Inputs for home construction material selections

[kavery]

hi !

Praveen, your post on recommendations is really good, covering most of the important things.
Actually, I am thinking of getting a house built in HSR on a 60x40 bda plot. I would like a house with exterior simple and appealing - a blend of traditional beauty with a touch of modernity, ecofriendly, economical not extravagant except for the quality of materials used. Is it possible to give an approximate quote of the cost of building if we use all the materials recommended by you - the best, though not high end ones - for example, Italian marble, hind/parryware the best models, etc.?

I understand that you are an architect - correct me if I am wrong. If yes, can you tell me how you charge and the way you operate. And, do you have your own team of builders or do you collaborate? Do you make sure that the right material is used for construction in the right way, etc.?

I hope you will answer my questions at the earliest

Thank you

[parkom]

Praveen, I think it will be nice to have a price as Kaveri has suggested. Do you also undertake the full construction under your own fold or do you have construction companies associated with you? Am waiting to hear from you.

cheers,
parkom

[ardesarchitects]

Hi parkom
I am basically an architect doing residences and commercials architecture and interiors in and around Bangalore & Hyderabad. I am purely a design consultant, i don't take up any construction job but i can recommend the contractors only in case my clients needed.
*I am a total design consultant giving complete solutions like Home planning ,Elevation ,sanction drawings ,estimations ,tenders , contractor evaluation ,bill checking ,structural design, service designs like plumbing ,electrical ,rainwater harvesting ,details like railing, grills, staircase ,flooring patterns ,colors etc.....
*Material selections, suggestions, referring out lets only in case clients needed, guiding to buy A - grade quality ,designer materials like tiles ,taps, switches etc...
*All the above designs are supported by proper technical drawings .Each and every detail will be in a drawing format.
*Complete co-ordination with contractor for execution of same design, periodic site inspections and quality checks to make sure the contractor is delivering the committed quality.
*Interior designs with complete concepts and detail drawings.

I don’t maintain any contractor’s team; because I believe a designer can not design well if he himself is a contractor. I recommend any good contractor found in one site to other client.

In present market rates for decent finishes and quality 1000/- to 1200/- per sft will be cost of construction.
Since I can’t talk in a public form about my fee structure I am not mentioning any numbers .In general any architects fee structure will be percentage based on total construction cost.


Regards,
Ar.Praveen.N
Ardes Architects and Interior Designers
ardesarchitects@yahoo.co.in

[parkom]

Praveen,

Point well taken- it is better, in everybody's interest to keep consultancy and construction separate. Do you also undertake Project and Construction management ? This will ensure that the workmanship and delivery schedule at site is as per the approved intent of the designer and owner.

Secondly, what kind of time frame do you think it will take to construct and finish G+2 on a 60x40 site and how frequently does the owner need to do oversee the progress (are there many reliable contractors who deliver on time and in quality)?

Thanks for your reply.

[namburi]

Hi parkom,
Project management is required if your architect is just giving the design and execution is taken care by you. Usually for residences more than project management, execution of details is more important. I do take up the design execution jobs ,but depends up on the design you have .My style of designs are more in classy contemporary lines ,so I will be comfortable to execute those kind of jobs rather than ornamental / classical designs .

For a residence of g+2 in 40*60, 9-12 months are needed to finish ,if planned early even interiors like wardrobes ,kitchen can also be done with 12 months. But to achieve this we need to plan and keep all the details ready in time.
Ideally if the owner has the possibility to visit the site everyday (changing visiting times) would be good. Depending up on the contractor we need to strategically plan our visits. Not necessary that every visit should be done personally by the owner, some one on behalf of owner with things to observe list is enough to catch contractor golmals.
We do have some contractors those are honest at work; they give clear details of quality they follow and proportionately charge owner for it.


Regards,
Ar.Praveen.N
Ardes Architects and Interior Designers
ardesarchitects@yahoo.co.in

[chandramouli]

praveen,

i have a 40x60 corner site where i propose to start construction and am at the planning stage. i want to follow rules strictly. i wanted to have basement car parking facility. as per current rules the ramp for the basement can start only halfway into the setback area and the slope has to be no more than 1 in 10 ( can be 1 in 8 by way of deviation ). with this restriction how can any one have basement parking if the location is a level ground. am i making a mistake in interpreting the current rules. can you please offer your views. thanks. chandramouli

[ardesarchitects]

Hi chandramouli
What you said and understanding is absolutely correct .The ramp and the driveway in the basement shall be
Provided after leaving a clear gap of minimum 2.0 m from the common property line. The slope of the ramp shall commence from 1.5 m of the edge of property line.
The real fact is that in an urban site building a home following complete bye laws is possible if you have site size of not less than 60X80. Even in these conditions it is very difficult to fit the requirements of any one.
The one observation from my practical experience is that you need to pay so called bulky stationary charges to the sanction guys irrespective of your plan.
The other funniest rule is that you can't even have an open car parking in any of the set backs, you need to show a proper location for car parking in case of no basement.

Regards,
Ar.Praveen.N
Ardes Architects and Interior Designers
ardesarchitects@yahoo.co.in

[chandramouli]

praveen,

thanks for theresponse. it is indeed very disappointing. now that sakrama scheme has been approved and come into being, i presume we can deviate from the rules by paying a prescribed fee depending on the extent of deviation. is this to be paid at the time of sanction ( with deviations shown ) or is it to be got regularized after construction is over ( sanctioned plan being as per rules ). are the Inspectors entitled to stop construction midway if deviations are noticed ( in which case what i proposed wont be valid ). also if as u say we need ti pay bulky sums at time of sanction will the plan be sanctioned even if deviations are shown in the plan. otherwise i may need to pay again during construction if Inspector objects to deviations and construction stopped. looks like house building is going to be a nightmarish affair. thanks. chandramouli

[chandramouli]

praveen,

i just now understand that architects are authorised to approve building plans. is this correct. i also understand that the architects who approve the plans are also responsible for ensuring compliance with the plan during construction. are they also authorised to approve deviations from rules if prescribed fee is paid. also what if the plan is approved by the architect but the construction is got done separately with a different contractor. chandramouli

[ardesarchitects]

Hi chandramouli ,
Architects have no authority to approve any plan .We are only licensed to confirm the plan as per bye laws and can start the construction even before you get approval.
While the construction is going on you can get the sanction plan processed, the architect is only responsible if the building is constructed as per his approved plan (signed).If not constructed (construction is got done separately), it is owner's duty to get it regularized.
Architect is also a licensed person only to calculate the regularization fee as per the violation (total sft ) but he is not the authority to approve it or accept it.

Regards,
Ar.Praveen.N
Ardes Architects and Interior Designers
ardesarchitects@yahoo.co.in