Can any Architect/Engineer prepare Plan for your house?

Quite often, I hear from my clients that he got plan of his house prepared by an Engineer/Architect as if it is the best he can get to invest in his house to be constructed with almost major portion of his earnings of life

Very few people understand the fact that plan of the house is the most important, most critical part of designing and building a house. Almost all think that for a particular plot for needs expressed by him for the house, plan that can be made by any Engineer/Architect will be the same. This assumption about plan of house is wrong.

There are two factors in design of a plan of house. One is skill to draw a plan possibly in Auto CAD.A technically trained person in the field of Architectural design will have that skill. Any one coming out of a technical institute/Engineering college with subject of study, Civil Engineering or Architecture does not automatically become a good designer of house. Ability to draw an Auto CAD drawing do not mean that the person has acquired enough expertise in designing a house for you to save your money in construction and to provide you better facilities with proper utilisation of space and money.

Design of house requires a lot of common sense. This common sense is what makes a good designer. House design is always a great effort in accommodating needs of client, budget constraints, space constraints, building rules, Vasthu considerations and limitations of plot. Only an experienced expert with lots of exposure to house design and construction can design plan of your house to get you better facilities at lesser cost

Most important limitation for you as a customer is that unlike a good designer, you cannot visualise well implications of those lines drawn in a plan. Most of the people realize flaws and deficiencies in the plan only when building completes structure work. Then it will be too late to do anything to correct defects and insufficient space utilisation or even wastage of space. Several clients have called me to check their building after completion of structure work to suggest ways to correct mistakes in design. But at that stage not much can be done

I have directly designed and constructed more than 200 houses in different parts of Kerala and even outside state. I have designed many more buildings of different purpose. Each of these works taught me a lot on building design and construction which no Engineering college can teach. When I design plan of your house, these rich inputs of experience work for you to give you a plan of house which can not only save your money but also provide you better space utilisation of every built up space with better facilities at lesser cost

Now, tell me, why should you waste your money getting a plan from any one? Go for experienced expertise.

Quite a lot of people think that anyone can make a good plan of house but not good Elevation for the house. Drawing a good looking Elevation is not that difficult for a technically trained person. But you can finalise an Elevation only after checking capabilities of the contractor who will actually work at site. There is no point in drawing an impressive looking Elevation if your contractor cannot do it at site. For the same plan of house you can have different Elevation. But if the plan of house is not designed in a manner to get good Elevation; you may not get a good Elevation. So, even a good Elevation of the house starts with a good plan of the house. Just any plan cannot get an impressive looking Elevation

I can also check on plan made by any one on following aspects:

1. Architectural

2. Structural Engineering

3. Vasthu aspects

4. Kerala Building Rules

5. Optimum use of built up space

6. Cost reduction

Write to me to

vhthomas@viruvelil.com

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

Kerala House Construction:Free Consultation,11,August,2015

Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to

vhthomas@viruvelil.com

and not by posting in blogs as your reply will be delayed quite long

Is business bad?

Few mails I get suggest that as I am giving free consultation, I should give design drawings and detailed reports also free. Is it possible for anyone to run a business free of charges? Why someone who has enough funds to build a house look for free services? Problem is not in some one asking for charges for services given. Problem is when someone collects charges from you and not giving services up to professional standards.

Even today with almost 100% literacy in Kerala most of those who build houses in Kerala look for a nonprofessional contractor to build his house. What is the advantage? He will offer lowest so called “square feet cost” even though there is no such “square feet cost” of construction applicable anywhere irrespective of location, design, different material and labour inputs. A nonprofessional contractor use this meaningless “square feet cost” to attract you and not even one such contractor has completed a house in all respects in original promised “square feet rate”

Then why you avoid professional design, professional drawings during construction? You want to avoid payment to a professional? Involvement of an experienced professional will reduce cost of construction, avoid wastage of money during construction, will get you better design at lesser cost and above all you will get a house which will have structural stability

Then for saving your money, you should not simply leave your house construction to a nonprofessional contractor however good he smiles and however good he talks nicely with you. Behind that smile, he has only one intention: to get maximum money out of you by giving the least

Building Construction

Query-1

I wish to construct a home about 950 sft and heard about clay cement mixing construction of wall and roof. I wish to know whether this will be stronger if so to whom should I contact to build.

Nandu

My reply

For cost reduction, most important part is to get a cost effective design of house from an experienced building professional

Simply by using a particular material for construction will not give much impact on cost

After considering every aspect, choice of materials will have to be left to your Architect for decision and do not try to be Architect of your house if you want better design and lower cost

If interested in our services, get back to me

vhthomas@viruvelil.com

Query-2

I read your posts and If time permits kindly answer me.

I would like to go for a clay tiled truss roof over flat concrete roof for my G+1 floor house, to get the look of sloping roof for the house.

Could you please broadly advise the best way to achieve this?

John Mathew

My reply

It will be better to do slope roof concreting and then lay clay tiles over it. But slope roof concreting requires expertise by workmen involved. In some parts, you may not get good concrete workers. In such cases you can go for flat roof and fabricated slope roof above it

Query-3

I would like to have some doubts cleared about ferocement septic tanks. How much is the durability and life as compared to ordinary old type tanks?
Is your firm supplying the same at the site on order?.
Kindly let me know the approximate cost of the tank

My reply

We are not manufacturers of ferocement septic tanks

Traditional brick and plaster septic tank will cost you more and it will start leaking within a few years with tree roots breaking its walls

Ferocement is a form of concrete and it will last long years if properly manufactured with quality

You can also use plastic based septic tanks manufactured in Trichur

Do not use traditional brick and plaster septic tanks

Query-4

I need someone who is trustful,
loyal and helpful to handle my house construction as I am away from India
Do you have anyone in Changanacherry?

I would like inform you something about my difficulty. I do not have
someone to supervise from my side .Since we reside outside. I need some
to give   report on daily basis so that there is transparency between
us.

George

My reply

We have designed and built many houses for NRIs in different parts of Kerala and even outside without any one from client side to supervise or manage the work. So it is not impossible for us to take up work for you. We have done house in different parts of Kerala and outside also

House construction is not that simple to give cost indication just by reading your mail. We need data to do any kind of estimate. Only after finalisation of plan we can even give a guess estimate

If we take up construction, you can watch progress of work by looking at pictures in a blog which will be created for your site

You can be assured of professional design, guidance and care from beginning to finish of house construction saving you money and getting better value for your money

You get a house you can be proud of forever Write to my email id

Query-5

I have a piece of land measuring 23 x 71 totaling 1860 yards at Warangal in Telangana State.  Will you please take-up construction of a farm house in it?
My reply

We are based at Cochin,Kerala and hence it will not be practically possible for us to build at Telengana

What best can be done is to design the building

Are you interested?

You can write me to

vhthomas@viruvelil.com

Query-6

I would like to build a house and I had gone through your websites. I need to build a low budget house with your assistance. Can u help me? And how can I get your service?

My reply

I can offer professional services for design and construction of house. Our professional capabilities and years of experience in designing and building hundreds of houses will give you better design, better facilities for your house at lesser cost. You will be saving much more than our professional charges in house construction cost and you will get a house you can be proud of with structural stability and professional quality of work. Write to me for more details

vhthomas@viruvelil.com

Query-7

I need your advice on the foundation of my house. Two months back I have bought a 4 cent plot at Elamakkara, Ernakulam and planning to begin the construction. After checking the land my engineer suggested to go with a "Raft" foundation method (with just 30cm deep). And he doesn't want to take a deep excavation since as deep as we go soil get loose. I have read an article on your blog that you have constructed few houses at Elamakkara and you did piling for foundation. I know that this may vary according to the land type but still I would like to get your opinion on Raft foundation on slippery soil.

My reply

I wonder why you have not bothered to contact us for design and construction of your house

Foundation is not decided by simple guess of a so called Engineer

In Elamakkara,i have directly built three houses and acted as designer for few more houses

In most of Elamakkara area, land is completely filled with no trace of sand even if you go deep

Have you conducted a soil test?

Have you got soil test data checked by a structural consultant who is some one with post graduate qualification in structural engineering and preferably with years of experience in designing buildings in Cochin area?

If so have you got a foundation design from him?

Without checking up your house design, soil test data I cannot comment on foundation design

Building Rules

Query-1

Please note that I am having  2 nos. of commercial plots, one in Cherthala Municipality, 6 cents of area & facing NH47 and the  other one  5 cents of land in the  Pattanakkad village facing NH 47, and these plots  I have purchased while I am working in the gulf. Sir, please note that the Government if planning for widening NH 47 so they will acquire 7.5 meters of land from the nearby plots. Sir, please note that presently my financial position is not good, but nobody is interested to buy these plots. Sir, can I get temporary building permission from the local bodies to construct temporary shops in these plot? What is the way to proceed in this matter?

Your advice will be greatly useful for me.

Nandakumar

My reply

Kerala Building rules do not consider "temporary Building permit" as you have indicated

Government in future may find funds and road widening and infrastructure development will be first priority of any govt. which is keen on governing the country. So you will have to wait till govt. acquire portion of your land for road widening

Query-2

Anonymous has left a new comment on your post "Building Permit":
Is it required to submit completion report after attaining permit for construction, and construction has completed? What are the documents required for this? Is there any charge for this? 

My reply

After completion of construction both house owner and Architect/Licensee will have to issue completion certificate duly signed in prescribed for mat along with completed building drawings as per rules

Local authority will check completion documents for compliance with building rules and will assess building tax for the building. If the fees paid to local authority during application for building permit are not sufficient as per building area constructed, you will have to pay additional fees

Remodeling/Renovation/Extension of existing building

Query-1

I have one building 1300 sq feet old building (single floor) I want to add 2 bedroom on first floor .I have existing plan .can u help for this   staircase is on outside I want to  make inside can I send plan sir
Girish

My reply

Without visiting site and studying present condition of the building, I cannot comment on it

Query-2

We are planning to renovate our house, which we bought around 9 years ago.  It is almost 100 years old house, 2 to 3 portions added to the main building at different time periods.

Where is your office located? If I send the photographs and measurements by mail, can you provide suggestions/ advice?

My reply

Unless you have sentimental values attached to the 100 year old house, do not try to remodel, extend to the house. Generally people think remodeling/extension of existing house is cheaper. Reality is quite opposite. Trouble with renovation/extinction work is that it is practically difficult to estimate cost involved as new problems will come out as you start breaking old building which has passed its reasonable life

Another important factor is that technology in building construction changes too fast to merge old building with old technology with present technology. Hence in my opinion unless a qualified experienced expert recommends remodeling/extension do not attempt to do it.

In this case, I can comment on feasibly of renovation only after a site visit. Looking at photographs nothing can be even guessed

House Design

Query-1

I have a doubt regarding the room size of living and dinning

Please check is that ok below mentioned sizes

1. Living

8x13

One side entrance door and 2 window

Other side courtyard with passage to dining

2. Dining

8x8

One side courtyard with passage to living

Other side 2 windows to back side

3. Between living and dining have a courtyard

5x5

Please advice

Is it ok or not

Also consider have space limitations that's why I choose like this

Waiting for your valuable response

My reply

House design is not that simple for you to do it alone

You need involvement of a professional building designer if you do not want to waste your money and look for a better house at lower cost

While designing house, space is not divided from one end to another. Normally Auto CAD software is used to draw the plan. Even when you do it manually scaling of space required. Arrangement of living spaces is done considering many aspects which only an experienced professional can do. Just because your money is spent do not mean you should waste it to satisfy your ego

Query-2

I have a plot in heart of Coimbatore city and in search of an Architect and builder to build a house for my parents. I have gone through your website and article published in leading dailies, got impressed with your work.

Now would like to know about the assignment outside Kerala... if you are interested then i will be We can have a chat and see how it can be taken forward.

Sreekumar

My reply

We have designed and built a house at Kotagiri close to Ootty some time back

So it is not impossible to do a house for you at Coimbatore

Even in cases where it is not possible for us to take up construction directly we can act as designers and consultants with occasional site visits during progress of work thereby ensuring quality construction with best possible design

Query-3

I am writing this letter in favor of my friend who would like to construct a shopping mall in Palakkad.
He has got 1 acre of land near highway and would like to start construction since he is not in the country he need to know the formalities for the construction and permits.

He also would like to you to suggest ideas for the construction and also getting potential investors.

Sreejith

My reply

I can guide you on design of mall

I cannot market your product. But can guide you on that also

Query-4

Myself Bosco I have been reader of your blog for quite some time now since I just started planning to build my house. I have taken many of the inputs and suggestions from your blog. Many thanks to you.

I have roughly worked on a plan which has gone through the requirements from me and wife. The plan suits our requirements almost. But as we don't have any prior experience in planning not sure whether the plan would be right as its for Vasthu and all other recommended aspects on house plan drawing. So could you please have a look at my planning design and suggest your comments.

My reply

Basic Plan is the most important part of design and construction of house

If you have technical skills to draw a plan do not mean that plan of house is the best possible

Experience and expertise matters a lot and it is better not to waste your money with such a plan

If you just need my comments on plan you can get it by paying a nominal fee .But it will be better to get it designed using your plan features as inputs indicating your needs for house.

Design of house by an expert can save you lakhs of money and get you better house by design

Query-5

I am a regular follower of your blogs and really helpful also. As per your view I thought of approaching an architect for my house construction.  His expense he demanded is 5% of total cost. I am planning a 2000sft house which will make his fees 2lakhs. That much expense is reasonable? I am confused to make a decision. Since I am new into this field please advise me

Ajay

My reply

Charges for professional services in any field are fixed by the professional concerned depending upon his qualifications, capabilities and reputation. There are no standard rates or charges

I do not understand why you avoided contacting us for the job. We do not charge that much and our rates are only to the extent of work assigned to us and not a lump sum amount

Query-6

I have been following your website for some time and reading you advice's.

I have some land in Trivandrum in which i am planning to build a house of little less than 3000 sq-ft. 

Do you have an office in Trivandrum or can you suggest some one reliable to design and construct it in Trivandrum. I only have few ideas and no plans drawn as of now.

Dr.Manu

My reply

Why do you need someone from Trivandrum only for design of your house? A house is going to be your major investment in life Why not it be designed and built by the best professionals you can get? Unlike general belief, involvement of an experienced professional will reduce your construction cost and will get you better house with better facilities. In Kerala, you get the best professionals in any field at Cochin. None of these reputed professionals keep offices in different locations. They operate from a single office and cater to clients anywhere

Checking your plan

Query-1

Please share your opinion on the attached floor plan (east facing)

Sukanya

My reply

I can check on your plan prepared by any one on following aspects

1. Vasthu compliance

2. Architectural aspects

3. Structural Engineering aspects

4. Avoiding wastage of space and better light and ventilation for living spaces

5. Cost reduction

Detailed report on your plan with these details can be mailed to you for a nominal fee

Vasthu compliance

Query-1

I am planning to construct a house in Kochi. Do I have to get the room size and overall house dimensions corrected as per Vasthu or isit ok as per the dimensions provided by Architect?

Rahul

My reply

Vasthu do not mean restricting room dimensions to a particular perimeter which was essential in olden Kerala buildings due to wooden rafters (manufactured earlier )used for roof for laying of clay tiles

Vasthu more importantly deal with positions of each type of living space to specific positions depending upon use of that living space in the house

Flooring

Query-1

My home is an old Kerala style Nair tharavadu with Kaavi flooring. I have a plan to renovate my Kaavi flooring. Could you please suggest me on a good and cheap tile option? I am from a typical middle class family and can't afford too much on flooring.I prefer not to abandon old Kaavi flooring, will be great if I could get a product which can be used over this. Awaiting for your valuable advice

Abin

My reply

Using tile adhesives you can fix any tile of not more than 7mm thickness (usual tile thickness) over your existing floor

Imported vitrified like clay tiles are available which may cost about Rs.70 per sft

Construction cost

Query-1

I am planning to build one 2 bhk single floor house in Kottayam district my budget is 25 lakh. Could you please advice is this is sufficient for a normal house. Or if needed how much extra I have to arrange?

George

Query-2

Prince has left a new comment on your post "Kerala House construction:Free consultation,1,July...":
Hello sir, my name is Dominic. I am planning to build a new house in Cochin around 1500 square feet a contemporary house. Please advise me that how much will come for square feet and total cost 

Query-3

Anonymous has left a new comment on your post "Kerala House Construction :Free Consultation,28/4/...":
I am planning to construct a house with 1200 sft. Please advise me a suitable economic plan

My reply

House construction is not something which you will have to start venturing in to only after collecting money as told by any one you meet. There is no thumb rule to predict construction cost just by using information that you want to construct so many bed room house

Cost of construction goes up every day as hundreds of inputs which go in to construction as material and labour keep going up in cost and some materials and type of labour turn out to be not even available

Once you decide to construct your house, do not waste time on thinking about it. Get an experienced building professional to guide you from beginning to end as lots of wastage of money happens during construction due to ignorance on Architecture and Engineering. An expert can get you better facilities at lesser cost; avoid lots of unwanted space and money wastage

Even if you can build only foundation of house with funds available with you, do it now as tomorrow it may cost double or more

One query above has even plinth area of house pre-determined. It seems people think of constructing house like buying few Kg of material from market. You fix expected sft area and buy that much housed from market. House construction is not something to be treated so simple. At least think about how costly to you is those lakhs of money. To save your money, take professional guidance

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

Kerala House construction:Free consultation,1,July,2016

Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to

vhthomas@viruvelil.com

and not by posting in blogs as your reply will be delayed quite long

Building Construction

Query-1

I constructed a structure of home with ground floor 1291 sft excluding car porch and ground floor with 802 sft area 1st floor was initially was 728.car porch and added 94 sft more in the 1st  floor. Car porch up to sunshade only concrete roof and above that trussed roof with clay tile. Trussed roof is doing by another contractor. Whether I have to pay for car porch as the same rate of house structure per sft (the house contractor had not concreted the roof done only up to sunshade)                

Anish                                                                                               

My reply

So called "square feet rate" of construction has no scientific basis or any rational credibility as house construction cost do not depend on square feet area only. At best it is only one of the factors contributing to cost. With the same square feet plinth area any one can build houses or buildings costing different depending upon design, engineering, materials and quality of construction

Most of the people including you think that there is a specific square feet cost applicable for any type of construction anywhere. It is wrong

As people like you will give construction contract only if a particular square feet cost is quoted, nonprofessional contractor to get work sometimes quote a lower cost and then try hard to get profit by compromising on engineering and quality of construction. I will not blame him as you forced him to quote a lowest "square feet cost" to give contract

To extract more money from customers almost all contractors also cheat on plinth area of construction. Your contractor has only done that

If you want correct square feet area of your building, we can visit your site take measurements, prepare plan of building using Computer aided design (Auto CAD) which will give correct square feet area

Are you interested?

Query-2

I am Nair from Delhi. I am settled here for last 35 years or so. Now that I will be retiring within a year or so, thought of having another house in my place. I belong to Muvattupuzha. While searching the nuances involved in house building, I came across with your answers to the queries of general public.

You are perfectly right when you said people ask square feet rate for construction. It is a very common understanding of people to calculate the cost.  May be the person thinking of constructing on a turnkey basis.  Just give a plan, calculate the cost as per sft, enter into an agreement, start construction, that's it.

If I say I am thinking of a 4-Bedroom house, two each in GF and FF with other normal hall, attached toilet, kitchen etc. with a covered area of 1700 -1800 sft, I need some basis to calculate the approximate cost involved. For a just normal house with these ideas in a normal plot of land of 25 cents, I should know how much money is involved and how much I should arrange to complete the building.  To get a rough idea, people rely on sft cost. May be I am wrong. I would like to know the costing part of a house.  I would like to meet you also in person also soon.

My reply

Cost of construction cannot be estimated without site study, preparation of plan and Elevation.

Cost estimation is done using Engineering estimate method by calculating quantity of material and labour expected for each item of construction

Even this estimate can go wrong as cost of all inputs keep rising  every day and house construction normally take about an year or more depending upon size of building and time required for proper quality construction which cannot and should not be rushed through

In your case a four bed two floor house with moderate size rooms and living spaces may have a plinth area not less than 2500 sft and it may cost above Rs.50 lakhs (Simply guess basis. Do not ask me what all is included and not included. As the construction cost in Kerala keep rising every day, it is better to build your house yesterday and not tomorrow. Even if you do not have sufficient funds towards expected cost, do not postpone house construction as your dream house will remain dream forever if you do so. Taking housing loan is always better as you get long term for repayment and real value of your repayment will be financially negligible after so many years

Take professional guidance from beginning to end of construction. It will save your money and will get you better house at lower cost

Query-3

We wish to construct a small house (800 sf) in a 4.5cent plot at Palakkad. But a difference of opinion among family members cropped up stating that a G+1 house will be more convenient keeping the  total area as 800 sf itself. Your advice is solicited. If so, what should be the area of each floor?

Manu

My reply

Are you a professionally qualified person to design your house?

It is better to leave design and engineering parts of building your house to someone with right qualifications and experience

In a 4.5 cent plot, normally it should be possible to have a two bed house in single floor. Plinth area of the house will be known only after drawing the plan of house and not before

If you are interested in having our services in designing your house, please get back to me

Query-4

I am Reena residing in Trivandrum

We are planning to construct our dream home

The contractor agreed to do it for Rs 1600 per square feet which includes flooring and painting

Is this a reasonable rate?

If no please let me know the current trend

My reply

Kerala: How to plan building your house

What I have observed is that those who plan to construct a house in Kerala start making enquiries about “square feet cost of construction” to those whom they meet in their daily life. Based on feedback he receives he fix up square feet area of the house without compromising on his requirements. It seems he think his requirements of house can be met with square feet plinth area he fixed .Then he start looking for a contractor who offers lowest “square feet cost”

What about plan of the house? He will draw one as per his ideas and will show it to the contractor. “I want plan of my house like this” Contractor nods his head and give it to someone who can draw a plan and who will not charge much as house owner will not pay for the plan

What about Elevation? Contractor will tell owner of house that he will get him a good elevation. If he is not convinced with that promise, He will tell him to contact an Architect with the plan of the house. Common thinking is that Architect is only for giving a better Elevation for your plan of the house.

What happens to ‘square feet rate”? As building work progresses, owner will get hundreds of free suggestions and advises from relatives, friends and any one he come across in his daily life. Naturally he will ask the contractor for such changes and contractor with a smile will ask for extra charges. As the work progresses, he will learn and understand more about house construction and will start noticing defects in plan of house and everything which he has not noticed earlier. Finally he will be struggling with his funds to finish the work and contractor will go on demanding extras. When the construction finally completes, both owner and contractor might have forgotten original quoted “square feet rate”

Is this the way your major investment in life using major portion of your savings in life will have to be done?

Definitely, NO. Taking assistance of professionals with knowledge and experience is not going to cost more as contractors go on telling you to save their business and get them more profit. Professional assistance will get you better facilities in house at lesser cost.

To start with, discuss with your family members what they hope to have in their future house. Make up a wish list and meet a professional and discuss with him about your plan to build a house.Be frank with him about how much money you can mobilise with own sources and through bank finance.

You cannot draw plan of the house. It requires not only professional training but also wealth of experience in designing and building houses. In any case you will have to spend several lakhs in building your house. Why should you be reluctant to spend few thousands to get professional design for your house which will get you better facilities and can save you lakhs in construction cost?

A good Architectural plan, proper structural engineering for the building parts, right materials, construction work under close professional supervision all these are essential to save your money and to get you a better house. Do not leave everything to a nonprofessional contractor

Query-5

Rajeev Nair has left a new comment on your post "Free Consultation,19/7/12,second":
I am having a budget of 1300000 with me to build a house. Please let me know if it is possible to construct a house in a Nalukettu style, in 4 cents of land. 

My reply

In 4 cents land, you can at best construct a two bed room house with moderate size rooms provided your plot has a frontage of at least 10M.You cannot build a Nalukettu style house.Rs.13 lakhs is too low a budget to build that sort of a house unless you are willing to compromise on construction as per advice and close monitoring of an experienced building professional

Query-6

Anonymous has left a new comment on your post "Building Permit":
I have 65 cents in Trivandrum Corporation. Do I need permission from any authority and if so which one, to divide this into 8 plots. There are different opinions on the matter. 

My reply

You have to get sanction for sub division of plot from Regional Town planning authority and sub division to plots can be done only as per relevant rules

Query-7

Sunny Varghese has left a new comment on your post "Kerala: How to plan building your house":
Great article Mr. Thomas. Your blog describes the very clear and crucial information about building a new houses in Kerala. Thanks a lot 

My reply

Thank you

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

Kerala House Construction:Free Consultation,18/6/2015

Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to

vhthomas@viruvelil.com

and not by posting in blogs as your reply will be delayed quite long

Building Construction

Query-1

I have contacted an Engineer. He advised me to dig well upto the level of mother soil/ the layer which has sand and then fill the same with white sand. He also advised that under no circumstances the digging of wells can be terminated at a layer which contains filled up soil/ fly ash. He told that this process is called ‘Well Foundation' (with white sand filling) and it will increase the bearing capacity of soil. 

My question is- Whether this ‘Well Foundation’ is sufficient for G+1 building Further, If I want to construct one more Floor (i.e. G+2), whether I can do so or not?

Risab.

My reply

What is suggested to you by a so called Engineer is not professional method of doing it

First you have to have an Architectural plan of the building. Second if the soil is not stable, you have to conduct soil test as required by a structural consultant (someone who has done graduation in civil engineering and post-graduation in structural engineering) He will give you a foundation design and structural design for the building later

Digging soil and putting well is only a crude method used by nonprofessional contractors. If you want I can visit site, study site conditions, prepare Architectural plan of building and arrange for work till completion of house in a professional manner

Query-2

Do you know any professional team available at Calicut to do the paperwork and
all procedures of regularisation of unauthorised building?
Also one doubt, when do corporation issue the corporation number to
each room of a building? Is it after inspection and submitting
completion certificate?

Harry

My reply

I do not recommend any one for any type of work as I can be responsible only for my work

Only after completion plan is submitted signed by owner of building and licensed Engineer/Architect, corporation will initiate steps for building no. Building no is given for each dwelling unit and not to each room

Query-3

We would like to build a house in Kottayam. 35 cent plot We managed to get a floor plan of our choice  . Can you pleases assist us with an appropriate elevation?

Can you please advise the construction cost per sft ?

Suma

My reply

Floor plan of the house is not something to be managed. That is the most important most critical drawing

Send me your floor plan as pdf attachment. I can check on it

Elevation can be good only if Architectural plan is designed in a manner to get good Elevation

To my knowledge no professional body or even government has fixed a particular square feet cost of construction anywhere in the world

Nonprofessional contractor talk of a square feet cost simply to canvass business. After getting the customer in their grip, they will also forget about it

Query-4

I am a regular reader of your posts and am very impressed with your common sense and simplified explanation of issues in house construction.

I have some queries:

1. My plot is 12 meter by 15 meter with the front of planned house being on the 12 meter west facing side. I have an old pond in the front of the plot and would like to persist with that. The distance of the pond from the house is not very far. Will this affect my house structure?

2. Is solar electricity viable in central Kerala?

3. A very generic question, what is sustainable construction in Kerala's context? Your advise would be highly helpful.

Dany

My reply

You can have a pond in the front side. But you will have to take professional advice to keep it safe for the building. Only after a site visit, I can comment on it.

Solar Electricity can be used for the house. It is available. But initial investment will be little bit high

A house designed and built with professional design and close professional supervision can last longer than a house built by a nonprofessional contractor 

Query-5

I'm planning a Villa project at the outskirts of Ernakulam city.

Please help me with cost of construction and allied cost for a villa project in 1 acres of land

Shaj

My reply

Planning a villa construction cannot be done simply based on a guess cost given by me or anybody else. At first, I have to visit the plot, study site conditions, design typical villa considering type of clientele you expect

So it requires a systematic professional approach and not just bits of information you may get from different sources

Query-6

I am Anita from Palakkad. We have got a rectangular plot, we are planning to build a single floor, 1bhk, of sft of 1300.I would like to construct it very urgently. I would like to know what would be the approximate the cost of basement for this. Also if you could tell me how much approximately would be the total cost of full construction of the house. I can spend around 20 lacs for this...so is this enough or when i start the people will ask for more money?

My reply

One bed room house need not be 1300 sft. It can be from 300 sft to 800 sft in plinth area. I have designed and built in both plinth areas in single floor.Rs.20 lakhs is good enough budget

We can design the house for you and guide you on construction

Remodeling and renovation of existing house

Query-1

I am Reena.  I have seen your advertisement about renovation of houses....etc.  Please let me know about what are the procedures? .  We are planning to renovate our house. Hence we need your guidance.

My reply

Remodeling and renovation of existing house require careful inspection of existing structure by a qualified experienced expert in building design and construction.

Most of the houses in Kerala are built by nonprofessional contractors without proper Architecture or Engineering. Naturally structural stability of the building will not be safe enough for remodeling and renovation. Unless a building professional recommends it do not venture in to it

Cost of remodeling cannot be estimated using any methods properly as you go on cutting down old building portions new problems will crop up

Unless you have unavoidable reasons to work on the old building and if you are not bothered about the cost, then only you should attempt it

I have remodeled and renovated several buildings in different parts of Kerala and I can visit your existing structure, study present status of building and give appropriate suggestions

Query-2

We have a slightly old house - constructed in 1966 - in Trivandrum. It is ground + 1 floor in 33 cents of land.

It is quite OK, but wiring, plumbing etc has to be replaced. Also many of the new amenities have to be done up.

Do you take up such consultancy work? If so please let us know. Or you can suggest someone in this line of work in Trivandrum?

Kamath

My reply

We can take up such remodeling work with expert workers, professional design and supervision

We do not recommend any one for any type of work as we can assure quality of our work only

I will have to visit the house to be remodeled and then only we can talk of specifics

Setting up a poultry farm close to your house

Query

What is the nearest distance for building a poultry farm to a house/residential area?

Whom to complaint against environmental pollution?

One of my neighbours started poultry farm which is situated approx. 20 meters away from my house. The unpleasant smell coming from the farm is unbearable, so I made a complaint to the local authority officials.

They visited the place, but no action taken and I was told that they are warned to dispose the waste properly.

I am not satisfied by their action, so which is the next department to approach for a fair justice?

Alex

My reply

If you have given a written complaint to the Panchayath, they are supposed to give you reply in writing and inform you action taken by them. Just informing you that they have warned the nuisance maker is not enough

Now you can take legal action against the unit in consultation with a lawyer

Such a unit cannot function near residence as per existing rules

You can also give a complaint in writing to pollution control board

Building Materials

Query-1

I'm Jacob. I'm building our home at Aluva. I'm a regular reader of your site(http://kerala-architects.blogspot.com/) and I'd like to have your opinion on the flooring.

The builder is insisting on vitrified tiles all floor and ceramic tiles for bathrooms. I'm thinking of granite on the living dining and kitchen, vitrified in the rooms.

Please give your opinion on my plan with granite.

What would be the cost difference (in Kochi/Aluva) between antiskid vitrified tiles and good quality granite (how to know it is good quality?)

What in your opinion would be a good color for granite?

My reply

It is better to avoid vitrified tiles and ceramic tiles

You can use anti-skid tiles possibly of NITCO or Johnson make

Better to avoid granite also as you get good quality flooring materials much cheaper

For most part of Kerala flooring materials come from Cochin only as most of the manufacturers have their Kerala Godown at Cochin only and billing is done from Cochin

Contractor who have taken work on square feet basis will naturally insist on cheaper materials

Query-2

Myself Prajeesh from Varkala, I am planning to build a home for me. Could you please suggest me the best building material whether its bricks/Solid cement blocks/ chenkallu. Also could you please help me in which area/jobs we can use M-sand? Tell merits and drawbacks of M-sand instead of normal sand.

My reply

Do not try to act as Architect for your house

Answers to your questions will have to be given by a professional handling your construction 

Get professional assistance from beginning to end of house construction

Query-3

I am planning to have a home theater room in a spare room in my upstairs. I would like to know whether you will take up the construction of only that room. I am from Tirur, Malappuram, Kerala.

My reply

There has to be a hall suitable for installing Home theatre in the house. Without checking the house, I cannot comment on it

Query-4

I am constructing a house in Trivandrum it is almost 1600 sft please let me know the present labor cost for laying vitrified tiles and granite.  

My reply

There can be a common rate only for those items with same quality. Each contractor do the work as it suits him and hence work of two contractors cannot be compared. Rates are fixed by each contractor to suit his business and no such rates are fixed by any professional body

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

Kerala: How to plan building your house

What I have observed is that those who plan to construct a house in Kerala start making enquiries about “square feet cost of construction” to those whom they meet in their daily life. Based on feedback he receives he fix up square feet area of the house without compromising on his requirements. It seems he think his requirements of house can be met with square feet plinth area he fixed .Then he start looking for a contractor who offers lowest “square feet cost”

What about plan of the house? He will draw one as per his ideas and will show it to the contractor. “I want plan of my house like this” Contractor nods his head and give it to someone who can draw a plan and who will not charge much as house owner will not pay for the plan

What about Elevation? Contractor will tell owner of house that he will get him a good elevation. If he is not convinced with that promise, He will tell him to contact an Architect with the plan of the house. Common thinking is that Architect is only for giving a better Elevation for your plan of the house.

What happens to ‘square feet rate”? As building work progresses, owner will get hundreds of free suggestions and advises from relatives, friends and any one he come across in his daily life. Naturally he will ask the contractor for such changes and contractor with a smile will ask for extra charges. As the work progresses, he will learn and understand more about house construction and will start noticing defects in plan of house and everything which he has not noticed earlier. Finally he will be struggling with his funds to finish the work and contractor will go on demanding extras. When the construction finally completes, both owner and contractor might have forgotten original quoted “square feet rate”

Is this the way your major investment in life using major portion of your savings in life will have to be done?

Definitely, NO. Taking assistance of professionals with knowledge and experience is not going to cost more as contractors go on telling you to save their business and get them more profit. Professional assistance will get you better facilities in house at lesser cost.

To start with, discuss with your family members what they hope to have in their future house. Make up a wish list and meet a professional and discuss with him about your plan to build a house.Be frank with him about how much money you can mobilise with own sources and through bank finance.

You cannot draw plan of the house. It requires not only professional training but also wealth of experience in designing and building houses. In any case you will have to spend several lakhs in building your house. Why should you be reluctant to spend few thousands to get professional design for your house which will get you better facilities and can save you lakhs in construction cost?

A good Architectural plan, proper structural engineering for the building parts, right materials, construction work under close professional supervision all these are essential to save your money and to get you a better house. Do not leave everything to a nonprofessional contractor

Your queries on anything related to house design and construction can be mailed to me at

vhthomas@viruvelil.com

I will reply to each and every query

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

Kerala House Construction:Free Consultation:8/6/2015

Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to

vhthomas@viruvelil.com

and not by posting in blogs as your reply will be delayed quite long

Building Construction

Query-1

I am constructing a residential G+1 building on my own land at Kolkata. I have given the work of construction to a contractor. Due to soil having lower bearing capacity, my contractor advised me to bore well upto 10 to 12 ft. and then fill the same with white sand. He told that this process is called ‘sand piling’ and it will increase the bearing capacity of soil.

My question is- Whether this ‘sand pilling’ is sufficient for G+1 building

My reply

Your contractor seems to be ignorant about Engineering

Do not waste your money believing words of a nonprofessional contractor. What he intends to do is not sand piling. It is some crude method of him

Consult a qualified experienced structural Engineer and Architect in your area and proceed with construction only with their suggestions and designs

Even when you have a contractor to do construction for you always get professional help for design and detailed architectural and structural engineering drawings required at each stage of construction and you should get periodic inspection of work being done by the contractor. Contractor is not bothered about Engineering, Architecture or quality of work. He is only bothered about his profit

Query-2

We need to construct a boundary wall for approx. 45 cent square plot. Can you suggest a most economical way?  One of our relatives advised basement with bricks and then wall with hole bricks / sticks (readymade) will costs us around Rs.6.5 lakhs. Is that the better option?

As we are living out of Kerala, don't have any idea. Your opinion will be highly appreciated.

Jayakumar

My reply

Without visiting site assessing site conditions and taking measurements from site, I cannot give an estimate

Method suggested by your relative seems to be crude and nonprofessional. Estimate given seems to exorbitant for that kind of work

Most probably you will require rubble foundation with a damp proof concrete over it and wall of 4 inches solid block

Where is the location? I can visit the plot and give you right suggestions and approximate cost indication

Query-3

Hi Thomas,

We will be building the house in Indonesia.

We are looking for someone with ferocement design experience (so we can build cost effectively).

Requirements

3 bedroom 1 x ensuite with large terrace on1st floor, 1 second bedroom 1st floor and 1 ground floor.

1 car garage with room for a small work bench located on right side of the house.

Large kitchen I plan to cast in situ the counter tops and acid stain.

Large glass doors and windows at the back side of house.

We are interested in a proven ferocement design that we can tweak to suite our needs.

David 

My reply

Ferocement method of construction is only a method of making walls and it has nothing to do with design of house. You can get your house designed and use any of the construction methods including that using ferocement

Are you interested in going ahead with design of house?

Query-4

I am planning to construct a house in Kuttanadu. As you know our land is not so strong for concrete buildings. I have plan to build a house. I have consulted one civil engineer near to my house; he suggested column footing for better stability of my house. In our area most of the houses are going gradually down after 05-10 years. Can you please suggest is this idea a good one or I have to adapt some other. In case of column footing our basement will be again loose sand, so will it be successful. Near to my house people are constructing houses after putting rock powder.Tthey make a good base with concrete and make building on top that . is it a good way.?

Please help me.

Dany

My reply

Engineering is not based on opinion of someone and experimenting based on guesses

For building your house at first you need to have a plan and Elevation of the house

Foundation of building can be designed by a Structural consultant only after he has plan, elevation and soil test data conducted at proposed building site

Do not go by guesses and assumptions

If you want a professional design and professional advises on construction of house, please get back to me

Query-5

Manjima has left a new comment on your post "Free Consultation,23,October,2013":
My home is under construction, it is a paddy land, there is no piling in the land.and 2.5 feet depth ., 4 pillar laid on corners, is there any problem in strength of my house, please help me, how many pillar should be strengthen the structure ?

My reply

It is not that simple as you think. House construction requires Architectural and structural design and careful monitoring of design and engineering standards by a qualified expert. You seem to have ventured in to construction without obtaining professional design, guidance or periodic inspection during progress of construction. At this stage, try to get the construction checked by an experienced building professional and take his advice

Query-6

Ajmal has left a new comment on your post "Cost expected for house construction-Analysis give...":
I have 3.5 cents land.Is it possible to construct low cost two storied building in that plot?

My reply

Yes. Write to me for more details on how to proceed

vhthomas@viruvelil.com

Checking and correcting plan prepared by any one

Query-1

Please find attached herewith the layout & building plan of my colleague for your reference. Kindly advice these attached plan is suite as considering the environmental & Vasthu aspects.

Subhash

My reply

With over 200 houses directly built by us in different parts of Kerala and designs much more than that we have a treasure of experience in designing and building houses. This expertise can be used by you for design of your house which will get you a better house at lesser cost as design is the most important factor reducing cost and getting better use for every bit of built up space. In case you have a design done by somebody else we can check it on following aspects:

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

2. Vasthu aspects

3. Traditional Kerala Architecture features

4. Modern architecture features

5. Structural engineering aspects to reduce cost of construction

6. Kerala Building Rules

7. Features of site and surroundings

We give a report on merits and defects of your plan for a nominal fee of Rs.1000/- only

Building rules

Query-1

EM has left a new comment on your post "Building Permit":
Thank you very much for this update on building rules.. I have some doubts to clear up.
1. All these distances are measured from the outer side of boundary wall?
3. Is it allowed for the edge of the roofing slab to exceed or go further beyond like 50 or 75 cm further towards the boundary wall.
4. How the rule affects the walls of first floor wall?
My queries are related to a residential building in a 5 cent plot in a corporation area

My reply

Clearances required are from outside of boundary wall (if that wall is in your property) to your building wall outside. First floor wall should come above ground floor wall only

Projections of any nature are allowed only for 60 cms

Query-2

This is for information regarding the concession in construction of building.

If a person has three adjacent plots, 2 cents,3 cents and 4 cents

May he get the concession in each plot?

Joy

My reply

Building rules are applicable and concessions are not given based on ownership.

For less than 3 cents concessions on clearance available

Please contact concerned local authority with your land survey nos and location sketch issued by concerned village office

Query-3

Kiran Kumar has left a new comment on your post "Building Permit": 

Can I check some basic rule with u. I have my ancestral property in Trivandrum. My neighbour also my relative has extended their property but has demolished the separation wall between our property without our consent. He told he will be building their extended property wall in place of the one instead. This would mean that the the space between their property n ours will be now reduced. Can I check how much space is legally allowed between 2 properties in cities  This property is within 3 cents and is in a street not facing public road.

My reply

Minimum of 1M clearance required as per Building rules between two properties. Your neighbor has no right to demolish your compound wall. You can make complaints to local authority as well as Police

Query-4

Anonymous has left a new comment on your post "Building Permit":
I have 18 cents of land .as per aadharam it is nilam. this land was converted to garden land in 1975 and has coconut and arecanut trees of aged39 years. Can I fill the this land with earth to improve the coconut and arecanet plants for more crops? 

My reply

Check with local authority concerned

Query-5

Anonymous has left a new comment on your post "Building Permit":
Do I need to get the permission or permit from municipality, for constructing a temporary shed for parking vehicles inside my plot adjacent to my house?

My reply

For any type of construction in your property, you are supposed to comply as per Building permit

Query-6

Binuraj has left a new comment on your post "Building Permit":
A two floor building is owned by a Father. He give the first floor to his son for residing and register a document give him full authority to use it and get a separate number and building tax from Panchayat. The son applied for separate number and Panchayat authorities denied to give the number by saying that he has no possession in land in the document. Whether he gets a number? 

My reply

Consult a lawyer and get ownership documents legally correct

Remodeling or altering existing structure

Query-1

Aswathi has left a new comment on your post "Kerala House Construction :Free Consultation,28/4/...":
Hi, I have villas in east Kerala. Roof of villa is sealed with plastered brick. Now I want to take 2 rooms in upstairs there is any problem in cutting the concrete plastered brick while taking staircase from inside whether it cause any problem to rest of villa. 

My reply

I cannot comment on it without visiting villa concerned and checking the matter. In any case you should not attempt to break or make alterations in existing structure without supervision and advice of a qualified experienced building professional

Flooring

Query

I am Bineesh from Perumbavoor.Now my new house work is going on, next step is flooring. I want to do flooring at high quality, something variety, moderate rate. I heard about clay tiles from your blog, I want to know more Why it is not popular? What are the disadvantages of clay tiles?

My reply

Clay tiles are healthier as most of the artificial flooring materials may adversely affect our health in the long run. But due to non-availability of clay, clay tiles for flooring are now difficult to get. But if you make enquiries you may be able to locate a manufacturer of clay tiles for flooring. Even imported clay tiles with strength of vitrified tiles are also available giving strength and environment friendly nature of clay tiles

After completing structure and plastering work, you require continuous guidance from a qualified and well-experienced Architect on each of the following works that come up

You need advice and guidance of a qualified and experienced person to know various options available to you, latest trends and ways and means to decrease cost while improving utility and appearance of the building.

Look at some of the pending works

1. Putty finish for walls and painting

2. Flooring and toilet wall/floor tile laying with latest trend designs/patterns

3. Plumbing and sanitary works

4. Electrical wiring and fittings

5. Interior woodwork like modular Kitchen, cupboards and Interior lay out design

6. Furniture work with woodcarving

8. Land scape design, arrangements and much more

We can undertake these after structure work by providing professional guidance and expert workers

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

Kerala House Construction :Free Consultation,28/4/2015

Queries for free consultation on Kerala House construction, Kerala Architecture may be sent to

vhthomas@viruvelil.com

and not by posting in blogs as your reply will be delayed quite long

1880 sft three bed room house designed by us for client at Kattoor,near Arthungal

 

Building rules

Query

Abhishek has left a new comment on your post "Free Consultation,Kerala House Construction,17/3/1...":
Once the a house plan is approved by gram panchayat, can I then change the plan slightly ? I mean minor changes like changing the location of bedrooms or bathrooms, without making any change in the total floor area. In this way, my completion plan may not be similar to the approved plan. Is that allowed legally?

My reply

Changes in house plan without creating any violation of building rules are allowed. In case you are increasing plinth area of building, you will have to submit a revised plan. Otherwise changes made in accordance with building rules can be ratified by submitting completion plan which any way you will have to submit after completion of work

Query

Ajmal Benn has left a new comment on your post "Building Permit":
I have a backwater frontage plot at Ernakulam, my plan is to construct flat with the frontage view, it's around 1acre 60cent with backwater frontage, what are the legal problem that I might face, as you said in your post, construction near to lakes n rivers are prohibited by central government, so is my plan wrong.?? is there any other remedy .. or should I drop the plan?

My reply

CRZ rules call for 50M clearance from rivers and lakes and 100m clearance from sea. But there relaxations in certain cases. Better contact concerned local authority office with specific survey No and Location sketch issued by Village office

Query

Anonymous has left a new comment on your post "Building Permit":
My friend's brother made a house on his father plot which is not legally shared to sons. So in this case, plot is still owned by father. So my friend's brother house is considered illegal?
As per my understanding, proof of ownership is a must to get building permit.
If it is an illegal building, where can give complaint to remove illegal building?

Mohammed

My reply

If the building is constructed after obtaining building permit and approval of plan from concerned local authority, they would have allowed construction only in the name of present owner of plot as per established documents

Even if prior approval is not obtained, if building satisfies building rules, construction can be regularized and even in that case building owner will be plot owner. So, if your brother built house without changing ownership of land in his name, building will be in the name of the person who owns the plot

Building modification

Query

Daphne has left a new comment on your post "Free Consultation,Kerala House Construction,17/3/1...":
Hi I am modifying my present house .
Second issue is that there is a dangerous loss of mud from under the North corner of the structure because of a rain water drain running adjacent to the structure. What is your opinion as the north room is sounding empty when anyone walks on to the room...Your valuable opinions appreciated

My reply

Re modeling and renovation of house is always a tricky affair. A lot depends on whether the original structure is built with professional design and construction with involvement and guidance of a qualified experienced building professional.

In almost all cases, original building might have got done by a nonprofessional contractor with absolutely no consideration for proper Engineering or quality of construction. Working on such a building for renovation or remodeling will be like opening of box of Pandora. It will bring up problems which you or your building contractor never anticipated. Unless remodeling or extension is recommended by an expert building professional (not by a profit motivated nonprofessional contractor) you should not venture in to it.