- 1 Are you planning to BUILD a new HOUSE in Bangalore?
- 2 How does one go about selecting and finalising the right Site?
- 3 How does one proceed further after finalisation of the Site in case of a residential building?
- 4 Hiring Architects for House Construction in Bangalore?
- 5 The DESIGN process during House Construction- Elaborated?
- 6 Things to consider while Designing House Plans?
- 7 Vastu Positions or Factors Considered during Hosue Construction in Bangalore
- 8 How to Select a Building Contractor for building your Hosue?
- 9 How to BUDGET a Project before House Construction?
- 10 How to Calculate the Cost of Building a House in Bangalore?
- 11 House Construction on Square feet contract or Itemized Bill (Boqs)?
- 12 Payment /Project Schedule during Construction of a House?
Are you planning to BUILD a new HOUSE in Bangalore?
This page gives you a clear picture of the procedure or process of house construction in Bangalore along with valuable tips that might help in choosing the best method for constructing your new home.
Note: If you want to read more about building a house in Bangalore in depth right from choosing the Architect to Settlement of final bills to the contractor the visit our “ Home Page “ where the process is well explained.
Many things come into the picture before you start planning to construct your Dream 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 experienced Architectural firm based on our experience all the years 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.
How does one go about selecting and finalising the right Site?
ACCESSIBILITY / LOCATIONS:
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.
ROAD WIDTH/SITE ORIENTATION:
One should also consider the width or the road as wider roads with good location access is leads to a better property appreciation in the future.
Generally, 30×40 sites have a road with of 25 ft with 2’6” stormwater drains on either side. For bigger site dimension like 40×60 50×80 40×50 etc usually, have 30 to 40 ft roads.
Site orientation plays a key role as one can choose from site facing options like East facing, North facing, south facing and West facing properties.
Generally, East facing and North facing sites are more preferred, and hence such sites are almost 10% expensive when compared to west and south facing plots.
INTERMEDIATE OR CORNER SITE:
While you are on a lookout for Buying a Site in Bangalore, You will come across options such as intermediate sites which will have a road on onside.
Also, you will see the site will be surrounded plotted development on all three sides. Your ventilation and natural light for your house will depend on the kind of setbacks given by your neighbours.
If you are opting for buying a Corner site, which will be more than 15 to 25% expensive when compared to intermediate sites.
The main advantage is the site will have 2 or more sided road which will help in having better natural light, ventilation and good building front elevation.
This can impact the construction cost in a major way. The softer the soil, the deeper and stronger the foundation will have to be.
Mostly in Bangalore, you will come across the red soil, but there are instances where you come across the loose soil. Hence, its highly recommended that you go for a soil test before building starting house construction.
TYPE OF SITES:
In a city like Bangalore where many layouts have been formed under government approvals Like the Bangalore Development Authority (BDA), Karnataka Housing Board(KHB), Bruhat Bengaluru Mahanagara Palike (BBMP), Bangalore Metropolitan Region Development Authority (BMRDA), Gram Panchayat, Housing societies etc.
Most of these developments or sites will come under “A Katha” which will help you in getting loans from banks easily at lesser interest rates compared to “B Katha properties”.
Other than these approved plotted layouts there are many layouts formed by private developers which are unauthorised and such properties or plots come under “B Khata”. The costs of these sites or plots are much cheaper in cases 10 to 35% cheaper than “A Khata” sites in the same surrounding areas.
Though this would be an option for you if you are a believer in Vastu; this should be important for an investor as well as it could affect the resale ability or rentability in the years to come.
If the land is a land allotted by the statutory authorities like the BDA, then things are more straightforward, 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.
How does one proceed further after finalisation of the Site in case of a residential building?
Once the site has been finalized, you need to conceptualise 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, remodelling, improve efficiency and achieve good synchronisation at work.
Ask QUESTIONS to yourself?
Talk to your family members about their requirements and also try to forecast your future needs.
Conceptualize your house by visualising and observing your lifestyle.
Know what your basic requirements are before meeting the Architects.
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 on 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 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 need 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 visiting 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 want a private home theatre area.
Do you require open play spaces, gardening enthusiasts will require gardens, nature lovers would like spacious verandahs, terraces, large balconies, large windows.
One should, therefore, use the terrain to your benefit. If you work a lot from home, a big study area with a mini library arrangement may be required.
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 centralised 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 entirely, or planning to sell shortly.
So it’s always better to be building your house based on the future needs if this is not considered at this stage then it might lead to house renovation in future to take care of your additional needs which might work out expensive.
HOW RELIGIOUS YOU ARE:
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 discolour the paint at the Homa area.
The smoke can 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.
This is of paramount importance. To make the most of your site or to deflect the negative energies on can consider vastu as the best solutions to harness the positives and to have a harmonious and healthy living.
In case you are not very particular about this, even then Vastu assumes a lot of importance. This is because it enhances the resale ability of the house.
It’s best to stick to the statutory requirements for or get the house plans designed which are based on the bylaws of the respected authorities.
Also, make sure that you build a House that is as per plan sanction provided by BBMP or BDA or any other authority.
As having building violations will rise to future troubles once Akrama sakrama bill is passed or implemented which will result in hefty fines or cases
Building a House as per Bylaws has many advantages are many like Not only is it hassle free but in the long term it may turn out to be safer.
With the various setbacks on all sides leading to better ventilation and natural light also it would help in fire prevention/control, safety from electrical wires, drains etc.
Hiring Architects for House Construction in Bangalore?
This is the most crucial aspect in the entire house construction process in Bangalore is to appoint a professional Architect for designing and handling the project from start to completion. An Architect is a right guide for any project making sure that his/her Dream Hosue is built.
Choosing the right architects, are also essential for a successful project. If you are thinking of building a House, don’t cut corners at the wrong places by trying to avoid Architect services for house plans and supervision.
IMPORTANCE OF AN ARCHITECT:
An Architect brings as much value to a house as they do to large complexes or flats. He 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.
This will give you a clear idea of what is building up, and you can contribute better concerning ideas.
COORDINATION WITH CONTRACTORS:
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 have to work in tandem. The structural consultant is more required for buildings with pillar construction.
Also, work along with several contractors in tandem so that the project is on schedule some of the different contractors one can come across during the building of a house are Building contractor, Labour Contractor, Plumber, Tiles layer, Electrician etc.
DESIGNING A HOUSE AS PER BUDGET:
The tighter the budget for building a house in Bangalore, the more imperative is the skill of an Architect. 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 are much more in value.
Architects help you identify what you want to build and give shape to your 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.
EXPERIENCE AND CREATIVE DESIGN:
The services of a qualified, experienced architect and his structural consultant are critical for a host of reasons. The architect is by training and experiences competent to lead the project, planning and design process in its entirety.
An 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 by avoiding unnecessary expenses on site and enhances the future resale / rental value by good design. An architect will be very familiar with the building codes and local laws and coordinates the work on site.
The DESIGN process during House Construction- Elaborated?
FIRST MEETING with the ARCHITECT on What to discuss:
- Be very clear about your budget.
- With an Architect, you get to know of exactly what your costs are going to be once you have frozen the design.
- As far as communicating precisely what you need is your primary responsibility. Remember the Architect shall only build up and develop 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 the architect’s fees and payment stages of the same.
- In advance, the interiors should also be planned for placements, cost and appearance. The more you prepare, the better it is because there shall be no breaking, rebuilding and additional costs and time overruns.
MEETING with the Architect after the House Plans are finalized:
- Once floor plans and Elevations are finalised now you need to discuss on the budget and discuss and take suggestions on what construction materials to be implemented on site.
- At this stage, the Architect can release house construction Boq’s based on item work. These need to be issued to various shortlisted building contractors get various proposals from different contractors. This will help you to get the best proposal.
- Discuss preparation blueprints that are needed for submitting for plan sanction from BBMP / BDA. Also, discuss if there will be any building violations that will be there concerning actual sanction drawings.
- Discuss project scheduling and work timeframes. These preparations will make sure that the project is always on a given schedule which will eventually lead to the completion of the project as per schedule.
- Finalize and discuss what construction materials should be used be in construction works such as Flooring, Plumbing, Electrical, Cladding for elevation, Lighting fixtures, Wood for windows and doors.
Things to consider while Designing House Plans?
- 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 nice 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 in 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 the sky in the house, with a small, sit out.
- A big garden for pets
- Ensure the Home Loan if the House is in Home finance.
- House Insurance.
Vastu Positions or Factors Considered during Hosue Construction in Bangalore
Vastu Shastra or “the science of architecture” has been used in India since generations while designing and deciding the arrangement of a home. This science is supposed to preserve energy in a house and to bring in peace, prosperity and luck.
Vastu Shastra doesn’t only deal with the position and direction of rooms but also helps you choose colours and decorative items. So below are a few critical Vastu Shastra tips that will run you through the crucial points while building your home which will help you create a beautiful and serene house that will make sure you reap the best of everything.
The position of KITCHEN as per VASTU:
This is the most important part of a house as this is where you will get your nutrition from an, in turn, your health as well. It should ideally be located at the south-east corner of the house. If this is not possible, the north-west portion is your next choice.
All electrical appliances should be connected to the southern wall as this is the best direction for the elements of fire while the gas and exhaust fan should be in the south-eastern corner of the kitchen. Blue, green, red and yellow are the best colours to be used in the kitchen as these are primary colors which are supposed to improve the health and eating habits of the people in the house.
The door of the kitchen has to preferably be in the north-eastern direction. While cooking it is essential that the face of the person cooking faces the east direction.
The position of MASTER BEDROOM as per VASTU:
The location of the Master Bedroom should be located on the South West part of your home. This gives strength and stability to the people using the room. Calming and soothing shades of colours should be chosen for the master bedroom. Often pink is the choice which represents love, joy and happiness.
While sleeping, you can place your head towards the south, east or west directions but not towards the north which may cause nightmares and disturbed sleep. Also, make sure your bed is not directly below a window. Peace and prosperity are ensured by designing a square or rectangular room. Also having live plants in this area is not advisable according to Vastu Shastra.
The position of PUJJA ROOM as per VASTU:
This is the most sacred and peaceful room of your home. Proper designing of this room will ensure the overall well-being of everyone in the house. The position of the Pujja Room should be on the north-east corner of your house.
The idols should never face each other. They should be facing either the east, west or north direction. Only an idol of Hanuman can face the south direction. White, light yellow or combinations of light blue and light yellow are the colors of choice for this room.
The flooring needs to be essentially made of marble. Broken idols or torn photographs should not be kept in the room. The ground floor is the most preferred location while the basement is strictly prohibited.
The position of STAIRCASE as per VASTU:
The staircase whether indoors or outdoors, should not be located in the north-east corner. It should always be from north to south and from east to west. The number of steps should always be in odd numbers. Doors should be constructed at the beginning and end of the staircase and ensure that the stairs do not touch the northern or southern walls.
Bedrooms, puja rooms, A kitchen should never be built under the staircase. That area should be used only as a storage room. The staircase should not be visible to visitors as it is considered to be inauspicious. Only light colors should be used for staircase designing.
The position of WATERBODY / SUMP TANK as per VASTU:
The presence of water increases the aesthetic value of your home as well as acts as an energy generator. It can have severe negative effects if ignored and can have a positive effect on the inhabitants of the house if designed properly. The placement of the water body and the direction of flow of water are the two main aspects that determine its Vastu.
The most ideal location of a swimming pool is the north, east or north-east direction. In case of fountains or ponds, the water flow should be from the north to the east direction. The directions that work best for underground water tanks are the same as above. But if these storage tanks are above ground level, they should be in the south, south-west or south-east directions.
The position of the LIVING ROOM as per VASTU:
It should ideally be located in the east, north or west direction. Light shades of colour to paint the walls are advised as it brings about a feeling of togetherness and affection. In case you are insistent on a dark shade, use it only on the east wall. Any electrical items should be located in the South East corner of the room.
Seating for guests should essentially be in the south-east or north-west corners facing the west or the south.
To elevate the mood and spread positive energy in the room display wall paintings of nature and scenery. This room should be lit brightly. So, hang a chandelier in the south or west part of the room avoiding the exact center.
The position of STUDY ROOM as per VASTU:
Thus, a study room should be on the north-east, east or west part of the house. While studying, face towards the east or north direction. The bookshelf should be made on the southern or the western wall. For better learning power, use a light or neutral colour scheme.
The position of the MAIN DOOR as per VASTU:
The main door is something that builds the first and lasting impression of your home. This door should be taller than all the other doors of the house. The main door should be in the east or north direction. No obstructions should be present in-front of the main door. It should always have a threshold or door sill.
With the tips mentioned above, your home will be Vastu friendly and peace, prosperity and good health will always be permanent residents in your home.
How to Select a Building Contractor for building your Hosue?
The Architect can only give the overall design and assure structural stability with the drawings provided by the structural engineer.
How it’s carried out lies in the hand of the Building contractor who takes up the job. Finding and hiring the right building contractor is the most critical procedure of building a house in Bangalore and is of paramount importance to the successful completion of your Dream home.
Selecting a civil contractor is no easy job. Generally, the house 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 Agreement “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.
How to BUDGET a Project before House Construction?
The most important step would be of appointing an Architect who can design your Dreamhouse. An architect’s fee is usually between 3 and 7 per cent of the cost of the built-up area.
SCOPE OF ARCHITECTS DURING BUILDING A HOUSE:
- Discuss with the client and understand the needs.
- Give preliminary design concepts.
- Changes to the concept drawings.
- Discuss, Analyze and Finalize the Floorplan.
- Proposing 2D Interior layout and showing internal furniture arrangement.
- Proposing a 3D elevation for the project.
- Preparing a detailed BOQ’s for the project.
- Selecting or appointing a building contractor.
- Scheduling the project and implementing on time.
- Preparation of detailed working drawings for project execution.
- Coordinating with a structural engineer to prepare structural drawings.
- Visiting the site during building construction.
- Selecting construction materials for the client during the finishing stages.
- The final bill of settlement to the building contractor.
At the current trend, the current construction cost in Bangalore is varying between Rs 1600 to Rs 1900/sq ft for 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.
The design determines the final budget: The design, style, size, aesthetics, fittings etc are the factors, which determine whether your final cost comes to 1600/- or 2500/- per sq ft.; and never the other way round.
How to Calculate the Cost of Building a House in Bangalore?
One can easily calculate the approximate cost of building a house in Bangalore by calculating the overall built-up area x Rs 1600 to Rs 2500 /sq ft(Premium). This will more or less help you understand the approximate project cost.
ADDITIONAL COSTS TO BEAR DURING HOUSE CONSTRUCTION:
- Borewell drilling approximate Rs 1 to 1.5lac.
- Getting Plan sanction from BBMP/BDA (cost as per actual).
- A temporary electrical connection from BESCOM.
- Paying BESCOM deposits for meters.
- Getting BWSSB connection for sanitary and water.
- Electrical wiring works up to the main meter.
- Solar water heaters.
- Rainwater harvesting provision.
- Interiors/furniture as per actual.
INCREASE IN HOUSE CONSTRUCTION COST:
As in general practice, the contract is given to a contractor to build at e.g., 1700/- per square feet.
This is calculated at an assumption of a certain constant rate of materials like steel, sand and cement. The current house construction cost in Bangalore for a residential building is Rs 1750 / sq ft.
Even in a genuine situation of increase in the necessary 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 1700/- 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.
Note: One needs to make sure that the Building contractor in the “contract agreement “mentions the costs of basic construction materials.
Some of these building materials include Steel, Cement, River Sand, M Sand, Flooring material, granite cost etc. Any variations here can be billed directly to the owner as per actual quantity.
House Construction on Square feet contract or Itemized Bill (Boqs)?
The below table tries to illustrate the different differences 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.
Extra work measuring is not practical or in some cases one might pay as a Lumsum amout which will be expencive compared to boqs.
|House Construction in Bangalore on SQUARE FEET basis||House Construction in Bangalore on ITEM RATES BOQ’s basis|
|This is a very common method and adopted by most Building contractors or labour contractors during building construction without any theoretical and analytical knowledge of the work.||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. In this, the house owner will be billed for the specific work done only|
|In simple words persons like masons who have sound knowledge of work but no educational background required to present and calculate scientifically.||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 the 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 a lot of loopholes which more often than not, at the end do not work in favour of the client.
Simple logic says that nobody would do anything at a loss.
Certain works would turn out to be extra and out of the agreement, which therefore gets 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 an agreement. 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 the foundation, the contractor raises a bill on actual measurement of work.
In this, the house owner has more flexibility and control over the ongoing construction work on site.
A certain percentage amount is deducted as mobilisation amount, and a certain percentage of the amount is deducted as retention amount (to be claimed after completion of work, to ascertain commitment and good quality work) ensuring the contractor invests part of the capital required.
|Any extra work carried out can be billed by the contractors on a lump sum amount only.||Any extra work can be added to the project and will be billed as per actual BOQ’s proposed by the civil contractor at the time of signing the project.|
|Terminating the contract is tough if the contractor has by then received advance more than what was required. In cases, of disputes on can only settle on a Lump sum amount.||Terminating the contract or even apportioning part of the work to another contractor is simple since there is a 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. So one can easily track every construction or civil work carried on site.|
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.
Payment /Project Schedule during Construction of a House?
Equally important is the project schedule. This has to be taken from the contractor and finalised 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 slower than as planned in the schedule 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.
As informed above the schedule of work is prepared by the Architect. To achieve or meet the schedules on time, it’s essential for the coordination between the Architect, Contractor and Client.
Some of the things that might affect the construction schedule:
- Supply of construction raw materials.
- Payments to vendors on time.
- Clearing of dues to the contractor by the client.
- Selecting materials well before schedule.
- Avoiding redo works on site.
- Purchasing of materials well before schedule.
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.