Free Consultation,15/12/12

Construction Material

Query-1

Dear Mr. Thomas,

I was going through your site and found it as very helpful and interesting.

I wish to use sheet for roofing.Which is the better material to use for roofing. What are the things to notice when using sheets. Thank you very much for your time.

Priya

My reply

There is no point in seeking bits of information on different aspects of house construction from different sources and trying to take decisions on construction features and details yourself.It will be like trying to decide on medicines for your sickness by yourself

House construction is indeed a complex affair.Leave the decisions to experts.That will get you better features and will reduce cost of construction

Real Estate Assistance

Query-1

Dear sir

I am based out of Kerala.

I am interested in getting my properties sold as quickly as possible.

could you please advise me how you can help me in finding a proper customer and realise reasonable

Gopinath

My reply

Real estate scenario is a bit dull these days with lots of sellers and hardly any buyers.Real estate agents nearer to the locations of the plots may be able to help better

House Design

Query-1

Hello Thomas,
I happened to see your webpage http://architectkerala.blogspot.in/ I would like to appreciate the effort you are making in helping people in the area of house construction. All your replies have correct points and it helps people like me a lot. It reflects your inner quality and attitude towards the life. Simply awesome!
I am constructing a home at Trivandrum and have already entered into a building contract with a construction company. They are in the process of getting the plan sanctioned by corporation. What I need is a good Elevation plan for my home. My house plot is not a square plot and that makes be difficult to choose a plan. I read your reply where you have said, you should not copy an elevation from another home and try to fit into your house plot. I understand that clearly. I am attaching the location sketch of my plot I purchased. Please let me know if you will be able to help me in making a good elevation for my house. We have designed a home plan that I am attaching with this mail. I would like to hear your comments.
The plan I have attached is the final plan for me. It would be great if you have any advice.
Anil

My reply

Elevation for your house depends upon two important factors

1.Plan of the house.If you have to get a good Elevation,while designing plan this factor will have to be considered.Elevation is actually a projection of plan in the height direction.You cannot get a good Elevation with any plan

2.It also depends on what type of work concrete workers doing the work can do.If I simply draw something and if they do not know how to do it,what is the use?

Plan you have sent is definitely not the best you can use for your plot.As per Vasthu,east facing house should have car porch and gate at Northern half of front side.Here it comes at southern part.East facing house  can have Kitchen at North West.Here you are putting Kitchen at Front side and there are so many other defects in plan.We can do a totally different plan which will also give you better Elevation.

Query-2

Dear Sir,

Please send me the pictures of houses you constructed already, so that I can opt some choices from that.

Let me know the budget range for the same too

Sudarsan

My reply

A Plan of the house to be constructed has to be made to suit your plot dimensions,surroundings,Vasthu considerations specifically related to your plot,your requirements and budget limitations if any

Looking at pictures of houses we designed and built for somebody else is not going to help you in any way.Design of house starts with Plan of the house and definitely not from Elevation of house

I need outer dimensions of your plot in meters(all four sides) position of roads nearby,direction to which proposed house will face to start working on plan of the house.Only after Plan is finalised and soil conditions of plot is ascertained we can start working on expected cost of construction using Engineering Estimate methods.Going by guess cost is not going to help you in any manner

Construction Cost

Query-1

Dear Thomas,

My name is Samuel, I am always reading your blog in internet and I would like to ask you a query regarding house construction before I proceed with the same at Trivandrum.

total of 1681 sq.ft. plinth area. Double Story building. As I am in Gulf now I don’t know the exact rate per Sq.ft in Kerala.

Can you please advise me how much the current approximate cost per sq.ft in this area.

Your reply in this regard will be highly appreciated.

My reply

After reading my blog writing continuously you are asking me for square feet cost construction! I think I should stop writing in that case

Can any one tell cost of one single material after one and a half years? No.If so how can any one exactly predict cost of constructing a house which may get completed after one and a half years which involve hundreds of materials and different type of labour?

Cost of construction depends on at least following aspects

1.Design of the house: Different designs call for different quantities of material and labour.So Design can increase or decrease design.An experienced expert can help you by giving a cost effective design while giving better facilities in the house and minimum or no wastage of space

2.Location of the house:Construction materials cost less at some locations and high at other locations.For example almost all construction materials are comparatively cheaper at Cochin in Kerala.Some materials are cheaper in some other locations.

3.Soil nature:If you have a stable original land,your construction cost will go down as you may not have to go for costly designs for foundation

4.Controlling wastages while buying materials and proper planning of labour:For this you need assistance and guidance of an expert.People generally tend to buy construction materials without seeking help of an expert and it results in wastages and cost increase due to lack of material purchase planning.Improper labour planning may result in re work and dismantling during construction which will push cost upwards

Square feet cost is a term generally used by non professional contractors to get work from you.None of these contractors have completed construction within that promised rate.Builders quote very high square feet cost which has nothing to do with actual cost protecting their profit margins in spite of any input cost increase that may happen during project execution

Free Consultation,12/12/12

Building rules and clearances

Query-1

Hello Mr.Thomas,
First let me appreciate you for the time you are sparing to answer
questions which are a lot helpful for the people those who wish to
start their home construction.
Since long I am working in Abu Dhabi, not aware of building codes
and setbacks in Kerala. I am staying in Irinjalakuda in a residential
area. Recently our neighbor plot got building permission for a 4 story
building with 14 residential flats. My left side will be their rear side, our set
back from boundary is around 1.2 m with a projection of around
45cm for rain water protection. First up all I would like to know whether
is it allowed for a commercial building in this area and if so , what will
be the setbacks all around.
If you can help me in this regard, I will be so grateful.
Once again congratulations for your brilliance and knowledge you are sharing with people.

Krishnakumar

My reply

You can straight away give a written complaint to Town planning section of your local authority"suspecting violation of Building rules by the apartment builder as the person sharing a side of the said property"

Local authority will definitely take action if and only if you give a written complaint quoting your Survey No and Building No

Query-2

Ajith has left a new comment on your post "Building Permit":
sir ,i have a plot 1.20 are in a junction having 8metere panchayath road on frond and left side, PWD had already taken 13 meters for the front road,and tarred on it's entire 13 M width. now i want 2 reconstruct the building in the above plot,what are the exemptions applicable 4 plots 1.20 are. from where i can 2 take the frontage distance ? from the tarring edge or from the 8m point? please help me

My reply

I can only talk to you based on general provisions of Building rules as applicable.In your case it will be better to approach town planning section of your local authority with specific details of your land location like Survey No to get the clarifications required.

Query-3

Shaji has left a new comment on your post "Free consultation on Kerala Architecture,Vasthu an...":
My question is related to access way to our plot. Our plot is approximate 100m from the panchayath road. We have to go through between two plot of different owner. My question is that what is the maximum width we can get as way to our plot.

My reply

I do not understand why you have purchased a plot without any free passage to the plot.If you can negotiate with concerned owners of plots leading to your plot,you can possibly get a three feet width passage to your property.

Query-4

Sir,
i have doubt about the building rules
i have rectangular plot with roads on two sides size is around 5.5 cents
how much meters will i have to leave from the road to wards the building
is it from the edge of the road or from my wall

My reply

In normal case you are supposed to leave 3M from border of your property near to the road.Better check with Town planning section of your local authority with specific details on location of your plot.

Cost of Construction

Query-1

Sir,

I am Rejitha residing at Kollam , We have only 10 cent land ., now we decided to build a house with 3 bed room and 2 bathroom inside with a budget below 8 lakhs. sir is it possible in the present situation . kindly give a reply

My reply

Building three bed room house in single floor in your 10 cents land will be less costly.But without preparing a Plan of the house and knowing other cost inputs,I can only say that Rs.8 lakhs will not be sufficient.It may cost around Rs.20 lakhs and if you do not start construction immediately cost can only go up making your dream house simply a dream forever

Query-2

Hello Mr. Thomas,

My name is Laali.  (basically from Mumbai), I saw your blog a few days ago and was interested to know more about construction of a home in my native.

I thought since you are an experienced person and you are into this business, would take your advice and suggestions as I proceed to start the construction by Apr next year. My budget is quiet low (5 lac) and I have made a small plan myself which I thought I would share with you (please find attached the same). I do not have any professional contacts there but I have a dream to complete this project for my loved ones, but the only constraint is money.

There is a total of 35 cents and I would like to build this house on a carpet area of 1500 sft. in Kollam, Karunagapally. I would like to know the various cost associated with the construction & how it can be reduced. If this construction can be completed with the money I have, and if you can help me with information required.

I would be grateful to you!

My reply

What you have sent me is not plan of the house.May be it is your way of expressing what you think of plan of a house.Plan of a house will have to be prepared by  a qualified experienced professional using appropriate software

With Five lakhs rupees you can possibly build a small single floor house with one bed room,Kitchen,Hall(Just a guess)

 

Design of House

Query-1

Dear Sir,

I know you are very busy but still hope, you will be able to spare a few moments to reply to this mail.Currently I am working in Saudi Arabia. I am constructing a house in Kannur, the details of which are as under. I would like to know its suitability related to Vasthu Shastra. Also kindly let me know how we measure the total sq. ft. Do we need to take the measurement of all the rooms or is there any easy method for doing the same? A carpenter had corrected the plan before we start our. construction.

Would you kindly let me know on this please?

Murali

My reply

I have not received your plan as attachment.Plan is the most important drawing for a house and it cannot be simply left to any one to do as they like as a wrong plan can make you  loose lakhs of your money and problems that can never be rectified

For West facing house,you can have south West Master bed room,south East Kitchen and car porch at Northern half of front side of house

Query-2

Hello Sir,

My name is Deepa and I am working as administrator in a private firm.

I am gone through articles published in your website and found it really informative.

Actually I am planning to construct a house in Trivandrum in a 6cent plot.

I have prepared a rough plan with the help of a friend who has done diploma in this field.

I am sending the proposed plan with this mail. But I want to know whether I can reduce the total area in any way.

Could you please suggest ideas so that I can reduce the total area to 1000sq.feet for a single storied building.

My reply

Plan sent by you do not seem to be the best possible plan for you.Plan of the house is the most critical drawing for a house construction.Only experts who are well experienced in designing and building houses can give you the most appropriate plan for your house saving you lakhs of money,providing better facilities,better utility for space inside house and better design.

As per Vasthu,South East bed room will be harmful.Living room in this case is too narrow.Court yard is not advisable for such a small house.Stair case is not properly designed.Toilets are too narrow in width. Better totally revise the plan and we can do it for you.

Query-3

Dear Mr. Thomas,

Please see attached my house plan and the garden plan. Green coloured areas are Free space (Chips or normal sand for water drainage and flowers). Remaining all areas covering with tiles. Planned for a landscaping garden also with amoeba shaped pond. Please advise

My reply

Plan of the house do not appear to be that prepared by a professional using appropriate software.Go for professional design and services and do not simply go by self prepared drawings for one of the most important investment in your life.You can of course tell your designer what exactly you would like to have for the house and surroundings.

Query-4

Dear Sir,

I here by attached a plan of my home. Please check the plan and i am waiting for your valuable suggestions. I have a budget of 15 lakhs only. Please give me a better solution.

Raneesh

My reply

Major defects are

1.Very little light and ventilation in central living space,Dining

2.Stair case by the side of only light giving wall in Dining will prevent light and ventilation

3.Drawing room size insufficient

Better revise the plan totally.If you want we can do it.

Three bed room single floor house may cost around Rs.20 lakhs

Construction Materials

Query-1

Sir

I very much happy to heard about your establishments through your site. I am from Kollam and working at Saudi. My home is under construction and i wish to layterracotta tiles in floor. But I am doubtful about its quality( manufacturing from pure clay or not), surface finish, and how to polish it. I saw in your add with photo of a bed room floor you made. Sir can you share the availability of material (if possible means in Kollam) and laying details. Its a help for me.

Ajith

My reply

Clay tiles available now are of better quality with good finish.Some of them are available even with polishing by the manufacturer

I am not  aware of any specific manufacturer in your area and it is also not proper on my part to recommend any specific manufacturer of a product.

Query-2

What is your opinion on using steel doors instead of wooden doors for all exterior access? I have recently seen lots of advertisements of such doors that ensure more durability, safety and strength.

Paulose

My reply

Even if you use steel doors which may cost more,it can be opened with modern technology available to thieves.Hence I suggest you go for good quality wooden door frames and shutters.For all exterior door shutters you can add steel bar system now available to enhance security.I have used such locking arrangement readily available in one of my recent construction.

Free Consultation,5/12/12

Building rules,clearances required

Query-1

I am Joji  from Cochin I had some doubt regarding the house construction. I brought 5 cent land (square plot) . There is one pocket road in one side of my plot, so while making plan for the house I have to take a 3 M gap with the road. I would like to know there is concession for 5 cent plots? And Can you please suggest me the suitable size of the house (single floor with 3 bed attach) that can I make in 5 cent with these regulations..

My reply

There are relaxations in clearance space to be left while constructing house for plot area,3 cents or less only

Query-2

Please let me know the distance to be set apart from a river for construction

Additionally can we use the set apart area as car porch or outhouse or is it to left plain

Hari

Query-3

I have 3 cents of land one the side of river in Trivandrum only 6mts from the side of river. How to construct a building with clearances. Any Govt. exemption required for the clearances on all sides

Bhattathiri

My reply

As per CRZ Act,you have to leave 50M from river and lake for construction.Exemptions possible are having a building on the same line which existed prior to 1993 or a road in between.For exact details as may be applicable in your area,contact concerned person in town planning section of your local authority office

Query-4

Sir,
I've 15cents of plot at Trichur Corporation area. From the main road, there is a sub road having width of 3.200 M to the plot. I wish to build an apartment at there. Is 3.200 M accessibility is enough otherwise what papers has to submit to get relaxation. Pls. advice .
Regards.
jayadevan

My reply

Contact town planning section of local authority office(in your case Trichur Corporation) with Division No and Survey No of the plot.They are the competent authority to clarify your doubts as in addition to KBR provisions local authority can impose further restrictions and conditions

Construction cost

Query-1

I'm a Chartered Accountant, based in Kollam. I'm planning to built a
house on my plot of 7 cents. I would like have a simple single storied
house but spacious, with 3 bedrooms, 2 bathrooms.Before proceeding ahead with my plan i would like to have an estimate
of the cost of construction as per the standards now. I want only a
very rough idea of the cost so that i could make my plans accordingly

My reply

Rough idea of cost which some one may give on guess basis is not going to help you in any manner. Cost of hundreds of materials used for house construction and different type of labour is going up fast almost everyday.In this situation,once you have decided to go for construction go in to construction without delay with professional design and guidance from experienced professional from beginning to end of construction.If you do not have sufficient own funds,go for housing loan which will be financially a better option for you rather than delaying construction and spend more money later for the same house.

Query-2

I am planning to have a house at around 1000 sq., feet in two story. I want to reduce cost at all possible way without compromising quality. But, luxuries can be avoided. Most modern cost reduction techniques can be adopted wherever possible like, roofing, partition walls, staircase etc. Here I am quoting some suggestion to express My ideas. Car Porch can be built separately with corrugated sheet roofing on pillars,

Kindly let me know the cost approximately, to have a 3 bed house at Palakkad.

Girish

My reply

Guessing cost without site visit,without plan,without Engineering Estimate will be like telling a lie.House construction is not that simple to predict cost by reading few sentences on your requirements.Technology is never based on  guessing

Query-3

I am planning to construct a 1200 s ft. house at Haripad, in Alleppey district.
I am having 30 cents of land in road side. I want to know the approximate cost
to build the house. My plan is 3 bed room having 2 attached bath room and one
common bath room, One hall, sit out,car porch, one kitchen and a small store
room.In the the hall only we prefer vitrified tiles and in other rooms normal
tiles preferred to reduce cost. One room preferred in the up stair. What will be
the approximate cost for such a house.
Expecting a reply
Jagadeesh

My reply

Three bed room two floor house with reasonably large rooms and other living spaces cannot be 1200 sft.It will be more in plinth area.Any way only after finalisation of plan any one can exactly tell square feet plinth area.There is no fixed square feet cost of construction as you believe

Query-4

Dear sir,

I saw in the net regarding the Dream home , you are making very good plan and

designing also.

I will introduce myself my name is Ann from Dubai. I want to know some information regarding Dream home.

I am planning to buy one small plot  4 cent I don't have big budget.

If i want to make one house at least 1750/- sq.feet . Total how much it will come.

If you can give me some idea , I am planning to do , can you help me sir

My budget is maximum 15 lakhs to 20 lakhs this it will workout or not

please give me the reply.

My reply

It may be possible to build a house within that budget.Without any data no one can predict cost.Even the plinth area of the house will be known only after an experienced professional prepares a plan suited to your plot,requirements and budget constraints if any.Golden rule in house construction in Kerala is to start construction activities without delay once you decide to construct house.Obtaining professional design and guidance throughout construction will help reduce cost and will get you better facilities in the house at lesser cost.
Other issues

Query-1

Dear Mr. Thomas,

We have a flat in Kochi and when we finally move in, we would like to do some remodeling work of the interior. This is in the future but what has happened is that the person living in the flat below ours started some work in his flat and the person living below his flat stopped the work saying that he was getting disturbed. Now I hear that he is taking the matter to court.

I am sure that there must be some guidelines about the time when you can have work done; say from 10:00 am to 5:00 pm or something like that. Or is it dependent on the goodwill of your neighbors? Please advise.

Verghese

My reply

What you refer to is a legal issue and I am not competent to comment or advise you on it

Query-2

Sir,

I am a NRI plan to start a business in Kerala.Me and my friends are interested to start a construction firm.In this stage we only dream about this.Please advise us how to start a firm and what should we do and whether is there any scope in this field or any risk will come which we cant afford in any stage etc..etc..,We have investors with us.We need a good fame as well as career in this field.Our investors obviously need returns only.Here we have many contacts also.So pls help us how we start this and related to this...Waiting for a swift response.

Zesham.

My reply

Our Consultancy division can guide on this and help you set up your business from beginning guiding you on all aspects of commencing business including legal and statutory issues,providing marketing guidance also.Please write to

vhthomas@viruvelil.com

and fix up date and time for direct discussions

Free Consultation,3/12/12

1400 sft and 1200 sft houses with three bed rooms

1400 sft  three bed room house for client at Palakkad

1200 sft three bed room house for client at Edappally,Cochin

Building rules,Clearances

Query-1

I have 3 cents of land one the side of Karamana river in Trivandrum only 6mts from the side of river. How to construct a building with clearances. Any Govt. exemption required for the clearances on all sides.

Bhattathiri

Query-2

Dear sir . I already had two foot way for my home since 1970. but now i need 4 foot way .Is can i got it sir .and what is the authorisation of way for home.

Rahul Krishna

Query-3

Anonymous has left a new comment on your post "Building Permit":
Is there any exemption to crz rule for construction a house within 50 meters distance from a nilam,(kandam) which does not have any cultivation since 10 to 15 years.

Query-4

Anonymous has left a new comment on your post "Building Permit":
Sir,
I would like to construct a new house in my 4 cents land. Its a square plot with compound wall and panchayat road on its west and north.The road on the west side ends to river pumba(may be less than 75 meters from my plot) and my question is that do I need to leave 3 meters space on the west end side ?( My planned house faces west) Is it legal if I leave only 2 meters because that panchayat road ends to the river?
Your valued answer is highly appreciated.

Query-5

Anonymous has left a new comment on your post "Building Permit":
sir
I have a place 4cent (in 'adharam) ,but I scaled there is only 3.5cent. And there is a panchayat road is in front of my place.I got sanction from panchayath for construct a house in 580sq.ft. I keep 3mtr. distance from 'the edge of taring' of the road to my house.Now my house's foundation is ready(in pillar and beem).Now some people said that the distance may not be from the edge of taring, but may be the border of my place and the road. Is it true? They have any consussion from the side of panchayat? What will be I do?
Please replay to me immediately.

Query-6

Arun Raj has left a new comment on your post "Building Permit":
We are bulding a house in an area of 5 cents. It is nearing completion. I just want to confirm that is there any remedy if the side facing towards road is not meeting the 3 mtrs criteria. The average distance of the same side is more than 3 mtrs, only one portion of the wall is falling short of 3 mtrs. Please suggest any remedy

Query-7

Ranju Mukkala has left a new comment on your post "Free Consultation:21,July,2012":
sir,
we plan to design a commercial building we want to know about set back rules

Replies to all above queries

For finding out clearances required,it is better to approach town planning section of concerned local authority with specific details of your plot like survey No and location.I can only talk of general KBR provisions

Where there is a side with inclination average clearance should be okay

Clearance required is from your border and not from end of tar road.

CRZ rules are applicable for rivers,lakes and sea and not paddy fields

Nalukettu type House Construction

Query

Ann Joe has left a new comment on your post "Nalukettu type houses-Do we really need it?":
can you guide me how the courtyard is designed in nalukettu? what type of measurements are used for it ?I am an architecture student interested in Kerala architecture. What i have seen is that the Kerala measurement is different than the rest . I mean vasthu based measurements for courtyard. There is a typical procedure for designing a nalukettu.
looking for your suggestions

My reply

If you are an Architecture student ,you can meet me and clarify all your doubts after obtaining prior appointment by contacting phone 9388701702

Vasthu aspects

Query

Dear Sir

It is with deep worry i am writing to you....my name is sindhu and am from palakkad.

We have been living (my parents are staying there as we are stationed in uae) in our newly constructed house since 6 years and we have no problems till this time by the grace of god..and our house was constructed as per expert vasthu consultation too...

recently some visitor came and they raised some doubts..

Please if you can clarify my below doubts please

when we buy the plot (10 cents) there was a well on the north west side of the plot and as per expert advise we built a small wall extending from east to west to separate house from the well...is it ok ??

also the septic tank is on the west side more towards the south...

i attach a simple diagram of how it comes.

your personal reply will be of much helpful to ease my worries...

thanking you

sindhu

Query-2

Anonymous has left a new comment on your post "Vasthu compliance":
Hi I have a west facing plot/house..fully covered.i want to dig a tube-well, i no space inside the walls of the house..the only space i have is outside the walls/house/gate in the west direction to the left of entrance gate....please suggest

Query-3

Praveen has left a new comment on your post "#Kerala House Construction-Replies to your queries...":
Help Needed
ബഹുമാനപെട്ട സര്‍,
എന്റെ പേര് പ്രവീണ്‍ ജി നായര്‍ , പത്തനംതിട്ട ജില്ലയില്‍ വടശേരികര ആണ് വീട്. ഞാന്‍ MCA വരെ പഠിച്ച ഒരു കുട്ടി ആണ്. ഒരു ജോലിക് വേണ്ടി അലയാന്‍ തുടങ്ങിട്ട് 2 വര്ഷം ആയി.പല ജോലികല്ലും കിട്ടി എന്ന് ഉറപ്പിച്ചിട്ട് പോലും അവസാന നിമിഷം അതോകെ നഷ്ട്പെട്ടു..പലരെയും കൊണ്ട് നോക്കിച്ചു ചിലര്‍ പറയുന്നു വീടിന്റെ ദോഷം ആണെന്നും സമയ ദോഷം ആണെന്നും ഒകെ.ഞാന്‍ ജനിച്ചത് (10-10-83,10.05 am Delhi ) ആണ്. എനിക്ക് സര്‍ നോട്‌ ചോദിക്കാന്‍ ഉള്ളത് വീടിന്റെ ദോഷം കൊണ്ടാണോ ജോലിക് വേണ്ടി എത്ര അലിഞ്ഞിട്ടും കിട്ടാതെ? .പാതി പണിത കിഴക്കോട്ടു ദര്‍ശനം ഉള്ള ഒരു വീട് ആണ് എന്റെത് .വസ്തു വാങ്ങിട്ടു വീട് പണിതതാണ് .ഇപോ ഉള്ളത് Hall, sit-out,1-Bedroom,kitchenആണ് . ബാക്കി പണിയാന്‍ ആയിട്ട് തറ കേടിയിട്ടെക്കുവ.ഇനി തറ കേട്ടിയിട്ടെക്കുനത് തെക്ക് ഭാഗം ആണ്. bedroom,pooja room,bathroom ,അതായത് കന്നിമൂല ആണ് പണിയാന്‍ കിടകുന്നത് .കന്നിമൂല തുറന്നു കിടക്കുന്നത് കൊണ്ട് ദോഷം ഉണ്ടോ ? ഉണ്ടേല്‍ കന്നിമൂലയില്‍ ഒരു room മാത്രം ആയിട്ട് പണിതാല്‍ ദോഷം മാറുമോ അതോ തറ കെട്ടിയിട്റെകുന്നത് മൊത്തം ആയിട്ട് പണിയേണ്ടി വരുമോ?ഈ ദോഷങ്ങള്‍ ഒകെ പണിയാതെ കിടക്കുന്ന വീടിന്റെ ആണോ, ഒത്തിരി പ്രതീക്ഷയോടെ ആണ് ഇ മെയില്‍ അയകുന്നത് .കൈവിടില ഒരു വഴി പറഞ്ഞു തരുമെന്ന പ്രതീക്ഷയോടെ ............

Replies to above queries:

1.As per Vasthu there is only one position for well.It is at Esaana Konam,North East.Here also exact position can be marked by a Vasthu expert.If you have no other option but to keep well at some other position,try to cover well from getting view from the house.Septic tank should not be at North East,South West and South East corners

2.Will some body allow you to construct well outside your plot?

3.Just because of House construction your possibility of getting a job cannot be affected.Employers do not simply look for some one having a certificate of passing exams.They look for people who have capability and knowledge to do their job.It is called Employability of the job seeker.You have to improve your communication skills,personality and smartness.Before commencing left out construction portions of your in completed house,try to consult a Vasthu expert to guide on improvements to be done to make the house Vasthu compliant..I can visit your site,check Vasthu aspects of the existing structure and suggest suitable corrections for balance work.

All those who write to me to blogs without their email id will get my replies very late only through these replies.Write directly to me without hiding as Anonymous.Write to

vhthomas@viruvelil.com

Construction cost

Query-1

hi Thomas
appreciate if you could advice the cost to construct 3300 sqft house in trivandrum .
furthermore, can you pls advice which way to construct most cost efficient.
thanks and regards
robin cruz

Query-2

has left a new comment on your post "Free Consultation:21,July,2012":
sir, i wish to build a 3BHK house at ranni, having a budjet of 20 lakhs, if it may possible

Query-3

Anonymous has left a new comment on your post "Free Consultation,18,September,2012":

Dear Sir,
I have 4 cents corner plot in trivandrum within corporation limits. Can we build flats in small size land. My plan if this is possible is to build stilt + 4 levels. Each level with 2 x 2 bedroom apartments. Kindly advise budget requirements for this project.

Query-4

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

Hello Sir,

Iam nikhil. i want to make a house in kerala model and my budget is around 20-25 lakhs with 3 or 4BHK. multi storey. I have 20 cents of land. So can you please give me an idea about the design and costing.

Query-5

Ram Murthy has left a new comment on your post "Low cost house construction":
sir, I am in Hyderabad AP. here flats r very costly nearly 30lakhs this is minimum cost.I want to make flats of 10 lakhs for one flat which is affordable rate to the common people. will you guide me in this regard.
thank you very much.
K.Ramamurthy.
Ex-service man.

Query-6

Susheela has left a new comment on your post "Free Consultation,18,September,2012":
What type of low cost building can i construct for tourism in Kumily in a cardamom plantation

Query-7

Manu has left a new comment on your post "House Construction-Queries":
I have a query about construction business, there is my property and I would like to construct flats on it, and commercial property on it,I would like to know,which option would be better in terms of profit
1.)Building it as we make our individual house and then selling them
Or
2.)Starting a construction firm and making the commercial buildings through the company and selling it out.
Note:I have no liquid assets,so I would be mortgaging my property for any construction activity.

Query-8

Varghese has left a new comment on your post "Free Consultation #Kerala House Construction":
dear sir,
my name is Varghese now in Sharjah.i want to make a normal home @single floor ,3 bedroom,living dining hall,kitchen work area,sit out.my plot is square 13.5 meter width,19 meter length,can i make this with 7 feet gap in any side(left or right)width only 13.5 meter.
please give me a reply
Varghese

My replies

1.To Robin Cruz

Cost of construction is not simply dependent on possible square feet plinth area.Even the square feet area will be known only after a professional Architect prepares plan suited to your requirements and site conditions.Knowledge and experience of Architect can reduce your cost of construction by proper design

Cost of hundreds of input materials and labour going in to construction keep on going up everyday.No one can predict cost of a single material after about an year.Then how can any one predict cost of hundreds of materials and labour on completion of building construction which may take about an year?Each contractor does construction using methods convenient to him without bothering about Engineering or quality standards.All that they bother about is their profit.Term'” square feet cost” is simply a lie used by non professional contractors to get work from building owner.No contractor has ever completed construction of a building within the promised square feet cost.Extras and revisions in rates will be silently accepted by building owner who may not even bother to enquire about “square feet cost” on completion of building construction.

Reply to Anonymous persons

House construction is not a simple task.An ordinary person cannot design and manage construction properly.Professional expertise is essential for design and construction management.Fees which you may pay to the expert will not be an additional expense.It will actually save you lakhs of your money and will get you a better building which you can be proud of.Do not get carried away by sweet words of non professional contractors.You will be loosing money,better design,better facilities for building and better appearance for your reluctance to get professional assistance

All those who write to me to blogs without their email id will get my replies very late only through these replies.Write directly to me without hiding as Anonymous.Write to

vhthomas@viruvelil.com

Renovation of existing house

Chandra Mohan has left a new comment on your post "Free Consultation-8,August,2012":
I have got a house with arayum nilavarayum in perathumukku,Puthiyavila PO,Kayamkulam (Kerala) I want it renewed with hurting the religious sentiments.

My reply

To start with, I will have to visit villa to be remodeled and study work involved for remodeling/extension

After the site visit, I will give a report on what exactly can be done on the existing structure to meet your expectations/needs

After 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

Based on this initial evaluation of work, using measurements collected from site and your old drawings related to the house if any, if required we can prepare what we call a Basic Plan for the modified house which will show positions and dimensions of rooms, doors and windows of the remodeled house only. This Basic Plan if required can be revised without any extra charges to meet your requirement fully, subject to our acceptance of your change requests.

Free Consultation,8,Nov,2012

Four bed room house with 1250 sft plinth area

Query

Dear Sir,

We are looking for a house with the following facilities:

1. Two Storied Building

Ground Floor :

• 1 Master bedroom + 2 Bedrooms (1 for teenager, one for old age)

• Kitchen

• Living cum Dining

• Verandah

• Car porch

• W/A cum store

• Common toilet

First floor

• 1 Bedroom with toilet

• Balcony

We can keep all the rooms at minimum standard size

I would like to know if we can build a home looking similar to the attached photo with the above facilities in 1250 sq. ft.

Sreeja

My reply

Non professional contractors who build most of the houses in Kerala(They also give plan of the house sometimes free or for name sake charges) have created lot of wrong ideas in the minds of general public about house construction.

Major wrong concept almost ingrained in the minds of every one is that there is a fixed square feet cost of construction whatever may be the design and whatever may be soil conditions and other factors.This is totally wrong.I have directly designed and built more than 200 houses and on completion each of these houses had different square feet cost.

Another wrong concept is that owner of the house can decide square feet plinth area of the house in advance and the designer will have to some how meet all requirements within that square feet area predetermined by the owner.I get any number of mails reflecting these baseless wrong concepts among people.

Look at this case.She has a plot with width of 14M and depth of 18M.After statutory clearances to be left she will not get more than 11.8M width and 13 M depth.With that space no designer can provide three bed rooms and other facilities sought by her in Ground Floor

Of course I have designed 1200 sft house  with three bed rooms in three cents plot .But the rooms and living spaces were naturally congested.But in that case,there was no alternative.

For  reasonably good dimension rooms and other living spaces,a four bed room house will need at least 2500 sft in plinth area.Cost of a house is not determined by square feet plinth area alone.At best it can be one of the cost contributing factors.Cost of hundreds of input materials and different type of labour involved can only be controlled or reduced by having an appropriate design by a qualified and experienced designer who have direct experience in designing and managing several house constructions in different locations and environments.Wealth of experience gained cannot be obtained by any University studies

Another wrong concept is that one can design house starting from Elevation .You might have seen picture of a house somewhere and liked it.But you cannot simply copy it in to your plot.Your plot will have different measurements,directions and other factors which call for a unique design suited to your plot,budget and requirements.Most important part of design of a house is getting most appropriate plan of the house.A designer who can give you a good plan of the house can definitely give you a good Elevation suited to you rather than simply copying a house picture seen by you somewhere.

Villa purchase from a Builder In Cochin

Query

Anonymous has left a new comment on your post "Building Permit":
Mr Thomas,
I am planning to get a villa by a builder in Kochi. Do I need to check for the non encumbrance certificate or any kind of details of the land where the villa is situating?
Thanks,
Naveen

My reply

Just because you are buying a Villa from a supposed to be reputed builder(Whoever advertises more seems to be a reputed builder!),it does not mean that you can relax on all legal aspects.In such case you have to be more careful than buying a plot or house directly by you.You have to necessarily get technical and legal evaluation before you commit your money from impartial experts.Go to link Architectural Guidance in our website,

www.keralaarchitecture.com

and check what all you have to check before property purchase

Internship training with our organisation for Architecture/Civil Engineering graduates

Query

Respected Sir,

I am a 4th year student of the department of Architecture and Regional Planning, Indian institute of Technology(IIT), Kharagpur enrolled in its B.Arch. course. I have gone through your website and has found it really interesting. I hence intend to do an internship under your esteemed guidance and be a part of the projects undertaken by your company.

Neeharika,

My reply

We can provide training to selected fresh graduates in Architecture/Civil Engineering with exposure to design,Project Management at Sites and related activities of our organisation

Clearance required for Building Construction

Query

Sir,
I've 15cents of plot at Trichur Corporation area. From the main road, there is a sub road having width of 3.200 M. to the plot. I wish to build an apartment at there. Is 3.200 M accessibility is enough otherwise what papers has to submit to get relaxation. Pls. advice .
Regards.
jayadevan

My reply

Contact town planning section of local authority office(in your case Trichur Corporation) with Division No and Survey No of the plot.They are the competent authority to clarify your doubts as in addition to KBR provisions local authority can impose further restrictions and conditions.

Renovation/Remodeling of existing house

Query

Hi Thomas,

I am looking for some professional unbiased opinion on our house located in Chavara if it needs renovation and need some quote on those renovation/ remodeling.

Best Regards,

Santosh

My reply

Lot of people think of renovation/remodeling as a cheaper option compared to new construction.It is not so.Cost of renovation/remodeling cannot be predicted or estimated properly as there will be lot of unexpected costs coming in.All that defects in the original building by way of wrong design,bad workmanship cannot be simply rectified by a remodeling work.There are restrictions to which remodeling can be done

So  attempt for remodeling/renovation if you really need it and we can inspect the house and suggest whether remodeling/modification sought by you can be done without incurring much cost and if it is worth spending money for.

Whether rates of contractor is reasonable

Query

Jinu has left a new comment on your post "#Kerala House Construction-Replies to your queries...":
Hi My Name is Jinu BK from Kannur,working with a Singapore base Company, I am building a house in my native place,ground floor concrete has been done, now the construction is under process for first floor it's total of 1950 sq. ft. house, the agreement with the contractor was 1000 Rs per sq. ft. only for the structure(including kattila and Windows with grill)so could please advise me per sq. ft. price is reasonable or higher side.

My reply

What is the point in I telling whether your contractor rate is reasonable or not.Has any professional body fixed such square feet rate of construction ? Even you don’t know what all he will do for that agreed rate.Is there a professional to supervise the work?Will any professional  give architectural/structural drawings for the work?If so will the contractor agree to follow such drawings and professional instructions while doing work?

Who will check quality of work of the contractor?Non professional contractor do not have to follow any engineering standards and he will do anything to get profit even by compromising on quality of work which mostly he may not even know about .

This is how most of the house construction goes in our land.Professionals are supposed to “increase” cost of construction! In practice,contractor will try to cheat owner of the building who thinks that he is smarter than contractor.Finally only the contractor will be smarter and once the construction is completed this originally agreed square feet rate will be forgotten by all

Free Consultation,25,October,12

Island Kitchen in 1700 sft four bed house

Query

Hi Sir,
My name is Filsy .We are from Kochi,now staying in US.I happen to have gone through your blog recently .I really liked it, especially your communications with your clients.We are planning to build a home in Perumbavoor for my parents.We kind of almost finalized a plan.After reading your blog I have some concerns.If you have time I would really appreciate it if you spent your valuable time to answer some of my concerns.
1.My total Building area is 1705 sq. - 2 storied home excluding car porch ,with 4 bedroom and 3 bathroom
I read one of your answers which says that we need at least 2000sq for f 4 bedroom plan.My Concern is that if it possible to build a 4bedroom house in 1705sq? Will that be too congested ?
2.I am looking forward to build an Island kitchen,and my kitchen area is only 356*232.My architect said it is not possible to turn this in to a Island kitchen. So what will be the minimum dimensions for an Island kitchen?
I have your phone number from the blog .. is it ok for us to call you and discuss this ?
Thanks for your precious time. We really appreciate it.
Thanks & Regards,
Filsy

My reply

People have a mistaken notion that cost of construction is directly proportional to square feet plinth area of the house.This is not at all correct.At best square feet plinth area can be treated as one of the factors contributing to cost

Most important cost reduction  technique is getting most appropriate plan of the house giving you maximum utility for every  bit of built up space,proper ventilation and natural light in all living spaces and make maximum utility by utilising space inside the house appropriately.

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

A Four bed room house may have to be even less than 1500 sft if your land available is less.I have designed and built four bed room  attached house with all usual living spaces including car porch with a plinth area of 1400 sft.Our office is such a house.But rooms are a bit small but designed to have maximum utility.Reason I had to bring down area is because land available is only 3.5 cents,that too with a non utilisable corner.

But when you have larger land space,it is better to go for bigger rooms and living spaces.House is for a long time,at least for your life time and for life time of your children.So get an expert to decide how best the available land can be utilised with better facilities at lesser cost.Do not simply go after some one who promises free plan or plan for a song and loose lakhs of your hard money.An ordinary person however intelligent he may be will not be able to understand defects in a plan of the house till construction reaches structure completion stage.After that stage no expert can correct defects in design.So better be careful at initial design stage itself.

Whether Island can be incorporated or not in that plan can be checked only after going through that plan.

Type of foundation

Query

Thomas Abraham has left a new comment on your post "Foundation Rubble work for house construction":
i have to construct a house at near Ranni, the soil type is white gravel,and light quacks happens some times. what type of foundation is suitable please give details

My reply

It will be more appropriate to  suggest suitable foundation only after a site visit and after going through plan of your house.Don’t you have a consultant for designing the house , to provide structural/architectural drawings during execution of work and  to advise you during construction?

I have designed and built a house at Ranni few years back.I have found soil there generally stable suitable for rubble foundation.Other than this I cannot comment anything without proper data/information

Is soil test required?

Anonymous has left a new comment on your post "Foundation-Soil Investigation":
Hi ..that was a nice post and something that I was looking for. I have a query, hoping you will answer. I have a 12 cents land on which I m planning to build 3 apartments of a total area of around 4000 sq. m. The GF will have 3 BHK and the 1st floor two 2 BHK units.  Engineer was asking me to do a soil test? Do u think it is warranted..no one in the near vicinity has done it? the land used to be an agricultural land decades back

My reply

Do you know 4000 sq. m is roughly 48000 sft? Without even preparing a plan of the building how do you know plinth area of the building?

If the concerned Engineer thinks that soil test has to be done,it may be necessary.Without a site inspection,I cannot comment on his opinion

Clearance required from Highway

Hi Thomas
We had 10 cent plot at Thodupuzha and front side is facing to the state highway(Pala -Thodupuzha) .
Some renovation work is going on the high way by KSTP.
The plot is triangular shape and little bit difficult for house construction
and we are planning to create a new house. Currently we have old house there.
Previously we hard that only need to keep 3 meter distance from highway.
But when taking with municipality they told that KSTP put a rule to keep distance of 5 meter
Do u know about the KSTP rules? if so please share with me
Please provide description of house construction rules near state highway

My reply

Your local authority(Municipality in your case) is the competent authority to decide on the matter of clearance from high way required in your areas considering all aspects including Kerala Building rules provisions,road widening projects and other restrictions imposed by appropriate authority from time to time.

Free Consultation,5/10/12,second

Consultancy for commencement of Construction business in Kerala

Query

Dear Sir
I'm a civil engineer with few years experience in gulf, i would like to
start a construction firm in Kerala in a small scale and i would like
to know the precaution,scope,initial investment to start the business.
I will be happy if you can do the architectural design part for me
once i start the business.
Kindly reply
Rohith

My reply

We can act as consultants and guide you on start up of business

Our consultancy division can guide you on all aspects of business  with professional expertise

Building Upper floor below Steel truss roof with tiles laid

Query

Dear Sir ,

I have already made a roof truss on my existing house which was build on 2006 having a flat roof area . Presently I made a steel structure and covered with clay tiles from one of my old home . Now I have an idea to close the side and prepare 2 attached bed rooms and one hall .

Appreciate your valuable guidance to move further .

Please refer the attachments( elevation / and roof area ) which is self explanatory to get more details .

My reply

I think adding rooms below steel truss roof is not advisable

Better get a professional to inspect the building and get suggestions

If you need our services,please let me know location

Clearances

Query

Hi Thomas

I have 2.8 cents of land in Trivandrum main road side. How much space should I leave on all four sides of the proposed building?

Valsa

My reply

Please check up with town planning dept. of your local authority office with survey no of your plot

They will be able to tell you exact clearances allowable in your case

Flooring Suggestions

Query

Hi Thomas,

Myself Sudheesh Chandran from Kottarakara and i am working in a pharmaceutical company in Thrissur.

I found your blog recently when i search for idea regarding flooring tiles for bedroom.

And i think its very nice to meet u in that blog and i hope i can mail u also for my doubts on the same.

Can you help me to suggest some ideas for the flooring of new bedroom and bathroom.

i was thinking about vitrified tiles for both for a good finishing with light color.

So how i can select those tiles.what all i want to consider.. and please consider the main thing that my low economical background

My Reply

Flooring suggestions in the present scenario can be as follows

Option 1-Living room,bed rooms;Teak wood flooring-It will cost as much as Granite flooring.Granite and Marble flooring are slippery in nature,Produces negative energy and hence not recommended

Option2-Bed rooms-Clay tiles.Availably is a problem as most of the clay tile factories in Kerala are closing down due to non availability of clay

Option3-Different varieties of advanced versions of vitrified tiles available which are anti slippery and with lesser cost

Building Permit-clearances

Query

Anonymous has left a new comment on your post "Building Permit":
What is the distance to be kept from a state highway to construct a cultural center comprising Madrassa, Prayer Hall, Library etc.? What are the formalities to be completed before doing this? The plot in question is under a charitable trust. (1) To whom the application to be submitted? (2) Who will be the authority to give permission? (3) Whether the trust has to approach SH authorities for permission? (4) Or District Collector's permission thru' Panchayat is sufficient? (5) What is the role of Village authorities? (6) Which are the acts that governs this building in question? If possible please give me the GO Nos. to go through.

My reply

For any type of Building construction,you have to approach town planning dept. of Local authority concerned.They will guide you on how to proceed.It will be helpful if you can get assistance of a local Architect/Supervisor who deals with Building permit issues

Query

United has left a new comment on your post "Building Permit":
3 meter distance from plot or road please clarify

My reply

3M clearance normally required from front side of plot to beginning of road

Query

Anonymous has left a new comment on your post "Building Permit":
Dear Thomas,
I have a land of 5 cents which is in a rectangular shape of 8.5 x 25 meters. i am going to leave 75cms from each sides because of the less width of the land. i already got permission from panchayath to do so. will there be any problem for obtaining number for my house after construction? your advice in this regard is highly required/ appreciated.

My reply

Panchayath authorities can clarify your doubt clearly

Asking for some plans

Query

Dear Sir,
I am planning to construct a 1000 SQFT area house.. Can you please provide me some plans...

My reply

I get similar mails and enquiries quite often.It is because people think of Plan for house to be constructed as something not so important.They think any plan prepared by any one will be fine especially if plan can be obtained without any charges.

A well-designed plan by a qualified professional with good experience in designing and building houses can give you better facilities, appearance and lesser cost of construction as the plan will reflect wealth of experience of the professional obtained by designing and building hundreds of houses

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

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

2. Vasthu aspects

3. Traditional Kerala Architecture features

4. Modern architecture features

5. Structural engineering aspects to reduce cost of construction

6. Kerala Building Rules

7. Features of site and surroundings

Cost of construction of a house and effective utilisation of limited space to maximum advantage for the house owner depends solely on the best plan you manage to get from the expert you can find to suit specifically to your needs,site and surroundings.

Just any plan obtained from websites,magazines or obtained free from contractors will not be good for you.It will create loss of your money and problems which you will be able to understand only after completion of the building when it will be too late to do anything

I have seen many cases where people after realising the folly call me to see if something can be done after completion of structure of building.I or any body else cannot do much at that stage for problems and losses caused by a plan of the house not suited to the plot requirements  and budget of the house owner

Free consultation,6/10/12

Reconstructing house at Alleppey district,staying at Delhi

Query

Binu has left a new comment on your post "Building Permit":
Hi Mr. Thomas I have some land in Alleppey Dist., Kerala, It is in a Panchayat Area, 2 Cent is in my name and balance is in my mother name, that also i will get it registered in my name soon, so i wish to build a 3 BHK house at there. Right now I am staying in Delhi,I am not aware of any rules and regulations of Kerala. Can you please brief me about, what are the procedures i have to complete to build a house there? Total plot size is 20 Cent, Frontage is 43 feet, 4 meter wide Panchayat road also there at frontage. I had a house at that plot earlier.Now we have demolished that before 5 years. So please explain me what are the formalities i have to complete there?
My reply

If you have sent this message to my email id,I could have directly replied to you explaining how to go about building your house at Alleppey living in Delhi.My email id is

vhthomas@viruvelil.com

Comments posted to my blogs may take lot of time for me to notice and reply.Sometimes I will miss them for a long time or forever.So if you need quicker response,mail to me directly.

Before demolishing the existing house five years back if you have informed local authority office in writing about demolition of existing house and your intention to construct a new building,local authority would have treated construction of your house as reconstruction of existing house.In that case,you could have retained existing electrical and water connections.

Now that you have demolished existing house five years back,you have to apply fresh for obtaining building permit from local authority.If your local authority is an ordinary panchayath,you need not get prior permit for building construction.But that does not mean that you can construct house without following building rules.I cannot explain all building rules here.

Especially since you are in Delhi ,you will need services of professional oprganisation like ours who will design,supervise and construct your house in your absence.Such professional agencies will also take care of approval and other statutory formalities required for building construction.

Architectural services for Sri Lanka based Engineer

Query

dear sir,

I am interesting about vasthu system in India...I have some clients...shall we join and do it..

need 3 d views---like your photos in 60 degrees angle.. views..ok,,tell me how to pay u..and so on..after paying u duration..can i get through all email.explain...

Dayantha

Civil engineer

My reply

We can provide architectural services on consultation basis to anywhere in the world through email and other internet facilities

Guidance for Architecture student

Query

Sir

My name is Chaitanya Krishna Kumar and I am an architecture student from Manipal University Manipal. I'm currently doing research about traditional building techniques of Kerala. I came across your website for Kerala architecture. will it be possible for you to meet with me as I need info on the same.

i need info both on planning aspects such as vasthu and building construction techniques... Please let me know if you can help me out.

My reply

Please contact me on phone 9388701702 and fix up mutually convenient date and time for discussions

Side  and Front Clearances

Query

Akbar has left a new comment on your post "Building Permit":
sir,
I just started " padukam " work of our house but now it is stopped due to the problem of nearby road(panchayath).we have road on both in  front n side.we left 11m in the frontage.towards the back as plot is getting reduced we were forced to leave only 1.7 from the road on the side.Is it essential to leave 3m from road?

My reply

Normally you will have to  leave 3M ion the front side.1M and 1.2M on either side.If there is a road on side which reaches dead end at a distance not more than 75M,you will have to leave 2M on that side

Query

Shaji Peter has left a new comment on your post "Building Permit":
My neighbour had constructed his outside staircase with my backside wall. Also he had constructed a toilet near
the wall with about 30 cm gap. These were there for about
15 years.I don't know whether they had taken consent from our parents at that time. Now they are constructing roofing and its poles are on the top of the toilet (about 70 cm from our wall) and covering the sides with metal sheets. Their plan is to rent the top area after completing metal roofing and covering all sides.
Is it allowable? What can I do?

Query

Anonymous has left a new comment on your post "Building Permit":
Hi, I am from Surat,
My issue is : I have a piece of land at Melila Panchayat, Kollam Dt. Next to my plot, one building construction is going on and he has constructed his Car Porch in such a way that the rain water from his slop roof will fall in my land. He has not maintained the minimum distance which he is supposed to. I have already approached the Panchayat and a civil court to stay his further construction till the panchayat takes corrective action. For legal advice please

My reply

Your neighbour can build external stair case in his clearance space between his building and your compound wall.But he cannot build on top of that external stair case without leaving any clearance space

You will have to give a written complaint to local authority to stop his illegal construction and to make him demolish illegal construction already done.Even if your parents have given verbal permission to him for such illegal construction,that has no validity before law and it does not absolve him of the illegal nature of construction.

Query

Dilshad has left a new comment on your post "Building Permit":
Dear Sir,
i have owned 3 cents of land in panchayat area. kindly advise me what are the concessions i do get when i am planning to construct a home especially regarding clearances on each sides.
The frontage of the plot is only 5.5 M Long.
Three Sides of the plot is closed.On frontage, have panchayat road.
Regards,
Dilshad Salam

My reply

For 3 cents and less than 3 cents plots there are allowed relaxations in clearance space to be left as per KBR.It will be better if you contact town planning dept. of concerned local authority office with Survey No of your plot to know exactly what relaxations in building rules will be applicable to you.

Three bed room house to be built in Kerala with Rs.10 lakhs

Queries

Anonymous has left a new comment on your post "Free Consultation-8,August,2012":
Dear Sir,
I have a plot of 10 cents in Kerala.Can I build a 3bhk house for 10 lakhs.?I need to get the details of contractors who can build it.

SANJU has left a new comment on your post "Kerala Architecture and House Construction-Replies...":
I would like to know the cost of a four bedroom house in 7 cent

Midhun has left a new comment on your post "Free Consultation,20/7/2012":
Hello
My house is a single story house and I am also looking for typical Kerala renovation of adding one more floor. I would like to know/ see the most economical designs which I can refer to.
Any help on this appreciated
Thanks in Advance for your help
Mithun

My reply

There are quite a lot of people who think that contractor for house construction should build house as per his requirements at cost decided by him.It has to be understood clearly that cost of construction goes up steadily every day in a country like India where govt is very fond of causing  increase in cost of all commodities commonly used by people for existence while giving relaxations and freebees to large industrialists and rich.

House construction involves use of hundreds of materials for which there is always cost escalation and skilled labour for house construction is always in demand thereby pushing up cost of labour also.

No contractor can bring down cost of materials or labour unless he is capable of reducing material and labour inputs definitely not by cutting down his profit but by cutting down quality of construction.

If you involve an experienced professional for design,detailed drawings,occasional site inspection and to provide instructions to contractor and workers,he can reduce cost of your construction without compromising on quality of construction.But very few people are willing to go to or obtain professional assistance!

Cost of construction cannot be calculated using professional methods without site study by concerned professional and without finalising at least initial design for the house.All other cost projections are only guesses and guess cost do not mean anything.

Design and Construction of house outside Kerala

Query

Joe has left a new comment on your post "Free Consultation-8,August,2012":

dear sir i am living in Tamilnadu to Kerala border Trivandrum high road can you CONSTRUCT home out side & border of Kerala

My reply

We have designed and built directly a 6000 sft house at Kothagiri near Ootty few years back.We have designed many houses for outside Kerala clients.Hence it is not impossible to design and build houses outside Kerala.But we will prefer to act as designers and consultants for outside state clients and for places far away from Cochin

Nalukettu house

Query

Anonymous has left a new comment on your post "Nalukettu type houses-Do we really need it?":
hi Thomas..am constructing a nalukettu house at Thrissur.can u please send me the various options and plans/drawings for the Nadumuttam on the first floor..prefer drawings with the sloping roofs on four sides....regards
Prashanth

My reply

Nalukettu houses were designed and constructed in earlier days to suit living style of those days.It has no relation with living style of present day.Nalukettu houses were used by Joint families with many members of a large extended family living together.Present day houses have nuclear families and it will be difficult for present day nuclear families to live in Nalukettu houses.

Basically Nalukettu houses have these essential features;

1.Central court yard usually a square area open to sky

2.Walking space around the central court yard on all four sides

3.Poomukham in the front side

4,Chuttu verandah around house connected to front side Poomukham with a seating arrangement called Charupady

5,Typically Nalukettu houses are single story

This type of construction will require lot of built space adding to cost of construction and calling for more space and plinth area for the house

Unless you are not bothered about cost of construction,cost of more land required for construction and still want a Nalukettu house,you should not go for Nalukettu type construction for your house.

We have a modified design adopted for our Cherthala house with Poomukham and Chuttu verandah for front side alone by removing Nadumuttom.Such adapted versions can reduce cost and still give elegance of earlier Kerala Architecture blended with modern architecture and technology.For your information,there are not only Nalukettu type construction but there are Ettu kettu,Pathinaru kettu  construction by increasing no of Nadumuttom.

Tiled roof

Query

Snehananda swamyhas left a new comment on your post "#Kerala House Construction-Replies to your queries...":
it is very interesting to see your interest in Kerala architectural heritage.
I want to discuss about do we have any tile roofing installation standards in Kerala.
Do you know anyone who can do the tile roofing as per the Australian or American methods like ply sheathing, under layments and so on..
I am a Professor in Delhi and fan of Kerala roofing.

My reply

I am not aware of these

Free Consultation,4/10/12

SHARING MY BLOG POSTS

Query

Dear Thomas,
I have seen some of your valuable comments about construction in your blog. I am the editor of www.vayanamuri.com. It is my pleasure to put your articles on my website if you are willing to provide. It can be on weekly basis.
Regards
Shabu

My reply

Naturally I cannot share my articles free of charges to any one and I do not want to give copy rights for my writings to any one.I have put your communication here so that my readers can be aware of your e magazine.

Slope Concrete roof or slope fabricated roof above flat concrete roof

Query

I am planning to build a single floor house with slope tiled roof.I am  thinking of two option one is to make slope RCC roof and to lay clay tiles on the slope roof. Second option is to make single floor flat roof house and to make fabricated slope roof structure and to lay tiles on that. can you please explain advantage and disadvantage of the both including economy and reliability.

Shiyas

Senior Engineer

Indian Oil Corporation LTD.(Orissa)

My reply

If you can get concrete masons capable of doing slope concrete roof well,that option will be better

But usually it will be difficult to get such expert concrete workers.Then only option will be to go for second option of doing flat concrete roof and fabricated steel slope roof on top of it,even though it will be more costly

Checking Plan of house prepared

Query

Dear Sir,

I happened to view your blogs, thank you for the very good information . Please find the attached pdf file of my house plan. I am requesting for your suggestions

My reply

After going through plan forwarded by you for Evaluation following are my comments:

Vasthu aspects:

1. For a North facing house, Car porch should come at east or at middle of the front portion. Your car porch comes at west

2. Common toilet is coming at South West corner of house. Harmful

Architectural aspects:

1. Living room size insufficient. Sitting area after leaving passage will be only 265 x 350

2. Toilet length,300 too much for a width of 164.It will also increase your cost without giving proportionate benefits in space utilization

3. Toilets doors opening directly to bed room space in the case of both bed rooms will reduce effective space utilization for bed rooms

4. Inclined stair case will increase cost of construction and also it may cause slippage while climbing down stairs especially for elderly

5. Sit out size too big for that living room

6. No front steps from north side. It will cause inconvenience for anyone entering house

7. Stair area not properly ventilated causing darker space in stair area. Stair should not have been placed close to outer wall

8. From Kitchen, there should have been a door direct to Dining space. There is only an arch opening to stair area from Kitchen

9. Shelves inside walls are not present day trend. It will also increase cost

10. Kitchen sink, Fridge and Gas stove should form three corners of a rectangle for easier movement inside Kitchen.

11. Common toilet length 250 too much for a width of 150.180 is sufficient

Structural Engineering:

1. Dining, Stair area to be redesigned to reduce reinforcement cost of roof slab

Comments based on general feed back

Few notable facts which I happened to notice during interactions with different customers are given below:

Square feet cost of construction

People generally think that there is a “square feet cost of construction”  for house construction irrespective of design,soil conditions,site conditions,location,material used.

It is a factual error.Any one will know actual square feet cost of construction only after completion of house construction.Cost of construction of every house will be different as input cost varies rapidly with time,location,design and many other factors contributing to cost

Contractors who take up work do not follow same engineering standards or quality standards.In fact most of the contractors do not bother to get services of  qualified and experienced professionals for design,detailed drawings,instructions at site and guidance for work.In fact taking such services will reduce their profit margin not only by fees to be paid to professional but also for using proper materials as per engineering standards

I will not blame any of these house construction contractors for not availing and following professional assistance and guidance.They are basically in the business of house construction to make profit.Profit is essential for them to continue with the service they provide(survival) and for growth of their business.

They are forced to give a false square feet cost by simply assuming unknown input costs of construction as their customers insist on getting a “square feet cost”.If their assumptions go right and if they are able to get comfortable profit within that rate given,both owner of house and contractor will be happy.If the contractor is forced to reduce “rate” to get business he will try to manage to get profit by compromising on quality of construction while hiding it with sweet talks to owner of house.

Preferably owner of house should get experienced professional assistance in design of the house,drawings and instructions for each stage of construction till completion of the house.in fact an experienced professional can guide you to save cost of construction without compromising on quality of construction.But contractor may demand a different “rate” if you inform him on involvement of a professional.

Can any one who knows Auto CAD drawing prepare plan of your house?

Plan of your house to be built has to be designed by the best professional you can get with maximum exposure to house design and construction.Just by undergoing a professional course in a college no one become a good professional as our education system do not produce professionals with expertise.

A trained professional get exposed to design and construction of house with site exposure and acquire knowledge with each new work.If such an experienced person design your house,you can get better value for your money and better facilities for your house.He can also ensure that every bit of space available to you in the plot is utilised in the most appropriate manner.

Experienced professional also can design plan of your house in such a manner to get good Elevation.Lots of people think that all that an Architect can do is to give a good looking Elevation for any plan prepared by any one.Elevation of the house depends upon plan of the house.Plan will have to be designed in a manner to get a good Elevation and any plan prepared by any one can not have a good Elevation.

Free Consultation,4/10/12

SHARING MY BLOG POSTS

Query

Dear Thomas,
I have seen some of your valuable comments about construction in your blog. I am the editor of www.vayanamuri.com. It is my pleasure to put your articles on my website if you are willing to provide. It can be on weekly basis.
Regards
Shabu

My reply

Naturally I cannot share my articles free of charges to any one and I do not want to give copy rights for my writings to any one.I have put your communication here so that my readers can be aware of your e magazine.

Slope Concrete roof or slope fabricated roof above flat concrete roof

Query

I am planning to build a single floor house with slope tiled roof.I am  thinking of two option one is to make slope RCC roof and to lay clay tiles on the slope roof. Second option is to make single floor flat roof house and to make fabricated slope roof structure and to lay tiles on that. can you please explain advantage and disadvantage of the both including economy and reliability.

Shiyas

Senior Engineer

Indian Oil Corporation LTD.(Orissa)

My reply

If you can get concrete masons capable of doing slope concrete roof well,that option will be better

But usually it will be difficult to get such expert concrete workers.Then only option will be to go for second option of doing flat concrete roof and fabricated steel slope roof on top of it,even though it will be more costly

Checking Plan of house prepared

Query

Dear Sir,

I happened to view your blogs, thank you for the very good information . Please find the attached pdf file of my house plan. I am requesting for your suggestions

My reply

After going through plan forwarded by you for Evaluation following are my comments:

Vasthu aspects:

1. For a North facing house, Car porch should come at east or at middle of the front portion. Your car porch comes at west

2. Common toilet is coming at South West corner of house. Harmful

Architectural aspects:

1. Living room size insufficient. Sitting area after leaving passage will be only 265 x 350

2. Toilet length,300 too much for a width of 164.It will also increase your cost without giving proportionate benefits in space utilization

3. Toilets doors opening directly to bed room space in the case of both bed rooms will reduce effective space utilization for bed rooms

4. Inclined stair case will increase cost of construction and also it may cause slippage while climbing down stairs especially for elderly

5. Sit out size too big for that living room

6. No front steps from north side. It will cause inconvenience for anyone entering house

7. Stair area not properly ventilated causing darker space in stair area. Stair should not have been placed close to outer wall

8. From Kitchen, there should have been a door direct to Dining space. There is only an arch opening to stair area from Kitchen

9. Shelves inside walls are not present day trend. It will also increase cost

10. Kitchen sink, Fridge and Gas stove should form three corners of a rectangle for easier movement inside Kitchen.

11. Common toilet length 250 too much for a width of 150.180 is sufficient

Structural Engineering:

1. Dining, Stair area to be redesigned to reduce reinforcement cost of roof slab

Comments based on general feed back

Few notable facts which I happened to notice during interactions with different customers are given below:

Square feet cost of construction

People generally think that there is a “square feet cost of construction”  for house construction irrespective of design,soil conditions,site conditions,location,material used.

It is a factual error.Any one will know actual square feet cost of construction only after completion of house construction.Cost of construction of every house will be different as input cost varies rapidly with time,location,design and many other factors contributing to cost

Contractors who take up work do not follow same engineering standards or quality standards.In fact most of the contractors do not bother to get services of  qualified and experienced professionals for design,detailed drawings,instructions at site and guidance for work.In fact taking such services will reduce their profit margin not only by fees to be paid to professional but also for using proper materials as per engineering standards

I will not blame any of these house construction contractors for not availing and following professional assistance and guidance.They are basically in the business of house construction to make profit.Profit is essential for them to continue with the service they provide(survival) and for growth of their business.

They are forced to give a false square feet cost by simply assuming unknown input costs of construction as their customers insist on getting a “square feet cost”.If their assumptions go right and if they are able to get comfortable profit within that rate given,both owner of house and contractor will be happy.If the contractor is forced to reduce “rate” to get business he will try to manage to get profit by compromising on quality of construction while hiding it with sweet talks to owner of house.

Preferably owner of house should get experienced professional assistance in design of the house,drawings and instructions for each stage of construction till completion of the house.in fact an experienced professional can guide you to save cost of construction without compromising on quality of construction.But contractor may demand a different “rate” if you inform him on involvement of a professional.

Can any one who knows Auto CAD drawing prepare plan of your house?

Plan of your house to be built has to be designed by the best professional you can get with maximum exposure to house design and construction.Just by undergoing a professional course in a college no one become a good professional as our education system do not produce professionals with expertise.

A trained professional get exposed to design and construction of house with site exposure and acquire knowledge with each new work.If such an experienced person design your house,you can get better value for your money and better facilities for your house.He can also ensure that every bit of space available to you in the plot is utilised in the most appropriate manner.

Experienced professional also can design plan of your house in such a manner to get good Elevation.Lots of people think that all that an Architect can do is to give a good looking Elevation for any plan prepared by any one.Elevation of the house depends upon plan of the house.Plan will have to be designed in a manner to get a good Elevation and any plan prepared by any one can not have a good Elevation.

Free Consultation,2/10/12

Construction of house within limited budget

Quote

Dear Sir
I wish to spend 15Lacs to construct a new house near Oachira Kayamkulam.I want 3 BR+2Bath+kitchen+Hall+sit out and verandah & Car porch-Single Story.Can you suggest a plan.
Regards
Sreelal

My reply

While planning to construct a house, there are few points you should understand clearly:

1. Cost of constructing a house goes up every day. Each day passed make it costlier as cost of hundreds of materials used for constructing a house and labour goes up making it almost impossible for you to build a house with limited budget.

2. No body can predict exactly how much a house construction will cost as the process take at least a year from date of commencement of construction and cost of all inputs for house construction goes up everyday.

3. Only option left to a wise person will be to get professional design and guidance to minimise cost and to go for only essential facilities for the house if you have limited budget.

4. A three bed room house built in two story will not cost anything less than Rs.20 lakhs going by present cost levels which can only go up.

5. You should get a good design and start construction immediately with whatever funds you have.Otherwise,house construction will remain a dream for you forever.

Construction without getting sanction

Quote

sir,
i am a resident of Kochi. four years back we constructed the upstairs without the prior approval from the corporation.there was a land acquisition by the corporation for road expansion in-front of our house. our counselor told does not to worry about the plan, that he will look upon it. so we started our construction. we gave him the plan for approval but he now says the there is no road committee to sanction it.i want to know what measures should I take to make authorize our construction.i request u to please give me an advice as soon as possible.

My reply

First of all,you should not simply start construction just by hearing promise of a councilor or any other politician or official.No politician can waive off building rule provisions.Even if you manage to get anything done by bribing an official,if some one make a complaint in writing the official who took bribe from you will not come up to help you.Violation of rules are always violation of rules and you alone will be held responsible for it.

Even if you have constructed building without obtaining prior permission from concerned local authority,you can apply for regularisation of construction done if the said construction is as per Kerala Building rules.You can contact any Architect/Licensed Engineer/supervisor to get the construction regularised.

Clearance required

Anonymous has left a new comment on your post "Building Permit":
dear Mr Thomas,
Please let me know the clearances required for home construction if the 4.5 cent plot is facing a private mud road of 2.9m wide.

My reply

If the private road is only 75 meters long,you need to leave 2M clearance in front side.Otherwise you have to leave 3M clearance in front.Other sides which do not have a road close by will need clearance of 1M and 1.2M

Building rules clarification

Query

Dear Sir,

I booked an apartment in Kollam. The builder is yet to get the occupancy certificate from Kollam Corporation.

Grateful for your advice on the following -

1. The fire exit staircase is not separated from the building. It's one side is open to the outside. It is not separated from the public (common) area by any door. It leads to the ground floor lobby (not to outside the building). Is this acceptable?

2. The building is on a plot away from the NH & is accessed by a 4 meter corridor that is part of the plot. It is abutted only on one side by another public road. What is the minimum width of such corridor from fire-fighting angle.

3. Is the builder allowed to have the building water supply from a bore well dug in  adjacent property, where his another project is coming up.

Thanks for your valuable advice.

Regards,

Sukhatma Nair

My reply

It will be more appropriate if you check about these with Town Planning dept. of concerned local authority office like Panchayath/Municipality as I will not be able to reply to your queries without checking up the building permit and approved plan for the building concerned

Trying to design house by yourself

Query

Dear Mr Thomas

Happen to go through some of your blog answering questions from people.

I have some doubts or rather clarifications too . The plot I have is 6.75 cents and is a rectangular one at Calicut.

39 feet width and 79 feet length which has road on front and side (both private roads within the compound of villas).

My plan is to build a two story 2000 sq ft 3 bed house. what should be my ground floor area which will have one bed

living dining kitchen , utility area and store ? I need a front sit out and dining patio. My plan is to have a sloped roof house

with big glass/metal frame windows.

I have attached an idea of my planned areas for each space in my house. I need your expert advise and also let me

know if I need you to do the plan for this house , what are your conditions. Highly appreciate

My reply

Very few people know that house design require a qualified experienced expert.Most people think that owner of the house knows exactly where each room should come and size of rooms and other living spaces.Some people who can understand need of a professional for house design think that the professional is some one to draw as he tells to him to draw a plan

House plans are available free in some magazines,Some contractors offer house plan free of cost if you entrust construction work to them.In short many people think that seeking fees for preparing plan of the house is really bad on the part of a professional.Lot of people think that any one who can draw a plan will prepare the same plan which even the reputed Architect will prepare.

Please understand that plan of your house is the most critical most important drawing for your house construction.Just any plan prepared by any body including you will not be good enough.An experienced professional uses his knowledge acquired through years of his work while preparing plan of your house.There are so many details considered by an experienced professional which can give you more value for your money and better utilisation of limited space for building your house.

From my experience of building more than 200 houses in different parts of state of Kerala and designing many more houses,I can tell you that I have learned a lot by each project handled by me as each project will bring new problems to me.So you need an experienced professional to design the only house you will build in your life time.

Practically no owner of house will be able to understand implications of a Plan of the house(both good and Bad) just by seeing a plan.Only a professional can see through those lines drawn.Even you will be able to understand advantages and defects of the plan after completion of house construction.But it will be too late to do anything at that stage.

In my opinion you should tell what all you need in the house to the Architect in detail.Better to get him to visit your plot to understand your site conditions better so that he can visualise your future house better.A good plan can save you lakhs of rupees and also can provide better utility for built up space inside a house.

As cost of construction goes up everyday,it is very important to avoid wastages in costly built up space in a house.There is no better way to reduce cost of construction other than entrusting preparation of plan to an experienced Architect.If the Architect is good in Vasthu knowledge it will be much more better as it will help you to save money and ensure your prosperity while living in a Vasthu compliant house.

Renovating old house

Query

Sir,

I have a 2 storied 2700 sq.ft. house in Mavelikara. GF built by some 20 years back. 1^st floor by 2007. It is not vasthu complaint also. I purchased an old house and used the wood for its 1^st floor. It is in 22 cents. I am working in Sharjah. Nobody is at home. Only my relatives and neighbors are around.

It is like a ‘Paniteerathveedu’. Always some changes going on. I want to put an end to this renovation once and for all.

Is it possible to finally modify the whole house and make it beautiful for ever?

Is it better to demolish the whole and build a completely new one? I am totally upset now.

Can you help please?

Regards,

Vijayakumar

My reply

Renovating an existing house is a tricky affair.Before deciding on renovating the house,always try to get a professional to assess existing building.Seek his professional unbiased opinion whether the house is worth remodeling/renovating.In most cases,no one can exactly estimate cost involved in the renovation work.Leave the decision whether renovation is good or bad to the consultant

If he  recommends remodeling/renovation work tell him frankly how much money you are willing to spend on the work.Of course you will not be willing to spend money required for building a new house on remodeling.Based on your budget limitations,your consultant can suggest what all you can do within the budget constraints