Cost of constructing house

This is one area where there are many controversies and confusion.Quite a lot of  people think that there is a so called square feet cost of construction.Local contractors who does not know anything about Engineering Estimate or Quantity estimate of each item of construction had no other way to quote their price other than offering a” square feet rate” of construction.

When they give such a rate,they include some items and conveniently put some other items as extra.For some items they will put substandard or unacceptable quality as their standard offer ,knowing very well that client will not accept such items.So they will ask for extra charges for acceptable substitutes.

Even for items which forms part of basic essential structure,they will try to use substandard material,less material than what is required so that they will continue to make profit in spite of spiraling up cost of all inputs during construction..Client will not be able to understand the compromises in quality and quantity of materials used or easier working methods adopted to reduce labour cost.After all,contractor has to make profit and a sizeable profit as per his expectation.Why should he worry about quality and structural stability about which he does not know much.If at a later date as and when quality problems may crop up,he can wash his hands saying that he is not technically qualified and hence not aware of all those intricacies.

Neither the contractor nor the client has heard about structural engineering.Each steel reinforcement used in concrete has to be properly designed by a structural consultant.What actually happens in nearly 98% of house construction sites in Kerala,is that the main mason will decide what and how many steel reinforcement to be used simply based on what he has seen his earlier “asan “(teacher of work) do.If something is inconvenient he may even reduce that part.

I remember the case of putting steel bars for concreting of roof for a house at Chengannur for which I acted as consultant.After the scaffoldings were placed in position,the main mason told me that steel work will be completed in two days.Then I asked how he know about it as he has not even received drawings from me for steel reinforcement.This time it was his turn to get surprised.”What drawings?I know how to put steel bars for roof concrete”Normally client believes these words.So it is easy for him to put steel rods as he feels comfortable to work not knowing about structural requirements of steel reinforcement.You need a structural Engineer to design steel reinforcement and when such a design is used steel required will be more than what the mason was thinking of and the labour involved also will be more.Will the contractor who has taken the work for a “square feet rate” will be willing for increasing cost of material or labour?

All square feet rate contractors talk of plain work with plain sunshades,no slope roofs ,no design work etc.For all these they will charge extra.Person who construct the house might have given the work to a contractor after getting attracted by his low square feet rate.This continuous procession of extras and extra charges,compromises in quality of construction to increase profit of contractor , unknown to him are never expected by him earlier.When the work near completion if you mildly ask the owner of the house about square feet  cost of construction he will naturally say:”I some how has to complete construction.House warming date is fixed.I am borrowing money from wherever possible”

So my advice to you is simple.Do not get into this trap of square feet cost.Even flat builders never put their square feet cost in their advertisements and they add a proportional area of common spaces to all flat areas.So when you buy a flat of 800 sft and if you measure it,it will not be anywhere near 800 sft.Flat builders keep increasing their square feet rate from beginning of project till completion .As project near completion their price increases.In their case,no customer will come and check how they do construction.When I asked a flat builder about extreme poor construction quality,he said;”Who is going to see all these? Customer will come only after painting.Then everything will look good”

Then how do you arrive at cost of construction if you go with professional design,structural engineering and quality construction?

Using Engineering Estimate methods,an Engineer will be able to give you quantity for each item of construction in the structural pat of the building.Cost for these unit quantities will be correct or near correct if the same engineering agency is doing construction as they will be aware of current cost variations.An Estimate thus prepared can give you somewhat fair idea of construction cost of course variable with each passing of day as no builder or contractor is going to absorb increase in cost of material and labour.In Kerala conditions cost is going up almost everyday and only escape from this cost increase is to get your house constructed as fast as possible with or without external financial assistance.

After structure work,you have to again sit with your Architect to plan finishing work for your house considering money left with you,funds available through banks and other sources.One more Estimate will have to prepared by your consultant also considering latest trends in finishing works for the house.Here again your professional consultant will be able to guide you properly and save your money by suggesting cost effective options.

Elevation for the house

For the same plan there can be several possibilities for Elevation.When you ask an office of an Architect for an Elevation of the house,naturally the junior most person will prepare an Elevation using usual Elevation techniques.Chief Architect or the person with proven creative capability in that organisation may give general guidelines for the junior.The thumb rule in this case is simply that it should look good when presented to the client.Sometimes even works which may not be possible to do or which may be difficult or costly to do also will be included in the Elevation.As long as it looks good  for the eyes of the Client,it is fine.

Same Elevation when drawn in three dimensions with photo like qualities just like the picture at the top of this blog, will be pleasing for the client.Nether the client nor the Architect office do not bother much about practical difficulties for building like that and cost implications and other technical problems involved.In short Elevation prepared can at best be a gimmick to fool the client.

With over 200 houses directly built by me and that too most of it with excellent external appearance,I have to admit that not even one of these actual good elevations developed by me were exactly same as the Elevation I gave to the client initially(usually within a week of finalising plan).

For developing a good Elevation I need time to think and dream.I cannot give such an Elevation within a week or two.During the progress of work I think about various possibilities and then slowly I develop a good Elevation.For doing such a work,I need a client who trusts in me and give me time and freedom to develop a good Elevation as the work progresses.

I have given a desktop Elevation(Elevation prepared immediately after finalisation of plan to satisfy and impress client) to my client at Edappally who was very particular about the Elevation.Luckily as the work progressed he went out of India on assignment and I got freedom to develop a real good Elevation for the house in his absence.On coming back after his trip abroad,what he saw was impressive enough.So he did not bother to enquire about difference with original Elevation given.My clients at Kalady,Nilambur and Chengannur wanted to see completed picture of the house in advance.So I simply given them a copy of Edappally house.

At Irinjalakuda,client did not know much about house construction and so did not bother me much about Elevation.So I developed a real good Elevation which gave different appearance from different angles of view and still retains exceptionally good appearance for the building.At Vyttila,client was a Civil Engineer working in Construction industry but in Africa.Even though he pestered me a lot on giving an Elevation in the beginning,I some how convinced him to give me freedom to do Elevation slowly and he was happy about the final result.At Cherthala,just like Irinjalakuda I slowly developed a good Elevation with excellent result.At Koratty client after seeing Cherthala work,wanted me to copy it for them.

So I will not suggest you to get a desktop Elevation prepared by your Architect simply to fool you.Give time to the Architect..Let him dream enough to get you a real good External appearance for the building.At least I need that freedom if I am your architect to get you the best possible Elevation for your house.

Plan for your house

Preparing plan for your house is not  that simple.Many people think that it is so simple and insist on drawing some lines on their own and telling the Architect to draw the plan as per that sketch.For most of these people Architect is some one who draws plan of the house as directed by the client.Mostly Architect for them is some one who can draw a good Elevation using line sketch prepared by client.

A day back some one from gulf contacted me and asked for my rates for designing plan of the house.After hearing my rates he said,being a Civil Engineer,he can prepare all the drawings by himself and I only have to tell my”square feet rate” for building the house.

Any person whether he is a civil engineer or not  cannot prepare the most appropriate plan for your house.It require more than just five years study in an Engineering College.

First of all the designer should have the ability to visualise the house to be built in the land chosen like a dreamer.So the Designer, first of all should be a dreamer.In Engineering Colleges they do not teach anyone to dream.What they teach is only the craft of how to draw.Creative capability is something which is and cannot be taught anywhere.

Another person (again an Engineer) once wrote me saying that he is well versed in Auto CAD drawing and then sent me a plan of the house drawn in Auto CAD.I said if you have already finalised the plan what should I do? He said-“prepare a good Elevation  for the Plan”.In spite of being  an Engineer he thinks that Elevation is not dependent upon Plan.Finally some how I made him understand that the plan prepared by him need not necessarily be the most appropriate plan for the plot and when I finally prepared the plan after visiting the site,he could understand that any Engineer or any one trained in preparing  AutoCAD drawing cannot  make that all important plan of your house.

See what all inputs I use while preparing a plan for your house.

1.Data obtained by observing your site and surroundings

2.Kerala Building Rules

3.Your requirement details

4.Traditional Kerala Architecture features

5.Modern Architecture inputs

6.Vasthu factors

7.Structural Engineering aspects.

Most important inputs are

1.My creative capability in designing most appropriate house for you

2.Treasure of my experiences in building and designing hundreds of houses in Kerala .

In my opinion even if you take second and third consultation before finalising  plan of the house,it is worth it as Plan of the house is the most important document for your house construction.

A good Architect will be able to discuss with all family members and find out from  them what they really need or dream for the house and make them understand what all among those dreams and needs can be fulfilled in the house within the budget constraints if any.

Teak wood-use in Kerala house construction

Many people think that there is only a single type for teak wood available in Kerala.But there are so many varieties of it.Depending upon the place where the teak tree grows the nature,quality and finished appearance of teak wood changes.

Just like any other tree, teak also will have better quality of wood if the tree grows in a place where water availability is less.If the water availability is more naturally the tree will grow faster.If you cut the tree ,cross section of it will show an outer ring which is called soft core.This is not good for using in manufacture of wooden items used in house construction.When you cut a tree growing very near to a river or any other water sources or in locations where water is available close to surface of land,that tree will have comparatively more soft core.This soft core normally look nearer to white in colour and hence in Malayalam it is referred as “vella”.This vella or soft core portion will get eaten away by pests as years pass by.Hard core of teak will not be eaten by pests even though hard core of other wood commonly used in Kerala like Anjily or Plavu will be eaten by pests.Reason for this protection of hard core of teak against pests is due to the fact that teak has got lot of oil in the hard core and that is one reason why teak lasts for hundreds of years when used in  any form for house construction.But even this oil get depleted over years and if you use old teak items removed  from old buildings  chances of it lasting again hundred more year is not so good as with passing of years oil in teak wood get reduced and once oil content reduces to low level teak also get deteriorated like any other tree.

I have found Anjily also lasting long as I have found one old house built about 120 years back still having Anjily wood parts remaining strong.But then that Anjily must have been quite old and strong in hard core when used.Many people think that rosewood is stronger than Teak.Even though it is true,as it has more oil content than Teak,it gets damaged fast when it come into contact with cement mortar.That is why rosewood(Eetty) is not used for manufacture of doors and windows for house however rich may be the owner of the house.Eetty(rosewood) is normally used only for furniture, if the person can afford cost as it cost higher than Teak.

Eetty(rosewood) if planted today,can be cut for use only after 120 years as it grows very slowly and will attain sizeable dimensions(normally referred by wood sellers by its diameter)only after about 120 years whereas Teak will attain size suitable for cutting after 60 years.I have planted a teak tree in my plot near Alwaye periyar river about 13 years back.Due to availability of plenty of water in soil ,teak has grown very fast and has acquired a diameter of about 60 inches(a size wood sellers consider decent enough for cutting) but rosewood planted together has not even got one fourth of that diameter even after 13 years.

Teak which is growing in places where water availability is good is called as country teak and do not command good price.When used it tend to get darker over a period of time.But remains almost intact if properly polished.Teak from Nilambur is so good to see especially after polishing as it has got marvelous grains giving the wood excellent design look.I have built a house at Nilambur and used Nilambur teak for the entire work of the house.Second in quality can be Teak available from Konny forest nearer to Pathanamthitta.Most of the Anjily tree is also coming from Erattupetta nearer to Pathanamthitta.

Lot of people use an imported wood called Pingoda which is available through wood sellers at price nearer to that of Anjily.They call it “Cheruteak”just to cheat people who may think that it is a variety of teak.It has nothing to do with teak and these grown in western countries and imported is not suitable to Kerala climate and conditions.

Teak normally available for buying from wood sellers is again imported Burma Teak which is more whiter in appearance with lesser grains and comparatively cheaper.Best teak wood available in Kerala are Kerala Plantation teak and in that Nilambur Teak is superior.

There is a Teak museum in Nilambur worth seeing.It shows different classification details of Teak based on diameter of log like B1,B2 etc and also many details of Teak.Old teak plantations in Nilambur were planted and grown by British people when they were ruling us.

Look at the picture of front side of Teak Museum at Nilambur.

What we can do for you

1. Architectural Services
For building your dream house in Kerala or for building any other type of building, we can design your building by providing you effective guidance and design for
a)Preparation of Plan of the building
b) Elevations both two dimensional and three dimensional
c) Submission drawings to local authority
d) Engineering Estimate specifying cost for each item of work
e)Structural Engineering drawings for execution of the work
f) Detailed architectural drawings for the work
g) Interior design
h)Landscape and exterior work details
i) Site visits as and when required for guidance and supervision
2. Real estate assistance
For purchase of land or building in Kerala, we can provide you the following services:

a) Locating land or building for purchase with the assistance of our Real estate division ( in and around Cochin only).
b)Architectural, structural and legal evaluation of the property to be purchased
c) Verification of title documents of the property by legal experts
d) Documentation of the property purchase
e)Assistance for registration of the property and after registration formalities
f) Periodic maintenance of the property if the property is in and around Cochin
3. Construction of the building
We can take up construction of the building with complete professional care and guidance anywhere in Kerala and outside state(on case to case basis) subject to acceptance of terms and conditions of our construction division directly by using our trained work force, with complete supervision and guidance by our architects and engineers.
4. Vasthu consultancy
We can guide you on Vasthu before developing plan of the house and during construction also.
We can also inspect your existing building for Vasthu compliance and suggest suitable modifications to obtain better Vasthu compliance.
5. Interior design
We have a team of experienced and qualified Interior designers with complete man power and infrastructure to implement interior work with all the goodness of traditional Kerala Architecture and with modern technology and innovations.
6. Remodeling, Interior and furnishing of your existing building
Your existing old building can be made new(renovated) with remodeling, interior modifications and furnishings by our experts
7. Land scaping and other services
Our experts can convert your vacant space into more useful space and enhance its appearance and utility. Land around your house can be converted into more useful space with better appearance and aesthetic look.
    .
Any other services related to your building also can be referred to us.
We have qualified experts with experience in building more than 200 houses in different parts of Kerala and outside state and we have designed and remodeled much more houses.  
Mail your enquiries for our services to

vhthomas@viruvelil.com
info@viruvelil.com

Or call us

HELP LINE-
00 91 9388701702
00 91 9497736072
00 91 9388701707
00 91 4842536895
00 91 4846571155
Fax-00 91 484 2531671

House Construction-When you should start?

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Free Consultation on Kerala Architecture,Vasthu and House Construction

You can now have free consultation  with me on Kerala Architecture,Vasthu aspects and anything related to house construction.
Having built more than 200 houses directly and designed much  more houses,my knowledge and experience can be used for you to get a better house by design and work.
Write to me to
vhthomas@viruvelil.com
You will get reply within 48 hours

Our Completed works

http://kerala-houseconstruction-irinjalakuda.blogspot.com/
http://kerala-houseconstruction-cochin.blogspot.com/
http://kerala-houseconstruction-vyttila.blogspot.com/
http://kerala-houseconstruction-nilambur.blogspot.com/

Work in progress
http://kerala-houseconstruction-cherthala.blogspot.com/
http://kerala-houseconstruction-elamakkara.blogspot.com/
http://tamilnadu-houseconstruction-ootty.blogspot.com/
http://kerala-houseconstruction-chengannur.blogspot.com/
http://keralahouseconstruction-koratty.blogspot.com/

Blog and Knoll on Kerala Architecture
http://viruvelil.blogspot.com/
http://knol.google.com/k/thomas-viruvelil/kerala-architecture/
http://kerala-architects.blogspot.com/
http://kerala-houseconstruction.blogspot.com/
http://kerala-interiordesign.blogspot.com/

Blog on Kerala life, Politics, travel and on Kerala Architecture

http://kerala-life.blogspot.com/
http://kerala-present-trends.blogspot.com/

Group Companies

Viruvelil Builders Private Limited
Tecil Marketing and Services
Architecture Division
Construction Division
Consultancy Division
Real Estate Division

Websites
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http://www.keralaarchitecture.com/
http://www.kerala-dreamhomes.com/

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