Query-Looking for land and villa at Cochin

I am a distant cousin of Jairaj Iyer living in the UK.  I came to know about Jairaj's purchase of land and the house construction at Koratty.  He had sent me the link to his blog and the house looking amazing, its really our dream house in India.  
Jairaj told me that you helped him finding land. I am interested in looking for options available on the availability of land closer to Jairaj's land.  Could you please let me know on the availability of land and prevailing prices in the area?  This is for my settlement and not for just investment.  But the problem is I only visit India once a year and not planning to visit until later in the year.  Am not sure how we could progress with my interest.
Looking forward to hearing from you soon.
Regards,
Ganesh

My reply

Compared to other areas close to airport of Cochin  and Cochin city,area where Mr.Jairaj is building the house is relatively less costly and the nature and surroundings are calm and peaceful, typical Kerala village life.

For buying land you or some one close to you has to look at possible options and decide.If you are not coming to India in the near future,you have to entrust some one for that.If that decision making can be done and then funds can be arranged we can do rest of the job like technical/legal evaluation of land and and legal title of land,land purchase documentation,obtaining permits,designing and building house.Living in UK you can watch your house construction progressing with blog which you will create and maintain with  regular inputs on progress of construction,

This is the best safe option for an NRI as we handle your property purchase and development with all care,assistance and guidance  that can be expected from a  dedicated professional which a NRI can possibly dream now and mostly dismissed as only a dream.It is no more a dream.It is really possible!

Query on second Floor extension

QUOTE

I own a house at palarivattom Junction which was constructed at 1976 as a single floor and developed 1st floor in 1990. Now i am planning for a second floor above first floor which should be weightless as well as look like a fully build home. My requirement is as follows

1)    Can you undertake the task of planning the second home
2)    If you plan to undertake the work ,by what time will you finish the work
3)    Cost of raising
4)    Only concern of mine is weight issue,what all steps will you undertake for completion without affecting a hole in my pocket
5)    As the building is around 35 years old should i need to elevate a new column structure?

My reply

An additional floor for the existing 35 year old structure can be done only if the original foundation of the building is designed for three storey construction.
Column beam structure will be required for three storey building.But column beam structure cannot be put on top of existing structure as you have written.Column beam structure has to start from the ground level itself.Without a site visit,I cannot comment much on existing structure.

Time of completion of a construction project does not fully depend upon the building contractor.Funds should be available in time.Proper man power for umpteen items of work involved in building has to be available in time and they should work continuously as most of the construction workers take up few projects at same time to ensure continuous work for them.Materials required for construction should be available as and when required.

When you want to build ,you should be willing to spend money for it.If you start worrying about making hole in your pocket,construction work will not progress well to completion.

Cost can be calculated only after obtaining necessary data and finalisation of design.It cannot be simply guessed without any data.

Our services and free consultation

You can  have free consultation from me on Kerala Architecture, Vasthu aspects and anything related to house construction.
Having built more than 200 houses directly and designed many more houses, my knowledge and experience can be used by you to get a better house by design and professional work during construction

Write to me to
vhthomas@viruvelil.com
you will get reply within 48 hours

OUR SERVICES
1. Architectural Services
For building your dream house in Kerala or for building any other type of building, we can design your building by providing you effective guidance and design for
a)Preparation of Plan of the building
b) Elevations both two dimensional and three dimensional
c) Submission drawings to local authority
d) Engineering Estimate specifying cost for each item of work
e)Structural Engineering drawings for execution of the work
f) Detailed architectural drawings for the work
g) Interior design
h)Landscape and exterior work details
i) Site visits as and when required for guidance and supervision
2. Real estate assistance
For purchase of land or building in Kerala, we can provide you the following services:

a) Locating land or building for purchase with the assistance of our Real estate division ( in and around Cochin only).
b)Architectural, structural and legal evaluation of the property to be purchased
c) Verification of title documents of the property by legal experts
d) Documentation of the property purchase
e)Assistance for registration of the property and after registration formalities
f) Periodic maintenance of the property if the property is in and around Cochin
3. Construction of the building
We can take up construction of the building with complete professional care and guidance anywhere in Kerala and outside state(on case to case basis) subject to acceptance of terms and conditions of our construction division directly by using our trained work force, with complete supervision and guidance by our architects and engineers.
4. Vasthu consultancy
We can guide you on Vasthu before developing plan of the house and during construction also.
We can also inspect your existing building for Vasthu compliance and suggest suitable modifications to obtain better Vasthu compliance.
5. Interior design
We have a team of experienced and qualified Interior designers with complete man power and infrastructure to implement interior work with all the goodness of traditional Kerala Architecture and with modern technology and innovations.
6. Remodeling, Interior and furnishing of your existing building
Your existing old building can be made new(renovated) with remodeling, interior modifications and furnishings by our experts
7. Land scaping and other services
Our experts can convert your vacant space into more useful space and enhance its appearance and utility. Land around your house can be converted into more useful space with better appearance and aesthetic look.
    .
Any other services related to your building also can be referred to us.
We have qualified experts with experience in building more than 200 houses in different parts of Kerala and outside state and we have designed and remodeled much more houses.  
Mail your enquiries for our services to
vhthomas@viruvelil.com
info@viruvelil.com

Or call us 

HELP LINE-
00 91 9388701702
00 91 9497736072
00 91 9388701707
00 91 4842536895
00 91 4846571155

Fax-00 91 484 2531671

DISCLAIMER
Every effort is taken to provide you authentic information on Kerala Architecture and it is features and  relevant information on building a house in Kerala. VIRUVELIL group of Companies , V.H.Thomas or any person interacting through this website on behalf of VIRUVELIL group of companies will not be responsible for the authenticity or correctness of the information provided through this website or conveyed by email to any person contacting us for information, assistance, guidance or for any commercial activity related or followed after any enquiry or request for services /assistance/guidance

We do not accept responsibility for loss or damage arising from the use of the information provided through this website which may be creative work/technical data without our consent/involvement and guidance. We have complete, unchallenged copy right for all information, data, pictures, design details provided through this website. Any dissemination, use, review, distribution, printing or copying in part or full of information, data, pictures design details provided through this website is strictly prohibited

Any activity followed by information provided by our websites,blogs , by email or in responses to queries to V.H.Thomas should be carried out  with our assistance,involvement and guidance.We will not be responsible for any effects/damages to your property or any other adverse results by following our instructions without our involvement/guidance/assistance

Our Websites

http://www.keralaarchitecture.com/

http://www.viruvelil.com/

http://www.kerala-dreamhomes.com/

Query on Sand Piling

QUOTE

I would like to build a house(ground floor & first floor) in a land .but the land is not strong ,my engineer suggested to me about sand piling.How is this method  it is good.Please give me your valuable reply.

J.Thomas

My reply

First you have to conduct soil test in your plot by an approved agency with qualified Engineers.Then soil test data will have to be tested in soil test lab.After this results obtained will have to be checked and studied by a Structural Engineer specialised in the field.Then only it can be decided whether  sand piling will be sufficient.
If an Engineer simply says that sand piling has to be done without these steps of action,it has no meaning
Go through my blog entries at
http://www.architectkerala.blogspot.com/
You will get more details and essential matters to know at beginning of construction

 

Query–Locating land and building house

Dear Thomas,
I am very much impressed with Viruvelli group. It has very in-depth details about your profile and would like request to find me a land up to 20-25 cents near-by to Tripunithura, Ernakulum, eventually then build my dream home.
Basically , being a malayalee, I had a great appetite to live in Kerala since my young age, but could not do so. However I feel now a great need to settle down back in India and have preferred Tripunithura, just to get the great niche of its cultural influence. My kids like India in a great way and has so far influenced them with Indian cultural values. We currently live in United Kingdom in tiny town called Basingstoke which has nice lush green natural views.

Looking for nice piece of land suitable to construct cost efficient home with a solid soil as you may agree (unfilled soil) measuring from 20-25 cents. Having basic facilities like access to road,water,electricity,drainage, free from vehicle noise,dust. Distance from Tripunithura can be up to 5-10 km, as I don't want live in proper town center. My budget is around 1.5 lacks / cent. Its just a great wish..I have no real great idea about real estate values, hopefully you can give good advice and help me out in this situation.
Kind Regards,
Prakash

My Reply

If you have a budget of Rs.1.5 lakhs per cent,if you need good solid soil,good water, better environment,it will  be better if we locate for a you land nearer to Cochin airport.
Tripunithura land value is almost double of your budget and is more crowded and with lesser facilities.
In a similar case,Mr.Iyer who is Director of a Dutch MNC and his wife who is Vice President of Citibank approached us for locating and purchasing land nearer to airport,with low land value.

We have located for them land at a distance of 11KM from Cochin airport,did all  technical,legal verifications and documentation formalities,obtained building permit,Electricity connection and  complied with all other formalities.

House construction is now in progress  and Iyers can watch progress of house construction from any part of world just by clicking on following link:

http://keralahouseconstruction-koratty.blogspot.com/

This land is in a peaceful beautiful village area,with good water,solid soil land and a real beautiful landscape all around nearer to Cochin city with all advantages of village life.
We can do something similar for you

Query-Cooking facing North and Clay tile for flooring

I have visited your website, very informative and descriptive. I would like to have clarification on two things as follows:
1.       Is it permissible as per Vasthu to keep the cooking stove on the northern side of the kitchen, i.e. the cook facing North?
2.       My house construction is going on and the property is a developed area, hence the sand is wet after 4 ft. is it advisable to do clay tile flooring on the ground floor as we are very much interested to do the clay tile flooring, but fears the possibility of fungus due to the moisture.
Also, grateful if you can suggest any reliable dealers of quality Clay tiles in Trivandrum.
Soja Silvester

My reply

As per Vasthu you should keep cooking stove at East side of the Kitchen and cook facing East only.There is no other alternative position.Kitchen should preferably be  at South East corner of the house and if that is not possible you can have second option position of Kitchen-North West
Sand wet at a depth of 4 feet is not a problem for using clay tiles for flooring.Clay tile is laid over concreted surface and hence there is no chance of water getting into it from the ground.Present day clay tiles will not absorb moisture as much as you may be thinking.At exposed surface,polishing and poly urethane coating will make clay tile practically water resistant.
I am not aware of clay tile manufacturer location at Trivandrum

Pile foundation

A lot depends upon soil and nature of land where you intend to construct house especially for foundation work of your house.

In places like Cochin where majority of land is marshy in nature which is filled with laterite soil  to get a feel of land,there is no other alternative other than going for concrete pile foundation even when you construct an ordinary house.

Scientific procedure to ascertain the nature of foundation required will be like this

1.Conduct soil test at the plot

If the plot is small a soil test at center of the plot will be sufficient using rig which goes down to something like 40-45 feet taking samples of soil or whatever you have down the line as the rig goes down.Samples thus taken will be tested in soil test laboratory and the results obtained will be given along with plan of the house to be built to a structural consultant.

2.Structural Engineering design of foundation

A structural consultant is an Engineer specialised in Structural Engineering at post graduate study level after his basic Engineering graduation.He will study soil test results and  architectural plan of the building and suggest foundation details for the house.This structural design for foundation of the building will tell you about what exactly you have to do to obtain a safe foundation in your plot which has weak soil conditions

3.Options possible

Exact nature of foundation will be decided by the structural consultant.But I can tell you about various possibilities that may be suggested by the structural consultant

1.Sand piling

If sand is available in your plot at depth not more than 20 feet,you can go for sand piling in the excavated area for foundation which is basically ramming the  foundation area with pile filled with sand and 1/4 inch metal up to a depth of 20 feet or where you can find sand.This is the cheapest option of pile foundation only if you are lucky to have sand at a depth of 20 feet

2.Manual concrete piling

You may not be lucky to get sand at 20 feet at most places in Cochin.Even if you dig down to 45 feet or more,in most places you will find only mud(clay) with absolute no trace of sand.So you will have to bore holes at places in foundation as per suggestions of structural consultant  and fill concrete of a richer variety after putting in place reinforcement as designed by consultant preferably with welded tying of round stirrups.

3.Compaction concrete piling

This is better option technically and cost wise.Here you bore holes to desired depths,fill concrete and then by force ram down reinforcement as per design.But this compaction may cause slight vibrations nearby and your neighbor may object to it.So you will have no other option other than going for costlier manual method.In places where your neighbour do not object you can go for compaction method

Sometimes your structural consultant may suggest doing sand piling in the entire area where the house comes in addition to concrete piling at corner points and other places where he finds it essential .This will be much more safer as it will strengthen entire area and chances of floor going down after flooring  work can be avoided.

After the concrete piling you will have to do so many other works to complete your foundation work. See pictures of compaction piling.

Even in hilly terrain like Nedumkandom in Iduki district even though land may be quite strong with laterite,there will be big slope in land terrain.Some times it may not be possible to level the land.So there also foundation cost can go up trying to level foundation.