Queries and replies-House design,construction ,remodeling

CONSTRUCTION STARTED,NEED GUIDANCE

QUOTE

Respected Sir,

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

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

Sebastian Fernandez

My reply

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

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

NEW CONSTRUCTION OF HOUSE

QUOTE

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

My reply

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

SQUARE FFET COST

QUOTE

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

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

VASTHU

QUOTE

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

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

My reply

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

CLAY TILE FOR ROOF AND FLOOR

QUOTE

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

My reply

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

AFTER STRUCTURE WORK

QUOTE

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

My reply

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

ARCHITECTURE STUDENT GUIDANCE

QUOTE

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

Parvathi.S.Kumar

My reply

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

APPROXIMATE COST

QUOTE

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

Regards,
Ajith

My Reply

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

SQUARE FEET COST

QUOTE

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

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

QUOTE

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

BOBAN

My reply

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

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

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

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

Queries and replies-House Design and construction

QUOTE

Hi Thomas
. All I need to know is what would be the approx. cost of building a house of 2700 sq. ft. with standard features like vitrified tiles, country wood doors/windows, burger\Asian paint, standard electrical\sanitary fittings. . If the cost is within my budget, we can take this forward.
Thanks
Tony Jose

My reply

Technically there is no such term as square feet cost of construction.For each construction of building factors contributing to cost varies.Professionally managed construction work is done based on unit cost of each item of construction.Using measurements taken from site billing is done using unit rates mutually agreed.
Only after finalising both architectural and structural design,cost can even be calculated using Engineering Estimate methods.
When you do construction simply depending upon a non professional contractor,he will not have a proper architectural design and he will not even use correct size and quantity steel for concrete reinforcement.All that he looks for is profit by hook or crook.Naturally he will try to save both material and labour to increase profit even at the cost of strength and utility of your building.As a non professional you will simply believe whatever he says as you yourself cannot  assess work done properly.
All that you want is a lower sft rate.All that contractor need is profit.In the process quality of building construction is forgotten by both parties.If I say some square feet rate on what basis I will say it?I have directly built more than 200 houses in different locations in Kerala.None of the building had same square feet cost in the end.In fact when building is completed nobody even bother about adding all expenses and divide by square feet plinth area.

This term square feet cost is needed only when you start construction.After you start construction,contractor will start demanding extras and once the work progresses you will have no other option but to agree to whatever demands of contractor.
That is why I advised you to have professional design,professional monitoring of work and professional drawings for every stage of construction instead of leaving everything to whims and fancies of the contractor

QUOTE

Sir,I am Farzana Malik.I need a good house plan in Kannur District.
My budget is 5lakhs&i have 4cent plot.Pleas guide meSir,What will be the cost of this plan? pleas reply

Farzana Malik

My reply

You cannot simply take plan of a house from some website and build in your plot
You have to get a plan suited to your requirements and plot.
QUOTE

Hello Mr Thomas,

I visited your blog and liked the contents. I am planning to renovate a massive 90 year old house which is still in good condition. The plan is to give the entire structure a concrete roof and change the wooden windows to glass. The house has wooden beams on the ceiling and roof tiles. There are occasional repairs we do to stop leaks and termites. My concern is whether the structure will support a new concrete roof? It is in two stories. The upper storey has a covered verandah, three bedrooms,a small study and two attached baths. Downstairs, the living space is about ten rooms in all with three baths.

I am aware you will need more details , however on the face of it, is the project viable?

Thanking you in advance.

Vijaykumar

My reply

Without visiting the site and checking up the structure,I cannot give answer to your query.
However a 90 year old structure may not have used cement for construction.Walls must be hard laterite and quite a good portion of it at least inside might have got damaged due to pests.In view of these I will not recommend concreting a new roof for the structure.
In my opinion you should leave the structure as it is if you have other land to construct a new house

QUOTE

Dear Mr Thomas,
 
Thank you for your advice. It is refreshing to note that there are professionals like you who are willing to help people. We may have to think of some other solution to retain the house. We hope to request for your services sometime late this year when we re ready to start renovating.
 
Regards,
Vijaykumar

QUOTE

Hi ,

I am Shaan from Bangalore..I have seen some of your work,its really awesome.

Are you doing interior designing sketch for houses?

I have designed my house plan.I need your suggestions in this plan please.

There are two doors in the front.One door is big and another is small ,Is there any Vasthu problem for that.
How to make the drawing hall little more open.but i need privacy also in living room.
I would like to have a courtyard and a study place in staircase.In this plan some space has been wasted in the left side of the stair.how to use it.

Please give your suggestions..

Regards
Shaan

My reply

Preparing plan of the building to be constructed is not that simple as you think.You cannot simply draw in Excel sheet and call it plan of the house.At best it can be treated as an indication of your requirements.

However intelligent you may be ,you cannot avoid services of a qualified and experienced Architect for design and building of your house.

QUOTE

Hello Sir,

I am constructing a house in a 30 by 40 site in Bangalore which is east
facing.
As per my foot measurement(Ayam measurement) the constructed area is
24feet 6 inches in North to south and 36Feet6inches in east to west side.
Due to the limited area and also to construct first and second floor we
are thinking of extension of the roof of ground floor. In this regard I
have few questions .So please help me.

1.I want to know if Vasthu rules are applicable for first and second floor.
2. We have left 5 feet in the north side and 4 feet in the west side in
the ground floor.
We are planning to extend the roof of ground floor in the north ,East and
west .If doing so will it violate the Aya measurement done in the ground
floor.
3.Do suggest me the best allowed direction for extension for first floor
since I am getting mixed opinions on the extension of floor area for first
and second floor.

4. Can I construct a Toilet and bathroom outside the constructed area in
the ground floor without touching the foundation .If doing so Will it
violate the Ayam measurement of Ground floor.

Best Regards
B L ThulashiRamu

My reply

1.Vasthu is applicable for all floors of the building
2.Before deciding on projection of first floor both structural feasibility and Building rules compliance will have to be checked.As for Vasthu,ground floor and First floor will be like two buildings and each of these buildings will have to comply with Vasthu requirements.
3.You can construct toilet outside Ground Floor building.Do not place toilets in south east,south west and North east corners.

QUOTE

Hi Mr.Thomas,
My name is Robin and I am planning to build a house/few apartments.. The Plot is 20 cents in Kattappana.Within 2 KM. May I know whether I can build 6 apartments in 3 floors in that plot..Otherwise I may have to think about building a house ..
Pl let me know..Robin Thomas

My reply

Cents is just area of the land.Without knowing dimensions of all four sides of the plot,position and dimensions of roads nearby,nature of land I cannot comment on suitability of land to build six apartments

QUOTE

Dear Mr. Thomas,
 
I am basically from Calicut and have purchased  10 cents of land  there.     The site is  almost 10 foot above the road level and  just adjacent to the road.
 
I would like to construct a house in the traditional style with   minimum cost.    I would require  something like the nalukettu structure.  If you can  just provide  me a rough estimation for  a house of  1,500 -2000 sq. feet, with  minimal space occupation as well because I would like to have  lawn  and kitchen garden as well.
 
Regards,
 
Hariprakash

My reply

Nalukettu type house will require a Nadumuttom,Poomukham and Chuttu verandah in addition to usual facilities in a house.Naturally plinth area  and cost of building  the house will go up .

QUOTE

Hai , Thomas

I need  a small favor from you , i am attaching a picture with this email can you advise me how can i make attractive for the  stair tower . with a simple & elegant design .

Regards
Jaseer

My reply

I or any professional can  not suggest anything just by seeing picture of a portion of  the building
If I have to make suggestions to improve external appearance of the building,I will have to visit site and study the case in detail.

QUOTE

Hai,
i did contacted you before. attached plan for a 1600 sq. ft. house in Pala town.Are you under taking house constructions in Pala. .
i attached my approved plan. if u do construction in Pala,then what will be the rate for complete  construction.( turn key contract).please email back.
thanks.
Jomit Sebastian

Ireland.

My reply

Plan forwarded by you seems to be reasonably good .Leaving dining room double height is quite old fashioned , inconvenient and waste of money.If you concrete above dining at normal height you will get a family living space at First floor above dining without any extra cost and  you do not have to move at First floor in a bridge!
Elevation of the house looks quite unimpressive and house when completed will not look good.
We do not take up work on square feet basis as only non professional contractors use such non professional terms to cheat customers like you.Not even one contractor has completed work at promised square feet cost of construction till today.Term square feet cost is just a lie to get work.Once work starts contractor will start demanding extras and nobody else will come to take up work left by a contractor.You will have no other option other than paying whatever he demands to complete house construction.
We have to take Engineering Estimate giving item wise costing and work is taken up  by us on billing against actual site measurement basis

QUOTE

Sir
 
I am an NRI and is about to buy 5.5 cents land near Kallai railway station, Calicut…….front side is tarred sub road, immediate back side and right side there are houses…Any problem in getting permission to construct a house of 2700 sq.ft. and a well, from corporation  and any opposition from neighbours???
Please help me with your valuable advice as early as possible before proceed further
Seller convinced me that there is no problem in constructing house and he will help in getting permission from authorities. But I don’t know how much I can trust?
 
Salim
 
My reply

As the plot is near Railway station,no construction will be allowed within 30 M of railway property.
It will be better for you to check up with concerned Panchayath /Municipality town planning section with survey no of the plot to check up in advance whether there is any objection to build a house in the plot.
Seller may tell anything to misguide you as he has to sell the property.Do not get carried away by such words of the seller
Read this blog entry of mine and  check whether all these documents are in order before you buy land
 
 http://kerala-architects.blogspot.com/2010/05/house-loan.html
 
QUOTE

Dear Sir,
 
Thanks for your quick and detailed response.  I am in dilemma now, I paid 1001 Rs token advance and they r insisting to sign agreement by paying 5 lakhs this Saturday.   Total 5.5 cents am paying 30 lakhs. Am in Abu Dhabi and relatives are in Trivandrum…land is in Calicut Kallai…….but of course it is more than 30 meters from railway station and lot of shops and houses are around…I took a print out of documents required from your website and of course I will do that whatever way I can.
 
Do u have any rep in that area? What will be your charge to verify.
 
In order to construct a house of 2700 sq.ft.  can u tell me approximate budget.
 
Thanks once again sir.
 
Salim.M.I

My reply

Do not pay anything more than that Rs.1001 before obtaining all documents as indicated by me in order verified by a civil lawyer and after ascertaining with Panchayath
If the seller is sure of genuine nature of the deal,why they are pressurizing you to pay  on Saturday itself?

QUOTE

dear Mr. Thomas,

i got your name from the net.
i have plot (admeasuring 7 cents) in mala (Trichur dist.) and would like
to construct a house with a carpet up area of approx. 1000 sq.ft. it
should have 3 bedrooms (bath attached) + kitchen + work area + sit-
out+hall etc.

kindly let me know your guidance...

Nair

My reply

In seven cents of land you can build three bed room attached house  in two floors only.Plinth area of the house may be around 1700-2000 sft. and definitely not 1000 sft.

QUOTE

Dear sir,
 
Let me introduce my self. I am Basil, Presently working in Qatar and i am belongs to north Paravoor 
Sir, I have a house plot which measuring 8. 2 cents having all facilities such as school, churches, temple, shopping and bus stop with in walk able distance.  I want to construct a dream house which should have 2000 square feet. But my concern is the plot is near( not very near) to cemetery of catholic church. The cemetery is located south east side of plot after the Municipal road.Therefore, i would like to know whether the plot is suitable for house construction. Could you please give me your valid suggestion.
 
The plot plan is already attached here with for your reference.
 
Thanking you in advance
Regards
Basil.

My reply

Cemetery is next to the road on the side of your property?
As per Vasthu it is not good to have  house near to any religious place and burial ground.Even from the sanitary point of view, water in well you may construct in the plot will get polluted and you may not be able to use it.
In my opinion,it will be better not to construct house in that plot.If you have no other land and if it is not possible for you to sell this plot and buy another plot,you may construct house trying to keep other vasthu factors properly.
 

QUOTE

Sir, I have an old Remodeled Nalukettu at Monkompu, Alleppey, Kuttanad.You might know the soil type and other factors prevailing there.Now I desire to renovate that or demolish and reconstruct. Can you advise a plan .
 
Sundareswaran

My reply

Only after visiting the site,I can comment on what exactly can be done on the building

Queries and replies-House Design and construction

QUOTE

Hello Mr Thomas,

I visited your blog and liked the contents. I am planning to renovate a massive 90 year old house which is still in good condition. The plan is to give the entire structure a concrete roof and change the wooden windows to glass. The house has wooden beams on the ceiling and roof tiles. There are occasional repairs we do to stop leaks and termites. My concern is whether the structure will support a new concrete roof? It is in two stories. The upper storey has a covered verandah, three bedrooms,a small study and two attached baths. Downstairs, the living space is about ten rooms in all with three baths.

I am aware you will need more details , however on the face of it, is the project viable?

Thanking you in advance.

Vijaykumar

My reply

Without visiting the site and checking up the structure,I cannot give answer to your query.
However a 90 year old structure may not have used cement for construction.Walls must be hard laterite and quite a good portion of it at least inside might have got damaged due to pests.In view of these I will not recommend concreting a new roof for the  existing structure.
In my opinion you should leave the structure as it is if you have other land to construct a new house.

QUOTE

Dear Mr. Thomas,
 
Could you share your expert opinion on using " CHENKALLU"  instead of using normal ' Ishtika" for constructing Wall?  How can we avoid the problem of " Chithal ?
 
Thanks ahead
Cleetus Antony

My reply

Generally people have a feeling that they know almost everything about house construction and all that they need are some tips from an expert.
House design and construction has undergone rapid developments and more changes come every day.So it will be better for you to have a professional to design your house and to monitor/advice each and every step in constructing house
Hard laterite which you call as Chenkallu available in Alleppey dist. are of very poor quality and there is no way of preventing deterioration and pest attack after using it for construction of walls,even though some pest control methods are available
In addition using such material for wall will increase plastering cost..Instead you can use solid concrete blocks for wall if your intension is to reduce cost.
 
QUOTE

Dear Mr. V.Thomas,
I am Rony Varghese . i am working in Abu Dhabi . i am having a land in Kumbanad (near Thiruvalla)
I will be coming for vacation this April. i would like to start the work of my house . i would like to know whether its a must that someone should be there when the construction is going on.
i am planning to make a 2000-2300 sq.feet double storied house with a low cost.
and also i am planning to make 5 or 6 houses and selling it at another place. that is my dream project.
i have some land and i need to utilize it.\
hope you will help me in this.
Waiting for your reply at the earliest.
\thank you
Rony.V.Abraham

My Reply

We can design and construct your house at Thiruvalla without any one being present at site to monitor work.We will manage the work with professional care by using best quality material with best construction practices.

We will open a website exclusively for your house construction and will post pictures regularly from the site.Thus living in any part of the world you can see your house coming up and  get involved in construction process.

House under construction at Irinjalakuda.

Mr.Lohidakshan,software Engineer working in Bangalore has sent plan of the house for which construction has reached up to foundation level for me to check up.

My comments:

Plan sent by you is not a professionally prepared plan and is not Vasthu compliant also
Following architectural defects:
1.Living room is too small. Not even six people can sit there
2.Pooja room is in darkness.No light and air access
3.Both dress are in darkness.Toilets are too narrow.You will find it inconvenient in use
4.There is a wastage of space by way of a passage from South west bed
5.After stair family living space indicated will go waste as passage
6.Spiral stair case will turn out to be too costly and putting stair case near outer wall will prevent light and wind entry to that space
7.No direct access from Kitchen to dining
8.Wash near common toilet again in darkness
Vasthu defects
1.North east is Esaana Konam ideal for Pooja room.Kitchen  not good here.
2.South East is Agni konam.Good for Kitchen.Very bad for bed room.If you use this bed room regularly you will have misfortunes and problems.
3.Pooja room wrong position
As you have reached only up to foundation level I can visit site and advise you on how plan can be corrected before it is too late to do anything.

QUOTE

Dear Mr. Thomas

Let me introduce myself as Mr. Ajithkumar from Kottayam and currently working in Kuwait. I am in the process of constructing my house and the structure work is almost complete.

Is it possible that you can help me with the present rates if I send you the building plan. How much you charge for giving me the estimate. The plot is at Varisseri, Kottayam which is only two KM from Kottayam town.

I would like to have the estimate with with M sand and with river sand. I am looking for an item wise contract like RCC, PCC, Brick work, plastering, barring steel cost and not the labour contract.

Your feed back is highly appreciated.

E.S. Ajith Kumar
Asst. Analyst
Kuwait National Petroleum Company,
Kuwait

My reply

As your structure work is almost complete,I can visit the site and assess work already done,check Vasthu compliance and advise you on pending works

Queries on house design and construction

QUOTE

Hi Thomas
Hope you are doing well..I just happened to go through your blog and found it quite informative. I currently reside in Chennai. I have a plot of 8 cent in Trivandrum (Peyad). I am planning to construct a house with minimum 2700 sq. ft. of built area. My budget is up to 30 lakhs. However when I checked with an architect in TVM, he has given a quote of  Rs. 1566 per sq. ft. which I think at the higher side. I have attached the quote for your reference. Would appreciate if you could please advice on this. Is this Quote reasonable according to you? I have also attached the elevation and building plan. I would also like to know whether you are taking projects in TVM side as well.
 
Awaiting for your advice.
 
Thanks and Regards
Tony Jose

My reply

Plan , Elevation and Estimate sent by you clearly shows that you have not consulted a professional Architect.Plan and Elevation are prepared without any professional capability and  the so called Estimate is not even a proper Estimate.

Constructing a house with given plan and Elevation is a mere waste of money.You will realise what I am telling you now only after wasting money and completing house
There is no such thing as square feet cost of construction.It is a  lie told by contractors to get work. Once the work starts you cannot do anything but keep on paying whatever extras contractor may demand as no body will come to complete left  out not completed  work by a contractor In Kerala conditions.If you still want to continue with same plan and contractor,I have nothing more to tell.

I can take up project in Trivandrum.But plan and other drawings will have to be completely revised preferably after a site visit by me.

QUOTE

Dear Mr.Thomas,
 
I want to put a truss roof over the flat RCC slab for my house under construction in Kannur. Can you please give some information regarding the cost for the same? in sft sloping or flat area? including the truss work and tiling. Also if you have any contact of any agency doing this work there in Kannur please give.
 
Vinod Nambiar

My reply

On any Engineering job,no professional can reply for any query without proper data.For a job like this I or anybody else will be able to give a costing only after visiting site and studying details properly.
Normally for truss work contractors give sft rate for flat area covered by truss work.
I am not familiar with some one doing similar work in Kannur.

QUOTE

Hi Mr.Thomas,
 
We are planning to a build a house (600 Sq. ft.), consisting of Hall, Dinning, 2 Bed rooms and Kitchen in 3cents of land (Paravoor). Our budget is 5 Lakhs.
 
I want to know the details like
1. Cost for drawing plan and getting approval.
2. Are you providing workers for construction, if so Labour charge per sq.ft.
3. Your supervision\ consultation charge
 
Kindly provide me reply.
 
Rajasanthi

My reply

Building a house of 2 Bed attached in 3 cents with other usual facilities will require about  1000 sft in plinth area.Plinth area can be known only after preparing a plan of the house suited to your site,requirements,building rules and Vasthu
Constructing such a house at present day cost with Rs.5 lakhs will not be practically possible
It will be better for me to visit the site before preparing plan.If interested I can give consultancy charges.

QUOTE

I am totally impressed with your designs and I need a farm house design from your side for which I need your commercial terms...The design need to be mediocre in a south facing plot of 146 ft. x 150ft..

Ravisankar Ch
VIJAYAWADA 520002
Andhra Pradesh

My reply

I need to know dimensions and directions of all four sides of the plot.Positions of roads near plot and your requirements for the house in detail.On receipt of these information I can start working on your plan of the house.

QUOTE

Hi Thomas,
I want to construct a building in 10 cents plot which has a street on one side. The building is not facing the the street. it is facing road which is perpendicular to the street . Is it ok to leave 2m on the side where the street is present.
Thanks,
Ann

My reply

As per Kerala Building rules,you need to leave 2M on that side of the plot from street only if that street ends within 75 M length.Otherwise you will have to leave 3M from the road.

To be more precise, check up with concerned local authority as they will only be knowing about any specific requirement fixed by local authority for that location.

QUOTE

Hi Thomas,
 
This is Jeevan and am from Trichur.. I went through, your blogs and found quite interesting.
Need a favour from you. I would appreciate if you can guide me.
 
I am attaching my current house along with the modified structure that i did with my limited knowledge using Photoshop.
 
I really don't have much of money to invest on this. But would like to know certain things.
 
1. can i construct the roof as a tress work in the same shape and do Ferro cement works to make it beautiful. Since the house is really old ,i don't want to load it with more concrete works.
 
2.What sort of material should i use to make it cheap.
 
Hoping for your kind assistance
 
Thanks and Regards
Jeevan Mathew

My reply

It is not difficult to draw any Elevation of  modification dreamed by you..It is not that simple implementing it as you will have to check up structural aspects before attempting  to make modifications.
For any renovation/modification work,you will have to get the building inspected by a qualified and experienced consultant. for both architectural and structural aspects.

I can visit your site ,take measurements of existing structure and suggest modifications possible after studying your requirements of modifications.I can check up both architectural and structural aspects of existing structure and  suggest modifications possible.

QUOTE

Dear Thomas Sir,
 
I already started my house work in Palakkad..1400sqm ground floor with frame, and future 2 more floor planed. my construction Engineer give me following details please  suggest me is it ok? I am a clerical job person so cant understand..technical.

attached framing plan.

My reply

Details provided  by you shows clearly that the plan of the building and structural details are not prepared by a qualified Engineer.So many people call themselves as Engineer especially in rural areas of Kerala without proper qualifications.

A contractor cannot be left to decide on steel reinforcement,column sizes,footing details etc..
You have to consult an Architect for architectural design and a Structural consultant for structural engineering design
If you leave the contractor to design both architectural and structural design he will simply misguide you to increase his profit .Your building will come up spending your hard earned money without proper engineering and ultimately you will only have to suffer.

If I have to be involved I would like to revise right from architectural drawings and a professional structural engineering design is required not something that suits the contractor even at the cost of structural stability of the building.
 

QUOTE

Dear sir,

I am Kandhaswamy  from  Jayankondam which is 90 kilometer from Trichy in Tamil Nadu.    I want  to build a home  using  wire cut brick  without plastering .
Is it  good?   And also please  tell me  where  Good  Wire cut bricks available ?
In Tamil Nadu , it  is  difficult  to get  wire cut brick.

Please  explain  how  to do  laterite  works  on  outside of  walls.

Kandhaswamy

My reply

Building with semi wire cut bricks without plastering is no more attractive as  it involves more labour charges.As you know labour is now costly
Wire cut bricks are not available in Tamil Nadu if my information is correct.Buying and transporting from Kerala will be too costly
I do not understand what you mean by laterite work outside wall

Queries on wild life resort in Kerala,house construction

QUOTE

Dear Mr Thomas,

My name is Nada Bouchta and I am currently a student in Les Roches, international school of hotel management, located in Bluche (Switzerland).

For our diploma, we have to realize a project on a wildlife resort and our group choose the location of Kerala in India. Therefore we need many information on costs wages and general policies. I found one of your posts on internet about architecture in Kerala. Would you help us on defining more or less the building cost if I provide you with all the material and facilities used?

Thank you for your understanding and time,
Best regards,

Nada BOUCHTA.

My reply

Do you think a visit to Kerala is necessary for undertaking such a project? If  you are planning a visit I can assist and guide you

You can send your queries by email or you can chat with me at Facebook by adding me in your Facebook account.Here is the link:

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

QUOTE

Hi Thomas,
Thank you so much for your offer to visit our site and we are excited to work with you. . We have the plan to build a house having around 2500 sq. ft in area. Can you give us a rough idea of your final plan preparation fee and also elevations both two dimensional and three dimensional. How much a detailed architectural drawing will cost.I would like to have an idea of these costs because all these expenses will add with our budget.

with regards
Sojan Alex

My reply

First of all you have to understand that involvement of a qualified and experienced professional in your house building project will give you at least following benefits in addition to many more advantages.
1.A design which is appropriate for your site and requirements without wasting even a bit of built up space
2.Maximum utilisation of space
3.Vasthu compliance
4.Cost reduction due to use of structural engineering inputs
5.Traditional Kerala architecture features  combined with modern architecture features
6.Better appearance
7.Cost reduction due to continuous  professional guidance and involvement
8.Use of modern technology,trends and  materials.
All these and more will actually reduce your cost and will give you added value for your building and fees payable for professional involvement are never additional burden for you

Queries and reply-House construction

QUOTE

sir,l am planning for new home. I would like to know which is the best way to give contract ,i.e. full/labour contract.l can spare three days in a week for look after the construction work. Further i would like to know what are the hidden cost , loopholes,precautions in giving the contract. Whether i will be in loss while comparing with normal construction cost.kindly guide me.

Chinthu Jyothis

My reply

You are likely to build only one house in your life time.It is for your use and for at least for next generation.
Building a house simply depending  on a mason by giving labour contract/material labour contract  is going to create problems for you
Have a professional Architect/Engineer to design your house and provide you with complete detailed drawings required during construction.Also get continuous site monitoring and instructions to workers from a professional.

Having such a professional service will actually reduce your cost of construction.It will also get you a better house by design and construction in every aspect
Get rates for construction from the mason to do construction as per drawings and instructions of the professional.Involvement of such a professional will prevent mason misguiding you on almost every aspect of construction and giving you inferior quality construction.Because reducing labour/material content for each item of work will be his first priority sacrificing quality of construction to increase his profit even though he may talk to you that he will do best quality construction
If you require our services for design and professional services later,please let me know.
 

QUOTE

Dear Sir,
 
I am a NRI, working in Saudi Arabia.
 
Currently I am constructing a 2500 Square Feet, two storied residential house at Changanacherry Town near Railway Station.
 
I had given a contract to construct the structure only, and the work is progressing well and is expected to be completed by the 1st week of March 2011.
 
I am looking for a professional (architect/designer) who can assist me to accomplish the remaining work which are  listed below.
 
1.Plumbing Work
2.Selecting Toilet Tiles & Accessories
3.Boundary Wall
4.Gate
5.Staircase Railing
6.Electrical Fittings/Accessories
7.Earthing
8.Side Paneling Gypsum Board (Lightings)
9.Motor (Water) (Selection & Fixing)
10.Overhead Water Tank (Selection & Fixing)
11.Well (Finishing Work only)
12.Modular Kitchen (complete selection & fix)
13.Selecting the Flooring Materials & laying work
14.Fixing Solar Water heater
15.Painting the building
16.Landscaping work
17.Constructing Car Poarch (which is separate)
18.Furniture/Furnishing (Interior Designer) advice

 
I will be visiting Kerala on very short one week vacation from 2nd April to 6th April 2011, wherein I would like to take a final decision about the items listed above.
 
How can you help me? are you interested? please let me know by return email as soon as possible explaining clearly your terms and conditions.
 
Regards,
Shaji Rawother
Saudi Arabia

My reply

I  can act as consultant for the works indicated by you and also provide our workmen if you require our direct involvement for the work.
It will be good if I can visit the site and assess work already done and suggest improvements/modifications possible at this stage.
If required an Estimate for works indicated by you can be given after site visit

You can have a look at few pictures of houses designed and built by us at Facebook page. You can even add me as a contact in Facebook so that you will get continuous updates on my blog entries and interactions with clients.
Here is the link:
http://www.facebook.com/#!/profile.php?id=531348963&sk=photos

QUOTE

Good morning Mr. Thomas,
 
I visited your web site and thought of having a chat regarding my plan  of my house cum  studio apartment construction.
 
I am in UAE with my family.
 
I have bought a 4.5 cent land in Edappally near to Cheranalloor .( Sketch attached. ). I have got a local designer in cochin and designed and approved  a plan.(attached) I have slight modification and specifications as per my little knowledge. Can you help me out.
 
Can you help us out as how it can be proceeded and what all services you can provide along with your split up rates.

ANVAR MUHAMMED

My reply

After going through the plan of the house forwarded by you I found that the plan is prepared by some one without much expertise or experience.Many people think that plan prepared by any one person  is the only possible design for the house to be constructed.

A real good Architect with experience can make a lot of difference and he can give you the best possible design considering your requirements,funds availability ,possibilities and limitations of the plot.

You will understand defects of the present plan only after construction is over.Then it will be too late.Is it not better to spend few thousands now instead of loosing lakhs of rupees ?
A well designed house after completion will make you feel proud that you have built the best possible house within your capability and limitations.

I can redesign the house  and Kerala Building rules allow change of plan within approved plinth area ,if you have already obtained approval of plan from local authority.

Queries on cost,clearance from road,Vasthu,filling site

QUOTE

Hello Thomas,

I have a 7 cents (3049 sq.ft.) residential plot in Kadri at Mangalore, (Karnataka state)Its located in a plush locality and I intend to sell it.However in order to get more price, I have decided to level the plot. Since the plot is about 5 to 6 feet below the main road.
I intend to bring it up to the road level.How much sand do you think I would require and also what would be the total (rough)cost for the same?

Please do reply.

Kind regards,
Merwyn D'souza.

My reply

It will be better if you contact any local contractor who take up such filling works.After seeing the plot,he will give you exact indication of cost of filling
You cannot expect me to know cost of filling material at your locality and I cannot  assess site conditions without a site visit.

QUOTE

Dear Thomas sir my name is Mrs. Girija and I am  from Kerala Kollam ,kadakkal .i would like to construct a small house in Kerala ,kadakkal .there fore kindly tell me about the small budget.i need 2  bed rooms ,kitchen,a hall .sir please give me reply.

My reply

Two bed room hall Kitchen,one toilet  house may cost minimum Rs.5 lakhs.It can only go up during construction in Kerala conditions.
 

QUOTE

i have a plan to buy a plot around 15x15 m size for a shopping complex min 3 storied,but it coasting around 7 lakhs /cent.but main problem it is a corner plot for two main roads between Trichur-Chalakudy nh47 road,plots one side is nh 47 (4 line )other side  is a traffic tar road around 5 m wide .and other two sides is neighbours they are ready to give permission to abut the building wall with there compound wall.so i ask  your advice to buy these plot for the shopping complex and how much distance i have to leave in both road sides and possible for other side to abutting? this plot is in panchayath area and how much % totally i can build. please awaiting your advice.
 
Joy.k.George
AL AHMADIAH AKTOR Dubai

My reply

Especially for a plot like this facing National High way it is better to check up with concerned local authority office(Panchayath in your case) as they will only be aware  of road widening planned or any other schemes .In addition to provisions of Kerala Building rules,local authority may also impose certain restrictions in building construction especially for a plot like yours facing National High way
 

QUOTE

Dear sir
My Cousin is building a house the kitchen shown in SE corner and in first floor the bed room shown above the kitchen is it ok as per vasthu?
Secondly the room sizes for bed room are shown are square will it make any problem?
Please reply me
 
Regards
 
Jini Jacob
Doha,Qatar

My reply

Kitchen at South East is good as per Vasthu.It is better to avoid bed room for regular use at Agni Konam(South East)
Room sizes should not be square as per Vasthu