Free Consultation,20,February,2013

Architectural Guidance

Query-1

Dear Thomas Sir

I am Shaji, from Kannur working abroad. I am always going thru your blog and getting bunch of knowledge. Many thanks for sharing these information and ideas.

Planning to construct a home at my village in Kannur

I would like to do this with expert consultant like you , do you have any office in Kannur or any good recommendation from your friends circle ?

Or can you provide me online / telephone consultation. Please let me know your suggestions and consulting fees

Shaji

My reply

I can design the house anywhere in the world

Most important part of building a house is to get the most appropriate professional design.Let us start with it

I will require dimensions of all four sides of plot,directions of each side,position of roads nearby and detailed write up on what exactly you require in the house to be built

Query-2

Sir,
I am an architecture student from Bangalore (Rashtriya Vidyalaya College of Architecture) and i am working on a case study related to architecture in warm and humid climate. I found this site very interesting and would like to study a traditional house and its design details in terms of climate, plans , sections and mainly the passive/ natural cooling in the traditional house. Its impossible for me to study the house myself due to time constraint and was hoping to get a little direction and help about particularly one house ( traditional) .

Pallavi

My reply

Without visiting the house to be studied you may not be able to do anything

You can visit our Cherthala House pictures of which are given in my Face Book profile if you can plan a visit to Cochin for as many days as you can afford.I can help you to the extent possible.

Query-3

Hello,

We have a requirement to build a stone farmhouse near Bangalore. But we do want the home to have a Kerala look.

We are looking at about 5000 sq. feet.

Wanted to inquire if you do such projects so that we can take this further

If not would you please be able to suggest some contacts who can help us out with this

Tushita

My reply

We can design house or any other type of building for any place.Direct construction by our team is something that has to be decided after finalisation of initial drawings and after considering many other aspects also

Even though a site visit before starting design will be preferable,we can start working on the initial plan of building on getting following details:

1.Outer dimensions of all four sides of plot  clearly marking directions like East or West

2.Positions of roads nearby

3.Detailed write up on your needs and dreams for the house

4.Budget limitations if any

Query-4

Dear Sir

Was reading your blog and thought of asking you, the Burma Teak wood is it bad or good, and what is the expected price for the same, what would be the expected price for local teak special teak wood from Nilambur.

appreciate your reply,

Query-5

Dennis has left a new comment on your post "Teak wood-use in Kerala house construction":
I need 85 Cubic Feet of Wood, can I know the price of one Cubic Feet of Teak wood Nilambur costing.
regards
Dennis Antony.

Query-6

Dear Sir
I have read your article on teak wood and it is giving information to the public.
Only thing is , you have commented that Pingoda is not suitable to Kerala climate and condition, but now days it is very common and all contractors are recommending the same.
Since Teak is not available like in the past, Burmese teak has come in picture. What do you think about the same
Baju

My reply

Burma Teak is imported teak.It do not have good grains and finish like Kerala Plantation teak.It is available at comparatively lesser cost in Kerala.Also as the logs are quite thick and of uniform diameter,wastages will be less.Naturally all commercial manufacturers using teak wood prefer to use Burma Teak

Pingoda is commonly used by contractors due to economic considerations as it is available in large uniform diameter shaped logs and hence wastage will be less

I am not a trader of any building material and hence I cannot give any price for any material used for construction

Construction /remodeling of house

Query-1

Ann has left a new comment on your post "Kerala House design and Construction:
Sir, I have recently bought a twenty year old house (1BHK) which covers almost 10 cents and has a surrounding area of another 10 cents for further construction. I am planning on a budget of maximum 10 lakhs and would like to increase the number of bedrooms by 3. would like to know if that's possible with the mentioned budget if I am not looking for a very luxuries. The flooring of the house is red oxide and is built with hollow bricks. Also suggest me cheaper options for better flooring.

My reply

Even though this message has reached me nearly twenty days back,I could not reply due to non availability of email.So instead of typing out your query on blog or trying to talk to me over phone(I may be in the midst of work at office or site and may not be in a position to listen and reply to you properly),please always write to my email id given below.You will definitely get a better faster response

vhthomas@viruvelil.com

Just by hearing that you purchased an old building and you intend to add three bed rooms to the existing house,no body can tell you how much it will cost

In my case, I have to visit existing house,study conditions of the building and surroundings,take measurements from site and then I can give a plan for the proposed modified house.After this plan is finalised,we can work out expected cost using Engineering Estimate methods

Query-2

Sir,

I have a plan to build a two story house with interlock bricks.

Kindly provide me the advantages and draw backs, if any, of interlock bricks.

Mathew

My reply

Like any other building material,interlock bricks also have advantages and disadvantages.Trouble with most people going for house construction is that

1.They think they have all the wisdom required to decide on how the plan of the house should be(Of course you can clearly spell out what you need in the house.But definitely not on how to design)

2.They think collecting bits of information on many aspects of house construction from different sources and deciding /selecting by self is good enough(Architect/Engineer is not some one who will push up your cost of construction.They will reduce your cost of construction and will give you better utilisation of space at lesser cost)

3.They think all house designers and all contractors do the same work in the same manner(No two contractor or even professional is similar or equal in capabilities)

I would suggest you leave choices of materials of construction to your Architect who will select most appropriate material to suit you considering all aspects

Query-3

Sir,

Deeply appreciate your support on the architectural front. I attach the plan of my house in Kollam. The diagonal lines show the current structure and it is almost 13 years old house with an outside the structure bath/toilet. Now we have decided to extend the house with an attached toilet/bath on the northern side of dining room . Seek your invaluable suggestions on this in a strict budget of Rs 9 lakhs.

My reply

Extension/remodeling of a house can be done only after careful inspection of existing building by an expert.Lots of people look upon remodeling/extension as a cheaper alternative to have better facilities in the house.In most cases original house construction might not have been done with proper architectural plan and by design itself there can be serious flaws.While attempting to remodel,old structure will pose serious problems .Cost of remodeling cannot be assessed well as even an expert cannot understand defects of older construction fully

Query-4

I am having a doubt about constructing slope roof

one method making slope concrete roof slab and pasting tiles on the slab

second method is casting horizontal slab ,making slop by fabricating channels and iron structures and laying tiles

among above which is good,can you please tell advantage of one over the other

My reply

In my opinion,it will be better to do slope roof concrete and lay roof clay tiles over it.But you may not get expert concrete workers to do slope roof well.That is the reason most concrete workers suggest you to do flat roof concrete and then do slope roof using steel fabrication.This can only cost more.

Building rules/Boundary dispute

Query-1

Anonymous has left a new comment on your post "Building Permit":
Our house is 30 meters inside from road and this 30mtr x 2mtr passage or way was bought by us and this passage is leading to our house only. on both side of this passage our 2 neighbors. The neighbour on left side already has boundary wall for the entire length of this passage build long before. Now the right side neighbour decided to built boundary wall for the entire length of this passage. They have marked the area such that the width of our passage remains 200 cm. But the left side neighbour has told us that while they were building their boundary wall they have left approx. 30cm and built the wall. That means we will get a total width of 230cm. But right side neighbour are going to build the boundary wall by leaving only 200cm width for our passage.
I would like to know what we can do in this situation. I don't want to spoil the relation with our neighbour. I just would like to know whether we are entitled to have that 30cm which was left by left side neighbour and is there law supporting this. And how can we prove this to our right side neighbour and solve this issue. Please help.
Your favourable support will be appreciated

My reply.

If your left side neighbour has really left 30cm extra for your passage,it can be ascertained by measuring land in possession of left side neighbour.You can get any qualified Engineer to measure  land and check the status or to be more convincing to your neighbour you can get people from concerned village office who will have authentic sketch of plots with them to measure and mark exact boundaries of plots concerned.That way you can resolve the issue without straining the relationships

But if the right side neighbour is trying to take undue advantage of the situation,nothing can be done to avoid unpleasantness.

Query-2

Respected Sir,

extent of land 1.96 cents in municipal area

Measurement north - south : 9.10 meter; East - West 8.75 Meter

moved plan leaving front open space 180 Cm, North 100 Cm, south 90 Cm East abutting with NOC. plan sanctioned permit issued. (Permit for construction North - South 756 Cm East West 696 Cm.) due to reduction in land, for the construction as per sanctioned plan reduced the area of construction from 756CM to 720 Cm and from 696 Cm to 680 Cm providing southern side open space at 60 Cm. revised plan submitted. southern neighbour moved petition stating statutory distance of 90 Cm not kept hence violation. (the attempt of Compromise with neighbour failed due to his adamant attitude and unbearable conditions) Authority issued stop memo under Sec.62. this being the position please let me know is there any violation of building rules? rejection of plan and permit is sustainable or not? Your valuable suggestions to get over from the situations is highly appreciated. Hope you sir will do the help and needful in this regard

My reply

As I do not have relevant documents to verify or I cannot visit site and check up on the matter,I can only suggest you to discuss the matter in detail with concerned official of local authority concerned.There is no reason to suspect that local authority will proceed against you against rules.I think they will explain to you whether your construction is as per rules or not and will suggest a way out 

Query-3

Anonymous has left a new comment on your post "Building Permit":
u said that the person having plot less than 3 cent is having concessions what al r they?

My reply

Please contact concerned person in your local authority office

Vasthu aspects

Query-1

Anonymous has left a new comment on your post "Free Consultation,3/12/12":
Hello, i have a 7 cent almost rectangle plot which has 2 side road ( north and east ) which is 4 feet in width. I have third entrance which is 10 ft. width in the south west corner of the plot that is only can be used as a car/vehicle entrance. Could you please tell me which direction of phasing of house will be better in my plot according to vasthu.

My reply

Facing East will be the best option as per Vasthu.Second Choice can be North.In your case as the vehicle can enter only at South west corner,facing east will be better as distance from vehicle entry to front side of house will be less

Query-2

I am planning to buy a flat in Hyderabad. It is 3 bedroom flat and the builder has confirmed it is VASTU complaint. I sent the plan to one VASTU consultant in Kerala. As per him the room measurement and Kitchen measurement are not as per VASTU. I would like to know if there are any such measurement that we need to follow.

My reply

Flat builders normally do not follow specific measurement pattern for rooms followed by old Asaris in Kerala.Hence if you want to buy only such flats,it may be impossible to buy a flat in Hyderabad

Free Consultation,18,February,2013

Architectural guidance

Query1

Dear Mr. Thomas,

What are the prevailing rates for architects in Ernakulum, my architect is quoting Rs30 / sq. ft..

Dr Mohan

My reply

There cannot be any fixed  universal rates for architectural services.Each Architect is different in qualifications and experience.also capability varies from person to person depending upon his exposure to works of different nature at different locations.

For example I have direct exposure in designing and building more than 200 houses in different locations and designing many more buildings.Each new work brings up new challenges. Problems encountered and solved will increase my capability while designing a new house.

Query-2

Respected Sir/Ma'am,

I am a final year architecture student from Aayojan School of Architecture, Jaipur.

I saw your website www.keralaarchitecture.com today. I read all the features of Kerala architecture mentioned on the website and found them very interesting and useful.

I am doing interiors for a jewelry showroom as a part of my academic curriculum and I have chosen Kerala Gold Jewelry as my product and am interested in giving the showroom Kerala-style interiors.

It has to be in 400 sq. ft. area. Now, since I don't have much knowledge about the interior style of this region , can you please help me by throwing some light on how a typical Kerala styled jewelry showroom should be.

Your help will be really appreciated. Please share some knowledge with me in this respect.

AASHIMA 5th Year, B.Arch (I.D.) Aayojan School of Architecture

My reply

I don't know how you are going to do it without even visiting a typical Kerala Jewelry shop.I cannot work out your assignment for you and mail it to you.If you have any specific query you can ask by mail or even by phone

Query-3

Hello Sir,

I am an Architect working in the gulf. I am designing few houses in Kerala being abroad i am not much aware of the rates in Kerala. I have listed below a few questions if you could reply to.

1. what would be the estimated cost of construction per sft without any finishes like flooring tiles, hand rails, switches and paints.it would be helpful if you could give me an idea of labour cost separately also.

2. The houses mostly designed are with double height spaces do we have to calculate with same rate/sft in the double height area or can we exclude this area from the total sft when calculating.

3. can you help me with the rate for medium rate poly carbonate sheet cost/m2.

Expecting your response.

Don Thomas.

My reply

You are a Designer or a Contractor? Each contractor work out his cost based on his way of doing construction and no two contractor do it in the same manner.So there cannot be anything called a square feet cost of construction applicable anywhere in Kerala for any soil conditions,any design or any type of finishes and for any period of work.

Normally design of the house is done by professionals in a manner which will reduce cost of construction while trying to utilise every bit of space inside building in the most appropriate manner avoiding wastage of space.Appropriate design is the most important cost reduction method.

While preparing Engineering Estimate giving item wise costing,even though quantity can be calculated using engineering methods unit rates are always arrived at based on data on cost available with a contractor considering also his method of doing construction.This method of construction varies from contractor to contractor and the most important guiding principle for a contractor is maximising his profit and definitely not ensuring best quality of construction and engineering standards

Query-4

Hello Mr. Thomas

I saw your details through Kerala architecture. Thank you for providing lots of useful information about home building

I wonder if you take a project ,on the basis of complete execution of project ,from design to land scape, what percentage will be your professional fee?

Kindly let me know.

Saji

My reply

We do not work on percentages.We start systematically from development of Basic Plan for the house to providing complete detailed drawings for working,Site supervision and guidance.In some cases we arrange our own workers and construction management.In other cases we act as consultants giving drawings and guidance include monitoring of work at site and ensuring quality construction as per Engineering standards.For details write to

vhthomas@viruvelil.com

Construction of house

Query-1

Hi Sir
I am Renjith, just want to know , we got 1acre of land purchased 30 years back, that time it was agriculture land,
and in document its same, but we had filled that land with soil and kept coconut tree all around that time itself(25 year back)
now we are planning to build house and sale, i want to know can we do that, or if any new rules came, can u give me clear
idea about it, hope you will reply

My reply

You have to approach concerned local authority with Survey No and other location details of your property and check up about construction of house allowed in that plot.Possibly they may refer the matter to a committee.Committee after visiting the plot will take appropriate decision

Query-2

Dear Mr. Thomas,

I have gone through several blogs on various architecture topics written by you. Really appreciate the kind of effort that goes into it.

I am aware that you hate replying to queries if details are not provided. Being naive in this field, mine is a very basic query!

I have 11 cents of land and I intend to build a small 3 bedroom house in traditional Kerala style. Would it be possible to build such a house on a rectangular plot (narrow front of 17 meters), while leaving decent space in front and two sides of the house for landscaping?

Thank you in anticipation of a reply.

My reply

Why should you start with a negative assumption that a 17M frontage plot will not be suitable for building a three bed room house? You can comfortably build even a single floor house with three bed rooms in that plot.Instead of trying to assume and take decisions on your own,get professional guidance and assistance in design and construction of your house.

People are happy in spending lakhs of rupees on payments to building contractor.Even if they take excess money even for poor quality construction is okay for them.But paying few thousands to a qualified person with rich wealth of experience in  designing and building hundreds of houses is something they hate.It is considered as waste of money!

Query-3

I have seen your designs Duplex villa elevation 3500 sq. ft. luxury villa, 4 bedroom luxury house design, flat roof luxury home design. modern villa design 2100 sq. ft. home and like them (ALL BIG SIZE), i will select any 1 of them after your suggestion and then i will contact Kerala home design.

i want to know that how much minimum plot size should i buy according to the above mentioned plinth area which will also have small lawn which will be good looking in totality?

please reply a.s.a.p. because I'm going to buy a plot in this week.

i want this to be built in Uttar Pradesh.

Aslam Khan

My reply

Design of the house is done to suit your plot,requirements and budget and definitely not the other way.Before finalising on your plot purchase,please go through link,Architectural Guidance in our website

www.keralaarchitecture.com

and if possible get an experienced professional to assess the plot for suitability of house construction on technical aspects and Vasthu aspects.

Query-4

Dear sir,

I am in the process of building a 2000 sq. ft. house at Edappal. I would be thankful if you could suggest some ways and approaches that can be adopted to to reduce the heat build up inside the house and to keep the inside cool.

Ajith

My reply

If you want to reduce heat inside your house to be built,first and most important step is to get a professional design from qualified experienced expert.People seem to think Plan of the house as something any one can draw.Whoever gives it for very little cost seems to be the most desirable designer! Very few people have the expertise to understand implications  and meaning of those few lines drawn.Even they will be able to understand defects and plus points of plan possibly after completion of structure of the house.But that will be too late to do anything

Even after getting a good professional plan of the house,you require continuous guidance,directions,detailed drawings and supervision of work being carried out by contractor .Don’t simply believe sweet words of contractor who has only his profit as the  interest.Your Architect will guide you not only on reduction of heat inside house but on many other aspects of house design and construction

Dear Sir,

I am Jose  working in Istanbul (Turkey)

I am planning to build a House in Kannur. I am attaching the Plan here.

Could you please tell me that. How much the minimum land area is required for that house

and how much will be total cost of Construction including Materials

Please don't avoid this mail.

My reply

Simply taking plan or other drawings of a house from any website  will not help you at all,however impressive it may look.

House design and construction is not a silly affair.It is one of the most important investment in your life possibly taking major part of your earnings of a life time.So you have to get expert professional guidance to spend your hard earned money in the most appropriate manner to save your money and to get best out of your investment

House design has to be done by an expert considering features of your land (both technical and Vasthu aspects),your needs for the house,budget and other aspects.Don’t start with a plan of the house taken from a website and land in trouble later

Query-5

Hello Sir,

I have seen your blog.. The info you provide is extremely useful.

I would like to know about the cost of boundary wall construction cost in Kerala for 30cent land. Only three sides needs to be constructed,one side wall is existing.

Is id advisable to give on contract basis or on daily wages.

Ziyad.

My reply

Without visiting site,taking measurements of all sides of plot , getting information on material cost and labour charges prevailing at site,no one can tell cost of constructing a compound wall with the information you have given

Query-6

Anonymous has left a new comment on your post "Free Consultation,15/12/12":
Dear Thomas,
I am having a Rectangular Plot of size 74 ft. X 55 ft., in Jammu J&K. Now i want to construct a 3 BHK house with car garage in it.
kindly advise how can i approach you and further details you will require from me.
Faisal

My reply

Such messages to blog without an email id prevents me from replying.Instead of typing on blogs as comments email your queries directly to my email id

vhthomas@viruvelil.com

Write to above email id.We can design your house not only in Jammu and Kashmir but anywhere in the world 

Building rules and clearances

Query-1

Hello sir,
I have a property in front of vattakkayal in Kollam Sakthikulangara. This is municipal area . Will i get sanction to construct house there ?

Lissy

My reply

You have to check up about it with town planning dept. of concerned local authority CRZ act restrictions will be applicable for a plot  facing lake/river or sea

Query-2

Anonymous has left a new comment on your post "Building Permit":
I am planning to purchase a new house consisting 1100 sq.ft. with total area of 10 3/4 cents land. this is in panchayath area. kindly advise what are the documents required for registration of this property. this property is in Palakkad district, Ottapalam .

My reply

Go to our website

www.keralaarchitecture.com

and click on link Architectural guidance.You will get required information

Free Consultation,15/12/12

Construction Material

Query-1

Dear Mr. Thomas,

I was going through your site and found it as very helpful and interesting.

I wish to use sheet for roofing.Which is the better material to use for roofing. What are the things to notice when using sheets. Thank you very much for your time.

Priya

My reply

There is no point in seeking bits of information on different aspects of house construction from different sources and trying to take decisions on construction features and details yourself.It will be like trying to decide on medicines for your sickness by yourself

House construction is indeed a complex affair.Leave the decisions to experts.That will get you better features and will reduce cost of construction

Real Estate Assistance

Query-1

Dear sir

I am based out of Kerala.

I am interested in getting my properties sold as quickly as possible.

could you please advise me how you can help me in finding a proper customer and realise reasonable

Gopinath

My reply

Real estate scenario is a bit dull these days with lots of sellers and hardly any buyers.Real estate agents nearer to the locations of the plots may be able to help better

House Design

Query-1

Hello Thomas,
I happened to see your webpage http://architectkerala.blogspot.in/ I would like to appreciate the effort you are making in helping people in the area of house construction. All your replies have correct points and it helps people like me a lot. It reflects your inner quality and attitude towards the life. Simply awesome!
I am constructing a home at Trivandrum and have already entered into a building contract with a construction company. They are in the process of getting the plan sanctioned by corporation. What I need is a good Elevation plan for my home. My house plot is not a square plot and that makes be difficult to choose a plan. I read your reply where you have said, you should not copy an elevation from another home and try to fit into your house plot. I understand that clearly. I am attaching the location sketch of my plot I purchased. Please let me know if you will be able to help me in making a good elevation for my house. We have designed a home plan that I am attaching with this mail. I would like to hear your comments.
The plan I have attached is the final plan for me. It would be great if you have any advice.
Anil

My reply

Elevation for your house depends upon two important factors

1.Plan of the house.If you have to get a good Elevation,while designing plan this factor will have to be considered.Elevation is actually a projection of plan in the height direction.You cannot get a good Elevation with any plan

2.It also depends on what type of work concrete workers doing the work can do.If I simply draw something and if they do not know how to do it,what is the use?

Plan you have sent is definitely not the best you can use for your plot.As per Vasthu,east facing house should have car porch and gate at Northern half of front side.Here it comes at southern part.East facing house  can have Kitchen at North West.Here you are putting Kitchen at Front side and there are so many other defects in plan.We can do a totally different plan which will also give you better Elevation.

Query-2

Dear Sir,

Please send me the pictures of houses you constructed already, so that I can opt some choices from that.

Let me know the budget range for the same too

Sudarsan

My reply

A Plan of the house to be constructed has to be made to suit your plot dimensions,surroundings,Vasthu considerations specifically related to your plot,your requirements and budget limitations if any

Looking at pictures of houses we designed and built for somebody else is not going to help you in any way.Design of house starts with Plan of the house and definitely not from Elevation of house

I need outer dimensions of your plot in meters(all four sides) position of roads nearby,direction to which proposed house will face to start working on plan of the house.Only after Plan is finalised and soil conditions of plot is ascertained we can start working on expected cost of construction using Engineering Estimate methods.Going by guess cost is not going to help you in any manner

Construction Cost

Query-1

Dear Thomas,

My name is Samuel, I am always reading your blog in internet and I would like to ask you a query regarding house construction before I proceed with the same at Trivandrum.

total of 1681 sq.ft. plinth area. Double Story building. As I am in Gulf now I don’t know the exact rate per Sq.ft in Kerala.

Can you please advise me how much the current approximate cost per sq.ft in this area.

Your reply in this regard will be highly appreciated.

My reply

After reading my blog writing continuously you are asking me for square feet cost construction! I think I should stop writing in that case

Can any one tell cost of one single material after one and a half years? No.If so how can any one exactly predict cost of constructing a house which may get completed after one and a half years which involve hundreds of materials and different type of labour?

Cost of construction depends on at least following aspects

1.Design of the house: Different designs call for different quantities of material and labour.So Design can increase or decrease design.An experienced expert can help you by giving a cost effective design while giving better facilities in the house and minimum or no wastage of space

2.Location of the house:Construction materials cost less at some locations and high at other locations.For example almost all construction materials are comparatively cheaper at Cochin in Kerala.Some materials are cheaper in some other locations.

3.Soil nature:If you have a stable original land,your construction cost will go down as you may not have to go for costly designs for foundation

4.Controlling wastages while buying materials and proper planning of labour:For this you need assistance and guidance of an expert.People generally tend to buy construction materials without seeking help of an expert and it results in wastages and cost increase due to lack of material purchase planning.Improper labour planning may result in re work and dismantling during construction which will push cost upwards

Square feet cost is a term generally used by non professional contractors to get work from you.None of these contractors have completed construction within that promised rate.Builders quote very high square feet cost which has nothing to do with actual cost protecting their profit margins in spite of any input cost increase that may happen during project execution

Free Consultation,12/12/12

Building rules and clearances

Query-1

Hello Mr.Thomas,
First let me appreciate you for the time you are sparing to answer
questions which are a lot helpful for the people those who wish to
start their home construction.
Since long I am working in Abu Dhabi, not aware of building codes
and setbacks in Kerala. I am staying in Irinjalakuda in a residential
area. Recently our neighbor plot got building permission for a 4 story
building with 14 residential flats. My left side will be their rear side, our set
back from boundary is around 1.2 m with a projection of around
45cm for rain water protection. First up all I would like to know whether
is it allowed for a commercial building in this area and if so , what will
be the setbacks all around.
If you can help me in this regard, I will be so grateful.
Once again congratulations for your brilliance and knowledge you are sharing with people.

Krishnakumar

My reply

You can straight away give a written complaint to Town planning section of your local authority"suspecting violation of Building rules by the apartment builder as the person sharing a side of the said property"

Local authority will definitely take action if and only if you give a written complaint quoting your Survey No and Building No

Query-2

Ajith has left a new comment on your post "Building Permit":
sir ,i have a plot 1.20 are in a junction having 8metere panchayath road on frond and left side, PWD had already taken 13 meters for the front road,and tarred on it's entire 13 M width. now i want 2 reconstruct the building in the above plot,what are the exemptions applicable 4 plots 1.20 are. from where i can 2 take the frontage distance ? from the tarring edge or from the 8m point? please help me

My reply

I can only talk to you based on general provisions of Building rules as applicable.In your case it will be better to approach town planning section of your local authority with specific details of your land location like Survey No to get the clarifications required.

Query-3

Shaji has left a new comment on your post "Free consultation on Kerala Architecture,Vasthu an...":
My question is related to access way to our plot. Our plot is approximate 100m from the panchayath road. We have to go through between two plot of different owner. My question is that what is the maximum width we can get as way to our plot.

My reply

I do not understand why you have purchased a plot without any free passage to the plot.If you can negotiate with concerned owners of plots leading to your plot,you can possibly get a three feet width passage to your property.

Query-4

Sir,
i have doubt about the building rules
i have rectangular plot with roads on two sides size is around 5.5 cents
how much meters will i have to leave from the road to wards the building
is it from the edge of the road or from my wall

My reply

In normal case you are supposed to leave 3M from border of your property near to the road.Better check with Town planning section of your local authority with specific details on location of your plot.

Cost of Construction

Query-1

Sir,

I am Rejitha residing at Kollam , We have only 10 cent land ., now we decided to build a house with 3 bed room and 2 bathroom inside with a budget below 8 lakhs. sir is it possible in the present situation . kindly give a reply

My reply

Building three bed room house in single floor in your 10 cents land will be less costly.But without preparing a Plan of the house and knowing other cost inputs,I can only say that Rs.8 lakhs will not be sufficient.It may cost around Rs.20 lakhs and if you do not start construction immediately cost can only go up making your dream house simply a dream forever

Query-2

Hello Mr. Thomas,

My name is Laali.  (basically from Mumbai), I saw your blog a few days ago and was interested to know more about construction of a home in my native.

I thought since you are an experienced person and you are into this business, would take your advice and suggestions as I proceed to start the construction by Apr next year. My budget is quiet low (5 lac) and I have made a small plan myself which I thought I would share with you (please find attached the same). I do not have any professional contacts there but I have a dream to complete this project for my loved ones, but the only constraint is money.

There is a total of 35 cents and I would like to build this house on a carpet area of 1500 sft. in Kollam, Karunagapally. I would like to know the various cost associated with the construction & how it can be reduced. If this construction can be completed with the money I have, and if you can help me with information required.

I would be grateful to you!

My reply

What you have sent me is not plan of the house.May be it is your way of expressing what you think of plan of a house.Plan of a house will have to be prepared by  a qualified experienced professional using appropriate software

With Five lakhs rupees you can possibly build a small single floor house with one bed room,Kitchen,Hall(Just a guess)

 

Design of House

Query-1

Dear Sir,

I know you are very busy but still hope, you will be able to spare a few moments to reply to this mail.Currently I am working in Saudi Arabia. I am constructing a house in Kannur, the details of which are as under. I would like to know its suitability related to Vasthu Shastra. Also kindly let me know how we measure the total sq. ft. Do we need to take the measurement of all the rooms or is there any easy method for doing the same? A carpenter had corrected the plan before we start our. construction.

Would you kindly let me know on this please?

Murali

My reply

I have not received your plan as attachment.Plan is the most important drawing for a house and it cannot be simply left to any one to do as they like as a wrong plan can make you  loose lakhs of your money and problems that can never be rectified

For West facing house,you can have south West Master bed room,south East Kitchen and car porch at Northern half of front side of house

Query-2

Hello Sir,

My name is Deepa and I am working as administrator in a private firm.

I am gone through articles published in your website and found it really informative.

Actually I am planning to construct a house in Trivandrum in a 6cent plot.

I have prepared a rough plan with the help of a friend who has done diploma in this field.

I am sending the proposed plan with this mail. But I want to know whether I can reduce the total area in any way.

Could you please suggest ideas so that I can reduce the total area to 1000sq.feet for a single storied building.

My reply

Plan sent by you do not seem to be the best possible plan for you.Plan of the house is the most critical drawing for a house construction.Only experts who are well experienced in designing and building houses can give you the most appropriate plan for your house saving you lakhs of money,providing better facilities,better utility for space inside house and better design.

As per Vasthu,South East bed room will be harmful.Living room in this case is too narrow.Court yard is not advisable for such a small house.Stair case is not properly designed.Toilets are too narrow in width. Better totally revise the plan and we can do it for you.

Query-3

Dear Mr. Thomas,

Please see attached my house plan and the garden plan. Green coloured areas are Free space (Chips or normal sand for water drainage and flowers). Remaining all areas covering with tiles. Planned for a landscaping garden also with amoeba shaped pond. Please advise

My reply

Plan of the house do not appear to be that prepared by a professional using appropriate software.Go for professional design and services and do not simply go by self prepared drawings for one of the most important investment in your life.You can of course tell your designer what exactly you would like to have for the house and surroundings.

Query-4

Dear Sir,

I here by attached a plan of my home. Please check the plan and i am waiting for your valuable suggestions. I have a budget of 15 lakhs only. Please give me a better solution.

Raneesh

My reply

Major defects are

1.Very little light and ventilation in central living space,Dining

2.Stair case by the side of only light giving wall in Dining will prevent light and ventilation

3.Drawing room size insufficient

Better revise the plan totally.If you want we can do it.

Three bed room single floor house may cost around Rs.20 lakhs

Construction Materials

Query-1

Sir

I very much happy to heard about your establishments through your site. I am from Kollam and working at Saudi. My home is under construction and i wish to layterracotta tiles in floor. But I am doubtful about its quality( manufacturing from pure clay or not), surface finish, and how to polish it. I saw in your add with photo of a bed room floor you made. Sir can you share the availability of material (if possible means in Kollam) and laying details. Its a help for me.

Ajith

My reply

Clay tiles available now are of better quality with good finish.Some of them are available even with polishing by the manufacturer

I am not  aware of any specific manufacturer in your area and it is also not proper on my part to recommend any specific manufacturer of a product.

Query-2

What is your opinion on using steel doors instead of wooden doors for all exterior access? I have recently seen lots of advertisements of such doors that ensure more durability, safety and strength.

Paulose

My reply

Even if you use steel doors which may cost more,it can be opened with modern technology available to thieves.Hence I suggest you go for good quality wooden door frames and shutters.For all exterior door shutters you can add steel bar system now available to enhance security.I have used such locking arrangement readily available in one of my recent construction.

Free Consultation,5/12/12

Building rules,clearances required

Query-1

I am Joji  from Cochin I had some doubt regarding the house construction. I brought 5 cent land (square plot) . There is one pocket road in one side of my plot, so while making plan for the house I have to take a 3 M gap with the road. I would like to know there is concession for 5 cent plots? And Can you please suggest me the suitable size of the house (single floor with 3 bed attach) that can I make in 5 cent with these regulations..

My reply

There are relaxations in clearance space to be left while constructing house for plot area,3 cents or less only

Query-2

Please let me know the distance to be set apart from a river for construction

Additionally can we use the set apart area as car porch or outhouse or is it to left plain

Hari

Query-3

I have 3 cents of land one the side of river in Trivandrum only 6mts from the side of river. How to construct a building with clearances. Any Govt. exemption required for the clearances on all sides

Bhattathiri

My reply

As per CRZ Act,you have to leave 50M from river and lake for construction.Exemptions possible are having a building on the same line which existed prior to 1993 or a road in between.For exact details as may be applicable in your area,contact concerned person in town planning section of your local authority office

Query-4

Sir,
I've 15cents of plot at Trichur Corporation area. From the main road, there is a sub road having width of 3.200 M to the plot. I wish to build an apartment at there. Is 3.200 M accessibility is enough otherwise what papers has to submit to get relaxation. Pls. advice .
Regards.
jayadevan

My reply

Contact town planning section of local authority office(in your case Trichur Corporation) with Division No and Survey No of the plot.They are the competent authority to clarify your doubts as in addition to KBR provisions local authority can impose further restrictions and conditions

Construction cost

Query-1

I'm a Chartered Accountant, based in Kollam. I'm planning to built a
house on my plot of 7 cents. I would like have a simple single storied
house but spacious, with 3 bedrooms, 2 bathrooms.Before proceeding ahead with my plan i would like to have an estimate
of the cost of construction as per the standards now. I want only a
very rough idea of the cost so that i could make my plans accordingly

My reply

Rough idea of cost which some one may give on guess basis is not going to help you in any manner. Cost of hundreds of materials used for house construction and different type of labour is going up fast almost everyday.In this situation,once you have decided to go for construction go in to construction without delay with professional design and guidance from experienced professional from beginning to end of construction.If you do not have sufficient own funds,go for housing loan which will be financially a better option for you rather than delaying construction and spend more money later for the same house.

Query-2

I am planning to have a house at around 1000 sq., feet in two story. I want to reduce cost at all possible way without compromising quality. But, luxuries can be avoided. Most modern cost reduction techniques can be adopted wherever possible like, roofing, partition walls, staircase etc. Here I am quoting some suggestion to express My ideas. Car Porch can be built separately with corrugated sheet roofing on pillars,

Kindly let me know the cost approximately, to have a 3 bed house at Palakkad.

Girish

My reply

Guessing cost without site visit,without plan,without Engineering Estimate will be like telling a lie.House construction is not that simple to predict cost by reading few sentences on your requirements.Technology is never based on  guessing

Query-3

I am planning to construct a 1200 s ft. house at Haripad, in Alleppey district.
I am having 30 cents of land in road side. I want to know the approximate cost
to build the house. My plan is 3 bed room having 2 attached bath room and one
common bath room, One hall, sit out,car porch, one kitchen and a small store
room.In the the hall only we prefer vitrified tiles and in other rooms normal
tiles preferred to reduce cost. One room preferred in the up stair. What will be
the approximate cost for such a house.
Expecting a reply
Jagadeesh

My reply

Three bed room two floor house with reasonably large rooms and other living spaces cannot be 1200 sft.It will be more in plinth area.Any way only after finalisation of plan any one can exactly tell square feet plinth area.There is no fixed square feet cost of construction as you believe

Query-4

Dear sir,

I saw in the net regarding the Dream home , you are making very good plan and

designing also.

I will introduce myself my name is Ann from Dubai. I want to know some information regarding Dream home.

I am planning to buy one small plot  4 cent I don't have big budget.

If i want to make one house at least 1750/- sq.feet . Total how much it will come.

If you can give me some idea , I am planning to do , can you help me sir

My budget is maximum 15 lakhs to 20 lakhs this it will workout or not

please give me the reply.

My reply

It may be possible to build a house within that budget.Without any data no one can predict cost.Even the plinth area of the house will be known only after an experienced professional prepares a plan suited to your plot,requirements and budget constraints if any.Golden rule in house construction in Kerala is to start construction activities without delay once you decide to construct house.Obtaining professional design and guidance throughout construction will help reduce cost and will get you better facilities in the house at lesser cost.
Other issues

Query-1

Dear Mr. Thomas,

We have a flat in Kochi and when we finally move in, we would like to do some remodeling work of the interior. This is in the future but what has happened is that the person living in the flat below ours started some work in his flat and the person living below his flat stopped the work saying that he was getting disturbed. Now I hear that he is taking the matter to court.

I am sure that there must be some guidelines about the time when you can have work done; say from 10:00 am to 5:00 pm or something like that. Or is it dependent on the goodwill of your neighbors? Please advise.

Verghese

My reply

What you refer to is a legal issue and I am not competent to comment or advise you on it

Query-2

Sir,

I am a NRI plan to start a business in Kerala.Me and my friends are interested to start a construction firm.In this stage we only dream about this.Please advise us how to start a firm and what should we do and whether is there any scope in this field or any risk will come which we cant afford in any stage etc..etc..,We have investors with us.We need a good fame as well as career in this field.Our investors obviously need returns only.Here we have many contacts also.So pls help us how we start this and related to this...Waiting for a swift response.

Zesham.

My reply

Our Consultancy division can guide on this and help you set up your business from beginning guiding you on all aspects of commencing business including legal and statutory issues,providing marketing guidance also.Please write to

vhthomas@viruvelil.com

and fix up date and time for direct discussions

Free Consultation,3/12/12

1400 sft and 1200 sft houses with three bed rooms

1400 sft  three bed room house for client at Palakkad

1200 sft three bed room house for client at Edappally,Cochin

Building rules,Clearances

Query-1

I have 3 cents of land one the side of Karamana river in Trivandrum only 6mts from the side of river. How to construct a building with clearances. Any Govt. exemption required for the clearances on all sides.

Bhattathiri

Query-2

Dear sir . I already had two foot way for my home since 1970. but now i need 4 foot way .Is can i got it sir .and what is the authorisation of way for home.

Rahul Krishna

Query-3

Anonymous has left a new comment on your post "Building Permit":
Is there any exemption to crz rule for construction a house within 50 meters distance from a nilam,(kandam) which does not have any cultivation since 10 to 15 years.

Query-4

Anonymous has left a new comment on your post "Building Permit":
Sir,
I would like to construct a new house in my 4 cents land. Its a square plot with compound wall and panchayat road on its west and north.The road on the west side ends to river pumba(may be less than 75 meters from my plot) and my question is that do I need to leave 3 meters space on the west end side ?( My planned house faces west) Is it legal if I leave only 2 meters because that panchayat road ends to the river?
Your valued answer is highly appreciated.

Query-5

Anonymous has left a new comment on your post "Building Permit":
sir
I have a place 4cent (in 'adharam) ,but I scaled there is only 3.5cent. And there is a panchayat road is in front of my place.I got sanction from panchayath for construct a house in 580sq.ft. I keep 3mtr. distance from 'the edge of taring' of the road to my house.Now my house's foundation is ready(in pillar and beem).Now some people said that the distance may not be from the edge of taring, but may be the border of my place and the road. Is it true? They have any consussion from the side of panchayat? What will be I do?
Please replay to me immediately.

Query-6

Arun Raj has left a new comment on your post "Building Permit":
We are bulding a house in an area of 5 cents. It is nearing completion. I just want to confirm that is there any remedy if the side facing towards road is not meeting the 3 mtrs criteria. The average distance of the same side is more than 3 mtrs, only one portion of the wall is falling short of 3 mtrs. Please suggest any remedy

Query-7

Ranju Mukkala has left a new comment on your post "Free Consultation:21,July,2012":
sir,
we plan to design a commercial building we want to know about set back rules

Replies to all above queries

For finding out clearances required,it is better to approach town planning section of concerned local authority with specific details of your plot like survey No and location.I can only talk of general KBR provisions

Where there is a side with inclination average clearance should be okay

Clearance required is from your border and not from end of tar road.

CRZ rules are applicable for rivers,lakes and sea and not paddy fields

Nalukettu type House Construction

Query

Ann Joe has left a new comment on your post "Nalukettu type houses-Do we really need it?":
can you guide me how the courtyard is designed in nalukettu? what type of measurements are used for it ?I am an architecture student interested in Kerala architecture. What i have seen is that the Kerala measurement is different than the rest . I mean vasthu based measurements for courtyard. There is a typical procedure for designing a nalukettu.
looking for your suggestions

My reply

If you are an Architecture student ,you can meet me and clarify all your doubts after obtaining prior appointment by contacting phone 9388701702

Vasthu aspects

Query

Dear Sir

It is with deep worry i am writing to you....my name is sindhu and am from palakkad.

We have been living (my parents are staying there as we are stationed in uae) in our newly constructed house since 6 years and we have no problems till this time by the grace of god..and our house was constructed as per expert vasthu consultation too...

recently some visitor came and they raised some doubts..

Please if you can clarify my below doubts please

when we buy the plot (10 cents) there was a well on the north west side of the plot and as per expert advise we built a small wall extending from east to west to separate house from the well...is it ok ??

also the septic tank is on the west side more towards the south...

i attach a simple diagram of how it comes.

your personal reply will be of much helpful to ease my worries...

thanking you

sindhu

Query-2

Anonymous has left a new comment on your post "Vasthu compliance":
Hi I have a west facing plot/house..fully covered.i want to dig a tube-well, i no space inside the walls of the house..the only space i have is outside the walls/house/gate in the west direction to the left of entrance gate....please suggest

Query-3

Praveen has left a new comment on your post "#Kerala House Construction-Replies to your queries...":
Help Needed
ബഹുമാനപെട്ട സര്‍,
എന്റെ പേര് പ്രവീണ്‍ ജി നായര്‍ , പത്തനംതിട്ട ജില്ലയില്‍ വടശേരികര ആണ് വീട്. ഞാന്‍ MCA വരെ പഠിച്ച ഒരു കുട്ടി ആണ്. ഒരു ജോലിക് വേണ്ടി അലയാന്‍ തുടങ്ങിട്ട് 2 വര്ഷം ആയി.പല ജോലികല്ലും കിട്ടി എന്ന് ഉറപ്പിച്ചിട്ട് പോലും അവസാന നിമിഷം അതോകെ നഷ്ട്പെട്ടു..പലരെയും കൊണ്ട് നോക്കിച്ചു ചിലര്‍ പറയുന്നു വീടിന്റെ ദോഷം ആണെന്നും സമയ ദോഷം ആണെന്നും ഒകെ.ഞാന്‍ ജനിച്ചത് (10-10-83,10.05 am Delhi ) ആണ്. എനിക്ക് സര്‍ നോട്‌ ചോദിക്കാന്‍ ഉള്ളത് വീടിന്റെ ദോഷം കൊണ്ടാണോ ജോലിക് വേണ്ടി എത്ര അലിഞ്ഞിട്ടും കിട്ടാതെ? .പാതി പണിത കിഴക്കോട്ടു ദര്‍ശനം ഉള്ള ഒരു വീട് ആണ് എന്റെത് .വസ്തു വാങ്ങിട്ടു വീട് പണിതതാണ് .ഇപോ ഉള്ളത് Hall, sit-out,1-Bedroom,kitchenആണ് . ബാക്കി പണിയാന്‍ ആയിട്ട് തറ കേടിയിട്ടെക്കുവ.ഇനി തറ കേട്ടിയിട്ടെക്കുനത് തെക്ക് ഭാഗം ആണ്. bedroom,pooja room,bathroom ,അതായത് കന്നിമൂല ആണ് പണിയാന്‍ കിടകുന്നത് .കന്നിമൂല തുറന്നു കിടക്കുന്നത് കൊണ്ട് ദോഷം ഉണ്ടോ ? ഉണ്ടേല്‍ കന്നിമൂലയില്‍ ഒരു room മാത്രം ആയിട്ട് പണിതാല്‍ ദോഷം മാറുമോ അതോ തറ കെട്ടിയിട്റെകുന്നത് മൊത്തം ആയിട്ട് പണിയേണ്ടി വരുമോ?ഈ ദോഷങ്ങള്‍ ഒകെ പണിയാതെ കിടക്കുന്ന വീടിന്റെ ആണോ, ഒത്തിരി പ്രതീക്ഷയോടെ ആണ് ഇ മെയില്‍ അയകുന്നത് .കൈവിടില ഒരു വഴി പറഞ്ഞു തരുമെന്ന പ്രതീക്ഷയോടെ ............

Replies to above queries:

1.As per Vasthu there is only one position for well.It is at Esaana Konam,North East.Here also exact position can be marked by a Vasthu expert.If you have no other option but to keep well at some other position,try to cover well from getting view from the house.Septic tank should not be at North East,South West and South East corners

2.Will some body allow you to construct well outside your plot?

3.Just because of House construction your possibility of getting a job cannot be affected.Employers do not simply look for some one having a certificate of passing exams.They look for people who have capability and knowledge to do their job.It is called Employability of the job seeker.You have to improve your communication skills,personality and smartness.Before commencing left out construction portions of your in completed house,try to consult a Vasthu expert to guide on improvements to be done to make the house Vasthu compliant..I can visit your site,check Vasthu aspects of the existing structure and suggest suitable corrections for balance work.

All those who write to me to blogs without their email id will get my replies very late only through these replies.Write directly to me without hiding as Anonymous.Write to

vhthomas@viruvelil.com

Construction cost

Query-1

hi Thomas
appreciate if you could advice the cost to construct 3300 sqft house in trivandrum .
furthermore, can you pls advice which way to construct most cost efficient.
thanks and regards
robin cruz

Query-2

has left a new comment on your post "Free Consultation:21,July,2012":
sir, i wish to build a 3BHK house at ranni, having a budjet of 20 lakhs, if it may possible

Query-3

Anonymous has left a new comment on your post "Free Consultation,18,September,2012":

Dear Sir,
I have 4 cents corner plot in trivandrum within corporation limits. Can we build flats in small size land. My plan if this is possible is to build stilt + 4 levels. Each level with 2 x 2 bedroom apartments. Kindly advise budget requirements for this project.

Query-4

has left a new comment on your post "BUILDING YOUR DREAM HOUSE IN KERALA":

Hello Sir,

Iam nikhil. i want to make a house in kerala model and my budget is around 20-25 lakhs with 3 or 4BHK. multi storey. I have 20 cents of land. So can you please give me an idea about the design and costing.

Query-5

Ram Murthy has left a new comment on your post "Low cost house construction":
sir, I am in Hyderabad AP. here flats r very costly nearly 30lakhs this is minimum cost.I want to make flats of 10 lakhs for one flat which is affordable rate to the common people. will you guide me in this regard.
thank you very much.
K.Ramamurthy.
Ex-service man.

Query-6

Susheela has left a new comment on your post "Free Consultation,18,September,2012":
What type of low cost building can i construct for tourism in Kumily in a cardamom plantation

Query-7

Manu has left a new comment on your post "House Construction-Queries":
I have a query about construction business, there is my property and I would like to construct flats on it, and commercial property on it,I would like to know,which option would be better in terms of profit
1.)Building it as we make our individual house and then selling them
Or
2.)Starting a construction firm and making the commercial buildings through the company and selling it out.
Note:I have no liquid assets,so I would be mortgaging my property for any construction activity.

Query-8

Varghese has left a new comment on your post "Free Consultation #Kerala House Construction":
dear sir,
my name is Varghese now in Sharjah.i want to make a normal home @single floor ,3 bedroom,living dining hall,kitchen work area,sit out.my plot is square 13.5 meter width,19 meter length,can i make this with 7 feet gap in any side(left or right)width only 13.5 meter.
please give me a reply
Varghese

My replies

1.To Robin Cruz

Cost of construction is not simply dependent on possible square feet plinth area.Even the square feet area will be known only after a professional Architect prepares plan suited to your requirements and site conditions.Knowledge and experience of Architect can reduce your cost of construction by proper design

Cost of hundreds of input materials and labour going in to construction keep on going up everyday.No one can predict cost of a single material after about an year.Then how can any one predict cost of hundreds of materials and labour on completion of building construction which may take about an year?Each contractor does construction using methods convenient to him without bothering about Engineering or quality standards.All that they bother about is their profit.Term'” square feet cost” is simply a lie used by non professional contractors to get work from building owner.No contractor has ever completed construction of a building within the promised square feet cost.Extras and revisions in rates will be silently accepted by building owner who may not even bother to enquire about “square feet cost” on completion of building construction.

Reply to Anonymous persons

House construction is not a simple task.An ordinary person cannot design and manage construction properly.Professional expertise is essential for design and construction management.Fees which you may pay to the expert will not be an additional expense.It will actually save you lakhs of your money and will get you a better building which you can be proud of.Do not get carried away by sweet words of non professional contractors.You will be loosing money,better design,better facilities for building and better appearance for your reluctance to get professional assistance

All those who write to me to blogs without their email id will get my replies very late only through these replies.Write directly to me without hiding as Anonymous.Write to

vhthomas@viruvelil.com

Renovation of existing house

Chandra Mohan has left a new comment on your post "Free Consultation-8,August,2012":
I have got a house with arayum nilavarayum in perathumukku,Puthiyavila PO,Kayamkulam (Kerala) I want it renewed with hurting the religious sentiments.

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

After the site visit we will give you a report giving following details;

1. Whether the remodeling/extension considered by you is worth proceeding

2. Possible cost implications on a guess basis without going through Engineering Estimate methods

3. What exactly we can do for the work

Based on this initial evaluation of work, using measurements collected from site and your old drawings related to the house if any, if required we can 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.

Free Consultation,8,Nov,2012

Four bed room house with 1250 sft plinth area

Query

Dear Sir,

We are looking for a house with the following facilities:

1. Two Storied Building

Ground Floor :

• 1 Master bedroom + 2 Bedrooms (1 for teenager, one for old age)

• Kitchen

• Living cum Dining

• Verandah

• Car porch

• W/A cum store

• Common toilet

First floor

• 1 Bedroom with toilet

• Balcony

We can keep all the rooms at minimum standard size

I would like to know if we can build a home looking similar to the attached photo with the above facilities in 1250 sq. ft.

Sreeja

My reply

Non professional contractors who build most of the houses in Kerala(They also give plan of the house sometimes free or for name sake charges) have created lot of wrong ideas in the minds of general public about house construction.

Major wrong concept almost ingrained in the minds of every one is that there is a fixed square feet cost of construction whatever may be the design and whatever may be soil conditions and other factors.This is totally wrong.I have directly designed and built more than 200 houses and on completion each of these houses had different square feet cost.

Another wrong concept is that owner of the house can decide square feet plinth area of the house in advance and the designer will have to some how meet all requirements within that square feet area predetermined by the owner.I get any number of mails reflecting these baseless wrong concepts among people.

Look at this case.She has a plot with width of 14M and depth of 18M.After statutory clearances to be left she will not get more than 11.8M width and 13 M depth.With that space no designer can provide three bed rooms and other facilities sought by her in Ground Floor

Of course I have designed 1200 sft house  with three bed rooms in three cents plot .But the rooms and living spaces were naturally congested.But in that case,there was no alternative.

For  reasonably good dimension rooms and other living spaces,a four bed room house will need at least 2500 sft in plinth area.Cost of a house is not determined by square feet plinth area alone.At best it can be one of the cost contributing factors.Cost of hundreds of input materials and different type of labour involved can only be controlled or reduced by having an appropriate design by a qualified and experienced designer who have direct experience in designing and managing several house constructions in different locations and environments.Wealth of experience gained cannot be obtained by any University studies

Another wrong concept is that one can design house starting from Elevation .You might have seen picture of a house somewhere and liked it.But you cannot simply copy it in to your plot.Your plot will have different measurements,directions and other factors which call for a unique design suited to your plot,budget and requirements.Most important part of design of a house is getting most appropriate plan of the house.A designer who can give you a good plan of the house can definitely give you a good Elevation suited to you rather than simply copying a house picture seen by you somewhere.

Villa purchase from a Builder In Cochin

Query

Anonymous has left a new comment on your post "Building Permit":
Mr Thomas,
I am planning to get a villa by a builder in Kochi. Do I need to check for the non encumbrance certificate or any kind of details of the land where the villa is situating?
Thanks,
Naveen

My reply

Just because you are buying a Villa from a supposed to be reputed builder(Whoever advertises more seems to be a reputed builder!),it does not mean that you can relax on all legal aspects.In such case you have to be more careful than buying a plot or house directly by you.You have to necessarily get technical and legal evaluation before you commit your money from impartial experts.Go to link Architectural Guidance in our website,

www.keralaarchitecture.com

and check what all you have to check before property purchase

Internship training with our organisation for Architecture/Civil Engineering graduates

Query

Respected Sir,

I am a 4th year student of the department of Architecture and Regional Planning, Indian institute of Technology(IIT), Kharagpur enrolled in its B.Arch. course. I have gone through your website and has found it really interesting. I hence intend to do an internship under your esteemed guidance and be a part of the projects undertaken by your company.

Neeharika,

My reply

We can provide training to selected fresh graduates in Architecture/Civil Engineering with exposure to design,Project Management at Sites and related activities of our organisation

Clearance required for Building Construction

Query

Sir,
I've 15cents of plot at Trichur Corporation area. From the main road, there is a sub road having width of 3.200 M. to the plot. I wish to build an apartment at there. Is 3.200 M accessibility is enough otherwise what papers has to submit to get relaxation. Pls. advice .
Regards.
jayadevan

My reply

Contact town planning section of local authority office(in your case Trichur Corporation) with Division No and Survey No of the plot.They are the competent authority to clarify your doubts as in addition to KBR provisions local authority can impose further restrictions and conditions.

Renovation/Remodeling of existing house

Query

Hi Thomas,

I am looking for some professional unbiased opinion on our house located in Chavara if it needs renovation and need some quote on those renovation/ remodeling.

Best Regards,

Santosh

My reply

Lot of people think of renovation/remodeling as a cheaper option compared to new construction.It is not so.Cost of renovation/remodeling cannot be predicted or estimated properly as there will be lot of unexpected costs coming in.All that defects in the original building by way of wrong design,bad workmanship cannot be simply rectified by a remodeling work.There are restrictions to which remodeling can be done

So  attempt for remodeling/renovation if you really need it and we can inspect the house and suggest whether remodeling/modification sought by you can be done without incurring much cost and if it is worth spending money for.

Whether rates of contractor is reasonable

Query

Jinu has left a new comment on your post "#Kerala House Construction-Replies to your queries...":
Hi My Name is Jinu BK from Kannur,working with a Singapore base Company, I am building a house in my native place,ground floor concrete has been done, now the construction is under process for first floor it's total of 1950 sq. ft. house, the agreement with the contractor was 1000 Rs per sq. ft. only for the structure(including kattila and Windows with grill)so could please advise me per sq. ft. price is reasonable or higher side.

My reply

What is the point in I telling whether your contractor rate is reasonable or not.Has any professional body fixed such square feet rate of construction ? Even you don’t know what all he will do for that agreed rate.Is there a professional to supervise the work?Will any professional  give architectural/structural drawings for the work?If so will the contractor agree to follow such drawings and professional instructions while doing work?

Who will check quality of work of the contractor?Non professional contractor do not have to follow any engineering standards and he will do anything to get profit even by compromising on quality of work which mostly he may not even know about .

This is how most of the house construction goes in our land.Professionals are supposed to “increase” cost of construction! In practice,contractor will try to cheat owner of the building who thinks that he is smarter than contractor.Finally only the contractor will be smarter and once the construction is completed this originally agreed square feet rate will be forgotten by all