Importance of Plan of the house

Naturally any person thinking of building a house will have an outline about the plan of the house.Some people send to me coloured rectangles in Excel sheet marking each rectangle as some type of room like Living room,bed room etc.It is quite fine up to this.But the trouble starts when the client insists that whatever he drawn as per his understanding ,imagination and capability is the best that can be done and  the Architect is just a person  capable of drawing whatever he indicated with drawing techniques he might have studied or practiced.
What I call as Basic Plan of the house which gives position of each room,dimensions in correct scale marked using Auto Cad design methods is the most important document of the house and the starting point of every activity of  construction of the house.
I need to go and see the plot where the house will come up,study site conditions,directions,nearby roads,canals,rivers and I have to visualise in my mind  the house to be built with the facilities called for by the client.This visualisation process  by which I draw the plan of the house in my mind drawing,erasing,adding,correcting may take  many  days and some times more.I do not start sitting in front of the computer and start drawing in Auto Cad plan of the house just because client who think that drawing a Plan is only a child’s play start demanding plan within days of site visit.
In fact it will be beneficial for the client if the Architect take more time to develop the plan considering all possibilities and allowing more time for his creative mind to design something different,new and better.But in many cases client does not allow this time and finally due to pressure from the client I and many other Architects simply try to modify some of the earlier works suiting requirements of the client and send Plan to the client.In fact loser in this is the client who demands immediate drawing of a Plan for him simply forgetting the fact that more time given to Architect will get him better work.Client quite often also forget the fact that Architect may have his routine works ,other pending works and other commitments.
Similar is the case with Elevation of the house.Unlike Plan,same Plan  can have different elevation possibilities.When Client demands Elevation of the house within a specified limited time frame,a junior in the office of the Architect start drawing using usual techniques guided by the main Architect with some suggestions again of usual Elevation techniques.But if you give time to the Architect to develop most appropriate Elevation to be developed during the period of construction of the building you will get much much better work.For this you should have patience and trust in the capabilities of the Architect and should not have ego generated demands like” I want to see how the house will look now itself”
All my good works were done in cases where I had freedom of developing Plan and Elevation of the house either due to ignorance of the client or patient understanding of the client.
I have repeated  several times some designs of the house much against my wishes simply due to the insistence of the client that he want picture of house to be built immediately and Plan of the house within days of site visit.

Flat roof or slope roof?

I have started this blog when an unseen client of me living and working in Canada suggested me to write on my experiences.Now I keep getting mails appreciating my blog entries which help a lot people who intend to construct a house in Kerala  and those who have already started building house.

Of late,I have even started getting suggestions on topic for my blog entries.Now I will write on advantages and disadvantages of going for flat roof or slope roof concrete and in general about flat roof and slope roof again based on request from a client.

Technically,flat roof is better as concrete can be laid on a flat roof with better perfection.You can use a vibrator to compact concrete laid on flat roof whereas in slope roof you cannot do that.While laying concrete on slope roof,workers in general intentionally reduce water content even to the extent of not getting a proper mix.Whatever they may say to please the client,workers always do work in a manner convenient to them rather than doing the work more correctly even at the cost of more labour and inconveniences to them.

After laying concrete with proper mix on a slope roof,concrete tend to fall down on a slope  roof.Workers are supposed to put dry cement mix and trowel the surface again and again to make surface of concrete even and finished.I have seen workers doing this years back.But now they do not bother to do it.Instead they reduce water content to ridiculous level to prevent concrete laid falling down.

After the concrete is laid,curing is easier in flat roof as you can put brick barriers in boundaries to store water for curing over concrete laid.In the case of slope roof,you cannot do that.You will have to put jute bags on top and sprinkle water every hour to retain wetness over concreted surface which hardly any one does.At the maximum,water will be sprinkled on concreted surface in the morning and evening and in the heat of Kerala,it does not serve much purpose.

On top of concreted surface,I suggest laying of clay tiles for both flat roof and slope roof.This will reduce heat inside rooms as clay tile will absorb much of the heat.It will also take away possibility of concrete roof leakage and definitely much cheaper than going for aluminum roof over concreted roof.

Then why slope roof ? Slope roof will definitely increase visual appearance of the building as slope roof with clay tiles laid over it will give you traditional Kerala building appearance thus increasing the aesthetic appearance of the building.As slope roof raises the roof level,ceiling height inside rooms will go up thereby giving you better ventilation inside rooms in addition to better appearance even from inside house .

House Construction-When you should start?

I keep getting several mails from people who plan to build house in their native place in Kerala.Mostly they want to know how much it will cost to construct a house.If I tell a figure which they think is comfortable for them,they will start construction activities immediately.If I tell a higher cost figure,they will drop construction activities at least for the time being

To tell  possible cost of construction ,my knowledge in architecture,engineering and Vasthu will not be enough.I also will have to study Astrology.

To tell you frankly,one should start construction of house the moment you feel the need for a house in Kerala without waiting for some one to tell a lie about how much it will cost simply to make you happy.Without any data,no one can tell possible cost simply hearing possible plinth area of house you may simply guess.

I decided to construct a house for me in Cochin about seventeen years back.My Father wanted me to live in house which he built partially for me at native place,Cherthala.While working in Cochin,I was forced to move from one rented house to another after specific period of time ,packing and moving after a tiring search for house to meet my requirements and budget.

Finally when I decided to build a house,i was not an expert as I have never built another house.Just by being an Engineer you cannot build a house.Any Engineer friends of me will agree to it and that is why we have built maximum number of  houses for engineers.They at least know that an experienced Engineer in house construction is essential for building a house while many even now believe or are  forced to believe that a usual contractor is enough.

At that time even though I left comforts of my job and started our marketing company,I have not yet started construction company.

I kept searching for land by reading real estate ads in news papers and responding.In most cases I could not manage the amount of money required for buying the land even though some of the many plots seen were good enough ,if not bad.

One day I found an Ad in news paper for land in a good locality.I went and saw land just before 8 am on the day the advertisement came.I liked land at first sight itself.Price was reasonable.So no negotiation.I have given verbal commitment to the land owner who did not insist on an advance then and there.I only offered to buy  front portion of 15 cents of  land measuring about 6 cents.Later land owner told me that another person met him 15 minutes after me and offered to buy entire 15 cents and given a token advance of Rs.10,000/-Land owner being  a decent chap agreed to sell only balance portion keeping his word to me.

Now how will I manage money for buying land as I did not have that much money ? Next day I simply paid token advance of Rs.10,000/- without really knowing how I will arrange balance money.

Even though I never had the courage to ask my father for money,since I liked the land I took him to see the land.He also liked it.Then through my mother I made him agree to give a portion of money as loan.That was the best negotiating win of my life-making my Father agree to give me money even as loan.

Then I got a temporary Over draft from my banker using good performance figures of our marketing company and finally I managed to purchase that land even though the other portion was really sold  only after many months.

Again when I started construction,there was no money.My Father advised me to do construction later after saving enough money(Possibly to avoid me asking for more loan).But I was not willing to wait.I know very well that every passing day will push up cost of construction thereby pushing away from me my house construction.

For foundation work,I simply borrowed money from a private banker at high interest rates.After that money was over,I again went to another private money lender and got money at high interest rate.By that time I also managed to get housing loan from a housing loan company at lower interest rate.

As construction went on some what fast,I tried to minimise cost wherever possible without compromising on basic facilities needed and quality of work.

When the house construction was nearing finishing stage,there was no way to arrange money required.So I simply requested a supplier to our marketing company to extend credit period telling him frankly my need for money.As I had very good repaying records with the supplier he agreed with a condition that I should continue making payments even though amount of payment in each installment can be reduced.So his credit favour has helped me in bringing the house construction to finishing stage.

Finally when the house warming was going on I simply told to myself-“If only instead of presents these relatives and friends can pay in cash?”I was so badly in need of cash but no one was willing to help.

After building this house I realised the need for a professional agency to build houses as this field is full of cheats and crooks.That is how I entered into house construction and after building more than 200 houses I have lots and lots of people who value my services a lot and treat me like a family member for the rest of their life.

So my advise to you is simple.Do not wait for money to come to start building your house.Tomorrow will be too late as cost  can only go up to take away from you your dream house,possibly for ever

Is Vasthu owned by few persons?

I keep getting suggestions from many of my clients that they think Vasthu is something which Kanippayur or some other person says.If Vasthu has got any scientific basis,just like any other science like Architecture or Engineering,it is not owned by any particular person or persons.Whatever a particular person says does not become Vasthu features or requirements.
There are books available on Vasthu detailing clearly why and how a particular arrangement will be beneficial or harmful to persons living in the house.If Kanippayur says something contrary to these accepted and proven facts of Vasthu it can only be wrong.
If as an Engineer I start telling that whatever I say is only correct Engineering,then everybody will undoubtedly say that something is wrong with me. On matters of Engineering I have to substantiate and prove  that whatever I say is correct.Similarly whoever claims to talk as authority on Vasthu has to substantiate and prove his suggestions and recommendations.
These people who claim to be sole authority on Vasthu  always insist on preparing a revised plan(Of course with charges) even when anyone prepare a plan satisfying all Vasthu factors.If they say that everything is right, how can they charge customer for revised drawing?
Such blind belief in certain people going to the extent of saying whatever a particular person says only is Vasthu can only be termed as superstition

Compromises in quality of construction-Who is responsible?

If there is a house built,completely finished in all aspects where you simply have to move in with your personal belongings,it will be too good.
If that villa happens to meet all your requirements for the house,it will be good
If the house has the best design with professional involvement,good structural design,good workmanship,best materials used for each and every component of the house,it will be almost a dream come true.
But in reality such a dream never happens.Who build houses and sells?People who want to make money building and selling houses.If you do everything about house built correctly with the best design,best quality of materials and labour,may be you as a builder may not be able to compete in the market as your competitors are not much bothered about quality of work.When they offer a lower price,potential client who may not be able to judge superior quality of your work or design will naturally buy lower priced house.
So builder is left with no other alternative other than making compromises at least in areas where lower quality of work cannot be easily noticed.
Even when you are willing to build your house directly from the beginning with development of design,you look for cheaper alternatives.Rather than searching for the more capable designer with better creative talent,you look for some one who can draw plan of house free or with nominal fee.Then you search for a building contractor who quote lowest “square feet cost “knowing very well that the final cost may not necessarily be limited to that figure.
So when you buy a villa or when you construct a house with direct involvement,you are not keen on getting the best.When you really want the best(of course within your budget limitations),you will be willing to take professional guidance and assistance.Fees payable to a professional do not necessarily pull you back to have the house with many compromises on every aspect of construction.
At least you should not simply blame builder in either case.If builders are making compromises it is due to you forcing them to make compromises to remain in business.If you are willing to pay right price for the right quality,things will start improving on both ready built houses and custom built houses.

Three dimensional views

I am attaching three dimensional Elevation for two houses being designed by me at Kannur and at Punnayoorkulam land of Madhavikutty alias Kamala Sureyya.

Both houses are being built for NRIs settled abroad.

The above one is for house at Kannur for my client at Switzerland

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This one for client at Qatar.

Both the designs use traditional Kerala Architecture inputs along with modern architecture features and are designed with Vasthu compliance.

Stair cases turning into show piece in houses

Gone are the days when stair cases used to be U shaped kept in a corner of the house with almost dark space with little head room below steps.Sometimes a small toilet or store to dump old  discarded materials used to be kept under the stair steps.Stair cases were simply meant to go up stairs without anyone noticing it.

But the trend has changed and stair cases are now taking centre stage in the house.It is now something to be displayed proudly by the owner of the house.No more unattractive U shape with space below which cannot be utilised.

Look at  pictures below on stair cases in houses designed and built by me.Not even a bit of space under stair case is left unutilisable.In addition stair case add to appearance of house inside.In Irinjalakuda house and Kadavanthra house I have made it centre part of the house and major attraction of interior of the house.

I have also avoided the usual method of placing stair posts on the stair steps thus reducing space available for stair steps.Instead I keep steps by the side of stair steps giving better appearance and better space utilisation.

Vasthu instructs to have rising stair steps going up in North South direction or West East direction and not the other way.It is also recommended to have stair steps going up in clockwise direction.But these may not be always possible to implement due to other considerations and limitations of the building design.

Spiral stair case though looking good will need more space and more money.I normally use Kerala plantation teak for stair posts and handrails with carving of stair posts.Mahogany wood is also a good and cheaper alternative.Using glass between stair posts have become a recent trend and entire stair can also be done in glass with etched glass painting between posts.

 

 

 

 

Less costly stair case can be used for going up to roof top.I normally use precast stair steps of 75cm length with rise of 20cm.This will be economical,good for appearance  and much more comfortable and useful compared to fabricated steel ladder to go to roof top.See picture of these outside stair at my Vyttila house  project and Irinjalakuda house(during structure work)

How to select contractor to build your house

I keep getting mails asking me to tell square feet cost for house to be built without even a plan.If I say a low square feet cost of construction without even seeing the site,without even drawing a plan,I will get the contract straight away.Potential client will say-“Your rate is low as I made enquiries with many contractors who build houses.In addition,you are an Engineer also”

But I never do this and many people get angry with me for not telling a square feet cost for house to be built.Some people will simply say that he/she want house to be built within so many lakhs of rupees but at the same time demanding all sorts of facilities and rooms for the house.Contractor should build house with all these facilities and the cost should not exceed a pre fixed amount!

Again I do not say yes to such people.But the real fact is that almost all the non professional contractors simply quote low square feet cost or agree to build house within  any amount fixed by the client knowing very well that after commencement of work he can manage the house owner and make him pay more than the initial cost indication or rate fixed.

Once a Mumbai based lady wrote to me  asking me whether I can build a four bed room two story house with large rooms and other facilities with Rs.18 lakhs.She said she is a senior financial consultant of a reputed firm.I said it is impossible to meet her demands with Rs.18 lakhs.She angrily replied to me-“You talk as if Rs.18 lakhs is nothing.Do you know who I am.I am a finance expert”Then she asked me to tell square feet cost for house to be built by her somewhere near Kottayam or exact amount for building house as explained by her.I said cost can be calculated only after a site visit for understanding site conditions and after preparing a plan.Even cost thus calculated cannot anticipate or take into account possible changes in input cost of materials and labour which again in Kerala conditions can only go up.So without any data and plan of the house to be built only an astrologer can predict cost of house to be built by her which may get completed after one  year or more .She naturally got real angry and wrote me a stinker.

In the case of house construction in Kerala it will be good if you can start house construction activities as early as possible if you have any intention to build your house as tomorrow  will be too late as you may not be able to afford to build the house at increased cost.

Contractors may simply quote what you want-a low square feet cost just to make you start work with him knowing very well that after commencement you do not  have much option other than holding on to him even if it means  paying even double the rate he originally agreed for.So my advice to you is never to go to some one who quote low square feet cost.Try to understand more about his method of working,how reliable he is.Try to see some of the houses he has built.Talk to his earlier clients.Check how good he is technically and how good he is in giving quality work and then allow him to have reasonable profit if he does a good work ,technically sound and quality conscious.

Always have a qualified Architect or Structural consultant even though contractor will persuade you not to have such”unnecessary people who will simply eat your money”Your contractor if not technically qualified may not know anything about architecture or structural engineering.Do not listen to his words and always get professional design and guidance thus being pound wise and penny foolish instead of the other way around.

Your dream house in Kerala-Complete service package

If you are a non resident Indian dreaming to build your dream house in Kerala,major constraint you will be facing is ,”Who will do it for me in my absence?”
This is where a professional agency like ours come.If you are looking for land purchase in and around Cochin,we can start from locating land for you to build your dream house.After finalising or rather choosing plot to be purchased,you need to go through following essential steps
1.Technical and Vasthu evaluation of land to be purchased
2.Legal verification of title of land and related documents to ensure that you buy land without any legal hurdles and problems.
3.Land measurement prior to purchase
4.Documentation for land purchase and related legal activities at Registrar office,Taluk Office and Village office.
Once the land is purchased,you need to get boundaries safe guarded.For that boundary wall will have to be made.
Then a Plan of the house to be prepared followed by an Engineering Estimate to check whether you can build your dream house with funds available with you.If you require additional funds for purchase of land and construction of house,we can arrange it without any hassles as we are authorised service agents for HDFC Housing Finance Ltd.
Then you will have to obtain building permit and plan approval from local authority.Obtain electrical connection for construction work and then proceed with work with complete transparent accounting available through email and monitoring of work in progress through pictures of work progress posted in specific blog created for your work site.
In case,you plan to construct house away from Cochin except locating suitable plot for you,we can do everything else indicated above for you.
See how easy it is to build your dream house living and working in any part of the world.We have built many houses like this for many NRIs without even a relative or friend to monitor matters in Kerala.
Why don't you start thinking of making your dream of a house in Kerala a reality,using our professional services, guidance and assistance?
We are here to make your dream turn into reality without any head ache as we take care of all troublesome matters for you.

Low cost house construction

Every person trying to build a house would like to build the house at lower cost.But most of them are not willing to do something for cost reduction by following advice of an Architect/Engineer to reduce cost of construction.They want the builder to reduce cost as if the builder is operating with huge profits.Probably a builder of villas and apartments building for sale may be operating at high margin.But small time builders who construct individual houses at practically actual cost basis with very little margins to operate can bring down cost of construction only by compromising on quality of construction.
If you really want your house construction to cost less due to lack of funds,let us see how you can get these cost reductions.
1.A professional plan of the house with maximum utilisation of space and no wastage of space with considerations of structural engineering to reduce structural cost-This is where your major cost reduction come from.Probably you may have to pay more for a professional design of the house.But you save much more in cost of construction.
2.Foundation rubble work-You can go for dry pack rubble foundation to be specifically designed by a Structural Engineer to suit soil conditions rather than simply following costly methods generally adopted by others in your locality.
In stable soil conditions you do not require  plain concrete below rubble foundation.Also you will not require a foundation beam(usually called as belt) above rubble foundation,if you do rubble foundation well packed with forced filling of cavities inside dry packed foundation.
3.Brick work-using usual brick can be costly as each brick may cost about Rs.4-6 depending upon locality.Laterite stone can create problems due to pests in later years.You can go for solid block brick work which will be less costly.
4.Door and window frames-If you use wood,cost can go up.Try to use good quality concrete door and window frames.Cost will come down.
5.Filler slab concrete-Your structural consultant will tell you how to use large clay tiles inside concrete to reduce cost of steel and concrete.Concrete roof  cost will come down.
6.Use manufactured sand instead of river sand for all work except plastering.
7.Use clay tiles for flooring at least for bed rooms where more than 50% area is covered with furniture.At about Rs.15/- per sft it can bring down cost of your building.
8.Electrical and Plumbing work cost can come down if you simply let your Architect guide your Electrician/Plumber.
If I tell all tricks of cost reduction here itself,people may not come for consultation to me.More ways and methods can be told against specific cases as each house construction may require different methods for cost reduction.
You can reduce the cost of construction if you tell your Architect in advance about your financial constraints .All that people ask for is lower square feet  cost of construction without any compromise on controlling cost of inputs as if contractor is simply going to build your house at a loss.
When the contractor get to know that he may incur losses doing your work,he will find one or other excuse to get out of your work as he need profit to survive.