Kerala House Construction:Free Consultation,3,Dec,14

For faster response to your queries, please write to

vhthomas@viruvelil.com

You can call me on

9388701702

9388701700

9388701707

Building Design

Query-1

Who need to consult either Architect Engineer. Or designer to construct my house

Jabir

My reply

Preferably a professional organisation like us who have all expertise and experts in all fields related to house design and construction

Query-2

Can I ask you; whether you have any affiliate/branch in Trivandrum?

Rajan 

My reply

Architectural/construction firm do not need branches everywhere as the Principal Architect guides and inspires all work. He can only sit at one office while he can travel to different locations

Query-3

I am Biju and working Dubai. But don’t think that I am a multi milliner

My home place is in VENMONY. May I request you to assist me to build a low cost single story house 

My reply

Only those who have lesser money need services of a building professional more than others to save money and to get better facilities at lesser cost

Query-4

Is it possible to build within 2000 Sq. Ft four bed room house?. I got a quote from another one designer but not yet finalized. Waiting for your reply. 

Siju

My reply

Designing four bed attached house in 2000 sft will make rooms congested and small

You may have to go near 2500 sft

Cost is not directly proportional to square feet area. At best it is only one of the factors contributing to cost

There is no point in comparing one designer with other as no two designers have same qualifications and experience in designing and building houses

My experience in building directly more than 200 houses in different parts of Kerala make lots of difference and I do not want to be compared to somebody else in rates or charges

Three dimensional photo like view is only for your curiosity to see how house may appear. If I draw an Elevation, somebody else cannot build as per that Elevation without my assistance and guidance.

Query-5

I am intending to build a new home in Kerala. I am in need to get some valuable advices in order to proceed the drafting of the plan. I have already approached an architect to whom can prepare a plan of my dream home and I am planning to proceed the construction under labor contract 

So can you kindly advise me what kind of details that I must ask to an architect while he will hand over the draft of my home? Just to be more clear, is there something else which I need to ask him to provide me?

Varghese

My reply

Collecting drawings together before construction will only make Architect richer as site inputs will make changes in all these drawings making Architect more richer

Just get most important Basic Plan before you start construction

It is better to get other drawings at each stage of construction provided your contractor has got enough Engineering knowledge to follow drawings properly

It is essential to have continuous involvement and guidance of a qualified experienced building professional from beginning to end of house construction

Building rules

Query-1

Do I need to apply for NOC from panchayat for building two rooms upstairs in my existing house.

Rajesh

My reply

You will have to get NOC from concerned local authority before construction as building rules are applicable even in Panchayath areas

House Renovation/Remodeling

Query-1

I would like to renovate my old house to new .Please send me some of the snap shot of houses before and after which your team has done and approximate cost for doing that project.

Sharath.

My reply

Re modelling and renovation of house is always a tricky affair. A lot depends on whether the original structure is built with professional design and construction with involvement and guidance of a qualified experienced building professional.

In almost all cases, original building might have got done by a non-professional contractor with absolutely no consideration for proper Engineering or quality of construction. Working on such a building for renovation or remodeling will be like opening of box of Pandora. It will bring up problems which you or your new building contractor never anticipated. Unless remodeling or extension is recommended by an expert building professional (not by a profit motivated nonprofessional contractor) you should not venture in to it.

Cost of remodeling/ extension cannot be correctly estimated by any one properly and you will end up spending more than what you hoped for. Still you will have all problems and defects of an old building

Query-2

I have 40 cent land with an old house on the banks of river Pamba. I bought it.Now the old house is not in good condition. It is terraced in the front and tiled in the back areas. I received a quote to convert it in to a terraced with existing structure and over all maintain  and convert it to 4 bedroom 3 bathroom  for around 14 lakhs. What do you think? Will it be a good idea to renovate it with that money?
Or will I be able to make  a 4 bedroom  3 bathroom house ,around 1650 to 1800 sq feet (with medium quality flooring (tiles ) and painting  and electrical ) with around 25lakhs . I am eagerly waiting for your reply. Do you undertake jobs that part of Kerala. Look forward to hear from you soon.
Johnson

My reply

Even though I cannot comment properly without visiting site and evaluating old building, most probably it will not be worthwhile to spend money on old building. No contractor will be able to correctly guess work involved for an old building and your contractor in his eagerness to get work and make profit might have given you a quote

It will definitely be better to spend whatever you can on designing and building a new house with professional involvement and guidance instead of letting you to be cheated by a nonprofessional contractor who do not bother about Architecture, Engineering or quality of construction

We take up work all over Kerala and even outside. I can commit on your work only after visiting site.

My reply

Purchase of ready made Villas/Flats

Query-1

Myself, Biju, working in U.A.E. I chanced upon your blog and site, I read your comments dated three years back regarding purchasing readymade villa / flats in Kerala from reputed builders.

I am planning to buy a villa in Thrissur, from one of the reputed builder. Could you please advise what are the precautions to be taken before buying such property and also regarding construction quality etc.

My reply

No builder in Kerala is a professional agency. They are just traders trying to make profit. None of the so called reputed builders have even one professionally qualified building professional in their team. They just hire services as and when they feel like having. None of them do construction directly. Then where is the question of construction quality? Work gets subcontracted several times looking at only profit angle. Naturally quality of construction and engineering aspects suffer

If you have no other option, you can go for buying a villa from so called reputed builder whom you think reputed simply due to their high advertising budget. In almost all cases, you pay very higher than what you get in return. Legal problems also crop up as these builders get into many ways to raise funds for construction

Building materials

Query-1

Sir my uncle is going to Bangalore for purchasing Granite; i would request you to guide us while buying granites. Do you have any particular recommendation of granite (Name of the granite) we need our room to look bigger, a premium look. Kindly tell us with good granites to buy and also the precautions while buying, i hope you will help us by giving valuable information.

Radhika

My reply

I will not recommend using granite or marble for flooring. It has more disadvantages than advantages.

There are much more cheaper but elegant looking tiles these days

Basically you need complete guidance on finishing of house and not just information and guidance on flooring

Query-2

I am following your blog from long time and I thank you for sharing good ideas and tips on house construction have a small concern on the process of building my home. I recently gave a contract work to construct First floor for my present house which is made with good foundation and no pillars. The contractor started the work by using 6 inch Solid Cement bricks to construct the structure....by using this type of bricks will there is a possibility of overweight on the structure. Is there any chances of risk of crack or damage in the future..

Would like to know your suggestion

RK

My reply

Leaving structural aspects of building to be decided by a nonprofessional contractor for whom only profit matters can only put you at risk .It is better to get involvement of an experienced building professional from beginning to end of construction to guide you and to check on work done by your contractor. If I have to do this for you, a visit to the site is required to advise you on the problem faced by you/advice /suggestion required by you related to your building/plot

During the visit, I can study your problem in detail, take measurements from site and check on following aspects related to building/plot

1. Vasthu compliance

2. Architectural defects if any and improvements/modifications possible

3. Structural Engineering defects if any and improvements/modifications possible

4. Advice on future works related to building /plot

5. Building rules compliance

6. Verification of documents related to building and plot

7. What our company can do to improve your construction work by quality, cost reduction and value addition of space

DISCLAIMER:

The information contained in this blog/website is purely advises by Thomas Viruvelil/Viruvelil Group on building design and construction in Kerala. Those who follow these advices without active involvement, guidance and close monitoring by Thomas Viruvelil or those assigned by him do so at their own risk and responsibility. Thomas Viruvelil will not be held responsible in any manner for losses/damages arising out of such use of information from this blog/website.

Any dissemination, use, review, distribution, printing or copying of this blog/websitein whole or in part is strictly prohibited. Viruvelil Group of Companies or Thomas Viruvelil do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance..

#Kerala House Construction:Free Consultation,25,November,2014

 

For faster response to your queries, please write to

vhthomas@viruvelil.com

You can call me on

9388701702

9388701700

9388701707

Better plan of house can reduce cost by lakhs not by thousands

When it comes to building design and construction, quite a lot of people think that house design and selecting from different options during house construction will have to be done by the person who spends money. It is as if the money gives him all important right to choose and decide.

“I am spending my money. Why should an Architect take decisions for me?At best he should draw and do matters as I tell him to do. He is simply there to obey my orders and wishes by giving fine tuning with technology and his imagination”

In some cases, person may have an engineering back ground which makes him bolder to assert his “rights” on the hapless Architect. A few of Architects/building professionals eager not to miss the business may say yes to satisfy ego of the client to avoid missing the business. A true professional should say no to the client who consider his money more important than professional capabilities of a qualified experienced professional

How many of those who claim to have engineering back ground can claim to possess expertise immediately after leaving an engineering college? At best an engineering college makes you familiar with vocabulary of engineering and some basic skills without you understanding how it can be used in an engineering project. It is that years of exposure in engineering field with guidance of experienced professionals with whom you work make you a real professional worth the name. More projects and more exposures fine tune your capabilities and make you understand your limitations more.

When you hire services of a building professional, you need to have a frank face to face discussion with the professional. You should explain in detail what all you are looking for in the house, your hopes, dreams and of course your limitations especially on finance. There are some aspects which you may think possible and desirable which are not possible or desirable. You should have the wisdom to accept learned suggestions and advises of a professional. Not accepting them will not create any problem for your consultant but to you only.

Quite a lot of mails I get talk of a quote for all drawings together for house construction. (Plan, Three dimensional Elevation, Plumbing, Electrical, Flooring, Interior). I do agree that from business point of an Architect it is better to get money for a bunch of drawings and later extra charges for revised drawings based on site feedbacks. If your intention is not to make Architect rich, do not ask for all these drawings at one stretch

All that you need on commencement of house construction is the best possible Basic Plan of the house from the most experienced building professional you can find. A good basic plan can make you avoid losing lakhs of your money and get you better facilities at house at lesser cost. A splashy looking Elevation is no good to you except to please your eyes if your building contractor cannot build as per the picture with his capabilities. Once the plan is finalised let your Architect interact with your building contractor before attempting to prepare an Elevation. All the rest of drawings will have to be prepared only at each stage of construction provided your contractor can read those drawings properly. Drawings which your contractor cannot read and understand properly is of no use and do not waste money on it. In such cases you get your Architect interact with your workers to make them work as he plan or visualise to do. Probably you can join in these discussions to incorporate your needs and wishes with guidance from your Architect

Most people do not understand importance of a well-designed plan of house. They prefer to save those thousands to be paid to an experienced Architect and pay nothing or very little to “save money” In fact they will be losing lakhs of their hard earned money and the inconveniences and problems a bad plan will create cannot be corrected by any experienced building professional .People normally understand defects and flaws in a plan of house only after building structure get completed. I have been called to several such sites to make corrections to such buildings. But no one can make corrections without demolishing structural parts which will be impossible in most cases at that stage. So please do not try to save money on plan of house thereby making you lose heavily on construction of your house

DISCLAIMER:

The information contained in this blog/website is purely advises by Thomas Viruvelil/Viruvelil Group on building design and construction in Kerala. Those who follow these advices without active involvement, guidance and close monitoring by Thomas Viruvelil or those assigned by him do so at their own risk and responsibility. Thomas Viruvelil will not be held responsible in any manner for losses/damages arising out of such use of information from this blog/website.

Any dissemination, use, review, distribution, printing or copying of this blog/website in whole or in part is strictly prohibited. Viruvelil Group of Companies or Thomas Viruvelil do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance..

Kerala House Construction: Free Consultation,17,October,2014

For faster response to your queries, please write to

vhthomas@viruvelil.com

You can call me on

9388701702

9388701700

9388701707

House Design

Query-1

Mr.Jos has copied an Elevation shown in our website and wanted a similar house but with different needs

My reply to him is that it will not be wise taking elevations and plans from websites to save cost of design .You may save a few thousands. House construction involves lakhs of your hard earned money and unless you are wise enough to get experienced professional to design and construct your house you may land up in a defective designed house which cannot be corrected at all and you may loose lots of your money simply due to your eagerness to avoid professional design

Query-2

We have 1 acre paddy field 90% already filled, we need to built some houses for sale, what all the things i have to do in the time of foundation, will u please advice me. i am planning to built 800 sft home.

Jayanmon 

My reply

Quite a lot of people think of constructing house as a simple affair which can be done by them if they can find a contractor who can give lowest “square feet cost”

It is not a simple affair. For most of the people it involves almost their entire life savings and practically no house building person is an expert on house design and construction. Acquiring expertise need not only careful technical study but also experiences in designing and building houses especially in Kerala environment where both labour and material are costly with each day adding up cost

It is not within the control of a contractor to reduce cost. Most important cost reduction possible only by appropriate design of house by an expert. He can avoid wastages, cost increases and get you better facilities at lower cost. Contractor reduces cost not for you but for his profit putting quality of construction at risk

Without even getting design of building done, here he is asking about foundation. Foundation design will vary from place to place depending upon soil conditions and also depending upon design of building. Nobody can blindly advise you on foundation without site study and finalisation of house design

Query-3

Came across your highly useful informative write up on Kerala house construction.

Planning for a house please find attached model plan. Few doubts on modifying room sizes.

1, Could we use bed room sizes as 11 x 12 (Master), 11 x 10, 9 x 12 and 10 x 12 with Vaasthu compliance?

Master bed on South West corner in model plan.

Thanks in advance. Hope you are an expert to help us.

Britto

My reply

On quick perusal following defects noticed in your plan

Plan not a professional design

Lots of wastage of space. Adequate ventilation and lighting not available for most of living spaces

Toilets are too narrow with 120 cm width.

Plan is the most important critical part of house design. Do not try to save money on it to loose lakhs of your money and a house which will not give what it can with professional design

As per Vasthu bed room at South east is harmful

Bed room at North east not good for regular use

If you are interested in me designing your house, please let me know

Query-4

I would like to send you my house plan for your comments as soon as possible.

Rajesh

My reply

On quick perusal of plan, following are defects noticed

As per Vasthu, toilets at North east, South west corners are harmful

Kitchen at South east(Agni Konam) is better .North east is Easana Konam ideal for Pooja.As the house is facing East it is better to provide Kitchen at North West

Dining room is completely dark with no light or ventilation

In modern kitchens with modular Kitchen Store is a waste of space. Second kitchen is also dark with no light or ventilation

I have checked only ground floor plan which itself have several serious defects

Plan of the house is the most important critical part of house design .Do not try to get it done by some one who simply know Auto Cad drawing only

If you want me to design house, please let me know

Query-5

I am one of your website follower. My name is Arun Mathew, I have just started construction of my house (foundation & basement completed), it is 2900 Sqft and my budget was 60 lakhs, however my builder has given an approximate estimate which is coming around 88 Lakhs, which is of course based on the specifications I demanded (materials, brands etc).

I believe I can cut the cost considerably if I get a professional advice and review of the material quantity quoted by the contractor. Therefore I request your service to review the Estimate and advise me of cost savings wherever possible. Would you please review the BOQ if I send and I will be more than happy to pay your fees

My reply

There is no generally accepted material, quality and engineering specifications when a nonprofessional contractor builds a house. His objective is simply to make maximum profit and all his talk of quality will be only to please your ears and nothing more than that

No two contractors build a house in similar manner and hence rates of one contractor cannot be compared with that of another contractor

Only method of ensuring quality of work and saving money without compromising quality is to have an experienced building professional who will not take money from contractor and will ensure professionally acceptable design, engineering standards and quality of work

You do not seem to have taken professional assistance from design stage and simply believed false promises of the contractor

All that I can do now is to visit the site and assess work done and give suggestions on future work to obtain better utility and to save your money on future work.

DISCLAIMER:

The information contained in this blog/website is purely advises by Thomas Viruvelil/Viruvelil Group on building design and construction in Kerala. Those who follow these advices without active involvement, guidance and close monitoring by Thomas Viruvelil or those assigned by him do so at their own risk and responsibility. Thomas Viruvelil will not be held responsible in any manner for losses/damages arising out of such use of information from this blog/website.

Any dissemination, use, review, distribution, printing or copying of this message in whole or in part is strictly prohibited. Viruvelil Group of Companies or Thomas Viruvelil do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance..

Kerala House Construction-Free Consultation:25,September,2014

For faster response to your queries on house design and construction in Kerala and even outside,write to

vhthomas@viruvelil.com

Or call me on

9388701702

9388701700

9388701707

Thomas Viruvelil

Few house Elevations

1.Four bed room house for client at Ettumanoor,Kottayam

2.Three bed house for client at Kottayam

3.Four bed house for client at Thoppumpady ,Cochin

4.4000 sft house for client at Adoor

5.Three bed 2000 sft house for client at Palghat

6.Four bed house for client at Haripad

7.1400 sft 4 bed house in 3.5 cents land at Edappally,Cochin

8.3500 sft house for client at Cherthala

Cost of construction

Query-1

My name is Mahesh, from Kannur.

I would like to construct a house of 2500 sft

Can you please advice how much budget should I consider for the subject house

with granite flooring including a semi luxurious interiors.

My reply

Most of the mails I get and telephone enquiries I get ask me the same question;”What will be the cost of house which I am planning to construct?”

Is house construction that simple for any one to answer this question? If I ask you what will be cost of 1 Kg of rice after one year will any one can answer me?

Any house construction normally will take not less than one year.Hundreds of materials are used in house construction.All of us know cost of these materials will only go up in Kerala conditions during this period.

Labour is difficult to get for any type of work in Kerala even though govt statistics still talk of unemployment and govt funds are wasted as unemployment wages to be used by those who get it for alcohol.

Again technology and trends change a lot in house construction with each day coming.

Then why non professional contractors always quote a square feet cost of construction? It is simply because that is the only way of getting work from you.Have you ever thought of the fact that these non professional contractors who do not know anything about Architecture or structural engineering follow strictly engineering standards and quality? Not at all.They build as they please simply to make profit.Do one contractor build exactly in same manner as the other? Not at all.Then how can there be a uniform square feet cost applicable any where irrespective of site ,soil conditions and design? This talk of square feet cost is simply a lie to cheat house owner who think of himself as smart if he find a contractor who promise to build at lowest square feet cost

Have you ever checked whether these contractors complete house construction with quoted amount? Will they give you exact square feet area? Answer for both these questions is a simple No

For cost reduction,what you need is not a contractor who quote lowest square feet rate.You need a qualified experienced professional in building construction.Tell him your budget restrictions if any.He will design the house in such a manner so that you will be able to complete construction with quality,better utility for space inside house.Just getting a drawing from him will not be enough.Let him continuously monitor your house construction with engineering drawings for each stage of construction and proper supervision to ensure that your contractor build as per Architecture and Engineering specifications

Lot of people think an Architect is required only to give a better appearance for your house.It is wrong.You need him from beginning to end of house construction to get better value for money and to save lakhs of your money in house construction

DISCLAIMER:

The information contained in this blog/website is confidential and may be privileged. Any dissemination, use, review, distribution, printing or copying of this message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts) without our consent/involvement and guidance. VIRUVELIL Group of Companies and Thomas Viruvelil as a person will not be responsible in any manner for use of information.advise/technical data given by this website without close supervision and guidance by the originator of such data/message/advise

Kerala House Construction-Free Consultation:25,September,2014

For faster response to your queries on house design and construction in Kerala and even outside,write to

vhthomas@viruvelil.com

Or call me on

9388701702

9388701700

9388701707

Thomas Viruvelil

Nalukettu model house

Query-1

My name is Rakesh am working as a professional  abroad ,while searching for some architectures in web  i found your site ,can you just tell me about the cost of a Naalukettu model house with modern infrastructure included.

My reply

Nalukettu model house has got additional features peculiar to Kerala Architecture.House construction was not so much costly in olden days.Wood was available in plenty.Labour and materials were available easily and without much cost.Naturally earlier house construction did not bother much about reducing cost by minimising use of both labour and materials

High cost of construction these days force any one who want to reduce cost to reduce unwanted or avoidable spaces in the house,by economical design while providing necessary features and facilities.Attempts to reduce use of labour and materials also form part of cost reduction

Nalukettu type house has following essential extra features which when incorporated will push up cost of construction

1.Open to sky space in the middle of house called Nadumuttom or central court yard

2.Chuttu verandah or verandah around the house:Even though verandah around entire outside walls was quite common in olden days,now this feature if adopted  restricted to front portion and /or another side of house

3.Poomukham: Connected to Chuttu verandah this portion is like a sit out in front side but bigger in dimensions to have sort of informal chat with people outside house or even family members.This place traditionally was used by head of family to relax in a reclining chair with cloth support for body portion

While Poomukham and Chuttu verandah reduced can be incorporated in houses where budget is not a constraint,providing Nadumuttom will create more problems than comfort in present day conditions as open to sky space can create security problems and nature induced problems like pests and rain water inside centre portion of house.In my opinion ,Nadumuttom can be forgotten in present day houses with Kerala architecture elements

Nalukettu or Ettu kettu type houses need be considered only for those with no budget constraints.Some one with less money  for a house should avoid such luxury features in the house

Vasthu compliance for apartments

Query

I am interested in buying a flat which is vasthu wise good Kindly advise.

Minju

My reply

It will be practically and economically difficult for an apartment designer to design with Vasthu compliance as every apartment builder is trying to make maximum flats from available space.Positioning living spaces like Kitchen and Master bed room in a particular direction  to comply with Vasthu may not be possible.All that is possible is to get a Vasthu expert check the apartment before you buy it.If the flat meet Vasthu features,fine

Building rules

Query-1

My question is .
Is it ok new plan  can submit at the time of completion?First approval is going to expire Mostly it will take another 2 more years What is the minimum requirements to get completion certificate.
Advise me .

Mohamed

My reply

Building permit is usually given for three years.Before date of expiry you can apply for extension.

If you have to increase plinth area from approved plan,you have to submit revised plan and get approved from local authority

You cannot wait up to completion stage

For revised plan and completion plan ,you need services of a licensed Engineer/Architect/supervisor

House Design

Query

My name is Abhilash and my home town is in Palakkad.

I am planning to have a single storey house with 2 bedrooms Could u please send me some designs of single storey house and estimate.

My reply

I get similar mails asking me to send “few house plans” quite often.

Please understand any plan of house or Elevation taken from anywhere will not suit your needs,site,budget and Vasthu factors related to your plot

Most of the people spend  major portion of their savings in life for building a house in Kerala.I do not understand why they avoid professional Architects/Engineers who can give you better designed house which will give you more facilities at lesser cost and structural stability of building.All that non professional contractors can give you is simply a lie of some “square feet cost” which will trap you to him and will make you spend more to get  a house with lots of wastages of your money with lesser facilities

Get professional help from design stage itself.Plan of your house is the most important most critical drawing.Do not go for free plans which will drain your money.Pay for services of an experienced professional in thousands and save lakhs of your money and get a better house by design and structural stability

Kerala House Construction-Free Consultation:18,September,2014

For faster response to your queries on house design and construction in Kerala and even outside,write to

vhthomas@viruvelil.com

Or call me on

9388701702

9388701700

9388701707

Thomas Viruvelil

Remodeling of existing house

Query-1

This is Saju ,i planning to remodel my old home ,kindly sent me your mob no to contact you & what is your service charge to see my  home in Trivandrum

My reply

What I have observed during most of the remodeling cases which I attempted are the following:

1.In most cases houses are not  in a condition of remodeling or renovation as most of these houses are built by non professional contractors without any consideration for Architecture or Structural Engineering

A house built without compliance to Engineering and Architectural standards may not last more than 30 years as  non professional contractor would have done the work purely on profit making basis with only lip service for quality

2.It is almost impossible to assess exact cost of remodeling and renovation with additions.alterations to existing building as the structural stability of the existing structure will be known only when we start breaking portions of existing building

3.Some people resort to remodeling thinking that it will be cheaper compared to new construction.It will never be the case

4.Certain inherent defects in design and construction  of existing building cannot be corrected and you should not expect remodeling to make it right

5.Some people go for remodeling simply due to sentimental attachment to existing building.In that case,you should not bother about cost

6.Wherever possible it is better to avoid addition,remodeling and go for new construction unless you are sure about Architectural excellence and Structural stability of building which is only remote possibility

Attempt to remodel/extend/alter existing structure should be done only if an experienced building professional recommend you to go ahead on proposed additions/remodeling.If the expert do not agree for such remodeling work,do not attempt to do it

We can check up existing building and give you professional advice and if found feasible can take up work with our expert workers in a professional manner with latest technology inputs

House Construction

Query-1

Dear Sir,

I have around 5 cents of land and I am planning to build a house of around 1250-1500 sq ft with 3-4 bedrooms soon.  My budget is around 25 lakhs. 

First I would like to know whether you can recommend any reliable contractor to carryout the work. .Also pl.let me know whether giving the work on labour contract or on full building contract would be good.I am planning to take loan from bank for carrying out the work

Let me have your valuable comments,

S.BINIL

My reply

House Construction in Kerala is carried out mostly by non professional contractors who do not bother about Engineering or Architecture.Most of them do not have even elementary knowledge in Engineering or Architecture

Some how they have created a wrong idea in minds of people that there is a so called fixed square feet cost of construction

People also think a contractor can reduce cost to any level.People do not realise that no two contractor do work in same manner with same quality and Engineering standards

People do not realise that a good design by an expert with enough experience in house construction can save lot of cost and provide you better facilities at house at low cost.Cost reduction can be given to you without compromising quality of construction only by an experienced building professional

Square feet cost is a term much misunderstood by almost all. But you can understand how it is simply a term used to cheat you by looking at what it means

Take the case of house construction. Hundreds of material is used and different types of labour are used. Construction normally takes about an year or more. Cost of all these inputs goes up with no predictable nature. Still contractor who need business quote a so called “square feet cost” not because he like the idea but simply because you as customer or owner of house to be built will give work only to those who quote lowest “square feet rate”. You are not bothered whether the contractor is technically qualified or not. Most of them do not know anything about Architecture or Structural Engineering. Still you allow them to build as he pleases. You do not want a qualified experienced person to provide detailed execution drawings during construction and to check at every stage whether work is being carried out properly as per drawings. You are not bothered even if contractor uses only 400 Kg of steel for roof concreting which may require 1000 Kg of steel as per Engineering standards

Contractor will advise you not to spend money on an Engineer for continuous monitoring of quality of construction as he has done “several such buildings without any help from Engineer. He may even boast off saying “these Engineers do not know even half of what he knows” To save consultation and drawing charges of a professional, you allow free rein to contractor and contractor try hard to increase his profit by reducing both labour and material. Who is bothered about quality problems which may start showing after three or four years.

Your craze for getting lowest “square feet cost” make contractor richer and quality of construction suffers

How can there be a uniform rate applicable anywhere irrespective of specifications and quality of construction? Two contractors never do the work in same manner. Without a qualified professional to design and monitor work, you tend to waste lot of your money by improper advise by contractor and you loose better facilities you could have got in the house with professional design .

A professional experienced in house design and building can save you lakhs of your hard earned money and you can get you better facilities in the house at lesser cost.

All these arguments hold well in the case of Interior work also. When you go for lower rate, contractor goes for lower quality materials and less labour content work to increase his profit. Unless there is a professional to design and supervise work, contractor will take you for a ride. He is there in business to make profit and he always try to make you believe that what he gives you is the “best quality” .You think of you as smart for saving design cost and professional fees. Only the contractor turns out to be smarter than you

Kerala House Construction: Free consultation,25,August,2014

How to send your queries for free Consultation from Thomas Viruvelil

Write to

vhthomas@viruvelil.com

Any other method of sending your queries may not get you a faster response

You can call on these mobile numbers

9388701702

9388701700

9388701707

House Construction cost

Query-1

I'm Renuka from Cherthala.planning to build a house.my plot is 5 cents,land original soil.i would like to build
a 1000 sft 3bedroom house.my budget is 12 lakhs.kindly advise whether
a single storied or double storied plan will be more cost
effective?whether there is any advantage to contemporary style over
traditional one?what may be the approximate cost for foundation for
single and double storied plans?How can i build it more cost
effective?kindly advise.

My reply

House construction involves hundreds of materials and different type of labour.Cost of all these inputs keep going up almost everyday causing  cost increase everyday

Most of the houses in Kerala are built by non professional contractors who do not know anything about Architecture or Structural Engineering.Luckily for them even the owner of house for whom construction is done also do not know about importance of using knowledge of Architecture or Structural Engineering.It allows contractor to do construction as he pleases compromising quality of construction and design and making him comfortable with his profit

Whatever may be the amount of money you may have,it will be possible to construct a house with that money.Best use of your money can be possible only if you get professional involvement and guidance from beginning to end of house construction

Most important part of house construction which decides cost,facilities and utility of built up space is the design of the house .Just any one who knows how to draw a Pan and Elevation in Auto CAD can give you the best possible design.Just a degree in Engineering or Architecture will not make any one an expert in design as our educational institutions do not produce persons who can perform with professional competence.So you need a qualified experienced expert who will give you advantages of expertise gained by being a practicing professional

Deciding in advance certain sft plinth area of house and facilities and looking for a contractor who will promise to give you all these within the budget figure fixed by you can only be a dream.Non professional contractor who need work for his survival may agree to anything to get work from you knowing well that you can be made to shell out more money as work progresses

In 5 cents plot,u cannot have three bed rooms and usual living spaces in ground floor.You will have to go for two floors.If you have more land building house with three bed rooms in single floor will be cheaper

Traditional Kerala architecture with at least slope sunshades will be better suited to Kerala climate with more than six months rain.Going for only flat sunshades may make your outer walls wet due to heavy rains.Your Architect will be the better person to decide on appearance of your house considering all aspects in each case

Query-2

Sir, I am Midhun, . I am planning to build a new home. I am a strong believer of vastu concepts, so i made a plan for my house with the help of a vastu expert ,an "aashari" who is not an engineer. I send the image and pdf file of the plan for your advice. The area of house is 1260 Sq ft. If possible i want to limit the total expenditure to 15 lakhs.

I wish to give labour contract to my neighbor who is a friend also. He says he can do labour either for Rs.300/- for sft or for daily "thachu" basis. They charge  700/- for mason and 600/- for helper He also said when they measure sft area, it includes area of the walls also. I am very confused about that. I don't want to loose our friendship after this project and he is unable to explain it properly.

I have a plan for GYPSUM plastering for inside walls which i will be giving a separate contract.

From the beginning i always say that i am not making the house for others eyes, but only for me and my family.. so the exterior beauty is not an issue for me

My reply

It is a typical case of how people go about designing and building a house in Kerala.He has not considered design of the house important enough.A Plan prepared by any one is good enough.He do not realise the fact that proper design can reduce cost and offer better facilities at lesser cost

While proceeding on construction he do not think it necessary to have an expert to provide detailed drawings at each stage and visit site to give instructions to workers.Workers engaged on daily wages will try to increase days of work and the contractor who may get a cut on daily wages of worker may also like the idea of earning without doing any work

He also think that an Architect can only make his house look better and nothing else which he consider a waste of money

Query-3

I  Varier working as teacher, decided to construct a hose of maximum 12x12 M house I wish to construct it in a Kerala nalukettu model  Is it possible construct it with in this dimension. I need 2 bed room , one office room, a hall ,kitchen , dining,and a Nadumuttam not more than 9mt sq.waiting for your suggestions rules

My reply

A Nalukettu house with two bed room in single floor may require at least 3000 sft in plinth area.Nalukettu type construction is costly and open Nadumuttom in centre will be a security and climate threat.It will not be easy to seal open court yard on security aspect especially since houses in Kerala do not have many members staying these days.Rain and insects will fall down in centre of house creating more trouble.

Dimension wise 12M x12M will not be enough for such a house.Unless you are very particular of having Nalukettu house whatever may be the cost do not go for it

Query-4

Anonymous has left a new comment on your post "Free Consultation,25,October,2013":
We had property at Kanthalloor, hill top station. Total property is apprx 40 cents. Want to construct mud house & wood house for home stay and Ayurveda treatment. Is there anybody who is technically sound and can guide us in construction at a reasonable rate on the construction.

My reply

We can take up work if we find it workable after a Site visit and assessment

Query-1

Sibi has left a new comment on your post "Building Permit":
Please anybody tell me how much is the minimum width for a  panchayat road in Kerala..

My reply

It will be better to check with your local administration office with specific details of plot like Survey No and location sketch to know exactly clearance space required in your case

Interior work

Query-1

Anonymous has left a new comment on your post "Free Consultation,25,October,2013":
I recently purchased a 2 BHK flat of 1600 sft in Kakkanad. I know that work of interiors will vary depending on material used. Still what is the approx. rate in case the same has to be carried out in a decent manner.Also please inform whether your firm carries out the interior works alone.

My reply

We can do any portion of work for a house or flat in part or full subject to decision of our management after assessing each case.This is what we can do related to construction activities

For making your dream house a reality we can do following for you

1. Assistance in land purchase

We can arrange technical and legal evaluation of property with site visit by technical expert, verifying property documents by documentation experts and lawyers and also arranging property registration formalities with expertise and professional services. Land and House purchase loan can be arranged through M/s HDFC Limited

2. House design

In the present situation, where cost of all inputs used for House construction going up every day, cost control and obtaining maximum utility for money spent can be achieved only by house design by experienced expert building professional. With over 200 houses built directly by us in different parts of Kerala and many more buildings designed, we have expertise and experience which you may not find elsewhere

3. House Construction

In Kerala, people look for a contractor who offers lowest “square feet cost”. Each house will cost differently depending upon design; work involved material used, site conditions etc. and there cannot be a common “square feet cost of Construction”

Each contractor build as per his choice of materials, labour and most of them do not even know about Architecture or Structural Engineering. There can be common rates for construction only if all contractors follow same specifications, and Engineering standards which never happen. Unless you have an expert experienced building professional to provide technical drawings and construction is monitored on a daily basis you cannot ensure that a contractor looking for profit will do a quality work satisfying engineering standards

We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers

4. Vasthu Consultancy and Vasthu compliance for House Design

We follow Vasthu Sasthra while designing house for you thereby ensuring peace and prosperity during your stay in the house. We can also visit your house under construction and existing house to check on Vasthu aspects and to suggest suitable changes in building to ensure Vasthu compliance

5. After structure work and checking of work done

We can take up any work related to construction from beginning to end. Even in case where you already working with another contractor, we can visit site, check on work already done and advise on future works

It will be better to have our expert services for after structure works like Plumbing, Electrical, painting, flooring and Interior wood work even in cases where you have opted for a contractor for structural work

We can also act as Consultants giving detailed execution drawings and periodic site visits

6. Remodeling of existing house

In many cases your existing house can be remodeled and renovated with our guidance and involvement. We have done several such remodeling works in different parts of Kerala using our expert workers

7. Interior wood work and Furniture

We have fully equipped manufacturing facility at Cochin for taking up Interior wood work like Modular Kitchen, cupboards etc. All goodness of traditional Kerala Architecture including hand carving of wood can be done with modern technology inputs

8. Consultancy and supervision

We can act as consultants for your project giving technical as well as management consultancy for smooth running of your house construction project or any other Engineering/Management related activity. If you are an NRI, we can keep you posted on daily progress of work through specific blog for the project which will have complete progress details of project including pictures from site on a continuous basis. Even in cases where you opt to have a different builder we can give technical drawings, site visits to ensure quality and technical correctness of work on a regular basis. Details of consultancy package offer available on request

Kerala House Construction: Free consultation,12,August,2014

How to send your queries for free Consultation from Thomas Viruvelil

Write to

vhthomas@viruvelil.com

Any other method of sending your queries may not get you a faster response

You can call on these mobile numbers

9388701702

9388701700

9388701707

Few Elevations of houses designed by us

1.2000 sft  three bed house

2.3000 sft four bed house

3.3500 sft four bed house

4.2800 sft four bed house

5.3200 sft four bed house

Cost of construction of house

Query-1

My name is saxon, i have just saw your blog about low cost house building techniques( http://kerala-architects.blogspot.ae ) and i was truly impressed as I am planning to rebuild my house .

My house is located at  cochin in five cents of land.What i have in my mind is a single storied(concrete roofed, with no elevations) apprx1200 sqft house with four bedrooms with two toilets,hall and kitchen.that is what "i wish for" but I am not too knowledgeable in building plans and techniques.but the real  challenge in front of me is that whether i can finish it within my small budget of 12 lacs.

please be kind enough to inform me  whether it is possible or not? and if it is possible how you can help me with construction of my dream home with low budget building techniques.

My reply

Several people have this mistaken notion that cost of construction can wary from contractor to contractor and if the contractor feels so he can build house at any cost!

No contractor will try to reduce cost of construction.His operation strategy will be to give you wrong idea that he only can build house at very low cost.How can a contractor reduce cost of many materials which go in to construction?All contractors buy materials and hire workers from same market which never offer him or any body else a lower cost.In fact  cost go up everyday.

As both labour and materials going in to construction of house goes up everyday,only person who can bring down your cost of construction is a qualified experienced building professional.He may not work for you without charges.But his fees will be negligible when compared to following benefits he will bring to your house design and construction

1.Better design of the house giving more utility for each built up space,avoiding wastage of space and money

2.Advice on each stage of construction giving you advantage of information on latest technology and trends

3.Proper engineering and design for each stage of construction with periodic site inspection to check compliance with drawings and quality of construction

Contractor has only one prime objective of increasing his profit even though you try hard to reduce cost.He may even compromise on structural architectural correctness of work to increase his profit by  pushing you in to trouble at later stages of life of building

Finally ,there is no such square feet cost of construction applicable everywhere.No two contractor build house in same manner.How can there be comparable rates of contractors?Square feet plinth area of the house will be known only after your Architect complete at least plan of the house and not by your imagination

Kerala House Construction:Free Consultation,1,August,2014

Send your queries for free consultation to

vhthomas@viruvelil.com

and do not post queries in blog for quick response

Building rules

Query-1

Ali has left a new comment on your post "Building Permit":
Is there any relaxation for the space which has to be left according to rule , if we have concerned letter from our neighbor .

My reply

You can get relaxation in clearance space of building with property of neighbour provided
you are willing to  avoid doors and windows in that side and neighbour is willing to give consent in writing in stamp paper

Query-2

Anonymous has left a new comment on your post "Building Permit":
In Calicut corporation area,I want to construct a ground(for parking)+2 floor(ONE FOR RENTAL AND THE OTHER ONE FOR SELF )in 5 cent area.
any rule regarding the road width like 8 feet/10 feet/12 feet like that?
if so what is the rule?

Query-3

Anonymous has left a new comment on your post "Building Permit":
Would you know what is the maximum height allowed for constructing a building in the Kota Maidanam (Fort Maidan) area in Palakkad. The area comes under the 300 meter Regulated Zone around the ASI protected monument of Palakkad Fort.
I was first told that under ASI rules, the height restriction is 18 meters for residential and 24 meters for institutional buildings. However, locals say that because the Kota Maidanam hosts VIP meetings regularly, the height restriction is capped at G+2 storeys.
I would be grateful if you could clarify what is the right answer.

My reply

Get the matter clarified from concerned section of local administration office by providing specific details of your plot

Query-4

Anonymous has left a new comment on your post "Building Permit":
I have recently purchased a three cents plot with road on two sides in a panchayat area. It is reported by all that it is necessary to leave 3 m from two sides. Is there any relaxation or exemption to build a house without leaving 3 meters.

My reply

For three cents or less there are relaxations in clearance space to be left while constructing house.Get specific information from concerned section of local authority office

Query-5

mrpc has left a new comment on your post "Building Permit":
should we any "licensed engineers seal and sign" for panchayath drawing for number...? (now.2014)

My reply

As per present rule,completion certificate from Licensed Engineer/Architect/Supervisor not required for getting completion certificate from panchayath excluding special grade Panchayath

Query-6

Muneer has left a new comment on your post "Building Permit":
I have built a new house near my old home.The distance between old and new building is 2 meter in the front and from the middle to rear it reduces to 1.2 meter.Can you please advice me ,is it allowed .if not how to rectify this

My reply

I can comment on this only after a site inspection

Query-7

Sujan has left a new comment on your post "Building Permit":
Sir,
I am planning to purchase a plot(4 cents) , its falls under panchayat limit. In the village tax receipt its mentioned as "Nilam" ,can i get permission to construct a house .or i need to convert it as 'puraiyedam' . is it possible to convert ? as almost 97 houses are already constructed there. please advice

My reply

If 97 houses have come up in the area why should alone be prevented from constructing a house there.Before purchasing plot check up with local authority whether sanction will be given for house construction

Query-8

Sakeer has left a new comment on your post "Building Permit":
I have 8.5 cent , i am planning to construct a house but there a 11 kv electric line is passing over the property. Please clarify any restriction to build house under the 11 Kv line

My reply

Constructing house below 11KV or any high voltage electric line is not advisable as the inductive field around high voltage line can cause  problems for those who stay under it

Building materials

Query-1

Balu has left a new comment on your post "Is a plan enough for building house?":
This is about chimney. The store bought modern chimney does not serve the purpose totally. How about building a compact chimney in cement and using an exhaust fan on exit?

My reply

Chimneys of different sucking capacity are available in market.Using chimney in brick work and using an exhaust  fan is like using a bullock cart instead of a car

Consultancy Services

Query-1

Philip has left a new comment on your post "Building Permit":
I am a frequent reader of your blog and its a gr8 help for people like us recently I purchased a 1.20 acres of land in Chengannur town and i want to build a villa project there. I am not a registered builder. what things i need to do to start a villa project and what is the minimum road width i need to leave in my plot?

My reply

To start a project like this you first need assistance from an agency like ours.Write to me to

vhthomas@viruvelil.com

See what all we can do for you:

Ours is a professionally managed Engineering organisation based at Cochin handling Architecture, Construction, Industrial Marketing, Real estate assistance, Engineering and Management Consultancy

For making your dream house a reality we can do following for you

1. Assistance in land purchase

We can arrange technical and legal evaluation of property with site visit by technical expert, verifying property documents by documentation experts and lawyers and also arranging property registration formalities with expertise and professional services. Land and House purchase loan can be arranged through M/s HDFC Limited

2. House design

In the present situation, where cost of all inputs used for House construction going up every day, cost control and obtaining maximum utility for money spent can be achieved only by house design by experienced expert building professional. With over 200 houses built directly by us in different parts of Kerala and many more buildings designed, we have expertise and experience which you may not find elsewhere

3. House Construction

In Kerala, people look for a contractor who offers lowest “square feet cost”. Each house will cost differently depending upon design; work involved material used, site conditions etc. and there cannot be a common “square feet cost of Construction”

Each contractor build as per his choice of materials, labour and most of them do not even know about Architecture or Structural Engineering. There can be common rates for construction only if all contractors follow same specifications, and Engineering standards which never happen. Unless you have an expert experienced building professional to provide technical drawings and construction is monitored on a daily basis you cannot ensure that a contractor looking for profit will do a quality work satisfying engineering standards

We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers

4. Vasthu Consultancy and Vasthu compliance for House Design

We follow Vasthu Sasthra while designing house for you thereby ensuring peace and prosperity during your stay in the house. We can also visit your house under construction and existing house to check on Vasthu aspects and to suggest suitable changes in building to ensure Vasthu compliance

5. After structure work and checking of work done

We can take up any work related to construction from beginning to end. Even in case where you already working with another contractor, we can visit site, check on work already done and advise on future works

It will be better to have our expert services for after structure works like Plumbing, Electrical, painting, flooring and Interior wood work even in cases where you have opted for a contractor for structural work

We can also act as Consultants giving detailed execution drawings and periodic site visits

6. Remodeling of existing house

In many cases your existing house can be remodeled and renovated with our guidance and involvement. We have done several such remodeling works in different parts of Kerala using our expert workers

7. Interior wood work and Furniture

We have fully equipped manufacturing facility at Cochin for taking up Interior wood work like Modular Kitchen, cupboards etc. All goodness of traditional Kerala Architecture including hand carving of wood can be done with modern technology inputs

8. Consultancy and supervision

We can act as consultants for your project giving technical as well as management consultancy for smooth running of your house construction project or any other Engineering/Management related activity. If you are an NRI, we can keep you posted on daily progress of work through specific blog for the project which will have complete progress details of project including pictures from site on a continuous basis. Even in cases where you opt to have a different builder we can give technical drawings, site visits to ensure quality and technical correctness of work on a regular basis. Details of consultancy package offer available on request

 

DISCLAIMER:

Any dissemination, use, review, distribution, printing or copying of this blog message in whole or in part is strictly prohibited. We do not accept responsibility for loss or damage arising from the use of the information which may be creative work/technical data (which are solely owned by us and protected by copy right acts without our consent/involvement and guidance. Thomas Viruvelil or Viruvelil Group of companies is not responsible or liable for correctness of information provided through this blog. Any technical /legal activity as per advice given in this blog should be carried out only with our involvement and guidance. Thomas Viruvelil or Viruvelil group of companies will not be liable for any damages/losses/consequences/implications or any other effects of any nature by following advices given through this blog without our involvement/guidance and consent in writing

Free Consultation-July 30,Part 2

For sending your queries for Free Consultation,write to

vhthomas@viruvelil.com

Posting queries in blog may not get you faster response

Building Rules

Query-1

Sir, I have about ten cents of land close to a river in in Kannur district. When I had applied for permission for construction some two years ago the Secretary of the Panchayat rejected my application citing that the proposed building is within 50 meters from the river. (With the size of the plot, I can leave only about 35 feet) I then kept the project in abeyance.
Please note that there are already houses on both the sides of my plot constructed before 1991 and also there is a PWD road between the river and my plot regularly plying buses and other vehicles. Will I be able to get permission based on these reasons? Please help. Regards Ravi

My reply

My understanding of CRZ Act is that you will be allowed to construct house on Building line of existing building if the building existed before 1993.Also a road between water body and your plot can get you sanction.Please check with concerned local authority office

Query-2

Anonymous has left a new comment on your post "Building Permit":
I have only 2 cents in Trivandrum corporation.i want to build a house over there.so how much space should i leave from neighbours property and from road

Query-3

Anonymous has left a new comment on your post "Building Permit":
I want to construct a two storied house in 5.5cents plot .The plot has roads in front side & back side in which both front & backside roads of the plot are byroad from the main street.This plot is second plot from the main street.Can you please advise what are the set backs to be left on all sides .
Query-4

Anonymous has left a new comment on your post "Building Permit":
I recently bought a plot in Peerumedu, Idukki District for building a house. Is there any statutory requirement specially needed for mining clearance etc. The plot is not close to any highway, roads, rivers etc. It's on a hillock/gradient.

My reply

Only after a Site visit,I can comment on this You can contact your local administration with specific plot details to know about restrictions applicable.

If you need our services,write to

vhthomas@viruvelil.com

Query-5

Anonymous has left a new comment on your post "Building Permit":
would like to know the rules regarding boundary wall ie., the height limit (how tall it can be from the boundary line),can construct just above the boundary line etc.

My reply

If your boundary wall is facing a road,you will have to get sanction for constructing boundary wall from local administration.They may ask for certain conditions and clearances

Construction cost

Query-1

Anonymous has left a new comment on your post "Foundation-Soil Investigation":
what can be the cost of soil test

Query-2

I am preethi, I like to build a house with 25 lakhs. Can I use Gypsam plastering for cost cutting?

My reply

There is no point in trying to get bits of information on house design and Construction from different sources.Trying to act as Architect for your house can only land you in trouble.House construction is not that simple for you to do design and construction directly

Get professional assistance.After studying your specific case ,you will be advised whether soil test required for your plot and if so how and at what cost.If you need our assistance contact us at

vhthomas@viruvelil.com

 

Vasthu Compliance

Query-1

Anonymous has left a new comment on your post "Vasthu compliance":
The article you wrote is very useful to me especially at this time of my house construction. I asked the so called vasthu Asaari to design my kitchen at the S.E, but he refused first and on compulsion from my end, he drew it with a verandah at the right of the kitchen. So my doubt is to you sir, the veranda at the right of the kitchen, i.e, parallel to the kitchen is necessary in real vasthu. I do hope to have an answer .

My reply

Kitchen should preferably come at South East(Agni Konam) though Architect may choose a different location considering other factors.Cooking should be done facing East.Verandah has nothing to do with Vasthu requirements.

Instead of going to non professionals for design of house,go for professional advise as House design cannot be left to be done by any one.A wrong design can make you loose money,prevent you from having better utility for built up space.If you need our services in design of house with Vasthu compliance also satisfying architectural and structural engineering aspects write to

vhthomas@viruvelil.com

Construction problems from Flat/Villa promoter

Query-1

Anonymous has left a new comment on your post "Building Permit":
Dear Sri Thomas,
I had paid entire amount for a villa project in June 2012 and the builder has agreed to construct the villa in one year time. An agreement was signed to this effect. As per agreement the land area should be 6.5 cents but when I got the registration document the land registered is only 6 cents. i was not present at the time of registration and the builder has taken only a photograph and ID card from me. The Registration document got received only last month and up to this time the builder was delaying its delivery. The land registered directly from the landlord to my name and not from the builders name. Builder was suppose to construct 6 villas in the plot but after I paid the money, he stopped constructing villas and constructing flats in the area.
Kindly advice me on the following:
1. The villa is still not handed-over to me. can i make any claim for the delay. the agreement is silent about damages.
2. Can the builder construct flats instead of villas after i had paid the entire amount for my villa as upfront payment.
3. The distance between the villa and flats are just 2 meters. is it ok leaglly
4. what is the minimum land required for constructing a 3 floor villa.
5. is there any specific rule that the flat compound must be this much away from a residence or a villa.
6. can I make a claim on shortage of the land registered in the registration document compared to agreement?
i would appreciate , if you answer my queries.

My reply

Without visiting site and going through all relevant documents,I cannot comment on it.You should have taken professional guidance before paying money to ensure that your legal interests and property rights are in tact.In such cases an agency like us can guide you to safeguard your interests.Write to me directly to following email id as posting in blog cannot get you fast response

vhthomas@viruvelil.com

Construction methods

Query-1

Anonymous has left a new comment on your post "Free Consultation #Kerala House Construction":
I have heard that after foundation is done, mud needs to be filled into the holes and remain there for days to settle down, in the contrary people now also fill water for the mud to rest faster before concrete. Is this advisable, what is the right way? Moreover, when do we have to start watering the concrete or cement?

My reply

You seem to have taken design and construction of a house so lightly that you did not bother to get professional involvement from design stage to conclusion of work.

You cannot be an expert to decide on construction matters just by trying to get bits of information from different sources.Only after a visit to site and studying site conditions I can comment on your queries.You can contact me at

vhthomas@viruvelil.com

Free Consultation,30 July,2014

Send your queries by email to

vhthomas@viruvelil.com

or Call 9388701702,9388701700

for quick response.Posting queries on blog may not get quick response

Remodeling and Renovation of existing house

Query-1

Dear Mr Thomas,
My house is in Tiruvalla. We desire to remodel the interior of our homer to include a Den, an extra bedroom and patio. Will you be able to help us?

Oommen Thomas

My reply

Sending communication like this to blog cannot get you quick response.Write to

vhthomas@viruvelil.com

Or call me on 9388701702

or 9388701700

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

Site visit fee including my travel expenses by car in your case will be Rs.

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

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

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

3. What exactly we can do for the work

4. Checking Vasthu compliance of the building and suggesting corrections if possible

We have the best talent with us in house design, interior design, Vasthu, and all related works for houses. Our experts can do professional quality work with excellence in craft and finish on all aspects of house design and construction. We also can take up house furniture work with latest trends, technology and traditional Kerala art features like hand carving.We also undertake technical/legal evaluation of property to help you purchase property with professional guidance. Our experts can provide you safe legal registration formalities for real estate purchase including follow up activities

Square feet rate

Query-1

i would like to know how much is he cost per sq ft for doing interior works in house using teak wood and plywood.is present day plywood of good quality ,is it worth the extra money in using wood.
ARUN

Query-2

I am planning to build a house(Contemporary style) in 1600 square feet with 3 bedroom , kitchen , wash room , living room , Dining room and two bathrooms. Could you please let me know how much it will cost according to current trend.

Query-3

What would be approx. cost per sq.ft as of today to built two rooms and adjacent bathrooms ....approx.1400 sqft. area

My reply

Square feet cost is a term much misunderstood by almost all. But you can understand how it is simply a term used to cheat you by looking at what it means

Take the case of house construction. Hundreds of material is used and different types of labour are used. Construction normally takes about an year or more. Cost of all these inputs goes up with no predictable nature. Still contractor who need business quote a so called “square feet cost” not because he like the idea but simply because you as customer or owner of house to be built will give work only to those who quote lowest “square feet rate”. You are not bothered whether the contractor is technically qualified or not. Most of them do not know anything about Architecture or Structural Engineering. Still you allow them to build as he pleases. You do not want a qualified experienced person to provide detailed execution drawings during construction and to check at every stage whether work is being carried out properly as per drawings. You are not bothered even if contractor uses only 400 Kg of steel for roof concreting which may require 1000 Kg of steel as per Engineering standards

Contractor will advise you not to spend money on an Engineer for continuous monitoring of quality of construction as he has done “several such buildings without any help from Engineer. He may even boast off saying “these Engineers do not know even half of what he knows” To save consultation and drawing charges of a professional, you allow free rein to contractor and contractor try hard to increase his profit by reducing both labour and material. Who is bothered about quality problems which may start showing after three or four years.

Your craze for getting lowest “square feet cost” make contractor richer and quality of construction suffers

How can there be a uniform rate applicable anywhere irrespective of specifications and quality of construction? Two contractors never do the work in same manner. Without a qualified professional to design and monitor work, you tend to waste lot of your money by improper advise by contractor and you loose better facilities you could have got in the house with professional design .

A professional experienced in house design and building can save you lakhs of your hard earned money and you can get you better facilities in the house at lesser cost.

All these arguments hold well in the case of Interior work also. When you go for lower rate, contractor goes for lower quality materials and less labour content work to increase his profit. Unless there is a professional to design and supervise work, contractor will take you for a ride. He is there in business to make profit and he always try to make you believe that what he gives you is the “best quality” .You think of you as smart for saving design cost and professional fees. Only the contractor turns out to be smarter than you

Cost of Construction

Query-1

Sir, I desire to construct a house that is having all essential living infrastructure in low cost at Kayankulam. Would you like to assist me to construct a house of my dream in low cost.

My reply

First of all such queries should be sent directly to my email id rather than posting it in the blog.My email id is

vhthomas@viruvelil.com

Ours is a professionally managed Engineering organisation based at Cochin handling Architecture, Construction, Industrial Marketing, Real estate assistance, Engineering and Management Consultancy

For making your dream house a reality we can do following for you

1. Assistance in land purchase

We can arrange technical and legal evaluation of property with site visit by technical expert, verifying property documents by documentation experts and lawyers and also arranging property registration formalities with expertise and professional services. Land and House purchase loan can be arranged through M/s HDFC Limited

2. House design

In the present situation, where cost of all inputs used for House construction going up every day, cost control and obtaining maximum utility for money spent can be achieved only by house design by experienced expert building professional. With over 200 houses built directly by us in different parts of Kerala and many more buildings designed, we have expertise and experience which you may not find elsewhere

3. House Construction

In Kerala, people look for a contractor who offers lowest “square feet cost”. Each house will cost differently depending upon design; work involved material used, site conditions etc. and there cannot be a common “square feet cost of Construction”

Each contractor build as per his choice of materials, labour and most of them do not even know about Architecture or Structural Engineering. There can be common rates for construction only if all contractors follow same specifications, and Engineering standards which never happen. Unless you have an expert experienced building professional to provide technical drawings and construction is monitored on a daily basis you cannot ensure that a contractor looking for profit will do a quality work satisfying engineering standards

We offer professional quality work with latest technology and trends using expert workers closely monitored by Architects and Engineers

4. Vasthu Consultancy and Vasthu compliance for House Design

We follow Vasthu Sasthra while designing house for you thereby ensuring peace and prosperity during your stay in the house. We can also visit your house under construction and existing house to check on Vasthu aspects and to suggest suitable changes in building to ensure Vasthu compliance

5. After structure work and checking of work done

We can take up any work related to construction from beginning to end. Even in case where you already working with another contractor, we can visit site, check on work already done and advise on future works

It will be better to have our expert services for after structure works like Plumbing, Electrical, painting, flooring and Interior wood work even in cases where you have opted for a contractor for structural work

We can also act as Consultants giving detailed execution drawings and periodic site visits

6. Remodeling of existing house

In many cases your existing house can be remodeled and renovated with our guidance and involvement. We have done several such remodeling works in different parts of Kerala using our expert workers

7. Interior wood work and Furniture

We have fully equipped manufacturing facility at Cochin for taking up Interior wood work like Modular Kitchen, cupboards etc. All goodness of traditional Kerala Architecture including hand carving of wood can be done with modern technology inputs

8. Starting with House Design

House design starts preferably with a Site visit by our Architect to study site conditions and your needs for house. After Site visit, Basic Plan which is the most important design part of House Construction can be taken up. If you are far off from Cochin, you can forward plot dimensions of all four sides with directions indicated along with position of roads nearby to start working on Basic Plan.

Are you interested in walking with us to convert your dream house in to a reality with best technology inputs and lowest cost possible with better facilities?

Call me on 9388701702 or 9388701700 or reply me

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

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

Rapid wall technology

Query-1

im jacob and im representing everyone who wants to build a LOW COST house in kerala ..
can i use GYPSUM WALL instead of normal wall everywhere ?
is it cost effective ?
is it available in Kerala ?( fact is nearly at shutdown)
can i use it for a double storied house ?
do i need a crane for positioning the wall ?

My reply

Reducing cost of construction cannot be achieved if every person trying to build a house  start acting as if he is an expert in Architecture and House construction.To reduce cost of construction,there is no point in you trying to get bits of information about house construction from different sources and try to make decisions with bits of information

Only way to reduce cost of construction in present scenario where cost of construction goes up every day is to get expert experienced professional involvement from design to every stage of construction.You cannot all that knowledge and experience however hard you make enquiries about bits on house construction

A professional can assess your needs ,budgets site conditions and can offer you better design which can meet your needs within your financial constraints if any

In Kerala only FACT is doing Rapid wall construction technology by using Gypsum walls prefabricated in their factory as per Architectural drawings.Of course this method reduces structural construction cost.As walls are manufactured in factory these walls can be transported to construction site only by using heavy load trucks and cranes.So this method can be used only for large Villa projects or apartments and not for small houses

You can contact me on 9388701702 or 9388701700

Or mail to me to

vhthomas@viruvelil.com

Building Materials

Query-1

Hi sir, In our village some of contractor replacing 50% sand as a metal powder, is it ok ? It have any disadvantage?

My reply

There is nothing wrong in using Manufactured sand(M sand) if it is properly crushed to right size.Metal powder is not good for such use

Query-2

Can I get an advice about Shingles roofing for my house, planning to do roofing on top of truss work frame.Is it advisable to do roofing with shingles sheet? What about ceramic tiles roofing?
Rejoy Thomas

My reply

Do not try to get bits of information on house design from different sources and act as Architect for your House.Your Architect/Building expert can decide on the matter after studying the case with a site visit and interaction with you.

You can have our services by contacting me at

vhthomas@viruvelil.com

Building rules

Query-1

I am planning to construct a house in my 7 cent plot which is nearer to a small river. The distance from plot to river is only 1 meter. Is it really wise to build a home there ? can you advise me sir ?
Jibin

My reply

Check with your local administration office with specific details on plot whether construction is allowed in your plot

Room and Joinery sizes

Query-1

Anonymous has left a new comment on your post "Room sizes":
Very straight forward. Appreciate that.
Could you also likewise specify the joinery details like the standard sizes for main doors, internal doors, bath room doors e.t.c.,

My reply

It is for your Architect to decide what size and shape of joinery will suit your house.Do not try to get bits of information on house design from different sources and act as Architect for your House.You can have our services by contacting me at

vhthomas@viruvelil.com