We are a team of young leading Architects in Bangalore who teamed up to establish Archietcts4Design.com to cater to the demands of today’s construction-related services.
As residential architects we do understand the difficulties faced by many in the process of Starting any Construction or Design related works, so we decided to make things simpler for our clients. Hence, we started this Architectural firm Architects4Design.com to make things much simpler and easier to understand.
If you are planning to build a house in Bangalore and wondering What would be the Cost? Then used our advanced Construction cost calculator tool which helps your calculate your House construction cost based on your requirements.
We offer our Services for Residential house plans, Apartment, Villa, Row house, Apartment planning, Structural Consultancy, Construction, and Master planning for group housing. Our way of working is to interact with the clients in understanding their needs and requirements based on which we come up with the initial conceptual design.
These Architectural concepts show all the proposed house designs with 2D interior layouts. Based on these layouts we do changes as per the client request, once the architectural floor plans are finalized, we work towards getting a 3D building elevation design done So that one can see How their house looks like well before even the actual work starts.
For us Architecture is a VISUAL ART and the DESIGNS should Speak for its self . . . . !
Construction is a vast field it’s always difficult to understand for a person who is starting Construction for the first time. As Bangalore architects, we understand the concerns of our Clients by researching the current construction scenario by having detailed discussions with Building contractors, Labor Contractors, Plumbers, Fabrications, Electrical Consultants, Carpenters, Structural engineers, Painters, and many more construction-related consultants.
After having many such detailed discussions, we have given the below informative details in simple ways. So every client can understand the role of Architects, consultants and the current market rates for charged which will help the client to know all the informative details required before meeting us.
As one of the top best Architects at Bangalore, we further involve in Interior designing for which we propose floor plans, which will be re-designed to optimize the space in the arrangement of Wardrobes, Kitchen, Dining table, Cot, TV unit, Cabinets, Crockery unit, Washbasin, TV area, Walk-in closet, Foyer, etc.
In the Case of Interior designing for residential houses / Apartments, we first finalize the 2D floor plans and after which we propose a 3D conceptual view which shall be Designed based on the overall Budget of the project.
We also offer full architectural consultancy as residential architects in Bangalore for apartment projects we involve from concept floor plans, architectural working drawings, structural designing and support to Building contractors in making sure that the work is proceeding on-site executed as per our given architectural drawings only.
As architects, we also do other services as we have a well Experienced team for Landscape designing, MEP consultancy, Structural design and Project management consultancy.
- 1 SELECTING the right PLOT or SITE for Building the HOUSE?
- 2 PLANNING the BUDGET Required for Construction?
- 3 HIRING RESIDENTIAL ARCHITECTS IN BANGALORE/Professionals for Designing?
- 4 FINALIZING House Plans or Floor Plans as per Requirements?
- 5 DESIGNING 2D or 3D Interior Layout for FINAL Floor Plans?
- 6 Designing 3D BUILDING ELEVATION as per final House Plans.?
- 7 A SOIL TEST to know the SOIL BEARING CAPACITY on the proposed site?
- 8 ARCHITECTURAL/STRUCTURAL Drawings are based on the final House Plans and Elevation?
- 9 Choosing BRICK or CONCRETE SOLID BLOCKS for Building Construction?
- 10 Choosing NATURAL SAND or M SAND (Manufactured Sand) in Construction?
- 11 Getting ACTUAL ESTIMATION done for House Construction by Bangalore Architects?
- 12 IDEAL Locations to Buy a Site in Bangalore as per your Budget?
- 13 Choosing the right BUILDING CONTRACTOR or LABOR CONTRACTOR?
- 14 PLAN SANCTION from BBMP/BDA/BMRDA for Starting construction?
- 15 Getting the TEMPORARY ELECTRICAL Connection from BESCOM?
- 16 BORE WELL Digging for WATER Supply?
- 17 CONSTRUCTING a TEMPORARY SHED for Watchman/Material Storage on Site?
- 18 SITE MARKING and DIGGING FOUNDATION as Per Structural Drawings?
- 19 SUMP TANK Construction for sufficient WATER Storage?
- 20 SUPERVISION by residential ARCHITECTS and STRUCTURAL Engineer during Construction?
- 21 Choosing the right CONSTRUCTION MATERIALS for Flooring/Bath Fittings/Electrical and more?
- 22 PERMISSION for ROAD CUTTING from BBMP for Laying Sewage Lines/Electrical?
- 23 Paying a FINAL BILL to the CONTRACTORS Approved by the Architects?
- 24 Procedure for APPLYING for New BWSSB WATER CONNECTION?
- 25 Fixing SOLAR WATER Heaters and RAINWATER Harvesting?
As ARCHITECTS IN BANGALORE know the PROCEDURE OF BUILDING a HOUSE?
In Today’s fast-moving era, everyone’s first desire is to Build their Dream House. Bengaluru, a city of computers and IT technology, is a place where everyone has their first desire to have their home to live in. Today, building designs and constructions are the trends that are moving towards sustainable design and eco-friendly factors.
So, once the new to be owners of a house have their designs of the house ready it’s the time for the construction management of the project.
We feel that constructing a house is no Joke, we have taken sufficient Time and Research to compile the Step by Step process to make construction work simplified.
One has to feel that an owner of a Home has to go through a lengthy listed procedure of monotonous work. Some of the things which the owners should go through while their house is being constructed as listed below:
SELECTING the right PLOT or SITE for Building the HOUSE?
There are several decisions that one has to consider while planning to construct a house. Out of the many obstacles, one of the major impediments that one faces while getting their house built with the help of good architects in Bangalore.
A good Architect can also guide you in the selection of the Plot or Site. Below are the few factors that one should keep in mind while selecting/Buying a new plot/site for new house construction:
LOCATION OF THE SITE:
The area of the site is one of the most considered factors by the owners because the surroundings affect the owners, be it directly or indirectly. Another thing that the buyer should keep a note of is that the soil condition which is present in the location.
The site has to be ideally located near Basic needs/necessities like Schools, Hospitals, Parks, Playgrounds, Supermarkets, Medical stores, and other daily essentials.
There are different site dimensions possible like 20×30 or 600 sq ft, 30×40 or 1200 sq ft, 40×60 or 2400 sq ft, 50×80 or 4000 sq ft or larger sites formed by the approval of BDA, BMRDA, KIDB, BBMP, GRAM PANCHAYAT and other revenue / b Khata sites which are not DC converted or unapproved layouts. The cost of a Site generally varies from site to site.
- Rs 35 lacs to Rs 45 lacs for a 20×30 site or 600 sq ft.
- Rs 45 lacs to 60 lacs for 30×40 site or 1200 sq ft.
- Rs 40 lacs to Rs 80 lacs for a 40×60 site or 2400 sq ft.
- Rs 70 lacs to Rs 1.3 cr for a 50×80 site or 4000 sq ft.
- Rs 35 lacs to Rs 65 lacs for Revenue sites.
The cost varies depending on the Prime location or how close it’s located in the city center. Some of the prime locations trending today are HSR Layout, BTM Layout, Jayanagar, Indiranagar, JP Nagar, Koramangala, Sanjaynagar, Sarjapur road, Bannerghatta road, Hosur road, Kanakapura road, etc. The current going rates in these areas vary from Rs 2500 / sq ft to Rs 15,000 / sq ft.
EASY access to ESSENTIAL Services and EXISTING roads:
While buying a new plot for his or her house in a well sparsely populated area needs to consider and take in a note of how and when the necessary things will be provided to their home. The essential services are not only of telephone lines and gas connections, but they also comprise sewage pipes, water supply, broadband internet, and even the electricity connection.
NATURE OF SOIL:
The reactivity of soil is one of the significant factors that should be considered by the buyer while buying the plot. The ground should have good compression strength so that one can easily Build a G+3 structure. One can also find loose soil which generally requires more steel and more reinforcement given by a Structural Engineer. So one has to make sure that the plot shouldn’t have any loose soil or refill/dumped dirt.
PLANNING the BUDGET Required for Construction?
One has to Plan a Budget that is going to be required for building the House/Project; This is the second most important factor that one needs to consider while budgeting a Project.
The Client/Owner should adequately plan the budget required with the Help of Architects.
An accurate house construction budget helps in preparing all of the construction works and it’s costing well in advance and An Architect can also plan the project time frames well in advance.
KEY Parameters to consider while planning the budget of a house..!
PHASES IN THE COST PLANNING PROCESS:
The procedure of planning the budget for the construction of the house comprises of three stages majorly. It starts with the establishment of a realistic first estimate which is called the Preliminary Approximate Estimation Process.
The next is to plan the estimate on How much should be spent on the various parts or elements of the project, which is abbreviated as the Cost Plan phase and the list comprises a checking procedure. It ensures that the actual design details for the various elements can be constructed within the estimated cost plan which is often called the Cost Checking phase.
CASH FLOW PLAN:
Budget planning is essential as it provides the basics stages required for the cash flow plan. Along with the cash flow plan, budget planning is necessary to allocate the expenditure and income to each of the periods of the client’s financial year. The expenses that are being allocated should be given at a stated base data level and out turn levels based upon a stated forecast of inflation.
ADDITIONAL FEATURES BY ANALYZING THE BUDGET PLAN:
With the help of budget planning, the Client gets a basis through which they can evaluate an assortment of different projects. Also, one can get an advantage of a balanced distribution of expenditure among various parts of the project.
The budget planning not only specifies the proposed estimate but also improves the quality and performance, but also there is quite less possibility of codicil invoice of quantities that are being required.
Hence, the budget planning will help the owner or client to get ensured, once a realistic estimate is agreed between the parties, everything that follows up is by it, starting from the successful contractors tender to the final project cost.
HIRING RESIDENTIAL ARCHITECTS IN BANGALORE/Professionals for Designing?
Many Clients Decide/Think to design their house on their own which affects negatively on a Long run. While for some it is quite difficult to decide between Hiring an Architect or Getting the Design work by themselves. While the ones who think that hiring Architects is not essential should consider factors like local bylaws, far, building codes, green design issues, ensuring your dreams are realistic within the budget.
ADVANTAGES of HIRING an ARCHITECT or Professionals for a Project..!
PROFESSIONAL ARCHITECT PLANNING CAN SAVE TIME AND MONEY:
Most of the clients who decide to design their homes on their own might not know various things like How the Structural choices create an impact on the installation of the mechanical system, substitutes for multiple construction materials and technologies that are comparatively cheaper.
A skilled professional like an Architects/Structural Engineers/Experienced Team will have the best knowledge of building science would get the building projects through which the minimum number of revisions and each revision requires a lot of time.
Hence, hiring Architects will help in Saving Time and get the plan sanction plan on time.
Hence, one should take the services of professional architectural firms in Bangalore for Saving Time and Money. Also one can avoid themselves from many sleepless nights on their project by making wrong options/advice.
If the owner of the house is having particular problems with the Building contractors on their project, then it would turn into a monotonous work to verify that they are properly carrying out the content of the drawings. Some problems that once might face concerning Quality of construction, not utilizing the right construction materials of approved make, not following drawings given by the Architect/Engineers.
Hence, this is also considered to be one of the significant factors to hire a Professional Team with a broad knowledge of the construction field as it is hard to know where the responsibility of an Architect or a Contractor ends and begins.
EASY ACCESS TO OTHER SKILLED PROS:
Hiring professionals welcome bundles of pros to the project from choosing the right Skilled Structural engineers, Painters, Plumbers, Electricians, Skilled workers, Floor layers, Building contractors, Labor contractors, etc.
An experienced Team will have the right network of skilled contractors in all civil works that can help the owner to get their job done within their planned budget.
Hence, the most critical benefit is time-saving is worth every penny. As said that “Architects can’t force people to connect”. It can only plan the crossing points, remove barriers and make the meeting places useful and attractive.”
FINALIZING House Plans or Floor Plans as per Requirements?
It’s important to finalize the House plans or Floor Plans given by Architects which will be as per the requirement by an owner or client. Architectural floor plans or house plans proposed by Architects as per the need of the owner majorly comprises of various procedures, starting right from working on the pros and cons of the project.
Architects prepare all the needed schematic floor plans, 2D&3D elevation plans, Interior layouts and making the required changes until the client/owner approves the concept.
FEW things that One needs to know about FINALIZING Floor/House plans..!
REQUIREMENTS TO BE-REFLECTED ON THE FLOOR PLAN:
After one has reviewed all the planning factors fulfilled based on the given conditions, Then the client finally approves to prepare detailed site working drawings presented by the Architects.
The significant factors should be reflected in the House plans, or floor plans are the measurements with dimensions of Room sizes, Positions of Ares such as living rooms, bedrooms, Dining rooms, Bathrooms, Puja room, Kitchen, Utility, Entrance, Car parking, and other elements.
PLANNING AS PER BYLAWS:
An architect will consider the width of the road, site location, soil condition, current bylaws for plan sanction, FAR possibilities from BDA BBMP BMRDA GRAM Panchayats, etc and to propose the initial plans. The plans shouldn’t comprise of land use zoning and provision of adequate circulation and parking areas.
Lastly, the site plan should be able to reflect the meeting of any requirements set by the authority like BBMP BDA BMRDA and the owner should understand the FAR possibilities and the possible penalties for building violations.
ORIENTATION OF HOUSE:
The finalizing procedure of the final floor plan given or proposed by the Architects should consist of the direction of the house that is being built up. The orientation of the house should be in the context of the climatic factors.
The climatic factors should comprise of maximum airflow through the windows of the house and also minimize the solar heat gain by staggering the houses about each other and also orienting them on the east-west axis.
DISCUSSION ON FLOOR PLANS:
The most important part of finalizing the final floor plan is to consult or discuss with family members and taking their opinion regarding the planning. Architects also examine the layout of the plan and the house designs for the proposed house to see if they fulfill all the requirements set down by the Client.
The client will be presented with some alternative floor layouts so that the most suitable Architectural Floor plan can be chosen or finalized.
Hence, the finalizing of the final floor plan plays a vital role in making allowance for existing facilities and to proceed further in designing the Structural drawings, Architectural working drawings, etc.
DESIGNING 2D or 3D Interior Layout for FINAL Floor Plans?
While designing residential houses with the help of residential architects in Bangalore and other designing professionals, one of the most challenging tasks is to create the drawings that are apparently able to convey the proposed interior design ideas in a 2D and 3D layout drawing presentation.
An Architectural 2D and 3D drawings makes the client understand the positions of furniture and fixtures like the sofa, center table, coffee table, cots, wardrobes, dressing table, side tables, chairs, dining table, kitchen layouts, computer table, etc.
IMPORTANCE for Getting a 2D and 3D View..!
In this competitive market, the Architects need to make sure that all the strategic decisions taken at every step of designing would keep the costs of the Client down but also would deliver quality design work that would stand down out uniquely in the crowd.
Getting 2D INTERIOR Layout:
To make a 2D design is nothing but a 2-Dimensional view showing all the measurements, room names, and sizes followed by creating high-resolution output and personalizing the colors and branding and hence the 2D structure is ready. While creating a 3D interior layout design, one can follow the three necessary steps.
Getting 3D INTERIOR Layout:
After finalizing the final floor plan with basic 2d interior layout given by the skilled professionals, followed by proposing Design concepts for the flooring, walls, and the ceiling materials and after the decorative part is done, furnishing the design accordingly. Lastly, Architects need to create a 3D realistic photo and view the model in live 3D and hence visualizing the 3D structure becomes easier.
Designing 3D BUILDING ELEVATION as per final House Plans.?
The advantage of getting 3D Elevation design which shows the actual realistic view of the Building facade (front view) including the color combinations, compound, balcony, cladding material, positions of doors, windows, gates, railing concepts, cladding design, etc.
The 3D elevation concept view can be done for Residential Bungalows, Rental Houses, Villas, Row house, Masterplan, etc.
The Cost of generating a 3D view from the final House designs will cost anywhere upwards for Rs 20,000 for a realistic render. There are different kinds of 3D opinions like Day view, Night view, Aerial view, Worms eys view, Street view, etc.
Different 3D VIEWS and the Advantages of getting 3D Building Elevation done..!
Realistic 3D Elevation in DAY view:
The 3D Elevation of a residential building proposed by the Architects provides the practical concept for visualizing one’s dream house even before it is constructed which helps in saving time, money and also offers the option to alter, variate, enhance the unwanted areas and its aesthetics.
A 3D day view of the Building concept helps a client to visually imagine his house which shows all the simple aspects of the elevation.
Some of the details shown are the concept, colors, textures, cladding, compound, gates, French windows, construction material details and many such other things which help the client get the required changes in the initial design phase itself rather than getting it done while the building is under construction.
Realistic 3D Elevation in NIGHT view:
A Night view generally helps the client to visualize the 3D aspects of the interiors as well as the exteriors along with the actual proposed light fixtures in the interior walls as well as on the surfaces such as the compound, gates, landscaping, front facade, Building night view, etc.
It also helps the Architects to show the client whether sufficient illumination is present if not one can again rework on the concept.
Usually, at night, the artistic view of the house looks even more breathtakingly amazing when designed with good external lighting arrangements with the opposite light point’s implementation. One can see the position of all electrical light fittings on the building and landscape.
What is WORMS EYE View:
A Worm’s eye view that generally a 3D concept generated concerning a worm’s perspective of the building or object. This view shows the bottom to the top visual idea which a longer or front view cannot capture.
A suitable option for narrow concepts such as Villas, Masterplan, Apartment complexes, Rowhouses, Malls, Column views, Facade view, etc.
What is AERIAL VIEW:
Also, the Aerial Eye View proves to be quite beneficial while viewing the elevation of the 3D design. By envisaging the 3D aerial view from a high altitude or Top view of the entire Master plan which would help the client to see vast area surroundings including the proposed landscaping concept around the project which can be either a township or an individual bungalow.
This view reveals an extensive and detailed picture of exterior parts such as play areas, clubhouse, park, parking lots, swimming pool, jogging track, pathway, etc. of the architectural proposed design.
Hence, getting an Elevation of a building in 3D views proves to be beneficial as each small design can be seen and also rectified if it is needed before the construction which helps the contractor working on the site and implementing the project in real as per the Final Building 3D view.
A SOIL TEST to know the SOIL BEARING CAPACITY on the proposed site?
It’s the Bearing capacity of the soil which bears the entire Structural load of the Structure on it. It’s calculated as the maximum contact average pressure between the ground and the foundation.
PROCEDURE TO MEASURE THE SOIL BEARING CAPACITY:
One needs to Excavate/Dig the required depth at the proposed site where the test needs to be done after which a solid square or solid ball of pre-recorded weight and dimensions should be noted and then dropped multiple times from a prefixed height to the pit bottom surface.
Then one needs to get down into the pit to measure the average depth created by the solid object and record the mean depth of the impression. Also, one needs to keep the selected architects in Bangalore loop about the report on the soil bearing capacity of the site.
HOW to CALCULATE Soil Bearing Capacity..!
R = (W * H) / D
R = the ultimate resistance of the soil which can is-weighed in kilograms.
D = the average depth of the impression which considered in centimeters.
W = the weight of the solid ball or the square-cube which considered in kilograms.
H = the height of the fall of the solid ball or the cube which is considered in centimeters.
The resistance of soil per unit area = R/A
Safe bearing capacity = R / (A * F.O.S)
A = the cross-sectional area of the solid ball or the square cube.
F.O.S. = Factor of Safety.
The below table shows the soil bearing capacities with values for different types of soil conditions on site.
Based on the values found by the soil testing report the structural engineer will design the structure accordingly.
|Architects in Bangalore about Type of Soil / Rock||Safe / Allowable Bearing Capacity (kg/cm2)|
|Softshell / Stiff clay||1.00|
|Very soft clay||0.50|
What is meant by FACTOR OF SAFETY:
The factor of safety should be such that it varies from 2 to 3 depending upon the type of structure and the condition of the site. Also, to get the most reliable test results, one should perform this test on antithetic kinds of soils and use their judgments before reaching any conclusion. Lastly, one should always remember that instead of using the solid steel ball or the square-cube, one can also take the use of the CBR test plunger or the Cone.
ARCHITECTURAL/STRUCTURAL Drawings are based on the final House Plans and Elevation?
The primary advantage of having detailed working drawings given by the Architects and Structural engineers which helps the project to be built as per concept in the process the contractor also avoids mistakes thereby reducing the redo works.
Various forms of architectural or structural drawings areas listed below..!
WORKING DRAWINGS PREPARED AS PER SCALE:
All these details are required at the construction site which needs to be followed by all civil contractors and subcontractors like Plumbers, Electrician, Flooring layers, Fabricators, labor contractors, Centering workers, etc.
Generally, all practical details are designed on the Antithetic Scale at 1/4 per foot and a 1″ line drawn is equal to 4′(feet). Similarly, a 4″(inches) line equals 16′(feet) based on this scale the selected architects prepare all detailed architectural drawings.
ARCHITECTURAL WORKING DRAWINGS:
The drawings prepared by professional Architects for a residential or commercial project? These drawings contain detailed design symbols that will make it easier/familiar with all the different contractors to understand the given dimensions like height, width, span, position, projections, niches, etc.
Also making sure that the contractors work under the guidance of Architects who provides and supports all required architectural working drawings.
One needs to have all the required drawings from the appointed Architects after freezing on the residential house plans and building elevation design. The concept drawings given by the hired Bangalore architects these details show the position of the Rooms, Windows, Doors, Entrance, Concept view, etc.
But to execute the same on the site one needs to have working details for example in case of a window one needs to know its height, width, grill design, material, thickness, shutter, etc. These working architecture details help one execute the project precisely.
Some of the Architectural working drawings given by top Architects in Bangalore at the confirmation of House plans are Civil work details, Electrical, Plumbing, Staircase, Cladding, Flooring pattern, Wall detailing, 2D working interior layout, Windows, Doors, Main door, landscaping, Entrance, Parking, etc.
STRUCTURAL WORKING DRAWINGS:
Structural drawings are prepared by a qualified Structural engineer who plans out the column and beams layout design for the proposed, approved final plan. Some of these drawings include foundation drawings, Footing, Beams, Plinth beam, Slab reinforcement, Slab projection details, Staircase steel reinforcement, and many other related structural drawings.
A structural engineer has to work along with the architect so that the structural drawings are in sink with all the related architectural details. So, the project executes as per the proposed Plan and elevation design.
Hence, a complete set of house plans mainly comprises floor plans, sections, elevations and details which when pictured together in one frame from the detailed picture of the entire house.
Choosing BRICK or CONCRETE SOLID BLOCKS for Building Construction?
WHAT IS BRICK:
Bricks are the rectangular blocks that are manufactured from clay, shale, slate, concrete, calcium silicate or stone. Bricks are made by firstly blending the sand and water, followed by pressing the earth into steel molds and lastly heating the mixture at a high temperature of about 1000 degrees Celsius which maintains the strength of the brick.
There are other options like Wire cut bricks, Compressed earth block, Laterite stone, etc. These can be implemented in eco-friendly building design.
WHAT IS CONCRETE SOLID BLOCK:
A block is majorly manufactured from concrete. Blocks used as partitions in interior applications, walls, compound, temporary structures, and exterior applications. It’s also used as structural component of the house.
DIFFERENCE between BRICKS and CEMENT based SOLID Blocks..!
Although both the bricks and the blocks are not only strong also fire resistant, insect-proof building materials, they have some dissimilarity also. When one decides to build a new house in Bangalore then its highly recommended knowing about the pros and cons.
By INSULATION VALUE:
The insulation valve or the R-value of the primary Brick walls is about 0.2 per square inch while that of the Solid concrete blocks is about 2.5 per square inch. Many houses that are built up from the Bricks have good insulation values more as compared to the other Solid Block built buildings.
Both the bricks and the blocks are strong enough, but their real strength is majorly affected by the type and the quality of the mortar that holds them together.
According to one survey, all the blocks should have a minimum compression strength of at least 1900 pounds per square inch if they are intended for house construction, yet many denser blocks are much stronger than this. Also, the researchers have proved that the average concrete block can withstand 3500 pounds per square inch.
The bricks and the Solid blocks, both are almost equally expensive. According to the current cost of 2016, one single clay bricks or wire cut bricks. Bricks cost Rs 6 to Rs 9 per piece, while an 8 inch of the Solid concrete block costs Rs 30 to Rs 45 per block.
Most of the time, the labor charges bring up the wall prices more significantly when compared to the actual material cost. As house architects, one needs to keep in mind that the traditional brick masonry requires more skill when compared to the concrete masonry and hence are quite challenging to be done on their own.
Choosing NATURAL SAND or M SAND (Manufactured Sand) in Construction?
The Natural sand which is also called to as the natural river sand was considered to be the cheapest resource of sand. But the excessive mining of the river bed in meeting the increasing demand for the sand in the construction industry may lead to the ecological imbalance in the country. While the sand that is available today, at the river bed is not only very coarse but also contains a very high percentage of silt and clay.
Due to an increasingly urban population that has created a high demand for housing in an Urban city like Bangalore, there is a vast difference between the demand and supply of natural sand this has led to contamination with clay and silt.
DIFFERENCES between the NATURAL Sand and the M-Sand..!
SHAPE AND COLOR:
Natural river sand is light brownish when compared to M Sand ( manufactured sand) which is grey in color. But both the sands do differ from each other with respect to the shape of the particle. The shape of the Manufactured sand is a cubical shape while the natural river sand has a flaky form.
The manufacturing process of any material decides the various factors of the material like its stability, reliability, cost, shape, size and many other factors. The same is true for the antithetic forms of sane.
The manufactured sand is prepared with international technology which is controlled by the manufacturing process through the imported machines while the natural river sand is not manufactured especially.
The natural river sand has no sort of controlled manufacturing process because the by-product of the stone crusher obtains it.
SUITABILITY FOR CONCRETING:
The construction materials that are being brought by the housebuilder which are to be used in building the house and for that it is necessary for the Client / Owner and the builder to know about which sand will suit their concrete better.
The manufactured sand is highly recommended for concrete works as well as civil masonry works worldwide by many of the renowned concrete technologists.
While the natural river sand is not as much recommended as the manufactured sand. For the use in concrete and masonry works. The river sand doesn’t seem proper the perfect quality be used in concrete.
Getting ACTUAL ESTIMATION done for House Construction by Bangalore Architects?
The House construction Estimation determines the probable construction cost of the project. Usually, the Building estimation can be done at any stage of the project depending upon the purpose of estimation. As Architects, we do the first estimation before the start of the construction to make the budget plan of the project.
The estimation of the residential house calculated in quantities like earthwork, blocks, brickwork in the plinth, flooring, painting, superstructure, plastering, bricks, foundation concrete, fittings, and many other such things are comprised in the estimation process of the house. Generally one uses abbreviations for quantities measured like.
Sq ft or Sft (square feet) , Cft (cubic feet) , Rft (running feet) , L.S (lump sum) , Lts (litters) Kilograms (Kg) etc
HOUSE ESTIMATION can be Done by below Methods..!
LONGWALL – SHORT WALL METHOD:
In this method, the longwall a wall which is along the length of the room whereas the Short wall is the wall which is perpendicular to the long wall. Now, to determine short and longwall lengths one should first know the centerline of the individual wall.
After which the length of the longwall might be calculated after the addition of the half breadth at each end to its centerline length. Thus the lengths of the short wall which is measured in and might be found by deducting the half breadth from its centerline length at each end.
The length of the longwall usually decreases from earthwork to brickwork in superstructure while that of the short wall increases. These lengths are then multiplied by breadth and depth to get the quantities.
The center-line method is most suitable for the walls that have similar cross-section areas. In this method, the total center-line length is multiplied by the breadth and depth of the respective item, and hence one gets the whole time.
When cross walls, partitions or veranda walls attach to the main wall, the centerline length is reduced by half of the breadth for each of the junction. Such a junction or joints are studied carefully while calculating the total center-line length. The estimates that are being prepared by this method are most accurate and quick.
Hence, the estimation should be done in various stages of the project by the residential Architects / Engineers to get the perfect budget plan for the project. The Current House Construction cost in Bangalore is Rs 1600 / sq ft excluding Architectural design fees.
IDEAL Locations to Buy a Site in Bangalore as per your Budget?
As Architects, we feel Constructing a dream house within the given or fixed Budget is more or less challenge to complete.
At least one can allow 50 to 60% of their available Budget for buying a Site that is close by to good Schools, Stores, Malls, Metro station, Traffic movement and also closed to the workplace of the owner as it will reduce the travel time from home to office and back. We have listed below the ideal localities to Build your Home.
If you are looking for Architects in Bangalore for getting your Residential house plans or Turnkey then one can consider the below locations to purchase your site/plot.
|AREA||IDEAL LOCATIONS TO BUY A SITE. As Architects in Bangalore/Residential Architects in Bangalore below are some ideal loc to buy a Plot.|
|BANGALORE SOUTH||Sarjapur Road HSR Layout Subramanyapura Kempe Gowda Road Vivek Nagar BTM Layout Magrath Road Konanakunte Gavipuram JP Nagar Madivala Padmanabhanagar Dickenson Road Uttarahalli Wilson Garden Bommanahalli VV Puram Ulsoor Hosur Road Kammanahalli Mission Road Koramangala Langford Town Bannerghatta Road Kathriguppe Dasarahalli Hanumanthanagar St. Mark’s Road Chamarajpet Kasturba Road Kumaraswamy Layout Banashankari Begur Doddamavalli ShantiNagar Electronics City Raj Bhavan Road Sankey Road MG Road Sampangiram Nagar Jayanagar Nagarathpet Peenya Rajarajeshwari Ashok Nagar Doddakallasandra Museum Road Residency Road.|
|BANGALORE EAST||Bellandur KR puram Ramamurthy Nagar Krishnaraja Puram Vimanapura Thippasandra Whitefield HRBR Layout HAL Road Brookefield Marathahalli Brigade Road Dooravani Nagar Old Airport Road CV Raman Nagar Jeevan Bheema Mahadevapura Kadugodi Domlur Jayamahal Road Varthur ITPL Byatarayanapura Kodihalli Indiranagar.|
|BANGALORE WEST||Kengeri Vidyaranyapura Tumkur Road Vijay Nagar Mysore Road Nagarbhavi Gandhi Nagar Basaveshwaranagar Bidadi Mahalakshmipuram.|
|BANGALORE CENTRAL||Benson Town Church Street Lady Curzon Road Avenue Road Basavanagudi Richmond Road Rajaji Nagar Chatram Road Vittal Mallya Road Seshadri Road Magadi Road Infantry Road Commercial Street Shivajinagar Austin Town Crescent Road Lavelle road Cunningham road Chickpet Kumara Krupa Road Chickpet Road Cox Town Srirampuram Vasanth Nagar Balepet RT Nagar Adugodi Palace Road High Grounds Subedar Richmond Town.|
Choosing the right BUILDING CONTRACTOR or LABOR CONTRACTOR?
There is a significant difference between building Contractors and labor contractors. One needs to know while hiring a contractor for the construction of their house; One should keep in mind the points that are the primary differences between them.
MAJOR Difference Between them..!
Who is a BUILDING CONTRACTOR..?
A contractor is a person who provides the agreed services to a client for a set fee – and also in the possible duration – under a contract for the services which is in contrast to a deal of service, for example, a contract of employment, which is mainly between an employee and an employer. In this, the responsibility will be including Construction materials + Labor. The Client will be having one point contact for getting the things done.
This Option is more advisable since the Building contractor takes the entire responsibilities of Purchasing the construction materials + Implementation as per Architect’s guidance.
Who is a LABOUR CONTRACTOR..?
The labor contractors are the team of workers who undertake a contract from the building contractor. A labor contractor can be anything from an individual self-employed person – for example; a plumber is carrying out work for a building contractor – to a large national organization. In this case, one needs to provide the materials to the project, and he executes the plan.
This option is not advisable if the client is a working professional and cannot involve or give time in purchasing the material, managing the site or difficulties in the coordination of works. The labor contractor’s responsibilities are to Implement procured construction material.
PLAN SANCTION from BBMP/BDA/BMRDA for Starting construction?
One needs to keep in mind that even before starting the construction of a Building one should know the various agencies that are involved in the layout and also the building plan approval. Some of the central agencies that are majorly involved in real estate include BBMP, BDA, BMRDA, GRAM PANCHAYAT, KIDB, BIAAPA, DTCP, LDA, etc.
PROCEDURE to get BUILDING PLAN APPROVAL from BBMP and BDA..!
BBMP PLAN SANCTION:
If the owner of the house wishes to Construct a house in Bangalore, he or She should get approval from the concerned authorities. BBMP, which is the abbreviation used for Bruhat Bangalore Mahanagara Palike approves the procedure within its jurisdiction to issue approval letters to builders or site owners for construction of a new house.
As per bylaws depending on the FAR depends on the width of the road and zonal regulations like residential or commercial. Any violations in the actual construction then the authority has strict rules even to demolish the deviation on site.
BDA PLAN SANCTION:
The BDA which is the abbreviation used for the Bangalore Development Authority is the principal planning authority in Bangalore. As a regulatory body, the BDA will prepare a comprehensive development plan. In addition to the planning and development, the agency will also supervise the construction of related services and sites.
It also ensures that the requirement of all of the underprivileged citizens will also meet without any failure. The body was created in the year 1976 under the Bangalore Development Authority Act 1976. The layouts in lands and approvals will be approved through the BDA.
The layouts usually fall outside the city limits will be looked after by the Bangalore Metropolitan Region Development Authority (BMRDA).
The BDA plan sanctions the fees or charges varies depending on the scales of the project no matter it is Schools, Villas, Row house, Apartment complexes, Large developments, Commercial development, etc. It is much easier to get the approvals done through right middlemen or mediators or agents who make it hassle-free.
Getting the TEMPORARY ELECTRICAL Connection from BESCOM?
BESCOM, which is the abbreviation used for the Bangalore Electricity Supply Company which is in charge of distribution of power to the districts of Bangalore. So, if one plans to move into a new house, then he has to take minimum temporary power for staring building construction in any of these cases one needs to apply for an electricity connection with BESCOM.
The below-mentioned list provides the steps that the one needs to follow to get a domestic LT connection which is applicable for less than 25 KW or less than 500 square meters of built-up area.
The procedure of getting BESCOM CONNECTION..!
Visit Office: One needs to visit the BESCOM the sub-divisional office in their particular locality and obtain an application form called an A Form.
Fill & Submit FORM:
Then fill this application with all the required details and register or submit the form along with specified documents as proof of ownership or current premises, house tax receipt, personal ID proof, Passport size photo and Mobile Number Power Supply Agreement.
The format for the Power Supply Agreement is available at the BESCOM office, or one can visit their official site to download it, along with the registration fee that one needs to pay for the same which is Rs. 50 per installation.
The Owner then will be provided with a registration number which he or she can use to track or know the current status of their connection and also duly verifies the documents that one has submitted.
After this, a field officer representing Bangalore Electricity Supply Company will inspect their house or the site for which the owner wishes a connection.
Once the documents are verified by the authorized field officer, who will prepare a detailed estimate. The next step is to submit the proposed wiring diagram of the commercial/residential building, and test report cum completion by Government licensed electrical contractors showing and confirming the wiring and duly signing it.
Once the proposed power requirement is approved, the owner needs to pay a couple of deposits and infrastructure charges.
The Sanction is valid for one month, so the owner has to ensure that they make the payment of the deposits within one month of obtaining the sanction.
The total amount needs to be paid at the sub-divisional BESCOM office; after that, the owner can submit the completion report along with the wiring diagram and Power Supply Agreement.
Lastly, the sub-divisional office will then issue a final work order, following which an authorized Area Engineer will install the meter, also obtain a revenue record (RR number) and will finally provide the service connection.
BORE WELL Digging for WATER Supply?
Today, in the New generation, nobody prefers an open well instead of a bore well is dug to get the water supply because of the simple reason that open well requires a large area and the quality of water is not as good as compared to that of a Borewell.
To know the exact location for digging the Architects and the structural engineer should coordinate as per the final residential house plans were given by the hired architects where a suitable point can be marked for drilling.
SITE SELECTION OF BOREWELL:
Before digging one should ask and research the surrounding area water table and the depth of bore nearby wells.
Also, one can engage a water diviner to survey a suitable point of digging. Water Diviners can be easily found nearby who can suggest you different location possible to get the best source of water.
SUITABLE TIME OF DIGGING:
Though it is proper to dig in every season one is usually advised to drill the well in the summer season. This is done because at that time the levels of water lower down to its minimum standard which will let you know the availability of water from the excellent source even when the water table is at its bottom during summer.
TO GET PERMISSION FROM GOVERNMENT AUTHORITIES:
In many of the states before digging a borewell, permission is required from the local Municipal or Water Supply or other Government authorities. If such is the case, then getting permission before finalizing a contractor for digging is vital.
CONSTRUCTING a TEMPORARY SHED for Watchman/Material Storage on Site?
Before the actual construction starts and just after the digging of the bore well, the Next step is to Build Temporary structures for Storing construction materials and space for a guard to stay to look after or secure the building materials.
A shed is imperative for storing many types of building or construction material such as Cement bags, Construction steel, Jelly aggregates, Sand, Bath-ware fittings, Flooring, Plumbing materials, etc. keeping under a secured roof. A Watchman who will stay on the site 24×7 to take care and ensure the construction materials which give a sense of security to the site and prevents un-wanted thefts.
BEST LOCATION to Build a Temporary Shed..!
ADJACENT EMPTY SITE:
The ideal place for setting up a temporary shed is always in an empty adjacent site. To achieve this, one should get permission from the neighboring Site owners in advance. If in case, permission denied or if there is no empty adjacent site, then one has to think of other alternatives.
CORNER OF A BIG SITE:
If the site is a big one, Then one can also think about erecting a Temporary shed at the corner location of the plot. So it doesn’t disturb any construction activity like foundation, plinth work, etc.
AVAILABLE SPACE IN A SMALL SITE:
If the site is a small one, then one needs to build the shed in whatever space is available in the setback area. Once the ground floor slab is cast, then one can think of shifting the storage stuff into a room in the building.
Materials Used for Constructing a Shed:
Since the shed is a temporary structure, one can consider using soil instead of using cement as mortar to fill up the masonry works in bricks/ Solid concrete blocks. Once the entire building is completed and one can easily remove these structures and use the Bricks or Blocks for building compounds or final interior walls.
SITE MARKING and DIGGING FOUNDATION as Per Structural Drawings?
When one has cleared the site and is ready to start setting out the build he or she now has to position their house in the exact position that is being proposed in their plans. Advise of good Architects, and Structural Engineers should be taken to coordinate with each other to finalize the markings for foundations and plinth.
One has to make sure that Regular checks are done by an Engineer frequently especially during the foundation stage which is a critical part of executing any project.
There is a good chance that the selected/approved building contractor approved by the licensed commercial or residential Architects at Bangalore who doesn’t make any mistakes at this critical construction phase.
FOUNDATION OF A BUILDING:
Foundation is a part of the Structure of the Building that will be designed to take the entire load of the proposed building structure. It also can be defined as the part of the residential building that is below the plinth level. Generally, it’s planned in such a way that the entire load is distributed on it using the Plinth beam, Columns, Slabs, Beams, Walls, etc.
The site marking and digging foundation as per the structural drawings stage is to establish the dig, Then the Architects and Structural engineer needs to visit the website to coordinate with the contractor who needs to mark the required foundation pit for the columns and plinth beam.
DRAWINGS are given at this STAGE:
Foundation details, Pit dig layout, Concrete design, Column sizes, Plinth sizes, Height of the plinth, parking heights, etc.
DIFFERENT CIVIL WORKS INVOLVED IN FOUNDATION:
Foundation involves a lot of critical civil works that has to executed precisely, any mistakes done here can’t be rectified Site marking, Pit excavation, 40 mm Concrete, Steel reinforcement for columns and beams, Concrete pouring, Curing, Plinth frame-work, Plinth beam casting, etc.. There might be other works to carried out depending on the house plans proposed.
Once the concrete has poured as per design, then one needs to fill back the entire soil and compact it up to the plinth top height. After which an Anti termite treatment in the form of powder or liquid has to be treated to the soil to avoid any Termite colonies settling latter on which might create voids.
SUMP TANK Construction for sufficient WATER Storage?
CONSTRUCTION OF SUMP:
A sump tank should be constructed on priority as it will be the only water storage area until the building completes. To know the required water storage one should consult the architect who will determine the water storage required depending on the no of houses being planned.
In case of residential designs for 30×40 20×30 40×60 or 50×80 of G+1 or G+2 floors having 4 to 6 units of houses designed then one can have around 8000 litres to 12,000 litres, as water storage and 2000 ltrs to 3000 ltrs overhead water tank. One can also increase the capacity if there is a scarcity of water source in that particular area.
FINDING OUT THE SUMP CAPACITY:
To Calculate or to find the capacity of the proposed sump tank one needs to know the correct Length (L), Width (W) and Depth (D) in Feet (ft). Now, multiply the Length x Width x Height to know the exact Cubic Feet (Cft) of the sump area.
Also, remember that 1 CFT (Cubic Feet) can store 28.31 Liters of water. This type of calculation only works for a Rectangle tank or Square tank design.
Bricks or Blocks can be used to construct a sump tank work with mesh plastering done internally. One can also do it with reinforced concrete on all sides, but this option increases the cost of building it.
SUPERVISION by residential ARCHITECTS and STRUCTURAL Engineer during Construction?
Construction is no easy work even after getting the required working drawings to construct the residence; one needs to get the supervision of the best Architects to monitor the site by the Structural who will visit on critical steel reinforcement checking. These two professionals play a very crucial role in making sure that all the given workings drawings are followed as per the proposed Floor Plans and Elevation.
SUPERVISION by ARCHITECTS:
A good Architect will help the owners in proposing best concept house plans and then preparing detailed architectural working details in making sure that the Clients dream of building his dream house constructed right from Virtual concept to Realty in the process of guiding the client choose the best and affordable materials available in the market.
Also involved in different aspects like Site monitoring, Engaging different civil contractors, Project coordination, PMC, Estimations, Bill checking, etc..
The role of an Architect also involves continual revision of plans by client needs, Meeting project deadlines, Time Management, Cost escalation and other responsibilities depending on Project to Project. As the project proceeds Stage by Stage ensuring that there are no delays and the planned works are well designed.
SUPERVISION by STRUCTURAL ENGINEERS:
A structural engineer supervises not only the construction work but also involves the aspects of Planning, Design implementation, Co-ordinate for structural implementation, Reinforcement checking, Site visits, etc.
While the construction is going on, he also supervises, checks and approves the structural materials used in construction. He will also have the experience to test or suggest materials and structural integrity tests on the structure as a whole and declares whether the structure is safe or not.
Choosing the right CONSTRUCTION MATERIALS for Flooring/Bath Fittings/Electrical and more?
In Todays Modern Era where we have vast collections of materials developed by using new modern technologies for a Better Living. Architects are aware of the latest materials and their uses.
In changing times people are moving towards Eco-friendly Designs/Materials for building their house, in such cases, professionals are the right people to guide and implement their ideas.
One should know the below suggestions before they make their decisions in selecting construction/building materials like Bath ware fittings, Flooring, Electrical fittings, Woodwork, Cladding materials, Sinks, Washbasins, Railings, Countertop, Paving, etc.
Setting or Keeping a budget for each construction material before you go selecting for it will help to make decisions about what to include in the project within the available cost.
Once this worked out one can spend and subtract the amount of funding that is being allocated to Construction, Bath ware, Flooring, Fixtures, and Fittings, etc. By following this one will be assured that the project expense doesn’t shoot up.
Every construction material has its specifications for implementing/fixing it some might finish faster, and others may end at a faster time. For example, considering Flooring Vitrified is the easiest to set and cost-effective whereas Granite/Marble will take much more time as they require polishing work on site.
CONSTRUCTION WORK SEQUENCE:
Best Architects guidance involves getting all works done Step by Step which reduces redo tasks. In this step, a Building constructor has to keep both the Architect as well as the Owner of the project in a loop about the progress of each work that has been carried out on site.
PERMISSION for ROAD CUTTING from BBMP for Laying Sewage Lines/Electrical?
Its necessary to get the required permission from BBMP for Road cutting for laying Sewage pipelines, Gas Lines, Telephone cable, the Internet, OFC cables, Electrical cables, Drainage lines, etc.
PROCEDURE followed for permission..!
To get the permission for the digging the road, the clients need to visit the authority’s website and choose their zones from the portal, fill in application along with details about the length, width, and some pits required to dig up.
One needs to visit the website of BBMP and know the different zonal authorities. After which one can download the right kind of Application form which needs to be submitted with details such as Location, Length, Width.
SUBMIT & VISIT:
After applying the application online, then the Details from the road cutting request will be sent to the respective zonal engineers of BBMP via Android phones. Then he visits the spot where the proposed road-cutting is planned after which he proposes the horizontal trench or any other for digging.
As per the current procedure, the applicant who requests the cutting permit will be asked to a prescribed fee ranging from Rs 1200 to Rs 1500/mtr (per meter).
Sample: For a 40 ft road the charges for digging the road would vary from Rs 16,000 to Rs 20,000. There might be additional charges that the authorities can charge in case there are any damages to sanitary pipelines, water lines, etc.
This payment can be quickly paid to 33 different banks in the city by DD or by online bank transfer. This entire procedure form will take a minimum of 7 to 10 days to complete.
The main reason that this process is carried out is to ensure that the road is repaired back to its normal state or original condition as it should not cause any disturbances/obstacles for the moment of Traffic.
Paying a FINAL BILL to the CONTRACTORS Approved by the Architects?
Once the contractor submits the final bill, towards the completion of the construction of the proposed project. This would be the final bill of the settlement between the Client and the Buiding Contractor with the help of Bangalore Architects who should make sure that the final bill is cleared without any hassle.
This would be followed by the Architects visit the building site and cross-check if the works are completed as per quality, schedule and agreed specifications.
When the owner is paying the final ” cheque of settlement ” to the building contractor, Item by Item both the Architect and the owner should go through the entire specifications of the proposal and the completed work. It’s done to ensure that there will be no pending work that needs to be carried out or executed after paying the Bill.
This final bill can be negotiable as the contractor has completed the entire works, but there can be a small margin for negotiation given that both the client and the owner agree.
RESOLVE IF REQUIRED:
Despite the best practices to Settle the final bill, if one comes to any disputes between them regarding the work carried on the site concerning the quality or work satisfactorily within the specified time.
It’s always advisable to resolve the issue peacefully. If any rework needs to be carried out from these disputes, it’s fitting that one can go for another agreement to settle the bill for the final work within the specified timelines.
After which a final bill to be Paid <