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

Free Consultation,29,July,2014

What we can do for you for House design,Construction

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

write to

vhthomas@viruvelil.com

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

Thanks and regards

For Viruvelil Group of companies

Thomas Viruvelil

CEO

Mobile-91 9388701702

Office mobile-91 9388701707, 700, 705

Land Phone-00 91 484 2536895, 6571155

Group Companies

Viruvelil Builders Private Limited

Tecil Marketing and Services

Viruvelil Architecture

Viruvelil Interior

Consultancy Division

Real Estate Division

Blogs

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

http://kerala-architects.blogspot.com/

http://kerala-interiordesign.blogspot.com/

Address: 68/2835, Viruvelil, Akshaya Lane, Deshabhimani Road, Kaloor, Cochin-682 017, Kerala State, India.

Building rules

Query-1

I am having 4.7 cent land (24 meter length & 8 meter width) in Trivandrum corporation area, its having 3 side tar road, but this road is for the house owners only and its dead ends there, and not connected to any road, What are the things to be consider for building a home, please advise.
regards
Ambareesh

Query-2

Hello I have 5 cent property which has a road in the front and the same road goes through right side of the property. Ho much space I need provide in front .rear and sides

Query-3

HI SIR, i would like to know the setback at the front portion,where the road comes if we are designing a residence in a plot with 1.5 cent of area.Only 1 meter is sufficient?

My reply

Plot having roads in all three sides will have constraints in building a house.Even if roads are not too long,you may have to leave 2M on all three sides minimum and possibly 3M for the front side.Exact implications of Kerala Building Rules for this plot can be ascertained from nearest local administration office after providing them specific plot details

Query-4

Can you  tell me the statutory distance to be kept for construction of a retaining wall in my compound near to my neighbours WALL for earth filling. give info about the rule and clause...i heard that a minimum of 30cm has to be kept between walls for flow of rain water help very urgent!!!!!

My reply

I am not aware of a rule which states that clearance space required for constructing your compound wall from compound wall of nearby plot

Query-5

I have constructed a house through Real Estate co. house after obtaining one day permit. Now I have to approach the corporation for completion/occupation certificate they same construction is within 30 mtrs. from Railway property. Whether the corporation can raise this objection after issuing a permit earlier. Secondly, whether this 30 mtrs limit is from railway line or railway boundary,

Query-6

i own a 3cent plot in Maradu. one side of the plot is service road. how much space should i leave for building a 1000sq.ft house

Query-7

We have land at Kannur , which is near to Railway Track . Is it possible to get permit to build house on land near to a rail track . Also the road belongs to railways

My reply

Check up with concerned local authority office with all documents related

Construction cost

Query-1

I would like to build a small house about 700 - 800 square feet. I live in Thrissur.
My budget is 10 lakhs. Is this possible. I already have the land

My reply

Cost of construction of a house goes up every day as it involves hundreds of material and different type of labour cost of which goes up every day

Only method available for reducing construction cost in present scenario is not by going to a contractor who offers lowest “square feet cost”

You have to get services of an experienced talented expert in designing house who can get you the best possible with the money you have to spend for house construction.If you are interested in our services,write to

vhthomas@viruvelil.com

or call me on 9388701702 or 9388701700