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VAASTU SHASTRA GUIDELINES FOR APARTMENTS
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VAASTU SHASTRA GUIDELINES FOR CONSTRUCTION OF A HOUSE
VAASTU GUIDELINES FOR CONSTRUCTION STEP BY STEP - Vaastu Shastra lays down guidelines for the Construction of a House, right from the rituals to be done before the start of construction, the preparation for the construction to the actual step-by-step construction of the House. These Vaastu guidelines have been explained here:VAASTU GUIDELINES BEFORE START OF CONSTRUCTION:
- VAASTU GUIDELINES | BEFORE CONSTRUCTION
- VAASTU GUIDELINES | RITUALS BEFORE CONSTRUCTION
- VAASTU GUIDELINES | DIGGING OF WELL
- VAASTU GUIDELINES | STORAGE SHED CONSTRUCTION
- VAASTU GUIDELINES | COMPOUND WALL CONSTRUCTION
VAASTU GUIDELINES | STAGES OF CONSTRUCTION OF HOUSE :
- VAASTU GUIDELINES | FOUNDATION
- VAASTU GUIDELINES | CONSTRUCTION OF HOUSE
- VAASTU GUIDELINES | MAIN ENTRANCE DOOR
- VAASTU GUIDELINES | INTERNAL DOORS, WINDOWS
- VAASTU GUIDELINES | HOUSE WARMING RITUAL
Vaastu Shastra can be applied to buildings other than houses. The Vaastu guidelines for Apartments have been explained here:
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VAASTU SHASTRA GUIDELINES FOR DESIGNING A HOUSE
VAASTU SHASTRA FOR INTERIORS OF A HOUSE: Vaastu Shastra lays down guidelines on the 'design of the Interior of a House' so that the inmates get maximum benefit of the natural elements like the Sun, wind, Air, etc. The Vaatu Guidelines for the interior rooms of a House are explained here: - VAASTU SHASTRA | VERANDAH
- VAASTU SHASTRA | ENTRANCE DOOR
- VAASTU SHASTRA | LIVING ROOM
- VAASTU SHASTRA | POOJA ROOM
- VAASTU SHASTRA | DINING ROOM
- VAASTU SHASTRA | KITCHEN
- VAASTU SHASTRA | BEDROOM
- VAASTU SHASTRA | STUDY ROOM
- VAASTU SHASTRA | HOME OFFICE
- VAASTU SHASTRA | TOILETS, BATHROOMS
- VAASTU SHASTRA | BALCONIES
- VAASTU SHASTRA | STAIRCASES
- VAASTU SHASTRA | STORE ROOM
- VAASTU SHASTRA | OTHER FLOORS
- VAASTU SHASTRA | HOUSE INTERIORS
- VAASTU SHASTRA | DOORS AND WINDOWS
- VAASTU SHASTRA | COLOURS FOR A HOUSE
- VAASTU SHASTRA | CHOOSING RIGHT COLOURS
- VAASTU EVALUATION EXERCISE FOR A HOUSE
VAASTU SHASTRA FOR EXTERIORS OF A HOUSE: Vaastu Shastra lays down guidelines on the 'design of the Exterior of a House' so that the inmates get maximum benefit of the natural elements like the Sun, wind, Air, etc. The Vaastu guidelines for the Exterior of a House are explained here:
- VAASTU SHASTRA | GATES
- VAASTU SHASTRA | COMPOUND WALL
- VAASTU SHASTRA | GARDEN TREES AND PLANTS
- VAASTU SHASTRA | KITCHEN GARDEN
- VAASTU SHASTRA | CAR PORCH, GARAGE
- VAASTU SHASTRA | BASEMENT
- VAASTU SHASTRA | SUMP AND WATER TANKS
- VAASTU SHASTRA | RENTING OUT
Vastu Shastra lays down guidelines for the Construction of a House, right from the rituals to be done before the start of construction, the preparation for the construction to the actual step-by-step construction of the House. These Vaastu guidelines have been explained here:
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VAASTU SHASTRA GUIDELINES FOR SELECTING A SITE
VAASTU SHASTRA GUIDELINES ON SELECTION OF SITE - The Selection of a Site is very important in Vaastu Shastra, since the Site represents a fixed form that will radiate positive as well as negative energies depending on its location, orientation, shape, slope and soil quality. Therefore, these are the 5 important aspects to be considered when selecting a Site.
Vastu Shastra lays down guidelines on the ‘design of the House’ so that the inmates get maximum benefit of the natural elements like the Sun, wind, Air, etc.
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NATURAL MATERIALS FOR FLOORS
NATURAL MATERIALS FOR FLOORS: These include naturally occurring materials like Marble, Granite, Kota, Slate, Wood etc
GRANITE FLOOR: Granite is hard, doesn’t easily scratch and is stain-resistant making it suited for residences and commercial areas. But it is expensive.
KOTA STONE FLOOR: Kota stone is hard and strong, economical and non-slippery when rough, making it useful in exteriors and high traffic areas. When polished, Kota takes a shiny finish and so is suitable for interiors. But it scratches easily.
SLATE FLOOR: Slate is highly durable, water resistant, stain resistant and hence suitable for both indoor and outdoor applications.But it is grey and dull.
HARDWOOD FLOOR: Hardwood flooring consists of real wooden blocks that are laid in desired patterns and fixed with hot glue. It is used in homes as it is elegant, charming, long-lasting and provides a warm look. Because of it's acoustic qualities, it is also commonly used in auditoriums, dance halls, gymnasium floors etc. But it is high maintenance and expensive.
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BEDROOM FURNITURE
A bedroom is one of the most important rooms, since it is such a personal room and homeowners spend a lot of time there. An uncomfortable bedroom means unrestful sleep and even a general feeling of disharmony.
The main furniture in a Bedroom include the Beds, bedside tables, dressing tables, closets and sometimes TV unit.
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VAASTU SHASTRA PRINCIPLES
FUNDAMENTAL PRINCIPLES OF VAASTU SHASTRA - Vaastu Shastra lays down fundamental principles of Architecture that should be followed in designing, so as to ensure a beautiful, aesthetic, proportionate, comfortable sized and well oriented building. These fundamental principles are explained here:
- VAASTU PRINCIPLES | ORIENTATION
- VAASTU PURUSHA MANDALA | PLANNING
- VAASTU PRINCIPLES | PROPORTIONS
- VAASTU PRINCIPLES | DIMENSIONS
- VAASTU PRINCIPLES | AESTHETICS
The Selection of Site is an important consideration since the plot represents a ‘fixed form’ which radiates positive as well as negative energy depending on its, location, shape, orientation, slope and soil condition. The Vastu guidelines for selecting the ‘right’ Site are explained here:
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DESIGN DRAWINGS
A designer’s principal language is through his drawings. These drawings help the client to understand what the designer has in mind. These drawings include plans to explain the horizontal layout, elevations to explain the external vertical view and 3-d images that give an almost realistic perspective. The drawings that are normally given by an Architect to explain his design ideas are described here. These drawings will help you to interpret Design of a house better.
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VAASTU SHASTRA FACTORS
VAASTU SHASTRA FACTORS -
Vaastu Shastra takes into account environmental factors that affect man and his buildings, in laying down guidelines for the design of buildings, so that man can benefit from the positive and useful effects of these factors and is protected from their harmful and negative effects. The environmental factors and their effects on man and his buildings have been explained here:
Vastu Shastra lays down fundamental principles of Architecture that should be followed in designing, so as to ensure a beautiful, aesthetic, proportionate, comfortable sized and well oriented building. These fundamental principles are explained here:
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DESIGNING A HOUSE
A house has many rooms like bedroom, dining room, living room, kitchen, study room and bathrooms. There are many things to consider when designing a house. Generally, people expect personalised designs based on their needs, tastes and budget which will make them happy and comfortable. Here are some tips on designing a house and the rooms of a house.
- DESIGN OF A BATHROOM | FIXTURES
- DESIGN OF A BATHROOM | PLANNING
- DESIGN OF A KITCHEN | ARRANGEMENT AND SIZES
- DESIGN OF A KITCHEN | PLANNING
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HOUSE CONSTRUCTION IN INDIA
Today, with the easy availability of housing loans, with better and competitive professional services, with innumerable building materials and products in the market and with ample information on the net, house construction in India seems like a walk in the park!
But in reality, constructing a house in India or anywhere for that matter can pose its own challenges in terms of varying cost, lack of knowledge, risks involved etc.
Construction is a science and has been practised for ages but it is one aspect that is not documented well enough. In this blog I, a Bangalore based architect want to share with you some invaluable tips, ideas and advice from the experience that I have acquired. I hope to clear all your doubts and misconceptions and make the process of construction interesting, smooth, hassle free and enjoyable.
But in reality, constructing a house in India or anywhere for that matter can pose its own challenges in terms of varying cost, lack of knowledge, risks involved etc.
Construction is a science and has been practised for ages but it is one aspect that is not documented well enough. In this blog I, a Bangalore based architect want to share with you some invaluable tips, ideas and advice from the experience that I have acquired. I hope to clear all your doubts and misconceptions and make the process of construction interesting, smooth, hassle free and enjoyable.
The Construction of a House involves the stages listed here. To make it simpler, I have classified the stages under these sub-categories:
STAGES BEFORE THE START OF CONSTRUCTION:
- MISTAKES THAT PEOPLE MAKE BEFORE CONSTRUCTION
- PREPARING THE PROJECT BRIEF
- CHOICES
- VAASTU PLAN
- CHOOSING AN ARCHITECT
- AN ARCHITECT'S SERVICES
- SELECTING THE RIGHT ARCHITECT
- BRIEFING THE ARCHITECT
- FINALISE THE PLAN
- ESTIMATE
- SELECTING A CONTRACTOR
- PLAN APPROVAL
- DIGGING A BOREWELL
- TEMPORARY SHED AND POWER
- BUILDING THE SUMP
- BUILDING MATERIALS
STAGES DURING THE HOUSE CONSTRUCTION:
- DIGGING THE FOUNDATION
- RAISING THE WALLS
- BUILDING THE STAIRCASE
- WIRING AND ELECTRICS
- CASTING THE ROOF SLAB
- PLASTERING
- LAYING FLOOR
- PAINTING
- SELECTING WOOD
- DOORS AND WINDOWS
- BATHROOMS
- KITCHEN
- FLOORING MATERIALS
- RAILING AND GATE
- WATER TANK
STAGES AFTER THE CONSTRUCTION OF THE HOUSE:
- ELECTRIC METERS
- CONNECTING TO SERVICES
- INTERIORS
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VAASTU SHASTRA
Vaastu Shastra, a sanskrit word meaning science of architecture and construction is an ancient Indian science developed thousands of years ago by ancient Indian sages. Vaastu Shastra has been practiced for centuries and lays down guidelines to create old architectural wonders like temples, palaces, monuments etc.
Vaastu is derived from the sanskrit word ‘vasathi’ which means ‘comfort’. Comfort is related to the right proportion and positioning of the five elements agni=fire, vaayu=air, vaari=water, prithvi=earth and akash=sky in our surroundings. The complex interplay of the above elements along with the eight directions (E, W, N, S, NE, SE, SW, NW) can profoundly influence the lives of the people living or working in the premises either positively or negatively.
Shastra is the sanskrit word for ‘science’ and stands for the principles and guidelines laid down for the construction of a building. Therefore, Vaastu shastra is the science of arranging the above-mentioned elements in their respective places so that they are in harmony which in turn will make the lives of the inmates happy and peaceful.
The fundamental principle of Vastu Shastra is to add ‘Value to the Life of man’ staying in a building by bringing about harmony between man, nature and the built environment. So, buildings designed according to Vastu guidelines are believed to vibrate with Universal Positive Energy and create a feeling of ‘contentment and well-being’ for the occupants whereas the improper positioning of rooms with respect to the elements causes imbalance in the equilibrium of the energy in the house.
Vaastu Shastra, has its roots extended in Indian Philosophy, maths, geology, geography, religion and takes into account, factors influencing a Site, such as topography, roads, structures around, Sun’s effects, Earth’s magnetic field, cardinal directions, Earth’s energy fields and elements of Nature.
The subject of Vaastu Shastra has been discussed under the following categories:
- VAASTU SHASTRA FACTORS
- VAASTU SHASTRA PRINCIPLES
- VAASTU SHASTRA GUIDELINES FOR SELECTING A SITE
- VAASTU SHASTRA GUIDELINES FOR DESIGNING A HOUSE
- VAASTU SHASTRA GUIDELINES FOR CONSTRUCTING A HOUSE
- VAASTU SHASTRA GUIDELINES FOR APARTMENTS
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HOUSE CONSTRUCTION | MISTAKES THAT PEOPLE MAKE
Howeverdespite all this meticulous planning, in my experience as an Architect, I have seen clients inevitably make mistakes. Some of the commonest mistakes people make are listed here. It is worthwhile to go through this checklist before you actually start "House Construction".
Poor Preparation:When planning your home you should think ahead into the future and take your lifestyle and habits into consideration. Will your family be expanding? Will you need to accommodate safety features for new or young children? Or will your children be leaving the nest? Do you need to think of your requirements later in life as you reach retirement age and beyond? Do you entertain often and host overnight guests regularly? How long do you plan on staying in this home? Take your time and do your research both online and with experienced persons before you meet the professionals. You can get some ideas from my post on 'Preparing the project brief'
Hiring a Contractorwithout hiring an Architect:Many times, I have come across clients who believe that an Architect can be dispensed with, but a Building Contractor is necessary as it is he, who will actually give shape to your‘dream’ house and obviously has a lot of practical knowledge and experience in building matters. You also wrongly believe that, with all the preparation and information You have gathered, there is no way you will be fooled and that you will be able to complete the construction well within your budget and on time. But the truth unfortunately, is that, most people unwittingly make a mistake by giving the job to the Contractor without hiring an architect to cross-check on the quality and cost of the Building Construction. Also very often, though the Contractor helps you in getting a 'plan' of your dream house, the source is not very clear – it may not even be designed by a qualified Architect.
Self-designing: People go to schools and colleges to learn how to design and then spend years getting real world experiencein all the subtleties and nuances of space and ergonomics. If you think that you can just draw it on a napkin or envelope,and get a great design, you are wrong. Many people find out while living in the home, that they were wrong about so many things such as off centered windows, wrong door swings, miscalculated stairwell head room and space for stairs etc.So get an Architect on board and save yourself from life-long compromises in living in a badly designed home.
Poorly lit homes: Natural lightshould be the main source of light. Windows should be present in every room and should be large. Think about adding skylights if natural light is not sufficient. Light fixtures and outlets should also be plentiful. Do not compromise on this aspect, just to save some money because a badly-lit house can be downright unhealthy. See my posts on Vastu Shastra and Lighting.
Poor ventilation: Ventilation is also an important aspect of a well-designed house. Poor ventilation can cause the rooms to be stuffy, hot in summer and cold in winter. There will be stale, unhealthy air trapped in such houses and there can be stagnant moisturewhich can cause terrible mold growth that can affect your health. So make sure your window placements ensure cross-ventilation and constant flow of fresh air through your house. Also, the right placement of the rooms can ensure good flow of air. Read my posts on Vastu Shastra.
Poor placement of rooms: This is a very personal decision and depends on the way you use rooms. Ideally, the bedrooms should be far away from from the central living areas which are noisy. The dining room should be at the same level and near the kitchen,etc. If the rooms are not placed according to the way you live, the house can be uncomfortable to live in. You can get some ideas from my post ondesigning a house.
Under-utilized rooms:Include rooms that you will surely use. The addition of a playroom, game room or multipurpose room sounds enticing, but only do so if it is going to be used. Often an unused room becomes a dumping ground for things that never get used. If you plan on adding an extra room, make sure that itcan transition from one type to another. For example, a family room can alternate as a guest room.
Losing Enthusiasm: Often I seemany clients start your 'house construction' with a lot of optimism and enthusiasm but ultimately get overwhelmed by the many possibilities, choices and unexpected delays. You may believe that you know exactly what you want, but the number of options available confuses you and causes 'burn out'. It is better to request the architect to recommend 3 or 4 high-mid to high quality alternatives to each item so that the selection becomes easier. The post on Choices may help you be better prepared.
Cutting Corners:Remember the saying“the cheap person invariably pays the most”. Hidden cost, cheap materials, weird techniquesall end up costing you more in the long run. Some contractors usecheaper, duplicate products that look like authentic products to raise their profit margin. This is where an Architect can help save your precious money. He can easily detect duplicate material, bad workmanship, poor finishing and get the Contractor to redo such work.
Architects,Engineers and Contractors are all trained to help you make effective decisions in your 'house construction'. They will help guide you as to where you can save money and where you absolutely should not cut corners. So please make use of them. You have to pay more for their services, but believe me, in the long run you will actually save money and get food value for your home. I speak from experience.
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HOUSE CONSTRUCTION | EVALUATE THE DESIGN GIVEN BY THE ARCHITECT
When you have decided to build your dream house, the natural thing to do is to commission an Architect. You will give him your requirements and he will design accordingly. When designing a house, the main consideration is to create a pleasant, comfortable environment to live in. Any design challenge has many solutions but the best solution is the one which solves most of the problems.To be sure, that you have got the best design solution, it is worthwhile to check whether the following points have been taken into consideration by your Architect:
SITE LOCATION-
Generally most clients go to an Architect after buying a Site. But if you have the chance to include the Architect in the selection, then you could benefit from his advice. The best location for a plot is in a peaceful and calm place, with lot of greenery and good water source and good soil. When purchasing a property, it is a good idea to stand on the land and feel its vibration for a few moments. Trust your feelings. If you feel positive about it, consider buying the land. If not, it is probably not good for you. You can also visit my other site to get tips on: Vastu guidelines on Site Location.
SITE SHAPE-The best shapes for sites are square or rectangular, facing squarely on the four cardinal directions. The main reason is that square or rectangle shaped houses are generally considered most practical to use. It is easier to design a house on rectangular lines since this allows for a good flow of interior spaces within the house. It may be for this reason that sites in cities are usually available in rectangle shapes such as 30'x40', 40'x60', 50'x80' etc. You can visit my other site to get tips on: Vastu guidelines for Site Shape.
ORIENTATION-The first thing to be considered when designing a house, is the Orientation. Ideally, the location of rooms, windows should depend on the direction, just as it is recommended in Vastu. This is because in Vastu (an ancient Indian building science), the rooms of a house are positioned in specific directions so as to capture the beneficial and positive effects of the Sun, Wind, Earth's magnetic field, natural resources, topography of site etc. There is scientific reasoning and logic in Vastu and this has been explained by me in my other site: Vastu factors |Cardinal directions
COMFORTABLE SIZES OF ROOMS-Depending on your site size, your budget and your requirement the room sizes will be fixed. However, for each room, whether it is a toilet, kitchen or living room, there are some basic sizes to be considered for comfortable living. It is not advisable to have sizes less than the basic sizes.
PROPER CIRCULATION-Easy and unobstructed movement from space to space is very important. For this, The proper placement of doors, windows, furniture is an essential consideration.
PLEASANT ATMOSPHERE-To create a pleasant atmosphere filled with positive energy it is useful to follow some scientific principles of Vastu (Visit my site: Vastu Shastra Factors) which manipulate the topography of site, the natural resources, the beneficial effects of the Sun, the Wind directions to create a well lit, well-ventilated and clean house. The skillful use of colours, right finishing materials(for floors, walls, bathrooms, windows, doors, woodwork), furniture etc can also create a pleasing environment.
ELEVATIONAL TREATMENT-The exterior of the house can be made attractive by the judicious use of materials (stone, exposed bricks, tiles etc) textures, colours, solids and voids in the right balance, sloping roofs and so on.
LANDSCAPING-
The Natural landscape can be enhanced or created with the help of lawns, water fountains, water bodies, stone arrangements, stone sculptures, seasonal or perennial flowering plants, benches and useful medicinal plants and fruit trees. For information on useful trees and plants in the House garden, go to: Vaastu Shastra | Garden trees and plants
The Natural landscape can be enhanced or created with the help of lawns, water fountains, water bodies, stone arrangements, stone sculptures, seasonal or perennial flowering plants, benches and useful medicinal plants and fruit trees. For information on useful trees and plants in the House garden, go to: Vaastu Shastra | Garden trees and plants
Related Topics:
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HOUSE CONSTRUCTION | GETTING YOUR PLAN APPROVED
Once the architect has prepared the plan as per your requirements and you have evaluated the plan for all the points, and finalised the plan exactly as per your requirements, it can be "frozen". By this I mean that this 'frozen' plan is the final plan and you should not be thinking of making any drastic changes. Small changes within the plan are acceptable. Then it is time to move to the next phase.The next step is to get the plan drawn for approval. Your architect, provided he is registered with the BBMP can draw up a plan which meets the bye laws and put his/her seal on it and sign it.
PRECAUTIONS TO BE TAKEN BEFORE GETTING THE APPROVAL:
FOLLOW ACTUAL SITE MEASUREMENTS: Always measure the site before the planning starts. There may be differences between the dimensions shown in the papers and the actual dimensions of the site. While drawing the plan, the Architect will take into account the actual dimensions and the actual angles of the site because sometimes, though the dimensions tally with the documents, the site wont be a perfect rectangle and this has to be taken into account.
BE INFORMED ABOUT THE BYE-LAWS: If you are building the house yourself without a Contractor, it becomes very important that you understand the bye-laws so that you are aware of what the authorities are talking about when you meet them. Very often, these government officials harass you if they realise that you are on your own to get bribes. If you refuse, they accuse you of violations and threaten you with consequences. Knowing the violations and the consequences before hand will help you in such situations.
LET CONSTRUCTION PLAN BE SIMILAR TO THE APPROVAL PLAN: Make sure the area of the approved plan is as close to that of the construction plan. If the built-up area shown in the approved plan is more than what you intend to construct, you will end up paying more tax.
AVOID VIOLATIONS AS MUCH AS POSSIBLE: If you do not plan to bribe, then make sure your approved plan is according to rules and there are no violations in your actual construction. Otherwise you will have to pay a hefty fine or the construction can be stopped by the engineer.
You need to submit 10 ammonia prints with the house plan for approval.
In case of a site in a BDA layout in Banglore, the following are the legal documents that should be submitted along with the plan for approval. Make sure the photo copies are readable.
TITLE DEED: Sale deed / Parent deed / Master deed - Agreement of sale / title.
GIFT DEED: If the site is transferred to your name, then the Agreement of transfer of ownership is required. This will take a day to get done, provided all the other documents are in order. - But this is not needed if you have purchased the site.
KHATA EXTRACT: You can get this done in your local BBMP office. This will be provided within a week if the site is already in your name.
KHATA CERTIFICATE: You can get this done in your local BBMP office.
ENCUMBRANCE CERTIFICATE: Shows if there are any loans on the site.You get this done in your local sub-registrar office. This will take 20-25 days to get officially.
GIFT DEED: If the site is transferred to your name, then the Agreement of transfer of ownership is required. This will take a day to get done, provided all the other documents are in order. - But this is not needed if you have purchased the site.
KHATA EXTRACT: You can get this done in your local BBMP office. This will be provided within a week if the site is already in your name.
KHATA CERTIFICATE: You can get this done in your local BBMP office.
ENCUMBRANCE CERTIFICATE: Shows if there are any loans on the site.You get this done in your local sub-registrar office. This will take 20-25 days to get officially.
GETTING THE PLAN APPROVAL:
CONTACTING THE AUTHORITIES: If you have the time, you can go to the concerned authorities for approval by yourself, but if you feel lost in the office bureaucracy, you can enlist the help of the Contractor whom you plan to hire for the job.
ONLINE APPROVAL: In some cities online submission of plan for approval is accepted. But whether it is an efficient system, I cannot comment. For example in Bangalore, the automatic building plan scrutiny system for approval of building plans has some technical issues.
TIME TAKEN FOR APPROVAL: Usually in India, 'getting approval' takes around 15-30 days officially. But this could easily get delayed if you refuse to 'toe the line' by which I mean, giving bribes.
BRIBE: Generally, a bribe is expected by the concerned engineer/s. This could range from 15,000/- for a 30'x40' site to 20,000/- for a 40'x60' site. If you refuse to pay the bribe the engineer might ask you to make some changes in the plans, show him your site for inspection and keep repeating this till you get exhausted. Even if you stubbornly refuse to pay a bribe till you get approval, the engineer will visit your site regularly to pull you up for small inconsistencies from the approved plan.
VALIDITY OF APPROVED PLANS: The approved building plans are valid upto 2 years and so construction should begin within that period. After 2 years, they need to be renewed.
COMMENCEMENT CERTIFICATE: All approved plans come with certain conditions, one of which says - "Laying of Foundation Concrete & Columns Should Commence Only After Obtaining Commencement Certificate From BBMP after Inspection from AEE". To get the commencement certificate, you should submit an annexure before laying foundation columns. However, this is more applicable for big constructions and apartment complexes. For residential buildings no one really follows this. The fine for starting construction without obtaining commencement certificate is 100 Rs.
DEVIATIONS THAT ARE ALLOWED DURING CONSTRUCTION:
In Bangalore, the BBMP rules state that:
i) Wherever any construction is in violation/deviation of the sanctioned plan, the Commissioner may, if he considers that the violations / deviations are within 5% of :
the set back to be provided around the building,
plot coverage
floor area ratio and
height of the building and that the demolition under chapter XV of the Act is not feasible without affecting structural stability, he may regularise such violations/deviations after recording detailed reasons for the same.
plot coverage
floor area ratio and
height of the building and that the demolition under chapter XV of the Act is not feasible without affecting structural stability, he may regularise such violations/deviations after recording detailed reasons for the same.
ii) Violation/deviation may be regularised only after sanctioning the modified plan recording thereon the violations/deviations and after the levy of fee prescribed by the Corporation from time to time.
iii) Regularisation of violations / deviations under this provision are not applicable to the buildings which are constructed without obtaining any sanctioned plan whatsoever and also the violations / deviations which are made in spite of the same being specifically deleted or rejected in the sanctioned plan.
iii) Regularisation of violations / deviations under this provision are not applicable to the buildings which are constructed without obtaining any sanctioned plan whatsoever and also the violations / deviations which are made in spite of the same being specifically deleted or rejected in the sanctioned plan.
iv) In my understanding, 5% means that 5% of the approved height or FAR or plot coverage can be added to the actual construction. So for example if the setback to be maintained is 5', then you can reduce the setback by 3" (0.25') or if the allowable height is 40', then you can increase the actual height upto 2'.
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CHOOSING A CONTRACTOR
After finalising the plan with the Architect, he will give you an estimate. The next step is to select a Contractor with the Architect's help.What does a Contractor do? What are his responsibilities and duties?How do you choose the right Contractor? In this post, as an Architect, I will share some tips on choosing the right Contractor.
DEFINITION OF A CONTRACTOR:
A Contractor is defined as a person who contracts, bids, negotiates a price, offers to construct, supervises, oversees, schedules, directs, alters, repairs, installs, improves, moves, demolishes, furnishes, labors, etc.There are various types of Contractors such as building (residential and commercial); electrical; plumbing; mechanical; etc.
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SUMMARY OF A CONTRACTOR'S WORK: 
Construction - A Building Contractor is responsible for the construction/execution of the project in accordance with the Contract documents which usually include the Contract agreement, budget, the plans and specification of the project that are prepared by an Architect.
Understand plans: The Contractor examines and interprets the plans. Accordingly, he quotes for the project.
Arrange sanction plans: He arranges for the drawing of plans according to building regulations if the Architect does not include it in his scope of work. He also arranges for the submission of plans to local authorities for approval andinspections of building work.
Calculate quantities of materials: required for building projects and order these from building suppliers or advertise for tenders.
Supplying of Labour, Materials, Equipment etc. - A Building Contractor is responsible for supplying material, labour, equipment, (engineering vehicles and tools) and services necessary for the construction of the project. He arranges delivery times of materials to coincide with various stages of the building process
Maintains a construction labour force: The Building Contractor usually retains a construction labour force.
Subcontracts: The Contractor generally subcontracts part of the work to other persons and companies that specialize in these types of work. These Subcontractorsput up the foundation, walls, roof, electrical and plumbing systems, supply the labour etc.
Supervises the work of Subcontractors to make sure buildings are of an acceptable standard and are proceeding according to schedule.
Office staff: He also maintains an office staff involved in the preparation of bills and payment of accounts.
Undertake some of the building work personally and he goes to site everyday to make sure everything is going according to schedule.
Office staff: He also maintains an office staff involved in the preparation of bills and payment of accounts.
Undertake some of the building work personally and he goes to site everyday to make sure everything is going according to schedule.
WORK DEMANDS OF A BUILDING CONTRACTOR
From the above summary, it is clear that a Contractor’s work is mostly outdoor and demands the following:
Dust: Working in dusty or polluted environment.
Hands-on: Full use of hands/fingers.
Manual work: Heavy lifting and physical effort..
Out in the Sun: Mainly outdoor work.
Standing: for long periods.
Mathematical ability: for preparing bills, calculating quantities.
Ideally look out for a Contractor who is a civil engineer or done a diploma in civil engineering.
PERSONALITY TRAITS OF A GOOD BUILDING CONTRACTOR -
A Building Contractor must have the following traits in order to make a mark:
Good communication skills
Management and leadership skills
Good organisational skills
Technical aptitude.
Choosing a Contractor: is an important step in the process of House Construction. The right Contractor will give you a comfortable, well finished home whereas the wrong one will give you trouble through the period of construction, will slow down the work and sometimes will walk out of the project before completion. While choosing a Contractor, I suggest you go through the Architect, because they already share a working relationship and the Contractor is answerable to the Architect. So he will not take you for a ride.
Architect's recommendation: The Architect will usually suggest 2 or 3 Contractors, whom he feels will suit your temperament, budget and project. The Architect will then invite theContractors to quote for your project. Based on the quote that is closest to his estimate, the Architect will recommend a particular Contractor. However, the final decision is yours and you should choose the Contractor whom you feel, instinctively will do justice to your project and with whom you will get along.
Friend's suggestions: Very often, Clients have come to me with Contractors suggested by their friends or family. This is also a good option because the Contractors will feel answerablesince they are recommended by a known person. But even then make a background check, be sure that they deliver as promised and are willing to correct any mistakes or agree to changes.
Client acting as a Contractor:Occasionally the Client commissioning the construction of the building, chooses to act as the Contractor. In such cases, he works directly with various Subcontractors and takes on all liability for proper sequencing of the work, and dealing with the realities of construction.However, more times than not, the risks far outweigh the potential reward of saving the Contractor's profit even if things go perfectly. Owners considering this approach should keep in mind that Contractors make a living, working with known Subcontractors. An established Contractor will have established relationships that will outlast one construction project and the Subcontractors will acknowledge this with their cooperation whereas the client seldom has this advantage as most Subcontractors will recognize the risk of working with a one time client with higher bids. Also the Owner is likely to be cheated on the quality of building materials and products as he is not an expert in it.
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The client, Architect and Building Contractor work closely together to meet deadlines and budget. The Building Contractor works with his team of Subcontractors and labourers to ensure quality standards and make sure that the project is completed within the specified time and budget. The next step is the start of construction.
Architect's recommendation: The Architect will usually suggest 2 or 3 Contractors, whom he feels will suit your temperament, budget and project. The Architect will then invite theContractors to quote for your project. Based on the quote that is closest to his estimate, the Architect will recommend a particular Contractor. However, the final decision is yours and you should choose the Contractor whom you feel, instinctively will do justice to your project and with whom you will get along.
Friend's suggestions: Very often, Clients have come to me with Contractors suggested by their friends or family. This is also a good option because the Contractors will feel answerablesince they are recommended by a known person. But even then make a background check, be sure that they deliver as promised and are willing to correct any mistakes or agree to changes.
Client acting as a Contractor:Occasionally the Client commissioning the construction of the building, chooses to act as the Contractor. In such cases, he works directly with various Subcontractors and takes on all liability for proper sequencing of the work, and dealing with the realities of construction.However, more times than not, the risks far outweigh the potential reward of saving the Contractor's profit even if things go perfectly. Owners considering this approach should keep in mind that Contractors make a living, working with known Subcontractors. An established Contractor will have established relationships that will outlast one construction project and the Subcontractors will acknowledge this with their cooperation whereas the client seldom has this advantage as most Subcontractors will recognize the risk of working with a one time client with higher bids. Also the Owner is likely to be cheated on the quality of building materials and products as he is not an expert in it.
The client, Architect and Building Contractor work closely together to meet deadlines and budget. The Building Contractor works with his team of Subcontractors and labourers to ensure quality standards and make sure that the project is completed within the specified time and budget. The next step is the start of construction.↧
RITUALS TO BE PERFORMED BEFORE START OF CONSTRUCTION
After finalising the Contractor, you can start the construction. But in India, it is common to refer to Vastu Shastra – the science for architecture and construction, before initiation of any construction work.Vastu Shastra recommends that you perform certain rituals before and during the construction of your house. They have been explained in detail here.
RITUALS TO BE DONE JUST BEFORE CONSTRUCTION:
According to Vaastu Shastra, five rituals or Poojas must be done before the actual construction begins. Most people do not follow all of them, but almost everyone start construction only after performing the Bhoomi pooja. Some of you who might be interested in knowing about these rituals. So they have been explained here in detail. The five poojas are:- BHOOMI POOJA (Seeking permission from Bhoomi)
- BALIDAANA(Offertory ritual)
- HALA-KARSHANA (Levelling of site)
- ANKURAA-ROOPANA (Sowing of seed)
- SHILAANYAASA (Foundation laying)
1) BHOOMI POOJA (VAASTU POOJA):
The first ritual to be done before starting the construction, is a Vaastu pooja or Bhoomi Pooja. This should be done at an auspicious time and on an auspicious day, as fixed by your astrologer/priest (normally it is done in the morning).According to Vastu Shastra, it is absolutely necessary to do the Bhoomi puja, as you must take permission from Mother Earth (Bhoomi) to build a space. When you raise a building, you bring about change in mother earth. So, you must seek permission and forgiveness from mother earth, for your actions that disturb the equilibrium. There are special vedic hymns to appease the various energies residing in the space.
The following steps should be followed in doing the Bhoomi pooja:
Clean the site: The site should be cleared. Dirt, stones, holes in the ground, and trash should be removed. Thorny bushes should also be uprooted and removed.
Divide the site into a 9 x 9 Grid: Divide the site into 9 x 9 grid. Mark out the foundation of the proposed building.
Dig a square hole in the North East corner: In the grid, dig a square hole in the North-East portion of the foundation marking. The depth depends on the proposed foundation footing. In the center of that square mark out area to place cornerstone.
Prepare the base: Place cement in the four quadrants of the hole leaving at least 2’9” for the central area where the foundation stone will be laid.
Dig a square hole in the North East corner: In the grid, dig a square hole in the North-East portion of the foundation marking. The depth depends on the proposed foundation footing. In the center of that square mark out area to place cornerstone.
Prepare the base: Place cement in the four quadrants of the hole leaving at least 2’9” for the central area where the foundation stone will be laid.
Prepare 5 stones (bricks, stone) Wash the five stones and keep them ready for consecration by the priest.
Keep a kalash ready: Place the following items in a copper kalash or in a plastic box: Navratans(nine gems), a tiny piece of gold, a silver coin, whole betel nut, a stick of turmeric, a little whole green moong, coriander seeds, Sambarani and jaggery. Now these items vary from region to region and depends on the customs followed in your community. But each of them has a significance.
PERFORMING THE BHOOMI POOJA:
Perform a ceremony: After all the preparations have been made, perform a short ceremony either by yourself or with the help of a priest, to honour and appreciate the energy that emerges from the earth. If doing it by yourself, you may light a candle, which is symbolic of light, the source of all visual form.
Invocation (Devi poojan): Invoke the Vastu Devta (God) and offer prayers. Every community has its own special method of performing this puja. The priest will guide you accordingly.
Purification (Bhoomi abhishinchan): To purify the place, sprinkle pure water or Ganges water using mango leaves or flowers, while mantras are recited.
Offering (Pran pratishtha poojan): Sprinkle rice grains and flower petals on the earth while mantras are recited.
Placing the Kalash and stones: Place the kalash in the centre of the pit. Then place one stone above it and the remaining four stones in the four corners, around the central stone.
Purification (Bhoomi abhishinchan): To purify the place, sprinkle pure water or Ganges water using mango leaves or flowers, while mantras are recited.
Offering (Pran pratishtha poojan): Sprinkle rice grains and flower petals on the earth while mantras are recited.
Placing the Kalash and stones: Place the kalash in the centre of the pit. Then place one stone above it and the remaining four stones in the four corners, around the central stone.
2) BALIDAANA (Offertory ritual): This is the second ritual to be done before the start of Construction. It is an offertory ritual and offerings are made and spirits and demons are requested to leave the site.
3) HALA-KARSHANA (Levelling of site) : This is the third ritual, wherein the Site is levelled and sloped according Vaastu guidelines for Site Slope, so that the Site is at a higher level than the road level and the South-West corner is higher than the North-East corner. It is also recommended that the whole site be ploughed to rid it of the past and give the soil a new life.
4) ANKURAA-ROOPANA (Sowing of seed): This is the fourth ritual, the sowing of the seed and a final offering to the memory of those who have left the place. It is also the first offering to the new ploughed ground.
5) SHILAANYAASA (Foundation laying): This is the fifth ritual, the foundation laying ceremony. The groundbreaking ceremony for the house should only be done during the Uttarayan period, when the Sun is in the northern hemisphere, from June 21 through December 20.
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This post was about the Rituals to be followed before construction. Read about the next stage in Construction
- DIGGING THE BOREWELL
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DIGGING A BOREWELL
Before the start of construction, it is useful to have a source of water at the site, since a lot of water will be required during the construction. Moreover, even if they have municipal water supply, the water source will be an additional source of water for the inmates after they move into the house.
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SOURCES OF WATER IN A HOUSE:
The most common Water sources in a Site are the Open Well, the Borewell (Drilled Well) and the Municipal Water supply.
Open Well: is an excavation in the ground created by digging to access the groundwater which is naturally stored below the ground as a result of the seeping in of rainwater. This water is more likely to be polluted as it is near the Earth's surface. Nowadays in cities, it is uncommon to find water by digging a well.
Borewell(Drilled Well): is much deeper and water is got by driving, boring or drilling through rock to an aquifer below. This water is most likely to be uncontaminated as it is sandwiched between rocks deep below the Earth. Borewells are the most common sources of water in cities.
SOURCES OF WATER IN A HOUSE:
The most common Water sources in a Site are the Open Well, the Borewell (Drilled Well) and the Municipal Water supply.
Open Well: is an excavation in the ground created by digging to access the groundwater which is naturally stored below the ground as a result of the seeping in of rainwater. This water is more likely to be polluted as it is near the Earth's surface. Nowadays in cities, it is uncommon to find water by digging a well.
Borewell(Drilled Well): is much deeper and water is got by driving, boring or drilling through rock to an aquifer below. This water is most likely to be uncontaminated as it is sandwiched between rocks deep below the Earth. Borewells are the most common sources of water in cities.
GROUND WORK BEFORE DIGGING BOREWELL:
Before digging the borewell, do some research and ground work. Enquire about borewells in the surrounding sites/area. Gather information on the percentage of successful to failed bore wells near your site. Find out to what depth the nearby borewells had to be dug to get water and how many inches of water they got.
All this information will enable you to be mentally and financially prepared for the dig. So even if you are expecting to hit water at a certain depth and fail, you will be ready to dig further down till you get water.
GETTING QUOTES FROM VENDORS FOR DIGGING THE BOREWELL:
Get recommendations from friends, neighbors on the borewell companies. In case you have no good recommendations, go through the local classifieds, internet reviews and shortlist four or five borewell vendors. Then get quotes from all of them.
GET A WATER DIVINER TO VISIT YOUR SITE:
Get a water diviner to visit your site to locate possible points for digging the borewell. You can get a contact from friends or local borewell companies. There are two types of water-diviners, traditional ones and geo-technical ones. Both will give you at least two points for digging a borewell in your site and the likely depth at which you may get water. I personally prefer using the services of geo-technical water diviner since he uses scientific methods and is more accurate in his prediction.
COMPARE THE QUOTATIONS FOR DIGGING THE BOREWELL:
Once you get quotations, compare their prices on an (excel sheet). It is important to compare each item price instead of the final price because there may be some hidden costs in some quotes. For example, some borewell companies quote the same rate/foot for the first 300 feet and then increase the rate/foot for further digging while some others will quote the same rate for only the first 250 feet. Their charges may also differ from season to season also. For example it is more in summer.
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Once you have done this, your future monthly BWSSB bills will also include a Rs.50 charge for well/borewell.
GETTING PERMISSION TO DIG A BOREWELL:
In Bangalore, to check further exploitation of groundwater and also to keep a tab on those using groundwater for commercial purposes, the Department of Mines and Geology has made it mandatory for people to take permission from the Bangalore Water Supply and Sewerage Board (BWSSB) to drill new borewells. Even existing borewell users — both domestic and commercial — should register with BWSSB in the prescribed format by paying a fee. All details are provided in this link.Failure to comply can attract a penalty of up to Rs. 10,000 and/or imprisonment up to three years.PAYMENT TO BWSSB:
Download the relevant BWSSB forms and fill it with the relevant details. Pay Rs 50 for drinking purpose and Rs 500 for commercial/industrial purpose at any Canara Bank in favour of BWSSB current account No.0788201052332. Visit your sub-division's BWSSB office and submit the Form with copies of the bank challan and latest BWSSB bill & payment receipt.Once you have done this, your future monthly BWSSB bills will also include a Rs.50 charge for well/borewell.
DIGGING THE BOREWELL:
After finalising a vendor based on the price and credibility, the vendor will visit your site to check whether his equipment will be accessible. Before digging, inform all your neighbors, so that they are prepared and can go elsewhere to avoid the dust and noise
It is preferable if high speed hydraulic rigs are used as the work will be faster and require less manual effort. Usually 6 or 7 inch diameter bore well drill bit is used for digging borewells for domestic purposes.
It is preferable if high speed hydraulic rigs are used as the work will be faster and require less manual effort. Usually 6 or 7 inch diameter bore well drill bit is used for digging borewells for domestic purposes.
VASTU SHASTRA GUIDELINES FOR THE WELL OR BOREWELL:
VAASTUGUIDELINES FOR POSITION OF A WELL/ BOREWELL/WATER SOURCE:
This post was about the Water Source, the Digging of Well/Borewell. Read about the next Step in Construction:
Related Topics:
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TEMPORARY SHED AND POWER
Before the start of the Construction, after the digging of borewell, the next step is to build a temporary shed for storing construction material and to house a watchman to look after your site and material. A shed is essential to store the cement bags and other building material safely, away from moisture as you can’t keep buying these things in small quantities.
Having a watchman to take care of the material stored in the shed gives you a feeling of security and prevents thefts. Moreover, the watchman can help in taking care of other aspects of construction like curing (pouring water on RCC components) etc.
BEST POSITION FOR A TEMPORARY SHED:
Adjacent empty site: Th ideal place for a temporary shed would be in an adjacent empty site. For this, you must get the neighbour's permission in advance. But in case, permission is refused or if there is no empty adjacent site, then you have to think of other options.
Corner of a big site: If it is a big site, you can consider putting the shed in a corner of your site away from the construction foundation. For suggestions, you can refer to the Vastu Shastra guidelines described below.
Available space in a small site: If it is a small site then build the shed in whatever space is available in the setback area. Once the ground floor slab is cast, you can think of shifting the storage stuff into a room in the building.
Materials used for constructing a shed: Since it is temporary, you can consider using soil instead of cement and bricks while constructing the shed so that it can be dismantled easily.
VASTU GUIDELINES FOR THE STORAGE SHED: According to Vastu Shastra, it is preferable to follow these guidelines in the construction of the temporary shed, to prevent thefts and help in the smooth flow of the construction work.
Avoid a Storage Shed in the North-East corner: The Storage shed can be located in any part of the site except in the North or East.
The Storage Shed should preferably be in the South-West corneras the infra-redheat rays of the Sun, which are projected to the South-West will keep the material stored in the shed free from moisture.
The Storage Shed should be demolished after completion of construction to allow proper movement around the site, proper flow of air and light into the building as otherwise it will be an obstruction.
The Storage shed should preferably be portable as it can be removed from the site after the construction is completed. : It should not be used for further storage/living.
TAKING TEMPORARY POWER:Generally you can get temporary power connection to your site from the concerned authorities. Power is essential for so many construction activities such as pumping water from the borewell/tubewell, cutting tiles, wood, polishing etc. The procedure for getting temporary power varies from place to place. I can only speak about the process in Bangalore.
Refundable Deposit: On giving a written request with details of the required kilowatts and an initial, refundable deposit of about Rs 2500/-, the Karnataka Electric board (KEB) will give your site, temporary power connection.
Payement of power bill: Depending on the kilowatt power that you have taken, the rate per unit of power consumed will vary. You have to pay the bills on time, every 28 days. Usually, the KEB will install a digital meter at your site. The KEB meter reader is supposed to come and note down the readings and give you the bill. But many times this does not happen. So it is safer that you or your contractor note down the previous reading and current reading and go to the local KEB branch. There, they will prepare a bill and you can pay the due. If it is not paid on time, then you will have to pay huge penalty.
Refunding of deposit: When you are disconnecting the temporary power connection, KEB will not refund the deposit, but it will be adjusted against the cost of your permanent meter.
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BUILDING THE SUMP
As part of your House Construction, two water tanks are to be constructed: the Underground Water tank and the Overhead water tank. Of these two, the Underground tank also known as the Sump to which the municipal water pipe is connected, is the first to be constructed and should be built before digging for thefoundation.This is because, being an underground tank, the excavation must be done before the rest of the foundation-excavation is started.
So the next step after constructing the temporary shed and organising a watchman to stay in the shed (either by you or by your contractor) is to build the SUMP. Here are some simple guidelines in planning, locating and constructing the sump.
So the next step after constructing the temporary shed and organising a watchman to stay in the shed (either by you or by your contractor) is to build the SUMP. Here are some simple guidelines in planning, locating and constructing the sump.
LOCATION OF THE SUMP:
Close to the road: The Sumplocation should ideally be close to the road as the water lines run along the road. This way, a short connection to the sump from the water lines is sufficient and getting the right slope in the connection pipe is not a matter of concern. Being close to the road is also advantageous when you hire a water tanker to fill up your sump as it is easily accessible.
Under the porch: Usually the Sump is planned below the car porch because there is ample space available here and it is usually near the road (read water lines).
Vastu dictates the location of the Sump for some: Some people prefer to locate it according to Vastu Shastra guidelines. This sometimes becomes a problem especially if they locate it in the back of the site in a tiny space between the house foundation and the compound wall, just because according to Vastu, that is the best position.
VASTU GUIDELINES FOR LOCATION OF SUMP:
The Sump should be located in the North-East corner.The Sump should not touch the compound walls or the building walls.
The Sump should be near the corporation water lines, which means, that it should be near the main road.
DECIDING THE CAPACITY OF THE SUMP:
Sump capacity: At the planning stage, you should decide the sump size. This size is directly proportional to the number of famillies/houses that you propose to have in the site and also depends on the water availability. If there is only one house then a 6000 litres to 8000 litres capacity sump is sufficient. If you are proposing more houses for the purpose of giving for rent, then consider an additional 4000-5000 litres per each extra house. A bigger sump is more expensive and takes up space but it is very useful especially when there is water scarcity.
DECIDING THE SUMP SIZE:
Sump depth is usually taken to be 5' and not more as a man (cleaning the sump) should be able to stand in the sump with his head sticking out so that he does not feel suffocated.The sump size is calculated based on the sump capacity that you plan to have. As a rough guide, you should consider that 1 cubic feet of space can contain approximately 28 litres of water. So divide the proposed sump capacity with 28 to get the required sump volume in cubic feet, that you have to build.
The Sump length and breadth area: is calculated by dividing the sump volume by the depth, 5'. The figure that you get will dictate the length and breadth of the sump and the shape of the sump (rectangular or square).
For example: If you decide to have a sump of 6000 litres capacity, divide it by 28 to get 215 cubic feet. This is the desirable sump capacity. Then divide this figure by 5' depth to get 43 square feet. This is the desired sump area. Now you can decide the length and breadth of the sump according to the space available. It could be a rectangular sump of dimensions 4'X11' or 5'X8.5' or squarish with dimensions of 6.5'X6.5' etc.
CONSTRUCTION MATERIAL FOR THE SUMP:
Concrete is the preferred material: Ideally a concrete sump, cast at site is the best for an underground tank. This is because you need not worry about water seepage and contamination of the stored water from the soil or underground water or sewage. This type of tank will last long and is fairly maintenance-free.Bricks/blocks can also be used for building sumps: But this type of sump is at risk of leaking if not constructed properly. Use good quality bricks and rough plaster the outside and smooth plaster the inside of the sump. Make sure that a plastering mesh is used during plastering to avoid cracks. The sump plastering should be completed at one stretch to avoid cracks.
Ready made plastic tanks (sintex etc) are also avilable in different capacities. They have the advantage that they can be placed in the excavated hole in the site, in a day and there is no plastering or curing required. But I am not convinced about the long term use of water stored in plastic tanks. Moreover I am not sure if they can withstand the pressure of a car above them, if they are placed under the car porch.
Constructing the sump: Water pressure will be more on the internal corners of the tank. So avoid constructing sump/tank corners with 90 degrees like room walls. Instead, have rounded corners so that the water pressure is distributed over a larger area and also so that the corners are easier to clean and do not accumulate dirt.
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