Kerala Architecture.com

#Kerala House Construction-Replies to client queries

2012-01-30T04:42:00.001-08:00

House cum clinic for Homeopath doctor

QUOTE

Hello Mr. Thomas,

I am a homoeopath from Trivandrum. I would like to build a house cum clinic in Kazhakuttom, Trivandrum. I was quite impressed by your way in which you present your strategy and i am a person who does my system also in a different way. So, coming to the point, my plot is situated near the NH and MC road but there is only a small panchayath road to the plot only 50 meters from NH at present. So i intend to keep about half of the space of my 6.9 cents plot for the approach of vehicles and their parking. Hope you got the idea. Actually, i was working out my plan myself in this pattern in the floor planner site. My family comprises of me,my wife and 2 children and also my mother. So, i intend to have only one bedroom cum bath, a clinic room and a waiting room, small mini kitchen and a drawing cum dining on the first floor( you can suggest me changes regarding anything) and plans to have 2 bedrooms cum bathroom and a common space for ironing and washing and 2 open terraces in the first floor. I intend to have one bedroom cum bath alone in the 3rd floor and leave the rest as open terrace. I am attaching the sketch of the property also along with this. I have a budget of 20 lakhs for the same. I am expecting a detailed answer from your part regarding the same.

Dr.Esmail

My reply

You want so many features.But do not want to spend more than Rs.20 lakhs?

Does the Architect or building contractor has a magic wand with him? House or building construction is a bit of complicated affair.First and most important step is to get a good design for the building.All that you can do in that case is to provide complete details on your dreams,needs and plot details to the Architect.If you think you can on your own prepare plan of the building,it is wrong.It require professional training,software tools like Auto CAD and a wealth of resources obtained by Architect through years of training,practice,experiments and observations.

When you get the best possible design from the best professional you can get,during construction, cost of all inputs will keep going up and labour will get costlier and difficult to get.These are realities of our land.If you think a contractor will suffer losses just to keep his promise of a certain amount quotation in tact,you are highly mistaken.No one is going to loose money to give you a building at promised low cost.Unless he get comfortable profit,contractor will walk away if quality compromises even at risk of structural stability of building do not give him profit.So get professional assistance in both design and implementation of the building project.

Position of house in a plot

QUOTE

Thanks Most Valuable Articles , a question that In a plot which corner is the best and second option ?

My reply

It is for the Architect to decide location of house in a plot after careful study of site and environment conditions during a Site visit prior to design of the building.

Going by Vasthu considerations alone,it will be better if the house can be closer to North eastern part of the plot

Locating house plot,arranging documentation of purchase of land ,design and building house

QUOTE

Hi Thomas,

I stumbled upon your blog whilst searching for information on building permits for Kerala. You had mentioned that there are some restrictions on building near rivers and lakes. Could I trouble you to elaborate on what these restrictions might be as I am in the process of looking for a waterfront plot on which to construct a house.

Furthermore, do you know of any reputable companies who could provide me with valuation services to ensure I'm not paying more for a plot than I need to?

And the last thing, could you please send me more information on the type of services you offer?

Thank you in advance and I look forward to hearing from you.

Regards and best wishes,
Richard.

My reply

Yes.This is what we can do unlike others:A comprehensive package of locating land for building your house,arranging legal ,technical evaluation,land registration, documentation and follow up.Finally designing and building your house.

We have done this for a Delhi based Director of a MNC who wanted a retirement house in a peaceful Kerala village even though he has no close relative to take care of anything in Kerala.

Details on type of services we do are available at our website

www.viruvelil.com

More info on buying land in Kerala is available at “Architectural Guidance “ link of our website

www.keralaarchitecture.com

Cost effective Plan

QUOTE

Dear Sir,

Good Afternoon.

Hope you are fine!

I'm working in Dubai, and am planning to construct a 4 BHK house at my native place in Alleppey next year. I want to construct a house with prayer, study & storeroom.

Can you please suggest me a cost effective plan.

Please note I have 22 cents of land for use.

Prompt response is appreciated.

John Daniel

My reply

Just any plan I have in my computer will not be suitable for you.Architect will have to visit your plot,take measurements,study features of land and also study your requirements in detail.

A plan suited for you and suited to your budget limitations if any will have to be specifically designed for you.Then with that plan as base for discussions,a series of discussions with you may lead to revisions in the plan and finally we arrive at a plan specifically designed for you.

You need such a plan and not just any plan from me,from anybody else or from any websites, magazines offering free plans

Interlock bricks

QUOTE

Dear Mr. Thomas,
Apropos your opinion on Interlocking Stabilized Soil Block (ISSB), I would like to add a bit on the technology. In recent times, the technology is gaining immense popularity in many parts of the world including Asia, Latin America, US, Europe etc. Giving due respect to your experience in the field of construction and architecture, let me disagree with your comment that ISSB is suitable for compound walls. The reasons for the disagreement are many. Nevertheless, the primary argument is that during my several years of professional experience in Europe especially Denmark and Germany, I have seen aplenty durable buildings constructed with interlock technology. Secondly, your argument on Kerala's climate is rather blunt as I have seen interlock brick houses without outside plaster in Brazil, a country with humid tropical climate and rains similar to Kerala. Only thing of my concern is the quality of the interlock bricks produced in Kerala. Interlock bricks are durable and comparable even without plastering provided good quality clay and cement in right proportion and compression is used in production

Sreejith Aravindakshan (Denmark)

My reply

I was talking about interlock bricks manufactured in Kerala.In Kerala and even in other parts of India we specialise,in finding out how bad any product can be made but still appear to be good for eyes of customer.Inferior quality manufacturing,cheating people in any manner are considered to be credit worthy capabilities in our country.People take pride in doing so!

# Kerala Architecture- Replies to client queries

2012-01-29T05:39:00.001-08:00

House Construction in Kerala without any one to look after work progress

QUOTE

My name is Swaroop and i am working as third Engineer . I have been reading your blogs and it had been very informative.

Myself is planning to build a house in Calicut around June 2011. i have been having problem in purchasing land until now, but that problem will be resolved by June 2012.

The problem is that i don't have anyone to run after all the constructional matters as there is only my mother and sister from my side. i had consulted one construction company , who said their consultancy fee will be 225 Rs per sq. ft. and the construction charges extra that will come around 2000 Rs per sq. ft., so total for a 2800 sq. ft. house its coming around 62.5 lacs for construction only which seems very expensive for me.

I was planning to construct a modern architect designed house around 2800 sq. ft., in around 8 cents of land. i can spend around 50 lakhs on the house, majority will be from bank loan from SBI for construction excluding the land charges.

please advice whether i should go ahead with the same construction company or whether you have any acquaintance in Calicut or whether you and your team can help me directly

Hoping you will clear my doubts

My reply

Each construction company has it’s own policies,terms and conditions for providing architectural and construction services and hence there is no point in me commenting on merits or demerits of a particular construction company.

Most important factor to be considered is that you should go for qualified and experienced professional in designing and acting as consultant during construction of your house.Better qualifications and treasure of experience in designing and building houses of the consultant will definitely reflect in every aspect of your house construction.With each new building construction,an expert encounters new problems and technology advances bring new materials and construction methods.

Initial drawing called Plan of the house is the most important document as far as your house construction is concerned.Some people have a feeling that Plan of the house prepared by any one will be the same.So they opt for those who offer to give a plan free of charges or very low charges.By saving those thousands,they land up in a mess by loosing lakhs of rupees in construction ,avoid better utilisation of limited space for construction and better facilities for the house which only an expert can provide.

We offer professional services for both design and construction of house anywhere in Kerala and outside also.Our charges are much less than the usual but we never offer any service free of charges as all “free offers” come with hidden costs and traps which will finally extract money from you and exploit you.By the time you realise it,it will be too late.

I still cant understand why people are unwilling to pay for design and consultancy services of expert professionals in house design and construction..Instead they get trapped by free offers of non professional contractors who knows how expertly an ignorant client can be exploited to their advantage.

House design and cost estimate by mail

QUOTE

Hello Sir,

I am planning to build a double story 2000 sq. ft. house with 4 bed rooms and 3/5 bath rooms in Kalamassery, Cochin. Can you send me some house designs and cost estimate?

Roy

My reply

I get quite a lot of mails like this.It shows how ignorant our people are about house design and construction and a complex process of designing and building a house which can be the most important investment/financial decision in the life of a Keralite is treated so casually!

A house has to be designed suited to your plot measurements,surroundings,your requirements,budget limitations if any,Architectural,structural engineering aspects,Vasthu factors,Kerala Building rules etc.A house design prepared for somebody else suited to his land features and conditions will not fit in to your plot and requirements.

Architect will have to study your site conditions and your requirements closely before he can design a house exactly suited to your site and requirements.Only after initial design is finalised,you can know exact sft plinth area of the house.

Cost can be calculated using Engineering Estimate methods only by a qualified Engineer and not by any body else.Whatever cost indications you get even from an expert is only a cost indication.In Kerala conditions cost of hundreds of different type of materials used and different kind of labour used will be going up continuously and no one can exactly predict cost of construction of your house which may get completed after an year or more of commencement of work.

Constructing a house with Rs.5 lakhs

QUOTE

Dear Sir,

I have a land of 10 cents in Vaikom and I want to build a house there. I have only 5 lakh Rupees in my hand and I do not to want to take any loan for it. So can you advice me, if I can build a house (not modern one) in my above cost. Your early reply will be grateful to you.

Gireesh

My reply

Constructing a house with Rs.5 lakhs or even lesser amount is possible.But without knowing site conditions and what exactly you need for the house,how can an Architect tell you whether it is possible to construct a house for you with Rs.5 lakhs?

An Architect can advise you on ways to reduce cost.But you should be willing to accept his suggestions and your requirements for the house will have to be toned down to meet your budget constraints.But without sufficient data an expert cannot give any comment or advice.

Problem with roof tile laying

QUOTE

Hi Mr Thomas

Appreciate if you could help me with my query and doubts.

I am making a house in Perintalmanna and I am stuck with the roof tiles.We initially used the old tiles of our house by washing,painting and making it look new as per our elders in the family.But now when we have put on the roof its not equally getting adjusted and so we feel it has got us a huge loss as we had bought some new tiles also to fill up the area.

I went through your blog and found it interesting.Can you please provide me with the details as to where I can get really good tiles at a affordable price as per the new trend….whether clay tile or the glazed one.

Ms. Noorain Noushad

My Reply

There are several clay tile manufacturers in Kerala and you will have to select roof tiles in consultation with your Architect.Problem encountered by you during laying can be understood by me or by any other professional only after physically studying the situation at site and hence I cannot comment on it with the information provided by you.

This problem faced by you or similar problems faced by any one during house construction/remodeling is mainly due to reluctance of people in availing professional service/advice/consultation and due to listening to non professional contractors/workers.

Consultation with an expert if avoided will land you in problems which cannot be solved that easily during construction process.

Housing Loan

QUOTE

Hi Thomas,

i have collect your id from Kerala architecture..thanks for your initiative in this regard...

am started thinking about a new home..we have land for the concerned plan...problem is obviously money..this letter is particularly for knowing some information about loan ...project amount not more than 10 lac(can u tell me minimum cost?)...my monthly salary is 30k and by hand 1lac...guide me...

Thanks for your time and consideration

Sijo

My Reply

As we are authorised agents for M/s HDFC limited for providing Housing loan,we can assist you in obtaining financial assistance for house construction.Please call me on 9388701702.

To build house for parents and do not know what to do

QUOTE

Hi sir,

My parents want to build a house in a village in Kollam dist...Its a new plot i have no idea how it looks and all other demographic...Do you visit the place and give suggestions and plans too? Just wondering how you can help us...

Looking for a 2 storey building with total of 4 bedrooms and other rooms.

how much is your charges and any other formalities we have to do?

can you please email me....Then i can talk to my parents.

Anita joseph

My reply

We can design and build your house from concept to finish with professional care and assistance.

During construction,we can either construct directly with our workers or can act as consultants if you have own work force by providing complete drawings,instructions to workers and occasional site visits.

We will provide professional care,guidance and assistance in making your dream house a reality.

Reluctance to pay fees to Consultant

QUOTE

Thanks for your follow up.
However, I am still evaluating the builders and have not yet finalised.

Only because you have asked for a reason on why I did not peruse your offer further, I must say that what put me off was the fact that you require a fee to enable you to quote for the work. I have not come across a firm that is selling a product requiring a fee to tender for a project. I am looking for someone more approachable, as for something as personal as a house it would have to be more than a 'take it or leave it' attitude.

Thanks anyway.

regards

David

My reply

With my experience in dealing with thousands of clients over many years,I can tell you that very few have a clear picture of how to go about building a house.

Most important part of building a house is to get the most appropriate Basic Plan for the house suited to your plot,environment,requirements and budget restrictions if any.
Even after designing thousands of houses and directly building more than 200 houses in different parts of Kerala,I am still learning new aspects of house design and construction with new problems encountered every day.Qualifications and hands on experience make a lot of difference in designing a house.Most appropriate design you may get from the best Architect you can find can make a lot of difference not only in getting you best features and facilities but in saving lakhs of your rupees.

Compared to the saving you get ,the initial Site visit fee and Basic Plan fee are almost negligible.If you consider spending those meager amount as waste of money,I will have to say that you are being penny wise and pound foolish.

I do not travel to a site spending my time and money in the hope of getting business without any payment from client.Engineering Estimate prepared after finalising Design is a detailed item wise costing and not a simple quotation.That requires careful working by quantity costing Engineers and it will be useful for you both for planning your fund flow and also with your bankers for house loan processing.Naturally we charge very little for that also.

If some body does all these for free,his services will not be of best quality and he may be facing problem of no or less business.Even with our procedures of charging for our technical services,we still have lot of business except from people like you who are not aware of what they loose in trying to save few thousands.

Anyway thank you for sharing your concern.Such feed back help us to understand our clientele better as I am also a qualified and experienced marketing professional

Answers to your queries #Architecture

2011-09-29T18:20:00.001-07:00

Position of Kitchen as per Vasthu

Quote

sir,

i found some comments regarding vasthu on your site

that kitchen should be in east south corner

is there any problem in it being in north

because if u read kanippayurs interview he recommends north for kitchen

if you don't mind to look at the rough sketch as attachment

what's your comment

awaiting for your valuable suggestions

and this is a plan i liked and believes best aesthetic for my plot
does it conflict with vasthu

thank you for sharing your knowledge

because i am getting conflicting views regarding vasthu

Girish

My reply

Vasthu is a proper science based on scientific studies done by our forefathers.

Unfortunately that part of Vasthu which explains why certain effects are occurring is lost by not properly documenting the knowledge

What we now know is the effects of Vasthu factors.These are fortunately well documented and is available in books.You do not have to simply follow what some one who claim to know vasthu says.There has to be a logic in what he says..Many people simply believe or accept without any reason whatever some people says.I cannot do anything about it.

North east is Esaanakonam which is ideal location for well,sump tank etc.This area should be lower from other areas for better effect.Esaanakonam is also ideal for Pooja room.Hence this konam should be kept tidy and neat for better prosperity.Kitchen at North East is not good as per Vasthu

South East is Agni konam.Agni konam is the ideal place for Kitchen.If you have a bed room at South east,persons living in that room will have continuous problems and no prosperity.

Your plan is just a few lines drawn by you.While spending lakhs of rupees for building a house,why cant you pay few thousands to get the most appropriate plan by a good Architect? Getting the most appropriate professionally designed plan of the house is the most important part of the building construction.Only an expert knows the implications of a plan.Then why should you pretend to be an expert and loose your own money?

Renovation of existing house

Quote

Dear Sir

This is Thomas from Bahrain. Hope you remember me . i contacted you regarding the renovation of my old house.all my friends are suggesting that renovation cost will be almost same like making a new house.Actually my requirement is 2 Bed room with attached bathroom,hall with dining ,sit out,car park, kitchen, work area in the ground floor and 2 bed room with attach bath room and balcony in the first floor. i would like to know approximately how much it will cost me . the reason i am asking this because i am a normal NRI with limited income.can you can help me in this subject ?at least to finish the structure work .waiting for your reply

Thomas P

Bahrain

My reply

An Architect/Engineer is not an Astrologer

A person qualified and experienced in any branch of Engineering prepare an expected cost statement called Estimate by Engineering calculations with the help of data available

How can I predict cost If you simply say that you require so many rooms?

Whether the existing building is worth modifying or not I can say only after seeing existing building

When you delay construction even by one day,you are making house construction costly as cost of material and labour go up every day in Kerala.Even if you have only Rs.5 lakhs with you today,start with that money.Waiting for entire money to reach you will result in waiting for the house forever.

Comment on my blog post

Quote

Sunder has left a new comment on your post "Desire for lower price for construction":

It is an excellent article by a genuine Architect who understands the fallacy of the insistence of cost per sq. feet concept by the customers. It is an eye-opener really. Thanks a lot.
Sundararajan

My reply

Thank you Sundararajan for your encouraging comments.

Construction of House In two cents of land

Quote

Anonymous has left a new comment on your post "Queries and replies-House Design and construction":

Hello sir,
Is it possible to construct a house within 2 cents of land?

My reply

Cents is only area of the land and it does not give any idea on frontage and depth of plot.If these dimensions are good enough,Construction of house in 2 cents of land is possible.But the design will have to be within the limitations of the plot.

Concrete mixing

Quote

Sir, i saw your website.I understood some details of concrete. I wish
to know about all the details of concrete mixing,proportions, steel
laying and curing.

My residence at Kollam(not coastal area).

Thanking you in anticipation.

Prakash
Kollam

My reply

How can I teach you all those by a blog entry.? I have explained on various aspects of house construction in a simple non technical language in my blogs.To know more about the technology you have to be professionally trained.

Replies to your queries#Architecture

2011-09-11T05:19:00.001-07:00

House with limited Budget

Hello sir, I am Riyas, am planning to build a low cost house on my village(at Trivandrum). so could u please send me a plan for that. my budget should not exceed 10-12 lakhs..
please mail me if possible with

My reply

Have already mailed detailed reply to you.Without understanding your requirements for the house and site conditions,I cannot simply send a plan with a price tag of Rs.12 lakhs.House construction is not that simple as buying something from a shop.

House with Rs.5 lakhs budget

I am Paul , a teacher in Maldives, from Pulpally, Wayanad.

I would like to construct a house in Pulpally. How can you help me? My estimate amount is 5 lakh maximum. Recently I saw a house photo in Malayala Manorama, Veedu, which says the total construction cost is 4.5 lakh.

Can you help me how to do all these things? Please email me details

Paul from Maldives.

My reply

It is possible to build a house costing even less than Rs.5 lakhs.But you cannot have all facilities and features of a costly house.Studying your requirements and site conditions is the starting point of developing the house design

House at Kanyakumari

Hello sir Good day........My name is Ahil. I am a NRI , residing in Australia. My native is mondaikad which is located in kanyakumari district which is 60 kms from Trivandrum. I own a 60 cents square plot. I like to build my dream house in that plot..My requirements are the house should have a majestic look externally, double storied,reception area/sit outs,4 bedrooms,kitchen,hall,an office/study room, car stand for 2 cars, a small mini hall which can be used as a gymnasium....I am looking something around 4000 to 5000 sq. feet...

It would be very helpful and thankful to know whether u undertake projects in my native place and also give me an idea about the cost for building such a house...Is it possible to finish total works including landscaping, interiors within 50 to 60 lacs.......

My reply

Yes.We can design and build your house at Kanyakumari.Mailing you details

Design of House at Hyderabad

Dear Mr. Thomas,

I have come to know about on the Internet. My brother-in-law is in the process of constructing a house in Jubilee Hills, a prime residential Locality in Hyderabad. Land area is 750 sq yds. Family size is :

One Couple

One Married daughter

One studying son- 11 th Std

Mother

Profession : Rly contractor

Probable requirements:

Home office to accommodate 6 people including the Director with wash rooms

Provision for Maid & Driver with families including wash rooms

Puja Room, Dry kitchen with informal dining& wet kitchen, Breakfast corner, utilities, wash area

Formal Dining, Living, Home Gym, Home Theatre, Bar/ Entertainment / library area+ powder rooms for relevant areas

One Master Bedroom with attached bath ( Shower, Toilet, wash Basins), walking closets + 3 more bedrooms with attached baths, Lift for the house. Open balconies , Terraces ,greenery, Water bodies must.

You can plan an office , Maids+drivers accommodation, 3-4 cars parking , below the ground level.

Ground floor: Puja, Kitchens, Dining, Master bedroom + Bedroom for Mother on the ground floor

1 st floor: Remaining things can be planned.

House to be as per vasthu.

I would like to discuss with you . Pl mail me your Hand No and your convenient time to discuss . Once I receive communication from you I shall send you the Plots Plan along with dimensions . I am accessible via Videoconference. I can send you the exclusive link and we can get connected and discuss in detail.

Look forward to your response.

Best regards

Ashok R Vantair

CEO & MD

CEXO International

America,Canada, Australia & India

My reply

I can design the house and provide detailed drawings and act as consultant during the execution of work including occasional visit to site

Selecting plot for buying land

Your blog http://kerala-architects.blogspot.com/ is very useful especially for people like us who have no idea about design, construction etc. I sincerely appreciate your efforts.

I am really surprised to see the professionalism of your office and appreciate it. Thanks for the reply. Last few days I am in your web reading all the queries and replied. I hope i will meet some one soon who used your services.

I am from Palakkad. We have a plan to buy a plot there mostly this month. As the price cross lakhs we can afford to buy 5 to 10 cents only. Kindly suggest me what all I have to keep in mind when I select a plot. What kind of plot we have to opt if we have to spare 5 cents aside when we construct a house in 10 cents of land. Shall we opt for a paddy field if the location is good? I heard filling can affect the budget if we opt such land. Our plan is build a simple but elegant home within our limited budget.

Shameed

My reply

Just log in to our website,

www.keralaarchitecture.com

Click on architectural guidance.You will get all details.Before you finalise plot,it will be better if you can call me or somebody equally qualified and experienced to check the plot and its suitability for house construction

HOUSE IN USA

Dear Mr. Thomas:

I happened upon your blog in a search for split-face concrete block architects.

I wish to construct a very small, 22 feet by 30 feet "castle keep" home in Missouri, USA from split-face concrete block. (Please see attached photos for the general idea).

The roof would be a simple colored metal steep shed roof--only visible from the back of the house lot, though its incline would be inexpensive to construct
as a design and it would repel rain and snow easily. Thus, the back wall would be significantly lower to support the lower end of the shed roof.

If you might have time for such a small project, kindly apprise me.

Thank You.

Sincerely,
Paul Cobb
North Dakota,
USA

My reply

I can design your house in USA and provide you with complete architectural/structural drawings and instructions during construction.

To start with we will have to prepare a Basic Plan of the house.For this you have to tell me what all facilities,living spaces you need in the house.Can you also tell me which direction house will be facing?

Once I prepare this Basic Plan that drawing can be a starting point for our discussions

Architecture-queries and replies

2011-09-10T09:29:00.001-07:00

FERROCEMENT CONSTRUCTION

got your mail id from your web site http://kerala-architects.blogspot.com..

I would like to construct my new house with Ferro- Cement technology..Sir, could you please help me to find someone who does this work in Cochin,(North Paravur) area..

Expecting your valuable reply soon

Sreekanth S

My reply

Theoretically yes.Possible.But in Cochin area those who do Ferro cement work take up only septic tank and water tank work.Unless you have workers skilled in doing Ferro cement work,you can not do construction of your house with Ferro cement walls

HOUSE IN CHENNAI

Dear Mr.Thomas,

I live in Chennai and I wish to have a house plan based on vasthu principles. Your blog seems to be quite impressive and contains straight forward views.

I would like to have G +1 plan for my east facing plot. Find enclosed one page pdf document containing sketch of my plot. Preferred dimension of the built up area is depicted on the attached sketch.

Awaiting your reply.

Azhagunambi

My reply

Yes. I can do the design and follow up drawings for execution of the work

Construction methodology

Dear Mr. Thomas,
I am Binu from 'Thottilpalam, 50 km away from Calicut. I am planning to build a house suitable for a middle class family. Two years before I had purchased 22 cent land suitable for constructing a house. This land has road access (for lorry) and it faces towards west. I am searching for a good contractor capable to build a quality house and I wish to maintain quality from foundation to till the finishing. I am working in Qatar as a workshop supervisor in a construction company. I have limited knowledge about building construction and as I have strong desire for building a house, in Qatar also I used to watch the way a building / house is constructing here. Here it is the normal practice that for constructing even a single storey house the foundation is built with reinforced concrete and after that concrete pillars and roof slab on it so that the concrete bricks using for walls will not get the weight of roof slab. But in Kerala, the normal practice is that pillars are minimized in houses and the foundation is constructing with rocks. I would like to know your opinion in this matter.

It would be helpful for me if you could provide your valuable suggestion for constructing a house. If it is possible to construct a house in my area by your firm, please let me know the approximate amount for it.

BINU

My reply

In most of the Kerala landscape,we have laterite or stable soil strata.That is why we prefer to go for less costly Rubble foundation and brick walls which carry weight of roof instead of column beam structure.In places where the soil condition is not that good,even in Kerala we go for pile foundation and column beam structure

VASTHU CLARIFICATION

I have a plan for the house in West direction, designed by an
engineer. The car porch comes at the south west corner partially
projecting to west and partially cut into the south west corner of the
house. A Vasthu consultant told me that it is not vasthu complaint for
the car porch to be there. That vacant portion at kannimoola will
cause lot of trouble for the inhabitants.

I have attached the plan.

Could you please comment on this. Thanks in advance for your valuable
suggestion.

Mathew.

My reply

That is not even a proper plan of the house.It has Vasthu,Architectural and structural Engineering defects.

Some of the defects noted in the plan sent are the following

1.As per Vasthu for a West facing house,car porch and gate should come at North half of the front side of the house.Main door also should come at North side.More towards north better.

2.Kitchen should come at Agni Konam(South east).Bed room at South East will be harmful to those who stay in that room.

3.Master bed room should come at South West.

4.Spiral stair case will be costly,it will take more space and is no more in present day trend.Putting stair case at Front Living room will adversely affect your privacy as every person coming from first floor will have to move inside house visible to guests.

5.Dining space is completely dark.Even living room has lesser light.

6.Dining is too small and work area is too big.

7.As per Vasthu toilet at South east corner and North east corner is harmful

If you want me to re design the plan,please let me know

Construction while working abroad

Hello,

I have a plot in Polaythodu, Kollam which has 23 cents of land.

I wish to make a house similar to the one you have constructed, which was shown on your website a 3 bedroom house.

I am abroad at this moment so could you please tell me if you will be able to construct a house for us?

How you will be able to construct a new house for us whilst we are abroad?

Also, how long will it take, the cost?

GINA HANE

My reply

We can design and build your house in your absence.You will get complete details by email periodically and also you can even see construction going on at your site through a blog specifically for your sites with pictures of work going on periodically posted.

So it will be as good as you are present here in Kerala physically.Being professionals qualified and experienced in the art of building houses,you can get the best at the least cost

Kerala House construction-Queries and replies

2011-08-15T05:59:00.001-07:00

HOUSE AT HYDERABAD

Dear Mr. Thomas

I have seen & read few articles that you have hosted on web. Drawing some inspiration from that, I thought it may be a good idea to share & take your advice on the house that I plan to construct in Hyderabad. Based on that, I am attaching Architect's brief for the Duplex villa that I would like to construct in Hyderabad. I have tried my best to put all what came into my mind & the key requirements for the project. Kindly take care of all these parameters while designing the house. As mentioned in my brief, would like to have a exclusive beautiful house which has a blend of traditional Kerala architecture & Modern style architecture.

Would suggest you to mail me few elevations which showcases Modern Architecture & traditional Kerala architecture, where in I could discuss the same with my family & then give you a creative brief of what we would like you to develop. Layout requirements are detailed in the attached note. Do revert back to me with your terms & the process to take this fwd.
In case you need any further inputs / clarification, please revert back to me (or) call me on my cell

Regards,
Thomas Ninan
Muscat – Oman

My reply

To start with I require details on house you are looking for,your needs ,dreams including your limitations if any.Once I get details on the plot,I can start developing plan for your house.

With the initial design developed we will have to discuss and arrive at a final plan.From there onwards we go systematically to make your dream house a reality.

BUYING A READY BUILT VILLA OR CONSTRUCTION IN KERALA

Dear Thomas,

Hope you are doing good!

I am planning to build a house but I am worried about that! could you please advice me ?
Buying a villa or building a house which is more good? I have plan for buy good second hand house also

my requirements:

2 storey 2000 to 2500 sq. ft..
normal woods for windows and doors
vitrified tiles in main areas
medium quality sanitary high quality electrical wiring and accessories
high quality paints inside and outside

can I get similar villas in the same expense of building a new home?

Sibi George,

My reply

Buying a ready built house is simply foolishness in Kerala conditions due to following reasons:

1.To increase profit ,construction by sellers will naturally be of lowest quality without bothering about following Engineering standards

2.Seller normally sells the house taking much higher profit

3.Your requirements for the house may not suit house available for buying

HOUSE AT CHENNAI

Hi,

I am Tharanitharan from Chennai. I plan to construct a house in Chennai.
Could you please provide me the complete plan of the house for Elevation shown in your blog and this will
give me some idea to proceed further.

Regards
Tharani

My reply

It will be better to design plan of the house suited to your plot rather than taking plan of the house whose Elevation is given in our blog

SLOPING PLOT LEVEL

Dear Thomas Sir,

I read your article on foundation at your blog and liked it. Can u pls answer my doubt..

We have a site of 28X26 meters size. The site is not level and slope is about 5ft from the front portion to back of the site?

Is there any method other than filling the site with soil and putting a retaining wall at the back end boundary??

Idea of giving few steps inside the house is ruled out.

Niyas

My reply

As it is a gradual slope,it can be straightened while doing rubble foundation.That is better and cheaper.At the back end boundary if you do not want a retaining wall,you can leave a slope from foundation level of house to back end of boundary.

HAVING PROBLEM WITH THE DESIGN OF HOUSE

Dear Mr. VH Thomas,

I am S P Manoharan who is working in Indonesia. I want to construct a house in my native place Alleppey. I got the house plan made by my engineer and it is attached herewith. With the normal stair case I can not have attached bath room in the first floor master bed room. The dimensions of room can not be changed as they are all agreed by my Vasthu Namboothiri.

he bottom bath room dimension can be altered. Can you please send me an offer with a wooden (Teak) spiral case so that my dining room area is not much affected. Please send me the drawing incorporated with the staircase to first floor.

S P Manoharan

My reply

Only option is to redesign the house.For that I need to know outer dimensions of the plot(all four sides),directions and position of roads.

Plan prepared by anybody for a particular plot will not be the same.Better qualifications and experience can make a lot of difference

After the design of revised plan,you can show it to your Namboodiri to check Chuttalavu Vasthu which is a practice followed only in Kerala by old Asaris.If you need proper Vasthu compliance,I can do it on my own.

VILLA IN MUMBAI

Hi Thomas

need to know if you can help with house in Mumbai, planning to build a weekend home on the outskirt of Mumbai, river touch plot about 23karea, I have sort of managed to plan the look and feel of the house but not satisfied with the roof of the house.

you based in Kerala and my project is based on the outskirt of Mumbai,don’t know how well it will work, anyhow I am giving you the brief of what I am looking at and also attaching some plan which I have already worked on.

Will you be able to help with the same ?

Rajan Pillai

V.P Leasing

My reply

Why not in Mumbai or for that matter anywhere in the world?

After going through what you have sent to me I would like to comment as follows:

1.It appears that you have purchased a plot in a Villa Project

2.It is not clear whether you are free to design Villa as per your likes by your own Architect or the promoters have their own Architect designing villas to give villas in the project similar appearance.

3.Do you already have a Basic Plan of the villa designed?If so send it to me in pdf format

4.What you have sent me in pdf format is two dimensional Elevation of the Villa which is not impressive or professional looking

5.To start with I can improve upon the plan (if you have one) or design plan of the villa fresh with your requirements/desires for the house as input

6.I need to know outer dimensions of all four sides of the plot and also direction to which house will be facing.Also I need to know where all roads come near the plot

Plan comes first.Elevation comes next.But we can give you a professional Elevation which will have almost photo quality

Now it is your turn to respond

LOW COST HOUSE

Dear Sir,

I am Ajay Nair from Palakkad, Ottapalam, Kerala. I am currently working in Saudi Arabia. I have a plan to relocate from my native village in Palakkad to somewhere else. So I am searching for good ready made homes as well as the possibility to build a home in cheap budget. My budget ranges between 5 lakh-10lakh. I prefer to have a home with one floor where two average sized be rooms with attached bathrooms, a kitchen and a drawing room cum dining hall are available. Some variations can be made from this view. I came to know about a cheaper European style Eco-friendly homes lying between my budget range. I would like to know about that. Also i would like to see the possibility of "temple top" or "taravadu" model homes, but small area. I don't need a wide space also. So please check the possibilities of this and let me know the status whatever may be the answer. You can tell me if it is not possible also. I have attached two snaps along with this mail which I got from one of my friend. It seems good for my concept of "temple top" or "taravadu" model homes.

Waiting for your early reply.

Ajay Nair

My reply

Buying ready built house will not be cheap.In fact it will cost much more than building a new house and you will get a low quality construction as seller is primarily interested in profit only.

Two bed room attached house even with a bit small room sizes will be at least 800 sft if you build in a single floor.With present cost it may cost about Rs.12 lakhs and as you intend to construct in future cost can only go up.If you do not have land,land cost will come in addition.

Plan for a house prepared by any one will not be the same

Quality of design depends to a large extent on the professional training and exposure obtained through experience.

Basic Plan of the house is the most important and critical element of house building

A well designed plan prepared by a qualified professional with experience can save you lakhs of rupees and it can provide you better facilities within your budget.

So simply trying to save few thousands of rupees towards design can put you in to greater trouble which you will be able to understand at least to a lesser extent only after construction of house is over and at that stage you cannot correct it even if you spend any amount of money.

Now you tell me whether you need us to design your house

Cost of construction of your house to be built cannot be predicted by any one.Contractors may tell attractive figures just to get work knowing very well that you cannot do anything other than agreeing to their revised demands after work starts and even on engineering and quality of construction a non professional contractor may do any compromise simply to increase or protect his profit

RENOVATION OF EXISTING HOUSE

Hi Mr. Thomas,

I found your e-mail Id on one of the housing construction blog and would like to understand few things from you.

My parents are thinking of renovating our ancestral home, which is situated in a village near Trichur, Kerala. While I understand the quote greatly vary depending on the type of contractor, the current rate from one of the local contractor is Rs. 1800 per sq.ft. This quote is only for renovation and doesn't include foundational work. As my parents and family do not stay there and have little knowledge about the current construction cost,your input/suggestion will be valuable. What is the general range of construction cost per.sq. ft. for renovation or for a new construction. Honestly, I don't want my parents to be fooled by anyone.

Thank you so much!! Looking forward to hear from you.

Ranjini

My reply

Getting quotation from contractors and fixing up lowest bidder is not going to get you quality professional construction of house with proper guidance and assistance to achieve the best without some one pilfering your money.For that you require not a contractor but professionals like us

Elevation for 3000 sft 4 Bed house at Thoppumpady,Cochin

2011-08-04T02:14:00.001-07:00

Three dimensional Elevation for Four bed attached house at Thoppumpady,Cochin for NRI

Those who are interested in getting plan and other details for the house,write to

vhthomas@viruvelil.com

Replies to queries-House construction

2011-07-31T19:59:00.001-07:00

A PLAN FOR HOUSE

Query

Dear Thomas,

I have gone through some of your blogs and thought of sending u an email.

We are planning to build a one storey Kerala house with verandahs with 3 bedroom and 2 attached and 1 common bathroom kitchen and a hall in 16 cent of land in our village,

our budget is around 12 to 15 lakhs. Please help me with your valuable suggestion

on its possibility. if u could just sketch a rough plan it will be more helpful.

Thanks a lot.

Meenu

My reply

You have not even told where you intend to construct house.16 cents of land simply gives an idea on area of land.For a house to be planned I need to know how much road frontage plot has,where is the road,directions,terrain of land and much more

Plan of the house is specifically designed to suit your requirements,budget,site measurements and site conditions.Any plan made for house for any one will not simply suit you.Three bed room house in single story may have an area of about 1300 to 1500 sft with usual common facilities.Even with present cost of construction,it will not be possible to complete such a house within Rs.15 lakhs.The more you delay construction,more will be the cost

I have sent detailed mail on what all you should know and do to start constructing a house to you

Wooden flooring

What is your opinion about laminate wood flooring?

(Through blog comment)

My reply

Wooden flooring is not costly compared to granite flooring.It is more environment friendly.You can comfortably sleep on the floor and walk without having to worry about negative effects of walking on artificial flooring material.But you will have to keep the floor neat without rubbing it with wet cloth.Wet cloth will damage wood in the long run

Licensee certifying for submission drawings to local authority

you said that architects, licensed engineers or super visors can approve a plan. can you please mention who all include in this category

(Through Blog comment)

My reply

For obtaining Building permit/approved plan from local authority in Kerala,you have to submit application and submission drawings as per rules duly filled and counter signed by a Licensed Engineer/Architect/supervisor having registration of license with Dept. of Urban affairs,Kerala.State

Dream House for NRI at Kannur

Query

Hi I am Céline live in UK.planning to build a house back in Kerala in my home town.while I was going through the construction company my eyes got caught on yours.

hope you will be able to help me.

our place name is Pachani in Kannur.It is a small place ,the area we are planning to build is a flat plot about an acre in between 2 small hills.its a lovely place.

I am looking to build a house within 2800sqft area.5 bed room house,2 bed room down stairs and 3 up.looking forward to see different models please.I am desperate so please do help me.thanks.

waiting to hear from u.

Céline Scaria

My reply

You do not have to be desperate

I can convert your dreams in to reality with professional care,guidance and assistance

I will have to first visit site where the house has to come up to study site conditions and to make myself familiar with site and surroundings so that I can dream your future house better and check Vasthu aspects for the plot so that a Vasthu compliant design can be developed

You will have to write to me in detail what all you hope to have in the house and your dreams for the house.

Construction of house using Ferro cement

Query

Dear Mr. Thomas,

I came across your website on Ferro cement construction. I retired as Chief Gen. Manager, Cochin Shipyard and now stay at Ernakulum.

I require an additional room on the first floor of my residence and having gone through your website came to the conclusion that a Ferro cement construction would be the right option. Could you be of assistance please.

T J Cherian

My reply

A Ferro cement construction will be good.But right now in and around Cochin there is only one some what reliable company doing just Ferro cement septic tanks and under ground water tanks.Due to lack of competition,they are not much customer friendly to do custom built Ferro cement building parts

So option before you will be to do the construction of one extra room with solid block concrete bricks.

My replies to your queries

2011-07-27T09:17:00.001-07:00

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

2011-07-26T21:31:00.001-07:00

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

2011-07-21T09:41:00.001-07:00

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

2011-07-18T07:51:00.001-07:00

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

2011-07-16T23:21:00.001-07:00

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

2011-07-12T05:53:00.001-07:00

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

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

2011-07-08T03:42:00.001-07:00

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

Answers to queries

2011-07-07T09:50:00.001-07:00

NEW HOUSE CONSTRUCTION

Query

hi sir,

My name is prince and I am working in air force.I would like to make an independent house of around 1000- 1500 sq. feet.my budget is 12 to 15 lac.I am planning to make this house next year beginning.please provide me the instructions.

prince

My reply

You have to tell me the following:

1.Where do you intend to construct house?

2.Square feet plinth area of the house will be known only after your Architect designs your house plan suited to your site conditions,your needs and possible budget.So tell me what all you need in the house and what all you hope to have in the house.

I am copying below our standard Introductory mail which will give you a fair idea on how to go about designing and building a house.

Query

Hi,

I have a plot at Cherai ( about 2 km from beach ). its about 28 cents. I plan to build a traditional Indian home there.
am currently studying in USA, but is at Vypeen ( cochin ), for about a couple of weeks. I wish to know how you will be able to help me.

I might not be open for visiting the plot, cause i wish to keep the plot and the neighbours from being disturbed. that could be done only when everything is fixed.

Yours Sincerely,
Arun Kannanganat

My reply

Ok.I do not have to visit plot.You can send me plot dimensions,position of roads nearby and directions.Also write to me in detail on what all you need in the house

Query

Dear Mr. Viruvelil,

I have a 06 cent corner plot in Kakkanad facing South with a bell mouth on south west and I would like to build a 2200 sq. ft. house with following features,

Car Porch on east south

Sit out

Kitchen 4*4.25m on south east behind car porch

4 bed rooms with attached toilets ( 4*4.25m) ( Toilet 2*1.5m)

a common toilet under Stairs

1 Hall ( 6*5m) south west

1 dining ( 5*5 m) North East

Balcony and Open terrace on South west

Please find attached sketch of plot, a rough plan drawn by me, preferred pictures of house.

Is it sense to give contract to a local contractor..

Please help me to build beautiful simple house to meet my budget avoiding costly extra works.

Kind Regards

Biju Antony

My reply

I will look at drawings and details sent by you and will reply in detail later

If you want to build your house at Kakanad,why don't you think of giving us entire work from design to completion of house?

REMODELLING EXISTING HOUSE

Query

Dear Thomas,

Happened to see you blog. Definitely you are giving very valuable information for people like us, who are planning to build houses. I have a 7.5 cent rectangular plot in Peyad, Trivandrum with a 30 year old tiled house. I would like to demolish that house to build a house of around 2000 sft. In order to make an estimate I prefer you to visit the plot during my next vacation ( after 1 month- at present I am in Dubai).

Please let me know your charges for the visit/consultation.

Regards

L.S.Pillai

My reply

I can visit your site study site conditions,take measurements and provide you a plan of the modified house to start working on your desire to remodel your existing house

From there ,I will guide you step by step to convert your existing house to a better house with more facilities and modern look with all it's old glory retained

Kindly indicate your possible period of visit in advance for me to confirm date of my visit to your plot,as I cannot commit a date of visit on short notice

House Construction-Queries

2011-07-04T05:04:00.001-07:00

SMALL HOUSE NEAR CHERAI

Query

I am Mr Vijay Chacko and owns a small plot around Cherai beach (about 6cents)

I am thinking of constructing a small house on it may be about 1600sq feet.

So needed the help of an architect who can guide me with the process

in terms of making an ecofriendly and cost effective place.As i got your mail id from the net and went through your other projects thought

ill check whether you can help me with it Do revert back

Vijay Chacko

My reply

It is exactly for helping people like you,we are in business.You will have to write in detail about what all you hope to have in the house including your wildest dreams for the house

Our job is to convert your dreams in to reality while trying to keep cost of construction to the essential level.In short we want to give you the best at least cost without wasting any built up space ,providing maximum space utilisation

I will have to first visit site to study site conditions,then discuss in detail with you about your needs for the house and then proceed systematically advising you on every step of construction and design of the house

APARTMENT CONSTRUCTION AT CALICUT

Query

I am negotiating on a site near Calicut Beach at Kerala around 100 * 100 i.e 24 cents and looking to construct flats on that
Do i have to create a construction company for that or can i do it in my proprietor concern
what else papers we need in Kerala
how many FSI or Floor area can be constructed and at what cost approx. with the best of facility and all modern amenities like 2 lifts landscape fire safety sewage treatment paper works getting plan approval etc..
please guide and send me details on further discussions
AJAY NAHAR
MANAGING DIRECTOR,AJAY INVESTMENTS
CHENNAI

My reply

About starting a construction company or accounting it in your proprietary concern are matters to be decided by you in consultation with your lawyer and Chartered accountant.But with my limited knowledge I can tell that it will be better to have at least a private limited company formed for construction related business as it will limit your liabilities which the company may make while operating construction activities

For proceeding on design and construction,I will mail you details

House Construction-Answers for your queries

2011-07-04T03:29:00.001-07:00

PLINTH AREA CALCULATIONS

Query

Hi Thomas,

Just today only I came to know about you and It was my bad luck. I already stated to build a house with 3500 sq. ft. Kottekkad Trichur. Normal house for a big family including myself and my family, my parents and my two brothers & their family. Now plastering over. As it was in a small village, I have given to a local contractor.

Please let me know will car porch, sit out and balcony be calculated as full built up area. I do not have any idea about the sq. ft calculation. Attaching my plan drawing. Please help me to get correct sq.ft....please help.

Thanks & Regards,

Jeevan

My reply

You have reached only up to plastering.After this stage you require more assistance and guidance from a professional.

It will be good if I can visit your site

After completing structure and plastering work, you require continuous guidance from a qualified and well-experienced Architect

You need advice and guidance of a qualified and experienced person to know various options available to you, latest trends and ways and means to decrease cost while improving utility and appearance of the building.

Look at some of the pending works

1. Putty finish for walls and painting

2. Flooring and toilet wall/floor tile laying with latest trend designs/patterns

3. Plumbing and sanitary works

4. Electrical wiring and fittings

5. Interior woodwork like modular Kitchen, cupboards and Interior lay out design

6. Furniture work with woodcarving

8. Land scape design, arrangements and much more

We can undertake these after structure work anywhere in Kerala by providing professional guidance and expert workers

Each contractor has his on method of calculating plinth area of the house based on his understanding with the client.It is for him to say whether he considers car porch,Sit out and Balcony which have lesser cost input to be considered at par with other areas of house when costing based on plinth area has to be considered.If required we can visit site, take measurements and using computerised Auto CAD software tell you exact plinth area of the building

MODIFYING EXISTING BUILDING

Query

Hi Thomas,

This is Neethu Thomas from Bangalore.

I have spoken to you today.

Could you please let me know the details (Plans and Tariff) for re innovation of an existing house.

Thanks for your help and time.

Neethu Thomas

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

HOW TO FIX CONTRACTOR PAYMENTS FOR HOUSE CONSTRUCTION

Query

how can i calculate cost of work to be paid to contractor?

My reply

First of all,you have to get a qualified/experienced Architect to guide you on design and construction of house.
He will guide you on how terms of contract can be fixed with your contractor

Question,answer session again

2011-07-03T08:23:00.001-07:00

CONCRETE DOOR WINDOW FRAMES

Query

Dear Thomas

I am very much interested to read your replies for others queries. I am building a house at Trichur and it is around 2500 square feet. Foundation is completed and now the next stage is to fix door frames. I live in Canada and visit Kerala only for 15 days in two years. My contractor says that if we fix wooden door frames there will be ants problems in future and wood can be easily destroyed and my contractor prefer to fix concrete door frames. Is it advisable to fix concrete door frames instead of wooden frames. I read a review about concrete door frames that it is very difficult to put the hinges and door won't be closed properly..

Your advice regarding this will be highly appreciated

Matri

My reply

It is not wise to design and build your house without active involvement of a qualified experienced Architect ,simply relying on advices of a contractor for whom commercial interests are more important and naturally he may misguide you on many matters related to construction to safeguard his own interests.

If you can send me pdf copy of plan of your house I can comment on the plan without any charges.I can also take up role of professional consultant for the building construction.

If concrete frames are properly manufactured with all technical requirements properly met,it can save money.Good wood will not get deteriorated as he says.Contractors usually use bad wood to increase their profit

Most of the concrete frame manufacturers do it with very little quality considerations and hence I will not advice you on using it except in case quality is certified by a qualified professional

POSSIBLE COST OF CONSTRUCTION

Query

Hi Thomas,

I saw your blogs quite interesting (few are my dream taste in fact) quite interested to know few things for a house which I may need to build in Trivandrum. I am working for Emirates group in Dubai.

Planning to build 3000 sq. in 2 floors for rental purpose. Will not be staying in Trivandrum for at least 5 more years. I have land 10.5 cents and have a very huge tree (Anjili) so no need to buy wood I guess. Again how much will it cost if I want to build a good house for this purpose 2 floor , 3 bedroom each floor attached.

I know its hard for you to say, but sorry I am worried to jump if it doesn't fit my pocket.

Appreciate if can kindly advice what the techniques to reduce cost. Some of my friends told me that going for a normal bathroom fitting and modular kitchen will reduce the price.

Neena

My reply

With the present cost indications house may cost around Rs.60 Lakhs.But as price of all inputs keep going up almost everyday,by the time you complete the house it can only go up.This cost figure is just a guess

There is no point in postponing construction of house even for a day . Waiting for money to reach you in sufficient quantity to start construction is simply foolish as tomorrow you may not have the funds required even to start construction with the rate of cost increases

Even if you have funds for foundation work,do it now and never postpone.

First and foremost technique to reduce cost of construction is to get proper professional guidance right from beginning of design till final completion.Even people who have constructed one house say that he knows everything about house construction and will be willing to give free advice to any one.

After building directly more than 200 houses and acting as designer and consultant for many more buildings,I still learn more with each new project.When you get my services you not only get benefits of my expertise and awareness of latest technology inputs in the field,but also benefits of my rich experience

So simply do not go to some one who will give you a plan of the house free.That free design will drain your money in lakhs and the inconveniences and wastages of house thus built cannot be corrected or wished away later however hard you may try.

Make sure you get services of the best professional in the field.His fees will not be a loss for you as he will give you a better house at much lower cost than what you expect

Queries and replies

2011-07-01T03:18:00.001-07:00

HOUSE AT KANNUR

Quote

Myself Shameem, from Kannur, Kerala, presently residing in Saudi Arabia(NRI). thru website we happened to know your works and much interested as I am presently looking forward to design house for my family

Presently we have a plot of 35 plus cents and wish to utilize 22 cents of it for the residential building and landscape.

Kindly requested to support me. Please give your proposal& terms in two options

Option One : With initial drawing, elevation, work drawings,structural drawings, 3D, fabrication details, electrical, plumbing, wood works,finishing works, flooring, Landscape details, Centering layout, Bill of Quantities;

Option two : With initial drawing, elevation, work drawings,structural drawings, 3D, fabrication details, electrical, plumbing, wood works,finishing works, flooring, Landscape details, Centering layout, Bill of Quantities; Selection of materials, Selection of contractor/s, periodic visits or work check, progress, guidelines & support, check if building is as per Architectural drawings, post construction including interior design,development of interior layouts

By July4, 2011 I will be Kannur and will meet you. Prior to this need an indicative proposal from you in order to plan our program initially.Thank you and look forward to your indicative proposal as detailed

Shameem Mohammed

My reply

From beginning to end of construction of house we guide you,advise you provide you drawings,instructions,guide workers and take you slowly to your dream house

First step is design of the house.For this I will prefer to visit your site and study site conditions.Even without site conditions plan of the house can be prepared.But for better results,I need to visualise your future house in the plot.For this a site visit will help a lot.

Instead of going for all details initially itself let us go step by step.First and foremost is getting a good plan of the house.Once that is done more than half of your problem is solved

FALL OUT OF APPLE-CONSTRUCTING APARTMENT FOR SELF AND FRIENDS

Query

My name is Mani Kuttan currently working in Saudi Arabia. I have a piece of land measuring 11 Cents (to be on safe side take 10) near Trissur Swaraj Round. May I know whether I can build 6 apartments in three floors in that plot, with an average area of 1300/1400 SQFT each apartment

The idea is to own one flat and sell the remaining to my friends who are ready to take it. Initially my friends wanted to buy flats from some builders but after the “Apple A day” they changed their idea and pushing me to construct an apartment. My idea was to sell the land but with this in mind I am looking for an a

I am looking for a professional who can assist me to accomplish this dream as I do not have any one to help back in Kerala. I am coming for a one-month vacation from 28 July 2011 and would like to meet you in person. It all depends whether I can construct a G+2 building with 6 apartment within this 10 cents of land. The land is situated at 2.25 Km from Swaraj Round and falls within the Trissur Municipal Area, approach road has a width of 3meter. If it is possible, please let me know your charges and bank account details to pay the fee for your consultation.

My reply

Six apartments in land of 11 cents do not look workable.I can visit site and then we can start working on it.I think one apartment each at each floor along with common facilities including car parking can be done

Any way it is a good idea to have your own apartments specially designed and built for you by a professional agency like us instead of booking for an apartment through apartment builders and finally loosing entire money paid as advance,without getting anything in return

House design and construction-Queries and replies

2011-06-30T20:06:00.001-07:00

VILLA PROJECT

Query

Hello Thomas,

I am NRI having some land near Kaduthuruthy,Kerala. I like to make 3 to 4 small to medium size houses in that land. if you are available for a consultation please send me a replay.

Regards,

Joseph C.K

New York, USA.

My reply

Basically such a project require careful planning and professional involvement from beginning to end.

I will have to first visit site and study site conditions.You will have to send me copies of land sketch and also what all you plan to have in a typical Villa.Also you have to tell me type of budget you plan to have for each Villa

BUILDER ATTEMPTING TO CHEAT?

Query

Hi Thomas,

I am about to start constructing a home on 21 cents land. The builder I consulted let me know that car porch, sit out and balcony will be calculated as full built up area. I am not so convinced and would to get your opinion on it. Now my plan was to build a 2000 sq. feet home. He says as per his calculation it would come to around 2350 sq. ft. Is he trying to cheat me? Kindly let me know.

I would like to use your service for landscaping too.

Regards,

Shaji

My reply

First of all do not simply rely on whatever a builder says.Before starting construction of your house get a professional design from a qualified and experienced Architect

Once you have a professional design finalised you can also get a detailed Engineering Estimate from the Architect which will give you a fair idea on cost of construction expected.With these basic data you can negotiate with a builder for better terms with the assistance and guidance of the Architect

In case you are interested in having our services we can help you from design to completion of building

SANCTION FOR VILLA PROJECT AND DEVELOPMENT OF PLOT

Query

Dear sir,

I visit your site Kerala architecture.com and I try to post a comment and I couldn't. That is why I am sending
this mail to you. I am Sajikumar working in Kuwait. I am going to purchase a seven cents house plot in panchayath
area TVM district. Total 25 house plots are included (almost 200 cents) in that land.This land is 150 meter far from MC road.
4 meter width road is connected to all plots. But I heard 8 meter width road and waste dumping area should required, if more
than 5 house plots in one land. Otherwise panchayath will not give sanction for build a house in that area. Is it right? please advice me?
or from where I can get the right answer. I will expect your valuable reply.

Thanks & best regards
Sajikumar.

My reply

Before starting development of plot and division of land in to plots for construction of villas,developer has to obtain sanction from Regional Town planning authority who will have to approve division of plots with all mandatory facilities and common facilities.Check with your builder whether he has got such a sanction for plot development and obtain a copy of the sanction and verify it with the help of a professional Architect

At present there is no need for obtaining prior Building permit from Panchayath except in special grade Panchayaths.However Building rule provisions will have to be strictly adhered to.

Get professional assistance before you make any financial commitments.WE can assist you if you require our services

Design and Construction of house-Queries and replies

2011-06-30T04:29:00.001-07:00

PLAN OF THE HOUSE

Query

Dear Thomas Sir,

I am Johnson writing you from Dubai. I am in the very beginning stage of preparing a plan and happened to go through your blog.

An architectural firm from Trissur is working on my plan and they have just sent me the preliminary plan.I here by attaching the same . I would like to have your consultancy service for fixing a best & and a very cost effective plan for my plot.

My plot is in Puthuppally Kottayam Dist.Please advise me, How can we go ahead in accomplishing the above?

Johnson

My reply

On going through plan sent by you I could make out few defects in it.Some of them are the following:

1.For an East facing house both Gate and Car porch should come at Northern half of the frontage.Here car porch come at South side

2.For an east facing house,Kitchen can be at South East(Agni Konam) or in your case it will be better to go for the second option position of Kitchen,North West.North East is Esaana Konam which is ideal for Pooja room and well and not good for Kitchen

3.For a modern Kitchen Store is not required.It is a mere waste of space as Modular Kitchen will be designed to have storage space separately for each item used in Kitchen arranged in a manner convenient for house wife to reach for while working in Kitchen instead of old fashioned Store which is nothing more than a dumping place.

4.U shaped stair case is out dated and old fashioned.It leaves lot of un utilisable dark space below.Present trend is to convert Stair case in to a show piece with carefully designed cabinets underneath which can be used either as display place or storage space.Also Vasthu require climbing of stairs from West to East(In this case East to West)

5.At entry to house immediately after a small Foyer a wall comes blocking entry passage.It is highly inauspicious.

6.Toilet at South East corner is not good as per Vasthu

It will be better if I can visit your site and redesign the plan of the house

Basic Plan of the house will show positions and dimensions of rooms, other living spaces, doors and windows

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

Based on mutual discussions this plan prepared can be revised and reviewed and changes accepted by our experts can be incorporated in the plan.

This is the most important document for a house construction. A well-designed plan by a qualified professional with good experience in designing and building houses can give you better facilities, appearance and lesser cost of construction.

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

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

2. Vasthu aspects

3. Traditional Kerala Architecture features

4. Modern Architecture features

5. Structural Engineering aspects to reduce cost of construction

6. Kerala Building Rules

7. Features of site and surroundings

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

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

HOUSE CONSTRUCTION

Query

Hi Mr.Thomas,

Got your details from Kerala architecture.com.

Am planning to make a( traditional-modern mix) house in a small plot of land of 4 cent with in a budget of 7-10 lakhs.The land is reclaimed field in Anchal,Kollam.

i would like the house as small as possible with a hall ,kitchen and front room as ground floor and 3 bath attached shoe-cabinet type bed rooms on first floor(Some what studio-type).

Please advice

Sajith V Pillai.

My reply

What you have sent is not an Engineering or Architectural plan of the house

At best it can be treated as expression of your imagination about plan of your house

Building a normal house of three bed room with a budget of Rs.9 lakhs will be practically difficult.Even if you have only Rs.9 lakhs with you now it will be good to start construction now with a well designed plan of the house prepared by a qualified and experienced Architect.A good design of the house can save you lakhs of money and provide you better facilities with better space utilisation

As cost of all inputs of house construction keep going up everyday,it will be foolish to wait for having entire money estimated to reach you.Even if you can do only foundation of house now,do it now.Tomorrow will be costly.Housing loan is available without much difficulty now offering long term repayment options.If required we can help you on that also

Design and construction of house-Queries and replies

2011-06-25T00:17:00.001-07:00

Review of plan prepared

Quote

Dear Mr.Thomas,

Please find the floor plan, site plan and electrical markups and vasthu corrections (not much changes, except few sizing and over all area) ..

Hope and believe this will help you to review and give your valuable suggestions and guidance on the attached plans .Based on this we will proceed further to next stage of scheduling a site visit and further steps..

FYI – We like follow cost effective, natural/eco friendly but classic-traditional-elegant- approaches with innovative and modern techniques.

John.

My reply

On Vasthu,you seem to have consulted typical Kerala ashari who go by wrong ideas and Chuttalavu which has no mention in any of the authentic Vasthu books

Even positions of rooms they follow are different and wrong

For example South east is Agnikonam ideal place for Kitchen.North east is Esaana Konam ideal for Pooja room and well and definitely not good for Kitchen or Bed room

You have bed rooms at south west and North west which are good

For an East facing house,gate and car porch should come at North half.Here car porch comes at South.I do not understand why a passage is given from car porch to house

Even though bed room sizes are quite big,two bed rooms sharing one toilet with two separate doors is simply foolish and ridiculous.You could have added Dress and Toilet even by reducing Bed room dimensions thereby giving more utility to bed space

Lot of space is simply wasted and there is not enough space where it really require

I do not know why you require a stair from inside for a single floor house

Rest of the comments I can make after a site visit.

Clay tiles for floor and Hollow Blocks

Quote

Dear Thomas:

Happened to read your excellent informative blog and had questions - Clay Tiles and Clay hollow bricks.
I am yet to start my house construction. I live in Tripunithura.

Clay Tile Flooring
I was thinking about clay tiles for flooring and many folks discouraged me(same story - fungus, slippery etc). But after reading your blog, have some confidence.

http://www.kapindiatiles.com/flooring.htm
In this page, I liked the 2nd picture flooring. Is that clay tiles too?

Hollow bricks:
http://www.kapindiatiles.com/bricksforwalls.htm

Planned to do hollow bricks for my walls. Got discouraged when my contractor said anyone, especially robbers, can easily slit through exposed hollow bricks. Is this true?
Actually I was thinking of using hollow bricks and then plastering both sides. Would I still get the benefit of heat reduction if I use plastering ?
Also can I can cut down time as well as cement usage if I use clay hollow bricks instead of traditional bricks?

Pricing
If you can please give more details on following or provide a contact person and number, that would be helpful.

I would like to get more details on pricing and transportation etc..
I live in Tripunithura and from where can I get these tiles and hollow bricks? From Trichur, I guess?

Tiles:
What is cost per sf? What could be final cost(approximate) per s f including additional works required (acid wash, urethane etc.).
Also are skilled workers available? where are they located?

Hollow bricks:
My engineer says I need 20 inch walls. That said, what type of hollow bricks do I need? I also need roofing bricks.
Please give an idea of cost per block, transportation cost and details, availability, how soon you can ship to Tripunithura etc. After how many days can I get the bricks?

Please provide details or a contact person with number.

Thanks
Thomas

My reply

Clay tiles do not get fungus after proper polishing.Clay tiles laid on my office flat roof eight years back are still without any fungus.Clay tiles are not slippery like ceramic or vitrified tiles

What you have indicated are Kurudy clay tiles used for construction of walls and even as filler for roof concrete.There is no harm in it having hollow inside and no thief can open it easily.You can use these blocks or solid /hollow concrete blocks for construction of wall.Semi wire cut bricks though costly are better for construction of walls from the point of strength

Heat inside house can be reduced by better design by a well qualified experienced Architect who can design a house with better ventilation and easy flow of light and wind

Cost of tiles will have to be checked up with manufacturer/supplier

No body uses 20 inches wall for house construction.For load bearing walls 20 cm thickness is sufficient.For partition walls,10 cm walls can be used

Building Permit

Quote

Hello Mr. Thomas.

Thanks for allowing me to post a question. I am constructing a home in Kothamangalam that comes under Panchayat area. My home is just less than 3000 sq.ft. I am building only one floor and has some plans to build upstairs for rental in the future. So my questions are -

1) Do I get a separate building number for my upstairs unit? The stair case has direct access from outside as well as from the ground floor unit.

2) My Architect says that I need to leave 4 ft width for my stair case as per new regulations in cochin area (he is from cochin) when I make that as a passage to the rental unit. so he think it might get extended to panchayat sooner. But I am not happy giving almost 8 ft for stair case room. Do you think this will be an issue for me in the future?

3) If I don't get a separate number, then I don't need to worry about the staircase width rite? I don't need to give any approvals to rent out my upstairs unit if its part of same building number. Does it has any difficulty in getting a separate electricity connection and all?

4) If I get 2 building number for the same building, will I be avoiding the luxury tax (3000 sq.ft+)? <3000 for first unit and ~1000 sq.ft. for upstairs unit.

Please provide your valuable suggestions.

Thanks
Eldho

My reply

1.You can get a separate building no for upstairs if that is an independent dwelling unit.You will have to show ground and upper floors as separate dwelling units in completion plan or simply inform Panchayath accordingly if your house s under construction are in panchayath area

2.Outside stair can be kept in clearance space as per building rules and hence you do not have to leave extra space for it.

3.If you get a separate building no for both floors,you can get separate Electric connections

4.When you have two building no's panchayath tax will be less for both house units

House construction work after plastering(Interior works)

Quote

Dear Sir,

My house construction is going on in Changanacherry,Kottayam( dist.)now the plastering of walls is going on,this is a 2 storey building,I would like you to do interior design including kitchen and bed room cabinets,wardrobes etc.,please clarify the details you need from my side

hope to see an early reply

Regards

Krishna Kumar

My reply

We can take complete Interior work for the house which include following

1.Plumbing work with expert workers from Cochin with latest technology inputs

2.Electrical wiring again with our expert workers

3.Putty work before painting

4.Enamel painting/polishing/wall painting

5.Interior wood work like modular Kitchen,cupboards etc.

6.Furniture work with hand carving if required

7.Flooring and toilet wall/floor tile laying with latest trend designs/patterns

8.Landscaping work and any other related work

It will be beneficial to you if I can visit site,take measurements,assess work already done and suggest improvements and check vasthu compliance

Please send me plan of your house in pdf clearly marking directions and positions of roads

Right now we are doing similar work for another house at Changanassery for which work up to plastering was done by somebody else.Plumbing work is in progress there

House Construction in Kerala-Queries and replies

2011-06-08T02:44:00.001-07:00

COST Of BUILDING HOUSE

Quote

Dear sir,
I want to build a single story house consisting 100 Sq.ft. in Harippad Kerala. Please let me know approximate amount will be incurred only for building

My reply

For building a house first step is preparation of plan of house.Then using Engineering estimate method it will be possible to get approximate indication of cost

There is nothing like a square feet cost of construction.I have written a lot on this in my blogs.Read more

Assistance for Project work

Quote

Hello Thomas Viruvelil sir,

I am into my 5th year, B.Arch and I am a student from SPA Hyderabad.

Your work is interesting and of great help.

I am greatly interested to work on a Heritage Hotel, and I am doing my prelim. studies on this subject. It would be of GREAT help to me, to have valuable inputs from you regarding this.

I am so interested to know if there are similar projects to work on and study; and to have a nice experience,of the subject.

I am in search of "suitable" buildings "old and traditional" which fit into the slot to develop through an adaptive reuse. Had gone through the GOVT.rules about classification of Heritage hotels, and realised I need to have a building aged before 1935 or so for a project like this.Hope that you guys could help me with this aspect at the earliest.

The other topic I have in my mind is a "Heritage Homestay" for the tourists. It would be nice if you help me out with possible sites and which are suitable for such a development. And even more helpful if i could get some inputs about any old homes or palaces that are going to be renewed or converted to hotels. :)

I wish to have some valuable inputs regarding this.
Waiting for a positive response.

Nikhil Dev VN
Student.
5th yr.B.Arch. SPA JNAFAU HYD

My reply

It will be better and more meaningful if you can visit Cochin for effective interaction with me and during the visit I can suggest buildings that can meet your interest for specific study

Assessing soil condition

Quote

Dear Mr. Viruvelil Hormise Thomas

My name is Gino Itty George. I am currently designing a house in Thottackadu, Karuckachal, Kottayam. My client wasn't able to procure sufficient details of the site and I am a bit worried. What would be the soil condition of that place? He says he has rubber plantation nearby. Will the site have Laterite soil or Alluvial soil? And in each case what type of foundation would be applicable?

Waiting for your reply.

Gino

My reply

I need to visit site to give you my assessment on the site conditions

Info On Mankara,Palakkad

Quote

Geenius.a has sent you a link to a blog:

sir,thank you 4 your info.can u kindly give some information about mankara a small village in Palakkad.

Blog: Kerala Architecture.com
Post: Kerala Architecture
Link: http://viruvelil.blogspot.com/2008/07/kerala-architecture_17.html

My reply

I have not visited Mankara and hence I am not familiar with the place

What is special significance of Mankara as far as Kerala Architecture is concerned?

House modification and interior work at Cochin

Quote

Dear Thomas,

I am Jos John, your classmate in Trichur Engineering college. During the year 89 we met each other when you came to o/e/n Mulanthuruthy when I was working there. Now, I am working in Doha and coming for one month vacation From June 29. I require some modifications and interiors after checking the Vasthu of the house and quotation to do the job. Now, it is locked and nobody is staying there. Please reply.

Jos J Athanikkal.

Senior Project Manager(E & I)

GALFARAl Misnad Engg., & Contg., WLL.
Doha, Qatar.

My reply

I have to visit site before I can comment on what can be done on the house to improve utility and appearance of the house

New house construction at Trichur

Quote

Dear Mr Thomas:

Please accept my compliments for the great service you render to people like me with no knowledge or experience in building homes.

We have a plot of land admeasuring 5 cents near Trichur (Kerala). We wish to construct a single-storied house (with foundation strong enough for another floor in future) admeasuring around 1,000 sq. ft. or so - 2 BHK) at an estimated all-inclusive cost of Rs 10-11 lakh at 2011 prices.

I will appreciate it if you kindly let me have a couple of suitable designs with dimensions, features and cost (where applicable) at your early convenience and oblige.

Thanking you and with best regards

Dr KSB Nayar, Ahmedabad

My reply

Design for your house has to be specifically designed to meet your plot conditions ,requirements and budget

Any other plan of the house prepared for somebody else may not suit you.I prefer to visit site and discuss with you in detail on your needs for the house before attempting to design your house

Cast iron gates,Interlock tiles and Landscaping design and guidance

2011-05-30T00:26:00.001-07:00

Naturally you need not just the house but the gate,compound wall and landscape around the house to look impressive modern,convenient and comfortable.

Cast iron gates with better design and quality

Our associates at Cochin manufactures best quality cast iron gates both movable and opening type with better design by our team of experts. We can supply these at anywhere in Kerala

Interlock tile laying for your compound in front of house

Interlock tile laying with attractive designs can be arranged by us with our associates manufacturing these tiles at Cochin. Laying also can be arranged by us anywhere in Kerala

Also by visiting your site we can properly advice and suggest a better land scape to make your surroundings of house look elegant , comfortable and convenient

Look at some pictures

For price and other terms write to us

vhthomas@viruvelil.com

Ferro cement septic tanks, water tanks

2011-05-29T09:22:00.001-07:00

Our associates at Cochin manufactures quality Ferro cement concrete septic tanks and water tanks for more than 20 years now. These products have exceptionally good quality. Absolutely no complaints even after tens or twenty years of installation, comparatively cheaper compared to traditional brick and plaster septic tanks which get damaged very fast with tree roots breaking walls within a few years of installation

We will arrange supply anywhere in Kerala with excavation and installation directly by manufacturer and with technical guidance from our experts

For details and order to supply and install, write to

vhthomas@viruvelil.com

Queries and reply-House design,construction

2011-05-21T01:43:00.001-07:00

Small house for vacation

QUOTE

I have been surfing the net and found your blog. I read all questions and your answers and I understand that you do your work with sincerity and perfection and that is the reason I am writing this mail to you. I have a plot in Kalady which is 2000 sq.ft in area. Also there is a dilapidated old tiled house. I do not want any big construction to be laid in the land as I am planning to use the space for growing plants(herbal medicines and vegetables). I want to live in a house, even it is going to be a hut, but in a calm, green and healthy environment without much luxury and advancements in terms of technology. I need a plan whereby I want only two rooms apart from bath and toilet. The two rooms are just a big hall and a kitchen. The big hall should function as living room and bed room. To avoid outside people I will also go for a sit-out in the front portion. The house should be a typical Kerala type tiled house though very small. It would be great if it is planned esthetically having in mind the olden days. It should give the feeling of a home rather than a house. I am planning to bring big social activities living there and hence it is a dream-project for me. Hope you would understand my intention well. The most important feature I am looking forward to is construction of a perfect pyramid for meditation and concentration purpose. Please let me know whether we can proceed with this project. If you reply this as a possible task, I shall send you the plot details.

Best Regards,
CHITHRA RAGHAVAN
Watch your thoughts; they become words,
Watch your words; they become actions,
Watch your actions; they become habits,
Watch your habits; they become character,
Watch your character; it becomes destiny.

My reply

Your dreams are good.A site visit is required first to study site conditions and to think how best your dreams can be converted into a plan of the house.From there we will move on step by step to reach your dream house

Interlock bricks for house construction

QUOTE

I'm Ajith from Trivandrum. I went through your websites, seems appeal to me, I'm planning to build a home in near future, what's your opinion about homes built using interlock bricks?is it a good option? Expecting a reply from your side.

My reply

In my opinion interlock bricks are more suited for compound wall.In Kerala climate with continuous rains for more than 8 months it is better to plaster at least outer walls.

To reduce cost you can use solid concrete blocks instead of brick

Queries and reply-House Construction

2011-05-20T23:49:00.001-07:00

Extension to existing house

QUOTE

I am having a one storage house and I would like to add one more storage.My house is of 1200 sq feet and I would like to add the staircase from inside the house.I like to have two bedrooms and a hall.Is it possible for you to give me details about the maximum expenditure that I have to put on

I do not have the plan with me now as i am in Pune.Is it possible for me to know how much will be the maximum expenditure that i have to put according to the market today.I will see whether i could get the plan.

Anul Ramesh

My reply

Lack of awareness on House construction related matters make you think that some one qualified and experienced may be able to give cost indication with the information provided by you.House construction or extension is not that simple

In fact it will be very difficult to assess or estimate expenses that can be expected for a modification/extension work as defects in construction of the original building will be known only when we attempt to do extension work.

A site visit,preparation of drawings of existing and proposed modification and preparation of Engineering Estimate will give you some idea on expected cost.Basically you have to first decide whether the extension planned is essential.Get expert advice on feasibility and usefulness of extension you are thinking of.May be an expert can guide you better on this.If you feel that the extension work is essential and viable after consulting a professional,you should not delay the work.Tomorrow cost can only go up making your plans un reachable

Building House in farm land at Mala

QUOTE

Have plot in mala. Interested in building house of 1500-2000 sq. ft. Can
you give me ideas as to cost and designs. For 2 people, no children,
to be used on part time basis. Large rooms desired and small 2 bedrooms
for guest. Even a small plunge pool, 10-12 ft. on back deck. Live in us
in architect designed house and love it. Can you help? Await your
reply.

Everette Crotts,

johns island, .
USA

UNQUOTE

I have visited this plot in an interior location away from Mala.There is no proper road reaching the plot even from a small panchayath road.About 30 cents of land with lot of Jathi trees reaching high yield condition.USA based Mr.Crotts has spent money and purchased this land about an year in the name of a school teacher staying nearby.For all practical purposes the local teacher is using and having land as his own.According to neighbour he will get about Rs.80,000/- per year from Jathi trees.
Mr.Crotts who spent for purchase of land has no legal right on the land as per records.So I advised him not to spent any more money in the land.Place is not ideal for use to put up a vacation house.Cutting down Jathi trees in plot for construction now will be foolishness

So I advised him to sell the property at higher market value prevailing if his local teacher associate is willing to co operate and hand over proceeds of sale to him

Changing Flooring of the house

QUOTE

We have been living in our twenty year old house and its flooring is done with red oxide. Now I am planning to put tiles on the floor and the total area comes around 1000 sq.ft. I am looking for a medium budget plan. Can you give me the cost of ceramic tiles and granite tiles separately for my house? According to your opinion which one is best suitable for my house.

Also can you give me the cost per square feet for chipping the floor, cost for laying tiles and the material cost(means cement, sand etc.) separately?

Waiting for your reply.

Regards,

Harikumar

My reply

There is no need to chip off existing floor.You can use tile adhesive instead of cement sand mix(mortar) to fix tiles.It is better to use anti skid tiles with better strength,elegant colour and finish costing about Rs.70 per sft.Both NITCO and Johnson are manufacturing these tiles now.NITCO is calling it as Naturoc tiles

Construction queries and replies

2011-05-20T04:18:00.001-07:00

LOW COST HOUSE

QUOTE

Dear Mr.Thomas,

II have a 5.5 cents plot of land near Mangalore. For the past couple of years, it has become an obsession to build a small traditional type house of 1100 to 1200 sq.ft on a small budget - 8 to 10 lakhs at the most - using durable but cheaper building material.. Red oxide or Kadappa flooring instead of granite , use of lime mixture instead of concrete etc. I accidentally came across your blog when I was doing research on the net to realise my dream. Could you advise me if it is possible to build such a house within the budget I have mentioned?

Thanking you in advance,

Best regards,
Vishwanath

My reply

Many people have this thinking that by changing flooring material cost of construction can be reduced.Most important cost reduction can be achieved only if you can get most appropriate plan of the house meeting your requirements,budget,avoiding wastage of space and with proper engineering and professional guidance from beginning to end of construction at every stage.

Yesterday I went to visit a house under construction at Thiruvalla.Plan of the house is simply hopeless with wastage of space, improper planning and everything done in a hopeless manner.Plumbing and Electrical work are done by some one who do not know anything about latest technology in these areas ..No professional guidance and every bit of work is done in a manner resulting in colossal waste of money producing inconveniences improper quality and much more.No body can do anything to improve that house construction which might have spent more than a crore.Owner of the house has called me to suggest improvements at this final stage.I said I am helpless to do anything or suggest anything at this stage .

All these simply because owner of house did not bother to get a qualified experienced person to get most appropriate plan of the house and professional guidance during construction.A contractor who have taken up the work on square feet basis has done the work with a simple objective of making profit.No proper structural or architectural design,No plumbing ,electrical expertise used.Finally entire money on construction is simply wasted resulting in a house about which man who spent money can only cry for ever.

If you ask him probably he would not have paid anything to an Architect or Engineer.Square feet cost contractor would have given that attractive offer of free plan and no professional charges.By saving those pennies he lost pounds in plenty.

Unless I know what exactly you need in the house,prepare the plan of the house there is no way to predict cost of house.If you have only Rs.8 lakhs with you let your Architect decide what you can get with that Rs.8 lakhs.If your requirements for the house cannot be met by spending Rs.8 lakhs ,you should be willing to arrange house loan.Postponing construction due to lack of funds now will only lead you to a situation where construction simply will not be possible due to continuous price rise.

MINIMALISTIC DESIGN

QUOTE

My queries are on Minimalistic Designs.

I am staying in Bangalore, and here i had a chance to visit some of the apartments. I saw the usage of Glass walls, Ceramic fritted glass splashes and glass shower enclosure
Are these available in Kerala?
What is the estimated cost?

I liked it as it makes the room modern and spacious.Especially when it replaces the walls around kitchen, dining room and main hall with glass fitted partitions.

near Kannur i am constructing a new house.

I have found a design from internet and modified a bit. It does not have the details but would like achieve something like that
I am attaching it.
For the partitions i am looking forward for glass walls or stuffs like that.
Please send me an update about the design.
I have a land about 14 cent.

Sharmila

My reply

As a professional with experience in the field I cannot recommend or support your piece meal attitude like taking plan from a website,modifying it by yourself and enquiring about interior part House construction is not that simple can give proper guidance and suggestions only if I can visit site and study the matter in detail

I can give detailed report after visit

It will be difficult for me to advise you without studying the case in detail

Partition walls can be done with material other than brick or similar material.Again this has to be decided by the Architect to suit the work after considering every related aspects.Hence I cannot comment on suitability of different type of materials for partition walls in your case

BUILDING APARTMENTS

QUOTE

Hi Mr.Thomas,

My name is Robin and I am planning to build a house/few apartments.. The Plot is 20 cents in Kattappana.Within 2 KM. May I know whether I can build 6 apartments in 3 floors in that plot..Otherwise I may have to think about building a house ..

Pl let me know..Robin Thomas

My reply

See,I cannot give a proper answer just by reading few lines sent by you.I have to visit site,study site conditions and about your budget limitations if any.Then only a reply can be given

Queries and replies -House construction

2011-04-24T09:07:00.001-07:00

ROOF CRACKING AFTER TWO YEARS

QUOTE

Dear Mr Thomas,

I am Col.Ganapathy retired from the Indian Army and recently got a old house in a village called Aylur next to Nemmara. I got the roof done and this is my second year and it has developed two cracks. Can you suggest the best method by which I can seal this leakage. This is a independent house, not attached with any village houses.

Thanking you

Col.A.R.Ganapathy

My reply

Concreted roof developing crack after two year can only be due to improper reinforcement work and improper laying of reinforcement and concrete.Nothing much can be done to improve structural stability of concrete roof at this stage.As a temporary solution,injecting of chemicals to seal gap can be tried.Check whether agencies doing similar work available near your place

To comment on exact nature of the problem,I will have to visit site.What I have written above is based on my assumptions on problem faced by you and it cannot be a proper professional reply to your problem

CHECKING UP PLAN PREPARED BY LOCAL MAN

QUOTE

I will introduce myself and my dreams. I am a computer hardware and software business man in UAE, having very nominal profits. I believe the concept of Nalukettu and the landscape will always provide positive energy. Because of that reason I finalized with this concept.

I am staying in a village known as Karikodu around 30 km away from Ernakulum town and I have 1.5 acre property lying in 4 cuts. From the main road, one panchayath road towards down. If we come through that my plot is on our right side along with the panchayath road. This road is from north to south. I am planning to built my home facing towards the road (east) and it should be little far away from the road.

There is a local designer done the site visit and made a plan according to that. But its much expensive and not come up to my views.

I like one economic plan similar to below mentioned which I am sending just for your reference.

Checkout below mentioned plan, which I created with my ideas. According to this plan there is 2 car Porch. And in the upstairs I need 2 bedroom and balcony on top of the side car porch.

SHIJU

My reply

Your local person may not be quite qualified and experienced.Preparing best plan of the house is the most critical part of house building

Builders prepare plan of the house mainly considering profitability and such a plan also may not be suitable or the best possible for you

In the plan sent by you there is a bed room at South East.As per Vasthu it is not good.Stair case is provided with old fashioned arrangement of U shape which creates wastage of space and it also avoid stair case becoming a show piece in the house.Positioning of stair inside also will cause darkness in the area, As per Vasthu there cannot be toilet at south West.Considering all these a revised plan is required for you.

PROFESSIONAL GUIDANCE FOR AFTER STRUCTURE WORK

QUOTE

I am a NRI, working in Saudi Arabia.

Currently I am constructing a 2500 Square Feet, two storied residential house at Changanacherry Town near Railway Station. I had given a contract to construct the structure only, and the work is progressing well and is expected to be completed by the 1st week of March 2011.

I am looking for a professional (architect/designer) who can assist me to accomplish the remaining work which are listed below.

How can you help me? are you interested? please let me know by return email as soon as possible explaining clearly your terms and conditions.

Shaji Rawother

Saudi Arabia

My reply

I can act as consultant for the works indicated by you and also provide our workmen if you require our direct involvement for the work

It will be good if I can visit the site and assess work already done and suggest improvements/modifications possible at this stage.
I will guide you on work to be done and will give you options based on latest trends and technology at minimum cost

House renovation in Kerala for US based NRI

QUOTE

Hi Mr.Thomas, accidentally saw your website and was impressed. I have a question for you. I have a house in Mavelikara that belonged to my father and the house is in good condition. However there is some work needed on the house. We are settled in U.S. and do not have reliable relatives in Kerala to guide us. So your website seemed like a Godsend. If we proceed with you are you able to see and estimate the amount of work and budget needed to upgrade the house. This house sits on a very small plot and my only goal is to make it livable for vacations without much upkeep. Do you have regional subcontractors or branches that can help you complete the work in Mavelikara? Hoping for a reply,

Elizabeth

My reply

I cater to mostly NRIs who have practically no one to take care of their building related affairs and I keep them posted with info and pictures through blogs specifically created for a particular client and site

I will have to visit your house at Mavelikkara, take measurements,study in detail.Then I will advise you how we can go about it.I can send workers and experts from Cochin if required for doing the work

Queries and reply-House Design and Construction

2011-04-01T00:54:00.001-07:00

NEW HOUSE DESIGN

QUOTE

I’m looking for a four bedroom (2+2 up&down) home plans & elevations:

-          All b/rooms are with attached bathroom+dressing area.
-          Kitchen + W/A
-          Family living with Dining area
-          Between 2200 to 2500 Sq.ft
-          Budget Rs. 30 to 35 lakh.
-          Location: at Tirur – Malappuram dist.

I would appreciate if you could send me a reply immediately in detail, since I’m planning to start the works from April/May 2011.

Shameer Babu

My reply

House design and construction require professional assistance and guidance.Plan will have to be designed specifically suiting your plot,requirements and Vasthu factors related to your plot.Just any House plan and Elevation will not suit your requirements and plot dimensions and other parameters peculiar to your plot

HOUSE CONSTRUCTION AT KOLLAM

QUOTE

Dear Mr. Thomas,
Myself, Lal, accidently come to your website. Can you please tell me about your office location and address in Kollam if available. Dou you construct home in Kollam district for 15 lakhs budget home?
Regards
Lal

My reply

We do not have office at Kollam.In fact such an office is not required as our Cochin office can handle work at Kollam
We can do design of house and if you can get local contractor we can give complete details and monitoring of work.At present cost level you can probably construct a two bed room house with Rs.15 lakhs

BUILDING A HOUSE AS PER PICTURE SEEN

QUOTE

Dear Thomas,

My name is Jose Rathappillil, residing in Florida, US. I am thinking of building a home in my ancestral property, which is located at Kalloorkad, Kerala. The kind of house I have in mind is a two storied, traditional with modern amenities, with 8-10 bed rooms & about 5-6000 sft. This house will be situated at the north - eastern corner of a 5 acre property. The home site will have about .75 acres & facing north. This site has road frontage on its northern & eastern sides.

I will be visiting Kerala in early May & would like to meet you & discuss about this project. If you are interested please let me know. I am also attaching a picture of a house which I have found in the news paper. I very much like the design of this house.

My reply

Trying to build a house similar to picture of house you have seen in a website is fine.But what if you can bet a still better design and better house?

Your requirements,budget and plot conditions need not necessarily match with the picture of house you have seen.Even Vasthu factors will change from place to place

Hence it is always better to design your house from beginning after a site visit by me

CHECKING PLAN PREPARED

QUOTE

Dear Mr. Thomas,

I am constructing a house in Kannur Dt. The drawings are attached. Plot 1 is our land in the sketch. Your kind advise on the plan will be highly appreciated.

Saleem P K

My reply

On a quick check,I can make following comments
1.Car porch at South East is not good as per Vasthu
2.Bed room at North east not good
3.Stair case are light is covered with that outside toilet
4.One bed room alone at Ground Floor is not good.Keep the bed room at south west side
5.Spiral stair case and court yard will add to cost
6.Court yard open only to Sit out portion.It should be visible to living and Dining
7.Toilet near bed too small with 150 cm width
8.Ladies room is too narrow.Make it bigger convert to Family Living area
9.With that large sit out you do not have to waste space in front of drawing room.Merge it with living
10.With modern modular Kitchen you do not need Store.Add it to Kitchen
11.Bed room size too small for such a house
12.Dining room is far away from Kitchen.It will create difficulty
Over all I think the plan is highly improper and will lead to wastage of your money if house constructed like this.

I can give you a revised plan which will reduce cost and increase utility

CHECKING UP PLAN AGAIN

QUOTE

Dear Thomas,
Please see the attached drawing and the plot details.

I want to keep the house under 3000Sqft , so there is no car porch ,
The porch is planned to be built later beside the house.
Also, I had wanted all rooms to have good sunlight and air flow.

Do you think, the plan is a good one or require changes ?

Aji Kumar

My reply

Plan require not simply few changes but total revision
Even though drawing quality is good professional design and Vasthu compliance are missing.For a three bed room house,you do not require 3000 sft.By properly redesigning the plan,you can get better design with lesser cost of construction

COST INDICATION REQUIRED

QUOTE

As i emailed u before we need a 2000 sq feet house , includes car porch , veranda , lounge, dining area , prayer room (small), modern kitchen, working kitchen, store room, veranda out side kitchen , 4 attached bed rooms -2 in each floor

Upstairs 2 bed room , a family space, balcony , could u please tell me how much is the cost if u will design and build a house for us, waiting for your reply

Resmi

My reply

All that requirement cannot be made within 2000 sft plinth area.You will have to go for at least 2500 sft
Cost can be worked out only after preparation of plan of the house
Where do you intend to construct house?
First step in construction of house is preparation of Basic Plan of the house
Site visit before preparing plan will be better though plan can be prepared if you can give complete measurements of all four sides of plot, directions of each side and positions of roads near plot.
If you are interested, I can give you charges for site visit and Basic Plan preparation fees

Queries and reply-28,March,11

2011-03-28T08:42:00.001-07:00

CHAIR USED BY KARANAVAR OF HOUSE

QUOTE

Hi Thomas,
Went thru your knol... http://knol.google.com/k/kerala-architecture#
Very interesting. I wanted to know one thing..

Poomukham
It is where you enter the house climbing up steps in the front. Traditionally it has a slope tiled roof with pillars supporting roof. Sides are open. In the earlier days, the Head of the family called Karanavar used to sit here in a reclining chair with thuppal kolambi (Spittoon) by the side of chair. This chair will have long rails on either side where the Karanavar will keep his legs raised for comfortable rest
Can you please tell me if there is a name for this chair – any specific name and where can you buy it from. IF an online purchase is possible. Will be a great favour. Thanks a ton.

Regards,
Snimarjyot Kochhar

My reply

This reclining chair is used in almost all Kerala houses by the elderly. It has long armrests which can also be used as leg rest.Probably you can make a chair like this and may not be available for buying from a shop

MINIMUM CENTS FOR CONSTRUCTION OF HOUSE

QUOTE

Mr. Thomas,
Could you please tell me the minimum size of plot for getting sanction to construct a new house (in cents)?
Thanks in advance!

Abhilash

My reply

There is no such minimum cents.You will get lot of concessions on building rules if your plot is less than 3 cents

COST FOR PLAN OF HOUSE DOWNLOADED FROM WEB

QUOTE

Dear Sir,

I have attached one Plan (downloaded form internet) almost what will be the cost of the house.

Walls : Laterites bricks

Floor :Red Oxide

Place of building is Kasargod.

Windows : Cement Frames etc.

Roofing RCC

I mean low cost.

Can you give your valuable advice and app cost.
--

Regards
Sean Mathew

My Reply

I do not know any method by which some one can tell cost of house just by seeing a plan downloaded from web

First of all plan downloaded plan may not suit your plot dimensions and Vasthu factors also

We can take Engineering Estimate using the plan and give approximate cost indication.But charges will be applicable for preparation of Engineering Estimate

HOUSE ABOVE 3000 sft PLINTH AREA

QUOTE

Sir,
I am vineeth planning to build a home of about 3400 sq.ft including 4
bed rooms with bath attached,2 living rooms,dining room,kitchen work
area,store...my estimated budget is 48 lakhs...is it sufficient for
this home..how i can reduce the cost..and one problem is my friend
told me that..if we build a home of more than 3000 sq.ft then there is
chance for income tax problems civil case...what all precautions i
want to take for avoiding this...

vineeth

My reply

There will be no income tax problem if you build house above 3000 sft.Naturally you will have to keep your accounts proper for income tax verification if any.

For building your house you will have to go step by step with professional guidance and assistance from beginning to end

HOUSE CONSTRUCTION WITHOUT COMPYING WITH BUILDING RULES

QUOTE

My house construction has been finished 12 months ago but I haven't got the house number yet as the work is not comply with KMBR. The contractor did not put enough space in the front and side yards. On one side it is only 70 cm and the neighbour complained to the authority; so the building needs some structural remodeling. Can this be possible at all please.
This house is 2000 sq.ft. 3 bed rooms. 2 floors.

It would be really helpful if you could advice me please.

Many thanks,
S. George
Manchester

My Reply

If you violate building rules,you may have to demolish that portion of building which violates rules at your cost.

When building your house why not go for professional services instead of depending upon non professional contractors whose only motive is making money.They will misguide you throughout construction taking advantage of your ignorance.They will promise low rates initially to get work and will compromise on critical work by saving both material and labour to increase profit.Finally you will be forced to spend more to get a house with all sorts of problems which you will be able to understand only after construction is over.Then it will be too late to do anything to correct or modify

Queries and replies-House remodeling,construction

2011-03-14T06:41:00.001-07:00

REMODELLING OF EXISTING HOUSE

QUOTE

Dear Thomas, I went through your blog and found you are providing advice for the above mentioned subject. I am from Chengannur, exactly Perissery, I want to renew my existing house. My plan is to convert the existing kitchen to modular one, to make a sitting out, to remove the 15 yr old mosaic flooring and to put tiles and other small associated jobs.

My main issue is I am not aware of any good contractors who can do this job perfectly and that should worth the money I spend. At present my father and mother are staying in the same house. I hope you can understand my needs, kindly give me advice and reference if available regarding a dependable contractor.

Thank you for your valuable time and waiting for the reply.

Thanks and regards,
Viju M Varghese.

My reply

All the work indicated by you can be done by us directly with our expert workers.Best quality material for the work can be arranged from Cochin
If you require an approximate Estimate and my suggestions on the work to be done I can give it after site visit.

SLOPE SUNSHADE OR FLAT SUNSHADE

QUOTE

Dear Sir,

How are you? I got your ID from Facebook.

I am from Koottanad near Pattambi working at Qatar.
My house construction is under progress at native (a small one)
Give me suggestion regarding side concreting after Lintel, whether slop or straight is better. My Engineer given two designs for the roof side concreting. I am sending you the same.

hope you will give valuable suggestion

Santhosh MB
Qatar

My reply

Slope sunshade will give better look to the house.But it should be placed at 255 cm height from ground level of building
If you need i can visit site and give necessary guidance.

FARM HOUSE AT VISHAKHA PATINAM

QUOTE
Hello,

I am planning to build precast farm house ( 2 bed room ) in Visakhapatnam please advise how u can help me in this issue

Jetti

My reply

For your Vishakhapatnam property we can provide complete design details.For construction you have to engage local contractor.

NEW HOUSE AT KALLOORKAD

QUOTE

Dear Thomas,

Sincerely,

Jose Rathappillil

My reply

A house suited to your requirements,plot,vasthu factors environment around your land will have to be specifically designed.In fact there are much better elevations done by us as can be seen from Facebook pictures loaded
Before starting design of the house I would prefer to visit the plot

First step in construction of house is preparation of Basic Plan of the house
Site visit before preparing plan will be better though plan can be prepared if you can give complete measurements of all four sides of plot, directions of each side and positions of roads near plot.

CHECKING UP PLAN PREPARED

QUOTE

My reply

Queries and replies-Construction

2011-03-14T01:41:00.001-07:00

CONSTRUCT AND SELL-PROFITABILTY

QUOTE

My name is David . I have two land in Kalamassery . I had been googling to find out details on prices of construction etc. . I came across your blog . So Had couple of questions if you had time .

1 . land one 8.9 cents next to Beeba villas new NAD ( each of the villas are around 75 lakhs and very NRI focused ) I was thinking of splitting that land into two and build two houses there to sell it . What would be the cost of constructing a 1600 sq. ft. there so that I can make a profit on sale .

2 . I have a land next to KINFRA about 28 cents . I was thinking what would be the cost of building a go down there .

Thanks anyways for your time and help . Definitely would keep you in mind if something materialize as my architect .
David J Sam

My Reply

1.If you construct a villa and sell in the present market conditions you can get as much as 100% profit if design and construction is done by a professional organisation like us.So you simply do not have to worry about loosing your money.If required we ourselves can sell the developed property
2.It will be better to put up an apartment building near KINFRA as due to GST introduction latest by 2012 April,godowns will have no demand

DOCUMENT SHOWING LAND AS PADDY FIELD

QUOTE

Dear Mr. Thomas
Further to our conversation today, please would it be possible to advise the
place at which information can be obtained to find the land that will be bought
is suitable for residential purpose (not agricultural). Is there any relaxation
for plots in cochin corporation. Would it be possible to advise regarding
the basic documents that will show that land is a residential property. For eg -
If it was a agricultural property in the past and is changed to residential now,
which documents will state these changes?
A reply to this is highly appreciated.
Kind Regards
Binu

My Reply

For purchase of land in Cochin just because deed shows original land as paddy field may not have much problem.Read details on buying land by clicking on this link
http://www.keralaarchitecture.com/Architectural_guidance.aspx
If the land was used for years together as normal land,you may be allowed to construct house.But you will have to check up with concerned local authority before finalising purchase of land.

HOUSE REMODELLING

QUOTE

Hi
I'm Rahul,from Mavelikara. I'm planning to modify my house, single storied.
The first option was to build another hall, bedroom and a bathroom on its top. But we are not sure
the foundation is good enough to hold the weight... How can i know that if we can do this ?
The second option was just like bringing an antic look to house... by some wooden works and
tiles..
Please check the attached pictures and send me some good suggestions... the pictures are pretty old...
The other pic I have attached is head of padmanabha puram palace.. anyway... its just for giving u an idea...
I want something like that to be in top, whether that space can be used as a hall ,,
Please tell me approximately how much it costs to implement this ...
Thanks
Rahul

My reply

House remodeling/re structuring will always be a difficult process and it may cost more money than that may be guessed or estimated.Unlike in the case of a new construction,cost cannot be estimated that easily
If you are very particular about remodeling the house at whatever may be the cost,I can give you a proposal after a site visit.

TO CONSTRUCT HOUSE AS SEEN IN MY BLOG

QUOTE

.Hi My name is Mohammed Rafi am from Thrissur i want to know about your this attach file house design i like to make this house but i want to see the plan. please give your estimate i will contact you later.

My Reply

I can send you plan of the house on receipt of plan charges.But that plan may not suit your land,budget,requirements and Vasthu related to your plot

FARM HOUSE NEAR TRICHUR

QUOTE

Hi,

My name is Ashwin and I work for Microsoft.
I have bought 10 cent land in Kerala, please update me if I can afford to build a house with following requirements within 25-30 lacs.

1)      I need a 3 stored building with no ground floor.
2)      Basement can be used for , small get together place, gardening, area to play for kids, area to run around for pets, ample parking for 2 cars. But I don’t know how we can do It shouldn’t be dark there – Anyway?
3)      In total around 4-5 bedroom. 1 or 2 at first floor and 3 at top floor. Good balcony.
4)      Large Living room with Kitchen and Dining attached, I don’t want Kitchen to get isolated at one corner.
5)      Over the period of time possibility to renovate.
6)      How long it can take to build one like this.

Regards,
Ashwin

My Reply

As I told you over phone it will be better for you to construct a two storey farm house
I can start design work for the house after a site visit

HOUSE DESIGN FOR NORWAY BASED NRI AT NAGERCOIL

QUOTE

Hello,
My name is Shabuna.I live in Norway.I have a plot in Nagercoil,Kanyakumari district.We have thought to construct a house in it .The plot is located in t junction.Though the t junction is not a very busy road.we r worried about.i saw in your website You are good in vasthu can u check the plot.the plot has roads on the southern side and the eastern side.the t road is coming and hitting in between the eastern and the northern side.i have enclosed a copy of the plan,,can u send me a good house elevation .And suggest me good plans.

Shabuna

My Reply

Thank you for your mail and your interest in having our services
Plan sent by you is not the most appropriate plan for the house.Most important document for house construction is plan of the house.Only a qualified professional with rich experience can design most appropriate plan of the house.Elevation depends upon plan.To get a good Elevation,plan will have to be designed in such a way to get good Elevation.Deficiencies in the plan cannot be understood by you till house construction is over.A professional like me can visualise deficiencies in the plan

BUYING READY BUILT VILLA OR CONSTRUCTING HOUSE-WHICH IS BETTER?

QUOTE

Dear Mr. Thomas,
I was impressed by the professionalism and thoroughness of your blog and wanted to briefly consult with you about building a house versus buying one already constructed. I have lived in the US now for over thirty years and would like to purchase or build a house in India to retire to in the next year or so. I am attracted to the Mysore area due to the mild climate and my family being originally from Bangalore. I can appreciate the advantage of having a house built to one's specifications, but am concerned about the time required for the permitting process and house construction, as well as the supervision of the construction from here. If it is not too much of an imposition, I would appreciate your advice on this matter.

Sincerely
C. Ravi

My Reply

Designing and building a house in your land will be a better option due to following reasons
1.You can have design of the house to meet your desires ,budget and interests
2.You can have better quality control
3.You can have flexibilities and choices in finishing works
4.There will be a remarkable difference in cost as ready built houses are built with very little quality standards and at very high profit margins even at cost of quality
If you can get a builder to construct at your place we can give complete design,project monitoring etc..
We can also consider deputing our workers for the job if the size of the building is attractive for us to take up the work.You can also have local arrangement for structure work and finishing work by us
Simultaneously you can check up on any building projects coming up in Mysore which may meet your requirements to an extent if not fully.But you may have to pay more for a ready built house

CONSTRUCTION AT KOLLAM

QUOTE

My Reply

Queries and replies-House design,construction ,remodeling

2011-03-13T23:58:00.001-07:00

CONSTRUCTION STARTED,NEED GUIDANCE

QUOTE

Respected Sir,

I am NRI.Name Sebastian Fernandez settled in Oman with my family . In India I am settled in cochin and now I am building a new house in Thoppumpady.
Started the work on 16th Jan 2011 .Till now the foundation work has not finished we have only the labour works in contract , we buy the material.In this mail I am sending the house plan its about 2500 sq.feet and the land is just 5.45 cents we saw in net all your work and we liked one picture from photo gallery-gothic style house,till now we have not confirmed the front elevation so we want your help to draw a good front elevation for our house and guidance, supervision ,interior design now my uncle Aloysius is supervising the work but he need some guide like u .

So I kindly request you to sent me the reply in this mail id for this mail.regards

Sebastian Fernandez

My reply

I have to visit the site, and study the case in detail before commenting what can be done on design and Elevation of house.Professional guidance before commencement of construction of the house could have saved you money and effects of wrong design and construction.

I can provide continuous design details and guidance at every stage of construction of house

NEW CONSTRUCTION OF HOUSE

QUOTE

Dear Thomas

We are planning to construct a house in Vallarpadam, its a 9-10 cents plot. We would like to build a low cost 2 storied house with 3 bedrooms. attached is a plan I found in another website. Could you please look into it and let me know your costs (per sq. feet) etc.??

Look forward to hearing from you.

Regards
Lucy

My reply

A professional cannot simply talk of square feet cost like a non professional contractor without any data.Study of site conditions,preparation of plan of the house and then preparing an Engineering estimate are all required before I can at least make a guess Estimate of cost of construction

SQUARE FFET COST

QUOTE

Dear Thomas,

I am Shemeena..i would like know about sq. ft. price for building an average kind of home.
Home structure in ma mind is a duplex home….at ground floor kitchen with work area, 1 bedroom with attached, visiting room, hall, common toilet and a laundry , sit out and car porch ….can I build it within a 1000sqft?
At first floor 2 bedrooms attached with small balcony ……..is that built in 500 sq. ft.?
Can u tell me the budget around for building in this plan at lower cost(ma budget is 12lakhs)…and please advise me…..
My reply

Three bed room house with reasonable dimensions ,common facilities,car porch will be about 1700 sft plinth area.You cannot build such a house with Rs.12 lakhs.Get a professional design of the house.After that cost can be calculated.Building construction is not that simple for which cost can be simply guessed .

VASTHU

QUOTE

Hi Thomas,

I have got a chance to go through your blog in Kerala house construction web site. Your suggestions and opinion are very much helpful to me.
I have some doubts on the VASTU related aspects and space utilization.

Will you get time to answer few of my questions?

I am planning to construct a 2 storey house in 5 cents land. As the construction costs are too high, I want to utilize the maximum space and reduce unused waste areas.

1.       Planning for a 4 BHK house
2.       Ground floor has 2 attached bed rooms(1 master, 1 kid), A single open space for dining & living area, kitchen and work area.
3.       First floor has 2 attached bed room, 1 common toilet, a small family living area, 1 study room, 1 balcony, 1 utility space for keeping washing machine and a common terrace

I have some queries regarding the VASTU compliance.
1.       Is there any specific dimension as per VASTU for bed rooms and toilet.
1.       I am planning to have 10x12 for master and upper 2 bed rooms. The kid room of size 8x9.
2.       To accommodate my above requirements, what are the best arrangement to effectively utilize the space so that we can have some compound area outside the house. I have scribbled a layout plan and attached along with this mail. Please bear my little knowledge in these areas.
3.       Is there any VASTU dosham if the main entry/exit door comes towards south? I have prepared the attached plan with entry from East but thinking of alternate plan as well where the Master Bed room comes on the SW side.

Please find attached the plot sketch for your reference. The plot faces towards south having a 4meter wide internal road.
Thanks and Regards,
Krishna Kumar GR

My reply

Plan of the house is the most important document for a house construction
As the person dreaming for the house you might have imagined about how the house should come and with knowledge of drafting it is possible for you to draw a plan.But that cannot be a substitute for plan that can be prepared by a qualified Architect with experience in designing and building hundreds of houses.
While preparing a plan the following factors among many more are taken into account.
1.       Information provided by you on your needs, desires and hopes for the house.
2.       Vasthu aspects
3.       Traditional Kerala Architecture features
4.       Modern architecture features
5.       Structural engineering aspects to reduce cost of construction
6.       Kerala Building Rules

I can prepare a plan for your house using your drawing as an expression of your requirements.
Basic Plan of the house will show positions and dimensions of rooms, other living spaces, doors and windows.
We will be preparing this Basic Plan in AutoCAD software and you will get a pdf copy by email .
Based on mutual discussions this plan prepared can be revised and reviewed and changes accepted by our experts can be incorporated in the plan.
Replies to your queries:
1.As per Vasthu you can have a rectangle as room and there is no specific dimensions.
2.There is nothing wrong in main door facing South if there is road in South side
3.Master Bed room should come at South West for better Vasthu effects

CLAY TILE FOR ROOF AND FLOOR

QUOTE

Dear sir
I’m architect I have seen many houses in Kerala with terracotta tiles they are just beautiful. But I fail to no its technique to get its charm once laid . I visited your website and found the laying of terracotta tiles very interesting .I need your assistance right from the selection - laying - grouting and finally polishing of terracotta the tiles .i’ll be grateful to u if you help me in this as ur from Kerala & your blog is inexplicable I’m asking for help
1)I stay in Mysore ,unlike Kerala don’t get more options on terracotta tiles here .so I have on square & octagonal left in the only factory that sells it .all tiles are hand made & now that dealer says the factory which supplied us has closed down :( sadly even he is selling vitrified tiles..
2)I would like to know how to apply it over a finished surfaced . my house is been constructed 30 years age already no floorings have been put . only cement oxide at present .
3)In some internet reference I read that the terracotta tiles should be dipped in water before laying on floor for 42 days is it true ?
4)The place where I stay outskirts of Mysore, and my native is very dusty due to sand mining. So does this effect terracotta tiles?
5)I want the grouts also same colour has the tile so how to achieve it ?Just like how Ar Laurie Baker house have them .Even in your blog i saw that the grouts are perfectly done with same colour .
6)What type of polish should I go linseed oil , or waxing with hand or polyurethane coat ?i kind of like rustic or matt finish ones not the glossy finish looks as the charm of terracotta tile fades in gloss .
Thanking you
Aysha

My reply

You can buy roof tiles from Kapindia,Trichur.They will supply you clay tiles and will arrange workers for the job
go to
www.kapindiatiles.com
Read my blog entries at
http://architectkerala.blogspot.com/2010/12/flooring-new-trends.htmlThere are detailed descriptions on laying of clay tiles in other blog entries

AFTER STRUCTURE WORK

QUOTE

HI,
HOPE YOU ARE FINE THIERE..I AM WRITING LETTER FOR YOU FROM THALASSERY..MY HOUSE STRUCTUE ALMOST COMPLETED..PENDING FURNITURE WORKS..I WOULD LIKE TO KNW THE DESIGN OF WONDOW GLASS FRAME AND DOORS...
IF YOU DONT MIND CAN YOU SENT THE COLLECTION OF WINDOW AND DOOR PHOTOS..
THANKS AND REGARDS
RINAZ

My reply

After structure work also you need continuous guidance of a professional along with design drawings
I can provide design details required by you.But there will be charges

ARCHITECTURE STUDENT GUIDANCE

QUOTE

Sir,
I am an architecture student in the SRM university Chennai.I am taking part for a paper presentation competition.The topic is "A style of architecture that can be an immediate solution for todays context"....I thought about taking up vernacular Kerala style including vasthu sastra principles.May i have your suggestions and your guidance as in if the topic is a right choice

Parvathi.S.Kumar

My reply

Yes.I can assist you.Go through our website and nearly 30 blogs
Come back to me with your specific queries.You can even come to cochin for direct discussions with me

APPROXIMATE COST

QUOTE

Dear Thomas,
Myself, Ajith Anirudhan, a native of Thiruvalla, would like to know the approximate cost of building an economical house in a blend of traditional Kerala/modern architecture with 3 bedrooms(bath attached), 1 drawing room with dining hall extended, kitchen and a work area in my 6.5 cents of land. The building can be double-storied. My requirements may sound vague, but please consider this as a request as I need to apply for a bank loan to construct my house and need to know an approximate loan amount to apply.

Regards,
Ajith

My Reply

House construction is not that simple as you think
If I simply say some figure,no bank is going to give you loan based on that
They will require documents as indicated in my blog entry on House loan.Link given below
http://kerala-architects.blogspot.com/2010/05/house-loan.html

SQUARE FEET COST

QUOTE

Hello, Thomas,

I have taken your details site, would like to construct a home, plans and other things are already submitted for Cherthala Municipality approval.
Can you just give me an idea about how much is the square feet rate now.? I would like to get the pricing for the following;

Total construction how much square feet? What all work will include
Only structural work how much square feet, and what all work will include in this.

Total area of the House is 3500 sq. ft.

Please reply

Boban

Right now we are completing a house of plinth area 3200 sft at Cherthala near railway station.I have designed and built directly more than 200 houses in different parts of Kerala and designed much more.
Term square feet cost has no technical base as each house will have different cost per sft when completed depending upon location,design,nature of work involved etc.House construction involves hundreds of different materials with continuous cost increase and several type of labour involved.Only professional designed and monitored house construction will have appropriate architectural and structural design.Contractor will use material and labour to the minimum to get more profit after quoting "square feet cost"
Term square feet cost is simply a term used by non professional contractors to get the contract knowing very well that once work starts extras can always be obtained from the owner of the house and by the time house some how gets completed,both owner of the house and contractor will not even remember original" square feet cost" quoted by the contractor.
Click on this link to see details on house being built by us at Cherthala
http://www.kerala-houseconstruction-cherthala.blogspot.com/

Please send your plan for me to check and comment.We can give a detailed item wise Engineering Estimate made using professional engineering methods.This will be more correct compared to crude "square feet cost".You can get more details on costing for house construction from my blog

http://www.architectkerala.blogspot.com/

QUOTE

Mr Thomas,

Still my questions are unanswered, I accept you are a professional in your line, as a client I have a minimum expectation that you will be able to provide a rough figure on the running charges per sqft which are prevail in the market, I thought you can give some base idea about that based on your experience in this field. Hence I mailed.

BOBAN

My reply

Recently for a project where I act as a consultant,my NRI client wanted a square feet rate contractor who has to follow strictly my drawings,structural and architectural design,and continuous instructions.So called square feet cost of contractor will change in such a situation as in normal case without supervision by a reputed professional he can use half the steel required for concrete,lesser materials and labour.
A person like you who is fond of square feet cost is not bothered about such profit made by contractor at the expense of structural stability of building.(building will not fall down or crack immediately).Contractor who came said Rs.900/- for structure and plastering without wood.My client immediately said he will give work if rate is reduced to Rs.700/- Contractor immediately reduced it.
I called contractor to a side and asked him-Why you are reducing?
His reply was this:This square feet rate is only a lie told at beginning of work to get work.Once the work starts I know how to get more from him.After the work starts,no body else will come to do the work if I leave the work.This same chap will pay any extras I demand saying one or another reason.Finally when work get completed,owner will forget about the original square feet rate
After foundation work itself he demanded several extras and owner told me:I will pay it.Let work continue
.If you want some one to tell you only what you like,then why you need a professional?

Preparing appropriate plan of the house is the most important cost reduction step in house construction and definitely not getting low square feet cost quotation from some irresponsible contractor
Just any plan drawn by any one will not be good enough.
You require the best qualified person with rich experience to prepare appropriate plan of the house.

If you go to a shop selling rice and ask for price of 1Kg rice,you will get a reply
If you ask the shop fellow what will be the cost of 1 Kg rice after 18 months he will look at you with a surprise look.
House building require hundreds of material with ever increasing price and various type of labour again with increasing cost.Then how can any one predict cost of house which you may complete after 18 months?

Without even sending me plan of the house you are going on asking me "square feet cost".Probably you want to cross check "rate" given by somebody.After getting a reply even if it is a lie you will be happy.

Golden rule in house construction is simply this:
Do not wait for entire money as may be estimated or guessed by any one to reach you.All estimates are going to be wrong.
Start with whatever money you have.Even if you can do foundation it is great.Tomorrow cost of foundation will be too high.
Always get professional guidance not only in preparing a plan of the house,but from beginning to end at every stage,every step.You will be able to understand defects in design and work only after work is completed.A professional can see it in advance.After work completion,no Engineer can correct improper work done

Queries and reply

2011-03-06T06:21:00.001-08:00

After Feb 22,I could not post earlier due to work load and a bit of laziness.But I have replied to almost every one directly.Here are the queries and replies

SEPTIC TANK

QUOTE

Dear Sir,

I am asking this query for my under construction New House,

Is it better to install Custom Made (Cement Ring Type) Septic Tank or I should go for Ready Made Septic Tank (Fiber Type, Branded which are available in the market).

What is your opinion ?

I would appreciate if you could send me a reply by email.

Regards,
Shaji Rawother
Saudi Arabia

My Reply

Just digging and putting concrete rings do not make a septic tank.It can be called as a waste pit and it will not do the work of a septic tank.So you go for either fiber type or Ferro cement septic tanks.

REMODELLING EXISTING HOUSE

QUOTE

Hi

I have a 3 bedroom house in Keerthi nagar, deshabhimani road, Cochin in 7.5 cents which was re modified around 4 years back. However I am not happy with the result. Also there are some fresh requirements as below.

Scope of the work : I would like to add 1 more bedroom to the existing house, re- do the interiors and build a attractive unique boutique outlet on the 1st floor with separate entrance.

please revert in case you are interested in taking up this Project at a cost effective rate.

More details can be provided thereafter

Thanks and regards

Jiju Mathew
Doha, Qatar

My reply

House to be remodeled will have to be visited by me first,take measurements,discuss with you on your needs and then I can give you suggestions and a plan of the remodeled house to start working on

NADUMUTTOM HOUSE

QUOTE

Hi Thomas,
I liked your house http://kerala-houseconstruction-sunny.blogspot.com/

I'm working in US and interested to construct similar house at
Kottayam. How much does it cost? Do you have the pictures of
Nadumuttom and surroundings. Please let me know.Regards
Jijo

My reply

Cost of a house depends on location,land conditions,design of the house,features of the house etc. .These and many factors contribute to cost and in Kerala conditions it goes up very fast.You have not even started on design of the house and even if you start construction activities now house may get completed after about 18 months.By that time technology and trends in addition to input costs will change and hence a professional like me cannot give you a cost figure without any data.
I can design and build your house meeting your requirements and hopes
QUOTE

Thanks for the response.. I understand that the price vary during
construction. I would like to know how much is the approximate rate as
of today.. I can consider 20% variation on that cost due to inflation
or cost variation.

The reason is i don't want to take a loan to construct it. I don't want
to think unless i know I'm financially good to start constructing it.
So i would appreciate if you can tell me like to how much it required
to construct the property at
http://kerala-houseconstruction-sunny.blogspot.com/ with todays
price..

regards
Jijo

My reply

In the case of house construction you should never wait for construction till you are ready with entire funds.Both land purchase and house construction should be attempted at the earliest possible.Taking loan with interest rate of nearly 8% is better than wait and pay more than 100% in cost escalation.If you go on waiting for land purchase and house construction till you have sufficient funds,you will never be able to purchase land or construct house.

CHANGE IN BUILDING RULES FOR PANCHAYATH AREA

QUOTE

Panchayat Permit not needed for residential house construction

http://www.townplanning.kerala.gov.in/Pages/pdf/go44_2011.htm

10. Permit not necessary for certain works.- Notwithstanding anything contained in
these rules no building permit shall be necessary for executing the following works which do
not otherwise violate any provisions regarding applicable general building requirements,
structural stability and fire safety requirements of the rules, namely:-

Buildings in Category –II Village Panchayats under Group A1-Residential
occupancy with total built-up area on all floors up to 300 sq.meters (including existing and
proposed within the plot) and number of story's limited to two and all single family
residential buildings.

Buildings in Category –II Village Panchayats under Group A2 and F
occupancies, poultry farms, livestock farms, traditional coir works, handloom units, cashew
processing units, lime kilns, carpentry and smithy units; all of which with total built-up area
on all floors up to 150 sq.meters (including existing and proposed within the plot) and
number of story's limited to two, except those for religious purpose and /or worship.

CONCRETE MIX RATIO AND STEEL REINFORCEMENT

QUOTE

Dear Sir,

I am planning to build a house and I am making an initial estimation
for budgeting in order to make a budgeting idea.

For this, could you advise me on the following ?

1. Concrete Mix Ratio (cement:sand:metal:water) for lintel, sunshade
and first floor slab (I am planning a two-storey villa)
2.Reinforced steel bar dia and approx. qty (in Kg) of steel bar for
one M3 of lintel
3.Reinforced steel bar dia and approx. qty (in Kg) of steel bar for
one M3 of beam (9x12")

Your early reply will be highly appreciated

Haris
Abu Dhabi

My reply

For house construction you need services of an Architect and Structural consultant not only at the beginning to prepare plan of the house.You need continuous drawings,design details ,instructions of professional experts till completion of the house.Without professional involvement and guidance,contractor will do construction in a manner which will give him maximum profit.He will be bothered only about structure remaining in good condition till he leave the construction site(In some cases that also do not happen)He will misguide you on quality and Engineering standards for his benefit.

Concrete mix ratios and steel reinforcement details can be given only after studying your case details properly.Just like a contractor I cannot give vague ,incorrect answers.

RUNNING IN TO PROBLEMS AFTER STARTING CONSTRUCTION

QUOTE

Respected Sir,

So I kindly request you to sent me the reply in this mail id for this mail.

regards

Sebastian Fernandez

My reply

House Construction require professional guidance right from beginning to end.Only after visiting site I can comment on your construction so far done.You cannot have any type of Elevation for any house.Elevation is dependent on plan of the house.If you need impressive Elevation,plan will have to be prepared with that intension by the Architect.

PLAN TAKEN FROM A WEBSITE
QUOTE

MY reply

Plan taken from any website may not suit your plot,requirements,Kerala Building rules and Vasthu.To avoid paying an Architect for the plan,if you simply take plan from a website it will make you loose more money.You have to take professional guidance from beginning to end.Your Architect can plan your house in a manner to save your money.

Queries and replies-House Design and construction

2011-02-22T03:45:00.001-08:00

QUOTE

Hi Thomas
. All I need to know is what would be the approx. cost of building a house of 2700 sq. ft. with standard features like vitrified tiles, country wood doors/windows, burger\Asian paint, standard electrical\sanitary fittings. . If the cost is within my budget, we can take this forward.
Thanks
Tony Jose

My reply

Technically there is no such term as square feet cost of construction.For each construction of building factors contributing to cost varies.Professionally managed construction work is done based on unit cost of each item of construction.Using measurements taken from site billing is done using unit rates mutually agreed.
Only after finalising both architectural and structural design,cost can even be calculated using Engineering Estimate methods.
When you do construction simply depending upon a non professional contractor,he will not have a proper architectural design and he will not even use correct size and quantity steel for concrete reinforcement.All that he looks for is profit by hook or crook.Naturally he will try to save both material and labour to increase profit even at the cost of strength and utility of your building.As a non professional you will simply believe whatever he says as you yourself cannot assess work done properly.
All that you want is a lower sft rate.All that contractor need is profit.In the process quality of building construction is forgotten by both parties.If I say some square feet rate on what basis I will say it?I have directly built more than 200 houses in different locations in Kerala.None of the building had same square feet cost in the end.In fact when building is completed nobody even bother about adding all expenses and divide by square feet plinth area.

This term square feet cost is needed only when you start construction.After you start construction,contractor will start demanding extras and once the work progresses you will have no other option but to agree to whatever demands of contractor.
That is why I advised you to have professional design,professional monitoring of work and professional drawings for every stage of construction instead of leaving everything to whims and fancies of the contractor

QUOTE

Sir,I am Farzana Malik.I need a good house plan in Kannur District.
My budget is 5lakhs&i have 4cent plot.Pleas guide meSir,What will be the cost of this plan? pleas reply

Farzana Malik

My reply

You cannot simply take plan of a house from some website and build in your plot
You have to get a plan suited to your requirements and plot.
QUOTE

Hello Mr Thomas,

I visited your blog and liked the contents. I am planning to renovate a massive 90 year old house which is still in good condition. The plan is to give the entire structure a concrete roof and change the wooden windows to glass. The house has wooden beams on the ceiling and roof tiles. There are occasional repairs we do to stop leaks and termites. My concern is whether the structure will support a new concrete roof? It is in two stories. The upper storey has a covered verandah, three bedrooms,a small study and two attached baths. Downstairs, the living space is about ten rooms in all with three baths.

I am aware you will need more details , however on the face of it, is the project viable?

Thanking you in advance.

Vijaykumar

My reply

Without visiting the site and checking up the structure,I cannot give answer to your query.
However a 90 year old structure may not have used cement for construction.Walls must be hard laterite and quite a good portion of it at least inside might have got damaged due to pests.In view of these I will not recommend concreting a new roof for the structure.
In my opinion you should leave the structure as it is if you have other land to construct a new house

QUOTE

Dear Mr Thomas,

Thank you for your advice. It is refreshing to note that there are professionals like you who are willing to help people. We may have to think of some other solution to retain the house. We hope to request for your services sometime late this year when we re ready to start renovating.

Regards,
Vijaykumar

QUOTE

Hi ,

I am Shaan from Bangalore..I have seen some of your work,its really awesome.

Are you doing interior designing sketch for houses?

I have designed my house plan.I need your suggestions in this plan please.

There are two doors in the front.One door is big and another is small ,Is there any Vasthu problem for that.
How to make the drawing hall little more open.but i need privacy also in living room.
I would like to have a courtyard and a study place in staircase.In this plan some space has been wasted in the left side of the stair.how to use it.

Please give your suggestions..

Regards
Shaan

My reply

Preparing plan of the building to be constructed is not that simple as you think.You cannot simply draw in Excel sheet and call it plan of the house.At best it can be treated as an indication of your requirements.

However intelligent you may be ,you cannot avoid services of a qualified and experienced Architect for design and building of your house.

QUOTE

Hello Sir,

I am constructing a house in a 30 by 40 site in Bangalore which is east
facing.
As per my foot measurement(Ayam measurement) the constructed area is
24feet 6 inches in North to south and 36Feet6inches in east to west side.
Due to the limited area and also to construct first and second floor we
are thinking of extension of the roof of ground floor. In this regard I
have few questions .So please help me.

1.I want to know if Vasthu rules are applicable for first and second floor.
2. We have left 5 feet in the north side and 4 feet in the west side in
the ground floor.
We are planning to extend the roof of ground floor in the north ,East and
west .If doing so will it violate the Aya measurement done in the ground
floor.
3.Do suggest me the best allowed direction for extension for first floor
since I am getting mixed opinions on the extension of floor area for first
and second floor.

4. Can I construct a Toilet and bathroom outside the constructed area in
the ground floor without touching the foundation .If doing so Will it
violate the Ayam measurement of Ground floor.

Best Regards
B L ThulashiRamu

My reply

1.Vasthu is applicable for all floors of the building
2.Before deciding on projection of first floor both structural feasibility and Building rules compliance will have to be checked.As for Vasthu,ground floor and First floor will be like two buildings and each of these buildings will have to comply with Vasthu requirements.
3.You can construct toilet outside Ground Floor building.Do not place toilets in south east,south west and North east corners.

QUOTE

Hi Mr.Thomas,
My name is Robin and I am planning to build a house/few apartments.. The Plot is 20 cents in Kattappana.Within 2 KM. May I know whether I can build 6 apartments in 3 floors in that plot..Otherwise I may have to think about building a house ..
Pl let me know..Robin Thomas

My reply

Cents is just area of the land.Without knowing dimensions of all four sides of the plot,position and dimensions of roads nearby,nature of land I cannot comment on suitability of land to build six apartments

QUOTE

Dear Mr. Thomas,

I am basically from Calicut and have purchased 10 cents of land there. The site is almost 10 foot above the road level and just adjacent to the road.

I would like to construct a house in the traditional style with minimum cost. I would require something like the nalukettu structure. If you can just provide me a rough estimation for a house of 1,500 -2000 sq. feet, with minimal space occupation as well because I would like to have lawn and kitchen garden as well.

Regards,

Hariprakash

My reply

Nalukettu type house will require a Nadumuttom,Poomukham and Chuttu verandah in addition to usual facilities in a house.Naturally plinth area and cost of building the house will go up .

QUOTE

Hai , Thomas

I need a small favor from you , i am attaching a picture with this email can you advise me how can i make attractive for the stair tower . with a simple & elegant design .

Regards
Jaseer

My reply

I or any professional can not suggest anything just by seeing picture of a portion of the building
If I have to make suggestions to improve external appearance of the building,I will have to visit site and study the case in detail.

QUOTE

Hai,
i did contacted you before. attached plan for a 1600 sq. ft. house in Pala town.Are you under taking house constructions in Pala. .
i attached my approved plan. if u do construction in Pala,then what will be the rate for complete construction.( turn key contract).please email back.
thanks.
Jomit Sebastian

Ireland.

My reply

Plan forwarded by you seems to be reasonably good .Leaving dining room double height is quite old fashioned , inconvenient and waste of money.If you concrete above dining at normal height you will get a family living space at First floor above dining without any extra cost and you do not have to move at First floor in a bridge!
Elevation of the house looks quite unimpressive and house when completed will not look good.
We do not take up work on square feet basis as only non professional contractors use such non professional terms to cheat customers like you.Not even one contractor has completed work at promised square feet cost of construction till today.Term square feet cost is just a lie to get work.Once work starts contractor will start demanding extras and nobody else will come to take up work left by a contractor.You will have no other option other than paying whatever he demands to complete house construction.
We have to take Engineering Estimate giving item wise costing and work is taken up by us on billing against actual site measurement basis

QUOTE

Sir

I am an NRI and is about to buy 5.5 cents land near Kallai railway station, Calicut…….front side is tarred sub road, immediate back side and right side there are houses…Any problem in getting permission to construct a house of 2700 sq.ft. and a well, from corporation and any opposition from neighbours???
Please help me with your valuable advice as early as possible before proceed further
Seller convinced me that there is no problem in constructing house and he will help in getting permission from authorities. But I don’t know how much I can trust?

Salim

My reply

As the plot is near Railway station,no construction will be allowed within 30 M of railway property.
It will be better for you to check up with concerned Panchayath /Municipality town planning section with survey no of the plot to check up in advance whether there is any objection to build a house in the plot.
Seller may tell anything to misguide you as he has to sell the property.Do not get carried away by such words of the seller
Read this blog entry of mine and check whether all these documents are in order before you buy land

http://kerala-architects.blogspot.com/2010/05/house-loan.html

QUOTE

Dear Sir,

Thanks for your quick and detailed response. I am in dilemma now, I paid 1001 Rs token advance and they r insisting to sign agreement by paying 5 lakhs this Saturday. Total 5.5 cents am paying 30 lakhs. Am in Abu Dhabi and relatives are in Trivandrum…land is in Calicut Kallai…….but of course it is more than 30 meters from railway station and lot of shops and houses are around…I took a print out of documents required from your website and of course I will do that whatever way I can.

Do u have any rep in that area? What will be your charge to verify.

In order to construct a house of 2700 sq.ft. can u tell me approximate budget.

Thanks once again sir.

Salim.M.I

My reply

Do not pay anything more than that Rs.1001 before obtaining all documents as indicated by me in order verified by a civil lawyer and after ascertaining with Panchayath
If the seller is sure of genuine nature of the deal,why they are pressurizing you to pay on Saturday itself?

QUOTE

dear Mr. Thomas,

i got your name from the net.
i have plot (admeasuring 7 cents) in mala (Trichur dist.) and would like
to construct a house with a carpet up area of approx. 1000 sq.ft. it
should have 3 bedrooms (bath attached) + kitchen + work area + sit-
out+hall etc.

kindly let me know your guidance...

Nair

My reply

In seven cents of land you can build three bed room attached house in two floors only.Plinth area of the house may be around 1700-2000 sft. and definitely not 1000 sft.

QUOTE

Dear sir,

Let me introduce my self. I am Basil, Presently working in Qatar and i am belongs to north Paravoor
Sir, I have a house plot which measuring 8. 2 cents having all facilities such as school, churches, temple, shopping and bus stop with in walk able distance. I want to construct a dream house which should have 2000 square feet. But my concern is the plot is near( not very near) to cemetery of catholic church. The cemetery is located south east side of plot after the Municipal road.Therefore, i would like to know whether the plot is suitable for house construction. Could you please give me your valid suggestion.

The plot plan is already attached here with for your reference.

Thanking you in advance
Regards
Basil.

My reply

Cemetery is next to the road on the side of your property?
As per Vasthu it is not good to have house near to any religious place and burial ground.Even from the sanitary point of view, water in well you may construct in the plot will get polluted and you may not be able to use it.
In my opinion,it will be better not to construct house in that plot.If you have no other land and if it is not possible for you to sell this plot and buy another plot,you may construct house trying to keep other vasthu factors properly.

QUOTE

Sir, I have an old Remodeled Nalukettu at Monkompu, Alleppey, Kuttanad.You might know the soil type and other factors prevailing there.Now I desire to renovate that or demolish and reconstruct. Can you advise a plan .

Sundareswaran

My reply

Only after visiting the site,I can comment on what exactly can be done on the building

Queries and replies-House Design and construction

2011-02-16T06:09:00.001-08:00

QUOTE

Hello Mr Thomas,

I am aware you will need more details , however on the face of it, is the project viable?

Thanking you in advance.

Vijaykumar

My reply

Without visiting the site and checking up the structure,I cannot give answer to your query.
However a 90 year old structure may not have used cement for construction.Walls must be hard laterite and quite a good portion of it at least inside might have got damaged due to pests.In view of these I will not recommend concreting a new roof for the existing structure.
In my opinion you should leave the structure as it is if you have other land to construct a new house.

QUOTE

Dear Mr. Thomas,

Could you share your expert opinion on using " CHENKALLU" instead of using normal ' Ishtika" for constructing Wall? How can we avoid the problem of " Chithal ?

Thanks ahead
Cleetus Antony

My reply

Generally people have a feeling that they know almost everything about house construction and all that they need are some tips from an expert.
House design and construction has undergone rapid developments and more changes come every day.So it will be better for you to have a professional to design your house and to monitor/advice each and every step in constructing house
Hard laterite which you call as Chenkallu available in Alleppey dist. are of very poor quality and there is no way of preventing deterioration and pest attack after using it for construction of walls,even though some pest control methods are available
In addition using such material for wall will increase plastering cost..Instead you can use solid concrete blocks for wall if your intension is to reduce cost.

QUOTE

Dear Mr. V.Thomas,
I am Rony Varghese . i am working in Abu Dhabi . i am having a land in Kumbanad (near Thiruvalla)
I will be coming for vacation this April. i would like to start the work of my house . i would like to know whether its a must that someone should be there when the construction is going on.
i am planning to make a 2000-2300 sq.feet double storied house with a low cost.
and also i am planning to make 5 or 6 houses and selling it at another place. that is my dream project.
i have some land and i need to utilize it.\
hope you will help me in this.
Waiting for your reply at the earliest.
\thank you
Rony.V.Abraham

My Reply

We can design and construct your house at Thiruvalla without any one being present at site to monitor work.We will manage the work with professional care by using best quality material with best construction practices.

We will open a website exclusively for your house construction and will post pictures regularly from the site.Thus living in any part of the world you can see your house coming up and get involved in construction process.

House under construction at Irinjalakuda.

Mr.Lohidakshan,software Engineer working in Bangalore has sent plan of the house for which construction has reached up to foundation level for me to check up.

My comments:

Plan sent by you is not a professionally prepared plan and is not Vasthu compliant also
Following architectural defects:
1.Living room is too small. Not even six people can sit there
2.Pooja room is in darkness.No light and air access
3.Both dress are in darkness.Toilets are too narrow.You will find it inconvenient in use
4.There is a wastage of space by way of a passage from South west bed
5.After stair family living space indicated will go waste as passage
6.Spiral stair case will turn out to be too costly and putting stair case near outer wall will prevent light and wind entry to that space
7.No direct access from Kitchen to dining
8.Wash near common toilet again in darkness
Vasthu defects
1.North east is Esaana Konam ideal for Pooja room.Kitchen not good here.
2.South East is Agni konam.Good for Kitchen.Very bad for bed room.If you use this bed room regularly you will have misfortunes and problems.
3.Pooja room wrong position
As you have reached only up to foundation level I can visit site and advise you on how plan can be corrected before it is too late to do anything.

QUOTE

Dear Mr. Thomas

Let me introduce myself as Mr. Ajithkumar from Kottayam and currently working in Kuwait. I am in the process of constructing my house and the structure work is almost complete.

Is it possible that you can help me with the present rates if I send you the building plan. How much you charge for giving me the estimate. The plot is at Varisseri, Kottayam which is only two KM from Kottayam town.

I would like to have the estimate with with M sand and with river sand. I am looking for an item wise contract like RCC, PCC, Brick work, plastering, barring steel cost and not the labour contract.

Your feed back is highly appreciated.

E.S. Ajith Kumar
Asst. Analyst
Kuwait National Petroleum Company,
Kuwait

My reply

As your structure work is almost complete,I can visit the site and assess work already done,check Vasthu compliance and advise you on pending works

Queries on house design and construction

2011-02-13T05:03:00.001-08:00

QUOTE

Hi Thomas
Hope you are doing well..I just happened to go through your blog and found it quite informative. I currently reside in Chennai. I have a plot of 8 cent in Trivandrum (Peyad). I am planning to construct a house with minimum 2700 sq. ft. of built area. My budget is up to 30 lakhs. However when I checked with an architect in TVM, he has given a quote of Rs. 1566 per sq. ft. which I think at the higher side. I have attached the quote for your reference. Would appreciate if you could please advice on this. Is this Quote reasonable according to you? I have also attached the elevation and building plan. I would also like to know whether you are taking projects in TVM side as well.

Awaiting for your advice.

Thanks and Regards
Tony Jose

My reply

Plan , Elevation and Estimate sent by you clearly shows that you have not consulted a professional Architect.Plan and Elevation are prepared without any professional capability and the so called Estimate is not even a proper Estimate.

Constructing a house with given plan and Elevation is a mere waste of money.You will realise what I am telling you now only after wasting money and completing house
There is no such thing as square feet cost of construction.It is a lie told by contractors to get work. Once the work starts you cannot do anything but keep on paying whatever extras contractor may demand as no body will come to complete left out not completed work by a contractor In Kerala conditions.If you still want to continue with same plan and contractor,I have nothing more to tell.

I can take up project in Trivandrum.But plan and other drawings will have to be completely revised preferably after a site visit by me.

QUOTE

Dear Mr.Thomas,

I want to put a truss roof over the flat RCC slab for my house under construction in Kannur. Can you please give some information regarding the cost for the same? in sft sloping or flat area? including the truss work and tiling. Also if you have any contact of any agency doing this work there in Kannur please give.

Vinod Nambiar

My reply

On any Engineering job,no professional can reply for any query without proper data.For a job like this I or anybody else will be able to give a costing only after visiting site and studying details properly.
Normally for truss work contractors give sft rate for flat area covered by truss work.
I am not familiar with some one doing similar work in Kannur.

QUOTE

Hi Mr.Thomas,

We are planning to a build a house (600 Sq. ft.), consisting of Hall, Dinning, 2 Bed rooms and Kitchen in 3cents of land (Paravoor). Our budget is 5 Lakhs.

I want to know the details like
1. Cost for drawing plan and getting approval.
2. Are you providing workers for construction, if so Labour charge per sq.ft.
3. Your supervision\ consultation charge

Kindly provide me reply.

Rajasanthi

My reply

Building a house of 2 Bed attached in 3 cents with other usual facilities will require about 1000 sft in plinth area.Plinth area can be known only after preparing a plan of the house suited to your site,requirements,building rules and Vasthu
Constructing such a house at present day cost with Rs.5 lakhs will not be practically possible
It will be better for me to visit the site before preparing plan.If interested I can give consultancy charges.

QUOTE

I am totally impressed with your designs and I need a farm house design from your side for which I need your commercial terms...The design need to be mediocre in a south facing plot of 146 ft. x 150ft..

Ravisankar Ch
VIJAYAWADA 520002
Andhra Pradesh

My reply

I need to know dimensions and directions of all four sides of the plot.Positions of roads near plot and your requirements for the house in detail.On receipt of these information I can start working on your plan of the house.

QUOTE

Hi Thomas,
I want to construct a building in 10 cents plot which has a street on one side. The building is not facing the the street. it is facing road which is perpendicular to the street . Is it ok to leave 2m on the side where the street is present.
Thanks,
Ann

My reply

As per Kerala Building rules,you need to leave 2M on that side of the plot from street only if that street ends within 75 M length.Otherwise you will have to leave 3M from the road.

To be more precise, check up with concerned local authority as they will only be knowing about any specific requirement fixed by local authority for that location.

QUOTE

Hi Thomas,

This is Jeevan and am from Trichur.. I went through, your blogs and found quite interesting.
Need a favour from you. I would appreciate if you can guide me.

I am attaching my current house along with the modified structure that i did with my limited knowledge using Photoshop.

I really don't have much of money to invest on this. But would like to know certain things.

1. can i construct the roof as a tress work in the same shape and do Ferro cement works to make it beautiful. Since the house is really old ,i don't want to load it with more concrete works.

2.What sort of material should i use to make it cheap.

Hoping for your kind assistance

Thanks and Regards
Jeevan Mathew

My reply

It is not difficult to draw any Elevation of modification dreamed by you..It is not that simple implementing it as you will have to check up structural aspects before attempting to make modifications.
For any renovation/modification work,you will have to get the building inspected by a qualified and experienced consultant. for both architectural and structural aspects.

I can visit your site ,take measurements of existing structure and suggest modifications possible after studying your requirements of modifications.I can check up both architectural and structural aspects of existing structure and suggest modifications possible.

QUOTE

Dear Thomas Sir,

I already started my house work in Palakkad..1400sqm ground floor with frame, and future 2 more floor planed. my construction Engineer give me following details please suggest me is it ok? I am a clerical job person so cant understand..technical.

attached framing plan.

My reply

Details provided by you shows clearly that the plan of the building and structural details are not prepared by a qualified Engineer.So many people call themselves as Engineer especially in rural areas of Kerala without proper qualifications.

A contractor cannot be left to decide on steel reinforcement,column sizes,footing details etc..
You have to consult an Architect for architectural design and a Structural consultant for structural engineering design
If you leave the contractor to design both architectural and structural design he will simply misguide you to increase his profit .Your building will come up spending your hard earned money without proper engineering and ultimately you will only have to suffer.

If I have to be involved I would like to revise right from architectural drawings and a professional structural engineering design is required not something that suits the contractor even at the cost of structural stability of the building.

QUOTE

Dear sir,

I am Kandhaswamy from Jayankondam which is 90 kilometer from Trichy in Tamil Nadu. I want to build a home using wire cut brick without plastering .
Is it good? And also please tell me where Good Wire cut bricks available ?
In Tamil Nadu , it is difficult to get wire cut brick.

Please explain how to do laterite works on outside of walls.

Kandhaswamy

My reply

Building with semi wire cut bricks without plastering is no more attractive as it involves more labour charges.As you know labour is now costly
Wire cut bricks are not available in Tamil Nadu if my information is correct.Buying and transporting from Kerala will be too costly
I do not understand what you mean by laterite work outside wall

Queries on wild life resort in Kerala,house construction

2011-02-09T00:36:00.001-08:00

QUOTE

Dear Mr Thomas,

My name is Nada Bouchta and I am currently a student in Les Roches, international school of hotel management, located in Bluche (Switzerland).

For our diploma, we have to realize a project on a wildlife resort and our group choose the location of Kerala in India. Therefore we need many information on costs wages and general policies. I found one of your posts on internet about architecture in Kerala. Would you help us on defining more or less the building cost if I provide you with all the material and facilities used?

Thank you for your understanding and time,
Best regards,

Nada BOUCHTA.

My reply

Do you think a visit to Kerala is necessary for undertaking such a project? If you are planning a visit I can assist and guide you

You can send your queries by email or you can chat with me at Facebook by adding me in your Facebook account.Here is the link:

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

QUOTE

Hi Thomas,
Thank you so much for your offer to visit our site and we are excited to work with you. . We have the plan to build a house having around 2500 sq. ft in area. Can you give us a rough idea of your final plan preparation fee and also elevations both two dimensional and three dimensional. How much a detailed architectural drawing will cost.I would like to have an idea of these costs because all these expenses will add with our budget.

with regards
Sojan Alex

My reply

First of all you have to understand that involvement of a qualified and experienced professional in your house building project will give you at least following benefits in addition to many more advantages.
1.A design which is appropriate for your site and requirements without wasting even a bit of built up space
2.Maximum utilisation of space
3.Vasthu compliance
4.Cost reduction due to use of structural engineering inputs
5.Traditional Kerala architecture features combined with modern architecture features
6.Better appearance
7.Cost reduction due to continuous professional guidance and involvement
8.Use of modern technology,trends and materials.
All these and more will actually reduce your cost and will give you added value for your building and fees payable for professional involvement are never additional burden for you

Queries and reply-House construction

2011-02-07T05:23:00.001-08:00

QUOTE

sir,l am planning for new home. I would like to know which is the best way to give contract ,i.e. full/labour contract.l can spare three days in a week for look after the construction work. Further i would like to know what are the hidden cost , loopholes,precautions in giving the contract. Whether i will be in loss while comparing with normal construction cost.kindly guide me.

Chinthu Jyothis

My reply

You are likely to build only one house in your life time.It is for your use and for at least for next generation.
Building a house simply depending on a mason by giving labour contract/material labour contract is going to create problems for you
Have a professional Architect/Engineer to design your house and provide you with complete detailed drawings required during construction.Also get continuous site monitoring and instructions to workers from a professional.

Having such a professional service will actually reduce your cost of construction.It will also get you a better house by design and construction in every aspect
Get rates for construction from the mason to do construction as per drawings and instructions of the professional.Involvement of such a professional will prevent mason misguiding you on almost every aspect of construction and giving you inferior quality construction.Because reducing labour/material content for each item of work will be his first priority sacrificing quality of construction to increase his profit even though he may talk to you that he will do best quality construction
If you require our services for design and professional services later,please let me know.

QUOTE

Dear Sir,

I am a NRI, working in Saudi Arabia.

Currently I am constructing a 2500 Square Feet, two storied residential house at Changanacherry Town near Railway Station.

I had given a contract to construct the structure only, and the work is progressing well and is expected to be completed by the 1st week of March 2011.

I am looking for a professional (architect/designer) who can assist me to accomplish the remaining work which are listed below.

1.Plumbing Work
2.Selecting Toilet Tiles & Accessories
3.Boundary Wall
4.Gate
5.Staircase Railing
6.Electrical Fittings/Accessories
7.Earthing
8.Side Paneling Gypsum Board (Lightings)
9.Motor (Water) (Selection & Fixing)
10.Overhead Water Tank (Selection & Fixing)
11.Well (Finishing Work only)
12.Modular Kitchen (complete selection & fix)
13.Selecting the Flooring Materials & laying work
14.Fixing Solar Water heater
15.Painting the building
16.Landscaping work
17.Constructing Car Poarch (which is separate)
18.Furniture/Furnishing (Interior Designer) advice

I will be visiting Kerala on very short one week vacation from 2nd April to 6th April 2011, wherein I would like to take a final decision about the items listed above.

How can you help me? are you interested? please let me know by return email as soon as possible explaining clearly your terms and conditions.

Regards,
Shaji Rawother
Saudi Arabia

My reply

I can act as consultant for the works indicated by you and also provide our workmen if you require our direct involvement for the work.
It will be good if I can visit the site and assess work already done and suggest improvements/modifications possible at this stage.
If required an Estimate for works indicated by you can be given after site visit

QUOTE

Good morning Mr. Thomas,

I visited your web site and thought of having a chat regarding my plan of my house cum studio apartment construction.

I am in UAE with my family.

I have bought a 4.5 cent land in Edappally near to Cheranalloor .( Sketch attached. ). I have got a local designer in cochin and designed and approved a plan.(attached) I have slight modification and specifications as per my little knowledge. Can you help me out.

Can you help us out as how it can be proceeded and what all services you can provide along with your split up rates.

ANVAR MUHAMMED

My reply

After going through the plan of the house forwarded by you I found that the plan is prepared by some one without much expertise or experience.Many people think that plan prepared by any one person is the only possible design for the house to be constructed.

A real good Architect with experience can make a lot of difference and he can give you the best possible design considering your requirements,funds availability ,possibilities and limitations of the plot.

You will understand defects of the present plan only after construction is over.Then it will be too late.Is it not better to spend few thousands now instead of loosing lakhs of rupees ?
A well designed house after completion will make you feel proud that you have built the best possible house within your capability and limitations.

I can redesign the house and Kerala Building rules allow change of plan within approved plinth area ,if you have already obtained approval of plan from local authority.

Queries and replies on house design,construction

2011-02-05T07:23:00.001-08:00

QUOTE

Hi Thomas,
My name is Sojan and I work in U.S.A. I have a house plot in Kottayam district which is facing towards west and is by the side of a high way. From local pundits in Kerala, I heard that a plot facing towards west is not recommended for house construction. I don't have any other suitable plot.What do you think about it. Please advice.
Thanks
Sojan

My reply

As per Vasthu there is absolutely no problem in house facing any direction.For each facing direction,positions of rooms for specific use will have to be arranged in a manner as suggested by Vasthu

Most of these so called local Vasthu experts do not know much about Vasthu.They spread wrong information and confuse people.

QUOTE

Saw your blog Very informative very kind of you to do such a good service .
I have decided to construct a house in the suburbs of Thiruvananthapuram city for which a well experienced mason more than 30 years of experience in house construction when approached told that in Rs300/- per sq. ft.( Masonry only) he can do the work from earth work for foundation laying up to plastering of the building i.e. full structure . the plan of the house is very simple construction i.e. flat roof ,and no extra designs
Is the rate reasonable? kindly advice

geetha

My reply

You are likely to build only one house in your life time.It is for your use and for at least r next generation.
Building a house simply depending on a mason is going to create problems for you
Have a professional Architect/Engineer to design your house and provide you with complete detailed drawings required during construction.Also get continuous site monitoring and instructions to workers from a professional
Having such a professional service will actually reduce your cost of construction.It will also get you a better house by design and construction in every aspect
Get rates for construction from the mason to do construction as per drawings and instructions of the professional.Involvement of such a professional will prevent mason misguiding you on almost every aspect of construction and giving you inferior quality construction.Because reducing labour content for each item of work will be his first priority sacrificing quality of construction to increase his profit even though he may talk to you that he will do best quality construction
For a normal house construction labour contract rate cannot be more than Rs.200 per sft.Even at Rs.150/- per sft mason will get comfortable profit.

QUOTE

Dear Mr. Thomas

Thank you for your blog information, I need to re-floor my old apartment at cochin near Vyttila. Please advise me reasonable and good looking flooring materials and methods on living / bedroom/ kitchen etc. The flat height is not much , so is it better to remove existing old tiles?
John Kurian

My reply

There are several attractive less costly and better flooring materials available.For details refer to my blog entries on flooring

There is no need to remove old tiles in rooms.You can fix new tiles by using tile adhesives which you can buy from tile shops.As you are in Cochin we can take up the job if you are interested.

Queries on cost,clearance from road,Vasthu,filling site

2011-02-03T07:36:00.001-08:00

QUOTE

Hello Thomas,

I have a 7 cents (3049 sq.ft.) residential plot in Kadri at Mangalore, (Karnataka state)Its located in a plush locality and I intend to sell it.However in order to get more price, I have decided to level the plot. Since the plot is about 5 to 6 feet below the main road.
I intend to bring it up to the road level.How much sand do you think I would require and also what would be the total (rough)cost for the same?

Please do reply.

Kind regards,
Merwyn D'souza.

My reply

It will be better if you contact any local contractor who take up such filling works.After seeing the plot,he will give you exact indication of cost of filling
You cannot expect me to know cost of filling material at your locality and I cannot assess site conditions without a site visit.

QUOTE

Dear Thomas sir my name is Mrs. Girija and I am from Kerala Kollam ,kadakkal .i would like to construct a small house in Kerala ,kadakkal .there fore kindly tell me about the small budget.i need 2 bed rooms ,kitchen,a hall .sir please give me reply.

My reply

Two bed room hall Kitchen,one toilet house may cost minimum Rs.5 lakhs.It can only go up during construction in Kerala conditions.

QUOTE

i have a plan to buy a plot around 15x15 m size for a shopping complex min 3 storied,but it coasting around 7 lakhs /cent.but main problem it is a corner plot for two main roads between Trichur-Chalakudy nh47 road,plots one side is nh 47 (4 line )other side is a traffic tar road around 5 m wide .and other two sides is neighbours they are ready to give permission to abut the building wall with there compound wall.so i ask your advice to buy these plot for the shopping complex and how much distance i have to leave in both road sides and possible for other side to abutting? this plot is in panchayath area and how much % totally i can build. please awaiting your advice.

Joy.k.George
AL AHMADIAH AKTOR Dubai

My reply

Especially for a plot like this facing National High way it is better to check up with concerned local authority office(Panchayath in your case) as they will only be aware of road widening planned or any other schemes .In addition to provisions of Kerala Building rules,local authority may also impose certain restrictions in building construction especially for a plot like yours facing National High way

QUOTE

Dear sir
My Cousin is building a house the kitchen shown in SE corner and in first floor the bed room shown above the kitchen is it ok as per vasthu?
Secondly the room sizes for bed room are shown are square will it make any problem?
Please reply me

Regards

Jini Jacob
Doha,Qatar

My reply

Kitchen at South East is good as per Vasthu.It is better to avoid bed room for regular use at Agni Konam(South East)
Room sizes should not be square as per Vasthu

Query on landscape and House Construction for USA based NRI

2011-01-30T07:18:00.001-08:00

QUOTE

Dear Mr. Thomas

I was going thru your website and found very interesting.
I have got an enquiry/advice;
Last 3 years back I built my house, there is no compound wall.
Now I want to construct compound wall with gate and a very good landscaping with tiles.
What is the economical but yet stronger and lifespan models available. What will be the approx. cost.
Do you have any contractor who can do this job for me.
I am residing at Thevalakkara near Karunagappally.

Thanks
Manu Alex

My reply

It will be better if I can visit the site.I can assess house construction work done,suggest ways to improve utility and appearance,check Vasthu compliance and suggest on landscaping and gate construction.We can also consider deputing our people for the work to be done after site visit.

QUOTE

Hi I have my old house in the land where I am planning to build my new house. I need to demolish that and make new one - my plan is for a 2-storied house, with 3 bedrooms on the 1st floor and two on ground floor. Rest of the things I would like to discuss with you on phone. Please let me know your convenient time so that I can make a call.

Martin of Massachusetts,USA

Yes.I can take up design and construction of your house with the best you can expect from a professional qualified and experienced in house design and construction in Kerala

I have to start preferably with a site visit and study in detail about your requirements,dreams and hopes for your house

You can call me in the evening our time in India

Query again on square feet labour contract rate

2011-01-29T06:35:00.001-08:00

QUOTE

sir I am planning to build a house in Trivandrum.while giving for labour contract which area is to be calculated is it plinth or carpet area?

Bijoy

My reply

Labour contract or square feet rate contract are basically crude methods of engaging work on contract basis and is not approved or recommended by any good professional.

Non professional contractors use these crude methods like some one trying to catch a fish by offering a bait of food by hiding the steel hook inside food.These rates are just a lie given to you initially by the non professional contractor to get you inside his arm.Once you are caught you cannot escape.After you start work,no other contractor will come to take up work even if you feel compelled to do away with original contractor.

As the work progresses contractor will start demanding extras and you will end up paying much more than original agreed rates as you have little or no alternate way of completing your construction.
In any labour contract,non professional contractor will try to reduce labour content in the work to increase his profit even at the cost of quality of construction for which he will pay only lip services.
He will continue to misguide you and will try to convince you that wrong practices of construction adopted by him to increase his profit are the right way of doing the work.
If you have an independent qualified and experienced professional to provide drawings,specifications and instructions for the work continuously then situation can improve.In such a scenario,the contractor will either leave the contract or ask for increased rate
Whether the contractor considers plinth area or carpet area for calculating amount payable to him is for him to answer.Mostly they consider plinth area as measured by them which again will be higher than actual plinth area.

If you need professional guidance, design ,detailed drawings for the work,we can be of assistance to you

Query again on square feet cost

2011-01-28T06:55:00.001-08:00

QUOTE

Hello Sir,

I came across you blog http://kerala-architects.blogspot.com/ while searching in the net for the current labor contract rates in Thiruvananthapuram. We are planning on renovating our home. The plan was prepared by a qualified engineer but due to some personal issues on the engineer's part he could not take the work. So we decided on giving the project to another person based on labor contract. The square foot rate he has given us seems a bit unreasonable. The property is in Vellayambalam Thiruvananthapuram and the rate given to us is Rs. 300 per square foot. When I enquired around I came to know that this is indeed really unreasonable. Could you please give me a fair idea about the current labor rates per square foot in Thiruvananthapuram? Hope to get a reply soon.

Thanks and Regards,

Lavanya,

My reply

People are obsessed with square feet rate! Even for remodeling and renovation work ,square feet rate contractor comes!

First of all you have to understand that every non professional contractor who take up work on square feet rate for labour contract tries to do the work with as little labour content as possible.Even when there is a qualified experienced Engineer to supervise the work he will try to save labour cost even at the cost of quality of work.When there is no professional involved contractor will try to teach you that the way he does the work is the best method and procedure.

Best option especially for a remodeling renovation work is to fix unit rates for each item of work to be done in consultation with an expert.

In your case I can visit Trivandrum site, study work involved and suggest on work to be done, check Vasthu compliance and fix up labour rates for each item if the contractor is willing to co operate.If contractor is not a reasonable person,he will not do anything even if I tell him that his square feet rate is high

Queries on septic tank,Overhead tank,waste pits,clay tile polishing

2011-01-27T07:59:00.001-08:00

QUOTE

Hi Sir,
While surfing i got a chance to visit your blog, the site is informative and content rich.
I'm planning to construct a house I've a couple of doubts about septic tank capacity,
I'm planning to use two 750 liters overhead tank
My house is having 3 bedrooms with attached toilet and a common toilet. In addition to this there two sinks one in kitchen and work area
The soil is good and normal rubble foundation is what recommended after soil testing
How can we arrive @ the capacity of septic tank, since drainage facility is not yet available in our area
- What is the capacity of septic tank required for my house
- Do we need to construct separate septic tank for kitchen/work area and bathrooms
- Which one is better a ready made septic tank or to construct one.
- What is the maintenance period of a septic tank, i.e in what interval we need to do the cleaning
- Is there any other points to be considered before constructing a septic tank
Please advice me on this. When you are free .

with regards
Lalu George

My reply

You need professional guidance ,drawings and supervision from beginning to end of house construction and you picking up little bit of information on house construction from many people combined with misguiding you by contractor to save cost to increase his profit will give you a house with lot of quality problems,and insufficiencies.

There is no substitute for professional guidance and you will save lot of money by having professional guidance even after considering fees payable to a professional

Three bed room house does not require two 750 liters over head tank.A normal family of four people will not use more than 500 liters of water in a day.So you need to go for only one 750 liter tank.

Septic tank with brick walls and plastering will be costly and over a period of time tree routes may damage brick walls.So use only Ferro cement septic tank and underground water storage tank.Your Architect will select appropriate size septic tank in consultation with the manufacturer for your house.

For disposal of waste water from kitchen,wash basins and bath rooms waste pit is required and not septic tank.Here again your Architect will advise you on specifications of such waste pits.Septic tank cleaning may be required after ten years or more.At present live bacteria is available which when poured as per instructions through closet can clean septic tank within a few months.Use of such a product available in market can help clean septic tank without any hassles.

QUOTE

Sir
I read an article in Kerala Architecture and House construction on clay
tiles for indoor use.I am already purchased and installation of terracotta
tiles in my home is under progress. However manufacturer/installer has
given different opinion on polishing. Please clarify.
You are suggesting polyurethane coating on terracotta flooring. This
coating needs any special care?
How it apply.
what is the commercial name of this coating.
Is machine cleaning is required after installation of tiles.
How it apply.
Where it is available.
please give your suggestions
Rajasekharan Pillai.G

My reply

Clay tile is manufactured by using good quality mud only by reputed manufacturers.Others use low quality mud which in turn can affect strength of clay tile.With lesser strength,clay tile used in floor can get damaged by wear and tear over a period of time.

You should never do machine cleaning over clay tile.It will damage and remove the top coating on clay tile.After laying of clay tiles you should cure it with water for few days.Thus mortar joining clay tiles will get strengthened.After curing period of at least seven days are over wash surface of clay tile laid with heavily diluted acetic acid.Leave it for drying for few days.

After the tile is dried apply polish by hand.You can use polish material like mansion polish.After this polishing surface of clay tile will become moisture resistant.As an additional precaution you can apply poly urethane coating which you can buy from any paint shop.

It is available in Cochin,Coimbatore etc.In small towns it may not be available.Poly urethane coating is not essential if polishing is done well.

Query on Elevation for house under construction

2011-01-26T22:15:00.001-08:00

QUOTE

Dear Mr. Thomas,

I have seen your blogs in the internet.

I am constructing a house and the construction has reached up to the lintel level near Ettumanoor. I did not finalise the Elevation of my house.

Can you please design an elevation and 3D view if I send to you the Plans. You can charge me for the above. If you would like to visit the site I can arrange.

Awaiting your valuable reply.

Best Regards,

Lal.

My reply

Lot of people have a mistaken notion that Elevation of the house is something independent of Plan of the house.If you need a good Elevation ,Architect who prepare plan of the house will have to prepare plan of the house in a manner by which a good Elevation is possible.

Having finalised plan of the house and construction reaching lintel level,there are of course constraints in designing a better Elevation.With a site visit I can study the matter,comment on work so far done,check Vasthu compliance and suggest changes that can improve on external appearance of the building.You will have to send me plan of the house before site visit so that I can prepared . during site visit

Queries on Kerala Style house in Chennai,Modular Kitchen and square feet cost

2011-01-24T20:56:00.001-08:00

QUOTE

Dear Sir, We have a G+1 floor house at Chennai, we wish to construct one more floor using wooden structure of Kerala Heritage house. Is it possible to relocate? we can discuss all details, in case you see a possibility. regards,

Chidamber PL

My reply

There are people in Kerala who buy old houses with lot of traditional wood work,knock it down and recreate it anywhere.Even though they buy at lower cost,they charge very high.

So It will be better to do the work using new material keeping all good features of traditional Kerala work.If interested we can work out details.

QUOTE

Dear Thomas,

Surfing through the NET in search of someone to provide technical advise on Kitchen designing , came across your web site and felt you can help me to get my Kitchen designed and arranged in a proper manner. Based in Vypin, my house is now under construction and wish to get your professional advise for my upcoming house's kitchen. My kitchen's plan would be as per the attached photo (it is from your own site) as its entrance from West and the window side is East and the out door is towards South as it is opening out to a work area room .
Hope to hear from you soon to discuss more details.
Thank you for your time.
Sebastian

I can visit your house under construction and give my suggestions on pending works and comments on work already done.I can also do a Vasthu evaluation of the house
After the visit,I can give you offer for design and construction of modular Kitchen and other interior work.I can get the work done with professional care and quality with my workers and professional team.

QUOTE

I have 7 cents in an housing plot.Again the reliability, management style of your company, man and material active reference from your list, all are important factors for my decision making process. Also the budgeting part for a medium house 2500 sq. feet is very essential. I will be visiting Kochi, during the month of March. I can make a deal, Why don't give me a figure, which you have already constructed from your list.

.Again I am well aware no body can pin point the right figure with respect to material handling of house constructions.. But as a marketing point of view, there is a figure. 1+ is always two ?
Regards,
Mathew,

My reply

Unlike non professional contractors who try to get contract by telling lies ,I do not have to tell lies to get business.As a qualified and experienced professional in the field,after directly constructing more than 200 houses in Kerala,I can tell that if some one talk of a square feet cost of construction without studying site conditions and without a design of the house,it can only be a lie
If you are going to give work related to your house only if I tell a lie,I do not want that work.

Farm House in Andhra Pradesh-Query and reply

2011-01-22T21:07:00.001-08:00

QUOTE

On hearing from you we will proceed further
warm regards
Ravisankar Ch.
VIJAYAWADA 520002
Andhra Pradesh INDIA

My reply

I require more details like what exactly do you require in the house and your dreams for the house.So,write in detail.

I can design the Basic Plan of the house and all detailed drawings required to complete the design and required during progress of construction work

Queries on remodeling of house and water storage

2011-01-21T22:38:00.001-08:00

Quote

Dear Mr Thomas ... i am keen on remodeling my old house at Manjeri in Malappuram dist. , have a limited budget and seek your advice ...
prakash

My reply

A site visit by an Architect is essential for remodeling/extension of your existing house.

He has to take measurements,prepare drawings of existing structure,discuss with you in detail about your needs and then give you a modified structure plan to be discussed/revised and finalised.

Modifying existing structure will require shifting the people staying there during work and it will not be that easy to calculate expected cost as lot of unexpected problems and expenses may crop up during modification work.Professional guidance can save you lot of money and give you proper directions to get maximum utilisation of money spent.

Quote

I WISH TO HAVE A GUIDANCE FROM YOU FOR MY WATER SUMP AND TANK

I GOT WATER CONNECTION FROM WATER AUTHORITY OF FOR MY HOUSE AT KUMBALANGY KOCHIN AND NEED YOUR GUIDANCE

I WISH TO KNOW WHICH TYPE SUMP OR UNDERGROUND TANK IS SUITABLE FOR MY HOUSE

SHOULD I BUILD A SUMP WITH BRICKS AND CEMENT OR READY MADE PLASTIC SUMP IS TO BE BOUGHT ALSO I HAVE NO IDEA FROM WHERE TO GET MATERIALS FOR PIPE CONNECTION AND SUMP AND OVERHEAD TANK

YOUR SUPPORT AND GUIDANCE WILL BE OF MUCH HELP TO ME.

My reply

It is better to go for Ferro cement underground water storage tanks.It will be less costly safe and will last longer without problems.Even for over head tank it is better to use Ferro cement tanks.But it may not be that easy to get people for supplying and erecting such overhead tanks.
Constructing septic tank or underground storage water tanks with brick will be costly and it is likely to get damaged within a few years.For over head tank you may have to go for double layer plastic water storage tanks..Over head tank should preferably be kept at a height of about five feet to get better force of water in shower and also to facilitate provision of solar water heater
If you have an Architect/Construction Engineer, he can guide you on all these.

Construction labour contract-Query and reply

2011-01-21T21:29:00.001-08:00

QUOTE

I am resident of Thodupuzha. I have purchased a plot in , Mattoor, Kalady. This plot is a sloping land and to avoid filling it up with mud to the road level we have decided on having half the plot , i.e. the front portion of the plot filled up with mud, and the other part we have decided to construct a basement and hence avoid filling the whole land and also we can use this land. our plan is for a 3 story ie, basement, ground and first floor with only two rooms. I am attaching the plan of the basement and the ground.

Now my question, the house is total of 2200 sq. ft. The constructor has given us a rate of 275 /sq. ft. for labor with us providing the material and him building the structure. There are rates of 180 to 200 /Sq. Ft. in Kalady area for structure building on flat land. This rate is so as there is work in the foundation part.

I am not sure if this rate is too high or if we are being taken for a ride in this case. I kindly request you to provide me with your valuable input.

Waiting for your reply anxiously.

Kind regards
Asha Suresh
Thodupuzha.

My reply

For a three story building construction you should not simply leave the work to be done as he pleases to a mere contractor.There has to be a professional Engineer to design structure work.
When you build a three storey building it will have to be a column beam construction if the soil is stable.If the soil is not stable,you may even require concrete piling.
Nature of foundation,column , beam and roof steel reinforcements will have to be properly designed by a Structural Engineer and before concreting it has to be ensured that the contractor has done steel work as per drawing and as per instructions of the Engineer.
Any contractor taking up work on square feet basis without involvement of a professional Engineer will try to do the work with as little labour input as possible.You may not be knowing about right practices of construction and he will make you believe that whatever he does is the right way of doing.
I do not know whether you have got the plan prepared by a qualified experienced professional .I could not open your attachments.Can you send these plans in pdf form?
In any case it will not be good if you do the filling before doing foundation work.Land filling and leveling can be done after completing foundation work for the building
Labour rate of 200 per sft is more reasonable for the type of work you are talking about.If you tell the contractor that he will have to do the work as per drawings and instructions of an Engineer,he may not be willing to do the work even at Rs.275.
Every non professional contractor wants to make more profit .Proper Engineering standards and correct construction practices will increase his labour cost and he will talk and convince you that it is not required
When you build ,you should have professional guidance from beginning to end.No Engineer can rectify or suggest ways to correct mistakes done during construction, after the work.

Type of foundation-Query and reply

2011-01-19T20:25:00.001-08:00

QUOTE

Greetings
I plan to construct a house on a land which was once a Karapadam.
The soil is good laterite at a depth of 6 feet. What type of foundation do you advice.
Joseph D

Sent from my iPhone

My reply

For any professional to give proper advice/suggestions adequate data/information is necessary.Just by telling that good laterite is available at six feet depth I cannot advise you on foundation work to be done.

Preferably I should see the plot and surroundings.I also have to see plan and other details of the house you are going to construct.After these inputs are available to me I can suggest you appropriate foundation for your house

After structure work-Query and reply

2011-01-19T01:16:00.001-08:00

QUOTE

Sir,

i have got information about you from the website. Ma Name is Raoof, working in Abu Dhabi. My house is Under Construction and Structure Finnish. But i want reduce the expense in the Finishing works. So i wish to get advice from your side. Please provide if u can

Abdul Raoof
Abu Dhabi

My reply

After completing structure work of the house, much more complicated work which may require even more amount of money are pending.
You need advice and guidance of a qualified and experienced person to know various options available to you, latest trends and ways and means to decrease cost while improving utility and appearance of the building.
Look at some of the pending works:
1. Putty finish for walls and painting
2. Flooring
3. Plumbing and sanitary works
4. Electrical wiring and fittings
5. Interior woodwork and Interior lay out design
6. Vasthu compliance of building constructed
7. Structural /Architectural correctness of construction done
8. Land scape design, arrangements and much more

So you require a visit by a qualified experienced professional to the site. After the visit you will get a detailed report on assessing work already done and suggesting how to go about in the case of future works

I can visit your site and give you these details, information and guidance
Please let me know whether you are interested. After the visit, we can also provide our expert workers for the balance finishing works in the house under construction

Commencement of house construction at Kainakary,Alleppey.Query and reply

2011-01-18T07:41:00.001-08:00

QUOTE

Dear Mr. Thomas

I am planning to start the construction of my House. Its in Kainakary village - Alappuzha. The plot is beside a small branch river of Pampa.

Can you tell me is there any issues for using M-sand for concreting also for brisk wall ?
If I send you the plot diagram, can u tell me the aspects of Vasthu and location of the house should be etc. ?
Which will be the cost effective and strong foundation - with Black stone ( Karinkallu) or concreting belt and pillar from the bottom of the ground ?

I hope you will have little bit time to answer my queries.

Regards
Cleetus Antony
From Afghanistan.

My reply

1.Manufactured sand is better than river sand if made to correct size.It can be used for concrete and brick work.River sand available in Kerala in many places have many impurities in it which may be harmful in the long run for the building.For plastering you may have to use river sand with appropriate size.

2.It will be better if I can visit your site to study site conditions,Vasthu aspects etc.If you send me the plot sketch I can tell Vasthu aspects related and applicable to the plot

3.After studying site conditions,soil nature and architectural design for the house,a structural consultant will suggest appropriate foundation design for your house.Type of foundation cannot simply be selected or decided by you.Leave such decisions to the experts..

House for middle class-Query and reply

2011-01-16T21:35:00.001-08:00

QUOTE

hello sir
i have seen your projects pictures and articles in internet.very excellent. congrats.
but i did not see a project which is suitable for middle class who is looking for low coast house.i want to construct a low coast house.so i hope you wil and can advise me.
my name is Rajesh and my place is Adoor.
my plan is a 3 bed room hall kitchen pooja bathroom and toilet.single story with interlock bricks.and as per vasthu.area required 1000 plus and a verandah. flat roof above that sheet roof.(this can do latter)bed room to be accommodated a double bed almira and a computer table.after that room should be little spacious.how much is the minimum size required.
in kitchen tables for gas can be constructed with highly polished kadappa or kota stones.
to reduce coast floor of hall kitchen and bath room with tiles and other place with red oxide or clay tiles.external electrical wiring preferred.exterior and interior with water proof paints.what are the advantages and disadvantages of interlock bricks.my plan is to start after 6 - 8 months.for this project how much will be the approximate coast.
please advise
My reply

An architect or professional experienced in design and construction of house need not necessarily work only for large houses with high budget.

I have designed and built houses with plinth area as low as 300 sft to 6000 sft.Most of the people with lower budget some how has a wrong impression that it is not worth taking professional guidance and assistance for designing and building their house.It is due to this reluctance of clients with lower strata of funds that Architects tend to do more of high budget houses.

We can only work work for those who approach us and cannot go in search of those who think that we are costly and avoid us.Charges for professional services naturally will be less for low budget houses and hence more and more people should come forward to have professional services for design and construction of their houses.

It will be better to leave finding out ways and means of reducing cost to the professional rather than you own your own decide what all you should do to reduce cost of construction.Your part knowledge and wrong impressions may land you in trouble without professional guidance and assistance.You can always tell frankly to your Architect about your funds availability so that he can work out a house for you within your funds restrictions, if any.

Three bed house-Query and reply

2011-01-16T20:20:00.001-08:00

QUOTE

My name is Satheesh, working in Dubai, planning to build a house in Kannur District.

Im looking for a good house plan to construct a house in My 15 cent land. My budget is 12-15 lakhs & total sft. 1500 to 1800 sft
I need 2 bed room (approx. size 450x400) in downstairs 1 bed room in upstairs (approx. 300x360). Kitchen I don't need big size. 300x180 is enough for me. but I need big hall including dining.

I am planning to make the house in black stone (karinkallu) and bricks and lot of arches. there is no sunshade around the house. only arches in above the windows. Is this reduce the cost..?

Instead of wooden windows if possible to use aluminum windows with glasses..?

Sir, please e-mail me some good plans, elevations and your valuable suggestions for this.

Waiting for your reply in my e-mail id.

My reply

Plan of the house will have to be specifically developed to meet your requirements,budget and site conditions.It require consideration of following aspects and hence just any plan of the house taken from a website or given by some one without considering following aspects will not be useful or suitable for you.

1.       Information provided by you on your needs, desires and hopes for the house.
2.       Vasthu aspects
3.       Traditional Kerala Architecture features
4.       Modern architecture features
5.       Structural engineering aspects to reduce cost of construction
6.       Kerala Building Rules.

Cents is area of the plot and it does not give any idea on dimensions of each side of plot.Without knowing dimensions of each sides of the plot and directions,plan cannot be prepared.Position of roads near the plot is also very important.So information on site conditions also should be known to the designer
Requirements as indicated in your mail indicate an approximate plinth area of 2500 sft and even with cost of present day,you cannot complete that house with just Rs.15 lakhs.So you will have to cut down on your requirements or find extra funds.
Building entire house with rubble(Karinkallu) is unnecessary and it will cost more and take away lot of space of house.In Kerala conditions,sunshades are essential.Without sunshades your rooms will be flooded with water.Arches above windows are good if done properly with workers who know how to do Arches.But arches cannot substitute lintel concreting on the structural stability aspect.
300 x 180 size Kitchen will not be workable.
Aluminum windows will not reduce your cost and cannot be as good as wooden windows

Purchase of land at Cochin and house construction.Query and reply

2011-01-15T00:35:00.001-08:00

QUOTE

hi, I am Tintu, an NRI. i read all the information about u from your site. i like to entrust u a project.. Find min 5 cents of house plot in Ernakulum district(can be in outskirts of the city) and construct a house for me. we will give u the basic plan of the house.if u r interested please inform me. i will give u further information so that and i can get the quotation from u

My reply

For buying land in and around Cochin, there will be several options available at any point of time and plots available keep on changing depending upon transactions taking place
So for purchase of plot,you have to visit Cochin
Without knowing outer dimensions of the plot,directions,roads near plot you cannot simply use a plan prepared by you/obtained by you without considering any of these factors and Vasthu factors if you require Vasthu compliance.
Without any of these preliminary design details available,we cannot simply give a quotation.
So first step will have to be your visit to Cochin

Query and reply on construction cost

2011-01-14T06:10:00.001-08:00

QUOTE

hi
i have seen your web site and informative information
could you please advice me the approximate building construction cost in Trivandrum district

Sajeev

My reply

If you do not need to hear a lie on building construction cost,please understand that building construction cost depends upon several factors and I cannot give answer to your question just like telling the cost of a Kg of rice in today's market.

It will be good if you can go through my blog entries and answers to queries I received from others earlier at following blog.
After reading those you will get a better picture on cost of construction in Kerala

http://www.architectkerala.blogspot.com/

Queries and replies on land purchase in Cochin,construction of house and flooring options

2011-01-14T05:52:00.001-08:00

QUOTE

Further to the discussion today morning, pls. give more details on laying of interlocking tiles and the interior floor tiles.

. Bennet Raj

My reply

You can have details on flooring options at my blog entries on the topic.

Links given below:

http://kerala-architects.blogspot.com/2010/12/flooring-new-trends.html

http://kerala-architects.blogspot.com/2010/12/query-flooring-options.html

http://kerala-architects.blogspot.com/2010/12/queries-on-plot-area-flooring-and.html

http://kerala-houseconstruction.blogspot.com/2010/02/flooring-for-house-options.html

QUOTE

dear sir,
greeting to you. We are in the middle of a construction of a single
storey house with. it is located in Enathu, near Adoor. Do you have
representative offices in our area so that we can meet and go for a
deal in completing the house. waiting for your reply at the earliest

Mini Koshy

My reply

My office is at Cochin
I can visit your site,assess work so far done,study site conditions,take measurements,check vasthu compliance of the house work and suggest you how to proceed on further work
I can act either as a consultant visiting your site occasionally and guide work or I can take up balance work completely

All that you have to do is, inform me exact route to your place of work.I have visited nearby places on work related trips earlier.
Please call me on 9388701702 to fix up a mutually convenient date and time for site visit.
We will give complete professional guidance and assistance to help you reach your dream house with lower cost and better quality and facilities.

QUOTE

Dear Thomas,

Greetings...! Hope you are doing fine.

I am looking for a plot with house in and around Ernakulum within the budget of Rs. 25 to 30 lakhs. If you have any offer, please provide the details with some snaps.

Anil

My reply

Buying house with plot in and around Ernakulum at Rs.30 lakhs will be impossible as land prices even in suburbs like Alwaye and Tripunithura also will be around Rs.3 lakhs or more.

Buying house plot in and Ernakulum can be done only if you are willing to visit Cochin with prefixed date of visit so that we can show you house plots available for sale on that day.
No one is going to keep their plot for sale expecting your arrival and hence there is no point in we sending few plot pictures to you.In fact plot picture will not give you clear idea on the plot features

So tell me when you can visit Cochin to look around for plot for purchase
We will provide following services related to your land purchase
1.Giving you options of purchase
2.Technical evaluation of the plot and suitability for construction of house with respect to Vasthu and Kerala Building rules
3.Legal evaluation of documents of plot
4.Documentation of land purchase with complete professional guidance and related follow up
5.Building design
6.Obtaining permit for building permit from local authority
7.Complete construction with transparent procedures and professional guidance and management

Single storey or double storey?Query and reply

2011-01-10T07:14:00.001-08:00

QUOTE

Just to get your opinion....considering the hotter seasons that are becoming hotter in Kerala, what is your opinion on building a one storey house instead of a 2 storey house, do u think that a two storey house will be cooler below.

We would like to build a one storey house with sloping tiled roofs, your opinion please, this house will be in a 2500 sq ft house in a 2 acre 'jathi tree' plot. what are your tips on making a one storey house cooler by using architectural skills.

Anto

My reply

If you have a large plot in a Jathi plantation you can as well go for single storey construction

Single story house may look less impressive if not suitably designed

I have done several single story houses with good appearance and other good features.Single storey house will cost less if the plot has stable soil conditions compared to double storey construction.

Yes. There are ways to make the house cooler by design and by construction methods.

I am not simply going to write in detail about how to make house cooler.

Apart from this there are several aspects of house design where a qualified experienced professional like me can guide you during design and execution of work.

Let us first start with development of design for the house

You have not even told where you intend to construct house.

Square feet plinth area of the house will be known even to the designer only after finalising the design.But you seem to be knowing it in advance.As I have told many times in my blogs, square feet plinth area is not directly proportional to cost of building house.If you have budget constraints there is no harm in telling frankly to your designer about funds that can be raised by you during construction ( own funds and borrowed money.)

But in reality almost all clients tell me a lesser figure than they can manage thinking that Architect will have some magic wand to bring down cost while not compromising on requirements.

Plan of the house-Is that so simple?Query and reply

2011-01-10T05:19:00.001-08:00

QUOTE

Dear Mr. Thomas,

Went through your interesting website, I would be obliged if you can you send me by email a plan for a 3 bedroom one storey house around 2500 sq ft.

R. Anto

My reply

Plan of your house to be built is not as simple as something I can send immediately after getting a mail request from any one like this.

Before preparing even an initial plan of the house to be built for discussion with client and Architect the following steps are to be completed.

1.Preferably a site visit by the Architect

An experienced and well informed Architect can see and observe many factors essential to be understood from the plot and surroundings before attempting to work on plan of your house.Plot dimensions of all four sides and directions have to be obtained.For consideration of Vasthu aspects directions,position of roads nearby ,river or any other water body nearby will have to be considered

2.Studying your requirements for the house

An Architect will have to get many information from you on your needs,hopes and dreams for the house and also your budget limitations if any.He may also have to discuss with other members of your family to understand their individual needs and dreams for the house

3.Just any plan prepared for any one may not suit your needs,your plot limitations and Vasthu factors.So never simply copy a plan from any website for your house

4.Plan preparation for your house by a qualified experienced Architect will call for all the expertise and knowledge of the Architect.A wrong plan can make you loose lakhs of your money and you will understand problems and shortages of the design only when you start living in the house.By then it will be too late.

So never try to save that few thousands payable to an Architect as design fees.If you save that money you will loose in plenty and will be left with a house with all sorts of problems about which no Architect can do anything after construction to correct or improve.

After structure work-Query and reply

2011-01-10T03:27:00.001-08:00

QUOTE

I have read your article on clay flooring . Due to my budget problem I intend to go for clay flooring for my 2 bedroom and living room which will not be more that 700sq feet . Total area of the the house would be 1300sqft .My house is in Tellicherry . Do you do only flooring job or can u suggest any contract who specialise in this flooring in Tellicherry .This house is for my aged parents .

Your advise in this matter is highly appreciated.

regards
Naren

My reply

After completing structure work of the house, much more complicated work which may require even more amount of money are pending

Look at some of the pending works

1. Putty finish for walls and painting

2. Flooring

3. Plumbing and sanitary works

4. Electrical wiring and fittings

5. Interior woodwork and Interior lay out design

6. Vasthu compliance of building constructed

7. Structural /Architectural correctness of construction done

8. Land scape design, arrangements and much more

I can visit your site at Tellicherry and give you these details, information and guidance.Please let me know whether you are interested. After the visit, we can also provide our expert workers for the balance finishing works in the house under construction

Review of plan prepared-Query and reply

2011-01-07T21:42:00.001-08:00

QUOTE

I have a plan to construct a home bounded to low cost. Fortunately I've reached in your blog and that was very informative.
I am hereby attaching a part-plan of bed room to get your valuable comments on the "bath room door position".

I would like to go for an arrangement which is indicated and I have seen an arrangement of its kind in hotel and apartment bed rooms.
I wish you would send me an advice to get an idea to finalize.

Vinod.S
Sharjah

My reply

A plan of house is prepared considering several aspects including Vasthu
As per Vasthu there are certain positions for bed rooms.
Without knowing directions I cannot comment on suitability of bed room position
In any case total plan has to be seen to decide on various aspects

Quote

Thank you very much for your reply. I am attaching herewith the site layout for your review.
Please note that, home positioned as East at front side.
As I indicated in my previous mail please advice me on merit & demerits of bath room entrance as positioned.

Vinod.S
Sharjah

My reply

Following are my comments on the plan sent
1.Dining space 300 x 300 is insufficient
2.U shaped stair is old fashioned and 15 threads will not be sufficient to reach top.Such old fashioned stair arrangement will produce a dark underutilized space below stair
3.263 x 140 space for toilet will be inconvenient.140 cm width is insufficient and 262 cm length for such a toilet will be too much.Proper arrangement will be difficult
I can revise the plan and give you modified better plan which will not only give you better facilities but also lesser cost of construction

Toilet you have shown can have a closet at south side wall and rest entire area can be used only for bath with a shower on long wall.If re arranged same or lesser space can be utilised better

Solid concrete block instead of brick-Query and reply

2011-01-05T19:19:00.001-08:00

QUOTE

Please send me your advice on using solid cement blocks for the construction of residential building or using bricks.

Anil

My reply

Solid block or hollow block can be used for construction instead of Brick.This will reduce cost of brick work at least by 30%
Both solid and hollow block is manufactured by using concrete without reinforcement using 1/4 inch" metal".Thus the material is basically concrete and hence proper mixing of materials in correct proportion and water curing for about 15 days after manufacture with hydraulic pressing is required.
How far the purchased block will confirm to these quality requirements will be doubtful.
Most of the manufacturers use less cement and they hardly water cure it for more than one or two days.
If properly manufactured these are strong enough for walls and 8 inch size block should be used for load bearing walls.
I have used these solid blocks for construction of a Nalukettu type house at Kuruppampady by ensuring proper quality of block used.

Cost expected for house construction-Analysis given and my comments

2011-01-03T19:24:00.001-08:00

QUOTE

I would like to build a house in Trivandrum. Appreciate if you can correct my cash flow / budget break up t get an idea prior to start

Land area : 5.5 cents
Floor area : 1700 - 1850 sft

1. Project Design, Mobilisation & local authority approvals 5%
2. Excavation, Foundation and Basement 8%
3.Structural Concrete - Framing & Block work 33%
4.Windows and Door frames 8%
5. MEP - 1st fix (Electrical conduiting, cable pulling & plumbing piping works)10%
6.Masonry & siding works 5%
7.Floor & wall coverings (water proofing, Tiles, skirting, counter tops etc)6%
8. Internal & external painting works 5%
9.Boundary wall & external works (inter lock tiles, soak pit, garden, gate, man holes etc) 6%
10.Trim Package ('Cabs, Counter, Doors, Millwork, hand rails etc) 6%
11.MEP - 2nd fix (Wiring accessories, sanitary fixtures, appliances etc) 7%
12.Final Grade1%
Anjana Shine
Quantity Surveyor

My reply

Being a Quantity Surveyor you must be having your own data back up and other reasons to support your Analysis.

Having designed and built more than 200 houses in different parts of the state,my experience shows such classification of expected cost has not much meaning.

There is no substitute to following these steps for designing and building house In Kerala
1.Site visit by Architect to study site conditions
2.Initial design and obtaining local authority approval and other such statutory permits
3.Engineering Estimate

After taking Engineering estimate which gives item wise quantity and costing based on finalised plan,you will get a feel of cost involved provided the rates are obtained from some one who is regularly involved in construction activities in Kerala.
But the actual cost in a place like Kerala where all input cost keep on increasing without any pattern can be known only when you complete house.

Do you require our services for design and construction of your house at Trivandrum?

Room sizes and Vasthu-Query and reply

2011-01-03T08:38:00.001-08:00

QUOTE

I have one doubt, 8x11and 9x11 room size is better or not as per the vasthu.I have two bed rooms with this measurements, if its wrong how can i rearrange this.Please guide me.I expect your valuable replay.

regards,

Pradeep

My reply

Vasthu books which are prepared after careful study of Vasthu knowledge available is not talking about a specific length and width requirement for a room or a house.
However I have come across Kerala local carpenters talking about such dimensions and about so called "Maranachuttu"
In my opinion there is no scientific basis for such" Maranachuttu"

You can have more details about this at my following blog entries links of which are given below:

http://kerala-houseconstruction.blogspot.com/2010/06/vasthu-compliance.html

http://kerala-houseconstruction.blogspot.com/2010/09/room-sizes.html

http://kerala-life.blogspot.com/2010/06/vasthu-compliance.html

Purchase of land at Cochin,Query and reply

2011-01-03T08:16:00.001-08:00

QUOTE

I am S.Ravi from Ernakulum (DT) would like to buy land for making house near Chotanikara Temple or Puthencruze.

I am in search of 20 to 30 cents land suitable to make a house –road side or second plot from road.

Is it possible to help me for finding land and what will be your service fee?

Please reply.

Thanks
S.Ravi

My reply

Buying land in Cochin area require your presence to go and visit various options available.
As you can understand real estate availability changes fast as buying and selling take place continuously.Unless you see the land and finalise the deal,the same land may get sold to somebody else.
Hence please contact me on mobile and fix up a convenient date and time for your plot visit.
I can advise our real estate division persons to do needful.
We not only provide real estate assistance.We will also assist and guide you on technical/legal assessment of property,documents and also will guide and assist you for fool proof documentation and other formalities related to property purchase.
Later we can also design and build your house with professional care ,guidance and assistance

Vasthu clarifications-West facing house,Query and reply

2011-01-03T07:51:00.001-08:00

QUOTE

Hi Thomas,
Just few minutes back I just had run over thru your website. looking at projects you have done and the way you blog is running, looking very good. There i thought to have a word with you on few clarifications regarding vastu. We have a west facing(main road on west) plot and a well in NE Corner, and planning to construct a small house of 2 story. Could you please tell me where should i have my main entrance, kitchen and car shed? Would like to know cost /sq.ft in Kerala, ( mostly planning to use ceramic tiles and green furniture)--- Thanks

Usha
UAE

My reply

Well in North East corner is good.But when you start constructing house,north east corner of the house has to be fixed in consultation with a Vasthu consultant so that well in North East corner will continue to be auspicious for the house and you.
For a West facing house,main entrance can be at north side of frontage.More towards north will be better.Kitchen should be at Agni Konam(South East).Car porch also has to be at Northern side of frontage
It will be better if you can read my blog entries at following blog to get some idea on cost of construction of house in Kerala.Apart my blog entries I have also included queries I received from many like you and my answers to such queries

http://www.architectkerala.blogspot.com/

You can have a look at few pictures of houses designed and built by me 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

Flooring and other finishing works in house under construction-Query and reply

2011-01-03T07:29:00.001-08:00

QUOTE

I had read your blog and found it be very informative.

Like others i am also very confused on flooring.

I would like the entire house (3400 sq.ft) to have a uniform color and look and feel. I was planning for granite slabs from Bangalore, but have heard comments that it does not add to the look and feel.

I am currently abroad. If you need to discuss, my father can call you. Our house is in Chengannur.

Kindly advice.

Thanks and Regards,
Reji

My reply

You really require a qualified and experienced Architect to advise and guide you not only on flooring but also other finishing works for the house like the following:
1.Plumbing and sanitary fittings
2.Electrical wiring and fittings
3.Painting
4.Selection of toilet wall and floor tiles
5.Interior design and Interior wood work

On all these aspects of building construction there are technology changes and change of trends .Your local contractor ,friends and relatives may know a bit about these but definitely not on every aspect.
By obtaining consultancy and guidance from a professional you not only get advice on best options for your house meeting your budget,dreams and expectations ,but also get proper guidance to save quite a lot of your money.

For your house under construction at Chengannur I can visit your site and guide you on all these aspects and also assess work so far done and check Vasthu compliance.

Are you interested?

Log wood house-Query and reply

2011-01-02T05:35:00.001-08:00

QUOTE

I went thro the palace at Kayamkulam but what i am discussing about is a log house made entirely of wood ,walls,floor and shingles on the roof top. These log houses are common in Canada and other cold climatic places. If u go to Google and type log houses you will understand what exactly I am talking about These houses can be imported as a kit according to ur design. This is made of kiln dried pine wood with tongue and groove system with humidity less than 15%. I am based in Kuwait and hence ignorant whether these log houses are available in India.Kindly reply

Dr.Thomas Thomas

First of all you have to understand that wood is very cheap in places like Canada and wood they use there like cedar can withstand snow conditions there easily.
Even in Kerala we import such wood from other countries mainly due to the cheap and large size in which wood is available.But when it reaches Kerala,wood mills here sell these wood at comparable cost to other local wood gulping down profit,even though these imported wood are not good in our climate.Pingoda is one such wood commonly imported.To effectively market it here mill owners re christened Pingoda as "cheru Teak" even though it has nothing to do with teak.

Even if you import those log wood house as a kit,it will be difficult for such wood to withstand our heat and humidity.
So over a period of time such imported wood will get brittle and tend to break.

Trees grown in Kerala like Anjily,plavu,teak etc. can easily withstand our climatic conditions.But you cannot even think of having a log wood house using our tree wood due to their exorbitant cost

Query on house with wood

2011-01-02T01:13:00.001-08:00

QUOTE

Happy New year to you. What is your opinion about wooden log houses in Kerala. Can it withstand our torrential rainfall . I have some land in Vagamon where i want to build a custom made wooden log house but my friends are discouraging me saying its not an ideal construction material for Kerala climatic conditions but my argument is log houses are more prevalent in extreme snowy countries where snow accumulates on the roof top. What is your opinion about this.

DR.Thomas Thomas

My Reply

Traditionally our old houses in Kerala were mostly made of wood.
Just click on link below where I have written on a Pathinaru Kettu house of erstwhile Maharaja of Travancore in Kayamkulam where he used to say during his vacation

http://kerala-architects.blogspot.com/2010/08/krishnapuram-palace-at-kayamkulam.html

If you look at the pictures you will notice that majority of building parts are made of wood
So there is nothing wrong in using or building a house with tree logs.Good seasoned wood will easily withstand our rains
But wood has become extremely costly in our place now.That is why use of wood has gone down.
Basically I would suggest you to plan a trip with your chosen Architect to the site and discuss in detail with him about your dreams for the house.
A qualified and experienced Architect can convert your dreams into reality and advise you properly
Of course,we can also act as your Architect if you are interested

Precast building parts-Query and reply

2010-12-31T01:17:00.001-08:00

QUOTE

IN A RECENT EXHIBITION AT CHENNAI.......I LEARNED ABOUT READY MADE WALLS ...IS THIS A FESIABLE OPTION IN MODERN HOUSE CONSTRUCTION.

IS IT COST EFFECTIVE AND WORTH THE EFFORT CONSIDERING THE SCARCITY OF CONSTRUCTION MATERIALS AND LABOR IN KERALA.

DO YOU THINK THISMODERN READY WALLS CAN WITHSTAND OUR KERALA CLIMATIC CONDITIONS.

WOULD YOU RECOMMEND A READY MADE WALL HONSTRUCTION.

THESE READY MADE WALLS CONSTRUCTION SUPPLIERS BOAST OF ENERGY EFFICIENT, MORE LOAD BARING CAPACITY ETC....

WHAT DO YOU THIK WOULD BE THE NEGATIVES OF THIS READY MADE WALL.

I PLAN TO CONSTRUCT A BEACH VILLA USING THIS READY MADE WALLS?? IS IT SAFE, COST EFFECTIVE AND WORTH THE EEFORT AS CONSTRUCTIONG A HOUSE IS MY DREAM

REGARDS/CHACKO

My reply

Gypsum board ready made walls were in use for a long time.These are normally used as partition walls in commercial building construction especially for interior work

Precast building parts are being used in many parts of world to speed up construction and also to reduce cost.In our conditions,Ferro cement precast parts can be used for partition walls and for interior work.

Basically house construction is an Engineering work which require an expert from beginning to end.Only after studying site conditions,requirements of client and other factors,the Architect concerned decide on materials to be used for construction.

It will be better to leave the choice of materials to be used for your house construction to your Architect rather than you own your own decide on materials to be used using half baked ideas you may gather from different sources.Any work which require professional expertise not only for perfection of work but also for proper management of costs involved should be managed by you in consultation with the expert concerned.

Vasthu compliance for house in USA-query and reply

2010-12-30T01:35:00.001-08:00

QUOTE

I am planning to get my first house in US and it quite frustrating to find anything that complies with Vasthu. I am looking only at the entrance (to be east facing) and kitchen area (to be North east facing). My question is would this be enough. Also, if there is some aspect of the house that is not according to Vasthu is there anything that could be done without redesigning the entire house?

Attached is the map of the house with the picture of Vasthu purush (got from Wikipedia). I don't have the complete design of the house.

Thank you very much for your time and effort.

With warm regards,
Sajiv

My reply

Vasthu is applicable anywhere in the world as it is based on polarity which does not change from one part of earth to another.
For the house to face best options as per Vasthu are the following in that order
1.East
2.North
3.West
4.South
But house can be designed in a manner to suit direction of facing of the house.For more details read my following blog entry
http://kerala-architects.blogspot.com/2010/06/vasthu-compliance.html
If you can send me plan of the house along with directions indicated,I can tell you how far the house is in compliance with Vasthu

Again on square feet cost-Query and reply

2010-12-29T19:27:00.001-08:00

QUOTE

Let me be frank in saying that I am planning to construct only a single floored house with about 1000 to 1500 sq ft area. It would be grateful if you could tell me the estimation also. I know it cannot be fixed, but at least I will have an idea of the amount. As I have no experience in these rates and especially the rates in Kerala, as I was born and brought up in Hyderabad.

Hope you would do the needful.

Smitha

My reply

Without any data,without using Engineering Estimate methods,a professional like me is not supposed to give any guess estimate.It is against professional ethics to misguide a client using a non professional baseless term called square feet cost
Even the plinth area of house indicated by you is just a guess.Only after preparing a plan of the house by a professional,you will know even that figure
House construction is not that simple as going and buying rice from market.It involves hundreds of materials and lot of skilled labour.

With professional guidance you can get best value for your money with maximum utility for the house and a professional if engaged through out construction will guide you on how to reduce cost ,if that is your concern.

I have directly built more than 200 houses in Kerala.When completed all these houses had different square feet cost and hence I do not know on what basis such a term is used.
If you tell me how many rooms and other facilities you need in the house,location of place where house has to come I can possibly give a guess
But the golden rule in house construction is simply this:
Do not wait for entire money expected for house construction to reach you.Cost of construction increases at least by 20% every three months.If you do not start construction immediately,you may not even be able to reach your dream house tomorrow.Tomorrow will be too late.

Commencement of construction of house-Query and reply

2010-12-28T19:33:00.001-08:00

QUOTE

I am searching for an Engineering firm to help me with plan preparation for home in Vaikom. I need flexibility from the firm in incorporating our ideas. We have some pictures that we have picked up from design magazines that we want to use to guide the design. I am non resident (US) so I need the process of plan iterations and discussions done through email/phone. Also I have my parents living next to the plot to oversee construction so I may not need your help with supervision/ construction itself. Please let me know if that is OK.

My reply

A house is designed by any qualified and experienced Architect after studying the following
1.Plot and surroundings
2.Vasthu aspects of the plot if the Architect is conversant with Vasthu
3.Modern architectural and structural engineering concepts.
4.Relevant building rules of the location
5.Your budget limitations if any
Elevation of any other house may not exactly suit your house as elevation depends to a great extent on the plan of the house.Only after finalising the plan,Elevation can be considered.It may be possible for the Architect to understand your elevational hopes if you show him some of the elevation you liked.But you have to understand that elevation is dependent on plan of the house which will have to be discussed and finalised at first.

Having your relatives at site may help you in coordinating with the work.But your relative cannot substitute an experienced building professional as building construction require design details and instructions from a professional at every stage of construction.Plan and Elevation are only starting drawings for construction.More detailed drawings,engineering details are required for proper implementation of work at every stage and steps of construction.

You also need skilled workers who follow best construction practices and drawings of a professional correctly to get work done well.In interior locations,one worker and his co workers do entire works related to construction.But a professional agency use workers with expertise for each type of works and it will give you better quality of work.

Cost of construction-another query

2010-12-25T21:40:00.001-08:00

QUERY

How much did it cost to build that home in Irinjalakuda?
Anuj

My Reply

There is no point in asking how much it cost for some one to build a house.
In house construction we use hundreds of materials and hundreds of skilled labour for various type of works
Cost of all these keep raising day by day
Once you decide to construct a house do it fast.Do not wait till it become impossible for you to manage funds
Of course qualified and experienced professional guidance can ensure better value for money spent and lesser cost due to proper guidance

Cost of house-Query and reply

2010-12-23T08:30:00.001-08:00

QUOTE

I just came across your site.

Could you please give me the approximate cost for a 2800 S.feet house with reasonably good finishing including all charges.
to build the same for my cousin in Trichur.

Sree Jayan

My reply

Look. It looks like very easy to find out cost of constructing a house.On your own you assume square feet plinth area of the house without even preparing a plan and then like going and finding cost of a Kg of onion from the shop, an Architect is expected to tell you square feet plinth area of constructing a house which cannot be done in a day or week or month.

Construction of house require at least an year.During this period of construction cost of hundreds of different material used for construction normally goes up in Kerala conditions.Some times it is not even available

For example take the case of few materials.
Rubble used for foundation work cannot be taken that easily.There are so many restrictions,too many licenses,too many government officials to be bribed to take rubble and transport it to site.

River sand simply cannot be taken or transported.But still transporters try to supply it with the hope of extracting money as they demand from the builder.So they bribe as required to ever willing bribe takers who consider government job as a license to take bribes

Almost all materials are to be transported to site.Even after taxing more than 100%,government has no hesitation in increasing price of petroleum products and never bothering to reduce cost even if international price of crude oil reduces.Cost of diesel is now more than when international prices were double.Both state and central government consider petroleum products as cash cows.

With each increase in petroleum products, price of every material goes up.During one year period of construction of house,nobody knows how many times price of diesel will go up.

Transporting river sand is like smuggling activity.So many have to be bribed.Transporter naturally would like higher profit for transporting such a risky material.

Getting good workers regularly for construction work is a big challenge.So if you need workers you have to pay them what they demand even if they are not very good quality workers.Here demand is more and supply is less.

Even with all these you want the contractor (trying to make money by building your house) to commit a firm square feet cost of construction ,that too lesser than what others may quote if he want your work.

He is not educated or articulate enough like me to explain the meaningless nature of your so called “square feet rate”.So to get work from you he will quote lower square feet rate and you will be only happy to learn or even dream about his possible loss by taking up your construction work!

I have seen several times happiness on the face of my clients whenever material and other input cost goes up just by imagining his saving of money by obtaining a “square feet rate” from contractor.Like most of Malayalees you will also be happy to think about losses your contractor will make by doing your work.

But if you think that you are smart and your contractor is a fool,you are mistaken.

With varying cost of all inputs of construction like material and labour,he will have to compromise on quality of construction to make profit.He will make you believe that all improper construction practices followed by him are the right way of doing the construction and you do not know what is right and wrong in construction .So you believe him.
Even after doing all quality compromises if he is still not able to make profit,he will ask for rate revision or extra charges when he is sure that no other contractor will come and take up half work done by him
So he will get profit some how or other by doing your work as he has seen many like you trying to be smarter than him.
Finally when the work near completion with all quality problems which may not be noticeable immediately,contractor will find ways of extracting extras from you and you desperately trying to complete house construction some how.At that point of time “square feet cost” is forgotten by you and by the contractor also.

Square feet cost of construction is simply a lie house builder will have to tell you to get work from you

You should not expect a qualified and experienced house building professional to go to such lower levels of an illiterate contractor (with only one interest-make profit by hook or crook) to give you such baseless “square feet cost”

New Construction–Reply to query

2010-12-22T07:21:00.001-08:00

QUOTE

I am a NRI working in Abu Dhabi. I am planning to construct a new house in my 11 cent plot and the place is in between pattambi and shoranur and it is a remote area. My plan is 3 BHK with the minimum required facilities. My family consists of myself, wife and son and my parents. I need to construct a house which is cost effective but at the same time it should have the minimum required facilities.

Please let us know some ideas and details such as the average cost, etc. because I am planning to apply for a NRI housing loan.

,
Suresh K.P.

My reply

Cost can be worked out or a guess Estimate can be made only after we have at least the following data

1.Site visit study

2.Study by Architect about your dreams and needs for your house

3.Plan of the house

Even if these data is available every Estimate is only a more nearer guess by a professional with the assistance of data available to him at the time of preparation of Estimate.

House Construction require several materials.Some of these materials may not necessarily be available in time without much difficulty.Cost of almost all materials used in construction of house changes mostly upward during construction

Trends and technology changes during course of your house construction

Even the most well managed construction organisation find it difficult to get the right skilled workers at the right time and wages payable to them also keep changing mostly depending upon demand supply theory

So how can any one clearly predict cost of your house construction just by hearing your intention of constructing a house?

Modification of existing home

2010-12-22T06:53:00.001-08:00

QUOTE

I am from near to Tripunithura, Ernakulum. I want to reconstruct my present home which is 40 Yrs. old [ Present Roof is Tiles ] .
I request your kind advise in this regard, which is at low cost.

Unnikrishnan.

My reply

Existing house to be modified will have to be studied in detail by me before I can comment on what can be done to modify the existing building.

Every professional with qualifications and experience in the field will try to reduce your construction cost by design and by technical guidance during construction.A professional Architect is supposed to give you better design with better facilities and at lower cost.

If you tell him clearly about your true budget limitations,he will advise you how to go about the work to limit your cost.On many occasions I have found that client do not tell about actual financial conditions or fund available and fund that can be obtained from external sources.

Most clients think that if they tell Architect about lesser fund availability,he will have some magic wand to reduce cost.With lesser fund availability if true,you should be willing to restrict facilities you seek in the house and also willing to accept suggestions of the Architect to reduce cost

Is a plan enough for building house?

2010-12-20T07:52:00.001-08:00

From the mails I receive I get a feeling that lot of people have too many wrong ideas about plan of house.Most important wrong ideas are the following

1.Any plan prepared by any one or taken from any website is good enough for plan of your house

2.There is no meaning in paying a higher fees or charges for getting plan of the house prepared by a well known Architect

3.If the plan of the house is ready, builder of the house can manage everything else.No more need for a professional Architect/Engineer.

4.An Architect can make good elevation of the house for any plan

5.If a picture of the house taken from anywhere is given to an Architect,he can make a similar or same Elevation whatever may be plan of your house.

All these are wrong.

A qualified and experienced Architect will have to discuss in detail with you to understand what exactly you need in the house to be designed and built.

He has to see the land where the building has to come up.By seeing the land,he will visualise your house in the plot,check nature of land,surroundings,level of land,Vasthu aspects if he is good at Vasthu also.He will also check up whether there is any restraining factors for building a house as per Kerala Building rules.

While preparing plan for your house knowledge of Architect and his rich experience is used to design the house to get following:

1.Better facilities for you as per your wishes but with lesser cost

2.Better utilisation of every built up space.No unnecessary or unwanted space in the house.

3.Better features of modern architecture and Kerala Architecture if he is well versed with Kerala Architecture.

4.Vasthu compliance for each portion of the house(If he is good at Vasthu)

5.Better structural design to reduce cost

6.Better appearance for the house

For getting all these benefits is it not worth paying few thousands to an Architect?

Even after preparation of plan and Elevation,there are several architectural and structural engineering drawings required for proper and correct implementation of construction of house.Even the drawings prepared by an Architect as plan and Elevation has to be explained with details for the builder to know how to proceed with construction.

So your need for professional assistance and guidance does not end with preparation of plan.Plan will have to be designed in a manner to obtain a good Elevation.You cannot have any Elevation for any plan.Plan and Elevation are inter related.

When I was finalising plan of the house,one of my client told me that a particular builder can do the construction just by getting plan of the house.Then I told my client that he should not engage that builder if he says like that.He does not even know about need for detailed architecture and structural Engineering drawings and periodic on site supervision by the designer.

Only when the construction started and drawings after drawings on details started coming,my client understood importance of having professional guidance during construction.

And now the money part.For the payment an Architect takes , you save much more in lakhs during construction using his guidance and you finally get a better quality construction at lesser cost with proper utilisation of every built up space with definitely more value for money spent by you.

Do not think that Architects and Engineers are costly.They bring their rich experience,knowledge to make a better house for you and in the process in spite of paying them fees,they reduce cost of constructing your house substantially and guide you to have best and latest facilities and trends for your once in a life time dream house.

Do you want to save those fees given to professional and lose both money and better house by design and construction?

Flooring-new trends

2010-12-17T02:28:00.001-08:00

Flooring options change often as new materials and trends coming in thereby completely or partially removing from the scene flooring materials which were in use for a long time.

About ten years back,mosaic and mosaic tile flooring were in use.Now you do not see such flooring anywhere.Before that red oxide flooring was very common.Now it is difficult even to find good masons who knows how to lay red oxide flooring well.Plane cement plastering was also used for flooring.

Clay tile flooring

If you look at old palaces,clay tile flooring was quite common.But the quality of clay tile used were not good resulting in wear and tear of the clay tile surface.So,when I talk of going back to clay tile flooring first question I get is that will it last.

Present day clay tiles are better in quality.It will not get damaged due to constant movements of men and material on clay tile laid surface.On slope roof,you have to lay clay tiles to give it that old Kerala traditional house appearance.Unlike in the olden days clay tiles laid on slope roof will not get fungus on it as it will be painted with new anti fungal paint which will give natural clay colour for the tiles.There are special tile shield paints which protect the clay tile from effects of sun and rain at least for about 5 years and after this you will have to re paint it.

On flat roof surface old method of plastering exposed surface is not that good.With sun and rain lashing the flat roof surface,it will get a big coat of fungus and gradually plastered surface will whither away thus causing wetness damaging concrete surface gradually and if the concrete laying was not done properly(That is the usual case with workers trying to do an easy job and contractor trying to reduce costly material content to increase profit and “very clever”owner of the house who tried to save fees payable to professional engineers or a professional agency giving house construction work to that “square feet cost”contractor.In almost all cases owner of the house simply believes lies told by contractor to hide his improper methods of concrete laying, as he himself does not know much about proper laying of concrete)

Instead of plastering the exposed surface of flat roof concrete,if you lay clay tiles it will act as permanent protection against rain and sun for concreted surface.Clay tile laid will reduce a good portion of heat being passed on to concrete roof as it absorbs heat.This will result in better cooling inside house.Of course clay tile can also cause fungus formation on top of it.But if you polish the exposed clay tile surface after laying and apply anti fungal polyurethane coating,it will not attract fungus growth and clay tile will remain in tact braving sun and rain.On exposed roof surface you can also apply anti fungal tile shield paint.But it will not look that good .

Inside bed rooms you can go for clay tiles as it will be more environment eco friendly and definitely more healthier for you to move around or even sleep over bare floor .All other flooring materials except of course wooden flooring will not be eco friendly.

Wooden flooring

With cost of granite slabs going around Rs.200/-,using teak wood flooring will not be comparatively costly.There are agencies who will take up complete teak wood or other wood flooring on turn key basis including polishing using imported polishing material which will make the floor last for years without any damage.Of course you should not pour water over wooden floor surface or wash the floor with wet cloth.It will damage polishing.You can definitely use wooden flooring in areas where traffic is less like office room,bed rooms etc.

Other tiles

Granite and marble is on the way out of flooring.At least that is the present day trends .Marble is practically gone out and granite will move out shortly.Developments in technology has brought in materials like Naturoc tiles of NITCO and similar tiles from other manufacturers.These are available in thicker thickness thereby making it easy for bending edges like in granite.There are varieties of tiles which has got both anti stain mirror finish and rough surface.With rough surface tiles that can be bend at edges,these tiles make ideal choice for stair steps in place of granite slabs used earlier.

Tiles of various design and colour combinations now available and your Architect can custom design your toilet walls and floors using design specifically developed for you.

Outside wall tiles

Your compound walls and outside exposed walls can be given special exterior wall tiles with new design combinations.Similarly good design interlock tiles are available for laying in the compound and car porch

Our services and free consultation

2010-12-09T22:14:00.001-08:00

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
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f) Detailed architectural drawings for the work
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.
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.
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