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.

Free Consultation,Kerala House Construction,17/3/15

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

Extension to existing house

Query-1

I am building an extension to the existing building; extension is for 267 sq m. Our soil is mostly sand (not sticky hard soil).
I have a question regarding the new forms of building foundation. Are the concrete foundations strong enough? Will the building sink if the concrete foundation is used? How can we avoid sinking?
I know the cost of the construction depends on the place and type of construction. But will you be able to give me an approx. cost of constructing this extension. I have attached the house plan here.
After waiting for a long time, we are completing the house. My parents and grandmother and our family will live there.  This is a very small matter for you, I know. I will be grateful if you get time to reply to this.
Preethy

My reply

It is not a small matter for me as every client is equally important for a professional

But you are treating the matter very lightly

When you are building an extension do not attempt to start construction without getting technical advice of an experienced professional

Foundation for a building is decided by a structural consultant considering plan of building, soil conditions and foundation required with all relevant details can be decided only by him after carefully considering every related aspects

Do not simply go by free advices you may get from every one you meet in your daily life

Cost cannot be estimated on guess basis simply by knowing possible square feet plinth area. For an extension work, normal calculations and guess estimates do not work as the building originally constructed may not be structurally stable or built under professional guidance

House design and Construction

Query-1

I am based on Mumbai and I have a plot of land of 3.5 cents in Kannur, Kerala.  Is it possible to construct a house with 3 to 4 BHK collectively ground + 1.  Please advice.  Can u suggest a ground plan for this?  The land is in square type. 

Chandran

My reply

3.5 cents land can have four bed room house attached. Our office at Cochin is such a house converted as office

But I need to get all four sides exact measurement, position of roads nearby, direction to which house will face to start working on plan of house. Without any data on plot, no one can simply fit an existing plan of house to your plot. This query shows how ignorant people are about house design and construction. Still instead of going to experienced professionals people go to nonprofessional ”square feet cost” contractors who will give false promises lies and no trace of Architecture and Engineering. For them it is just another business to make money by fooling ignorant gullible persons

Boundary wall for plot

Query

I constructed a house near PWD road after obtaining permit from Panchayath .the basement made after leaving 3meter from road .now I have to make boundary wall in road side sir please tell what is minimum distance I have to leave from road to construct boundary wall.

Sreekanth

My reply

If your plot faces a public road, you have to apply for permission to concerned local authority to construct boundary wall facing road. While issuing permission local authority will specify clearance you have to leave from road

Kerala Style Construction-study

Query

Anjali Singh as left a new comment on your post "Teak wood-use in Kerala house construction":
I am B.Arch final year student, and i want to know that what local materials i can use in a typical Kerala style house and which material use in which house area?
Thanking you and i'll wait for your reply.

My reply

If you are doing a Project work for study purpose on Kerala Architecture, first of all you have to visit Kerala and study at least a few old typical Kerala Architecture houses and study in detail about every aspect of Kerala house design and construction by meeting at least one experienced building professional in Kerala. Writing such a blog post and asking me to teach you on such a large topic by mail is simply irresponsible behavior from the part of a student
Checking Plan prepared

Query

Please check plan prepared for a 4500 sft house to be built in filled up land

Mohammed

My reply

Following are my comments on your plan

1. Vasthu aspects

For an east facing house, car porch should come at Northern half and not at Southern half which is Agni Konam ideal for Kitchen

Kitchen at North West(Second choice) and Bed rooms at South west are okay

A water body at center of house is inauspicious and can cause harm. It can only be at North east 

2. Architecture

Lots of space is wasted without proper planning or arrangement of living space. Quite a lot of living spaces are in total darkness due to lack of sufficient ventilation and lighting

Living room and Dining space are too small when considering space wasted elsewhere

Stair climbing in one stretch is not good

Toilets are too long but width insufficient. There are no proper dress areas. A toilet of length 440 cm (nearly 15 feet long) is meaningless

Store is not required in modern houses which has modular Kitchen

In my opinion, you should not proceed with this plan as it will simply waste your money and will give you a house with many defects

If you are constructing in a filled up land with filling depth of 3M, you may have to go for at least sand piling. This can be decided only after a soil test is done where the proposed house come up and after analyzing soil test results by a practicing Structural consultant

If you are willing to revise the plan, I can design it better for you

House Construction

Query

I am planning to build a home in my property. I need your advice regarding best low cost
designers for drawing my house plan. I am planning to build a house in
1000sq feet, with 2bed room in ground floor and 2 in first floor.my
budget is about 15-18 lakhs. I need your advice on this as fast as
possible.
Rizwan

My reply

You cannot build a two story house with four bed rooms with 1000 sft plinth area and with Rs.18 lakhs

May be you can build a two bed single floor house if you can cut down cost with professional guidance

Buying existing house and planning to extend

Query

I am planning to buy a house. In fact I short listed one. It is a small house, 5 years old with 750 sft total area. But it sits on an 8 cent plot. It has two small bed room, one hall, one common bathroom and a kitchen. I would like renovate the house.

I don't have a sketch of plan now.

I will grateful if you can send me an advice on the scope and also a rough estimate of the cost. I am in a dilemma whether to buy the house or not.

Joshy

My reply

Buying an existing house should never be done by trusting your judgement or that of your friends or relatives. Every aspect related to building right from Vasthu, Architectural design, Structural stability, quality of construction, legal documentation will have to be checked by an experienced building professional before you decide to buy existing house. Otherwise you will be buying trouble with your money

Building rules

Query

I have 4 cent plot in Trivandrum corporation area. I make drawing and got approved from corporation. But now the problem is lost my drawing i have the copy. What is the procedure for getting duplicate copy? Francis.

My reply

If you have a copy of approved plan and building permit, that is enough

Once the building is completed, you will have to give a completion plan to local authority duly sealed and signed by a licensed Architect/Engineer. In that you will have to simply mention building permit No .After assessment of building, local authority will issue Ownership certificate for building and that will be sufficient for all legal requirements

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

Free Consultation:Kerala house Construction,13/3/2015

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

Architecture services

Query-1

has left a new comment on your post "Kerala House Construction-Free Consultation:25,Sep...":
You have any services in Kannur district, please let me know. I want to construct my own house in my property. 

My reply

We can take up Architecture/Structural Engineering design services for anywhere in the world and not necessarily in Kerala itself as these Engineering services need only technical knowledge, creative talent and lots of common sense which we possess in plenty

Query-2

ali has left a new comment on your post "Building Permit":
I am a Licensed engineer but i am not much experienced in preparing a complete drawing. My doubt is that i would like to know the procedure and details to be submitted for getting a building permit for an extension work of a school, also i want to know the clearance to be provided for the building. 

My reply

There is no place where they teach you to be a licensed Engineer to submit documents/drawings for statutory authority approval. You have to learn by associating with someone working in the field in your area of operation

You have to get books on Building rules and updates on it and study to guide your clients properly

House Construction cost

Query-1

Shijin baby has left a new comment on your post "Kerala Architecture":
I want to build a 750 sft home in Kerala. Have 5 cent land, and my budget is 10.5 lakh. Can u send some plans for me?
My reply

Plinth area of the house to be constructed can be known only after an Architect transforms your needs in to a building plan. House construction is not like buying few kilos of rice from market. You go to a shop and ask for certain Kg of rice. Some people think house construction is like that. You decide sft plinth area of house to be built without assistance from a professional. You make enquiries about construction cost with any one you meet daily during course of your life activities. They give you free advises as they are not going to lose anything even if you land in trouble

Again you think any plan of house will suit your purpose and ask me to send plan. Plan of the house will have to be specifically designed to meet your needs, plot dimensions and your budget

After visiting your site, studying your needs for house, I can tell you whether Rs.10.5 lakhs will be sufficient to get a house which you are looking for

Query-2

Anonymous has left a new comment on your post "#Kerala House Construction:Free Consultation,25,No...":
I need to know is Ferocement technology good in home construction. My budget is around 15 lakhs and my requirement is 2bhk in 1000 sft. Please suggest if I can go ahead with Ferro cementing or please give a positive idea. 

My reply

It is continuation of what I replied earlier. Some body talked to him about Ferro cement. Without knowing much about it, he decided that his house should be made of ferocement

Ferocement is just another form of concreting where they use steel mesh instead of steel rods for reimbursement and instead of using usual concrete; mortar specially mixed is plastered on both sides of mesh. Wall of a house if made with this almost one inch thick material cannot withstand load of a roof

Keralites try to be Architect and Engineer for the house and do not want to pay for design and supervision to building professionals as they consider such cost as avoidable cost in construction. By trying to get bits of information on construction from those who really do not know anything about these, they are in fact wasting their own money without realizing it. There is no substitute for getting assistance from qualified experienced building professional. He can save you lakhs in cost and can get you better house at lesser cost. You need more than a plan and elevation from an expert. You need advices at every stage of construction

Query-3

Anonymous has left a new comment on your post "Nalukettu house-features":
Very informative. Thanks for this article. Much of it makes sense. I wanted a traditional house design, and the first thing to come to mind was the Nalukettu. After reading your article now I think I’ll come up with a customized version of this design which will be more relevant to our times. 

My reply

I have tried to visit many old Kerala architecture style houses in different parts of state. Nalukettu which come with an open court yard in the middle is a house style suited to those days and not for present day living

An open court yard in the middle can bring inside rain, pests and insecurity. Kerala houses of earlier days were made to suit joint families who stayed together mostly relying on agricultural produce for income. Now it does not suit to our needs of increased security due to nuclear family.

In quite a lot of present day big houses in Kerala, elderly parents live with only pictures of their children and grandchildren to look at.

If we look at old Nalukettu houses few features are worth incorporating in present days houses of affluent people. They are

1. Poomukham with a side access to car porch

2. Chuttu verandah which is an extension of Poomukham which come in front of house

3. A family living space in addition to formal living which is mainly used for interaction with guests

You can have a look at pictures of Cherthala house designed and built directly by me which incorporates this traditional goodness of Kerala houses combined with modern technology. Here is the Facebook link to pictures of Cherthala house in my FB profile: Thomas Viruvelil

https://www.facebook.com/ThomasViruvelil/media_set?set=a.10150639031648964.392476.531348963&type=3

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

Free Consultation,Kerala House Construction,12/3/15

 

For queries do not post in blogs.Write to me directly to

vhthomas@viruvelil.com

Thomas Viruvelil

Building rules

Query-1

Anonymous has left a new comment on your post "Building Permit":
I had 3.5cents of land in cochin. There is 2 meter private passage for 4 houses including me. How many meters we leave in the front area? Shall we get any concession from building rules?

My reply

If the private road is no longer than 75M, you can leave clearance of 2M instead of 3M

Anonymous has left a new comment on your post "Building Permit":
Query-2
I have applied for plan approval in Panchayath, Overseer came and given the report but till date not given the approval. Already two months has passed I am waiting for the reply.
How can I move legally?
Till date they have not moving the file to higher authority 

My reply

It is better to move Building permit application through licensed Engineer/Supervisor. In Kerala conditions corruption has become part of our culture. No one is punished for taking bribes or looting public money. As you have to get your work done, go through agencies familiar with such procedures. I cannot comment on legal aspects

Query-3

Govind has left a new comment on your post "Building Permit":
I have about 30 cents of land on the banks of a tributary of Periyar near NH 47 very near to Alwaye. The Puramboke land between my property and the river is approximately 30ft. My property is almost in a rectangular shape with about 50ft facing the river bank and about 250ft length wise and perpendicular to the river. My plot is the only one in that area without any building on it whereas; the next door neighbor has a building almost on the boundary of his Puramboke land. Are there any restrictions for construction of a residential house on the property and if so, I shall feel grateful, if I am enlightened about the same.

My reply

As per CRZ rule, 50 M clearance is required from your building to river. There are certain relaxations in specific cases. Approach your local authority with your land Survey No and location sketch to get matter clarified

Query-4

Anil has left a new comment on your post "Building Permit":
I have 4.25 cent plot in rectangle shaped and two sides of my plot is Panchayath road. I wish to build a home in the same plot and i could leave 3 meter from road from front end of proposed plan. But left side also has Panchayath road. Can i get any relaxation on leaving less than 3 meter from one side ( i mean left side of the plan). This road will end in next 100 or 150 meter. 

My reply

You will get relaxation only if the road is 75M or less in length from your plot

Construction of house

Query-1

Anonymous has left a new comment on your post "Cost of house construction and usual queries on ho...":
Being an Engineer myself and considering the typical mentality of an average person in Kerala, I have to agree with every word that you have written in this article.
The 'Not-So-Grand' feeling (I purposefully avoided the word cheapness) that we usually get when entering villas worth Crores of Rupees is a simple result of this.
A good article and a good blog. Thank you for spending your time in this and please continue the good work.
Hashim 

My reply

Thank you for your appreciation

Query-2

Anonymous has left a new comment on your post "Queries and replies-House design,construction ,rem...":
We live in a 1200 sft house for last 15 years. It is not properly planned for space utilization or air passage. Now we want to add first floor to it. I want it to be built with max space utilized and with max air passage. But someone told us that if we are building first floor, it has to be exactly same as ground floor. Is it true? Cant we change plan and position of rooms according our convenience? Could you please advise
Suma 

My reply

Your first floor construction need not be exactly as in ground floor. Normally walls can be constructed in first floor only above ground floor walls except in cases where your structural Engineer allows construction considering all related aspects. Plan can be different if it meets structural engineering requirements

Query-3

George has left a new comment on your post "Kerala House Construction-Free Consultation:03,Oct...":
Hi Thomas,
Out of curiosity, during the last one year how much was the range (in lakhs) that the cheaper houses you constructed came to ?
I don’t think its unreasonable to ask that.

My reply

A house can be constructed with any budget if the requirement for the house can be made to meet available funds. What I observed in Kerala conditions is that people generally think that it is up to a contractor to build at any cost. They think contractor has huge margins and if pressurized he can build house as required by a person at any cost by cutting down his huge margin.

Contractor does not know or bother about Architecture, Structural Engineering or quality of material or labour. He wants the building not to crumble down before he finish his job and walk away with money. But some times that happen also in spite of his prayers as he do not know about structural engineering to ensure stability of building

None of the so called “square feet rate contractors” have completed construction with the originally accepted square feet rate. He will find excuses to ask for extras and revision of rates and house owner after getting trapped with him will go on giving extras in his desire to complete house some how

Cost reduction happen not due to any profit thirsty contractor. It can happen only if you get services of a qualified and well experienced building professional. Few years of study in Engineering college is not going to make any one an expert. Years of working with projects will make an intelligent professional quite conversant with building construction and only he can give you better value for your money with better facilities

Query-4

SIbi Mathew has left a new comment on your post "Flooring for house-options":
Which one is better for roof, Concrete Tile or Clay Tile?
Can u please tell me the advantages and disadvantages of both? 

My reply

Tile is used over concrete mainly for heat reduction and to act as protection against leakages. For that purpose clay tile is better

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

Free Consultation:Kerala House Construction,9/3/15

For queries write to my email id

vhthomas@viruvelil.com

Instead of posting in blog as it will delay my reply quite a lot

Construction materials

Query-1

Vinod has left a new comment on your post "Foundation Rubble work for house construction":
Please suggest which of the following material is the best for filling rubble dry pack foundation up to ground level, and also suggest if anything else is also suitable for the same purpose.
1) Crusher dust
2) Crusher sand
3) Conveyor belt waste
4) M Sand

My reply

While filling inside rubble work after dry pack for foundation part which comes under ground level, filling material will have to be force filled using water under force. Hence material used for filling should be able to penetrate inside gaps of rubble work easily. Sand is the best option. Quarry dust and M sand have tendency to get in to a solid nature when mixed with water. If you use these materials for filling, ensure that water is forced inside till no more water will go inside rubble foundation

Query-2

Muhammed Amin has left a new comment on your post "Cost of constructing house":
sir I am working in KSA for  four years, Instant house making with concrete walls are more common. In Madras IIT also making homes, flats etc. with this kind of materials. What is your opinion about this types of homes in Kerala.

My reply

Rapid wall technology is adopted by FACT, Cochin. You can get in touch with them

Building rules

Query-1

Shanid.KS has left a new comment on your post "Building Permit":
I am from panachery panchayath Kerala. When i construct a home 1200sqft below the electric tower line 440kv .how is its rule which is the distance kept from that electric line vertically and horizontally

My reply

Constructing house below HT line is not good even for your health as HT line will create magnetic field around it. About clearance if required, you can check with concerned local authority

Query-2

SudhaKr has left a new comment on your post "Building Permit":
I am in possession of 1.5 cent of land in Cochin Corporation Area and in front of the land with a corporation Road. Shall I get permission to construct a house from Municipal Corporation?

My reply

Concessions on clearance space available for plots with area 3 cents and less in area. For details, contact concerned local authority

Query-3

Anonymous has left a new comment on your post "Building Permit":
I have taken a permit from a Municipality to construct Ist floor and given the completion report within 3 years after construction. Thereafter more than 3 years completed. So far no body came for inspection and assessed any tax since I have not seen any officials individually. Now what action I have to take?

My reply

I don’t think anybody living in Kerala will expect a Govt. official to come on his own to assess your house construction

You will have to go after Govt official and get him to assess your house construction. Unfortunately that is the situation prevailing In Kerala

Query-4

Anonymous has left a new comment on your post "Building Permit":
Dear Sir,
I have purchased a plot of 4.25 cents in this north and south side have private road access, whether i have to leave 3 meter in both side pls advice.

My reply

If the side road is less than 75 M long, you need to leave only 2M

Query-5

SreenivasK has left a new comment on your post "Building Permit":
I own a 5 cents of land in a panchayath. I need to construct a house there. When I applied for a building permit, panchayath rejected that application saying that it is agricultural land. No agricultural activities are carried out there for last many years. I do not own any other land. How can I get permit? Any exemption available? Please advice.

My reply

If you got rejection of your application in writing, you can appeal to Agricultural committee comprising of Tahsildhar, Agricultural officer and Panchayath Engineer

Query-6

Nithin Peter has left a new comment on your post "Building Permit":
Please help me to find a proper solution for my issue.
I have applied for the building permit for extension & reconstruction of my old house.
After the inspection from the local authority they have said that construction is not possible because of CRZ Act. The reason they said that the plot near to my plot is covered with water in some of the portions. Because of that it should be treated as canal so it is not possible to construct. My plot is located at a 162 m difference from the river. But water portion on the other plot is very near to me. Its just only around 3-4 m. Is there any option to get the permission to construct the building.
Please post the information known to you

My reply

I think you will have to approach local authority through licensed Building permit handling persons as I do not see any violation of CRZ act as indicated by you. A site visit will be required for me to assess the case

Construction cost

Gopinathan Nair has left a new comment on your post "Free Consultation,3/12/12":
Dear Sir - Is it possible to construct a house of 800 sft with 10 lakhs in Alappuzha 

My reply

No professional body or Govt. authority has declared a so called “square feet cost of construction” for any area. This is a term used by nonprofessional contractors to cheat their prospective customers. Anyone with little intelligence can make out that no one can exactly predict cost of hundreds of materials and different type of labour after about an year. Still people believe lies of contractors who construct without any engineering standards and quality to increase their profit and keep on demanding extras. By the time construction nears finish point, both house owner and contractor will forget that original promised “square feet cost”

Contractor will advise house owner not to get any Architect or experienced Engineering professional involved in work as they will create problems by giving detailed engineering/architectural drawings and monitor quality of work

Only option to reduce cost without sacrificing quality of construction is to get professional involvement from beginning to end of house construction if you value your money and do not want to be cheated by a contractor

Parking space in apartment

Query

Anonymous has left a new comment on your post "Building Permit":
I have recently purchased a residential apartment in Kerala. The builder had send a layout of the parking and we had chosen one slot. the layout did not contain any details of the area of the slot. Now we find that the slot is small and not sufficient for parking a big car. We took this up with the builder and they have replied that it cannot be changed now as it is mentioned in registration deed. Could you pls advise on this

My reply

Matter referred is legal in nature .I cannot comment on it without visiting site and going through relevant records