Friday, May 7, 2010

Measures to ensure a quality building



Needs focus:
Foundation work on for a building in Coimbatore. — 


 

















For those constructing a new building, a number of factors need to be taken care of to ensure safety during construction and have a quality structure.

Chairman of the local chapter of the Builders' Association of India D.R. Sekar told The Property Plus that selection of site is important. Some areas in Coimbatore have black soil and some are located near water bodies. In these places, the foundation needs focus and it should be appropriate. Soil testing is another important task. The services of a soil consultant should be taken to know the soil bearing capacity.

Mr. Sekar points out that Coimbatore is in a seismic zone and hence the buildings should also be quake- resistant. Awareness on earth quake resistant buildings has improved during the last three to five years. Earthquake resistant buildings cost about 10 per cent higher than a normal structure because of the increase in steel use.

The design of the building is another key factor. Those who go in for high-rise buildings should take the services of a structural consultant. They should also decide the purpose of the building to determine the load factor. After construction, the owner should have the “as built drawing”. This will help in maintenance.

Selection of materials and having the right plumbing fixtures are also important, he says. The Government should relax the building rules to suit the developmental trends. However, it should be stringent in enforcing these rules.

According to Mr. Sekar, the cost management should not compromise on the quality of the building.

The builders should also adopt all safety norms while constructing a structure. Several accidents in buildings occur because of negligence or human error. 

Hence, safety factor is important while constructing a building. The law is stringent now on site accidents, he says.


M. SOUNDARIYA PREETHA 
Photo: S. Siva Saravanan
Source:The Hindu,CBE,2nd May 2010 

Strengthening structures



For many years, there was no classification of the earthquake zone in Chennai. Then, in 1977, it was classified under zone II. 

A further revision in 2001 led to it being classified under zone III. 

This meant that building designs had to be altered to resist the intensity of earthquakes, as indicated in zone III. Zone classification is done based on the intensity of past earthquakes.

Therefore, buildings constructed under the old zone classifications, now need attention. Most of the Reinforced Cement Concrete (RCC) frame buildings, especially multi–storeyed buildings, have a ground floor primarily left for parking and other open utility areas. 

Otherwise known as stilt floors or soft storey in earthquake terminology, these are flexible and weak, and cannot withstand even small quakes.

Stilt floor buildings or soft-storeyed buildings have mostly collapsed in earthquakes around the world. This was particularly evident in the 2001 Bhuj earthquake.
Research showed that such collapses were predominantly due to soft-storeyed buildings or partial infill masonry in RCC frames. 

Thereafter, the IS codes for seismic forces were revised to ensure stability of the new constructions during earthquakes. 

However, several old buildings constructed as per earlier IS codes still exist in earthquake-prone areas.

In stilt floors, the floors above displace themselves as a single block and transfer a large amount of horizontal force during an earthquake and make the columns in the stilt floor fail.

Another reason for the collapses during Bhuj 2001 was the partial infill of masonry in the RCC frame. During past earthquakes, reinforced concrete (RC) frame buildings with columns of different heights within one storey suffered more damage in the shorter columns.

This is due to captive column effect in earthquake terminology. Poor behaviour of captive columns is due to the fact that in an earthquake, a tall column and a short column of same cross-section move horizontally, equally. However, the captive column is stiffer as compared to the tall column, and it attracts larger earthquake force. .

In new buildings, captive column effect should be avoided to the extent possible during architectural design stage itself. 

When it is not possible to avoid captive columns, this effect must be addressed in structural design. Several researchers worldwide, including India, have investigated the behaviour of RC frames with partial infill walls under lateral loads.

This author has studied experimentally and proved that adding a small brickwork insert in the opening improves energy dissipation capacity by at least two times, and the cost of this insert is very marginal.
R. SURESH BABU
PTK Architects
Source:The Hindu,CBE,2nd May 2010

Maintenance tips


 Source:The Hindu, CBE,2nd May 2010

Chrome surface bathroom fittings
 
Use cleaning agents that have no salt, phosphorous, or sulphuric acid.

Clean the fitting with a little soap and a moist cloth only, then simply rinse off with water and wipe dry.

Lime spots can be avoided by drying the fitting each time it is used. If lime deposits do occur, remove them with environment-friendly cleaning liquid.

Do not use any abrasive sponges or scouring agents for cleaning.

Glass
 
To clean glass, use a glass cleaner and a soft cloth (without microfibres). Do not steam-clean.
Cleaning and Care of Ceramic Surface
 
Allow the cleaning agent to soak in. Simply wet the affected areas with cleaning liquid (soaking a cloth with liquid where appropriate) and leave for a few hours.

Cleaning & Care of WC Seat and Cover/Urinal Cover

Clean the fitting, including the hinges, regularly with warm water and a mild detergent. Afterward rub dry.

Do not use any caustic or scouring agents.

Protect the fitting with a thin coating of colourless furniture polishing.

The fitting and hinges must not come into contact with WC cleansing agents.

When using WC-cleansing agent, please lift up the lid and the seat/cover for urinal and do not put them down again until the cleansing agent has been completely rinsed from the bowl/urinal, since the vapours from the cleanser may attack the surface of the fitting.

Whirlpools and Tubs:


Acrylic Surface cleaning

Clean the surface with a soft cloth and soapy water. Do not use abrasive cleaning liquids. More resistant stains can also be removed with warm water and a mild, liquid detergent or soap.

Bathroom furniture
 
Real wood is a living material. Variations in structure, grain, porosity and colour occur naturally and are characteristic of real wood. Wipe fronts with a damp chamois leather. Remove stubborn dirt with warm water and a drop of washing up liquid. Wipe dry with a soft cloth immediately. 

Apply furniture polish sparingly to a dry surface; never use on a wet surface, as the polish may turn white.

In bathroom furniture with high gloss fronts, stubborn dirt that cannot be removed with a cloth, use a small amount of non-abrasive car polish. This is only to be recommended occasionally, as continued use will impair the gloss finish.

In the case of glass fronts, use undiluted window cleaner and wipe with a soft, non-lint cloth if there is stubborn dirt.

Mirrors and mirror doors
 
Remove marks with a chamois leather that has been rinsed in hot water and wrung out well. Source: Pago Marketing

Roof down approach to staying cool



 
















Source:DIVYA KUMAR,The Hinhu,Chennai,1 st May 2010
 
You can do a lot to keep the interiors of your home cool by focussing on keeping the sun out, instead of turning up the AC and worrying about your electricity bills. Divya Kumar reports


It's blistering hot outside and it's only going to get hotter still. You turn up the air-conditioning inside your home and worry about your electricity bills. 

What else could you possibly do?
A whole lot more, it turns out. All based on one very simple idea — keeping the heat out of your home, as far as possible, rather than running up astronomical bills trying to beat it once it's inside.

To do that, you get down to the basics, says architect Kapil Chitale of Chitale and Son, and “protect your roof, your walls and your windows from the sun.”

Many measures
The measures can run from the very simple and inexpensive to the cutting edge and hi-tech, depending on how much you want to shell out. Let's take it from the top — the roof.

“The simplest thing you can do is whitewash your roof at the start of every summer – that way it reflects more heat,” says architect Benny Kuriakose.

“Another very easy, almost crude measure is just dumping coconut leaves on your terrace (if it isn't used much). The leaves don't conduct heat and insulate your roof.”
There are a whole lot of new technologies available that function on the same two principles — reflection of the sun's rays and providing insulation.

“You have insulating tiles for the roof, such as Thermatek, that are made of materials with very low thermal conductivity and in light colours to reflect heat,” says Chitale.
“Then you have reflective coatings that can be used on roofs without much traffic. They can reduce the temperature in your home by four or five degrees.”

If you want to get more creative, says Kuriakose, you can go in for a ‘false roof' on top of your existing one, perhaps a sloping tile roof. “This creates an air gap that brings down the temperature in your home,” he says.

This concept of the ‘air gap' was used a lot in traditional buildings — for instance, the timber ceiling beneath the tiled roof in old buildings is one of the reasons why they're so much cooler.

Use of sunshades
The other thing they got right — the ubiquitous sunshade that ran around the circumference of the building, protecting walls and windows from the direct rays of the sun.

“Nowadays they provide sunshades only for windows — but what about the large area of your walls, absorbing heat and transmitting it inside?” he says.

One option is giving your roof an ‘overhang', providing a shade for the walls.
You might also consider adding an insulating layer to your walls during construction.

“We've attempted to use hollow clay tiles on external walls, creating an air cavity,” says Chitale.
And then there's the paint. Keeping the exterior wall colours light, of course, is common sense.
But companies in India are also beginning to offer new varieties of ‘sun-block' paint for exterior walls that reflect as much heat as possible, allowing less into your home.

“We've just recently launched an acrylic emulsion paint for concrete walls, Weatherbond SolarReflect, that reflects up to 90 per cent of solar heat, as opposed to regular paint that reflects just 10 per cent,” says Ramakanth Akula, president – decoratives, Nippon Paints. “The beauty of this new formulation is that your walls don't have to be white to reduce heat – we have over 200 shades available.”

For windows too
Similar technology has been available for windows for some time, and has been extensively used in large corporate ‘green buildings'. Now, products such as St. Gobain's Sun Ban range are becoming popular with individual homeowners and high-rise apartment construction companies such as Ceebros, says Dinesh Kumar N., marketing manager, St. Gobain.

“What this high-performance metal-oxide coating for your glass does is cut off the sun's heat (from 50 per cent to 80 percent, depending on quality) while letting in the light,” he says.
“Earlier, film on glass meant that your interiors got dark and you were spending more on lighting.”

Other simple measures during construction can include reducing the size of West-facing windows, says Chitale.

And at all times, try and ensure cross-ventilation is possible, especially in the evening when the sea breeze sets in.

“In humid climates such as Chennai's, more than temperature, it is movement of air that gives relief,” says Kuriakose.

So get those roofs, walls and windows prepped for the heat wave.

And maybe you won't need to worry quite as much about your air-conditioning bills this summer.

MARG launches ‘Savithanjali'

http://www.allcheckdeals.com/projects/alliance/orchidsprings/images/orchidsprings_sm.jpg
Source:The Hindu,Chennai, 1st May 2010


MARG Limited has launched ‘Savithanjali', high-rise, tech-smart apartments near Kelambakkam, on the Old Mahabalipuram Road (OMR).

Savithanjali, spread over 7.1 acres, will comprise 702 apartments ranging from 2 BHK to 2 BHK + Study and 3 BHK, from 1,000 sq. ft onwards.

The apartments have been designed to offer four-sided ventilation, sunlight, fresh air and privacy. Savithanjali comes with a range of tech-smart amenities such as video door phone, sensor lighting, mood lighting, programmed foot lamps and CCTV system. Other amenities include piped gas, telephone/broadband/DTH/Intercom, 24x7 generator back-up for common lighting and pumps, 24/7 security, lift facility and lightning arrestor.


The flats are priced between Rs. 32 lakh and Rs 55 lakh.

Other key features are outdoor children's play, club house, library, health club, Jacuzzi, swimming pool, toddlers' pool, tennis and squash courts, landscape gardens, amphitheatre, creche, jogging track, table tennis, snooker table, aerobics room and a laundromat.

A timely sop for property buyers







 
















Source :R.P. DESHPANDE,The Hindu,Bangalore,Saturday, May 01, 2010

Stamp duty reduction on sale agreements and mortgage fees in the State Budget will be of help
One may have observed that the Union Budget for 2010-11 has not given any respite to the common man for buying his dream home. But the State Budget has extended some concessions in the form of reduction in stamp duty charges for various transactions including sale agreements and mortgage fees.

Here are a few important concessions announced in the Karnataka Budget 2010-11, which will help the common man:

The stamp duty on sale agreements of immovable property (without delivery of property) has been reduced from 0.25 per cent of sale value consideration, without any upper limit, to 0.1 per cent of sale value, subject to a minimum of Rs. 500 and maximum of Rs. 20,000.
For a sale agreement to buy a house for a consideration of Rs. 50 lakh, the stamp duty last year was Rs. 12,500, which will now get reduced to Rs. 5,000.

The stamp duty on DTD (Deposit of Title Deeds, executed at the time of taking home loan or loan against property), which was earlier 0.25 per cent of the loan amount with a maximum limit of Rs. 5 lakh has been reduced to 0.1 per cent of loan amount subject a minimum of Rs. 500 and a maximum of Rs. 50,000.

If you had taken a home loan of Rs. 40 lakh in the last year, the stamp duty on DTD would have been Rs. 10,000, which will now get reduced to Rs. 4,000.


The budget has rationalised stamp duty payable on leasing out property. When a residential property is leased out for less than one year, the stamp duty payable is 0.5 per cent of annual rent and advance (deposit) taken, subject to a maximum of Rs. 500 only. Suppose you have leased out your house for a rent of Rs. 5,000 per month and have collected Rs. 50,000 interest-free deposit, the stamp duty payable would be Rs. 500 only. If the property let out is commercial or industrial, the stamp duty payable would be 0.5 per cent of annual rent plus money advanced, without any maximum limit.


The stamp duty for lease period not exceeding five years was one per cent and for more than five years and less than 10 years, it was two per cent on annual rent plus money advanced. It has been now reduced to one per cent for lease period from one year to 10 years.
Further, stamp duty applicable on lease period of 10-30 years which was four per cent of annual rent plus advance taken has been reduced to two per cent for lease period of 10-20 years and three per cent for lease period of 20-30 years.

The builders and developers will also benefit from the budget as stamp duty on sale agreement (joint development) which was one per cent of the market value of the property without any ceiling has been rationalised to one per cent of market value with a maximum of Rs. 1.5 lakh. Similarly, stamp duty payable on Power of Attorney (given for developing/construction), which was one per cent of the market value without any ceiling has been rationalised to one per cent of market value, subject to a maximum of Rs. 1.5 lakh.

In order to get various benefits available under JNNURM (Jawaharlal Nehru National Urban Renewal Mission), the State Government has been following the stamp duty rates as recommended in the National Habitat Policy. Hence one can expect the stamp duty charges on registration of immovable property to get reduced from the present six per cent to five per cent in the next budget (2011-12).

(The author is a Director of Institute of Home Finance and can be contacted at deshpanderp2007@gmail.com)

Maha imposes capital value system for property tax

 

Source:PTI:STAFF WRITER 10:48 HRS IST

Mumbai, May 6 (PTI) Maharashtra Government has imposed capital value-based system to calculate property tax on buildings, lands, houses and establishments across the state.

The new system has been put in effect since April 27.


"The property tax would be calculated on capital value-based system for all the Municipal Corporations, Councils and local bodies," an official from the Urban Development Department told PTI.

The new system will be based on the actual property value. The figure will be mostly based on the stamp duty ready reckoner, which the government brings out every year, the official said.

The capital value-based system would be upgraded every five years but the tax levied would not be more than 40 per cent over the previous years, he said.

It would be liable for the owner of the property to pay the tax within three months, else fine would be imposed.