We, MACJ – A buyer’s Choice Home Inspections serve all elements of real estate value chain – starting from the developer, broker, buyer, interior designers, owner and owner seller. We do complete health safety check-up of all types of property. And all we would like to tell how our services can help the entire real estate value chain.
Give membership details at regd SROs, MahaRERA tells builders
Mumbai
To ensure more professionalism and avoid frauds, the Maharashtra Real Estate Regulatory Authority (MahaRERA) has mandated promoters (builders) to disclose membership details at its registered self-regulatory organisations (SROs).
The main role of SROs involves to create awareness programmes and encourage its members to comply with the provisions of the Act, rules and regulations, circulars issued by the MahaRERA regularly. A copy of the order is with the Free Press Journal.
Commenting on the development, Manju Yagnik, vice chairperson Nahar Group and vice president NAREDCO (Maharashtra) said, “With this inclusion, the SRO will now be responsible for its members adopting the RERA principles, rules and regulations in a more holistic manner.
The move will beneft consumers in terms of responsiveness and transparency. It will also allow SROs to enable developers to ensure greater professionalism on their part, and build confidence and credibility for their brand.”
Likewise, Parth Mehta, the Paradigm Realty managing director, stated, “It is another wise move to bring parity and professional code of conduct to the real estate practices across the state.
The SROs will encourage members to comply with the RERA Act provisions and implement MahaRERA rules and regulations. Unfair activities practised by developers have shaken the confidence of home-buyers, impacting the sector at large.
The move will restore trust deficit between home-buyers and developers, giving a boost to investment in the real estate sector.”
From December 1, builders applying to MahaRERA for registration of their real estate projects shall have to disclose their membership details with registered SROs.
Currently, the registered SROs with MahaRERA are Maharashtra Chamber of Housing Industry (MCHI), Confederation of Real Estate Developers Association of India (CREDAI), National Real Estate Development Council (NAREDCO).
While any other group, federation of promoters interested to be registered as an SRO with MahaRERA can apply online. They should have at least 500 MahaRERA registered projects of their members. Once approved, the SRO registration will remain valid for five years, according to MahaRERA.
Source: https://www.freepressjournal.in/mumbai/give-membership-details-at-regd-sros-maharera-tells-builders
Not only make your home beautiful But make it healthy too
Detect Issues
Water dripping from cut out at false ceiling around fan position.
Describe Issues
Above false ceiling, water droplets noted at RCC ceiling surface. This was due to water infiltration from above terrace area flooring bed mortar saturated with water content. Water dripping is accelerated during rainy seasons. As seen by IR camera moisture presence noted at false ceiling surface due to absorbed moisture at insulation layer provided between false ceiling and RCC ceiling surface. Water presence noted under synthetic grass mat in open terrace. Synthetic grass mats is not best suited for roof during monsoon as it stops / disturbs rainwater flow. And stops evaporating of moisture from floor surface. So if not rectified, it can lead to further damage in associated/ attached area due to spreading of moisture.
Direct Solutions
We recommend:
1. Removal of mat during monsoon / rains.
2. Affected area ceiling surfaces to be kept under observation and adequate ventilation to be provided for seeped in water to evaporate out.
Benefits of Opting A Ready-to-move-in Home
The reason behind buying a house today is quite different from what it used to be a few decades ago. Our parents and grandparents considered buying or constructing a house when they aspired for a better lifestyle for their families. Securing the future of their children was their main motto. Now, when we look for properties, upgrading the lifestyle is not always the main objective. We either want to buy a house for accommodation or for the investment purpose so that if need arises and when the market conditions are conducive, we can sell it and earn a lump sum amount from it. Generating an income through rent is also on the agenda. Nevertheless, for buyers with an end-use objective, ready-to-move-in flats are a far better choice than under-construction properties.
Before we tell you the exact benefits of ready-to-move-in houses, here’s1 what real estate industry experts have to say about choosing a property for buying.
1. Timely Completion
The biggest advantage of ready-to-move-in flats is there is no scope of delay in completing the project. You do not have to worry “Will it be completed in time?” as in the under-construction projects. Instead, ready flats await you to take possession of them. Unless it is some unavoidable reasons on the developers’ part, you get to avail the satisfaction of owning a house timely.
2. Home Inspection Facilities
With RERA, it will be easier for you to implement a home inspection service and identify whether there is any issues present or not. Now, if any problems do occur, say a leaky pipe or clogged outlet, you can always ask the developer to take care of it. This way a ready-to-move-in flat saves you from receiving unpleasant surprises once you move in. All problems resolved, a home inspection allows you to start living in your house without the stress of discovering a creaky door, an absolutely out-of-place damp spot behind the cistern and so on.
Following are some of the major advantages of home inspection that come with a RERA-registered ready-to-move-in house:
- It reveals all the masked hazards that may go unnoticed during the first walk-through. You are saved from the hassles that may arise from problems in the wiring, plumbing, damaged window and door parts, wrong sloping, and damp walls and ceilings, etc.
- A timely rectification saves your money, time, and effort on recurrent future repairs.
- If the property has damp issues but still matches your other buying criteria, you consider repairing it at the very beginning. This is because seepage, excess moisture, and dampness bring along with them pest problems and diseases such as allergy, asthma, skin rashes, and depression2.
- The home inspectors enlighten you about the condition of all the components of your new home. So, you know when to replace them and calculate your cost beforehand.
- You get an opportunity to learn from the home inspectors how to prolong the life of your biggest investment, that is, your home.
A comprehensive home inspection service covers all the indoor and outdoor spaces, plumbing and concealed electrical wiring systems and components, and an in-depth damp assessment. To have all your queries on home inspection answered, click here.
3. Immediate Possession
One of the prime advantages of a ready-to-move-in unit is immediate possession i.e. the absence of any waiting period. So, If you are in an urgent need of an accommodation of your own, a ready-to-move-in flat is the best option. All you have to do is make the payment, go through all the documentation work and move in.
Dhruv Agarwala, Group CEO, PropTiger Realty Pvt. Ltd3, recently said, “Considering 26% of all units set for delivery in the next 15 months are unsold homes, new homebuyers will have plenty of ready-to-move-in options to pick from.”
Hope you are getting an idea how many of them are out there for you? Pick any, get a final walk-through done, and move in immediately!
4. Uncertainty Omitted
When you go for an under-construction real estate, you are full of uncertainties. How big will the rooms be? Will the quality of building materials be good? Will I get a good view from my flat? Will all the amenities the developer is claiming to provide be there? And so on and so forth, right? But when you go for ready-to-move-in flats, it is all there in front of your naked eyes. You get to see what you are investing in because, after all, real estate involves a handsome financial transaction. With all such uncertainties eliminated, you experience a simpler buying process. Wouldn’t you like that as a homebuyer? You’d love it.
5. No Burden of Rent and EMI
While you choose an under-construction project, you have to bear both the rent of your current accommodation and the EMI of the bank loan you took for the chosen accommodation. But if you rest your eyes on ready-to-move-in properties the financial burden will go easy on you. No sooner do you buy the house than you start living in it. Also, if you do not plan to reside in it, you can always give it on rent and earn a handsome amount. Delayed possession will never be an issue.
6. Advantage of No GST
The GST rate was 8% earlier on affordable homes. But from April 1, it has been reduced to one percent only. Big relief, no doubt. But what if you do not have to pay that even that much? Wouldn’t that be great? As you opt for ready-to-move-in property, no GST is applicable for you. GST is only for the under-construction projects. What is better than saving money?
7. Tax Benefits
If you are an income tax payer, you get the benefit of tax deductions while you apply for loans. Section 80C of the Income Tax Act, 1961 enables you to avail about 1.5 lakh INR deductions on home loan principal repayment and up to INR 2 lakh deduction on interest payment. If it’s an under-construction project and the completion is delayed, you may lose tax benefit of 60,000-90,000 INR yearly. Thus, from monetary aspects, ready-to-move-in flats are more advantageous than anything.
A few words of advice for you here-while settling for a ready-to-move-in property, go for new ones instead of old resale flats. Old house already goes through the wear-and-tear of time and weather effects. When you get its possession, the old ones have already crossed at least a few years of its lifetime. But with a new property, the amenities and fixtures are brand new and hence, eliminate the chance of being problematic. Also, the previous owners may not agree to take care of the issues you identify due to financial reasons, etc. Additionally, in a few-years-old property, the development of surroundings also increases the price. You have to be ready for these situations. But of course, a prior home inspection will identify any such issues and if you feel, you may back out from the transaction process also.
A recent survey4 by the Economic Times revealed that about 59% people are keen about buying ready-to-move-in flats. The trend is rising in all metro cities including Kolkata, Mumbai, and Delhi NCR, etc. Now when you have all the advantages laid out in front of you, give it a thought. Of course, be cautious about the legal paper works. With RERA stricter than ever before, you don’t really have to worry about anything adverse. With more and more similar projects coming up, simply start living your life at your own house from whenever you wish.
Reference links used:
1. https://housing.com/news/quick-guide-choosing-ready-move-construction-house/
2. https://www.ncbi.nlm.nih.gov/pmc/articles/PMC1994167/
3. https://www.thehindubusinessline.com/news/real-estate/nearly-45-lakh-affordable-homes-to-be-delivered-by-2020-proptiger-report/article29768675.ece
4. https://economictimes.indiatimes.com/wealth/real-estate/why-buying-ready-to-move-in-house-is-better-than-under-construction-property/articleshow/54863705.cms
Explanation video of Home health trivia – I
Today’s video is for spreading awareness related to home health & safety. As our body needs good health, same our home too. So we thought to take one of our contents i.e. Home health trivia. MACJ – A Buyer’s Choice Home Inspections wants to explains trivias related to healthier home in this video. Hopefully this content would be helpful for you.
Madhya Pradesh’s RERA gets judicial teeth, first in the country
Bhopal
Real Estate Regulatory Authority (RERA) of Madhya Pradesh became the first realty regulator in the country to get judicial teeth. Retired district judge, DN Shukla was appointed as first executing officer of RERA on Wednesday.
With the appointment of execution officer it will be legally binding on parties, including realtors and consumers, to follow the directives of the authority.
MP government had amended RERA rules for the purpose and issued a gazette notification facilitating appointment of an executing officer.
In the present set up, if RERA passes an order and the party concerned is unwilling to accept it, RERA moves the civil court. In such a situation, odds are that the matter may get delayed in legal procedures.
Going by RERA statistics, out of the 3,800 complaints it received so far, 2,600 have already been disposed, while 1,200 are pending. Of the total disposed cases, 88% went in favor of allottees, while the remaining 12% went in favour of builders. It means 2,300 went in favor of allottees while 300 to builders.
Of the total 2,300 orders that went against builders, there are about 400 cases in which builders are not complying with RERA orders. The execution officer with powers of both the civil and revenue court would now ensure the compliance of RERA orders.
The appointment required amendments in state RERA rules 27 and 28 that deal with recovery of interest; penalty and compensation; implementing the orders; directions and decisions of the authority. State government did the needful on the proposal of RERA.
The executing officer would take charge in a week. A panel of legal experts comprising senior judges and law secretary conducted interviews after inviting applications and finalised the name of DN Shukla.
Once the executing officer takes charge an allottee in favour of whom order was given by RERA against the builder and the builder is not accepting it, can approach the execution officer in 90 days. The execution fee would also be borne by builders once the order is executed and allottee need to pay only a token sum of Rs 1,000.
RERA chairman Anthony deSa confirmed no other state in country has an executing officer, as of now. He said, it would further strengthen the authority and ensure that its orders are followed without fail.
Check for the signs of moisture seep in
Detect Issues
Signs of seasonal rainwater seep in from window sill.
Describe Issues
As seen by infrared images water flow noted from side of window sill & side reveal. The moisture is originated due to Water pocket & gap in external sill stone. Two separate stones have been used in external sill. If not rectified, moisture will spread in adjacent areas and cause further damage.
Direct Solutions
We recommend:
1. Slope to be repaired at window sill to avoid water stagnancy.
2. Sealing the gap in external sill with UV resistant exterior grade silicone sealant as per manufacturer specification.
A Final Walk-through Checklist for Home Buyers
After a long tug of war among choices, you might have just finally settled on a particular house (or a new flat). What took you so long? Well, you were judging the location, communication facilities, build, age of the house, and of course, pocket pinch. Now that you are just a few inches away from making the full payment, pause for a while and have a final walk-through.
We present you here 9 points for which you should keep your eyes open while you close a real estate property deal. Consider this as the final hurdle which would do away with a lot of troubles that may arise later. Better late than sorry! Check out what we have in store for you:
1. Ensure everything promised is present
This is especially important if you are buying a furnished house or a resale flat. Both the entities, that is, the seller or the agent and you – the buyer, must have had a purchase agreement. It is supposed to have a list of all the items that would come with the purchase in it. Check and recheck that agreement and match with the checklist whether everything you are paying for is present inside the house.
2. Make sure all the Repairings are done
Prior to selling the house, a thorough home inspection would identify a number of areas in need of repair. The seller might tell you assuring words about taking care of all the home repair works yourself. But if you are not on the watch, you have a high chance of finding them incomplete or completely unattended. And if you find them done, make sure you have the invoices or warranty cards1 with you before the dwellers leave so that you can deal with it in case a problem arises later.
3. Inspect Electrical system
While you perform a final walk-through, this is one crucial thing you need to make sure of. It is always advisable to take the help of professional home inspectors as they check the electrical wiring system. During the elaborate electrical inspection, they not only check the circuit of the flat/ building but also other small accessories like wires, switches, plug points, and doorbell. If any issue is found, they suggest a solution. You must follow these solutions to get a safe home which you can accentuate further with modern electrical fittings and home appliances.
4. Check the Plumbing and fixtures
You would not want a running tap, trickling water or non-functional faucet to bother you every now and then, when you move into your new house, would you? For that, you have to check the plumbing and fixtures of the property thoroughly. Make sure showers and taps are functioning properly, the cistern is perfectly functional, toilet flush is working fine and there is no leakage or crack in the pipeline.
5. Look out for Damp spots
Your home inspection during the final walk-through must include looking out for damp spots on both the inside and outside walls. India’s tropical weather paired with low-quality building materials/ finishing is likely to lower the life of the house. Besides, look behind the cistern in the bathroom, behind each door and big furniture pieces, on the walls/ floor, and of course, the roof/ ceiling for damp. Satisfactory outcome of the inspection will enable you to have a peaceful night’s sleep in the damp-free, airy house.
6. Check for Pests
If there is anything equally irritating and disgusting as damp, it is pests. Cockroaches, lizards, ants infest any house whenever people begin dwelling. Termites, small though it might be, can bring a disastrous nightmare for you. Bigger pests like mice or rats will make your life hell. Look out for pests as they leave behind signs of their existence. Ask your agent or sellers to call for pest control and take immediate action before you finally close the deal. Get rid of any rotten wood or likewise items that would invite these unwanted guests.
7. Check the wet areas – Bathrooms and the Kitchen
If you are buying an old property, chances are that the kitchen and bathrooms have long been not in use and kept closed. Leakage/ seepage, damp, standing water – anything can welcome you when you enter. So, while buying an old property, check these two places with extra attention. Bathrooms, especially, turn out to be a real menace in old buildings with cracked basin and leaking taps. In the kitchen, damp spots on the wall where the refrigerator used to be or below the kitchen sink are common. Pay attention to these things during your walk-through. Make home repair your first priority.
Even new properties may have these problems.
8. Security and Safety measures
This is by far the most crucial point in the final walk-through checklist. You must start with the door at the main entrance and then proceed to check other doors and windows of the property. Are the windows and doors closing properly? Are the tower bolts, locks, and hinges operating smoothly? Are the latches tight enough? Do you notice any damage or decay in the doors and windows? Are there noticeable gaps between the window/ door frames and the walls? – Check every single thing and get them repaired as no compromise should be made with the safety and security of your home. If your previous dwellers installed burglar alarms, check for its functionality as well.
9. Don’t forget the Outside
If you are more concerned about everything that you get to see inside the house, we have a few words for you. Your agreement would also cover the outside area around. Check that if it is left as it has been agreed upon. Who knows, there are cracks on the exterior walls and moisture intrusion is a major problem? Then you are bound to have penetrating damp in your interior walls too. If you hire a professional home inspection service, they will check the gates, boundary wall, driveway, etc and point out any deviation from the agreement immediately.
So, there we have you covered on your final walk-through. Discuss with the seller or the agent if you find anything problematic or you feel future hassles can be avoided once immediate measures are taken. Do not hesitate to demand a home inspection and make them understand its importance. Remember it is your hard-earned money that you are investing in. We certainly hope that everything falls in place and you can happily move into your new abode without worrying about any of the issues.
Still in two minds whether or not to go for a property inspection? Here’s why a homeowner/ buyer should go for a home inspection.
Reference links used:
1. https://www.thebalance.com/after-home-closing-which-documents-should-i-keep-1798245
Learn why Home inspection is needed before interior work
MACJ – A Buyer’s Choice Home Inspections conducted pre-interior home inspection for one of its client who has just taken possession of his newly bought property . Watch the video to learn why it is needed to have home inspection before interiors. Home Inspection is an aid in Interior Design for ensuring proper functionality, beauty, good health, safety & longevity of a home / property.
Home inspection goes a long way in making the interior designers evaluate and understand the conditions of the structure / components / elements of homes e.g., presence of invisible dampness / moisture can be located with thermal imaging technology during the inspection which will help interior designers design the furnishing of home better and ensure longevity of the furniture installed in the home.
Home inspection is a necessary step before interior works to save time and unwanted expenses.
Big relief to home buyers! RERA moots policy to complete stalled projects
The authority recommended that such a policy can be formulated on the lines of Section 8 of the Real Estate (Regulation and Development) Act, 2016, under which it can allow completion of pending developmental work in a stalled project.
In a bid to provide relief to homebuyers in cases of stuck projects, Uttar Pradesh (UP) RERA has suggested to the state government to formulate a policy where the authority can direct homebuyers to form an association, which will then work on completing the stalled housing units. Else the authority, with participation of homebuyers, can go to the open market to hire a co-developer.
The authority recommended that such a policy can be formulated on the lines of Section 8 of the Real Estate (Regulation and Development) Act, 2016, under which it can allow completion of pending developmental work in a stalled project.
A senior state government official said UP RERA, in a letter to the state government, has suggested forming a policy on lines of Section 8. “The authority said progress of projects and timely completion is dependent on utilisation of money collected from homebuyers. To ensure this, it got around 210 projects audited and took necessary action based on the audit. It de-registered some projects and made a reference to the state government for deciding a policy about proceeding under Section 8 of the Act in such matters,” he added.
If this Section can be further utilised in a “more legalised institutional setting”, then RERA would be able to provide relief to around 25,000-30,000 home buyers. The state government is reviewing the proposal, the official said.
Section 8 provides that upon lapse of registration or revocation of registration under RERA, the authority may consult the government to take such action as it may deem fit, including carrying out the remaining development works by a competent authority or an association of allottees or in any other manner, as may be determined by it.
When contacted, UP RERA member Balwinder Kumar told FE, “We have written to the state government that first we can invite the homebuyers’ association to work with us for completing the remaining development work. If that is not possible, we will go to the open market and select a co-developer in a transparent procedure to complete pending work. It is important that we search within our own official spheres to find solutions for stalled projects.”
Another UP RERA official said top priority is providing relief through prompt hearing and complaint redressal. UP RERA’s track record proves this, he said, adding, “Before RERA, only 2,014 complaints were disposed by officials in the state of the total 5,139 registered complaints. However, this changed with formation of RERA. Around 12,780 complaints were filed and 8,506 complaints decided till August 2019.”
“Number of registered complaints in UP and their disposal by RERA is highest in the country,” the official noted. He added that there are a couple of cases in UP and Madhya Pradesh where the authority took action under Sections 7 and 8.
“The authority is also getting stressed projects inspected and has developed a mobile application for preparation and submission of reports online. These are uploaded on the web page of the project concerned. It has also issued show-cause notices to 21 projects in NCR and 17 non-NCR projects, where promoter has either not obtained completion or occupancy certificate nor applied for extension of project registration, but work is either going on or is stalled,” he explained.
UP RERA has also set up a panel of auditing firms for financial and forensic audit of projects and will soon embark upon the verification of escrow accounts of projects through the auditing firms on the panel of Institute of Chartered Accountants of India (ICAI).
At present, more than 17,900 complaints have been registered with UP RERA, which is the highest in the country. Of this, over 10,500 complaints have already been decided.