Over 1,000 developers keep dodging Karnataka RERA notices

Karnataka

With over 1,000 real estate projects in the state not registering with the Real Estate Regulatory Authority (RERA) and their proponents not responding to repeated notices, the authorities are in a fix.

The Karnataka-RERA secretary wrote to the Confederation of Real Estate Developers Association of India (Credai), requesting it to facilitate the registration of unregistered projects by encouraging promoters/developers to appear before the Authority.

Referring to the 1,076 projects “under investigation”, which have been identified by RERA for not having registered with the body, the authority’s secretary said not only have the projects’ proponents not responded to the notices, they have not explained the reason for not registering with RERA as per the provisions.

A majority of these projects are in Bengaluru.

“Despite issuance of several notices by RERA, only a few promoters have come forward and registered and a very few promoters have submitted their explanation claiming exemption under the provisions of the Act and rule but have failed to produce relevant documents before the Authority,” RERA secretary Latha Kumari K S wrote in the letter.

She asked the Credai-Karnataka president to support the implementation of the RERA Act and rules in letter and spirit. In his reply, Credai vice president Suresh Hari wrote: “All Credai members have registered under RERA and it is only the small builders who are out of the confederation who have stayed out. So there is nothing that we can do to get them registered.”

Activists who are fighting for the effective implementation of RERA have questioned the authority for not initiating action against these projects “under investigation” and for following a wait and watch policy. “RERA can verify the plan approval sanctioned to projects that are under the scanner. They can even freeze their bank accounts,” said M S Shankar, a RERA activist and the secretary of Fight for RERA-Forum for People’s Collective Efforts.

RERA authorities say it is a herculean task to track project promoters. “Often their registered offices do not exist or emails bounce back. In several cases, there is no way we could find out and track the promoter. RERA cannot initiate penalty provisions without giving the project proponent an opportunity to present the case,” said Kumari.

RERA believes that several of the projects under investigation could be older projects which got approvals and commenced before RERA came into existence.

Sources – www.realty.economictimes.indiatimes.com/news/industry/over-1000-developers-keep-dodging-karnataka-rera-notices/67991556

Gaps can create unhygienic conditions

Detect Issues

Gap noted under the bathroom door panel.

Describe Issues

Due to this gap, water will flow and pest can travel from bathroom to adjacent areas which can further cause health issues. If this is not rectified on time, this can hamper residents in long run by creating unhygienic condition.

Direct Solutions

We recommend to provide a suitable weather strip.

NRIs and their Long Distance Relationship / Phir bhi dil hain Hindustani

Being away from your hometown (NRI / CCC) is tough. To fulfil the foreign country’s dream, one has to overcome many hurdles. From food habits to language problem, from culture issues to finding a place to stay and most importantly homesickness, staying away from your family and friends and your home sweet home. But there is one thing that never leaves your mind; nagging fear about your home especially if it is kept away from you under lock and key. Being an NRI, your home is back in India and you are very familiar with that almost constant worry of its welfare lurking at the back of your mind. Added to that worry is also a lingering sense of guilt, for having left home.

Your worry increases particularly if you don’t have siblings or relations to take care even in emergency situations. The call from Home makes you alert and cautious if not always but sometimes fearing the unknown. So this long distance relationship with the beloved ones at home and with home itself is a very emotional draining experience.

If you have elderly parents back home, you will be only too aware of their sense of health, safety and security issues. There can be another scenario wherein your home is left alone and no one is there to take care of it. Your home withstands a lot of issues like seasonal changes, general wear & tear and low or no maintenance.

Introducing a service for managing your biggest investment when you are away from it – your property / home.

Well, worry no more. It is precisely for this reason that MACJ – A Buyer’s Choice Home Inspections in collaboration with A Buyer’s Choice Home Inspections (ABCHI), a leading American home inspection company was founded in India.

Who are we? We are your home doctors.

Basically we are India’s pioneering professional Home Inspection company providing non-invasive, visual examination of all accessible areas (systems & components) of a property using modern technology and specialized tools uses normal operating controls, is designed to describe the condition of the systems and components, identifies and reports issues within specific systems and components, reports issues (with relevant pictures) that are both observed and deemed critical by the inspector, generates software driven home inspection reports.

Our Services include:

  • Complete Home / Property Inspection
  • Damp / Seepage Assessment with Solutions through Thermal Imaging Technology
  • Electrical Inspections of a Home / Property
  • Construction Finishing Inspection for Real Estate Developers
  • Complete Property Care and Management Services

Complete Property Care and Management Services – For NRIs / CCCs

These services have been especially put together for our NRI friends keeping in mind solely the different types of issues that they might face while they are far away from their dwelling.  These services include:

  • Home Inspection to map your property condition and providing a complete docket of your property.
  • Other related services for upkeep and maintenance of your property including:
    • Construction Supervision / Updates
    • Pre-handover Inspection
    • Property handover and Key Collection Inspections
    • Tenant Management Inspections
    • Periodical Inspection
    • Property Monitoring & Management
    • Other related assistance

So now do not take stress, and leave the rest to us. Your property care is our assurance. We not only assure, but we will keep you informed in every step. Our honest, ethical, transparent services will heal all your headaches, worries and tension.

For more information on Complete Property Care and Management Services, please go through www.macj-abuyerschoice.com/complete-property-care-for-nris-cccs

MahaRERA allows builders a second chance if homebuyers agree

Maharashtra

The Maharashtra Real Estate Regulatory Authority has decided to give developers a second chance to complete delayed projects after the usual extension of a year, provided over 50% customers of the property concerned agree to it.

Vasant Prabhu, the Maharashtra Real Estate Regulatory Authority (MahaRERA) secretary, said an order was issued last week to give genuine developers a second chance to complete a stalled project if the consumers were willing to wait. He said, “The extension is subject to consent of more than half the flat buyers and a time-frame would be set.”

Prabhu said, “We were getting complaints of delay in project execution. With this order, consumers can take a call on if they want to continue with the project. If more than 50% consumers agree, we can give an extension to the developer.”

Nearly 90% of the complaints registered with the MahaRERA are regarding delay in execution of projects. State president of Credai Shantilal Kataria said the order would not only benefit the consumers, but also the developers.

“It is neither easy for a consumer nor a developer to cancel a project. Given more time, genuine developers will complete projects within the time-frame decided by both the parties,” said Kataria.

The real estate sector faced a rough patch in the past two-three years. It is slowly on the recovery path. Property consultants closely monitoring the market stated that the real estate sector was set to grow this year.

“The issue of stalled projects and liquidity crisis continued to confound the housing sector last year though it continued its transition into a relatively more transparent and end-user driven market,” said Anuj Puri, chairman of Anarock Property Consultants. He added that builders were extremely cautious about launching new projects to align supply with the existing buyer demand.

Mumbai Grahak Panchayat (MGP) – the consumer forum taking up the issues of MahaRERA from the inception-welcomed the move of giving a say to the consumers but stressed that the authority should have specified that the “association of allottees” should be appointed after 50% booking of flats in a project was done.

Sources – www.realty.economictimes.indiatimes.com/news/regulatory/maharera-allows-builders-a-second-chance-if-homebuyers-agree/67985471

Improper AC gas pipe insertion causes paint deterioration

Detect Issues

Significant peeling off paint noted at wall surface under window sill.

Describe Issues

Flow of moisture noted from-around the AC gas pipe. Sleeves not provided at wall surface for running concealed AC gas pipes and unfilled gaps noted on external surface around AC drain pipe. Water seeping in noted in this area. If this source of moisture not rectified at right time, can further cause paint deterioration and other damages in the attached/ associated areas. Hence, this will hassle residents by creating unhealthy living conditions and adding an extra cost due to repair.

Direct Solutions

We recommend: AC gas pipe to be guided via PVC pipe with proper clamps and uniform bore packing to be provided around the junction of pipes with external wall and unfilled gaps to be uniformly packed, followed by uniform paint finish at external wall surface.

Tamil Nadu RERA chief (Chairperson) appointed

Chennai

After an inordinate delay, the state government has appointed K Gnanadesikan chairperson of the Tamil Nadu Real Estate Regulatory Authority (TNRERA). The state made the appointment more than a year after the regulatory body was set up.

Gnanadesikan will take over the duties from S Krishnan, secretary of the housing and urban development department, who was also serving as the interim chairperson of the regulatory body.

S Manohar, engineer-in-chief, buildings, public works department and V Jeyakumar, advocate have been appointed as its members. N Balasubramanian, retired district judge, as its judicial member and Leena Nair, retired IAS officer, as the administrative member of the tribunal.

TNRERA was set up in June 22, 2017 with an aim to protect the interest of home buyers. According to the Real Estate (Regulation and Development) Act, 2016, every state government must establish a real estate regulatory authority within one year from the date of the Act coming into force through a notification. The body must consist of a chairperson, and not less than two full-time members.

However, since its establishment no appointments were made in Tamil Nadu.

The state also defied an order of the Central Advisory Council, which monitors the implementation of RERA, directing authorities to appoint a permanent regulator by June 30. While the state has finally appointed a new chairperson, he is due to retire in April.

The chairperson of TNRERA is vested with powers to direct and discharge administrative functions and address and dispose grievances of homes buyers. The members of the authority can only assume office after the chairperson has.

Sources
1. www.realty.economictimes.indiatimes.com/news/regulatory/tamil-nadu-rera-chief-appointed-after-more-than-years-delay/67910824
2. www.newindianexpress.com/cities/chennai/2019/feb/09/k-gnanadesikan-new-chairman-of-real-estate-regulatory-authority-1936448.html

Deteriorated joint filling can cause seepage / moisture intrusion

Detect Issues

Moisture presence noted under the roof tiles.

Describe Issues

Presence of moisture is due to water seepage through deteriorated joint filling at floor tile joints. If not rectified on time, then it can cause intruded moisture to flow into adjacent areas below roof, which can thereby damage below ceiling and associated walls. This will create living conditions which are not good for health of residents and cause hassles by adding repair cost.

Direct Solutions

We recommend joint cutting & filling with grout by waterproofing agency.

Meaning of grout

A suitable material used for filling the gap at junctions.
Complex Damp/Seepage Problem Simple, Long Term, Least Destructive & Low Cost Solution

Complex Damp / Seepage Problem – Simple, Long Term, Least Destructive & Low Cost Solution

How Thermal Imaging Technology, Latest Tools and a trained Home Inspection Team helped in assessing and finding source & solution to serious non-identifiable damp / seepage problem in a reputed Club of Bengal.

Periodical Assessment & Maintenance can save one and all from severe problems caused due to External Moisture / Damp / Seepage Intrusion

History

A renowned club in a key location of Kolkata, India – Heritage Structure

The building was dripping in moisture problems. It had past leakage problems. Though some repairs were carried out still the issues were not properly rectified.  It was both waste of time and money and most importantly having adverse effects on human health and shelf life of the structure.

Why Team MACJ – A Buyers Choice Home Inspections was summoned?

The client was facing the following problems:

  1. Moisture patches at back wall surface at different levels in the Reception Area.
  2. Moisture patches at front wall right side near external facade plumbing duct position along electrical conduit and discoloration at wall surface.

How lack of maintenance gives rise to issues that become critical in the long turn – Read through…

Observations

Affected Areas along with same wall:

  • Ground Floor – Reception area
  • Mezzanine Floor – Kids play room
  • First Floor – Conference Room
  • Roof / Parapet Wall

Roof Parapet Wall

  1. Presence of moisture at parapet wall on right side of plumbing duct above curved chajja projection. As confirmed by IR images, water intruding from rain water outlet concealed along the parapet wall.
  2. Gaps and deteriorated plaster of parapet wall lower portion at skirting level, around plumbing duct and around plumbing pipes clamped or concealed at parapet walls / skirting junction.
  3. Minor cracks with weathering effects noted at parapet wall flashing, external surface and at plumbing duct projected wall surface with parapet wall junction.

Roof Flooring

  1. Gaps at tiled flooring noted at places effecting parapet wall lower portion.

Roof Plumbing

  1. Inadequate grouting / bore packing and no grating at rain water outlets.

External Facade
Facade Condition:

  1. IR images showed presence of moisture at external wall above reception area entrance door and around DB panel. The wall surfaces are affected by moisture infiltrating from #1- Roof- Parapet wall, #2- External facade – Plumbing duct, #3- Cracks at wall surface.
  2. Inadequate finishing and slope at curved chajja below roof level, which was leading to moisture intrusion along wall surface junction.

Plumbing Duct

  • Leakage noted at water supply pipe mid junction in plumbing duct, causing infiltration of water along the deteriorated wall surface.
  • Plaster condition at plumbing duct wall surface at places with algae formation and bare brick works, open sleeve for plumbing pipes and other conduit insertions also been noted. Moisture intruding from roof level till ground floor level along duct positions damaging either side of wall surface.
  • Electrical pipes not dressed at plumbing duct with bare plaster packing, causing moisture infiltration at either side of wall surface mentioned in Kids Playroom – Wall section. As noted AC drainage pipe terminated at duct wall surface right above electrical conduit insertions on right corner of duct and plant growth noted, from where moisture intrusion taking place during AC operation and rainy season.

Tracking the Source

  1. Roof – Rain water outlet & Parapet wall condition.
  2. Conditions of external plumbing duct.

The entire building was mostly affected from the roof:

Simple & Low Cost Solutions – Before anything and everything, the source needs to be repaired

The step wise rectification methodology is as follows:

Step 1: Roof – Parapet wall, Plumbing and Flooring to be taken care.
Step 2: Plumbing duct rectification.
Step 3: Internal wall and External wall rectification.

Main Essence – The main essence of any moisture problem is tracking the source. You not only need any engineer but an engineer who is a Home Inspector and has expertise in this particular field. Also the use of advanced tools & technology play a pivotal role in these types of inspection.

In this case we got to know that intrusion of external moisture was mainly from plumbing duct and above roof rain water outlet with cracks at external wall surface.

Also property maintenance is very important.  If periodical maintenance or health check-up of any property is not carried out or problems are overlooked, then deterioration will occur and the issues will spread. It will adversely affect both the human health and property life. Taking care of the elements of any property will not only ensure smooth functioning but will also provide those elements a longer and healthy life.

To know more, please read through our related Blog:

www.macj-abuyerschoice.com/damp-seepage-assessment-with-solutions-through-thermal-imaging-technology

MACJ – A Buyer’s Choice Home Inspections
Inspected Once – Inspected Right
Long Term Solution – Low Cost of Repair – Least Destruction
We ensure Long, Safe& Healthy Life of your Dream Homes

Home Inspection Industry – Seeds starting to bloom

RERA Updates

  • A Brand New concept was launched for the First Time in India couple of years back by 5 – 6 mavericks simultaneously having started, home inspection services.
  • Leading professionals (from IIT / IIM / Google / SAP / Wharton / ICAI) launch the home inspection services across major Indian cities including Kolkata, Mumbai, Bangalore, Gurgaon, Delhi, Pune, Chennai, Navi Mumbai, Goa, Kohima, etc.
  • These companies include MACJ – A Buyers Choice Home Inspections, HomeInspeKtor, E-ghar, Checkmyprop, Nemmadi, meazurement, etc.
  • All these companies have now come together and formed the “Home Inspection Association of India”, a milestone achieved in the country.
  • The Association has been formed with the objective to have a common platform for the growth, development & regulation of Home Inspection Industry in India with the objective of ensuring Healthy and Safe Homes.
  • This development has major significance in the background of RERA (Real Estate Regulation & Development Act) being enacted to promote Transparency & Efficiency in the sale of Real Estate projects and to protect the interest of Home Buyers in the Real Estate Sector.

Visit: www.macj-abuyerschoice.com/welcome-to-the-sunshine-industry-professional-home-inspection-services/

Wrong Weep hole position – cannot drain water but can drain money

Detect Issues

Weep hole provided on horizontal surface of bottom channel in sliding window.

Describe Issues

For this type of window section; weep holes should have been provided on vertical surface of the bottom channel. Due to this position of weep holes, rainwater entering the hollow tube section of the channel which will seep in from-around screw hole positions for anchorage & end of this tube is open in both ends due to the design of the window. Hence rainwater seeping in through the section will affect window sill & surrounding areas. If not rectified at proper time, water will spread in attached/ associated areas and cause damage in the long run.

Direct Solutions

We recommend :
Step 1 – Sealing the weep holes on horizontal surface of bottom channel with external grade silicone sealant & capping with weep holes cap in top.
Step 2 – Weep hole to be provided on the vertical surface of bottom channel.