Low cost house Construction in Kerala

All talk of low cost house construction in Kerala starts with talking about a foreigner Architect,Mr.Lawrie Baker who lived and died in Kerala.He propagated a certain type of house construction as Low cost House construction about twenty years back.

Though house construction technology has grown in his absence In Kerala,most of the materials for house construction available about twenty years back are either missing or have turned in to costing too much to afford for low cost house construction.

Salient features of low cost house construction introduced by Architect Lawrie Baker were the following:

1.Walls using good quality red bricks with very good finish in appearance

2.Reduce use of concrete and steel for concrete reinforcement

3.More use of Arches

4.Environment friendly design allowing better lighting and ventilation inside rooms

5,.Different,attractive external appearance for the house using better masonry work

6.Avoid plastering to reduce cost

7.Reduce use of wood

He had a different outlook to methods of construction and he trained quite a few Architects of Kerala in his style of design and construction and few of them still follow his methods in construction.

If you look at Kerala House construction before Ar.Lawrie Baker ,you can see that earlier “Asaris’ who acted as architects  considered wood as most important material for house construction.House construction in those days were practically work of wood workers assisted in parts by masons working with laterite stones.In those days both material like wood and labour were very cheap

.When it came to days of Lawrie Baker material was considered costly and hence to be saved even at the cost of increased labour charges as labour was cheap and easily available those days.A good mason used to get  daily wages of about Rs.50/- for working about ten hours! Apart from lower wages construction labour was running behind house owners for work with fake respect!

Today we stand to face almost disappearing materials for house construction.Even if available you have to pay whatever fancy figures the supplier may demand.Labour is equally costly and extremely difficult to get.House owner will have to run behind labour these days to get their services at terms demanded by them.Because of the earlier running behind of construction labour for work,even today most of the people think all those related to construction including qualified experienced architects should treat it as a favour for giving work to them and I face this mentality almost everyday.In this situation,how do we reduce cost of constructing a house in Kerala?

In present day condition,both labour and material are costly and difficult to get.So we have to find ways to reduce cost of both labour and material.As both labour and material suppliers are not ready to reduce their costs,we can only try to reduce use of these for construction.To do it without compromising on quality of construction,we need services of experts.How do we find out experts in house construction?

Any one who have simply passed out of Engineering college cannot be treated as an expert.Our system of education is such that our educational institutions do not bring out people who are capable of doing the work well.

With my experience in designing more than 1000 houses in Kerala and directly building from beginning to end more than two hundred houses in different parts of Kerala,I can tell you that each new construction poses new problems to me and I learn from each new construction.I naturally correct my mistakes in earlier project in the new project.In fact each new project make me more qualified and experienced to give you a better design and better management of house construction.

Most of the people think that any one who can draw a plan of the house is good enough as long as he demands lesser money for the plan or nothing! Nothing is definitely better!

Plan of the house is the most important critical document which decides or avoids unwanted cost in construction of a house.A more qualified more experienced professional can give you a better design as experience might have taught him to make use of the available space for better use, avoiding wastages in space and cost.So ,do not go for that low cost plan of the house if you want lower cost of construction.To save a few thousands to an Architect,you will be loosing lakhs in cost of construction and finally you will end up with a house with lots of inconvenience,improper unwanted spaces in the house.Quite of lot of people realise the defects in plan and design of the house after they spend many lakhs and reach structure completion stage of a house construction.Many people call me to correct mistakes at that stage of construction.I express my inability to do anything to correct it at that stage.

Some people or most of the people also think that getting a plan and Elevation from a qualified person is all that is required.They think contractor will manage everything afterwards.Yes.He will manage to save his money and increase his profit in doing the construction.To save your money and to get quality construction,a qualified experienced construction professional should give continuous detailed drawings,instructions and supervision at every stage of construction from beginning to end.Naturally contractor may increase his rates if such professional monitoring of work is brought in by you as he cannot do many of those adjustments to save both material and labour costs, not for you but for increasing his profit.

Apart from all these construction technology is rapidly changing bringing new construction methods ,technology and trends.A professional if associated with the work continuously can guide you on this saving you money and getting better quality and utility for your construction

Free Consultation,22/8/2012

WHO IS AN ARCHITECT?

An Architect is not some one who has simply gone through five year course in an Engineering College and passed those exams.That will not make a person an Architect.It can only train a person on tools used by an Architect to express his creative inputs.
An Architect need creative capability and capability to dream just like a poet.He should have capability to observe from earth and create forms to enhance beauty and comforts of nature.
An Architect takes up work which God has left undone,of course in a very small extent.Architect take inspiration from nature.So the architectural creation will have to be in synchronisation with nature and surroundings around it
An Architect will have to be a dreamer and should be capable of thinking, dreaming in a different manner to create something new which fascinates others and enhances utility of space given to the Architect to design.

Each new work bring new challenges before the Architect.He learns continuously with each new work and with experience,his ability to give you a better design,better work improves.He is never shy or afraid to question what was done regularly for years by others and his quest for new skies bring new dimensions to architectural work.Continuous dreaming.learning,observation make him a better professional

CHECKING UP PLAN PREPARED

Quote

Hi Thomas,

My father has consulted an architect in Ranni,  he is drawing a plan for us. Do you consider having a look at the plan once we get it? Obviously I will pay for it. I would appreciate if you would give some suggestions on it.

Gigi.

My reply

Dear Mr. Gigi

Plan is the most important and critical document for a house to be built.A better plan can give you better facilities,less wastage of space and it can save lakhs of your money.

Any one who can draw with Auto CAD can draw a plan.But the most appropriate plan can be designed only by an experienced qualified professional.Few thousands you may save by not availing his services can make you loose  lakhs of your money and no one can correct the mistakes and wastage of space after completion of structure of building by which time even you will start noticing defects in the plan which you might have got free or for a song.

Vasthu defects

1.Master Bed room at South East harmful to those who use the room

2.Kitchen at South West harmful

3.Kitchen cooking to face East

4.Toilet at South west corner harmful

Architectural defects

1.Living room size not indicated.But insufficient

2.Stair climbing at one stretch not good.Stair arrangement not properly drawn

3.Dining space not having adequate ventilation and lighting .Wastage of space

4.Toilet width of 150 insufficient

5.Sit out too long.Wastage of space

Plan will have to be totally revised by some one who has better knowledge in Architecture ,Structural Engineering and Vasthu

It will be mere wastage of money if you build a house with this plan

Construction using interlock bricks

Quote

Dear Sir,

I am Abraham Thomas from  Kottarakara, sir I have single store building of 1300 square feet  made with ordinary bricks. I wish to construct on the first floor with two bedrooms with attached bathroom and a hall. Can I use interlock brick for making first floor rooms that  I mention above. you know any contractor doing this job in Kollam. I am waiting for your suggestion.

My reply

Basically you should attempt to do first floor of your building construction only after availing professional assistance in design and construction.He will advise you on most appropriate materials to be used.

There is nothing wrong with interlock bricks.Quality of product and proper workmanship will have to be ensured for obtaining better results,

I do not recommend any particular contractor for any type of work.Here again your professional consultant for the work can help you locate and assess capability of the contractor

Concrete slab Thickness

Query

Dear Thomas,

Can you please suggest whether it is advisable to have different slab thickness for each room (based on the room span) for a first floor slab. I have seen your postings on Kerala life- blogspot.com

In fact i am a mechanical engineer. I am well aware of the slab/ beam/ column design (IS 456/ BS 8110). The intention behind my query was that as you know based on the room span, the slab reinforcement thickness may vary and is it advisable to maintain uniform thickness (based on severe span and loading) or keep different (cost effective). Appreciate if you can provide reply.

Shijumon.

My reply

Without studying your building plan and load conditions I cannot give a general reply.

Let the Engineer handling the design and supervision of the building decide on the matter

House design and construction is an Engineering work

Qualified and experienced professionals will have to design the house and provide detailed drawings ,design details and instructions at every stage of construction

Slab thickness can  be decided only after studying the concerned drawings by a professional

Hoping to buy a house in and around Cochin

Query

Hello Sir,

I came across your website in a Google search.

I am an NRI with a monthly income of 1.5 lakhs,

I was brought up in Mumbai and wish to buy a home there but it is above my budget for now.

I would like to buy a house in cochin area.

I believe that you are the best person to advise me.

Please suggest!!

Warm Regards,

Gokul

My reply

Our company can assist you in locating land meeting your budget and requirements.We can arrange  technical ,Vasthu and legal evaluation of the property to check whether the land purchase is safe and good.

We can also arrange professional assistance for registration formalities and related documentation and follow up

After this our company can assist you in design and construction of your dream house from concept to finish with professional care and guidance

Free Consultation-8,August,2012

CAN PANCHAYATH ACQUIRE PROPERTY AS IT MAY FEEL?

Query

Dear Sir,

I like to clarify few points from you, Is there any Rule that a Panchayat can acquire private owners property?My father in-law has got a plot near the panchayath office and its facing to the state highway. this plot has some coconut trees that is all and he is not planning to construct anything in the near future. some one told him to construct any building otherwise panchayath is trying to buy most of the property near by. its true also panchayath has bought some paddy fields and filled with soil and now its used for some storage place for panchayath.

My question is  there any rule that a private property can acquire by panchayath ?.

Dinesh

My Reply

No panchayath or government body can arbitrarily acquire your property without your consent.

In panchayath areas for road widening sometimes property is acquired even without seeking your written permission especially in cases where the property is left unattended with owner possibly away.But you can legally challenge such arbitrary acts of any government body .

Hence it is always better to have a proper compound wall done for the property.There can also be unlawful encroachment by others which you will not know in case you are living far away.

RENOVATION OF OLD HERITAGE BUILDINGS AND REMODELING OF EXISTING HOUSE

Query

Dear Mr.Thomas,
Went through your site and understand that you offer assistance and advise for renovation of old heritage buildings.   I need your help for renovating my old residence.
This building is unwieldy and difficult to maintain today and I would like to know if any good suggestion could be carried out effectively for a moderate cost so that I get additional effective space to meet the modern requirements.
I would like you to first visit my house if you can for which you can lay forth your terms.
Mohan

My reply

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

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

Based on this initial evaluation of work, using measurements collected from site and your old drawings related to the house if any, I will prepare what we call a Basic Plan for the modified house which will show positions and dimensions of rooms, doors and windows of the remodeled house  This Basic Plan if required can be revised  to meet your requirement fully, subject to our acceptance of your change requests.

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

Building Project at Palakkad

Query

Good Morning Mr.Thomas,

I happened to view your free consultation web-site and would like to know that whether you undertake any projects at Chittur Palakkad, I am planning to build a house together with some professional advisers like you, please let me know whether you are interested and how much does it cost?

Have a great day.

Ramesh

My reply

Building construction has to start with a Site visit by an experienced learned Architect to study site conditions and surroundings.A detailed discussion with the client and Architect is required to study your needs for house along with your expectations and budget constraints if any

Once this first stage is completed,Architect will prepare a plan of the house considering these aspects:

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

A well-designed plan by a qualified professional with good experience in designing and building houses can give you better facilities, appearance and lesser cost of construction as the plan will reflect wealth of experience of the professional obtained by designing and building hundreds of houses

Most important factor for reducing cost of construction is to avoid wastages of space and wastage of money in building procedures.A good Architect can provide you that and also can give you better space utilisation for every bit of built up space

Whether construction can be done by us directly or acting as consultant can be decided only after assessing all aspects.We have directly built houses in different parts of Kerala state and outside also

PLAN TAKEN FROM WEBSITE OF BUILDER

Query

Hello Thomas Sir,

This is Baiju here, I am planning to buy a plot of ( 33ft front width and 55ft Length)
This is facing a private road of 3meter width, which is the approach to the 3 plots. Mine is the last plot.

Please find attached the plan which I am considering to build. Can you please check and confirm if I can construct the house in 33 * 55 plot.

My reply

Plan taken from websites of builders or from any other source may not suit your plot dimensions,Vasthu considerations and your budget and needs for the house.

I have seen people wasting lakhs of rupees by using improper plan for the house.Only an expert can understand defects in plan just by seeing the plan.Any one can understand defects in plan after completion of structure of the building.Many people call me to see the building after completion of structure of building to advise them about what can be done to rectify defects noticed by the owner of the house .But nothing much can be done by me or any other expert at that stage

People generally are very happy to get plan of the house without charges or at very little charges.By saving a few thousands for getting a better plan from an expert,you are actually causing great financial losses in the building construction.Plan of the building is the most critical document for any construction and you will have to pay heavily for your careless behavior in going for any plan obtained from anywhere.

Free Consultation,2/8/2012

SQUARE FEET COST OF CONSTRUCTION

Query

Dear Sir,

Can you please provide me the Square Feet Rate of House construction.

I would like to use
Concrete Blocks (solid block)
Concrete Frame with Wooden Doors / windows.
M sand

Arun

My reply

Term "square feet rate of construction" normally used by non professional contractors to woo clients has no scientific basis and it is just a bait used by contractors to catch less informed potential clients.

When no one can predict cost of even one material or labour cost for one item after one year or more ,how can any one predict cost of more than a hundred materials and different type of labour after one or more years when construction of house is expected to complete,if commenced now?

And no two contractor does construction in similar manner using same amount of material and labour for a particular house construction.Then how can you compare rates given by two contractors?

HOUSE CONSTRUCTION DIRECTLY BY US AWAY FROM COCHIN

Query

Good Morning Mr.Thomas,

I happened to view your free consultation web-site and would like to know that whether you undertake any projects at Chittur Palakkad, I am planning to build a house together with some profession advisers like you, please let me know whether you are interested and how must does it cost?

Ramesh

My reply

Only after a site visit to study site conditions and preparation of Basic Plan which is the most important and critical document for house construction,I can say whether your house can be constructed by our team directly or even as consultants giving detailed drawings,occasional site visits to give instructions to the contractor taking up construction for you.

Of course we will prefer a location closer to Cochin.But we have taken up construction directly with our team of workers in different parts of State of Kerala and even outside state of Kerala.

Cutting down portion of house

Query

Anonymous   has left a new comment on your post "Kerala House design and Construction:Replies to ...":

Dear Sir,

I have a house in Cochin ,but due to certain reasons I need to change some layouts and would like to cut around 5 -7 meter length of wall (double brick masonry) The building has proper pillars and beams . Is there any cutting services available in Kerala , if if is so what is the cost of such services.

John

My reply

Do not try to cut portions of house or even make alterations to the structure of building without getting professional advice on what you intend to do on the building

Trouble with house construction is that almost everybody thinks that he knows a lot about these things and all that he need to know from others is bits of information.People are willing to take opinion and advice of any one they may meet on such matters and finally land up in wastage of huge amount of money and trouble .

They think that saving few thousands which one may have to pay to a professional Architect/Engineer has to be avoided even at the cost of wasting lakhs of money

After Structure work

Query

Dear Sir,

I have finished my concrete for ground & first floor, plastering, electrical wiring.

Could you please tell me now about the quality of steel doors, is it preferable than wood comparing to cost, quality & design, where i can select this.

Another thing now a days people go to Bangalore / Rajasthan to select their flooring materials like Marble and granite. is it profitable to do so. where i can locate the best supplier.

I appreciate your valued response.

Shihabudeen.

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 will 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 would like to visit your site.

Use of Marble and Granite for flooring is an outdated issue.There are better flooring products which are less costly and more trendy

Use of wood for door shutters are less costly and better compared to steel doors

Total Cost?

Query

Joe has left a new comment on your post "Free Consultation,25,July,2012":

what is the total cost to build 3200 sq. ft. individual home including furniture and interior designing

My reply

Is the cost calculation for a house construction that simple? just by knowing possible square feet plinth area of a house to be built can anybody correctly predict cost including every type of work that can be done for the building?

Answer to these questions are simply a NO.

Cost of construction depends upon so many factors like

1.Site conditions

2.Soil nature

3.Design of the house

4.Materials used for the construction

5.Quality of work

6.Options you choose from different options for every type of material required for house construction

Most important of all these factors is to get a professional design from the better qualified experienced professional.Not only the initial drawings but each and every detailed drawings for construction adapted to site conditions and your requirements will have to be given by your designer from beginning to end of construction with close professional guidance and monitoring

Most important reason for cost increase during construction is wrong design which creates lot of wastages and unutilised areas in the building.Any one without proper knowledge and experience will be able to notice defects in design only after the building is completed.But then your reluctance to pay few thousands to a professional will make you loose lakhs and you will have no other option but to live with defects in the house forever.

Ecofriendly house

Query

Sir

I  plan to construct  ecofriendly/green architecture house . Do you undertake similar projects ?

Sanoj

My reply

People may get confused about what this term “eco friendly house” mean.

Look at some of the ecofriendly options possible in building a house

1.Rubble work in dry pack for foundation where soil has required strength for rubble foundation:It reduces cost and increases foundation strength when properly done with professional supervision

2.Concrete frames for door window frames:cost reduction and you can avoid frames getting deteriorated with low quality wood that the contractor may supply to increase his profit

3.Filler slabs for roof slab:It will reduce heat inside rooms and will reduce cost of concrete and steel reinforcement

4.Clay tiles on roof top,both flat and slope roofs:It will reduce heat inside building and  avoid leakages of concrete roof

5.Solar heaters to heat water:It will avoid cost of electricity for heating water and will provide hot water at practically free of cost wherever you need in the house

6.Solar panels to generate Electricity:even though there will be an initial installation cost,you can simply forget about power cuts and can get Electricity at practically zero cost in the long run

7.Rain water storage:You can use rain water stored for your daily use.It will give good quality water at practically zero cost throughout the year.initial cost of rain water storage tank is the only cost involved

8.Waste water pits:This will ensure recycling of used water to your soil

9.Clay tiles or wood for flooring:Flooring materials like Marble,granite and manufactured tiles are not healthy for living

These and several more eco friendly features can be used for your house to be built.We can guide you on these

Plastering and Flooring work

Query

Anonymous   has left a new comment on your post "Elevation for 3000 sft 4 Bed house at Thoppumpady,...":

Hi sir,

I need your advice.,that first i need to do the  wall plastering or flooring work..please guide me..

My reply

How can I give reply to such comments posted on to blogs? There is no name or email id of the sender

Write directly to my email id given below for faster response from me:

vhthomas@viruvelil.com

Checking of Plan prepared

Query

Dear sir ,

Please find the attached pdf file of my house plan,

Please check the room setout is as per Vasthu.

My main gate of plot from southeast .and how much will be the cost for this house

Thomas Mathew

My reply

On quick checking following are the defects

Vasthu aspects

1.For East facing house,Car porch,Main door and Gate should come at Northern half of the frontage

2.North East is Esaana Konam ideal for Pooja and not for Kitchen.There is no need to put Kitchen in the front side and create inconvenience.For this house,better keep Kitchen at North West as Agnikonam (South East) is also in the front side

Architectural

Light and Ventilation in dining area is poor owing to placing Stair close to light passage wall thereby  preventing light and ventilation to that space

As per Vasthu Master bed room should come at South west.But this is far away from your Kitchen which will be inconvenient

There are several inner spaces like Foyer,Wash etc which are completely dark during day time without light and ventilation.A good Architect would have avoided such dark spaces

In view of the above I feel a total revision of plan is required before going in to Construction

Free Consultation,25,July,2012

BUILDING PERMIT IN PANCHAYATH AREA

Query

Sir,
 
I am Esan from Malappuram district residing in panchayath area.I am making an house now in finishing stage.I did not apply for building permit yet.what is the formalities to get it?
 
Expecting your kind help
 
Esan

My reply

As per present Building rules,for commencement of building construction,you do not have to get prior permission or permit from Panchayath by submitting plan of the house.But construction will have to be done as per Building rules of Kerala

You can now approach Panchayath for getting building no.If there is any violation of building rules,you may have to correct those mistakes

SOILD CONCRETE BLOCKS and PREMIX PLASTERING

Query

Dear Sir,

Sub: Premix Plastering.

My house construction almost done (second floor concrete done) 2900 sq. feet, now in the plastering stage.  So I would like to know about new premix plastering system.  Is it cost effective and what is the advantages and disadvantages? 

Also we have used solid bricks for our first floor as non availability of the Vettukallu.   but, there is talk that the solid bricks are not good for house construction, please advise.  Is there any disadvantages with that?

Thanks and regards,

Rahmath

My reply

There is nothing wrong in using premixed plastering material.But cost may work out to be higher.

Solid concrete bocks are manufactured using 1/4 inch metal,M sand and cement.If manufactured using hydraulic pressing and if materials in correct mixing is used  for manufacture,there cannot be anything wrong with solid concrete bocks when compared to brick.Also being concrete material proper water curing before construction has to be taken care of.Vettukallu is not that good for building construction except in case you get very good quality material (mostly available only in northern Kerala).It has a tendency to get deteriorated by pests.

House Construction with Rs.8 lakhs

Query

Rateesh has left a new comment on your post "Answers to queries-House Design and construction":

. I have 3 cent house in Pandanad.I want to use the space with maximum utilisation and the budget is around 8 lakhs.Planning for an interlock construction.Please reply me

My reply

You can build a house with Rs.8 lakhs.But try to get professional design and guidance so that  an experienced professional can help you get maximum facilities within your budget limitations.

CHECKING PLAN PREPARED FOR HOUSE

Query

Dear sir ,

Please find the attached pdf file of my house plan,

Please check the room setout is as per Vasthu.

My main Gate of plot from southeast .and how much will be the cost for this house

Thomas Mathew

My reply

On quick checking following are the defects

Vasthu aspects

1.For East facing house,Car porch,Main door and Gate should come at Northern half of the frontage

2.North East is Esaana Konam ideal for Pooja and not for Kitchen.There is no need to put Kitchen in the front side and create inconvenience.For this house,better keep Kitchen at North West as Agnikonam (South East) is also in the front side

Architectural aspects

Light and Ventilation in dining area is poor owing to placing Stair close to light passage wall thereby  preventing light and ventilation to that space

As per Vasthu Master bed room should come at South west.But this is far away from Kitchen which will be inconvenient

There are several inner spaces like Foyer,Wash  which are completely dark during day time without light and ventilation.A good Architect would have avoided such dark spaces

In view of the above I feel a total revision of plan is required before going in to Construction

PLOT WITH LESS WIDTH(FRONTAGE)

Query

Dear sir,

I have plot with 7.5 cent in Thalasseri  municipality. plot width 8.20 meter and length 38 meter.with small house, now i want re-construct the house, side of residence there is small foot  path with foot path with drainage,

Can you help me about this matter,

Hope hear from you soon!

Aslam

My reply

It is always better to get a plot with wider frontage or width of the plot for construction.Here even though plot has a depth of 38M,it has only 8.2M width with a private road on one side.As per KBR you will have to leave 2M clearance on the side having private road  and 1M clearance on the other side leaving only 5.2M width for construction

To give a proper advice,I may have to visit site.Try to get the matter clarified with your local authority office or by a qualified experienced professional in your area

IS THERE NO LOW COST CONSTRUCTION?

Query

Dear Sir,

When I discussed about construction of house with some of my colleagues, i understand that low cost houses and modern houses doesn't make significant difference money-wise.  I just dropped my plan and shall contact you if i need any assistance.

Varghese Thomas

My reply

Look.Everybody claims to be an expert in house construction and people are ready to accept opinion of any one  as “ expert” opinion!

Quite a few years back,renowned Architect Mr.Larry Baker(who lived and worked In Kerala) introduced a low cost building concept where saving material even at the cost of increasing labour was considered 'Low cost".That low cost model is no more low cost as labour has become costly in Kerala

But appropriate design and careful selection of material and labour with professional guidance can bring down cost of construction and it can give you better utility for space in building.It also can avoid wastages in construction which is the major cost of cost increase.

So, low cost construction is still very much valid.But you should be willing to have services of an expert from beginning to end of house design and construction.

Free Consultation:21,July,2012

CRZ Act

Query

Anonymous has left a new comment on your post "Buying ready built Villa or apartment in Kerala":

The information given above was enlightening.  Sir, kindly let me know if a child inherits his fathers property which is in CRZ can he build a house for himself on the land available ? what are the problems ?  and the house available on the land is reconstructed by the grand son who was living there and now the dispute is cannot live in the same house Pl help.

My reply

My understanding is that you can reconstruct existing building  built before 1983.
in any case check up with concerned local authority on the matter as they will have to give you sanction for construction/reconstruction

Trying to be a builder

Query

Vinayak   has left a new comment on your post "Low cost house construction":

hello sir, my name i Vinayak and i am from Manipal. actually i am a small builder. now i want to get into a huge project . so is it possible for me to build a residential apartment within 800 Rs per sq. ft. i am planning for about 30000 sq. ft. with residential cum commercial building. about 7 floors and with the necessary required land for set back. is it possible for you to help me?

My reply

I can design  for you and give technical guidance.But being in Manipal,it will be better for you to interact with an Architect available nearer to your location.

Once you plan to be a builder you should get enough data,technical assistance to find out possible cost of construction rather than depending up on opinion of some one on cost of construction

COST FOR HOUSE

Query

Animol S Nair has left a new comment on your post "Low cost house construction":

Hi sir,
I am planning to build a house in Vaikom, Kerala. I want to confirm a cost estimation for a house in an area of 10 cents. Can you please tell me an approximation of a 3BHK house with some garden area? That would be of great help to me.

My reply

Without data no one can tell you expected cost.Probably I can tell you a guess cost.But for an important investment in your life,you should not go with guesses.Try to go systematically with professional guidance on design and construction of house.As I do not have your email id,send me an email to me to

vhthomas@viruvelil.com

We will guide you on this

Remodeling existing house

Query

Menon has left a new comment on your post "Queries and replies-House design,construction ,rem...":

I am a retiree in Cochin residing in Chittoor Road. I have two houses separated hardly by 5-10 ft. I am interested in joining the terraces together and have a terrace garden and retreat with a small bed room, bath and kitchen on one so that It can be self contained also. I need someone to conceptualize the idea so that I can look at the possibilities. Can you do it please? or can you recommend someone please?

My reply

For a remodeling work,we will have to first visit site,study condition of existing building,take measurements,discuss with you on your modification needs and prepare plan of the modified house.Then we will go step by step to take up the work

If you are willing to go systematically on this,contact us

Free Consultation,21/7/2012

I get quite a few requests for clarifications,enquiries and other queries by way of comments typed in blogs mostly without indicating any information on the sender of message.So they reach me as comments in blogs from “Anonymous”.

I will not be able to directly reply to them.I also do not publish those comments in my blogs.If you really need a quick reply from me please ensure to send an email to me at following id.You will definitely get a faster response from me directly to your inbox.My email id is

vhthomas@viruvelil.com

Construction of commercial building in 2.5 cents land at Cochin

Query

Anonymous has left a new comment on your post "Free Consultation":

Hello sir
I am planning to purchase a small plot 2.5 cents at Cochin having a dimension 6.5x15 m. I want to construct a three story residential building using RCC frames leaving a car park space for 3 cars on the ground floor. What will be the cost of such a structure only. ie without any walls, flooring and other interior work. And also if you are undertaking such work, please let me know.

Manu

My reply

One of the dimensions of the plot,6.5M is too narrow.It is not clear whether the plot is facing which type of road.You will have to first check up with concerned local authority office how much clearance you will have to leave from the road and other sides.

You have to get services of a qualified experienced Architect to design the building meeting your requirements as well as statutory restrictions.Only after preparing and finalising a plan,cost expected for building can be estimated.Also soil nature of the plot will have to be checked by conducting soil test to check whether concrete piling will be required for foundation,if the Architect call for such a soil test.

Since you are yet to buy the plot,before buying the plot please ensure to check with local authority office concerned whether you will be allowed to construct a building in the plot and if so clearances required.

NEED FOR PROFESSIONAL SERVICES IN DESIGN AND CONSTRUCTION OF BUILDINGS

Query

Anonymous has left a new comment on your post "#Kerala House construction-Replies to your queries...":

Dear Mr. Thomas Viruvelil,
This is a small suggestion which may benefit you ,

In every reply you emphasize on ’ for professional design ‘ ,does this professional design comes from only people with civil engineering back ground ?

Our country has been building houses for thousands of years ..,

I would say readers or the people would appreciate your honest answers / opinions .No one is asking for a research report on building a dam or nuclear power plant .
If you keep on stressing only a professional design can make a good house and not really helping in your reply , it shows that you are not thinking from a middle class person’s side
but these replies shows you are just trying to mint money on design , plan etc..

My reply

This Anonymous writer is very much disturbed by the prospect of me minting money by replying to queries here.So far I have not got even a single paisa as remuneration for replying to queries here.

In our state of Kerala more than 95% of houses are still built by non professional contractors without availing professional services in design and construction of house.I doubt whether even 5% avail professional services.Such a practice cause lots of wastage of money which I am personally seeing during my consultation visits.

People avoid getting professional services in design of house thinking that availing services of any one who can draw a plan of house that too with very little fees will be the most ideal way of reducing cost of construction!

After completion of structure of such houses,several people call me to suggest what can be done to increase utility of spaces and avoid wastage of spaces where it is of no use.But at that late stage I or anybody cannot do much to improve the wasteful work done on the building with huge loss of money.

Owner of the house who could not understand defects in plan of the house in the initial stages,is now able to understand where and what has gone wrong.But it will be too late to do anything

No one is going to loose anything by availing qualified experienced professional services in design and construction of a house.Amount of fees to be paid to a professional will be negligible when compared to cost saving and better facility for each built up area of the house.

Knowledge in latest architecture,Structural Engineering,Vasthu aspects and wealth of knowledge obtained by designing and building hundreds of houses can definitely make a lot of difference to your house design and construction.You need the assistance of the expert not only for the plan stage but from beginning to end for each and every aspect of building construction.

Non professional contractor who may talk nicely and advice you against availing professional services is interested only in maximising his profit and in the process he do not know or care the least about quality of construction and structural stability of your building.You need an expert to make him do the construction with quality and structural stability

Purchasing Teakwood.

Jerry George has left a new comment on your post "Teak wood-use in Kerala house construction":

That was a great piece of information Mr. Thomas. Where can we get good quality teak around Ernakulum? Can we take part in auction conducted by forest department?

My reply

If you are planning to buy teak wood for your house construction,you may not require that much quantity of wood to go through the process of taking part in government auction from forest depots.You can buy teak wood from those who take part in auctions.

Basically you have to understand that there are several varieties of teak wood.Hence you need professional guidance even during purchase of wood for your building .Your Architect can be the right person to guide you on this

What all services we give?

Query

Anonymous has left a new comment on your post "#Kerala House Construction-Replies to your queries...":

sir
i have a plot in Mavelikara where i want to make a budget house , how low can this cost be . a hall , sit out bedroom and small kitchen please reply .
please reply do u renovate house ? and do interior design ? and modification

My Reply

We undertake every type of work related to a building right from land purchase assistance to landscaping of building surroundings.Details of what we do is explained in our websites

http://www.viruvelil.com/

www.keralaarchitecture.com

https://www.facebook.com/#!/ThomasViruvelil

For more details write to me

vhthomas@viruvelil.com

Interlocking bricks

Query

Hi,

My name is Jibin Thomas. I am planning to built a home in cost effective way.
Please share your advice regarding interlocking bricks (not the concrete one. Is building home with interlocking bricks is safe just like building the conventional way?
Request you to provide the contact detail of any contractors in or near cochin who deals with interlocking bricks.

Thanks and Regards
Jibin Thomas

My reply

Just like any other building material interlocking bricks also has got advantages and disadvantages.When you go for non conventional building material and building methods,you will need expert workers well versed in such type of construction.

Your house construction starts with getting the most appropriate design for the house.That is the most critical area of construction of house.First start working on that.Your Architect will advise you on building materials suited to your place and budget