Friday, August 30, 2013

Free Consultation:30,Aug,2013

House Design and Construction

Query-1

Respected Sir,

I am planning to build a house in  a plot near Thiruvananthapuram.The plot is west facing and at the south west corner,the plot is leveled with soil (Around 4 feet height was filled with soil) before more than 10 months by myself.Now my concerns are given below.The original land was dry and hard.I am planning for a two storied house of around 2000 Sq.Ft

1. How deep should I dig for foundation especially at the south west portion which is leveled?

2. Do i need to put concrete at the base and then use rubble over that for foundation construction?

3.Do i need to perform belt Concreting on top of the rubble foundation?Kindly advice

Nath

My reply

As you know very well, house construction is one of the major  investments in your life. There is no point in trying to get bits of information from various sources and trying to act as Architect and Structural Consultant for the house. Get professional assistance in design and construction of house from beginning to end

Query-2

I am constructing a house with Nadumuttam.  we wish to allow to come all  rain water in to courtyard. Now we are planning to put iron rode for the courtyard roofing.

I want your valuable suggestions regarding courtyard roofing. Which materials are good for roofing and from where it can i bought.

Expecting a positive reply from you

My reply

House construction require services of an experienced Architect/Professional Engineer not only for preparation of plan of the house.But also during construction from beginning to end to give professional advice on every aspect of construction.I will have to visit site and consider all aspects to suggest a solution to your problem

I can also check up on all other aspects of construction including Vasthu compliance and suggest you on works pending to be done on the building.

Query-3

I am planning to build a 1400 sft single floor 3 bedroom/kitchen/Hall house. I have got a  plan too. I would like to request you  if you can provide some suggestions in the following areas it will be very helpful to me. I have attached my plan here.
1.  How to reduce the coast ? (I have got a home loan of 10 Lakh, and i have 3 lakh in hand )
2.  Will it be profitable if we go for LED lighting?
Venugopal

My reply

LED lighting is not something to be thought of before construction of house. Now a days people use either CFL or LED lighting to reduce cost of power.

Just anyone who knows how to draw a plan in AutoCAD cannot give you this best possible plan of the house which is the most critical factor to give you a better house by design and at lesser cost. Expertise for designing such a plan will not come by attending an engineering /architectural course. It require wealth of experience acquired through years of designing and getting involved in actual execution of work at different sites in different conditions. It also require creative talent and common sense which can get ignited only by learning by working with established experts in the field.

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

Query-4 

I read your post in Kerala Architecture website, and writing to you as mentioned in that..Can you advise me on the nominal rates architects  charge in Kerala?

I am thinking of a house with 3-4 Bed rooms and around 1500 sft area.

Hari

My reply

Each Architect is different from another by qualifications and more importantly exposure to house design and construction. Creative talent of each person also differs. You have to find out better qualified better experienced better talented Architect for the only house which you may build. Naturally there cannot be any standard rates for professional services as each person differs from other. Even contractors differ a lot from person to person. Hence I think  so called "rates" quoted by different contractors cannot be compared

Query-5

I am a resident of Mulanthuruthy.I  have a land of approx. 25 cents which is inherited from my father. I wish to construct a house for me there.Sir, I wish to know what type of services you are doing?Basically I am looking for a labour contract(which may require supervision also).From Design till completion of work with the help of an engineer to supervise the construction.This is what in my mind. Materials for the house construction, I wish to choose my self.

Can you please let me know further details towards my above request.

Saji  

My reply

Trouble with people trying to construct a house in Kerala is that they think they know everything about house design and construction and also think that they can enquire and find out everything they do not know about it.Local contractors and almost every one he come across advise him not to go to professional Architects/Engineers as paying them for such “silly matters” as plan for the house and anything else.All that they need is a labour contractor and nothing else

By getting professional guidance right from preparation of plan of the house, you not only save money but get better facilities at lesser cost.By availing continuous guidance and drawings during construction,you can ensure quality construction as your labour contractor will only try to reduce labour charges even at cost of quality of construction.

How do you know about right material to be used for construction? Do you have the expertise for it and exposure to fast changing technology?Here again you require professional guidance and not just information you can get by talking to any body else.

Remodeling/Extension

Query-1

I am Martin from Kottayam. i would like to do extension for my house. i want to make 2 bathroom and 1 car porch to my house. Can you please tell me how much does it cost?

My reply

Cost of construction or extension of a building cannot be estimated that simple.A Professional well versed with construction will have to visit existing building and assess work involved by taking measurements.After careful assessment of the situation,he will be able to give his recommendations including estimated costing. Indian conditions where the rupee is running down fast and cost increases happen almost every day,any estimate given by any one cannot be correct for a type of work which may take an year or more to complete.

Extension/remodeling work cannot be estimated correctly as most of the buildings in Kerala are constructed by contractors with absolutely no professional knowledge and with intention to make profit some how or other.In a way such persons who think constructing a house or extension can be done within a predetermined figure of cost in spite of all round price increases force contractors to do adjustments to save his profitability.In a situation where house construction clients try to over smart contractors and contractors in turn try to over smart clients,construction quality naturally will have to suffer.

Query-2

I am residing abroad . My family is there and nobody is to take care of except me. Unfortunately we don't have any deep knowledge about architect and that is why asking suggestions. Hopes you may consider it positively

Please suggest me the flooring tiles(vitrified) extra hardened and durable for my house which is an old one. It is already having mosaic pavements(not tiles) is in worst condition. So i wish to lay vitrified and having confusion still  is that which product is better and useful to me is better  in the range of  Rs 60-65 per sft. Please mention particular product is better  and fulfill my budget.

My reply

If you want,I can visit the house to be renovated and suggest modifications and type of tile to be used.Without visiting site it will not be good to give suggestions

Monday, August 12, 2013

Free Consultation:29,July,2013

Design of house

Query-1

While searching building construction details in net I have seen your website and would like to take an opportunity to ask your advise for our new house construction.

My name is Nizzar .I am planning to build a new house and basic lay out is made by a relative.Its attached here with.Its facing to north side where a panchayath road is passing.Land is muddy and people saying piling may be required even we planned to build in single story.

Kindly look in to the plan and advise .What are the things to be considered before starting the house.I am planning to give a turn key contract once design finalised.

I may be required your assistance to develop a interior design for this house.I am working abroad and don't know even much more to ask.So kindly advise in details.

Nizzar.

My reply

Getting the most appropriate plan of the house is the most critical aspect of designing  and building a house.A Plan made by a relative need not be that good.Plan attached by you is  not good in every aspects.For developing a good plan,apart from professional qualifications,wealth of experience gained by designing and building houses in our land is essential and that cannot be foregone just to keep a relative happy.In most cases house is the most important investment in life of a person.Lakhs of your hard earned money cannot be wasted simply to keep a relative or friend happy.

We can revise the plan or rather prepare a fresh plan for your house,provide complete detailed drawings and instructions from beginning to end of construction

Query-2

Sir
I am going to buy an apartment in Calicut...it is under construction and floor plan can be changed... Can you help me to arrange the rooms in proper position if i send my floor plan to you?
Binish

My reply

Yes.Send your existing floor plan in pdf format.

 

Vasthu aspects

Query-1

I have a plot, that approach road(only to my plot) around 180 ft. long ending at north side of northeast corner. Also northeast corner degree is 110 deg. ( that can be corrected if required). pls.give your reply

Rajesh

My reply

Plot at the  end of  a road is not auspicious as per Vasthu.If you can ,try to avoid building your house there

Architectural guidance

Query-1

sir

I am a third year student of Architecture from Nagpur.Content in your mail helped me a lot in my project...

I wanted to know some of the modern buildings in Kerala which are climate responsive...or traditional features of Kerala architecture are very well depicted in it .

Waiting for your reply sir

Shraddha

My reply

Climate plays an important role in designing of dwelling house.Architecture of the land takes inputs from climate,terrain and living habits of people in the area.Kerala has south west monsoon starting in June going up to June with continuous rains.Also,another spell of rains starting in October.This call for sunshades  around the building above window level,preferably slope sunshades.Continuous rains is the reason why Kerala Architecture preferred to have slope roofs with clay tiles on top of it.Clay tiles reduces heat inside house.More windows provide better lighting and ventilation and make living more comfortable in humid atmospheric conditions of Kerala summer

Remodeling of house

Query

Hi Sir,

I have gone through some of your blogs and tips and thought it is ideal to seek guidance from you for my needs.

My house is near Tripunithura and my primary aim is to get professional help in modifying / beautifying (of course to know the possibilities too) my house and to get the estimate for the same. It's a 3 bedroom , two storey house and I would like to add a study and upper living room to it plus interiors.  

I'm not sure if you or your company take up such low budget work  :) It would be great you do ! 

Praveen

My reply

Without visiting the house, no one can give an estimated cost of modification. Square feet area of construction will not give you exact cost prediction. It has no technical basis even though  non professional contractors work on that basis to get business as they have no other choice

We can take up Interior work. We have complete man power and capability for taking up all type of work related to house. Here again, I can comment on possibility of we taking up work only after a site visit .If you have limited budget, you will have to select more essential items of work to get the work done within the budget.

Remodeling/Extension of a house can be attempted only after you get the house inspected by a professional Architect and discuss with him on your requirements of modifications,additions.In most cases,remodeling work will be costlier than the estimates you get as it will be practically difficult to estimate cost involved correctly.As you dismantle portions of old building,new problems and defects in earlier construction will come out and rectifying such problems can push your budget up!

Query-2

Dear Mr. Thomas,

I got your reference, while doing a bit of R&D on house construction in Kerala and found blog to be absolutely informative. I recently bought a plot with an under construction house and I am planning to complete the construction.

Attached herewith is the layout and the current pictures of the house. Looking at the layout itself, I could make out that the house is not designed by a professional architect, which turned out to be true. In any case, I cannot complaint about it, since I knew about it before buying the house.

I would like to engage your service hereon in completing the house, including construction, tiling, plastering etc.

Pramod

My reply

We can take up balance work on the house including following type of works:

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

To assess work already done in the house and to suggest/advise on pending works to be done I would like to visit your site.

After the  site visit, we will give our suggestions on work to be done, modifications possible and Estimate for pending works to be done. If our proposals are accepted, we can take up balance work using expert workers from Cochin

Construction of house

Query-1

Respected Sir,

my proposed house is 1800 sq. ft. ground floor 1200 sq. ft. and first floor 600 sq. ft.

i need some advice on roof. how much mm tore steel and concrete overlay is needed

for ground floor to accommodate a first floor and and how much it will cost per square feet.

John

My reply

Engaging work of construction of your house to a contractor who have no professional qualifications or expertise, will land you in trouble

When you engage work on square feet cost basis to a contractor you fail to understand following facts:

1.No two contractor will do construction work in the same manner with same quality standards. In fact they simply do not bother about quality of construction or professional correctness of the work

2.Primary object of a contractor is to gain maximum profit within the agreed cost figure agreed. Price increase of input materials and labour during construction period will reduce his profit margin and to save his margins he will have to compromise on quality of construction

3.Contractor do not know professional specifications of work involved, engineering standards and  even on structural engineering aspects which deals with reinforcement required for beams, columns and roof slab

Only option before you is to have continuous monitoring of construction work by a qualified experienced professional who will give detailed Architectural/structural drawings for each stage of construction and occasional site visits to ensure that drawings and instructions of work are followed correctly by the contractor

We can take up such consultancy work for your house construction. If interested, we can give our terms for such work. Please let me know location of your site

Query-2

Individual Villa or gated community Villa

Dear Mr. .Thomas Viruvelil,

When I searched for the plots two options were available

1, individual plots

2,Gated /walled community type plots of developers 

Which one is better?

Please give your valuable opinion

Dr.Geevus

My reply

Both individual villa and gated community villas have got advantages and disadvantages.Gated community provides common facilities provided by developer like community hall,park,swimming pool,gym etc. and gives security for the residential villas in the colony.

Disadvantage mainly is that the Villa will be practically constructed without much quality checks as most of the builders act like a marketing office subcontracting entire work to agencies who are not answerable either to ultimate user of the house or even to the builder as they simply do not bother about quality of construction.In addition such villas are usually over priced as clients without patience to buy plot and construct villa will be using this gated community facility.

Even when you build independent villa in any part of Kerala,there will be a residential association or neighbour hood group who try to help each other by joint community activities.

By buying plot suited to you ,designing house as per your needs with professional guidance and constructing house by taking assistance from professional agencies,you will get better value for your money, lesser cost and better quality construction