How we build a house
Before the first brick: the plot and the plan
Every house starts with the plot. Our engineer visits, measures it, notes the road width, the neighbouring buildings and the slope, and we arrange a soil test so the foundation is designed for the ground it actually sits on, not for an average.
Then comes the plan. Most plots in Bengaluru are 20×30, 30×40 or 30×50, and on a small plot every foot counts. We work out the setbacks the rules require first, then fit the rooms, the staircase, the parking and the openings for light and air around them. You see floor plans and elevations, change them as many times as you need, and sign off only when the plan is right. Building on a 30×40? Our 30×40 cost guide works through G+1 to G+3 floor by floor.
If the house will carry rental units, we plan them now: separate entrances, separate electricity meters and water lines, and a staircase that lets tenants come and go without passing through your home.
Plan approval, handled
No house should start without a sanctioned plan. We prepare the sanction drawings to the city’s building bylaws and file the building-plan application with the city corporation (still widely called BBMP) or with the BDA where your layout falls under it. We follow the file through to sanction and keep you told at every step.
Alongside the plan, a new house needs a temporary power connection from BESCOM for construction, and water and sanitary connections from BWSSB before you move in. We line these up so the site never stands idle waiting for one of them.
Approval fees are paid to the authority and depend on your plot and building, so they appear as their own line on our quote rather than being buried in a rate. See our construction cost guide for what else a fair quote should list.
Building it: stage by stage
The build follows the structural drawing, stage by stage. Before each next stage starts, the site engineer checks the last one against the drawing — reinforcement before a slab is poured, levels before masonry, pipes and conduits before plaster covers them. Problems are caught while they are cheap to fix, not after they are buried.
- Foundation — excavation, footings and plinth, designed from the soil test.
- Frame — columns, beams and one slab per floor, each cured before the next goes up.
- Walls and services — masonry, then electrical conduits, plumbing lines and waterproofing in the wet areas and on the terrace.
- Finishes — plaster, flooring and tiling, doors and windows, painting, and the fittings you chose.
- Handover — a joint walk-through, a snag list closed before we leave, and your documents.
You pay in stages tied to finished work, each one written into the contract with its amount, so a payment is always for something you can see on site.
One team for the house and its interiors
Most houses are built by one contractor and furnished by another, and the second one often starts by breaking what the first one finished: moving switch points, re-running pipes, cutting ceilings. We design and fit home interiors too, so the kitchen, wardrobes, false ceilings and lighting are planned with the house. The points are in the right place from the day the walls go up.
Rebuilding on an old plot
Many owners in Bengaluru’s older layouts are replacing an old single-storey house with a G+2 or G+3. We handle the demolition, clear and prepare the site, and plan the new house to use what the rules now allow. If the old house only needs work rather than replacing, our renovation team will tell you so honestly.
We build across Bengaluru. Send us your plot’s location and we will tell you honestly how we would run the site from our office.
