#Kerala House Construction-Replies to your queries

Seeking Plan of House

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

hello sir,My self riju we want make a home in 1200 sq.feet cost with in 8-12 lakh( including all the facilities and charges).we have 22 cent in land.can i get some models and further proceedings..

My reply

Getting a plan of house made for somebody which may suit his needs and site conditions will not help you.

Most important most critical factor for cost reduction,better utility of space and better use of your money will be to get most appropriate plan of the house.A person who has done just an ITI course can draw a plan of the house.Plan of the house thus prepared and plan prepared by a qualified experienced Architect will be totally different.

Apart from the technical training and knowledge obtained by an Architect,with each new project an Architect learn and experiment a lot on building design and construction.Each new building done will enhance his knowledge and capability to give you a better design.Do not miss the chance of getting the most appropriate design for your house from the best Architect you can find instead of  trying get a “free” plan from some one which will ultimately free you from quite a lot of your money without any benefit

HOME STAY COTTAGES AT MADIKERY

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Dear Mr. Thomas,
Good Morning,
Further to our discussions today I  furnish the following information :

I  have about 15 Acres Coffee Estate in Madikeri,
Recently I have constructed my Home in this very estate and have shifted here in my estate I am enjoying. The design part was my own and my friends call it a  Practical House.

Since the  view and location of my estate is very good all my friends advise ,me to start HOME STAY / ESTATE STAY business here in my estate.
In view of the above please advise me the best and the cheapest way to construct my home stay having about 4 independent units.

Madikaeri is famous for its  heavy rain as River Kaveri starts from here and a bit of  Moisture for about 6 months,
My friends who have done some BAMBOO work feel that it requires a lot of maintenance.
Please advise the best way.
Regards,
Ajay Sood

My reply

Before planning to build cottages for a resort project do not simply depend upon your common sense in planning and designing the project.You need professional guidance right from conceiving project idea till completion of the project.Architect will have to visit site,assess site conditions,visualise the project and then plan the project with his mind and drawings

We can take up the project first as visualizer and designers and later possibly as  guide for project execution.I am writing in detail to your email id about how to go about the project

BUYING LAND WHICH WAS PADDY FIELD AND CONSTRUCTING HOUSE

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Hello Sir,

I am  from Trivandrum.I went through your site and I have to say that it cleared a lot of doubts in my mind.I have to say that it is very detailed and informative.

My husband and myself are planning to buy a plot in Trivandrum.We just have a few queries regarding the same which I believe with your expertise you will be able to clarify and help us out very easily.We have a budget of around 10 lakhs for buying the plot and we are thinking about a 3 or 3.5 cent one.My family includes my husbands parents and the both of us.We are thinking about a 2 storied 3 bed house.

My queries are as below

* Is it ok to build a house on a plot which is not a 'karabhoomi' ? We recently saw a good plot but that was a paddy field.What all are the things that we need to check before we buy such a  plot?I wanted to clarify this after I read one of the queries posted in your blog about a person who bought such a piece of land but now he is having difficulty in getting permits to construct a house.

Also will it be difficult to get  a loan for buying such a plot?

I read from your previous responses to queries that you have to do filling on such a land before you construct the house.For a plot in the size that I mentioned above would you be able to advise the approximate cost for filling and will a house constructed on such a land be structurally sound?

I am not sure if you will require more details of this plot to give us a sound advice.If yes, please do let me know the details you require or if you want to see any pictures of the plot and I can mail the same to you.

Looking forward to your advice.

Regards,
R Thulaseedharan

My reply

Most of your doubts regarding  land purchase and bank loan for house construction can be cleared by going through relevant pages of our website

www.keralaarchitecture.com

Here is the link:

http://www.keralaarchitecture.com/Architectural_guidance.aspx

If the land documents show the nature of land as “Nilam/padam” the local authority which will give sanction for construction of house may refer the matter to a committee comprising of Agricultural officer and Tahsdildar concerned.They will visit the plot and ascertain whether the land is being used for agricultural purpose and will take appropriate recommendations to the local authority.

In your case,it will be better if you  can contact concerned local authority with related land documents to check whether you will be permitted to build a house in that property and steps and procedures required for getting such a sanction

PROVIDING ARCHITECTURAL SERVICES FOR SMALLER HOUSES

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Sir,                                 

I'm Joby working in Maldives.I have  two plots of land in Kottiyoor,Kannur. One is of 30 cents and the other 10. I've a plan to build a two storied 3 bed room house at the least cost. I'd like to know if you could help me construct it from A-Z. I have browsed your web pages and found that your projects are high end and in Kerala architecture.  They all look stunning but I can't afford.
I'm interested in a small (1500sqft.) contemporary design. I also
would like to know how you are going to manage it as my plot is in
Kannur. I hope you would excuse me for such queries. Thanking you.
JOBY.

My reply

First and most important part of building a house is to get the most appropriate Basic Plan from the best available expert with the right experience.That will save you lakhs and provide you better facilities for house at lesser cost.
I have designed and built houses from 300 sft to 6000 sft.More of lower cost
Are you ready to go for the most important first step?
You can get construction done by your local contractor.But he cannot get you a good design

Lot of people think that a well known  Architect will do work only for big budget houses.It is not so.Once a charity organisation wanted me to design one bed,hall,Kitchen,toilet,Sit out house with the least budget possible as they were donating these houses to poor.I have done a 300 sft house design for them which could be completed about  eight years back with just Rs.50,000/- including profit for the contractor.

For an Architect each new job gives new challenges.More than the money involved satisfaction obtained by doing a work in the most appropriate manner is the greatest reward for the work.

WATER PROOFING OF CONCRETE ROOF SLAB

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Dear Sir,

I have seen your blogs and it is very informative for persons like me.

I would like to know about water proofing of roof slabs. In Kerala, although we have rain for about 4 months in a year all we do for water proofing is apply some coatings or lay roof tiles after concrete curing. I heard of concrete admixtures (like Fosroc or Dr. Fixit products) that will be added to the concrete during construction stage (concrete mixing stage itself to a dosage recommended by manufacturer), so that permeability of the concrete shall be reduced by about 50% therefore to prevent roof slab leakage significantly.

Can you comment on this please and advise which the best product is for the purpose.

Regards,

Paulose.

My reply

In my personal opinion,there is absolutely no need of using such admixtures during concreting if only you can ensure proper roof slab concrete  starting with proper structural design of  reinforcement,proper and correct laying of concrete under experienced professional supervision.In any of the roof concrete done with my supervision,there is not even a single case of roof leakage even after years of roof concrete.

To add additional protection,I always suggest laying of clay tiles over concreted surface whether flat roof or slope roof.This will also reduce heat inside the house as clay tile will absorb quite a good portion of heat due to sun

Most of the construction of house in Kerala are done by so called “square feet rate contractors” who quote low “square feet cost” to get contract work.

Owner of the house is not bothered even if the roof slab do not have proper reinforcement design by a qualified experienced Engineer.Even if the contractor use not even half steel reinforcement required for roof concreting,owner of house is not bothered.

Even if contractor use aggregates for concrete in mix ratio convenient to him with more water for easy laying of concrete,owner of house is not bothered.What is the use of adding these admixtures if none of the professional requirements for concreting of roof slab is not ensured?

House owner want lowest”square feet rate”.Contractor want maximum profit without proper professional design and work.All that he will give to owner of the house is “big talk” of why Architects and Engineers are not at all required for house construction as they will “unnecessarily increase cost of construction”

There is no point in blaming concrete technology when you entrust concreting of your roof slab  to a non professional profit by any means contractor in the hope of extracting”lowest rate” from him.

Owner of the house take pride in his capability to extract “lowest rate”from contractor thereby ensuring that the contractor never make profit from his work.Contractor always have the last laugh as he knows how to make maximum profit without owner ever noticing low quality non professional work till he settles his payment for the work!

IS OUR SERVICES ONLY FOR RICH NRIS?

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Dear Mr.Thomas,

I did speak with my father about your company and the services offered. He was of the opinion that as you are based in Ernakulum and the work site is in Calicut, there will be a lot of logistical expenses which we can avoid if we give the contract to a local architect/ contractor. He is in the process of talking to the various local architects/ contractors/ builders.

To be frank, another concern i would like to share is that you have been working for senior NRIs who can spend extensively on their dream projects! I am a junior professional and have just started my legal career in Canada.I intend to take a housing loan and initiate the construction work of my dream house. So, at this stage i need an economical, yet sturdy construction program. When a company of your reputation and experience undertakes a project so far away, you would be looking for a huge budget and the overall cost would also multiply exponentially.With my modest budget  it would be very difficult for you to complete a 5BHK house. Whereas your rates are on the higher side to say the least.and your rates are prima facie too pricy for my modest budget.

I have elaborated so much, only in appreciation of your follow up mail when you did not hear from me again. Please understand that I am indeed a novice on the subject of construction and whatever i expressed above are only my personal concerns.Thank you for the answers to my queries and i shall surely contact you in the future when required.

Regards

Anupama

My reply

It is quite amusing to read your mail
First of all, no Architect with professional dedication will  prefer to do only high budget houses.I have done very few large houses with plinth area as high as 6000 sft and even much more smaller houses with plinth area as low as 300 sft.
My involvement has not at all increased cost of any house.In fact it has not only reduced cost and increased utility and better space management.Because of this reason I have directly built houses even in far away place like Ootty with cost saving and better design
Any person who can draw plan of the house in Auto CAD cannot design the best possible house.It require knowledge,experience and talent.You will be able to note and understand defects in architectural design only after house is completed and then it will be too late to do anything.Defects in structural design can be noticed only after few years when cracks and breaks occur.Then also nothing can be done about it
Basic Plan of the house is the most critical part of house design and construction.Going for some one who charge very little or nothing for it  in the hope of extracting more from you later can only be called penny wise and pound foolish
I do not want to do your work.But I thought you should simply do not brand me as some one who cause cost increase in designing and building house.A true professional bring in better quality and economy also.

#Kerala House construction-Replies to your questions

STAIR CASE HAND RAIL

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Dear Mr.Thomas,

Introducing myself Sunil from Trichur working in Qatar.

Regarding  Stair case handrail for my new home, requesting your help and valuable suggestion.

Which will be economic wood (Jack fruit) or Stainless steel work.

Could you give me few photos of handrail work, (wood and steel) and some info regarding this matter.

Expecting your valuable reply.

My Reply

Stair case hand rails can be made with teak wood,Mahogany wood,poopparuthy wood and may not be with Anjily or Jack fruit wood.

Basically no commercial supplier will use Jack fruit as the wood only after cutting and sawing will reveal what is inside.Some times there will be huge gaps causing heart burn for the wood working seller.If you have own jack fruit tree you can cut it and use it for door window frames using labour may be on daily wages basis.

Steel hand rails with glass is another option.It may look good.But wooden hand rails possibly with hand carving can be more aesthetic looking with traditional Kerala elements

Our blogs and Facebook pictures,websites have quite a lot of stair hand rail pictures.But just trying to copy them will not help.You need professional guidance and help

Remodeling existing house

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Menon has left a new comment on your post "Queries and replies-House design,construction ,rem...":

I am a retiree in Cochin residing in Chittoor Road. I have two houses separated hardly by 5-10 ft. I am interested in joining the terraces together and have a terrace garden and retreat with a small bed room, bath and kitchen on one so that It can be self contained also. I need someone to conceptualize the idea so that I can look at the possibilities. Can you do it please? or can you recommend someone please?

My reply

There is something funny about all remodeling/renovation attempts of old houses.

People who think of such work consider it as a way to beat higher cost in building a new house.Some modification here and there appears to be costing very little.In reality,it is the other way and in my opinion never try to remodel old buildings which has outlived its life and style.No one can predict how much remodeling/renovation may cost.

Look at these unpredictable aspects related to an old building

1.No one knows from outside about structural stability of the building which might not have been built with professional design and monitoring.Some illiterate contractor might have acted as Architect and Structural consultant for the building.

2.When you start breaking building parts,then only you get to know how they actually constructed those building parts and then your Consultant has to decide how to move about

3.How can any one estimate or predict cost of unknown work involved?So all your estimates for cost are simple guesses not worth much.

So you attempt renovation/remodeling only if the building has enormous sentimental values for you and you simply do not bother about cost in retaining the old building with  a new face lift.

I need a site visit to comment on what can be done on the building.Careful sketches has to be made on existing and modified building.All these involve more desk work than in the case of a new building

RUBBLE WORK FOR FOUNDATION

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Anonymous   has left a new comment on your post "Rubble work for Foundation of House construction":

As you mentioned above about the DR Masonry,If design having Columns in Sit out area in between rubble masonry wall, how will make the foundation

My reply

First of all such Anonymous posting of comments in my blogs will delay or in some cases avoid reply to you

I will reply to any one who writes to me to my email id

vhthomas@viruvelil.com

That is the better fastest way to get my response to your queries.

When it comes to building construction at least people in Kerala think that they know everything.All that they have is some doubts which can be cleared by asking such questions.

Right person to answer your queries on Foundation of your building is that professional who has studied your site conditions well and who have drawings of your building.I have never visited your site.I have not seen design of your building.Then how can I give proper answers on  what should be done for foundation of your building?

MY NEGETIVE REPLIES

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Anonymous   has left a new comment on your post "#Kerala House Construction-Replies to your queries...":

Why are you so negative in responding to normal inquiries

My reply

That is a good question!

What do we gain by being positive always?.When there is something to be criticised,I believe that it should be criticised without any hesitation.Without such criticism,we will never grow or improve.Apple was falling on heads of every one even before it hit head of Mr.Newton.

For the first time he thought differently and questioned it:”Why should apple fall down only? Why not up?”That made history

So we should not be hesitant in criticising wrong  habits,procedures,thinking.I am not being negative for the sake of negative.I try to  correct common beliefs which are incorrect by being little negative.

#Kerala House Construction-Replies to your queries

HOUSE CONSTRUCTION IN BANGALORE

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Hello Mr. Thomas,

I'm Ananth from Bangalore. I was going through the blogs and some of the work you have executed. Its very very impressive. Congratulations to you and your team.

I'm planning to construct a house in Bangalore. Wanted to know if you take up projects here in Bangalore and have a team that can execute it. If you don't, then any referrals will be of great help.

My reply

When thinking  of building your house,first thing people worry about is getting a contractor to build the house with lowest square feet rate. Nobody understands the importance of getting most appropriate plan for the building from the  best Architect one can find.

Most people think that plan drawn by any one for a house will be same.Most appropriate design capability comes not only from right qualifications but mainly from years of experience in designing and building houses.Right plan can save you lakhs of money as well as provide you better facilities with no wastage of built up space.This plus point of a plan will be known to a non professional only after the building construction is over.

Many people have no concept of space inside a room.They unnecessarily ask for larger dimensions of room without knowing that more than the dimensions appropriate spacing of doors,windows and other arrangements give you better space for use in a room.

Several people have called me to do something to improve utility of space in the building after completion of structure of building.At plan stage they could not understand waste of space caused by wrong or inferior design.But no Architect or Engineer can do anything about improper design after completion of structure of building

In house construction,most critical part is to get the best design for the house.Here again some people think that Elevation is the only important part.Elevation comes from plan.Without a proper plan,no one can get a good Elevation.

Please understand that no two contractor do house construction in the same manner.Then how can you compare cost quoted by one contractor with that of another?Owner of the house who bargains for lower square feet cost actually bargains and earn lower quality of construction and insufficient structural stability of the building.No contractor is going to absorb cost increases to his account.He will compromise on quality of construction and structural stability of building to keep his profit in tact when cost of inputs of construction increases as house owner will insist on paying only agreed rates.Contractor may also ask for extras and may even cheat client by asking payment for inflated or exaggerated area of construction.

In short,in house construction first get best design and then look for a contractor willing to work with design drawings of a professional strictly following his instructions on every aspect of construction.

CLAY ROOF TILE LAYING

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Hi Thomas,
thank you for sharing your knowledge via blog.  read your suggestion
to lay clay tiles on top of the flat roof to reduce heat.

http://kerala-houseconstruction-vyttila.blogspot.com/2008/11/clay-tile-laying-on-flat-roof.html

kindly send me the contact details of the factory who can deliver the
tiles and complete the paving.

regards,
Ravi

My reply

Kapindia tiles at Trichur is no more manufacturing clay tiles for flat roof due to non availability of raw material,clay

So you will have to locate clay tiles available nearer to your location

REDOING FLOOR

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Anonymous   has left a new comment on your post "Flooring for house-options":

Hi sir,
your blog is so informative...
in my home, we used mosaic for flooring, after 2-3 years the chips starts coming out and the borders of the tiles become dirt accumulated and become ugly. currently we are planning to re-floor, what material u will suggest as it mainly happens in the drawing room and living room. Also do we need to remove the existing flooring prior to re-flooring, as many of my friends suggests that need not have to done... awaiting your reply

My reply

You can lay new flooring on top of existing floor without removing existing floor by laying tiles with tile adhesive available with almost all tile shops

You can lay tiles like Naturoc tiles of NITCO or similar quality tiles of other manufacturers which are lower in cost with better surface finish and pleasing shades.Better lay tiles in consultation with an Architect for better selection of tiles and proper laying

WATER SUMP TANK

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Dear Mr. Thomas,

Saw your site. Interested in installing a tank with new pump, pipe line & v/vs etc for use as water sump.

Location:    Kadavanthra,Kochi.   For 2 storey house.

Can you give options  with cost estimate ?

Regards, PGK Nair

My reply

Some one from our side will have to visit your site to give options and Estimate.Call me on mobile 9388701702

LAND TERMED AS PADDY FILED IN DOCUMENTS

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Respected Sir,

We purchased a land with the area of 5.37 cents on 2007 at  Karamana , Trivandrum.  We came to know that this plot was mentioned as 'Nilam' in Thandaperu record at village office. so the corporation is not ready to give permission for construction. whereas all the nearby plots had been already constructed. How to get the permission? we also heard that government had recently declared an order that land with minimum like 5 or 6 cents 'nilam' plot can be given approval. but we could not trace the government order reference of such record. Due to the word' nilam' we are suffering like any thing. kindly advise us?  If possible , could you know the reference of that Government order.

what should we do?

will you please render your suggestions on this?

we are in complete dark and have been struggling for past 2 years.

can we get any other contact details?

My reply

In a similar case one of my clients has  approached concerned Panchayath for Building permit.As the document of the land has indicated as Nilam the application was referred to Nilam committee consisting of Agricultural officer and Tahsildar concerned.They have inspected the land  and found that the land referred is no more agricultural land and given sanction for constructing house

You can adopt similar procedure

ESTIMATE OF BUILDING CONSTRUCTION

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sir,
I would like to build a home in Aleppey in 13 cents.My requirements are:
Ground floor:
sit out,Hall,2bedrooms,1 bathroom,Kitchen+Work area
First Floor:
1 bedroom (bath attached),A balcony.
Sir my budget is 15 lakhs.can u please estimate the cost.Hope your valuable comments

My reply

I get similar mails quite often.See, he has a fixed budget of Rs.15 lakhs.If you tell this to a qualified experienced Architect he will design a house which may cost around Rs.15 lakhs.Trouble is that even though his limited budget is Rs.15 lakhs,client may not be willing to restrict his requirements to  cost not more than Rs.15 lakhs

Building construction involves hundreds of materials and different type of labour.Some of these materials and most of the types of labour are fast turning out to be difficult to get.Cost of almost all materials and labour are going up everyday

No Architect can correctly predict cost of building your house which may get completed after an year or more.Any day during construction,if not you then contractor will have to buy materials like cement and steel at rates prevailing on that date.If you do not give increase in cost consideration to the contractor,he will naturally reduce use of materials to save his profit.Can you blame him for that?.Structural stability of your building will get compromised to that extent.

Even to have an approximate cost indication there has to be at least a plan of the building designed to suit your needs and site conditions.Even without that how do you expect me to predict cost?

RESORT PROJECT AT WAYANADU

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Hello Thomas,

Thanks you for the fast response. I am quite impressed that you are
making good use of social media and technology.

I have the following concerns with regards to my project:

1. How soon can you go for the site visit.

2. My idea is to develop a vacation home /  resort project.

3. The total area is around 1.25 acres, my plan is to build 12
cottages in 5 cents land each.

4. I'd like a rough costing after your site visit.

5. I have attached a few photos to give you an idea about what I'd like.

Jamshid

My reply

A resort Project can be planned only after a careful study of possible location and surroundings by  an experienced Architect with vision and talent.

Architect will have to visulaise the project in all its aspects.Of course you may be more eager to know cost.But an Architect need to do lot of home work for the project before any meaningful indication of cost can be done.

A project of this nature also has to be evaluated on a commercial angle about how far the project is economically viable to give you attractive return for your investment

Of course Tourist business can generate attractive income for resort cottages when run as a hospitality business with all necessary amenities

#Kerala House Construction-Replies to your queries

TO RECOMMEND BUILDER

QUOTE

Anonymous   has left a new comment on your post "Answers to your queries #Architecture":

Sir,
I would like to build a Home around 2000-2200 SQ ft in Trivandrum in 5 cents, would you please recommend me a Builder & Designer and what would be the cost per Sq Ft ...?need your assistant

My reply

Such posting of comments in blogs without revealing your identity or email  cannot get you a reply from me as it will not be practically feasible for me to reply to comments in all blogs

So those who want replies from me please write your queries/comments/suggestions to

vhthomas@viruvelil.com

How can any one recommend or suggest a builder? There is not even two builders/contractors following same construction practices or procedures.When you try to find a contractor who quotes “lowest square feet cost” for construction ,contractor in turn try to  build your house with lowest labour charges and lowest material content to increase his profit

Contactor/Builder has only one objective in building your house: Get maximum profit.Quality of construction is simply for the talk making you believe that his quality of work is the best.You simply believe him and consider yourself as smart for getting the “best quality construction” at lowest cost! But the builder/contractor is definitely more knowledgeable about construction than you.He knows how to misguide you who knows very little about construction

Just try to put a good Architect or Engineer and tell the contractor to do construction as per drawings and instructions of your consultant.Then watch the fun.Contractor/builder will demand a higher cost if you introduce a person who knows about construction in between.

PLAN AND ELEVATION FROM ANY ONE

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Ramnath   has left a new comment on your post "Elevation for three bed house":

I have a 8 cent plot that is rectangular. i am planning a house in the range of 35 lacs , anyone having a plan/elevation for a single storied house please email it to

My reply

8 cents is only area of land.It does not give any idea about dimensions of each of four sides.Also we have no idea of the position of roads near plot.To consider Vasthu aspects,directions also has to be considered.

So how can you simply take plan and Elevation of somebody else for your house? I simply do not understand why people talk like this.

BEST POSSIBLE SIZE OF PLOT

QUOTE

Anonymous   has left a new comment on your post "Replies to your queries#Architecture":

I am an NRI Mechanical Engineer like to build a 2500-2800 sq. ft. house in Cochin and on the look out for 8 cents of land (which is my budget) and identified few plots.
Appreciate if you could let me know the best possible size of plot in 8 cents to have a good architect designed house
I understand that the house can be designed to suite the plot but prefer to buy a plot where in design can be flexible

My reply

If I tell  a particular length and width of plot,will anybody sell you a plot of same dimension in Kerala that too in Cochin? Impossible.

If you have to identify a plot best suited to you ,take an expert who knows about Structural Engineering,Architecture,Vasthu and Kerala Building rules to the plot or plots you have identified and get his comments/advice before finalising the plot.

PARABOLIC ROOF DESIGN

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Hello Mr. Thomas,

I am a frequent visitor of your blogs, Nice experience. I want know about Parabolic roof design, now a days people are doing this, I want know more about this how this design and how its covering with glass advantages & disadvantages. Hope you will reply

My reply

It is not my intention to educate people about every terminology that come in House design/Construction.For getting such details,you have various sources.If you cannot find proper sources for getting more info,you can try googling.

GRANITE LAYING COST

QUOTE

Anonymous   has left a new comment on your post "Flooring for house-options":

How much it cost to get 3200sgft granite installed.,any idea ?

My reply

First of all Granite laying for floors is fast becoming outdated like marble flooring.There are much more better,cheaper alternatives which are more trendy and environment friendly

Getting labour for building construction is becoming difficult as days pass.There is no such thing as a universally accepted standard granite laying charges.Again each of the labour contractor does the work in different manner.So you cannot compare charges of one with charges of another.Your Architect for the work will be able to guide you on this.

EXISTING BUILDING MODIFICATION

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Menon has left a new comment on your post "Queries and replies-House design,construction ,rem...":

I am a retiree in Cochin residing in Chittoor Road. I have two houses separated hardly by 5-10 ft. I am interested in joining the terraces together and have a terrace garden and retreat with a small bed room, bath and kitchen on one so that It can be self contained also. I need someone to conceptualize the idea so that I can look at the possibilities. Can you do it please? or can you recommend someone please?

My reply

For any modification/remodeling/renovation work,I will have to visit the site and study all aspects related to modification you are thinking of.First of all it has to be checked whether the modification is feasible at all.

Without any doubt it can be said that modification will be much more costly than building new and no one can safely estimate cost involved as you will be working on a building about which you know practically nothing.As you break and cut in to old building parts it may present you new problems to be solved.

Unless you have so much sentimental reasons to retain the old building by  modifying and not simply bothered about cost involved,do not attempt remodeling.Try to design and build a new building instead of trying to work with old building.Lot of people have a mistaken notion that modifying is cheaper.It is not so.

#Kerala House Construction-Replies to your queries

Vasthu Compliance

QUOTE

Naveen   has left a new comment on your post "Vasthu compliance":

I am planning to dig a bore well in North East.Happened to hear the bore well should not cut the diagonal line connecting NE to SW. It can be on either side of the line in North East corner.
Already a well exists in South East but goes dry during last two Summers. Hope there is no dosham in closing the well.

My Reply

If such queries are sent as email to my email id other than simply typing in blog as comment,I could have replied faster by email reply

Well at South East is not good as per Vasthu.So you can close it without any second thought about it

House at Trivandrum

QUOTE

Hai,

I am Sudheer hails from Trivandrum, Kerala.Me an IT person now in Saudi Arabia. I used to visit your blog and from that I inspired to write to you..

Actually I owned a plot one month back at Vembayam on the way to Trivandrum. It is 7 cent and having measurement of 16.5m* 17.5m.eastern side have road. Like others, me also have dream home in mind. Maximum space utilization,low cost, maximum outer area(courtyard),3 bed room, three toilets(One can be common),prayer room are my demands. Since financial situation is not stable for me now. With the help of one home designing software I draw a plan and area got is 1800 Sq.ft. If you don’t mind I will send the outline of plot and my drawn plan to you for a final decision making. I know that it may have defects and an architect can advice on that. Is it possible to hold the cost within 15 lakhs? can I get  support from you at site at Trivandrum if we proceed. So please give me a reply if you are interested then I will proceed with you……..

Sudheer M

My reply

Cost of building a house  cannot be calculated or even guessed by knowing possible square feet area of house being  planned.Contractors with eye on profit alone plan construction in a manner reducing both labour and material and they simply are not bothered even about structural stability of the building.

Those who prepare Plan and Elevation of the house never ever make the client understand that plan of the house is the most important critical drawing for a house construction.Even the client think that providing an attractive looking Elevation is the only work an Architect is supposed to do.Of course Architect should have creative talent.But he is not just another painter to create a good painting.Drawing an Attractive looking Elevation is rather easy.Just by getting that picture,your concrete mason cannot do anything.He has to be guided,instructed by an Architect.Some times,he may not even have the expertise to do whatever is drawn

With the present cost indications which are likely to go up in the next one year or more you may take to complete construction,You cannot expect a three bed house to be completed in just Rs.15 lakhs.Some cost reduction is possible if you are willing to give a free hand to your Architect instead of considering him as some one who will make some modifications in your plan

I need to visit the site,understand your requirements well before starting to design your house.While preparing a plan in Kerala conditions an Architect considers at least the 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

Do you think you have expertise and experience to do this?

BUILDING RULES FOR LESS THAN 3 CENTS

QUOTE

Hi Sir,

I have  1.96  cents of land in Palakkad municipality   Total extent as per submitted plan 8.75 (East - West) 9.10 (north - South) building permit sanctioned  providing 1.8 from the west 100cm from the north, 90 cm from the south, exemption to the east (NOC).  On measurement 8.40 (East - West) 9.10 (north - South). constructed the ground floor providing 1.80m from the west, 60cm from the south and 60cm from the north.  Southern neighbour complained to the local authority that 90 cm distance from my boundary not provided.  Can I continue the construction work as done? In order to get over from this crisis kindly give me your valuable suggestions and legal assistance

My reply

As per relaxed Building rule provisions for plots less than 3 cents,minimum clearance required for sides is 90 cm.If you have provided less than 90 cm at sides,it is violating building rules

Only option possible is to get concurrence from owner of property in that side for abutment

Please consult concerned Building inspector of local authority to get more information

FEAR OF OVER COSTING OF AIDED PROJECT

QUOTE

Dear Mr. Thomas,

As discussed, we have funded an orphanage in Kannur, Kerala.We believe that the project has been overvalued and we are paying excessive amount to the contractors.

We would like to know if you can undertake a survey for the valuation of this project.

Please let us know your charges and we shall forward you the required details.

Saurabh Shah

Internal Audit Manager

Meera Company LLC

My reply

A Site visit by me to the site,assessing work so far done,obtaining relevant details from contractor,checking up your contract terms are all required to verify the facts

Are you willing to pay for the charges involved?

BUILDING RULES

QUOTE

Mathew Isaac has left a new comment on your post "# Kerala Architecture- Replies to client queries":

I have seen a six cent plot having road on three sides of the plot. Do I need to leave 3m from all the three sides???

My Reply

As per KBR if the road do not go beyond 75 M,you have to leave only 2M

Checking up with the concerned local authority office will be better as they will be able to give you clear answer,considering locally relevant issues also

#Kerala House Construction-Replies to your queries

CONSTRUCION IN BANGALORE

Dear Thomas

I have visited your blogs and websites and found interesting.

I am planning to build a house near Yelahanka, Bangalore. Let me know whether you have a team here in Bangalore from your office who could execute construction of a 30 x 40 plot size. This plot is located in Rajanakunte town limits (next to Prestige Oasis Row Houses and diagonally opposite to Prestige's Angsana Resort). It's 7 kms away from Yelahanka town limits (on the way to Doddaballapur Road).

My reply

Most important part of building a house or any other type of building is to get the most appropriate Plan of the building considering Architectural aspects which ensure proper utilisation of every bit of built up space,deriving maximum utility from every bit of building space,Cost reduction and better external appearance.

A person who has undergone a professional course in Architecture get enough insights to design most appropriately.More than the formal training a true Architect study and experiment a lot while designing and building.Over a period of years he develops his own unique style and approach which keep on getting fine tuned and improvised  as study never ends in the life of a professional

Any one with a bit of drawing training can draw a plan of the building.If you consider such a plan of the building which you may get for a name sake payment  equal or similar to one you can get from an established experienced Architect who has proven his capabilities,it is you who is going to suffer by wastage of lakhs of money in building.As an end user you come to know about deficiencies in design only when the building gets completed.Then it will be too late to do anything by any body.

Difference with you and an established professional is that he can visulaise and see clearly in his mind every minute detail of the building which he visualises using his training and experiences.You can only see the external appearance of what he may draw for you to see.Even that drawing keep on getting improved in his mind as work progresses and he make suitable changes in his mind depending upon varying site inputs.

So even when you build in Bangalore or any where else,a good design is the most important part of building.Let us first get that appropriate design and then think about contract work for the building

SEND ELEVATION AND NOT PLAN OF HOUSE

QUOTE

sir,

We are from Malappuram. we come across some of your nice designs. we plan to construct a house around 1500 sq. ft. could u please send d Elevation for three bed room house designed by u

Chitra

My reply

See,this is how people think!

” Any one can make plan of house.Only an Architect can do a good Elevation.So get a good Elevation from an Architect.Give it to a local draftsman.He will make a plan!”

See how ignorant our people are on these.Quite often I hear people willing to pay for Elevation ,but not for plan of the house!

2000 SFT HOUSE IN 4CENTS OF LAND

QUOTE

Hello sir,

Can we build a 2000sq.ft. house in 4 cents of rectangular plot with all minimum necessities

My reply

Cents is only area of land and it does not give any idea on dimensions of plot on all four sides,which is the information a designer need to design the house.Positions of roads near plot is also important.For Vasthu compliance,information on direction is also required

In general terms without information on dimensions of sides,I can give a vague indication that 4 Bed room house with all normal facilities can be built in a 4 cents land,as I have done so even in 3.5 cents land

Kerala Architecture and House Construction-Replies to Your queries

What will be Cost of Construction?

QUOTE

Dear Mr.Thomas,

I got your contacts from your website, I am attaching here with my purposed house plan (first floor), I would like to know how much it will cost to build it , the ground floor already built  10 years back(attached the photo), now I need to add a first floor on it

My house situated in Anakkayam Panchayath,Malapuram District

Looking forward to hear from you

My reply

You have already got a Plan and Elevation for the house from some body else.Naturally you would have asked this question to him and he might have given you some answer.To counter check his answer you are simply sending this email to me.

I do not have any magical capability to say cost of construction just by seeing a plan or Elevation of a building.No body will know exactly how much a building will cost till the date of completion of the building.All cost estimates are only assumptions.Nobody knows what will be the cost of materials and labour tomorrow or in months to come.

Apartment and Villa builders sell at almost three times their cost and there is no quality of construction checking by any body.No two contractor do the construction in the same manner.So cost for each will be different.Apart from making profit,practically no contractor bothers about quality of construction or even structural stability of building.There is no government agency to verify and check quality and strength of construction at each stage of construction.If at all such an agency is there,in our corruption country,such an agency will simply turn out to be another government agency for corruption.

So when you want to build your house with best possible engineering,architecture and quality of construction,if you are not willing to accept compromise on quality of construction,there is no way of predicting exactly how much building will cost.Cost also varies from place to place,with different land levels,soil conditions,design variations etc.

If I can visit site,study site conditions,improve on plan already prepared based on site study,I can prepare an Engineering Estimate using engineering methods.Cost thus arrived is the nearest cost calculation possible and just by looking at a plan I cannot predict or estimate cost of construction.

CHARUPADY  FOR HOUSE

QUOTE

Dear Sir

I am from Madhya Pradesh .I visited the Kerala in last march and observed a wooden design in almost all houses in porches and balconies. What does it called. I am building my house in Bhopal and use the same thing in the front porch of my house. I visited your site and the houses designed by you also have the same design. Is that wooden material available in Kerala readily are it can be get it be done here by local carpenter.

C K Santani

My reply

It seems what you are referring is “Charupady” mostly made in teak wood.This cannot be made there in Madhya Pradesh using local carpenter as the technology used will be unfamiliar to them.Again this is manufactured to suit site requirements,client preferences etc.

For each house this will have to be specifically designed and manufactured.There is also traditional  Kerala Window which is used to cover entire Balcony open space while giving ventilation and traditional look

NEW HOUSES AT OOTTY AND MANNAR

QUOTE

Hi Thomas,
A very good day to you,
This is Sanjay with you, me and my wife are presently working in Dubai...
Was browsing through some websites and found your blog.
I own a small plot of 12 cents in Ootty opposite Good Shepherd Intl School & would like to construct a 2 BHK villa-(intent to rent). I have taken an approval from the panchayat a year back for the same.
Wanted to know whether you could look into it if I send you the approved drawings. (do you take construction jobs in Ootty?)
 
My other property is in Mannar-Alleppey Dist...22 cents with an old house, with 2 "aras" need to keep that intact and construct new house.
need a feedback on both..
 My reply

I have designed and built a 6000 sft house at Ootty for a local Software Engineer couple some time back.Details of this house is available at my blog

 http://tamilnadu-houseconstruction-ootty.blogspot.in/

I will have to visit site at Ootty,design the house and then only I can comment on possibility and feasibility of directly taking up construction there.Similar is the case with your Mannar property

NALUKETTU HOUSE

QUOTE

I would like to build a home in Varkala.
my budget estimate is 20 lakhs.
My plot with an area of 12 cent.
i want  a traditional two storied house plan
with Nadumuttam,Charupadi and four bedroom facilities.
kindly send me the details of such a plan.

Sheeja

My reply

Nalukettu type house has following essential features

1.Nadumuttom at centre of house

2.Poomukham at entrance to house

2.Sit out with Charupady at front and side

Adding these features will naturally cause higher cost for the house.With Rs.20 lakhs it will be practically impossible to have all these features going by present cost of inputs of building construction.As cost of construction is only going up,you need to go for Nalukettu type construction only if you have sufficient funds.

Typical Tharavadu type house

QUOTE

Dear Mr.Thomas,
We are planning to build a  typical Kerala model traditional house,I mean 'Odu' type tiles and 'kaavi' type flooring with modern bedroom and wash rooms..The external outlook has to be of a typical 'tharavad' type house with a traditional Poomukham and a small 'court yard'(Nalukettu) model..We have an existing studio type house which we normally use as a holiday home,when we come down.
The land is in Trissur, 1 acre.The plan is to built a 3 bedroom,hall + dining,kitchen,storage and a car porch.
 
I would like to know from you, your views on the same and how we can move ahead on this..
 
My reply

Your dreams about house are fine.As a professional I need data and details not simply dreams.A site visit,detailed study of your requirements are the first requirements to start the project

Can we move step by step?

Cast iron gate and Interlock tiles

Quote

Hi Thomas,

I am looking for cast iron sliding gate for my new house location at Alleppey.

Also interlock for external areas.

Are you doing for the same? If you are interested, please let me know so that I  shall send u the details.

My reply

As a professional organisation we need more details to offer our services for supply of cast iron gate and to provide interlock tile laying details.To study the case in detail and to give you offer suitable for your site conditions,we have to visit your site.Naturally we will have to charge you for site visit and related study

Normally people expect the supplier to do site visit at their expenses and give an offer which client may or may not accept.Supplier is supposed to bear the cost as his promotional expenses.But when the supplier has enough business,he may not be willing to spend time and money on such promotional site visits

Are you willing to spend from your side?