Are you thinking of Redevelopment ?

Many of you may be living in an old apartment building (may be even around 25 years old or more) with issues like leaking roofs, worn out water pipelines, toilets , lack of spaces, old style layout, narrow stairways etc.

Some of you just happen to be living in a small old bungalow built on a huge plot of land in a large city, which has now got a prime real estate value.

Some of you may be living in an apartment building with just few apartments built on a large plot, which you become aware that new apartments in the same location may give you a huge asset value

If you have any reasons similar to above , you should think of redevelopment.

Many societies are not aware about the process. I am just explaining you  the broad process as below:

1) Prepare a Redevelopment committee comprising of Chairman, Secretary & all other important & active members of your housing society

2) Consult a Legal advisor - first & foremost to check various legal issues about your property like society formation, conveyance deed , land documents, demarcation etc etc.

3) Consult an Architect to work out the Broad Feasibility for the project. Architects will give you a feasibility report (We do this !)

4) Prepare an overall file with all photocopies of latest documents, drawings, data about the plot & building & approach various reputed Developers for their quotes as to a) How much extra area they will give back to you (generally it is worked out based upon existing carpet area)  b) Kind of materials & Finishes they will be giving c) Other terms & conditions like Time line for redevelopment , rent for interim accommodation while construction is on etc

5) Alternatively Hire a Project management firm , if the society would like to carry out redevelopment without Developers

6) Selection of Developers ideally must be done in consultation of appointed Architects & Legal advisors.

7) Follow all legal steps like Memorandum of understanding & Agreement with the Developer agreed upon with total consultation of your Legal advisor

8) Asks for various alternative Designs & plans from your Developer. Have them scrutinized & checked by your Appointed Architect. Ideally all plans should be given to all society member household for their comments. If the deal is based upon existing carpet areas, have carpet areas measured of all flats through the appointed developer & ask your architect to have a random check of various dimensions in the existing area plans given by developers

9) Have a Final signoff of the designs in total consultation with your appointed Architects before the developers give them for sanctioning to Municipal corporation.

10) Confirm from the Developer that he has applied for additional TDR etc before construction begins

11) Have regular in between on site checks for all stages of construction through your appointed Architects

12) Ensure that when your flats are being constructed , the areas agreed upon are actually followed

13) Ensure that you get the same specifications & finishes as agreed upon by the developers. Same should be checked by your appointed Architects

Redevelopment is an ideal mode for having a new apartment, because apart from everything else, it gives you 'Big Chance' to get the overall plan of your apartment 'The way You want' instead of buying a prebuilt apartment in any new building where you have to make lot of changes.


Ar. Hrishikesh Ashtekar
 

Creating "Open Walls"

I have been experimenting with creating "Open Walls" in homes since quite a few years in various houses. Below is a example of our own new home in JK Hill Park - E604 in Dhayari Pune.
Apart from creating useful spaces , these "Open Wall'', changed completely the light & ventilation quality & overall 'Feel of Space'

This is how, the Wall & Space looks , Before

This is how , the Space looks after having made changes & created an "Open Wall"

 

The real change is experienced from our kitchen, as we have created a dining area just behind the low wall behind, what was the earlier entrance with creating the new entrance. By doing this we have been able to compact our kitchen in half the space of 8 feet x 8 feet.

When people move from old homes to new, they generally carry certain old elements or 'Associational Values'. In our 1BHK flat in the same locality, we had a small open wall. We carried this "Open Wall" in our new home as an associational element. The new owners to whom, we sold our earlier flat call our home as a 'Big Brother' of our earlier home

Ar. Hrishikesh Ashtekar

 

Is Carpet Area of your house same as you are paying for ?

During the purchase of a new apartment, the developer generally gives you a saleable area statement showing the Carpet area, Built up area, terrace area etc & gives you a cost sheet. It is assumed that the areas are more or less same & you proceed with the transaction. How many of us ACTUALLY CROSS CHECK the CARPET AREA, you are paying for?

Let us understand the basics. Carpet area is the usable floor area (in short, where you can lay a continuous carpet). Built up area is the area including the walls, on which the developer calculates the  per unit (per square foot) rate. Generally the loading Built up area over Carpet area in considered to be around 20%, but may also vary in case to case. This the developer should tell you when you have approached for purchase.

Recently we were approached by someone to check his carpet area of the new flat he has purchased in a prime location in Pune city. He had a doubt , the the area seemed to be less than that what the builder had mentioned. We measured our the area & it was about 40 sq ft less than what was expected, which means, at a rate of 10000/- per square feet after consider further loading on the carpet area for built up  area, he was actually paying almost rupees 5 lakhs extra. When he brought this to the notice of the developer, the developer refused point blank. Finally the person has gone to consumer court against the developer.

It may not be possible for everyone to hire Architects to get measure the apartment, but simple do it  yourself measurement techniques may help. E.g -  Just measure a single vitrified tile in the apartment. It may be 2’ x 2’ or even more. Now count the number of tiles in each room, In case of half cut tile, take the measurement. This way you can determine the area of each room. Add all areas , also including area of tile under every door & opening to get the exact carpet area.

Moral of the story is “Keep your eyes open & be aware” that you are purchasing the right area.

Hrishikesh Ashtekar