of we taking up work only after a site visit .If you have limited budget, you will have to select more essential items of work to get the work done within the budget.

Remodeling/Extension of a house can be attempted only after you get the house inspected by a professional Architect and discuss with him on your requirements of modifications,additions.In most cases,remodeling work will be costlier than the estimates you get as it will be practically difficult to estimate cost involved correctly.As you dismantle portions of old building,new problems and defects in earlier construction will come out and rectifying such problems can push your budget up!

Query-2

Dear Mr. Thomas,

I got your reference, while doing a bit of R&D on house construction in Kerala and found blog to be absolutely informative. I recently bought a plot with an under construction house and I am planning to complete the construction.

Attached herewith is the layout and the current pictures of the house. Looking at the layout itself, I could make out that the house is not designed by a professional architect, which turned out to be true. In any case, I cannot complaint about it, since I knew about it before buying the house.

I would like to engage your service hereon in completing the house, including construction, tiling, plastering etc.

Pramod

My reply

We can take up balance work on the house including following type of works:

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

To assess work already done in the house and to suggest/advise on pending works to be done I would like to visit your site.

After the  site visit, we will give our suggestions on work to be done, modifications possible and Estimate for pending works to be done. If our proposals are accepted, we can take up balance work using expert workers from Cochin

Construction of house

Query-1

Respected Sir,

my proposed house is 1800 sq. ft. ground floor 1200 sq. ft. and first floor 600 sq. ft.

i need some advice on roof. how much mm tore steel and concrete overlay is needed

for ground floor to accommodate a first floor and and how much it will cost per square feet.

John

My reply

Engaging work of construction of your house to a contractor who have no professional qualifications or expertise, will land you in trouble

When you engage work on square feet cost basis to a contractor you fail to understand following facts:

1.No two contractor will do construction work in the same manner with same quality standards. In fact they simply do not bother about quality of construction or professional correctness of the work

2.Primary object of a contractor is to gain maximum profit within the agreed cost figure agreed. Price increase of input materials and labour during construction period will reduce his profit margin and to save his margins he will have to compromise on quality of construction

3.Contractor do not know professional specifications of work involved, engineering standards and  even on structural engineering aspects which deals with reinforcement required for beams, columns and roof slab

Only option before you is to have continuous monitoring of construction work by a qualified experienced professional who will give detailed Architectural/structural drawings for each stage of construction and occasional site visits to ensure that drawings and instructions of work are followed correctly by the contractor

We can take up such consultancy work for your house construction. If interested, we can give our terms for such work. Please let me know location of your site

Query-2

Individual Villa or gated community Villa

Dear Mr. .Thomas Viruvelil,

When I searched for the plots two options were available

1, individual plots

2,Gated /walled community type plots of developers 

Which one is better?

Please give your valuable opinion

Dr.Geevus

My reply

Both individual villa and gated community villas have got advantages and disadvantages.Gated community provides common facilities provided by developer like community hall,park,swimming pool,gym etc. and gives security for the residential villas in the colony.

Disadvantage mainly is that the Villa will be practically constructed without much quality checks as most of the builders act like a marketing office subcontracting entire work to agencies who are not answerable either to ultimate user of the house or even to the builder as they simply do not bother about quality of construction.In addition such villas are usually over priced as clients without patience to buy plot and construct villa will be using this gated community facility.

Even when you build independent villa in any part of Kerala,there will be a residential association or neighbour hood group who try to help each other by joint community activities.

By buying plot suited to you ,designing house as per your needs with professional guidance and constructing house by taking assistance from professional agencies,you will get better value for your money, lesser cost and better quality construction

Free Consultation,7/7/2013

Land Purchase guidance

Query-1

Dear Sir

I am residing in Bahrain. I am from Kasaragod dist udma panchayat

There is a 10cents plot for sale belonging to fisherman.

The said land is lying behind the house of the owner. Front of owners house is road and next to road is beach.

This road has been approved for national highway between Kasargode and Kanhangad.Four lanes work has begun from Kanhangad I would like to know can i construct any building or house in that plot.

Awaiting your reply

Sanjay

My reply

While buying land anywhere, purchaser of land should be careful. You should not simply get guided by advice of non-professional real estate agents or simply your own or your friends judgment. Get professional help. Get the plot checked by someone who is well versed with Vasthu, Building rules and Engineering. We have explained in detail on what all you should take care while buying land in Link Architectural guidance in our website

www.keralaarchitecture.com

Design and Construction of house

Query-1

My plan is to build a 4 Bed Room Villa in line with Vasthu. It could be single floor or double floor based on the plot size and shape.

- I am looking for a turnkey solution provider who can complete it taking the full responsibility to design, procure, construct including interior decoration using branded best quality materials incorporating latest technology (security, access control, lighting, HVAC, Solar UPS etc.). 

- Initially the plan must be finalized mutually based on the plot location and dimensions based on which I need your best budget quote. 

- I suggest you to visit the site and discuss with me to get answers to rest of your queries to let me know your best quote.

Shelly

My reply

House Design and Construction is not that simple for someone to come and visit your plot and give you a price for everything may be by just looking at the plot.Yes.There are non-professional contractors who do not bother much about Architectural design, structural engineering design, Vasthu or proper quality construction with qualified experienced building professional to guide every steps of construction. I cannot blame them. It is the owner of the house who is forcing them to act like this simply to get profit by hook or crook.

If you ask a good professional to visit your plot to study site conditions to ensure that you get most appropriate plan for your house, he may ask for Site visit fees. Again he may not give a plan of the house designed using his knowledge and experience which will save you lakhs of rupees and better facilities for the house without any charges. A non-professional contractor may give you a plan of the house free. But that plan most probably will be the one which will save his money during construction without bothering about giving you better facilities at lesser cost and better appearance for the house.

How can anyone predict exactly cost of construction of a house without even preparing basic plan of the house? House construction involves hundreds of materials, different type of labour and price and availability of these keep changing mostly upward during nearly one year or more required for house construction.

Each of the contractors does construction in a manner suited to him and hence you cannot compare cost given by two contractors. Nonprofessional contractors do not get services of professionals and hence quality and structural stability of their construction can never be anywhere near satisfactory.

As owner of house, you do not know much about house design or construction and you are eager in getting only free advices from friends, neighbours, relatives and any one you meet during period of construction. You are afraid to get professional design or professional guidance during construction as you think that it will only increase your cost of construction. Your contractor and friends may advise you not to spend money for Architects/Engineers

Do you agree that house construction is the most important investment in your life? Do you agree that contractor will never suffer loss to build your house? If so, get professional design, continuous professional guidance during construction to ensure that your hard earned money is properly spent to get you the best at lowest cost. For that you have to get professional design and guidance. Do not avoid it

Query-2

Good morning,
I just go through your valuable information about to build a new home from the websites. Thanks very much for updating the latest information.
I would like to build a home with approximately 2500 Sq. feet area. My land is quiet big, 3 acre ,but road frontage is around 50 meter only.
And my suggested land is about 4 feet below the road level. Road is in the north side of my plot.
I just visit some newly constructed houses, and i had a plan from another family. in this plan, I think one kitchen space will utilize as a small bed room.
I like to make a home with such facilities. (3 bed rooms in the ground floor, and one or two in the top)
I am attaching the plan (not mine_but from others). which is east direction. It must be flipped. I already purchase red bricks, and few trucks of rubble also.
Your valuable advise is expected.
And I need to know that, if I provide the materials with your suggestion and advise,Plan, supervision and experienced workers from your side is possible?
How you are charging for it. What will be the best option for me. My father is in Kerala and about average supervision only possible by him.

Sebastian

My reply

Plan which you have got from some one have several Architectural/Structural Engineering/Vasthu defects.Free plan you got if adopted for construction will give you the worst possible design and you will be wasting your hard earned money if you adopt this plan

I can design a house suited to your plot,needs and budget.Question of taking up construction and charges for it need to be discussed only after you get most appropriate plan for your house.That is the most important part of designing and building a house

Query-3

Vss has left a new comment on your post "Building Permit":
i have 3 cents of land in Trivandrum.in the land status is vayalinakathu purayidam.i am planning to make an 1000 sq.ft house on this plot .if any problem in this case kindly advise me.

My reply

You will have to contact concerned local administration office with land particulars like Survey No to check up the matter

Free Consultation,18,June,2013

House Extension and renovation

Query 1

Sir,

Greetings to you. I am Antony and would like to take guidance from you on an expansion/ addition plan. Would it be possible for you to come to the location and give some suggestion. Your travel cost will be born by me. We have an old house on which we have made some light modifications to make it comfortable. However , now we think we could go for two more Bed rooms upstairs.

My reply

Many people think that house extension and renovation can be a cheaper option. Basic problem starts with nonprofessional design and construction of the original building .While constructing existing building at plan stage naturally you could not understand exactly what you get after construction. Once the house is completed even a lay man can understand defects in design and construction. But it will be too late to do anything on that.

Unless you have any sentimental attachment to the old building constructed without proper professional design and construction without technical guidance, it will be cheaper and better to go for a new construction. Most of the defects in old building cannot be rectified even by an expert and defects in construction most probably done by a non-professional contractor with an eye only for profit will start coming out as you start breaking and modifying old building parts

Before venturing into modification/renovation, always get the building checked by a qualified experienced expert. Present your needs to him and let him decide whether it will be worth going for extension technically and economically

Design and Construction of house

Query-1

Dear Mr.Thomas
I am really impressed and found helpful about your guidelines in your blog.
I am based at Aloor, near Chalakudy I have a plot of 41 cents, would like to make a good home, cost effectively.
I am having a plan and attaching with this.
Its just an idea..
We need your valuable guidance.

Query-2

HI,

I am planning to build a 1900sq ft. contemporary house. Plot area is 6 cents near Aluva. I need the house to be simple and classy . I go through your pictures in blog and FB but all of the houses are traditional . Can you send me some contemporary house models ?

Query-3

Hi Sir,
I used to read your articles and would like to have your service to architect my house.
I'm planning for 1500 sq.feet house by demolishing old house(it's very old and in bad condition but can save some old wood from that).

I would like to know if you can come for a visit at Ammadam(Thrissur Dist.) and architect a house as per our ideas.

Also curious on your other services like technical guidance by watching the construction progress and taking care of entire construction process etc.

Frankly, I'm looking for house which got small courtyard/3bhk by using all the available space in budget

My reply

Design of a house is the most important part of building a house. Any Architect/Engineer or those who know how to draw a plan of the house cannot design the most appropriate plan for your house. Apart from technical training at an Engineering college, a good designer of the house should know essential methods of designing a good house like some of the  the following:

1. How to use the available space in the most economic manner without wasting even a bit of space

2. Get maximum utility for the built up space. Arrange doors and passages in a manner to get maximum utilisable space

3. Provide space sufficient to meet the requirement but not simply large spaces that cannot be used

4. Provide light and ventilation in all living spaces without having to depend on lighting during day time

5. Provide stair in a manner to avoid dark space below and make it a show piece of the house. Avoid stair close to outer walls

6. Provide Vasthu compliance

7.Provide features to reduce cost of construction

A site visit will be better to understand site conditions and to visualise your future house in the surroundings. Such a site visit always helps me to dream your house better. After the site visit I will require time to design your house first in my mind before I can actually sit in front of a computer and start drawing using Auto CAD software. Many of clients do not give sufficient time for me to do this preparation for designing your house. In fact that unnecessary haste can only harm your interest as even the best Architect may not design your house in the best possible manner if you do not give sufficient time to develop the most appropriate plan for your house

Quite a few of the people draw a plan by themselves and ask me to me draw a plan like that. I do agree that you are constructing house with your money. But that do not mean that you know better than an expert to draw the best plan for your house. Instead of using the expertise of a professional why should you order him to follow what you have drawn? Instead of dictating your needs for house, it will always help if you can have detailed discussions with the Architect on your needs, dreams, and financial constraints if any before and after preparation of plan of the house

Slope roofs and slope sunshades are provided in Kerala houses due to continuous rains in Kerala at least for six months. House should be designed in a manner to suit our climate. There should be sunshades just above windows and not much above. Some people think that providing slope sunshades are not modern. House in each locality will have to be designed to suit that locality climate and culture

After preparing and finalising plan of the house, you will require more detailed drawings, occasional site visits and instructions to workers to convert the design in to reality, I can offer these services even for houses not directly built by us

In the present Kerala scenario where most of the large houses have only two older couple staying, it is better to avoid Nadumuttom which can only increase your cost and reduce your security. Kerala houses were having Nadumuttom in those days when each of the houses had lot of people staying together in joint family set up. Of course you can go for Chuttu verandah to a limited extent, Poomukham which were traditional Kerala Architecture features, if you have the budget to have such nice features

Plan prepared by a friend

Query

Sir,

Hope you remember me.

We had discuss about new construction of my house.

My plot is located in Kolencheri, Pattimattom. Ernakulam.

As I told you attached design made by my friend who is working in UAE.

I like this design and we need a professional architecture who can take care about construction in our absence.

If you have any suggestions or changes required about this design please let me know.

Manju

My reply

Plan of the house should not be simply pleasing to your eyes. It should be technically right, Vasthu right and economical to build also

Just because your friend has drawn it, it is not a good plan of a house. I will just point out few mistakes:

1. Look at the second column of rooms. No natural light or ventilation there.

2. Bed room at North East, car porch at North west  are not Vasthu ok for your house. I could not read dimensions  from the drawing sent but still Kitchen is too long and South east portion of it is left out for Work area and not used for Kitchen

3. Stair case is simply a round. Such stair will require more space, which I do not know whether you have. That area is completely dark also. Not enough sitting space for living room

If I have to take up work, plan will have to be completely revised and I can work on the plan only after visiting site and studying site conditions

There is quite a lot of space wastage in the plan while not providing sufficient space where it matters

Vasthu aspects

Query

Sir,

We are planning to redo our house it has a front portion (west side) which is a new building with a drawing room and two bedroom and the plan is to redo the east part which is an old building and convert (and join) it to the existing building with a bedroom on the northeast part a dining at the east (center) and kitchen towards the southeast corner.

The master bedroom is on the southwest corner and the attached bathroom for the same is on the eastern side of the room - is this bad?

As per the current layout do not have scope to modify the west side of land as the house is built on the first floor (ground floor being shops)

Since we as a family has been going through continuous serious medical ailments did not want to risk anything.

please share your suggestions.

,Lalit

My reply

As per Vasthu toilets at South east, North East and South west corners of the house are bad and should be avoided. Please send plan of your house in pdf for me to check on Vasthu, architectural and structural engineering aspects

 House Construction at Kannur

Query-1

Dear Sir,
I am based in Kuwait in the Gulf Area.
I am from  near Pariyaram Medical College, Taliparamba Kannur District.
I have a plot of 17cents. Want to construct a house under an engineer supervision. Please do you have reliable subordinate or people down in Kannur to help supervise our construction. What would be your advice. Budget is around 30-35 lakhs.
Waiting for your valuable advice.

Sameer

Kuwait

Query-2

Dear Thomas,
Good day!
Please let me know if you have office in Karunagapally to discuss about renovating an old house with total of 2 to 3 rooms in 7 cents.
I want to know the renovation cost & the drawing plan.
Awaiting your reply

My reply

We can design your house, provide complete engineering details later and also provide occasional site visits to guide and instruct workers at your construction site even at Kannur. In fact I have designed several houses in that area and visited several sites as a consultant. Your budget seems to be realistic for a house of up to four bed rooms. Send me following details to start working on plan of your house:

First step in construction of house is preparation of Basic Plan of the house

Site visit before preparing plan will be better though plan can be prepared if you can give complete measurements of all four sides of plot, directions of each side and positions of roads near plot.

Basic Plan of the house will show positions and dimensions of rooms, other living spaces, doors and windows only. It will not show Elevation and we will start working on Elevation only after finalisation of Basic Plan of the house which is the most important drawing for house construction. We can provide you Elevation in photo like view later at extra charges

We will be preparing this Basic Plan in AutoCAD software and you will get a pdf copy by email within a week of site visit.

Most important cost reduction technique is getting most appropriate plan of the house giving you maximum utility for every bit of built up space, proper ventilation and natural light in all living spaces and make maximum utility by utilising space inside the house appropriately.

Just anyone who knows how to draw a plan in AutoCAD cannot give you this best possible plan of the house which is the most critical factor to give you a better house by design and at lesser cost. Expertise for designing such a plan will not come by attending an engineering /architectural course. It require wealth of experience acquired through years of designing and getting involved in actual execution of work at different sites in different conditions. It also require creative talent and common sense which can get ignited only by learning by working with established experts in the field.

Basic Plan for the house will be prepared after site visit, taking into account following:

1. Information provided by you on your needs, desires and hopes for the house.

2. Vasthu aspects

3. Traditional Kerala Architecture features

4. Modern architecture features

5. Structural engineering aspects to reduce cost of construction

6. Kerala Building Rules

7. Features of site and surroundings

I require detailed write up from you on what all you require in the house including your dreams for the house.

Our technical knowledge in the fields of Architecture, Structural Engineering and Vasthu will be used while designing your house.

House and Studio apartment at Trichur

Query

Dear Mr. Thomas,

I am .Sameera , residing at Abu Dhabi, basically from Thrissur Dt. i read your article in Kerala architecture. I am planning to build a house back in Kerala, i already got a plot of 76 cent.there is an engineering college near by plot & I am focusing on that,i plan to build quarters like studio flats for an income purpose with a low cost. my plot is facing to the bus route road, so the quarters can be in the front area. on the left side of the plot there is a panchayat road, so i want the house to be at the back.behind my plot there is a river Bharathapuzha, which expects to be a good scene for my plot.

if you can suggest me some good architects somewhere in Thrissur, i will be grateful to you.we are basically from Cheruthuruthy. i need a modern contemporary house in an affordable budget with 4 bedrooms in 2 story. please advise me if you know any good architects. since I am a beginner in this field, i need an architect who can trust & rely on for my dream house.

Awaiting for your reply.

My reply

Why should you strain to find out a Trichur based Architect when we can assist you to get work done after designing and guiding in the most professional manner? We do not do any compromise on professional competence of the work, Engineering standards, quality work and Vasthu compliance in addition to guiding you to save cost as much as possible without compromising on quality.

In fact you will save more money than what you may pay as fees for our services. So it can only be  a better option for you as we take away your head aches on design and construction of your building

Landscape tile laying

Query

Hello Mr. Thomas,
Is Vettukallu used or paving the yard in Kerala. If so what thickness do
the pavers come in? And also what would be the sq. meter cost?
A reply would be greatly appreciated
Thanks
Jose

My reply

I do not recommend use of Vettukallu floor landscape tile laying.It will be better and cheaper to use Interlock tiles

House Construction in Kerala without any relative or friend to supervise the work

Query

Dear Mr.Thomas,
I searched in Google and found your website.  We are currently in Dubai, planning to settle down in Kerala, Kochi.  We are looking for a place near Thripunitura.  Sir if we find a plot, I would like to know if you can give us an estimate to construct a 4 bedroom house. We are a middle class family with 3 little girls. We need a compact house with not too much frills.  Another concern is that, since we are residing in Dubai who will be responsible for supervising the construction.  Do we have to be there to supervise, and how long will it take to construct a 4 bedroom house.
Waiting anxiously for a reply from your side,
Elizabeth 

My reply

We can take up design and construction of your house directly without requirement for any one from your side to supervise or make any other arrangements. We have built many such houses in different parts of Kerala for persons living and working away from Kerala

We are professionals in designing and building house/other type building from concept to finish. We undertake such work with all professional care and technical perfection all over Kerala state and even outside state. Most of our works are done for NRIs with practically no one at site to monitor or manage the work.

Traditionally houses in Kerala were designed and built without involvement of professionals. Plan of the house is never treated as the most important drawing for the house which can either give you good value for your money or waste your money. Instead of getting a good professional plan of the house, people used to go for someone who will do it for few hundreds or for nothing as if it is not at all important. We are bringing professional design and professional guidance in house construction in Kerala practically as the first such professional agency

If you have own work force and people to manage construction at site, we can also act as designers and consultants to provide site supervision and technical guidance at a comparatively lower cost

Clay tiles for flooring

Query

Sir,

We are constructing a house at Poojappura Trivandrum. We would like to do the floors with terracotta tiles. In one of your blog you recommended Kap India  tiles as quality tile. But when we contacted them, we were informed that they have stopped manufacturing clay tiles due to shortage of clay.

Please advise us of any other manufactures who produce quality clay tiles so that we can procure at the earliest.

My reply

Kap India tiles in Trichur can supply you clay tiles with strength of vitrified tiles in 30 x 30 sizes.These are imported tiles marketed by them and I have used it in one of my house sites and found to be quite good strength wise and appearance.

After completing structure and plastering work, you require continuous guidance from a qualified and well-experienced Architect on each of the following works that come up

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 by providing professional guidance and expert workers

To assess work already done in the house and to suggest/advise on pending works to be done I can visit your house under construction

A house for Nadumuttom

Dear Sir,

We are in the process of constructing a house in Kerala. I have been going through your blogs and have understood many details. We would be very very thankful if you can look in to our attached plans and give us your good opinion. This basic is our own plan and we than gave it to Vasthu people to check it, there was corrections made and this is the final one (2 versions attached) what is received.

Basically our house is facing to the west. The plan is with Nadumuttam in it and we would like to have this Nadumuttam used as a rest area with a small sofa etc. But the main thing which is confusing us now is, as per Vasthu people, they have placed the Kitchen in the North East position which after reading your blog and many others feel that this is not the right place. It is a very humble request from our side to you to give us a good opinion on this. Should we change the kitchen to South East. Also some say the Nadumuttam area mentioned in the plan is also not correct and also the bedroom sizes.. Actually we wanted to have a long area for Nadumuttam to place sofa etc. A step will be keep to have an entry in to the Nadumuttam. This is a single story house only. The elevation is not decided, hence unable to forward to you.

We are now altogether confused. Could you please check for us and let us know if all okay and what corrections to be made? It will be of very good help from your side.

Also would be very very thankful if you could brief on some basic points that we have to consider for the vasthu.

Looking forward to have your valuable suggestions and comments.

Thank You Very Much

Prisha

Irinjalakuda,

My reply

Plan which you have sent shows an unusually long Nadumuttom without proper positioning and arrangement for every other living space.It appeared to me that you are constructing a house only for a Nadumuttom.Why should you waste your hard earned money by designing house on your own as if there is no experts in house design and construction in Kerala

Plan has got Vasthu,Architectural defects and it will have to be completely revised.Nobody keep sofa inside Nadumuttom.It is normally kept in Living room

Mad Craze for Gold

Gold price have today fallen to Rs.19,800/- per Sovereign.
In fact our country is facing serious balance of payment crisis due to increase in gold imports as gold prices fall,people are madly buying up more gold.
It is okay to an extent if otherwise rich people buy gold to make their ego happy.Other than that I do not find any reason to buy and hoard gold by comparatively poor people.
I have never purchased gold and I do not have even a piece of gold on my body.I do not remember experiencing anything bad by not possessing gold.
Poor people of the country practically ruin their life in debts due to this meaningless craze for gold.To my knowledge there is absolutely no need for gold for a human being to live well.
.These people from lower strata of society buy gold and when need for money arises they pledge gold and get money on huge interest.If at all they manage to take back gold from money lenders like Manappuram from whom unscrupulous film super stars make money,money invested for gold keep on rising with each pledging of gold.If only they could sell gold when first need of money came up,they could have saved lots of interest paid to money lenders.But they never sell gold and go on pledging gold again and again thereby piling up money invested to keep gold as their own as if it is the most precious thing in the world.Finally if at all they get wiser to sell gold,there is no proper shop ready to buy it and money they get back by selling will not be even half the money invested on gold as price and repeated interest paid to money lender will make gold in possession very costly
So please try not to buy gold and advise people never to pledge gold and take money for interest from money lender.It is as good as paying interest for money in your possession locked up as gold.If you simply deposit your money in ordinary Savings Deposit in bank money can grow much faster than money spent on gold or in LIC or any other insurance policies

You want to reduce cost of house construction?

How do you reduce cost during house construction? For quite some time about twenty years back, we used to think Lawrie Baker style of construction will reduce cost. At that time labour was cheap. So, Mr. Baker suggested ways of reducing cost by increasing labour input and reducing material input.
Now both labour and material are costly. So Lawrie Baker method cannot work. People who want to construct a house go on enquiring about reducing cost to all those whom they meet. Each will tell half cooked ideas as he feels. Person planning to build house always prefer to avoid those who may know about reducing cost of construction, Professional Architects and Engineers. Every other person will tell you that they will increase the cost of construction and only those with unlimited funds can afford them. Nonprofessional contractors spread the word that there is no need of such professionals if you have a limited budget.
What makes a successful Architect? It is not simply that degree he got by studying in an Engineering college. I will say, most important qualification required for a successful Architect is common sense and he needs lots of it combined with creative capability to question every method and practice of construction normally adopted and find out new ways and methods which will give better utility, appearance and lesser cost
In my view, most important cost reduction method in house construction is getting the most appropriate plan of the house. By plan, I mean what you see when looking at a building from top after you cut portion above window level and remove top portion. Lots of people think an Architect is required only to give a good impressive looking Elevation for the house. Several people approach me saying that plan is ready, but an impressive Elevation is required for the plan
If you require a good Elevation, plan will have to be designed in such a manner to get good looking Elevation. Elevation is just a projection of plan in the third dimension.
How does an Architect develop a good plan of the house? Those few years he spent in Engineering College can teach him certain skills, crafts and vocabulary only. With that basic training, once he come out of college and start working he learns by working, interacting with all sorts of people associated with house construction. This learning by experience only makes him an Architect capable of giving you the best. Each new project poses new problems which he has never encountered earlier . An intelligent creative talented Architect learns to design well saving you money, space and providing you better utility for each built up space, step by step by experience
So, only way of reducing cost is to have an experienced professional to design your house and guide you from beginning to end of house construction. Plan of the house is just starting point of the design. You need detailed architectural and structural engineering drawings, guidance at each stage of construction. Your Architect is the only person to suggest you material to be used for construction and definitely not the person you meet on the road or your hundreds of relatives offering to give free advise without any risk!
A lot of people think that by giving the work on square feet basis to a contractor you can reduce or control cost. I have heard people telling, ”Pinne Onnum ariyanda”Can you show me two contractors doing construction in the same manner with same quality standards and professional methods of construction? Each contractor builds as he choose simply to increase his profit. If you are unwilling to pay reasonable profit for him, he will find ways to get profit from your work and quality of your house construction will naturally suffer.
When each contractor builds as he choose, how can there be a universal square feet cost of construction? But without specifying a square feet cost, you will not give work to the contractor. Please try to find out what you are getting for that rate and whether contractor will agree to follow detailed drawings of a professional and instructions during construction.

As the days of contractors and professionals begging for work is coming to an end,such apprehensions do not matter.Almost every one who do not know about this field in Kerala think professionals and contractors are going to come searching for work which is not true in the present scenario

Free Consultation,14/5/13

Cost reduction during House Construction

Query-1

I am Biju  an IT Professional currently based in Riyadh,KSA.

I have come across your official page and blog on searching construction tips. I noticed that you are giving free consultation and appreciate your kind mind and consideration towards better construction.

I am in the process of constructing a house at my native.

I hereby attaching the plan for Ground Floor and First Floor. I am planning to give the contract to one of my friends as I am abroad and will not be in a position to supervise closely. Could you please advise me some tips/points to reduce the construction cost as I have some budgetary constrains. I am not planning for a luxury building but a safe and good house.

My Budget is max 40lacs

Waiting eagerly for your advise

My Reply

How do u reduce cost during house construction? For quite some time about twenty years back,we used to think Lawrie Baker style of construction will reduce cost.At that time labour was cheap.So,Mr.Baker suggested ways of reducing cost by increasing labour input and reducing material input.

Now both labour and material are costly.So Lawrie Baker method cannot work.People who want to construct a house go on enquiring about reducing cost to all those whom they meet.Each will tell half cooked ideas as he feels.Person planning to build house always prefer to avoid those who may know about reducing cost of construction, Professional Architects and Engineers.Every other person will tell you that they will increase the cost of construction and only those with unlimited funds can afford them.Non professional contractors spread the word that there is no need of such professionals if you have a limited budget.

What makes a successful Architect? It is not simply that degree he got by studying in an Engineering college.I will say ,most important qualification required for a successful Architect is common sense and he needs lots of it combined with creative capability to question every method and practice of construction normally adopted and find out new ways and methods which will give better utility,appearance and lesser cost

In my view,most important cost reduction method in house construction is getting the most appropriate plan of the house.By plan,I mean what you see when looking at a building from top after you cut portion above window level and remove top portion.Lots of people think an Architect is required only to give a good impressive looking Elevation for the house.Several people approach me saying that plan is ready ,but an impressive Elevation is required for the plan

If you require a good Elevation,plan will have to be designed in such a manner to get good looking Elevation.Elevation is just a projection of plan in the third dimension.

How do an Architect develop a good plan of the house? Those few years he spent in Engineering college can teach him certain skills, crafts and vocabulary only.With that basic training,once he come out of college and start working he learns by working,interacting with all sorts of people associated with house construction.This learning by experience only make him an Architect capable of giving you the best.Each new project poses new problems which he has never encountered earlier . An intelligent creative talented Architect learns to design well saving you money,space and providing you better utility for each built up space, step by step by experience

So,only way of reducing cost is to have an experienced professional to design your house and guide you from beginning to end of house construction.Plan of the house is just starting point of the design.You need detailed architectural and structural engineering drawings,guidance at each stage of construction.Your Architect is the only person to suggest you material to be used for construction and definitely not the person you meet on the road or your hundreds of relatives offering to give free advise without any risk!

A lot of people think that by giving the work on square feet basis to a contractor you can reduce or control cost.I have heard people telling,”Pinne Onnum ariyanda”Can you show me two contractors doing construction in the same manner with same quality standards and professional methods of construction?Each contractor builds as he choose simply to increase his profit.If you are unwilling to pay reasonable profit for him,he will find ways to get profit from your work and quality of your house construction will naturally suffer.

When each contractor builds as he choose,how can there be a universal square feet cost of construction? But without specifying a square feet cost,you will not give work to the contractor.Please try to find out what you are getting for that rate and whether contractor will agree to follow detailed drawings of a professional and instructions during construction.

Free Consultation,5,May,2013

Construction Materials

Quote

Hi Thomas,
Please give me some good guideline on the below statement that I got from my contractor.
1.Living and dining will be laid with vitrified 6’x4’RAK vitrified tiles costing Rs.300 per sq. ft. or equivalent.
•Bed rooms will be provided with RAK vitrified tiles 1metre x1metre costing Rs90/- per sq.ft..
I'm totally confused. Is he is over charging with this tiles installation. Please advice. Shall I go-ahead with or need to stop?

My reply

After completing structure and plastering work, you require continuous guidance from a qualified and well-experienced Architect on each of the following works that come up

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

Basically a non professional contractor is in business simply to make profit.As most of the house building clients ask for either “square feet cost” or lump sum amount to finish work,contractors are forced to give some indication to get work.No two contractors does the work in the same manner and as most of the contractors have no professional back ground they are free to some how manage construction to make profit.In the process you miss professional guidance,proper Engineering and Architectural inputs,quality of construction.It also create/cause unnecessary work,waste of space

House building person do not bother to consult a professional.Instead they keep on asking any one they meet for free advices and they invariably misguide you

In this particular case,why should you go for costly RAK flooring materials when there are much better cheaper options available? Contact us by email for proper guidance on flooring and other works

vhthomas@viruvelil.com

Query-2

We had installed readymade overhead water tank in our house. Could you please tell us how hygienic this is and how to clean this

My reply

There is nothing wrong with a good quality pvc water tank with inner lining even though a Ferro cement water tank will be better ,but difficult to get.Cleaning can be done by getting inside tank and cleaning as usual

Query-3

Dear Sir
Kindly suggest from where we can buy good quality granite in Trivandrum or nearby areas.

My reply

I do not recommend use of Granite/Marble for flooring.There are better cheaper flooring options available.Email me if you need guidance

Query-4

Dear Sir,
Can you tell me how much it will cost for Parquet my house staircase (150sq.ft) .. I'm from Pathanamthitta can you suggest me a shop or a person who can Parquet in our area..
Vysakh Sharma

My reply

Sorry.Being a professional I cannot recommend any shop or person for material supply or work.If we do the work or act as consultant we will guide you on this.Otherwise,we cannot do anything about it

Square feet cost of construction

I have written several times earlier about meaningless nature of the so called “square feet  cost of construction” But still I get phone calls and email enquiries frequently asking for square feet cost of construction.Naturally some non professional contractor might have quoted some square feet cost of construction and those contacting me must be trying to verify whether such rate given by him is right or wrong.Let me explain few aspects on this

1.No uniform  method of construction adopted by different contractors

You can compare rates given by two contractors only if they do construction in same manner with same quality of construction with proper Engineering and quality standards.

Even if you do not know or understand contractor knows that for construction of a house which involve hundreds of materials and different type of labour,cost invariably goes up almost every day.

2.Delay in getting workers

A house can be completed only after an year or more again depending upon funds available at right time and also labour available at right time.In most of the cases,contractor may find it difficult to get workers at short notice as they naturally will be working on some other projects and they cannot survive by working for only one contractor or for only one house project.So delays due to non availability of workers is a fact in Kerala conditions about which no body can do any thing about.Similarly if the contractor has to get expert workers for some type of workers he may have to wait at times as they will be busy working on another project.Just because you have given work to a contractor do not mean that he will stop all his other works and send his complete work force to your project immediately

3.How do contractor give fixed rate when cost goes up every day?

Even though cost of all inputs goes up every day,you want contractor to give fixed cost/rate.Then how can he manage work? He will have to reduce cost by compromising on quality of construction by saving both material and labour wherever possible.Luckily for him most of the house building owners do not know practically anything about construction

4.How can there be a uniform square feet cost of construction?

Design of the house will be different,location of construction will be different,soil conditions and landscape conditions will be different,cost of all inputs goes up every day.Still if the contractor do not give you lowest “square feet cost” you will not give work to him.You are trying to out smart him by denying proper profit for his work.So he in turn out smart you by compromising on work quality wherever possible to get more profit in spite of your insistence on lowest rate of construction

5.How to go about it?

Have an experienced qualified professional who have done several house construction directly.More no of houses designed and built make him more valuable and helpful to you as each experience teach him a lot.No body become an expert professional just by getting a professional degree from an Engineering college.At best the person will be familiar with some vocabulary and you cannot expect anything more.Our educational system do not produce people who can work on a job

Most of the people do not know what exactly plan of the house is and how important it is to provide you better facilities,lesser cost and better house.Lots of people think as the person who spend money,Architect should draw a plan as you draw! You should restrict your role to explaining to Architect about expressing what you want in the house and your honest budget indications/restrictions.You should leave everything else to the professional to decide.

When you select a contractor let the Architect guide you on that and not simply go for  lowest “square feet cost” contractor. If you think you can make contractor build your house by loosing his money,you can only be the fool at the end.Contractor has seen more smarter chaps than you  and he knows how to make money out of you even by compromising on quality of construction.You may not  notice defects in construction before he get his money and walk away.If at a later date if you find any problem,he will be the first person to ask you why you have not taken help of a good professional even though earlier he might have told you to get work that he knows everything!

Plan of the house is only the first drawing for house construction.You need detailed Architectural/Structural Engineering detailed drawings,regular visits by professional and proper instructions to workers

It is better to divide contract in to two parts: structural work and after structure work and enter in to contract with contractor only for structural work first.If after completion of structure work,if you and your consultant feel good about work of contractor then only give after structure work to same contractor retaining right for choice of materials to you in consultation with your consultant

Query-2

Dear Sir,
is possible to make a house@7 lakhs.i want a low cost house,can you guide?
Rajesh

Query-3

Sir,
I am planning to build a 3 bed room house...my budget is 14 lakhs....Is it possible to build a house with this budget now?...i am planning 2 story building...because, the place is not flat. please reply me your suggestion.....

My reply

A house can be built even with Rs.50,000/- But the trouble is that you need lots of facilities which will cost more than Rs.7 lakhs and still want the house to cost only Rs.7 lakhs.That is not possible

First discuss with a qualified experienced Architect on your requirements and budget constraints.Get a design of the house which can be built within your budget

Write to me for guidance to

vhthomas@viruvelil.com

Building rules

Query

Outhouse constructed as a material store for the Main building construction is treated the part of the main building and area taken for luxury tax. How can be a store (a separate building) will be the part of main building for calculating the luxury tax?? please advice..
there is no connection between the two buildings.
Jacob..

My reply

Better  get your query clarified with your local authority office.Without knowing full details on the matter ,I cannot comment on it