There are many things that comes into picture before you start planning to construct your house, At Architects4Design.com we believe that one has to understand what his requirements are and what is the sufficient area required to execute the construction work.
As an Architect we feel that one has to go through the Basic homework required to start the construction of your dream house. One has to go through the below points which make one understand the procedure it Starts and Ends.
- 1 Q1. How does one go about selecting and finalizing a site?
- 2 Q2. How does one proceed after finalization of the Site in case of a residential building?
- 3 Q3. How do I proceed after site finalization in case of a commercial building?
- 4 Q4. How is budgeting done?
- 5 Q5. How do we calculate the square feet cost of construction ?
- 6 Q6. Is it better to give a square basis contract or go with an itemized bill approach?
- 7 Q7. Is an architect necessary for houses too?
- 8 Q8.The design process – elaborated
- 9 Q9. The interiors . ?
- 10 Q10. How do I select a Contractor?
- 11 Q11.Payment / Project Schedule?
- 12 Q12. What if a particular Material is cheaper elsewhere?
- 13 Q13. CHECKLIST?
- 14 Q14.Suggestions for your Hose plans
Q1. How does one go about selecting and finalizing a site?
1. Accessibility / locations: This is the first of the basic qualifying criteria. The proximity to your area of operation, like work, client accessibility, vendor convenience in case of business premises; schools etc with support facilities like hospitals, shopping bazaar areas in case of residences; and many other criteria consisting of personal preferences help you to zero down on the most convenient location.
2. Soil condition: This can impact the construction cost in a major way. The softer the soil the deeper and stronger the foundation will have to be.
3. Type of Sites: Like the BDA, Housing societies, private land etc.
4. Size, dimension, shape, slope, facings: From the practical angle, these factors can affect the final design, construction and cost to a very large extent.
5. Basic vaastu: Though this would be a basic for a believer in Vastu; this should be important for an investor as well as it could affect resale ability or rent ability in the years to come.
6. Legal issues : If the land is a land allotted by the statutory authorities like the BDA then things are simpler, as only the transfer formalities need to be looked into. If not it is advisable to avail of the services of a competent lawyer who can advise you on the pitfalls. Registered Sale deed, Khata and Encumbrance Certificates are some of the documents, which come up for scrutiny.
Q2. How does one proceed after finalization of the Site in case of a residential building?
Once the site has been finalized, you need to conceptualize House plans done by professional experienced Architects.
THE MORE QUALITY TIME SPENT AT THIS STAGE THE BETTER
This shall save a lot of costs, breakage, remodeling, improve efficiency and achieve good synchronization in work.
Ask questions to yourself, talk to your family members about their requirements and also try to forecast your future requirements.
Conceptualize your house by visualizing and observing your own lifestyle.
Know what your basic requirements are before meeting the Architects.
- If you have a religious bent of mind, having regular rituals at home, not only would you like to have a pooja room but also some area for Homas and people to sit and watch. Then the design would also have to be modified with a high roof so that the smoke does not discolor the paint at the Homa area. The smoke can actually seep through every nook and corner of the entire house so that the beneficial effects of the Homa reach every part of the house. Maybe a meditation room is apt for the spiritually inclined. A Muslim household may require an area for namaaz facing Mecca.
- If you work a lot from home a big study area with a mini library arrangement may be required.
- If you have regular visitors you may require two living room areas formal and informal. If there is a first floor, then the staircase should not come down into the living rooms, as this would undermine the privacy of the home. Do you throw parties regularly; you would then require a party area either in the terrace, or a large living room area continuing into a garden, or a first floor living within a large balcony. Maybe a bar in some cases. The living area should have a washroom to avoid having the guests from having to go to one of the bedrooms to use the toilet.
- Teenage Children may require rooms with study areas.
- Do you have a household help / Driver who lives with you, Do they require separate toilets / bathrooms?
- Is the lady of the house a housewife or working? If she is a housewife then the kitchen may assume a lot of importance.
- Do you have the elderly staying with you now or in the future; do you have relatives and friends staying over regularly? You can’t ask your children to vacate their rooms when there are visitors?
- Are you of the type who watches a lot of movies, TV or music? Then you would definitely want a private home theatre area.
- Do you require open play spaces, gardening enthusiasts will require gardens, nature lovers would like open verandahs, terraces, large balconies, large windows. You should therefore use the terrain to your benefit.
- Water Conservation : This assumes great significance in today’s world. Everybody should take up Rainwater harvesting. Not only does it recharge the groundwater but also you get some incentives on your water bills.
- Do you require any specific climate controls, like centralized A/c, heating, running hot water in all faucets, fire control equipment, garden/lawn sprinklers, solar energy planning, inverter or generator wiring etc.
- Are you married or planning to get married, with kids, with parents, or expect them, do you plan to rent it out, partly or fully, or planning to sell in the near future.
- Vaastu : This is of paramount importance. To make the most of your plot, to deflect the negative energies, to harness the positives and to have a harmonious and healthy living. In case you are not very particular about this, even then Vaastu assumes a lot of importance. This is because it enhances the resale ability of the house.
- It is best to stick to the statutory requirements for residential house plans in bangalore which are based on the bylaws of the respected authorities. Not only is it hassle free, in the long term it may turn out to be safer. With the various set backs on all sides it would help in fire prevention / control, safety from electrical wires, drains etc.
Q3. How do I proceed after site finalization in case of a commercial building?It would be the same as above but would be having specific business requirements. In that sense it may be easier to plan your requirements.
Q4. How is budgeting done?
- The most important step would be of appointing an Architect. An architect’s fee is usually between 5 and 7 percent of the cost of built up area.
- Plan of the structure. (Sanction Plan, Approval Plans and Working Drawings) – Construction permits
- Selecting a contractor.
- Selecting an interior designer.
A very misleading advice or a live experience of a friend you could get is that a good builder/contractor would charge around 1200/- per sq ft for making the structure, inclusive of the shell (civil construction, doors/windows, electrical wiring switches, plumbing and a cement floor) and generally some basic paint jobs. At the current trend the cost of construction in Bangalore is varying between Rs 1300 to Rs 1400 for an basic A+ quality construction. If you opt for such an arrangement, towards the end it is likely that there would be some jobs pointed out as extra, which were not there in the original plan therefore leading to unjustified estimate overruns.
Your design determines the final budget : The design, style, size, aesthetics, fittings etc are the factors, which determine whether your final cost comes to 1300/- or 2500/- per sq ft.; and never the other way round.
Q5. How do we calculate the square feet cost of construction ?As in general practice the contract is given to a contractor to build at e.g., 1200/- per square feet. This is calculated at an assumption of a certain constant rate of materials like steel, sand and cement. The current construction cost in Bangalore for a residential building is Rs 1350 / sq ft. Even in a genuine situation of increase in the basic raw materials of sand, cement and steel, there would be no basis for recalculation leading to losses on one side whether in money or quality. Since there is no basis for the rate calculation, the rate of 1200/- per sq ft cannot be adhered to. This can lead to a lot of compromises on either side. There would be misunderstandings, confusions and losses in quality and money. Therefore the square feet cost is only a dividend of the total cost divided by the square feet constructed and not a base for any contract.
Q6. Is it better to give a square basis contract or go with an itemized bill approach?
The table tries to illustrate the hazards of a contract based on square feet rates Vis a Vis an itemized bill approach.
Know which is ideal to give your building contractors based on Sq ft vs Item rate. Know here the construction rates in bangalore for a building contractor and Labor contractor at bangalore.
Building Contractors billed on Square feet Basis Building Contractors billed on Item wise This is a crude method and adopted without any theoretical and analytical knowledge of the work. In simple words persons like masons who have sound knowledge of work but no educational background required to present and calculate scientifically. This is a professional, analytical and scientific method of working. Can be adopted by anybody since it can be followed easily even by a layman. This is an estimate based on specifications / requirements, which thereafter are the basis to arrive at item wise quantities / rates. This gives a total cost projection. Risk factor mainly for the person awarding the work is high since their money is involved. There is absolutely no risk for client as well as for contractor because money is paid in stages basis calculations. Advance paid for work and the actual work that is completed, tallying the two is very difficult, at times not practical and sometimes impossible. These agreements are quite vague and with lot of loopholes which more often than not, at the end do not work in favor of the client. Simple logic says that nobody would do anything at loss. Certain works would turn out to be extra and out of agreement, which therefore get charged extra on the premise that it was not part of the contract or the job is deserted halfway leading to only confusions and complications. There is a method for paying and even this is a part of agreement. For e.g. initially an advance of 8 to 10 % of work has to be paid to the contractor. At every stage, say on completion of foundation, the contractor raises a bill on actual measurement of work and a certain percentage amount is deducted as mobilization amount and a certain percentage of amount is deducted as retention amount (to be claimed after completion of work, to ascertain commitment and good quality work) ensuring part of the capital required is invested by the contractor. Extra work measuring is not practical. Every extra work is planned with castings worked out. Terminating the contract is tough if the contractor has by then received advance more than what was actually required. Terminating the contract or even apportioning part of the work to another contractor is simple since there is checklist of payments made in the form of running bills plus contractors’ money is with the client. In square basis contract only the plinth area is measured and item wise calculations are not made. If differences arise, measuring the work after completion is not practical since whatever is below the ground level can never be measured. Measurements happen at every stage and these are actual item wise measurements.
The item wise billing is a system wherein the cost of everything is calculated forwards from the raw materials unit wise. More simply said it could be called the Bill Of Quantities (BOQ). An experienced architect can handle this systematically
Q7. Is an architect necessary for houses too?
Choosing the right architects in bangalore is important for a successful project. If you are thinking of building a home, don’t cut corners at the wrong places by trying to avoid an architects service for design and supervision. Architects bring as much value to a house as they do to large complexes or flats. Architects will do site studies, help secure planning and zoning approvals, execute an assortment of other pre-design jobs, make approval plans, sanction plans and working drawings. A good architect will give you a 3 dimensional elevation of the project. To explain further, the architect shall give you a pictorial representation of how the completed structure will look. This will give you a clear idea of what is building up and you can contribute better in terms of ideas. The most important part is there will not be any communication gaps.The structural consultant is another integral part of the designing who is engaged through the architect. The two actually have to work in tandem. The structural consultant is more required for buildings with pillar construction.
The tighter the budget, the more imperative are the architects skills. The general belief is that the money paid to an architect is an avoidable luxury. But the fact is that it is money well spent. The value and savings received in return is much more in value. Architects help you identify what you want to build and give shape to you ideas and wants. An architect can give you alternatives you would never have thought of and help to get the best out of your investment. Architects don’t just design four walls and a roof, they create complete environments, which are comfortable working / living spaces with both interiors and exteriors. More so spaces that are functional and stimulating places in which to work and live based on your lifestyle. Without an architect you could end up spending an additional 50% and still not get what you want.
The services of a qualified, experienced architect and his structural consultant are critical for a host of reasons. The architect is by training and experience competent to lead the project, planning and design process in its entirety. The architect is trained in the kinds of skills that will result in a building that is well designed, aesthetically appealing and having optimum functional utility. The architect is creative and resourceful. He or she will bring in fresh ideas and explore options that may not have crossed your mind. An architect cuts down building costs and enhances the future resale / rental value by virtue of good design. An architect will be very familiar with the building codes and local laws and coordinates the work on site.
Q8.The design process – elaborated
Have an initial consultation with the architect.
1. Be very clear about your budget.
2. With an architect you get to know of exactly what your costs are going to be once you have frozen the design.
3. As far as communicating exactly what you need is your primary responsibility. Remember the architect shall only buildup and develop on your ideas and wants. You have to be very clear on your budgets. Once the designs are frozen then any change or addition shall result in addition to the estimate. You have to participate very actively in giving your viewpoints and ideas. Finalize on the architects fees and payment stages of the same.
Give your total requirements
In advance the interiors should also be planned with regard to placements, cost and appearance.
The more you plan the better it is, because there shall be no breaking, rebuilding and additional costs and time overruns.
The second meeting :
1. Get the budgetary estimates.
2. Ensure the planning is developing on the lines of what you had wanted.
3. Your requirements and designs should not change from now on so that there are no changes on the cost front.
The third meeting:
1. A good architect shall give (and you should insist in your first meeting) on a 3 D perspective of how your building shall appear once it is complete.
In a nutshell you know how your building and pocket shall look on completion of construction.
Q9. The interiors . ?
The basic level of interiors would include built in woodwork cabinets, air-conditioning, workstations, conference rooms, receptions, cafeterias in case of commercial structures; cabinets, wardrobes and kitchens in case of houses.
In case of residential interiors, this could approximately work up to even about 3 to 10 lakhs considering good raw materials and modular concepts in the kitchen. Modern Kitchens are much smaller than the traditional. The new rage is modular kitchens as they take care of convenience and aesthetics. Stacking all appliances neatly, they give the kitchen a sleek and stylish look.
It would be better if the interiors are planned at the initial drawing stage with the architect as the civil works, wrings can be taken up accordingly. This can reduce a lot of redo work later. An interior designer would charge in the region of 10 percent at minimum. Architects also take up Interior Designing works themselves, which could be better as the Architect knows the structure better. A little known fact is that an Architect could be more qualified in terms of interior decoration. In this case not only the planning, also the work on the interiors starts from the civil construction stage such as wrings, tiles, wall shades etc. This is in fact is most ideal.
A far cry from the earlier days, today’s bathrooms is designer bathrooms. With customized fittings, Jacuzzi s, swank tubs and some very useful accessories. It is no longer just a bathroom. It is important that one selects the accessories, like taps, tiles bathtubs, and mirrors carefully. Here again it needs to be planned right from the drawing stage with the architects as the bathroom interiors have a 90% civil construction component.
Q10. How do I select a Contractor?
The architect only gives the overall design and assures structural stability. How it really is carried out lies in the hand of the contractor who takes up the job. Finding and hiring the right contractor is of paramount importance to the successful completion of your dream home.
Selecting a contractor is no easy job. Generally the construction industry as in many others runs through references. Be sure of the credentials of the Contractor before the job is awarded to them, as several amateurs could exist in this business too.
The contract with the Contractor would typically specify the job to be done and also the materials to be used for the building. In this regard, the architect would not only help in wording out the contract, but also check the bills presented by the contractor at every stage to the client. The job of supervising the construction may be left to the architect, as he would understand the nuances of the materials better than the individual clients, thus leaving no room for overpricing and other undesirables. Involvement from the client’s side is an added advantage.
Q11.Payment / Project Schedule?
Equally important is the project schedule. This has to be taken from the contractor and finalized after the architect has Okayed it. It takes into account the actual raising of the structure and the curing of the raised structure. It would be wise for the client to track the work in progress with the project schedule.
In case the work is progressing faster than as given in the schedule there is something to worry about. It could mean that somewhere some shortcuts have been taken. Resultant the end product would be of poor quality. Sometimes to save on time the curing process gets the go by.
It may be also a good idea to work out the payment schedule based on the job done so that even in case of delays, the payment is made only after the job is finished.
Q12. What if a particular Material is cheaper elsewhere?
The materials required are bricks, cement, sand and granite aggregates (popularly known as jelly), pipes, nails, beams and so on.
Unless the client is knowledgeable or has the time and energy to check every material selected, it is best to let the architect or the contractor to supervise the purchase. If in case the market for a particular material is volatile; and if the client has a good source for it; the client could provide this and reduce this in the contractors bill.
Q13. CHECKLIST?Checklist before planning to construct your house
- Give a requirement list (to the Architect).
- Plans & Budgetary estimates (from Architect).
- A 3 dimensional view of the house, as it would look after completion (from the Architect).
- Plan the Interior works at the initial stages.
- Work schedule (discussed and decided with the Architect & Contractor)
- Payment Schedule (Architect and Contractor separately)
Q14.Suggestions for your Hose plansSuggestions for a better and well planned spaces
- Lots of light and open space. It should be easy on maintenance, user friendly and beautiful to look at.
- A terrace garden.
- Have as many electric plug points as possible, plan their locations.
- Have large windows, lots of glass, they let in lots of light air. They also give a beautiful feel good factor.
- A spacious kitchen with appliance placements well planned.
- Spacious bathrooms, walk in closets / wardrobes.
- Bedrooms without much clutter, maybe with a TV at 10 feet height.
- One entry and exit door, apart from the balcony doors.
- Easy access to the entire house.
- Rain Water harvesting
- A Home Theatre room.
- A water body (a small waterfall or fountain)
- Solar Water Heating and Lighting.
- An open to sky in the house, with a small sit out.
- A big garden for pets
- Insure the Home Loan if the House is on Home finance.
- House Insurance.