घी देखा....... लेकिन, बडगा नही
देखा...........
Due
to inferior construction work, if the building again goes for Re-Construction
in near future, thendeveloper at that time will not provide any benefits to the
members, since he will not gain any benefits. Means the members will have to
bear the entire costs of the construction, along with 3 - 4 years rent,
brokerage andall other expenses.
Nobody should face
this situation in life…. Take care…. :- Mahesh Yashraj.
There
has been a boom of Re-Development Projects in Mumbai and suburbs these days.
Along with some good & well established developers many people,having strong
political backing&3 M’s[Money, Muscle, Managerial Powers]too have been
trying to be Developers. Anybody who wants to give good returns as a developer must
be welcomed by society. But if any developer is only interested to earn money in
any way, then this is worrying factor for genuine people in the construction Industry
as well as for common people. Hence housing societies and the members,should
know about all preventive measures, legal aspects and mainly the criteria for
the selection of genuine Developer for their redevelopment.Hence there must
be a need for Awareness and Proper Knowledge.
Trying
to get attention to some of the very important factors here are likeQuality,
Durability of the construction, and Time Management. The societies and the
members do not normally monitor these proceedings and end up losing not only money
but mental stability and health. It is important to be careful in the
construction of any buildingfrom initial stage.If there are any mistakes
done at the primary stageand any subsequentstages of construction work, it is
almost impossible to repair those mistakes later.Hence the Society Members have
to stay in the defective structure forever. To overcome such situations it is
important for them to be insistent for/on the quality and the durability during
construction work.
What
are the Criteria’s for selection of the developers? The societies mainlychoose the
developers on the factors such as who are offering increased more space,
more rent and other benefits. It should be Proper-Feasible offer by
Society.
During
the selection ofDeveloper/s, It is observed that many times the laymen society members
“visit”[Site Visit] the newly constructed buildings of the approached
developer/sand see the decorative tiling, false ceiling, modular kitchens, use
of marble-granite, good looking texture, color schemes, glass panels, additional
amenities, Landscape gardens etc.i.e. theAestheticlook of the building and get
impressed and then express their views/opinions about the quality of the work
as“EXCELLENT.” Actually whatever they are seeing is only beautification
and interior decoration, which is mandatory now a days for the developer/s to
sell their property. These laymen members who have seen the building superficially
do not understand that, taking a look at outer view does not shed any light
on the strength and the qualityof
the construction. The strength of the building depends upon the Structure
i.e. Foundation, Plinth, Columns, Beams, R.C.C, Brick Masonry, Water Proofing,
Leakage Proofing etc. and must be checked byEXPERTS.
The “Time
Management” is a MOST IMPORTANT factorin any Re-development Project, as
many times we see many unfinished buildings around. There are some Projects,
where the time committed by developer was 3 years and yet after 6-7 years
till date the Project is incomplete. Because of which members who have
rented new places as alternative to the old one may have to change it every 11
months for so many years. As a result they have to face heavy increase in the
rent, heavy brokerage each time, expense of packing and moving from one place
to another all addingthe exertion &headache to them. If the place whichrented
is not near the old one then the schooling of the children becomes a major
problem as the children have to travel longer to go to the school and it
finally starts affecting their health and their family health too.
In
most of the cases the agreements, consent letters are prepared and executed by
the developer. It would be essential for the society members to understand the
pros and cons in it and to make necessary changes by perusing the matter with
the developers before signing the agreement, consent letters & other
documents.
Some
societies appoint supervisor /engineer to monitor the site work. The developer
has a huge systemconsisting of Architects,Structural Engineers, Supervisors, Material
Suppliers, Contractors and Laborers etc. Is it possible for just one appointed supervisor/engineer
to monitor this huge fleet of professionals or to make exact valuation of Architect’s
and Structural Engineer’s works? Is he able to monitor the total work along
with all legal aspects?Developer’s architects,
structural engineers may be good professionals, but there may be a possibility
ofhuman errors by them. In that case is this supervisor able to rectify their
mistakes?Hence the society must have theirownfull proof Self Monitoring System.
As per the G.R. of Maharashtra Govt.
[Under Section 79(A) of the M.C.S. Act 1960] it is mandatory to appoint the
Project Management Consultants during
the First Special General Body Meeting called for Redevelopment purpose.
For FREE “Intro Awareness Seminar”
or “Meetings” Contact: 92234 19450, Only SMS : 73030 55782, ypmc.in@gmail.com
Society
must be aware and be insistent for Self Monitoring System in Re-Development.
The
moment a particular project goes for redevelopment after possession of building
and plot/land, the first thing any developer does is enclose the entire area
with ‘tin sheets’ to
block the view not only of the passer byes but members of the society too. The
society members are unaware about the quality of material as well as
workmanship on site. What kind of material is supplied by suppliers? Proper
quantity of material with proper way is utilized on site? Whether the workers involved
in the project are properly trained or not? If we observe the production units
in another various Industries, we see that the educated, qualified and skilled operators-workers,
machinists etc. are doing the actual work. On this background what we see in construction Industry? It’s
one of the biggest Industry, but most of the time we will find that the actual
laborers are not properly trained, hence unskilled and uncultured too.
[Uncultured in the sense Poor Quality Conscious.]Hence proper training to
laborers and monitoring on their work process is very important aspect during
construction work.
The
developer is a professional so the society members also should behave like
professionals and should appoint concerned Professionals who are experts
in their fields to monitor the proceedings of the entire project.
The
intention of this article is not at all to criticize any developer and their
system. It is possible that the developer means good, but yet the most important
point is, he is not doing the actual construction works on site, but his
system, material suppliers, labor contractors and actual laborers are working
and constructing the building. Hence with the help of proper professionals, the
actual construction work should be monitored by the society only. They should
keep in mind that it’s not the developer & their system but the members
[owner] who will stay in the flats with their respective families.
The “PMC Monitoring
System” will help lot to the developer too as helping hand.
The BMC Commissioner released one
circular dated 15-4-2013 stating that, during submission of redevelopment
proposal, society must also submit the certificate of deputy sub registrar
stating the compliance of M.C.S. Act 1960, Section 79(A).
Only
answer to this lies in quote “PREVENTION IS BETTER THAN CURE.” It is better to
be cautious and alert before any calamities. Here society should be cautions
& alert during each & every stage of the construction during their
Re-Development Project. So for this purpose the society should appoint a “Project
Management Consultants”to help the society to monitor the whole
project. Before making this appointment a society must check if the company has
experienced legal advisors, known architects, structural engineers and experienced
and knowledgeable site experts on their Panel or not.
With
the help of Project Management Consultants, Society should create their Own “Monitoring
Committee”consisting of Trustworthy and ExperiencedMembers.So the developer and
his system must co-ordinate and co-operate with the Project Consultant Company
along with Monitoring Committee. All these arrangements must be mentioned clearly
in the agreement. Now the Project Consultants & their Expert associates
will periodically submit their Reports to the Monitoring Committee & guide
them to act accordingly, in this way the Project will be complete successfully&
with good-durable quality within stipulated time period too.
What
would happen if this kind of care is not taken? Mainly the work will not be
complete in time.Most of the time the developer builds two Towers during
Re-Development. One for their open market sell and another for members. It is
observed that the quality of construction work of the Tower for members is so
inferior that very soon the repair work will have to be done on regular basis. It
is also possible that it will have a less life spanand so in the future may
have to be demolishedand reconstructed again.
(Those
who doubt this statement should save this article for the future reference)
The very
important aspect about this situation is….today
developer is providingincreased area, corpus fund, rent, brokerage, transportation
etc. to members because he is gaining extra sellable area, with the help of F.S.I.
[Floor Space Index]
& T.D.R.[Transferable Development
Rights].Due to inferior construction, if the building again goes for
Re-Construction in near future, then
developer at that time will not provide any benefits to the members, since he
will not gain benefits. Meansthe members will have to bear the entire costs of
the construction, along with 3-4 years rent, brokerage and other expenses.How
much would it cost at that time? -Nobody can guess.
Nobody should
face this situation in life and that’s the intention of this article.
एक हिंदी कहावत
है.......घी देखा....... लेकिन, बडगा नही देखा...........
Prevention is better than Cure…….. Hence, who ever take due
precaution will not suffer at all…….
:-) Mahesh Yashraj.[Project
Management Consultants]
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be used in any form without written permission of the Author.]
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