CHENNAI FREE CLASSIFIEDS

Rental:Apartments
PROPERTY PURCHASE
POINTS TO BE CONSIDERED BEFORE BUYING A FLAT
CHECK WHETHER THE DETAILS OF APPROVED PLAN HAS BEEN DISPLAYED
AT THE SITE.
CHECK WHETHER THE FLAT HAS BEEN CONSTRUCTED AS PER THE
APPROVED PLAN.
CHECK WHETHER THE PROMOTER/POWER OF ATTORNEY HAS A RIGHT TO
TRANSFER THE UNDIVIDED SHARES OF LAND.
VERIFY WHETHER ENTIRE UNDIVIDED SHARES OF LAND HAS BEEN
TRANSFERRED BY THE LAND OWNER/PROMOTER/POWER OF ATTORNEY TO YOU.
LAND OWNER/PROMOTER/POWER OF ATTORNEY HAS NO RIGHT OVER
THE OPEN SPACES AND IN THE TERRACE AFTER ENTIRE UNDIVIDED SHARES
OF LAND HAS BEEN TRANSFERRED.
CHECK WHETHER THE COMPLETION CERTIFICATE ISSUED BY THE CMDA
HAS BEEN OBTAINED AFTER THE COMPLETION OF THE BUILDING.
IF YOU HAVE ANY FURTHER CLARIFICATIONS REGARDING PURCHASE OF FLAT,
KINDLY CONTACT THE COUNSELLING COUNTER AT CMDA.
POINTS TO BE CONSIDERED BEFORE BUYING OF INDIVIDUAL PLOT
AND CONSTRUCTION OF A RESIDENTIAL BUILDING
CHECK WHETHER THE SELLER HAS A RIGHT OVER THE PROPERTY.
CHECK WHETHER THE LAYOUT HAS BEEN APPROVED BY THE CMDA
ANDSANCTIONED BY THE LOCAL BODY. (COPY OF APPROVED LAYOUT CAN BE
OBTAINED FROM CMDA FOR NOMINAL FEE)
CHECK WHETHER THE ABUTTING ROAD OF THE PLOT HAS BEEN MAINTAINED
BY THE LOCAL BODY OR HAS BEEN HANDED OVER TO THE LOCAL BODY.
VERIFY WHETHER THE PLAN HAS BEEN PREPARED ACCORDING TO THE
DEVELOPMENT CONTROL RULES.
CHECK WHETHER ALL THE DOCUMENTS/CERTIFICATES HAS BEEN ENCLOSED
BEFORE SUBMITTING THE PLAN FOR APPROVAL TO CMDA/LOCAL BODY.
OBTAIN PLANNING PERMISSION FROM CMDA AND BUILDING APPROVAL FROM
THE CONCERNED LOCAL BODY.
IF NOT ACTION WILL BE TAKEN AGAINST THE U NAUTHORISED AND DEVIATED
CONSTRUCTIONS.
Height of buildings
As per CMDA rules any residential or commercial buildings with more than two floors are classified as Special Buildings. Similarly, buildings exceeding 4 floors and or 15 M in height are designated as multi-storeyed. . From these, it is understood that the maximum height permissible for a Special Building is 15 M (50') and the maximum number of floors permitted is 4.
While it is easy to count the number of floors in a building, what are the yardsticks for measuring its height? As per DC rules, the height of building is to be measured from the average level of the Centre line of the street that abuts the plot under consideration to the topmost roof of a building. Architectural features such as, staircase head room, lift machine room, chimneys, elevated water tanks are permitted over the top most floor provided the overall height including these features does not exceed 20 M. Parapets up to 1 M in height are also exempted from the calculation of height of building.
The height of a building is an important factor as any deviation from the sanctioned plan results in the violation of the Side Set Backs. Further, if the building exceeds the prescribed limit of 15 M, it will attract the provisions of multi-storeyed building rules, which are more stringent with emphasis on fire safety considerations.
Similarly, the number of floors in a building is also very important as any increase in the same over the approved plan results directly in violation of FSI besides other violations. Special buildings are normally designed as a Ground plus 3-storeyed buildings as it is quite difficult to achieve the allowable FSI in most plots. You may have noticed many apartment buildings on stilts with typical floors on upper levels. CMDA permits buildings on stilts to facilitate covered car parking at the ground level and the same is not counted as a floor provided the height of such space under the stilt is restricted to 2.2 M (7'4"). This restriction is intended to act as a deterrent to those who convert the parking spaces as habitable spaces after the building is constructed. In such buildings, 4 floors above the stilts are permissible subject to the condition that the overall height is restricted to 15 M.
Parking requirements
Parking requirements are critical for any building, whether it is intended for residential or commercial use. The method of arriving at the parking requirements is different for them.
In apartment buildings, provision for car parking has to be compulsorily made for dwelling units exceeding 75 M2 (807 Sq.ft.) of exclusive plinth area. CMDA rules stipulate that one car space is to be provided for 75 M2 of floor area or part thereof excluding the first 75 M2. For instance, if there are six flats in an apartment block each exceeding 75 M2 of plinth area and if the total exclusive plinth area of all the 6 flats is 720 M2 (7747 Sq.ft.), then the number of car parking required is 720 - - 75 - 1 = 8.6 or rounded to 9. The exclusive plinth area referred here include only the area of flat and exclude the common areas such as lift / staircase lobby, corridors, passages etc.,
What about flats which are having plinth areas less than 75 M2 ? For flats exceeding 40 M2 of plinth area, but less than 75 M2, one two-wheeler parking alone needs to be provided for every family. Therefore, by adopting plinth areas which are marginally less than 75 M2, a developer can get away from the provision of car parking altogether.
Commercial buildings
For commercial buildings which include shopping centres and offices, the parking requirement is computed on the basis of the total plinth area of the development. For shopping complexes, one car space has to be provided for floor area above 50 M2 but below 100 M2. For every additional 50 M2 or part thereof exceeding 100 M2 one car space has to be provided. In the case of office buildings, whether intended as private, semi-public offices and public offices, one car space for every 100 M2 of floor area or part thereof has to be provided. However, for computing the actual parking requirement, only 75% of the total plinth area is taken into consideration.
Violation of car parking rules is one of the common problems encountered by the civic authorities. The shortfall in parking in any development leads to misuse of foot paths, street and roads adjoining the buildings constructed for parking of vehicles, thus causing nuisance to the neighbours, inconvenience to the general public and obstruction to the free flow of traffic. With the increase in ownership of cars and two-wheelers in recent years, the norms for parking require to be reexamined to make them more realistic.
The author is Professor, School of Architecture and Planning, Anna University, Chennai.

THE STRESS FACTOR

The inability to handle the stress of mak­ing actual inquiries with professional prop­erty agents may result in a buyer trying to locate a suitable property on his or her own. Such efforts usually take the form of a Sun­day scooter ride in the company of a close acquaintance, the object being to find and evaluate properties from afar of with casual

inquiries. Such a tactic is, of course, highly detrimental and cannot yield the best possible deal.

THE

BUYER               s discussing a real estate purchase with the project's builder a straightforward matter? Do people just walk up to him, have their doubts clarified, ____

hand over their cheque, shake hands and close the deal?

Unfortunately, this is far from the case in real life in our country Most

people approach builders the way movie fans approach a Bollywood star. They are intimidated, forget what they want­ed to ask and agree with everything he says. Alternatively, they may be completely tongue-tied and cannot say anything beyond 'good morning.' As a result, they often end up with an unfavorable deal that they will regret for a long time to come.

What lies behind this self-defeating at­titude?

A first-time property buyer is in- evitable overawed and over-             

Whelmed in the presence of a           

Builder. In most cases, a buyer will insist that a close friend or family mem­ber accompany him or her for the initial visit. This may, in fact, be a good         

thing - it has been found that most builders do not take a lone real estate purchaser very seriously, and may withhold cooperation and vital information in such a case.

'BABU' MENTALITY

This is a well-known hangover from the British Raj, and is still evident in many areas of Indian life. Many still feel that rich and influential people are always right and cannot be questioned. They also assume that such a person can sense the nature of a problem without being told, and will fix it when he is good and ready

Property buyers often tend to feel outclassed by a builder on all the fronts that matter. Many builders encourage this mind-set. Unfortunately, it is true that the bigger the builder's brand is, the less approachable the builder himself is for per­sonal interactions.

This, above all, can prove to be extremely disadvantageous to a buyer. In an effort to make a good 'first impression', he or she may make a commitment to buy from the very first builder they meet. This will prevent them from making price comparisons with other suitable properties. Seasoned builders are well aware of when they have caused such a re­action, and may put in even stronger marketing tactics in or­der to win the buyer over completely.

IGNORANCE ON THE PART OF THE BUYER

Many property buyers have no idea of what questions to ask a builder or promoter. Such people may be aware of a vague feeling of dissatisfaction with the flat or shop they are about to buy, but that's all. When asked what the nature of their problem is, they are unable to put it into words. In such a situation, it is easy for a builder to get off with noncommit­tal assurances and excuses. To be fair, no builder can be ex­pected to solve a problem that has not even been clearly pre­sented to him.

Furthermore, ignorance of real estate trends can lead to major misunderstandings. For instance, an uninformed buy­er may believe that a property costing Rs. 2500 per square foot is a better deal than whose rate is Rs. 3000. This would mean that he or she is unaware of the fact that a number of factors go into deciding the price of a property - location, facilities, amenities, etc.

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