Monday, March 28, 2011

Queries and reply-28,March,11

CHAIR USED BY KARANAVAR OF HOUSE

QUOTE

Hi Thomas, 
Went thru your knol... http://knol.google.com/k/kerala-architecture#
Very interesting. I wanted to know one thing..
 
Poomukham
It is where you enter the house climbing up steps in the front. Traditionally it has a slope tiled roof with pillars supporting roof. Sides are open. In the earlier days, the Head of the family called Karanavar used to sit here in a reclining chair with thuppal kolambi (Spittoon) by the side of chair. This chair will have long rails on either side where the Karanavar will keep his legs raised for comfortable rest
Can you please tell me if there is a name for this chair – any specific name and where can you buy it from. IF an online purchase is possible. Will be a great favour. Thanks a ton.
 
Regards,
Snimarjyot Kochhar

My reply

This reclining chair is used in almost all Kerala houses by the elderly. It has long armrests which can also be used as leg rest.Probably you can make a chair like this  and may not be available for buying from a shop

MINIMUM CENTS FOR CONSTRUCTION OF HOUSE

QUOTE

Mr. Thomas,
Could you please tell me the minimum size of plot for getting sanction to construct a new house (in cents)?
Thanks in advance!

Abhilash

My reply

There is no such minimum cents.You will get lot of concessions on building rules if your plot is less than 3 cents

COST FOR PLAN OF HOUSE DOWNLOADED FROM WEB

QUOTE

Dear Sir,

I have attached one Plan (downloaded form internet) almost what will be the cost of the house.

Walls : Laterites bricks

Floor :Red Oxide

Place of building is Kasargod.

Windows : Cement Frames etc.

Roofing RCC

I mean low cost.

Can you give your valuable advice and app cost.
--

Regards
Sean Mathew

My Reply

I do not know any method by which some one can tell cost of house just by seeing a plan downloaded from web

First of all plan downloaded plan may not suit your plot dimensions and Vasthu factors also

We can take Engineering Estimate using the plan and give approximate cost indication.But charges will be applicable for preparation of Engineering Estimate

HOUSE ABOVE 3000 sft PLINTH AREA

QUOTE

Sir,
I am vineeth planning to build a home of about 3400 sq.ft including 4
bed rooms with bath attached,2 living rooms,dining room,kitchen work
area,store...my estimated budget is 48 lakhs...is it sufficient for
this home..how i can reduce the cost..and one problem is my friend
told me that..if we build a home of more than 3000 sq.ft then there is
chance for income tax problems civil case...what all precautions i
want to take for avoiding this...

vineeth

My reply

There will be no income tax problem if you build house above 3000 sft.Naturally you will have to keep your accounts proper for income tax verification if any.

For building your house you will have to go step by step with professional guidance and assistance from beginning to end

HOUSE CONSTRUCTION WITHOUT COMPYING WITH BUILDING RULES

QUOTE

My house construction has been finished 12 months ago but I haven't got the house number yet as the work is not comply with KMBR. The contractor did not put enough space in the front and side yards. On one side it is only 70 cm and the neighbour complained to the authority; so the building needs some structural remodeling. Can this be possible at all please.
This house is 2000 sq.ft. 3 bed rooms. 2 floors.

It would be really helpful if you could advice me please.

Many thanks,
S. George
Manchester

My Reply

If you violate building rules,you may have to demolish that portion of building which violates rules at your cost.

When building your house why not go for professional services instead of depending upon non professional contractors whose only motive is making money.They will misguide you throughout construction taking advantage of your ignorance.They will promise low rates initially to get work and will compromise on critical work by saving both material and labour to increase profit.Finally you will be forced to spend more to get a house with all sorts of problems which you will be able to understand only after construction is over.Then it will be too late to do anything  to correct or modify

Sunday, March 20, 2011

Visit to St.Alphonsa Tomb at Bharananganam

On my way to a site,I was passing very close to Bharananganam where mortal remains of First saint of India,St.Alphonsa are kept for veneration.

I am giving pictures below.The church looks very well designed with possibly Portuguese architecture mixed with traditional Kerala architectural features.But the tomb,museum and related newly added  buildings are not properly designed for such a pilgrimage place where lakhs of pilgrims are expected to come.

Overall the buildings,arrangements are not designed well enough to kindle divine feelings in the visitor.Very near to the tomb of the saint a large box for collecting donations is kept.I some how felt this as commercialization of the  whole divine place.More than making people religious minded our pilgrim places are being degraded with commercial interest overtaking spiritual interests.

DSC00654DSC00655DSC00656DSC00658DSC00660DSC00661DSC00662DSC00663DSC00665DSC00667DSC00668DSC00669DSC00672DSC00674DSC00675DSC00676DSC00677DSC00678DSC00680DSC00681DSC00682DSC00683DSC00684DSC00687

Monday, March 14, 2011

Queries and replies-House remodeling,construction

REMODELLING OF EXISTING HOUSE

QUOTE

Dear Thomas, I went through your blog and found you are providing advice for the above mentioned subject. I am from Chengannur, exactly Perissery, I want to renew my existing house. My plan is to convert the existing kitchen to modular one, to make a sitting out, to remove the 15 yr old mosaic flooring and to put tiles and other small associated jobs.
 
My main issue is I am not aware of any good contractors who can do this job perfectly and that should worth the money I spend. At present my father and mother are staying in the same house. I hope you can understand my needs, kindly give me advice and reference if available regarding a dependable contractor.
 
Thank you for your valuable time and waiting for the reply.
 
Thanks and regards,
Viju M Varghese.

My reply

All the work indicated by you can be done by us directly  with our expert workers.Best quality material for the work can be arranged from Cochin
If you require an approximate Estimate and my suggestions on the work to be done I can give it after site visit.

SLOPE SUNSHADE OR FLAT SUNSHADE

QUOTE

Dear Sir,

How are you? I got your ID from Facebook.

I am from Koottanad near Pattambi working at Qatar.
My house construction is under progress at native (a small one)
Give me suggestion regarding side concreting after Lintel, whether slop or straight is better. My Engineer given two designs for the roof side concreting. I am sending you the same.

hope you will give valuable suggestion

Santhosh MB
Qatar

My reply

Slope sunshade will give better look to the house.But it should be placed at 255 cm height from ground level of building
If you need i can visit site and give necessary guidance.

FARM HOUSE AT VISHAKHA PATINAM

QUOTE
Hello,

I am planning  to build precast farm house  ( 2 bed room )  in Visakhapatnam please  advise how u can  help me in this issue

Jetti

My reply

For your Vishakhapatnam property we can provide complete design details.For construction you have to engage local contractor.

NEW HOUSE AT KALLOORKAD

QUOTE

Dear Thomas,

My name is Jose Rathappillil, residing in Florida, US. I am thinking of building a home in my ancestral property, which is located at Kalloorkad, Kerala. The kind of house I have in mind is a two storied, traditional with modern amenities, with 8-10 bed rooms & about 5-6000 sft. This house will be situated at the north - eastern corner of a 5 acre property. The home site will have about .75 acres & facing north. This site has road frontage on its northern & eastern sides.

I will be visiting Kerala in early May & would like to meet you & discuss about this project. If you are interested please let me know. I am also attaching a picture of a house which I have found in the news paper.  
Thank you very much.

Sincerely,

Jose Rathappillil

My reply

A house suited to your requirements,plot,vasthu factors environment around your land will have to be specifically designed.In fact there are much better elevations done by us as can be seen from Facebook pictures loaded
Before starting design of the house I would prefer to visit the plot
 
First step in construction of house  is preparation of Basic Plan of the house
Site visit  before preparing plan will be better though plan can be prepared if you can give complete measurements of all four sides of plot, directions of each side and positions of roads near plot.

CHECKING UP PLAN PREPARED

QUOTE

Dear Thomas,
Please see the attached drawing and the plot details.
 
I want to keep the house under 3000Sqft , so there is no car porch ,
The porch is planned to be built later beside the house.
Also, I had wanted all rooms to have good sunlight and air flow.
 
Do you think, the plan is a good one or require changes ?
 
Thanks,
Aji Kumar
Dubai

My reply

Plan require not simply few changes but total revision
Even though drawing quality is good professional design and Vasthu compliance are missing.For a three bed room house,you do not require 3000 sft.By properly redesigning the plan,you can get better design with lesser cost of construction

Construction-Queries and reply

QUOTE

My name is David . I have two land in Kalamassery . I had been googling to find out details on prices of construction etc. . I came across your blog . So Had couple of questions if you had time .

1 . land one 8.9 cents next to Beeba villas new NAD ( each of the villas are around 75 lakhs and very NRI focused ) I was thinking of splitting that land into two and build two houses there to sell it . What would be the cost of constructing a 1600 sq. ft. there so that I can make a profit on sale .

2 . I have a land next to KINFRA about 28 cents . I was thinking what would be the cost of building a go down there .

Thanks anyways for your time and help . Definitely would keep you in mind if something materialize as my architect .
David J Sam

My Reply

1.If you construct a villa and sell in the present market conditions you can get as much as 100% profit if design and construction is done by a professional organisation like us.So you simply do not have to worry about loosing your money.If required we ourselves can sell the developed property
2.It will be better to put up an apartment building near KINFRA as due to GST introduction latest by 2012 April,godowns will have no demand

DOCUMENT SHOWING LAND AS PADDY FIELD

QUOTE

Dear Mr. Thomas
Further to our conversation today, please would it be possible to advise the
place at which information can be obtained to find the land that will be bought
is suitable for residential purpose (not agricultural). Is there any relaxation
for plots in cochin corporation. Would it be possible to advise regarding
the basic documents that will show that land is a residential property. For eg -
If it was a agricultural property in the past and is changed to residential now,
which documents will state these changes?
A reply to this is highly appreciated.
Kind Regards
Binu  

My Reply

For purchase of land in Cochin just because deed shows original land as paddy field may not have much problem.Read details on buying land by clicking on this link
http://www.keralaarchitecture.com/Architectural_guidance.aspx
If the land was used for years together as normal land,you may be allowed to construct house.But you will have to check up with concerned local authority before finalising purchase of land.

HOUSE REMODELLING

QUOTE

Hi
I'm Rahul,from Mavelikara. I'm planning to modify my house, single storied.
The first option was to build another hall, bedroom and a bathroom on its top. But we are not sure
the foundation is good enough to hold the weight... How can i know that if we can do this ?
The second option was just like bringing an antic look to house...  by some wooden works and
tiles..
Please check the attached pictures and send me some good suggestions... the pictures are pretty old...
The other pic I have attached is head of padmanabha puram palace.. anyway... its just  for giving u an idea...
I want something like that to be in top, whether that space can be used as a hall ,,
Please tell me approximately how much it costs to implement this ...
Thanks
Rahul

My reply

House remodeling/re structuring will always be a difficult process and it may cost more money than that may be guessed or estimated.Unlike in the case of a new construction,cost cannot be estimated that easily
If you are very particular about remodeling the house at whatever may be the cost,I can give you a proposal after a site visit.

TO CONSTRUCT HOUSE AS SEEN IN MY BLOG

QUOTE

.Hi My name is Mohammed Rafi am from Thrissur i want to know about your this attach file house design i like to make this house but i want to see the plan. please give your estimate i will contact you  later.

My Reply

I can send you plan of the house  on receipt of plan charges.But that plan may not suit your land,budget,requirements and Vasthu related to your plot

FARM HOUSE NEAR TRICHUR

QUOTE

Hi,
My name is Ashwin and I work for Microsoft.
I have bought 10 cent land in Kerala, please update me if I can afford to build a house with following requirements within 25-30 lacs.
1)      I need a 3 stored building with no ground floor.
2)      Basement can be used for , small get together place, gardening, area to play for kids, area to run around for pets, ample parking for 2 cars. But I don’t know how we can do It shouldn’t be dark there – Anyway?
3)      In total around 4-5 bedroom. 1 or 2 at first floor and 3 at top floor. Good balcony.
4)      Large Living room with Kitchen and Dining attached, I don’t want Kitchen to get isolated at one corner.
5)      Over the period of time possibility to renovate.
6)      How long it can take to build one like this.
Regards,
Ashwin

My Reply

As I told you over phone it will be better for you to construct a two storey farm house
I can start design work for the house after a site visit

HOUSE DESIGN FOR NORWAY BASED NRI AT NAGERCOIL

QUOTE

Hello,
My name is Shabuna.I live in Norway.I have a plot in Nagercoil,Kanyakumari district.We have thought to construct a house in it .The plot is located in t junction.Though the t junction is not a very busy road.we r worried about.i saw in your website You are  good in vasthu can u check the plot.the plot has roads on the southern side and the eastern side.the t road is coming and hitting in between the eastern and the northern side.i have enclosed a copy of the plan,,can u send me a good house elevation .And suggest me good plans.
Shabuna

My Reply

Thank you for your mail and your interest in having our services
Plan sent by you is not the most appropriate plan for the house.Most important document for house construction is plan of the house.Only a qualified professional with rich experience can design most appropriate plan of the house.Elevation depends upon plan.To get a good Elevation,plan will have to be  designed in such a way to get good Elevation.Deficiencies in the plan cannot be understood by you till house construction is over.A professional like me can visualise deficiencies in the plan

BUYING READY BUILT VILLA OR CONSTRUCTING HOUSE-WHICH IS BETTER?

QUOTE

Dear Mr. Thomas,
I was impressed by the professionalism and thoroughness of your blog and wanted to briefly consult with you about building a house versus buying one already constructed. I have lived in the US now for over thirty years and would like to purchase or build a house in India to retire to in the next year or so. I am attracted to the Mysore area due to the mild climate and my family being originally from Bangalore. I can appreciate the advantage of having a house built to one's specifications, but am concerned about the time required for the permitting process and house construction, as well as the supervision of the construction from here. If it is not too much of an imposition, I would appreciate your advice on this matter.

Sincerely
C. Ravi

My Reply

Designing and building a house in your land will be a better option due to following reasons
1.You can have design of the house to meet your desires ,budget and interests
2.You can have better quality control
3.You can have flexibilities and choices in finishing works
4.There will be a remarkable difference in cost as ready built houses are built with  very little quality standards and at very high profit margins even at cost of quality
If you can get a builder to construct at your place we can give complete design,project monitoring etc..
We can also consider deputing our workers for the job if the size of the building is attractive for us to take up the work.You can also have local arrangement for structure work and finishing work by us
Simultaneously you can check up on any building projects coming up in Mysore which may meet your requirements to an extent if not fully.But you may have to pay more for a ready built house

CONSTRUCTION AT KOLLAM

QUOTE

Dear Mr. Thomas,
Myself, Lal, accidently come to your website. Can you please tell me about your office location and address in Kollam if available. Dou you construct home in Kollam district for 15 lakhs budget home?
Regards
Lal

My Reply

We do not have office at Kollam.In fact such an office is not required as our Cochin office can handle work at Kollam
We can do design of house and if you can get local contractor we can give complete details and monitoring of work.At present cost level you can probably construct a two bed room house with Rs.15 lakhs

Queries and replies-House design,construction ,remodeling

CONSTRUCTION STARTED,NEED GUIDANCE

QUOTE

Respected Sir,

I am NRI.Name Sebastian Fernandez settled in Oman with my family . In India I am settled in cochin and now I am building a new house in Thoppumpady.
Started the work on 16th Jan 2011 .Till now the foundation work has not finished we have only the labour works in contract , we buy the material.In this mail I am sending the house plan  its about 2500 sq.feet and the land is just 5.45 cents we saw in net all your work and we liked  one picture from  photo gallery-gothic style house,till now we have not confirmed the front elevation so we want your help to draw a good front elevation for our house and guidance, supervision ,interior design now my uncle Aloysius is supervising the work but he need some guide like u . 

So I kindly request you to sent me the reply in this mail id for this mail.regards

Sebastian Fernandez

My reply

I have to visit the site, and study the case in detail before commenting what can be done on design and Elevation of house.Professional guidance before commencement of construction of the house could have saved you money and  effects of wrong design and construction.

I can provide continuous design details and guidance at every stage of construction of house

NEW CONSTRUCTION OF HOUSE

QUOTE

Dear Thomas
 
We are planning to construct a house in Vallarpadam, its a 9-10 cents plot. We would like to build a low cost 2 storied house with 3 bedrooms. attached is a plan I found in another website. Could you please look into it and let me know your costs (per sq. feet) etc.??
 
Look forward to hearing from you.
 
Regards
Lucy

My reply

A professional cannot simply talk of square feet cost like a non professional contractor without any data.Study of site conditions,preparation of plan of the house and then preparing an Engineering estimate are all required before I can at least make a guess Estimate of cost of construction

SQUARE FFET COST

QUOTE

Dear Thomas,
 
I am Shemeena..i would like know about sq. ft. price for building an average kind of home.
Home structure in ma mind is a duplex home….at ground floor kitchen with work area, 1 bedroom with attached, visiting room, hall, common toilet and a laundry , sit out and car porch ….can I build it within a 1000sqft?
At first floor 2 bedrooms attached with small balcony ……..is that built in 500 sq. ft.?
  Can u tell me the budget around for building in this plan at lower cost(ma budget is 12lakhs)…and please advise me…..
My reply

Three bed room house with reasonable dimensions ,common facilities,car porch will be about 1700 sft plinth area.You cannot build such a house with Rs.12 lakhs.Get a professional design of the house.After that cost can be calculated.Building construction is not that simple for which cost can be simply guessed .

VASTHU

QUOTE

Hi Thomas,
 
I have got a chance to go through your blog in Kerala house construction web site. Your suggestions and opinion are very much helpful to me.
I have some doubts on the VASTU related aspects and space utilization.
 
Will you get time to answer few of my questions?

I am planning to construct a 2 storey house in 5 cents land. As the construction costs are too high, I want to utilize the maximum space and reduce unused waste areas.
 
1.       Planning for a 4 BHK house
2.       Ground floor has 2 attached bed rooms(1 master, 1 kid), A single open space for dining &  living area, kitchen and work area.
3.       First floor has 2 attached bed room, 1 common toilet, a small family living area, 1 study room, 1 balcony, 1 utility space for keeping washing machine and a common terrace
 
I have some queries regarding the VASTU compliance.
1.       Is there any specific dimension as per VASTU for bed rooms and toilet.
1.       I am planning to have 10x12 for master and upper 2 bed rooms. The kid room of size 8x9.
2.       To accommodate my above requirements, what are the best arrangement to effectively utilize the space so that we can have some compound area outside the house. I have scribbled a layout plan and attached along with this mail. Please bear my little knowledge in these areas.
3.       Is there any VASTU dosham if the main entry/exit door comes towards south? I have prepared the attached plan with entry from East but thinking of alternate plan as well where the Master Bed room comes on the SW side.
 
Please find attached the plot sketch for your reference. The plot faces towards south having a 4meter wide internal road.
Thanks and Regards,
Krishna Kumar GR

My reply

Plan of the house is the most important document for a house construction
As the person dreaming for the house you might have imagined about how the house should come and with knowledge of drafting it is possible for you to draw a plan.But that cannot be a substitute for plan that can be prepared by a qualified Architect with experience in designing and building hundreds of houses.
While preparing a plan the following factors among many more are taken into account.
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
 
I can prepare a plan for your house using your drawing as an expression of your requirements.
Basic Plan of the house will show positions and dimensions of rooms, other living spaces, doors and windows.
We will be preparing this Basic Plan in AutoCAD software and you will get a pdf copy by email .
Based on mutual discussions this plan prepared can be revised and reviewed and changes accepted by our experts can be incorporated in the plan.
Replies to your queries:
1.As per Vasthu you can have a rectangle as room and there is no specific dimensions.
2.There is nothing wrong in main door facing South if there is road in South side
3.Master Bed room should come at South West for better Vasthu effects
 

CLAY TILE FOR ROOF AND FLOOR

QUOTE

Dear sir
I’m  architect I have seen many houses in Kerala with terracotta tiles they are just beautiful. But I fail to no its technique to get its charm once laid . I visited your website and found the laying of terracotta tiles very interesting .I need your assistance right  from the selection - laying - grouting and finally polishing of terracotta the tiles .i’ll be grateful to u if you help me in this as ur from Kerala & your blog is inexplicable I’m asking for help
1)I stay in Mysore ,unlike Kerala don’t get more options on terracotta  tiles here .so I have on square & octagonal left in the only  factory that sells it .all tiles are hand made & now that dealer says the factory which supplied us has closed down :( sadly even he is selling vitrified tiles..
2)I would like to know how to apply it over a finished surfaced . my house is been constructed 30 years age already no floorings have been put . only cement oxide at present .
3)In some internet reference I read that the terracotta tiles should be dipped in water before laying on floor for 42 days is it true ?
4)The place where I stay outskirts of  Mysore, and my native  is very dusty due to sand mining. So does this effect terracotta tiles?
5)I want the grouts also same colour has the tile so how to achieve it ?Just like how Ar Laurie Baker house have them .Even in your blog i saw that the grouts are perfectly done with same colour .
6)What type of polish should I go linseed oil , or waxing with hand or polyurethane coat ?i kind of like rustic or matt finish ones not the glossy finish looks as the charm of terracotta tile fades in gloss .
Thanking you
Aysha

My reply

You can buy roof tiles from Kapindia,Trichur.They will supply you clay tiles and will arrange workers for the job
go to
www.kapindiatiles.com
Read my blog entries at
http://architectkerala.blogspot.com/2010/12/flooring-new-trends.htmlThere are detailed descriptions on laying of clay tiles in other blog entries
 

AFTER STRUCTURE WORK

QUOTE

HI,
HOPE YOU ARE FINE THIERE..I AM WRITING LETTER FOR YOU FROM THALASSERY..MY HOUSE STRUCTUE ALMOST COMPLETED..PENDING FURNITURE WORKS..I WOULD LIKE TO KNW THE DESIGN OF WONDOW GLASS FRAME AND DOORS...
IF YOU DONT MIND CAN YOU SENT THE COLLECTION OF WINDOW AND DOOR PHOTOS..
THANKS AND REGARDS
RINAZ

My reply

After structure work also you need continuous guidance of a professional along with design drawings
I can provide design details required by you.But there will be charges

ARCHITECTURE STUDENT GUIDANCE

QUOTE

Sir,
I am an architecture student in the SRM university Chennai.I am taking part for a paper presentation competition.The topic is "A style of architecture that can be an immediate solution for todays context"....I thought about taking up vernacular Kerala style including vasthu sastra principles.May i have your suggestions and your guidance as in if the topic is a right choice

Parvathi.S.Kumar

My reply

Yes.I can assist you.Go through our website and nearly 30 blogs
Come back to me with your specific queries.You can even come to cochin for direct discussions with me

APPROXIMATE COST

QUOTE

Dear Thomas,
Myself, Ajith Anirudhan, a native of Thiruvalla, would like to know the approximate cost of building an economical house in a blend of traditional Kerala/modern architecture with 3 bedrooms(bath attached), 1 drawing room with dining hall extended, kitchen and a work area  in my 6.5 cents of land. The building can be double-storied. My requirements may sound vague, but please consider this as a request as I need to apply for a bank loan to construct my house and need to know an approximate loan amount to apply.

Regards,
Ajith

My Reply

House construction is not that simple as you think
If I simply say some figure,no bank is going to give you loan based on that
They will require documents as indicated in my blog entry on House loan.Link given below
 http://kerala-architects.blogspot.com/2010/05/house-loan.html

SQUARE FEET COST

QUOTE

Hello, Thomas,
 
I have taken your details site, would like to construct a home, plans and other things are already submitted for Cherthala Municipality approval.
Can you just give me an idea about how much is the square feet rate now.?  I would like to get the pricing for the following;
 
Total construction how much square feet? What all work will include
Only structural work how much square feet, and what all work will include in this.
 
Total area of the House is 3500 sq. ft.
 
Please reply
 
Boban

Right now we are completing a house of plinth area 3200 sft at Cherthala near railway station.I have designed and built directly more than 200 houses in different parts of Kerala and designed much more.
Term square feet cost has no technical base as each house will have different cost per sft when completed depending upon location,design,nature of work involved etc.House construction involves hundreds of different materials with continuous cost increase and several type of labour involved.Only professional designed and monitored house construction will have appropriate architectural and structural design.Contractor will use material  and labour to the minimum to get more profit after quoting "square feet cost"
Term square feet cost is simply a term used by non professional contractors to get the contract knowing very well that once work starts extras can always be obtained from the owner of the house and by the time house some how gets completed,both owner of the house and contractor will not even remember original" square feet cost" quoted by the contractor.
Click on this link to see details on house being built by us at Cherthala
http://www.kerala-houseconstruction-cherthala.blogspot.com/
 
Please send your plan for me to check and comment.We can give a detailed item wise Engineering Estimate made using professional engineering methods.This will be more correct compared to crude "square feet cost".You can get more details on costing for house construction  from my blog
 
http://www.architectkerala.blogspot.com/

QUOTE

Mr Thomas,
 
Still my questions are unanswered, I accept you are a professional in your line, as a client I have a minimum expectation that you will be able to provide a rough figure on the running charges per sqft which are prevail in the market, I thought you can give some base idea about that based on your experience in this field. Hence I mailed.

BOBAN

My reply

Recently for a project where I act as a consultant,my NRI client wanted a square feet  rate contractor  who has to follow strictly my drawings,structural  and architectural design,and continuous instructions.So called square feet cost of contractor will change in such a situation as in normal case without supervision by a reputed professional he can use half the steel required for concrete,lesser materials and labour.
A person like you who is fond of square feet cost is not bothered about such profit made by contractor at the expense of structural stability of building.(building will not fall down or crack immediately).Contractor who came said Rs.900/- for structure and plastering without wood.My client immediately said he will give work if rate is reduced to Rs.700/- Contractor immediately reduced it.
I called contractor  to a side and asked him-Why you are reducing?
His reply was this:This square feet rate is only a lie told at beginning of work to get work.Once the work starts I know how to get more from him.After the work starts,no body else will come to do the work if I leave the work.This same chap will pay any extras I demand saying one or another reason.Finally when work get completed,owner will forget about the original square feet rate
After foundation work itself he demanded several extras and owner told me:I will pay it.Let work continue
.If you want some one to tell you only what you like,then why you need a professional?

Preparing appropriate plan of the house is the most important cost reduction step in house construction and definitely not getting low square feet cost quotation from some irresponsible contractor
Just any plan drawn by any one will not be good enough.
You require the best qualified person with rich experience to prepare appropriate plan of the house.

If you go to a shop selling rice and ask for price of 1Kg rice,you will get a reply
If you ask the shop fellow what will be the cost of 1 Kg rice after 18 months he will look at you with a surprise look.
House building require hundreds of material with ever increasing price and various type of labour again with increasing cost.Then how can any one predict cost of house which you may complete after 18 months?
 
Without even sending me plan of the house you are going on asking me "square feet cost".Probably you want to cross check "rate" given by somebody.After getting a reply even if it is a lie you will be happy.

Golden rule in house construction is simply this:
Do not wait for entire money as may be estimated or guessed by any one to reach you.All estimates are going to be wrong.
Start with whatever money you have.Even if you can do foundation it is great.Tomorrow cost of foundation will be too high.
Always get professional guidance not only in preparing a plan of the house,but from beginning to end at every stage,every step.You will be able to understand defects in design and work only after work is completed.A professional can see it in advance.After work completion,no Engineer can correct improper work done

Sunday, March 6, 2011

Queries and reply

After Feb 22,I could not post earlier due to work load and a bit of laziness.But I have replied to almost every one directly.Here are the queries and replies

SEPTIC TANK

QUOTE

Dear Sir,
 
I am asking this query for my under construction New House,
 
Is it better  to install Custom Made (Cement Ring Type) Septic Tank or I should go for Ready Made Septic Tank (Fiber Type, Branded which are available in the market).
 
What is your opinion ?
 
I would appreciate if you could send me a reply by email.
 
Regards,
Shaji Rawother
Saudi Arabia

My Reply

Just digging and putting concrete rings do not make a septic tank.It can be called as a waste pit and it will not do the work of a septic tank.So you go for either fiber type or Ferro cement septic tanks.

REMODELLING EXISTING HOUSE

QUOTE

Hi
 
I have a 3 bedroom house in Keerthi nagar, deshabhimani road, Cochin in 7.5 cents which was re modified around 4 years back. However I am not happy with the result. Also there are some fresh requirements as below.
 
Scope of the work : I would like to add 1 more bedroom to the existing house, re- do the interiors  and build a attractive unique boutique outlet on the 1st floor with separate entrance.
 
please revert in case you are interested in taking up this Project at a cost effective rate.
 
More details can be provided thereafter

Thanks and regards
 
Jiju Mathew
Doha, Qatar

My reply

House to be remodeled will have to be visited by me first,take measurements,discuss with you on your needs and then I can give you suggestions and a plan of the remodeled house to start working on

NADUMUTTOM HOUSE

QUOTE

Hi Thomas,
I liked your house http://kerala-houseconstruction-sunny.blogspot.com/

I'm working in US and interested to construct similar house at
Kottayam. How much does it cost? Do you have the pictures of
Nadumuttom and surroundings. Please let me know.Regards
Jijo

My reply

Cost of a house depends on location,land conditions,design of the house,features of the house etc. .These and many factors contribute to cost and in Kerala conditions it goes up very fast.You have not even started on design of the house and even if you start construction activities now  house may get completed after about 18 months.By that time technology and trends in addition to input costs will change and hence a professional like me cannot give you a cost figure without any data.
I can design and build your house meeting your requirements and hopes
QUOTE

Hi

Thanks for the response.. I understand that the price vary during
construction. I would like to know how much is the approximate rate as
of today.. I can consider 20% variation on that cost due to inflation
or cost variation.

The reason is i don't want to take a loan to construct it. I don't want
to think unless i know I'm financially good to start constructing it.
So i would appreciate if you can tell me like to how much it required
to construct the property at
http://kerala-houseconstruction-sunny.blogspot.com/ with todays
price..

regards
Jijo

My reply

In the case of house construction you should never wait for construction till you are ready with entire funds.Both land purchase and house construction should be attempted at the earliest possible.Taking loan with interest rate of nearly 8% is better than wait and pay more than 100% in cost escalation.If you go on waiting for land purchase and house construction till you  have sufficient funds,you will never be able to purchase land or construct house.

CHANGE IN BUILDING RULES FOR PANCHAYATH AREA

QUOTE

Panchayat Permit not needed for residential house construction

http://www.townplanning.kerala.gov.in/Pages/pdf/go44_2011.htm

10. Permit not necessary for certain works.- Notwithstanding anything contained in
these rules no building permit shall be necessary for executing the following works which do
not otherwise violate any provisions regarding applicable general building requirements,
structural stability and fire safety requirements of the rules, namely:-


Buildings in Category –II Village Panchayats under Group A1-Residential
occupancy with total built-up area on all floors up to 300 sq.meters (including existing and
proposed within the plot) and number of story's limited to two and all single family
residential buildings.

Buildings in Category –II Village Panchayats under Group A2 and F
occupancies, poultry farms, livestock farms, traditional coir works, handloom units, cashew
processing units, lime kilns, carpentry and smithy units; all of which with total built-up area
on all floors up to 150 sq.meters (including existing and proposed within the plot) and
number of story's limited to two, except those for religious purpose and /or worship.

CONCRETE MIX RATIO AND STEEL REINFORCEMENT

QUOTE

Dear Sir,

I am planning to build a house and I am making an initial estimation
for budgeting in order to make a budgeting idea.

For this, could you advise me on the following ?

1. Concrete Mix Ratio (cement:sand:metal:water) for lintel, sunshade
and first floor slab (I am planning a two-storey villa)
2.Reinforced steel bar dia and approx. qty (in Kg) of steel bar for
one M3 of lintel
3.Reinforced steel bar dia and approx. qty (in Kg) of steel bar for
one M3 of beam (9x12")

Your early reply will be highly appreciated

Haris
Abu Dhabi

My reply

For house construction you need services of an Architect and Structural consultant not only at the beginning to prepare plan of the house.You need continuous drawings,design details ,instructions of professional experts till completion of the house.Without professional involvement and guidance,contractor will do construction in a manner which will give him maximum profit.He will be bothered only about  structure remaining in good condition till he leave the construction site(In some cases that also do not happen)He will misguide you on quality and Engineering standards for his benefit.

Concrete mix ratios and steel reinforcement details can be given only after studying your case details properly.Just like a contractor I cannot give vague ,incorrect answers.

RUNNING IN TO PROBLEMS AFTER STARTING CONSTRUCTION

QUOTE

Respected Sir,


I am NRI.Name Sebastian Fernandez settled in Oman with my family . In India I am settled in cochin and now I am building a new house in Thoppumpady.
Started the work on 16th Jan 2011 .Till now the foundation work has not finished we have only the labour works in contract , we buy the material.In this mail I am sending the house plan  its about 2500 sq.feet and the land is just 5.45 cents we saw in net all your work and we liked  one picture from  photo gallery-gothic style house,till now we have not confirmed the front elevation so we want your help to draw a good front elevation for our house and guidance, supervision ,interior design now my uncle Aloysius is supervising the work but he need some guide like u . 


So I kindly request you to sent me the reply in this mail id for this mail.

regards

Sebastian Fernandez

My reply

House Construction require professional guidance right from beginning to end.Only after visiting site I can comment on your construction so far done.You cannot have any type of Elevation for any house.Elevation is dependent on plan of the house.If you need impressive Elevation,plan will have to be prepared with that intension by the Architect.

PLAN TAKEN FROM A WEBSITE
QUOTE

Dear Thomas
 
We are planning to construct a house in Vallarpadam, its a 9-10 cents plot. We would like to build a low cost 2 storied house with 3 bedrooms. attached is a plan I found in another website. Could you please look into it and let me know your costs (per sq. feet) etc.??
 
Look forward to hearing from you.
 
Regards
Lucy

MY reply

Plan taken from any website may not suit your plot,requirements,Kerala Building rules and Vasthu.To avoid paying an Architect for the plan,if you simply take plan from a website it will make you loose more money.You have to take professional guidance from beginning to end.Your Architect can plan your house in a manner to save your money.