My replies to your queries

LANDSCAPE DESIGN

Query

Hello Mr Thomas

My name is Melvin Mathew and I am a resident of Thiruvalla and currently staying currently outside India.

I saw your blog and I feel you are the right person who could help me with some ideas on modification of the outdoor of my house.

I have a big fish tank that was built in front of my house about 6.5 deep and the length is about 9 m and width of 4m. I had different variety of fish there, but nowadays I don't find time to maintain there and don't find people who can help for that as well and so maintaining it has become difficult for me and no more scope of an aquarium there. I don't stay there regularly so I wanted to do some changes with it or modify it so that it can add to the beauty of the house and could be of some use so that I don't just need to close it. I have some grapes growing just above it, hanging on an curved iron rod structure, so closing it will would mean losing the grapes which I don't want to..

Could you please help me with some good ideas, and if possible I can call you as well or we can meet when I come to Kerala. Thanks in advance for your reply.

Warm Regards

Melvin Mathew

Bradford University School of Management, MBA 2011

My reply

I can give you suggestions on better landscape design for your house outdoor only after a site visit.Are you interested?

CRZ restrictions for river side house

Query

Hi Mr. Thomas,

Found your website very useful/informative.

I am a UK resident, primarily from Palakkad.

I had brought a property – 23 cents behind UC College – right at the bank of Periyar – the property can be seen from the Mangalapuzha bridge.

The property was divided from a bigger property of 50 cents and the person who sold me has a big house constructed in his plot a few years back.My property has a 20 min frontage and has a depth of 35 meters.

I now want to sell this off due to other commitments. Recently, I heard that there are some rules which prohibit construction at riverside.

Is this true ?  Appreciate if you could spare some valuable time and provide some guidance on the same ?

Vinod Kumar

My reply

CRZ act prohibits construction up to 50M from river side

It is possible to construct if you have an existing building line.(an existing building should come in same line of your building) or a road in between.But you will have to get prior permission from concerned local authority before commencement of construction

Renovation of Existing House

Query-1

Dear Sir,

My name is Siva Kumar. I reside in Chennai.I am planning to renovate the ground floor of my house and to construct first floor as well.

Just wanted your help for the designs and plans. Also, is it possible for you to visit the site? If yes, then please let me know the date and expenses.

Please find attached pictures of my existing house in Chennai.

Shiva

Query-2

Dear Thomas,

Seen your site which offers various services in home renovation.

Let me introduce my self as Saji Dominic working in Abu Dhabi.

We got an old house approx. 40 years old in mukkotuthara near Erumely. Its a normal house . Would like to know if are taking contracts for such jobs or will be able to provide a good design for the same.

Since the place is distant from Ernakulum, based on your convenience i will be able to share you few snaps of the house to be renovated.

Appreciate your response.

Saji Dominic

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 only. This Basic Plan if required can be revised without any extra charges 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.

Elevation for three bed house

Elevation for three bed room house designed by us  for an NRI given below

Any one like to get plan of this house mail me to vhthomas@viruvelil.com

Replies to queries-House construction

PANCHAYATH BUILDING PERMIT

Query

Dear Sir,

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

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

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

Ram

My reply

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

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

COST OF CONSTRUCTION

Query

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

Cherian Thomas

My reply

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

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

NEW HOUSE CONSTRUCTION

Query

Hi Thomas,

My Name is Bony and am from Kolenchery area.

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

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

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

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

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

Cheers

Bony

My reply

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

Your queries-House design and Construction

Another Building in same plot

Query

Hi sir have a nice day

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

Smitha Sajeev

My reply

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

Restarting Construction

Query

Dear Sir;

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

Your early response will be highly appreciated.

Salim

My reply

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

Cost indication

Query

Dear sir

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

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

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

Any idea what would be the approx. cost.

Thanks in Advance
Arun Nair

My reply

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

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

Use of wood for house construction

Query

Hi Thomas

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

Biju

My reply

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

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

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

New Construction

Query

Dear Mr. Thomas,

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

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

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

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

Will appreciate your response.

Sabu Abu

My reply

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

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

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

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

Training with us

Query

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

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

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

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

My reply

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

Assignments in class passed over

Query

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

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

My reply

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

Follow me on Facebook and twitter

Log onto our websites

www.viruvelil.com

www.keralaarchitecture.com

www.kerala-dreamhomes.com

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

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

Here is the link:

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

Follow me on twitter and keep in touch

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

Answers to queries-House Design and construction

Cost of construction

Query

Sir,

I got your e-mail ID from http://www.keralaarchitecture.com. I am planning to build a home. I have already:
Acquired land
Created a plan.Kindly help me estimate the cost of building the home.We already prepared a plan. Just want to know a rough estimate. Will you be able to help?

Regards,

Jinesh. P. G.

My reply

Just any plan prepared by any one will not suit your house to be built.Most important part of building a house well is not getting a contractor who quote lowest rate to get work and start demanding extras at every stage and finally giving you worst house at high cost.

Get the best plan designed by the best Architect you can find with lots of experience.Experience and lots of common sense make an Architect the right person for you

A well designed plan can save you lakhs of rupees and better utilisation of your space and money

Improving on plan prepared

Query

Good day Sir,

My name is Sreejith Sadanandan, a resident of Pandanad (near Chengannur). My brother is working abroad as draughtsman . Now we together are planning to build a new house just behind our old one, considering our front courtyard and space constrains. Towards this, my brother prepared a plan, we discussed over it and made some changes considering some very basic vasthu aspects. This plan just satisfies our room and space requirements.

Now we need an expert architect to look into the plan and improvise the plan for a better appearance and optimum utilization of space considering the technical aspects and current trends. In addition we are a little worried about the roof part, its appearance after the competition and rain water flow related technicalities. Yesterday I happen to see your website, got interested in your designs and decided to consult you with my plan.

I'm attaching the plans with changes being made in the final plan. I request you to look into the plan and improvise it. With your expertise and vast experience, I hope you can make this plan a far better one. We have not yet decided to build the house on a contractual basis or else. Further, I can come down to your office any time you require. Thanking you,

                                                                                                                                        Sreejith S

My reply

I will go through plan and other  drawings sent by you and will write to you with my comments.It is good that you thought of getting your plan checked at this initial stage itself.

RED OXIDE FLOORING

Query

Hi

I got your mail id's from your website when I was searching for information about red oxide I hope you had done your projects on red-oxide flooring. Even otherwise could you please advice me on the cost of red-oxide flooring. That would be really a great way to decide red-oxide flooring for my house.
Since the cost of Vitrified tiles is high with Rs.45 for the material at a minimum and another Rs.45 for the labour and materials I thought I can go for red-oxide flooring. More over its beautiful and gives an aesthetic look.
Vishnu

My reply

You can use clay tiles on floor.Cost around Rs.20 per sft

It is difficult to get masons who can do red oxide flooring well these days

LOW COST HOUSES

Query

Dear Sir,

I came across your articles (construction of houses) on the net.I want to make a house in Changanacherry.I stay outside Kerala.Thought of making a 2 storey so that I can give the upper floor for rent.I can afford only 20 lakh loan.My rough plan comes to 1700sqft.

What is your opinion about Low Cost houses ? How good are interlocking bricks for Kerala weather?pls advice.Do you have branch near Changanacherry?Do you take up construction in any place?I had shown my plan to a contractor , he quoted 1500/sq. ft.But I cant afford.Please help              

Jacob

My reply

Low cost houses of Larry Baker about 15 years back were based on assumption that “material is  costly and labour is cheap”.So any amount of labour used to save material cost was the basis of “low cost houses” of those days.

Today labour is costly and difficult to get.So efforts are on to reduce labour to the extent possible in house construction.I do not recommend interlock bricks for house construction.You can use it for compound wall construction.

We can design and build your house at Changanassery.Right now we are doing a house at Changanassery.Regarding quotation given by contractor read what I have written above in another reply.

Square feet plinth area of the house will be known only after your Architect finalise plan of your house and you cannot simply assume it.

House with limited budget

Query

I am  having a plot of 15 cent.I would  like to make a house of  1400 - 1600 sq. feet and  my budget is 12 - 15 lac.i prefer to a 4 bed room home,hall.kitchen,work area,dining room.and all the bedrooms are to b attached..if u can send me some photos of these type of houses,it will b more helpful for me.and one more thing my budget will remain same.  tat much money only m having.

prince

My reply

It may not be possible for you to construct a four bed house with just Rs.15 lakhs even by present cost of construction inputs.If you postpone construction,cost can only go up.

My advice to you is to start construction with whatever funds you have as in Indian conditions cost of all inputs can only go up due to large scale uninterrupted looting by politicians.All these scams are pushing prices up

 

 

.

Answers to queries-House design

VASTHU

Query

Dear Sir,
I would like to know about vasthu.

My plot is Facing to South. can you please give me the details of bedroom,kitchen and wells position in the plot,

thanks in advance.

Sumesh

My reply

For a South facing plot,Master bed room should come at South west,Kitchen at North west(south East is first option.But then it will be in front side of house),Well at North East.

WOODEN STAIRS

Query

Dear Thomas,

We are a Cochin Based builder  We are  looking for ready to install wooden hand rails in hard wood. If you supply wooden hand rails please let us know the nature of service rendered by you and terms and conditions

Alex Antony,

My reply

We can design totally different type wooden stair case with modern inputs and also undertake to supply and install not only stair posts and handrails ,but also complete interior wood work for house with traditional Kerala style carvings and art work