Monday, August 25, 2014

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

How to send your queries for free Consultation from Thomas Viruvelil

Write to

vhthomas@viruvelil.com

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

You can call on these mobile numbers

9388701702

9388701700

9388701707

House Construction cost

Query-1

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

My reply

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

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

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

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

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

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

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

Query-2

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

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

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

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

My reply

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

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

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

Query-3

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

My reply

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

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

Query-4

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

My reply

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

Query-1

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

My reply

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

Interior work

Query-1

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

My reply

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

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

1. Assistance in land purchase

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

2. House design

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

3. House Construction

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

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

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

4. Vasthu Consultancy and Vasthu compliance for House Design

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

5. After structure work and checking of work done

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

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

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

6. Remodeling of existing house

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

7. Interior wood work and Furniture

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

8. Consultancy and supervision

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

Wednesday, August 13, 2014

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

How to send your queries for free Consultation from Thomas Viruvelil

Write to

vhthomas@viruvelil.com

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

You can call on these mobile numbers

9388701702

9388701700

9388701707

Few Elevations of houses designed by us

1.2000 sft  three bed house

benny thomas-22-07-11 copy

2.3000 sft four bed house

frazer antony-30-07-11 copy

3.3500 sft four bed house

jacob thomas-22-04-10

4.2800 sft four bed house

roy john-18-06-12

5.3200 sft four bed house

Tomi thomas-12-04-10

Cost of construction of house

Query-1

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

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

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

My reply

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

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

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

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

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

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

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

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

Friday, August 1, 2014

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

Send your queries for free consultation to

vhthomas@viruvelil.com

and do not post queries in blog for quick response

Building rules

Query-1

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

My reply

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

Query-2

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

Query-3

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

My reply

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

Query-4

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

My reply

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

Query-5

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

My reply

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

Query-6

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

My reply

I can comment on this only after a site inspection

Query-7

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

My reply

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

Query-8

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

My reply

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

Building materials

Query-1

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

My reply

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

Consultancy Services

Query-1

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

My reply

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

vhthomas@viruvelil.com

See what all we can do for you:

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

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

1. Assistance in land purchase

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

2. House design

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

3. House Construction

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

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

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

4. Vasthu Consultancy and Vasthu compliance for House Design

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

5. After structure work and checking of work done

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

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

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

6. Remodeling of existing house

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

7. Interior wood work and Furniture

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

8. Consultancy and supervision

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

 

DISCLAIMER:

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

Wednesday, July 30, 2014

Free Consultation-July 30,Part 2

For sending your queries for Free Consultation,write to

vhthomas@viruvelil.com

Posting queries in blog may not get you faster response

Building Rules

Query-1

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

My reply

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

Query-2

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

Query-3

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

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

My reply

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

If you need our services,write to

vhthomas@viruvelil.com

Query-5

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

My reply

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

Construction cost

Query-1

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

Query-2

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

My reply

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

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

vhthomas@viruvelil.com

 

Vasthu Compliance

Query-1

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

My reply

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

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

vhthomas@viruvelil.com

Construction problems from Flat/Villa promoter

Query-1

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

My reply

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

vhthomas@viruvelil.com

Construction methods

Query-1

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

My reply

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

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

vhthomas@viruvelil.com

Tuesday, July 29, 2014

Free Consultation,30 July,2014

Send your queries by email to

vhthomas@viruvelil.com

or Call 9388701702,9388701700

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

Remodeling and Renovation of existing house

Query-1

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

Oommen Thomas

My reply

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

vhthomas@viruvelil.com

Or call me on 9388701702

or 9388701700

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

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

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

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

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

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

3. What exactly we can do for the work

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

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

Square feet rate

Query-1

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

Query-2

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

Query-3

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

My reply

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

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

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

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

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

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

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

Cost of Construction

Query-1

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

My reply

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

vhthomas@viruvelil.com

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

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

1. Assistance in land purchase

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

2. House design

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

3. House Construction

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

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

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

4. Vasthu Consultancy and Vasthu compliance for House Design

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

5. After structure work and checking of work done

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

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

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

6. Remodeling of existing house

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

7. Interior wood work and Furniture

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

8. Starting with House Design

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

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

Call me on 9388701702 or 9388701700 or reply me

Log onto our websites

www.viruvelil.com

www.keralaarchitecture.com

www.kerala-dreamhomes.com

Click on photo gallery to view few pictures of houses designed and built by us

You can have a look at few pictures of houses designed and built by us at Facebook page. You can even add me as a contact in Facebook so that you will get continuous updates on my blog entries and interactions with clients.

Here is the link:

http://www.facebook.com/#!/profile.php?id=531348963&sk=photos

Follow me on twitter

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

Rapid wall technology

Query-1

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

My reply

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

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

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

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

You can contact me on 9388701702 or 9388701700

Or mail to me to

vhthomas@viruvelil.com

Building Materials

Query-1

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

My reply

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

Query-2

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

My reply

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

You can have our services by contacting me at

vhthomas@viruvelil.com

Building rules

Query-1

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

My reply

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

Room and Joinery sizes

Query-1

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

My reply

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

vhthomas@viruvelil.com

Sunday, December 1, 2013

Free Consultation,1,December,2012

House design and Construction

Query-1

Construction of house in earlier paddy field

Dear Mr. Thomas,

I am having 91 cents of paddy land which was given to me by my father through his VILL under Guruvayoor Municipality.   Since many years there is no any cultivation. Half portion of the paddy land has been filled and big coconut trees, mango trees and bamboo are there.  Half of the portion is not filled and laying un-cultivated.  I am a retired Army person and presently living in Bangalore due to my children education.  

Now I want to come to native and construct a house in the land given to me.  But as per rules people are saying that permission will not be given to construct a house in paddy land.  

Please advise me the action to be taken for construction of a house in the paddy land.  I do not have any other land.

Looking for your valuable advise.

Andrew

My reply

Do not simply go by what people say. You have to enquire with town planning section of Guruvayoor municipality by giving specific details about the plot like copy of your title deed ,survey No's and location sketch. If you need for us to depute some one to Guruvayoor to make enquiries, we will let you know charges applicable. If you can get services of a local Architect/Engineer with license for local administration, they will check up status and let you know how to proceed on the matter.

Query-2

House design and construction by a Civil Engineer

I go through your blog and i felt its quite interesting. I have one query regarding the permission obtaining from panchayat ...am planning to build a 2100 sft house in my 12 cent plot and it is near to 2 meter width panchayat road. My doubt is can i get permission directly without any help of a civil engineer to build a house there from panchayat as my wife she can draw the diagram and do other things by herself (she is a civil engineer).  Is there any new rule if build a house more than 2000 sft?

My reply

You need services of an Architect/Engineer who is well versed with Building rules to proceed on the matter. Just by passing B tech/diploma in civil Engineering from an educational institution do not make any one capable of designing the best house possible.

Even after designing Basic plan, you require detailed Architectural/Structural engineering drawings, information and guidance on latest technology adopted in the field/latest trends etc. Thus from beginning to end of house construction you need services of  a well qualified and experienced professional. Probably engineering education of your wife may help her understand the professional in a better manner than a lay man and it may help in interacting with the experienced professional better.

I am not aware of any new restrictions for house construction above 2000 sft plinth area

2000 sft single floor house

2000 sft plinth area,three bed room  single floor house designed by us with two bed room attached,another bed room with common toilet and wash area close to it and dining space,with all usual facilities like separate living,dining,Kitchen,Work area,car porch,spacious sit out with wooden charupady and traditional Kerala Architecture Poomukham

Have a look at the Elevation and contact us if you would like to have the design or build a similar house by our professional team in your land.

joseph koshy-29-11-13

Email me to

vhthomas@viruvelil.com

or Call 9388701702,9388701707 ,9388701700

Thursday, November 28, 2013

Free Consultation,28,Nov,13

House Construction

Query-1

My contractor is charging 1475/Sqft only for the cement an metal work without flooring, wood work, toilet work . ..etc Is it too much?

Zachariah

My reply

Square feet cost is a vague term which has no scientific basis. For a manufacturing activity which takes not less than one year to complete with hundreds of materials and quite a  few different type of labour for which cost goes up everyday, contractor is making a wild guess or gambling by giving a square feet rate. If there are hundred contractors each of them follow different standards(If at all they have any standards),different materials of different quantity, with different capability workers .

How can you compare rate of one contractor to another? As you will not give work without quoting a square feet rate, he is giving you such a rate. If he is smart ,lucky and capable of doing compromises in quality of construction without you noticing or understanding it, he may make good profit in spite of rising cost of all inputs. Unless you have a professional design, detailed implementation drawings by qualified experienced professional and mechanism to check construction going on, contractor will work as he pleases to get more profit

Query-2

we are building our home and in the foundation above ground level, my mason told me to fill m sand clay so that no fungal problem later. is it right or better use the red sand for filling?

Joseph

My reply

Red sand or gravel filling is fine if you use powdery form with forced filling of sand with water.To prevent pest in future,you have to get pest control treatment of inside basement and outside.There are professional agencies doing such pest control treatments.You can have a consultation visit by me to your site.

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

1. Vasthu compliance

2. Architectural defects if any and improvements/modifications possible

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

4. Advice on future works related to building /plot

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

Write to

vhthomas@viruvelil.com

or call 9388701702,9388701707,9388701700

Query-3

I would like to build a economic house at my plot in Kannur which is 70 cents.

I want build a house with Nadumuttam and with 4bedrooms. Approximate cost may fall to 50lakhs.

I need a consultant to site survey design complete drawing vasthu based traditional house.

What is the cost of consultation. How is it calculated? I have local contractor. Design must be introduced to my contractor. Please help me.

Francis

My reply

For building Design and Construction ,all architects are not alike.Each differ from other based on qualifications,talent,and exposure to design and construction of house.Naturally each person charge you in a different manner.

Even contractors differ from each other.I do not understand how can any one compare rates given by different contractors who do work in different manner with different engineering and quality standards

If we have to act as consultants for your house design and construction,we have to first visit site,study site conditions,discuss with you in detail on your needs for house and then start working on appropriate plan of the house for you which is the most important part of designing and building a house.Once the plan is discussed and finalised,we move on to construction either directly or as consultant in case you have a local contractor.

When we take up work directly and even when we act as consultants we give proper professional detailed Architectural and Structural Engineering drawings for each stage of construction to ensure that your house is not built as per convenience of an almost illiterate contractor simply to increase his profit while talking nicely with lots of smiles to you

In our projects each work is monitored properly to ensure the best possible and best engineering/Architectural standards.While we offer to give you good elements of traditional Kerala Architecture,we ensure that latest technology /trends are available to your only house.In short,goodness of tradition with excellence of modern technology

Query-4

Dear Sir, I have gone through your blog and it is very informative. 

Please clarify my doubt on construction of Hostel. I have a 3 cent plot near to techno park and would like to construct one Executive Hostel for bachelors. My doubt is,whether it is possible to construct a 3 storey hostel in 3 cents of land? 

How may rooms can be constructed legally, in a 3 cents of land?

Do we require any special approvals for constructing lodges/ hostels?

Thanks in advance for your help,

Vinod

My reply

Cents do not give any idea on frontage available close to road.Cents of land indicates only area of land.Specific side measurements are required to know how much can be built.Positions of roads nearby is also important.A local Architect/Engineer will be able to guide you on this after a site visit.You can also check with concerned local authority office with specific details of the plot like Survey No and location