An article about " Tips for Buying Flats and Properties "

Tips for Buying Flats and Properties

In today’s high prices in real estate markets it is not possible for the common man to buy a plot and construct his dream house. The other alternative is buying a Flat as per his budget. But, buying Flats is riddled with many problems as there a number of players in the realty sector who do not follow the strict norms laid down by the Government authorities. In many of the case they violate the building norms and conceal the facts from the gullible buyers while selling the flats. The recent Camp Cola compound demolition incident in Mumbai is a glaring example as to how the unscrupulous builders deceive the buyers of flats.

The following terms and tips have to be considered before buying flats. A flat means self-contained premises used or entitled to be used for the purpose of residence or office, showroom or shop or go down or for carrying on any other business and include garage or premises, which forms the part of the building and includes an apartment. 

The following terminologies have to be understood while buying flats

Difference between Built-up Area, Super Built-up Area and Carpet Area

• Carpet Area: This is the area of the apartment/building, which does not include the area of the walls.
• Built up Area: This includes the area of the walls also.
• Super Built-Up Area: This includes the built-up areas along with the area under common spaces such as the lobby, Lifts, stairs etc. This term is therefore only applicable in the case of multi-dwelling units.

The difference between carpet area and the built up area is very simple to understand. Normally the area available to spread carpet in the flat is considered as carpet area, whereas the space occupied by the walls is also considered in calculating built-up area. The space occupied by Gardens, Swimming Pool and other unoccupied space is also considered for calculating the super built up area. Normally the measurement is carried out considering 15% more for built up area and 30-40% more for super built-up area.

Measurement of plinth, carpet and rental areas of buildings

The standard defines various important terms like plinth areas, carpet area, rental area, balcony, stair cover, a loft and porch. It stipulates that the areas of basement, floor without cladding (stilled floor), floors including top floor, which may be partly covered, mezzanine floor, and garage shall be measured separately.

For measurement of plinth area of the above categories, the various areas required to be included and those not to be included in the plinth area are clearly mentioned. From the plinth areas as worked out above, the carpet areas obtained by deducting the area of wall in accordance with the method given in the standard, which details the wall areas to be included and excluded.

The carpet area so obtained shall exclude the areas of portions like, Verandah, corridor and passage, entrance hall and porch, staircase and stair cover, shaft and machine room for lift, bathroom and lavatory, kitchen and pantry, store, canteen, air-conditioning duct and plant room and shaft for sanitary piping in accordance with the provisions of the standard.

Apart from plinth and carpet areas, the standard also gives the method of measurement of rental areas for residential and non-residential buildings by adding certain areas to the carpet area.

It clearly mentions the areas to be included and excluded while working out the rental areas. It is recommended that the architects, engineers, government departments, contractors, builders, developers and promoters and all other concerned should adopt this Indian standard for uniform implementation of the standard method of measurement of areas of buildings, especially in the interest of common consumer.

Documents to be Verified before Purchase of a Flat

Before you purchase a flat, you have to have a title and document search conducted by an advocate having good experience in property matters. You cannot do it yourself as it involves lot of intricacies with regard legal matters. It is a professional job to be done with professional expertise. However, you have must know about the following points before buying any property.

Tips for buying property

With the current boom in the property market the euphoria associated with investing in real estate has become so great that both investors as well as end users are putting in money without doing much home work. Many new builders attracted by the prospects of high profitability have entered the field which, although for buyers it means more choice, also it has created a dilemma about the credibility of the property. So, when you wish to buy a house/flat developed by a builder, keep the following in mind:-

• Remember that you are better off with a reputed developer. In fact, you would be  skating on thin ice if you buy from a builder with no experience or repute.
• Check the background and reputation of the builder.
• You may consider a new builder’s project only if it’s on superior location with good specifications and attractive pricing.
• Check if his company is an ISO certified one and if the project is rated by a credit rating agency Like CRISIL, ICRA or CARE, ISO 9000+. Certified companies usually offer a good quality Services and products.
• Find out about the gap between the primary and secondary market prices of theproject. The primary market price is what you pay (a builder) to buy properties in a project while the secondary market price is the price at which you can buy a property in that project from a previous buyer.
• With established developers you can visit their existing projects and see what they have delivered in the past but with new ones at least find out about the financial strength of the group and enquire if their ventures have been successful.
• Find out if the builder has deep pockets to weather a downswing in the sector or a financial setback.
• In case of a totally new builder, it is preferable to purchase a built property rather than one that is yet to be built.
• Be cautious if you are investing in a pre-launch sale by a new developer even if he is offering an attractive discount.
• Find out if the builder’s project is on the pre-approved list of the bank.
• Check the prices quoted and enquire from reputed property agents to verify.
• Enquire about the earth-quake-resistant design of the building.
• Check the sanction plan and ensure that the project has been fully approved by the concerned authorities. Find out about the permitted coverage and the Floor Area Ratio (FAR) of the property.
• Ensure that the builder has obtained a ‘Completion Certificate' and the ‘Occupancy Certificate’ which is the proof of compliance with all local Municipal regulations.
• Remember that there could be construction defects that are detected later. Therefore, make the builder give you a guarantee against construction defects for at least the first year.

A little research / survey done before buying a property /flat will be veryuseful in preventing complications / litigations in the future.

An article about " Recharging the borewells "

Recharging the borewells

It is through cracks in the hard rock almost 100 feet below water is drawn to the surface through borewells. Some very deep borewells exist in Bangalore. In order to lift the water from such a depth, more energy is required.

Increasing number of places are being paved, built up, and having roads constructed on them. This prevents water from infiltrating into the ground which could be described as 'crusting' at the top.

There are two plain methods of recharging the borewells. One is the surface spreading technique in which water is accumulated in tanks or ponds or lakes and this slowly infiltrates into underground where it finally reaches the borewells. Another method is knows as the point recharge technique and it is more useful for apartments and individual homes. Rooftop rainwater or surface water is accumulated and made to sink-in near the borewell through recharged wells. Perforations are sometimes made in the casing of the borewell so that the water gets into the casing to reach the cracks from where water is being drawn.

If there happen to be non-functioning borewell in any individual home, buildings,industries, institutions and apartments they must be recharged. A deed borewell should never be closed but it should be used as a recharge structure. Only through this and through using water judiciously can a borewell's life be extended.

Rooftop rainwater has the least likelihood of being contaminated so it is preferable to recharge a borewell with this kind of water. It is also a good practice to recharge all borewells which had an abundant yield earlier but are now yielding less or those which had some yield but have now run dry. There is no need to recharge a borewell which is already yielding well.

If you have a yielding borewell it is a good idea and also safer to make a recharge well which has a diameter of about 3 feet and is of 20 feet depth a few feet away from the borewell so that rooftop rainwater percolates into the recharged well.

An article about " A HOME ON LAP OF NATURE "

A HOME ON LAP OF NATURE

It is a common misconception prevailing in the minds of builder and owners that the more exotic the materials are used for construction the more attractive and longer lasting the structures would remain. Even when the locally available materials are used, the built structures will display the strength and long endurable vitality. They could easily withstand climatic extremities of that particular region and the building also looks perfectly coalesced one with the surrounding ambience.

It is quite common to find sea facing buildings showing signs of premature ageing, the window frames corroded, walls darkened, the paint peeling off because of the high levels of salt content. Climate has a very important role to play in the maintenance of buildings. The type of materials used, the method of construction opted determine the heath of a building.

Local materials like sand and stone are normally structured to suit the climatic conditions of the place.  Hence, when buildings are constructed using locally available materials, invariably the structures display the strength to withstand the extremes of climate in that particular region. In such cases, climatic erosion of buildings is least.

The type of architecture of a place too reflects an adherence to this climatic factor as buildings have to be naturally adapted to tackle extremes of climate in the absence of artificial means of support. Thus a cold place would reflect more of wood based structures to retain the warmth, a more tropical climate would display high ceilings to eliminate the circulation of hot air.

Currently buildings use materials as well as designs that are based more on styles suited to taste than to the local climate. For instance, the typical Kerala architecture encompasses sloping roofs and wide corridors to tackle the heavy rains.  However, the modern structures do not display such conformity with local requirements.

Similarly, the stones used in some of the old buildings in Mumbai have withstood the test of time as well as climate. The same cannot be said of the more current buildings where locally available materials have not been used. Again, the locally available laterite stones in Mangalore are best suited to tackle the heavy rains and the sea in the coastal belt but how many local buildings use it is a totally different question.

Though thematic buildings break the monotony by bringing in a novelty to a structure, many a time, the design as well as the materials used imported from a different place, do not fit in, giving rise to defects.

To avoid such mismatch and the resulting problems, it is best to go in for structures that are inherently suited to local climatic conditions. However, there are materials like steel which every modern building cannot dispense with irrespective of its location. While steel does not get corroded easily, it is important to go in for the right type of steel which is treated for anti corrosive properties to be used in coastal areas as otherwise it can prove to be risky for the buildings.

Similarly non-ferrous materials like aluminium, polymer and wood should be used in coastal areas to prevent rusting. Wood, when seasoned well, can withstand the worst of climates. Of course the wood used here should be stable wood.

Hollow bricks or terra-cotta blocks are a good option for a hot place as the hollow space aids in keeping the structure cool contrary to popular belief, these blocks are strong, they don't need to be plastered and what is more, these blocks don't chip. However, these blocks have been introduced recently and hence are not much in vogue.

The Mangalore clay tiles are also very effective in keeping out the heat and hence highly suited for hot regions. Stones are a good option in hot places as well as coastal regions.  Stones, besides keeping out the heat, need low maintenance. They are capable of withstanding extremes of climate.

Traditionally buildings were structured in such a way that the main wall or entrance was away from direct sunlight. This way, the interiors remained cooler. The thickness of the walls too ensured minimal transfer of heat. However, with structures now sporting thinner walls and the building conforming more to the façade than the direction of the sun, it is not surprising to find less naturally cool interiors.

Modern buildings also sport more of glass walls than brick structures. If these glass walls face the South or West, the building is sure to heat up. The situation is worse if glass walls face south west as the maximum heat is from this direction.  Bricks, terracotta tiles and stones are best suited to insulate the building from heat.

Another factor that leads to overheating of interiors is the absence of sunshades for windows.  Traditional buildings not only used less of glass but the windows too sported wooden doors protected by sunshades. These sunshades not only acted as shields from the sun but also kept out the rain. These recessed windows were marvelous protectors from the harsh climate.

While it is best to use locally available materials and conform to local architecture to reap the maximum benefit in terms of climate tolerance, it is not feasible to do so at all times as other factors such as lifestyle, the use the building is to be put to have a say in the design. It is then best to compromise in a manner that the building continues to be climate friendly albeit the modern design. And this compromise can be achieved by opting for local materials wherever possible and arriving at a design that is sensitive to local conditions.

Skylights

Windows nowadays perform multi fashion functions. Their basic shapes have changed considerably, breaking the conventional usage and encompassing all the sides and also on the ceilings towards the clouds sky and nature. From angles to arches, skylights to sliding glass doors, the window accessories cover virtually every size, shape, and type of window. Naturally some materials are more flexible than others, so one has to make sure that any fusion of modern fashion appealing to the eye all could accommodate the shape of the window. Immediately after selecting any attractive window shape for the house, one can select from the available innumerable fashions for that shape and operational application. Some skylight systems are manual or motorized lifting systems specifically manufactured for rectangular windows and especially suited for skylights.

Skylights are a type of window that is built into the roof that provides a natural light source for a room. A skylight is mounted parallel to the place of the roof and is much more effective at adding natural light to a room than a window is. In most cases, the sole purpose of the skylight is to provide more light; however some skylights also open to provide ventilation. Skylights give your room a beautifully natural look.

Skylights are available in a variety of sizes that will easily integrate into your ceiling and roof construction. The increase in natural light can help decrease your overall energy costs. Skylights that open up can also provide ventilation in rooms that may not be well-ventilated.

Skylights must be located where the sun can shine on them directly. A skylight does not produce a useful amount of daylight if it is shaded by adjacent structures or foliage.  Similarly, skylights are not worthwhile in areas that have heavy cloud cover for a large period of time.

In single-floor buildings, skylights may provide a large fraction of illumination requirements.  Sunlight is so intense that skylights can provide virtually any illumination level that is required.  There are agencies which specialize in skylights. You can even get them custom fabricated.

Skylights are commonly made from glass, glass composites, plastics, and plastic composites. All these materials can be treated to reduce light transmission and cooling load, either by adding dyes that absorb light or by adding a reflective surface. The advantages of glass include unlimited life, high light transmission, hardness, and rigidity.

The main disadvantage of glass is its vulnerability to breakage, along with the safety hazard that falling glass creates. Glass can be made more resistant to breakage by increasing its thickness, by heat-treating it, and by combining it with reinforcing materials. All safety improvements for glass add cost, and they usually add weight. Plastic materials are much lighter in weight, and they are resistant to shattering, so they pose only a minimal safety hazard. If you find the room gets too hot in the afternoon, simply install a set of Venetian blinds or other adjustable window covering over the skylight opening.

While fixing a skylight, always get edges of skylights sealed very well with silicon to ensure no see page of rain water. The skylight must have a proper slope and must not be flat to ensure good drainage of water. Have other large windows in the room and ensure that the room has good ventilation to prevent a heat trap. It is preferable to have skylights in common areas where you don't spend too much time and not in the bedroom as youwon't have privacy. The glass must be toughened so that it is shatter-proof.

An article about " Windows to view and be viewed "

Windows to view and be viewed

Windows combine in them aesthetic and functional aspects, eventually adding elegance to the décor and ambience. They form strong visual elements in the interiors of homes. The size, location and form of the windows add the background character to the walls that they punctuate. Essentially they function as providers of light and ventilation, to the internal environment, along with enhancing the beauty of the home. Creating a hole in a wall combines the consideration of various factors. Each of these elements must be designed in relation to the overall décor in the building.

Dimension

Naturally, every window is designed in proportion to the wall where it is placed. Its size regulates the amount of light and air entering the room. The direction the window faces also governs the dimensions to help avoiding harsh sunlight and heat from entering the western and southern rooms. Another alternative is to extend the window into a niche or bay window.

Profile

Varieties in shapes, add charm and interest to the windows. The sill is usually horizontal and can be widened with polished stone slabs or wood cladding and a shelf for artifacts. The lintel soffit can be curved or stepped and can be highlighted with exposed brickwork or stone. A regular square window opening with a fixed circular or triangular ventilator above lintel level makes an appealing combination.

Window Frames

A standard wood frame is fixed to the wall, which has got appropriate grooves for fixing shutters and grills. When larger sections of frames that are moulded in profile are used, they look impressive giving a decorative elevation. Stylish brass hinges definitely add a touch of aristocracy.

Window Shutters

The windows are given their character by the shutter frame design, since it holds the glass panes that define the aesthetics. One shutter of 2 x 5 feet can have three 12 x 12 inch panes or the whole shutter can hold just one sheet of glass depending on the look required for the internal atmosphere. Each of the variations has its own individual aesthetic, functional and security implications.

Materials

Always wood frame and shutters have a rich look since their polished finish enhances the natural grains of the material. Though metallic frames and shutters had now become a cheaper option, Teak wood and rose wood are the usual choices. For open windows, painted mild steel is a low cost alternative and for sliding shutters, anodized and powder coated aluminium is used. Matching the colour schemes within a space, wood and metal frames can be painted in any colour.

Glass

An opening gets its visual impact by its window panes. When maximum light is required in such areas, plain glass is preferred. Wherever the windows need to be trendy, the glass can also be given an aesthetic touch. Varieties of glasses like translucent, pin loaded, striated, milky, one way and coloured are available in the market. To get the shine and brilliance of cut glass, beveled glass is used. It looks elegant in window panes. For bringing in attractiveness, some parts of the glass areetched or stained glasses are used. Whenever security is felt paramount, in such places reinforced glass is used. For maintaining temperatures and for shunning out noise, double glazing glasses are used. Louvers in glass offer an unusual alternative to the traditional window shutters and glass unit.

Grills

For most of the window designs, grills from a key aspect. If a window is a sliding unit or if the shutters open inwards, the grills could be fixed on the outside. When they are fixed on a frame, the window can incorporate outward opening glazing and inside opening mesh shutters. Grill designs when subtle, look better. Too complicated intricate patterns might turn the attention of the onlookers away from the elegance of the windows. And for maintaining purposes also, simple designs are easier. Patterns should always match internal décor and external elevations.

Accessories

Sunshades on the outside affect the look of the window. The form they take – whether horizontal or sloped, changes the window profile. Cladding of sills and lintels helps in adding character to the window. For the internal finish drapes are very important. They highlight the opening that they frame and therefore the colour, pattern, material and style of the drapes are vital in dictating the ambience. Wood blinds are an innovative statement as window dressing. The hardware fittings like handles, hinges and locks also contribute to the look and for that reason they must bechosen with care and discretion.

An article about " DUTIES OF A FLAT PROMOTER "

DUTIES OF A FLAT PROMOTER

In order to regularise the promotion, construction, sale, management and transfer of ownership of flats, the Karnataka Ownership flat (Regulation of the promotion of construction, Sale, management and Transfer) Act 1972, was enacted by the Government of Karnataka. The Act popularly known as Karnataka Act 16 of 1973 was first published in Gazettee Extraordinary on 23.07.1973, received the assent of the president on 29.06.1974, and came into force on 01.04.1975, as per notification No.FD/KHB/75 dated 06.03.1975. The Act details the rights and responsibilities of promoter and purchaser of flats.

A flat is defined in the Act as “a separate and self contained set of premises used or intended to be used for residence, or office, or shop, or go down, and includes a garage the premises forming a part of a building”.

Promoter is a person who constructs or causes to be constructed a block of building of flats or apartments for the purpose of selling some or all of them to other persons or to a company, co-operative society or others.

Thus a promoter need not construct a flat. He may get them constructed through another builder. Such construction is for selling some or all of the flats.  Since he receives advance amounts from proposed purchasers and will be in possession of the land not owned by him, the Act prescribes certain obligation on promoter.

General liabilities

Section 3 deals with the general liabilities of promoter. The promoter has to disclose the nature of his title to the land on which the flats are constructed. Such title has to be duly certified by an advocate who has standing practice of not less than seven years. He shall produce the original documents of his title to the property. Advocates certificate of his title, encumbrance certificates, documents relating to the title, the plan and specifications of building proposed, before the intending proposer. Some of the promoters refuse to give copies of the title documents to the proposed purchaser which is against the law and not ethical. He has to allow inspection of plans and specifications of the property of the building approved by local authority, disclose the nature of fixtures, fittings,amenities including provisions for lift. If the promoter himself is the builder shall disclose the prescribed particulars of design and materials used for building. If the promoter is not the builder, he shall make available for inspection all agreements entered by him with architects and contractors related to design and materials used for construction.

Promoter has to prepare and maintain a list of flats with their specific numbers andnames and complete address of persons who have agreed to purchase flats with consideration amount charged and terms and conditions on which flats are sold and shall inform the proposed purchaser in writing the date by which the possession of the flat will be given.

He has the responsibility of informing in writing the nature and constitution of organisation to which title being passed with terms and conditions.

He should not allow persons to enter and take possession of flats until completion certificate wherever required is obtained from the competent authority. He is duty bound to disclose the full outgoings including ground rent, municipal taxes, tax on income, water and power charges and any subsisting mortgage. If the purchaser demands, he has to furnish the true copies of all documents of title, advocates certificate, encumbrance certificates/documents, approved plan and specifications, list of furniture, fixtures, amenities, list of flats with numbers with the name and address of proposed purchasers, the price at which the flats are sold and also terms and conditions of such sale, provided the purchaser pays the charges for such copies.

Agreement

The promoter may receive the advance amount not exceeding 20% of sale price, but before accepting such advance, he has to enter into an written agreement with the purchaser and such agreement shall be registered. The sale agreement should contain the complete details of the building to be constructed, and promoter obligation to comply with the approved plans and specifications, the date by which the possession will be handed over, the agreed consideration and mode of payment of the consideration, nature of owners’ organisation proposed, details of common areas, facilities including limited common areas and amenities, and percentage of undivided interest. But most of the agreements are one sided in favour of promoters / builders. The copies of advocates certificate and plan and specification of the flat to be sold has to be enclosed to the agreement.

Promoter as trustee

The promoter receives various amounts from flat purchasers like advance, deposits, towards share capital to form the society, or company, ground rent, water and power charges, taxes.  He shall maintain a separate account of such advances and deposits in any bank. He shall hold such money as a trustee and disburse the moneys towards the intended purposes.

The promoter who is in possession of flats shall pay all outgoings on flats until he transfers flats to persons who have purchased or to an organisation of such persons.

Changes in plans and specifications

After the approved plans and specifications are disclosed / furnished to the proposed purchaser, any alterations in the structure of any particular flat shall be done only with the prior consent of the proposed purchaser.

If any alterations have to be made in the structure of the building the consent of all proposed purchasers is required. The building shall be constructed in strict conformity with the approved plans and specifications.

Any defect in the construction of the building, materials used in the construction or unauthorized change in construction has to be brought to the notice of the promoter within a year of taking possession, and the promoter shall wherever possible rectify such defects free of cost. If rectification is not possible the aggrieved person is entitled to receive reasonable compensation. State government will designate an officer not below the rank of Superintending engineer to settle the disputes in connection with defects, reasonable compensation and rectification. The aforesaid person may approach such designated person within two years of taking possession on payment of specified fee (Rs.100).  The decision of such officer shall be final.

Delay in handing over possession

The promoter has to handover the possession of the flat on to the agreed date. Such date may be extended on agreement. The promoter may also not in a position to handover the possession of the flat for reasons beyond his control.

If the promoter fails to deliver the possession of flat on the agreed or extended date and by another three months thereafter of such agreed extended time the proposed purchaser may claim refund of the amounts paid.

Similarly in case of non delivery of flats on account of reasons beyond the control of the promoter, and if such reasons exists after three months from the agreed date of handing over possession, the proposed purchaser may claim refund of the amounts paid.

In both the cases the promoter shall refund the amounts received with simple interest at 9% p.a. from the date of receipt till the date of payment. Such amounts and interest shall continue to be a charge on land and flat but any earlier encumbrances have priority.

Mortgage

The promoter shall not create any mortgage or charge on the flat or land after the execution of the agreements without previous written consent of proposed purchaser. Any mortgage / charge created without previous written consent of proposed purchaser shall not affect the right and interest of proposed purchaser.

Formation of society or company

The promoter has to take steps to form society or company consisting of owners. The promoter shall submit an application to the registrar for registration of organisation. Such application shall be submitted within four months from the date on which minimum number of persons required to form such society or company have taken flats. The promoter shall represent the flats which are unsold.

If the owners opt to submit to the provisions of Karnataka Apartment Ownership Act 1972, by submitting a deed of declaration, the promoter shall inform the registrar of co-operative society as soon as possible after the date of which at least five owners have filed the deed of declaration Conveyance of title etc.

The promoter shall take steps to complete his title and convey to the organisation, which is registered either as co-operative society, or company or association of flat owners, his right, title and interest in the land and building as per the agreement.  If the agreement provides no definite date for conveying the title to the organisation/society, he shall convey his title within four months from the date of which the organisation was registered and association of owners is duly constituted.

The promoter will be very co-operative and extend red carpet treatment to the prospective purchasers at the time of entering into an agreement and receiving advance money, thereafter it would be very difficult to meet any important person at promoters office and the purchasers will be at the mercy of receptionist. 

An article about " Sewage system at home "

Sewage system at home

The efficient disposal of foul and surface water from your building is of great importance to public health and is an essential part of construction of the building.

The drain-waste-vent system transports all the used water and waste material from the house to the septic/sewer system. It is a network of drain pipes that runs to all the sinks, toilets, baths, showers and washer.

The soil stack is the main component of the waste drain. It is a vertical “stack” of pipes that starts in the basement/crawl space floor or wall where it is connected to the outbound sewer/septic line. The top end of the stack acts as a vent. It extends vertically through the roof, allowing gases to escape outside and also helps promote drain flow by drawing air inward. A plugged vent can trap dangerous gases and inhibit drainage. Trapped sewer gases can be dangerous and can cause serious structural problems. A system

without a vent may actually suck water out of a sink's trap, or do the reverse and fill the sink with water

when another fixture drains.

Sewage moves by gravity, which means the sewage lines coming into the house need to be at a higher level than where they go to connect to the city sewer line. To make the connection from your home

to the public sewer, you need to find out from your civil engineer where the sewers are. You should have at least a minimum of two or three percent fall and the amount of fall in your sewer system would depend on the elevation of the city connection location. The fall for the drain waste vent system is ¼ - inch per foot, which carries fluids through the sewage system. The lateral should be two degrees, which means

you have a four- inch pipe with a ¼ - inch fall, going into a six inch sewer lateral that results in a two-degree fall into the main line.

The position of the pubic sewer in relation to the proposed building and the invertlevel of the public sewer is important for efficient functioning of the disposal system. The system should enable rapid and

efficient removal of liquid waste without leakage. It should prevent foul gases from reaching the living

area of the building. It should enable access for cleaning. It should not create air locks and should provide

long service life.

The new waste systems use rigid plastic PVC (polyvinyl chloride) or ABS (acrylonitrile butadiene styrene) pipes that are sealed with glue. Older homes generally have cast-iron pipe sealed with lead solder.

The drainage pipe should be kept clear for all other services. Provision may be made during the construction of the building for entry of the drainage pipes. This can be done conveniently by building a sleeveinto or under the structure at appropriate locations.

U shaped trap

A trap looking like “U” shape is installed below the drain to block the sewer /septic gases without which sewer and gases can flow up the stack and the drain pipes and come out wherever there is a drain. When the water is drained, the trap's shape causes a small amount of water to remain in the bend. That water blocks any gases from moving up the pipe and entering the room. Traps are needed on all sinks, tubs, showers, washers, floor drains. In most cases, a toilet has a built in trap and doesn't require a trap in the drain line.

Soil Pipe

A soil pipe carrying liquid or solid wastes should be circular and have a minimum diameter of 100 mm. It should never be connected to any rain water pipe.

Waste Pipe

Every pipe in a building for carrying waste or overflow water from bath, washbasin or sink to a drain should be minimum 30 mm diameter and should be trapped immediately below by an efficient siphon trap with adequate means for inspection and cleaning.

Venting Pipe

Venting pipes should be so installed that water cannot be retained in them. They should be fixed vertically. The venting pipe should be taken to such a height that a safe outlet for foul smell is afforded.

Manholes of proper design and at sufficient intervals should be provided for periodic inspection and cleaning.

Damage to building

All pipe shafts should be plastered before installing any pipe. This will provide smooth surface and preventins ect and vermin infestation. Leaking sewage pipes should be repaired before they affect the building. It is leakage of the sewage which affects the RCC building. When sewer trenches have to be excavated near a building adequate precaution is necessary to prevent damage to the existing structures. Sewage and sullage can be connected to the sewer. Rain water should be dealt with separately.

An article about " HOW TO SELECT FINANCIER TO PURCHASE YOUR HOME "

HOW TO SELECT FINANCIER TO PURCHASE YOUR HOME

You need to bear in mind certain parameters while selecting your financier for purchase of house. The parameters mentioned below are worth considering

1)     Type of product – Whether the financier is offering loan product to suit your requirements. 

2)     Tenure - Whether the financier is offering the tenure of loan that you are look for. 

3) Rate of interest - This would depend on the type of rate of interest that you are looking for i.e. fixed floating or partly fixed and partly floating.  You must always compare the effective rate of interest after taking in to account all upfront fees etc., and the manner of interest calculation i.e. monthly reducing, annual reducing etc. 

4) Minimum loan amount- the minimum loan amount offered by a financier is important to find out if the financier can finance the amount you are looking for. 

5) Maximum loan amount-  Most HFIs have an upper limits on the amount that they would finance you.  If you are looking for very huge amount, this could be a factor that needs to be considered. 

6) Minimum age of customer - you will have to consider this factor to see if your fit in to the age norms laid down by the HFI . 

7) Maximum age of customer - This would also form a parameter in your decision in deciding a HFI to finance the purchase of your house.   

8) A minimum income-  The income norms of the HFI will be a relevant parameter that would affect your decision. 

9)     Requirement of personal guarantors -Some HFI is insisted on a personal guarantor.  You need to check this out if you have any reservations about providing a guarantor. 

10) Requirement of co-owner - if you intended to buy your house along with a co owner you will have to check up whether the HFI accepts the relationship between you and the co owner. 

11) Requirement of co-applicant - as mentioned for co-owners, the HIF may also insist on certain relationship as  co applicant. This needs to be checked up while deciding your financier. 

12) Prepayment charges- some HFIs charges certain prepayment charges when you decide to prepay your loan either in part or in full. 

13) Processing fees – HFIS charges certain fees as processing fees that you will need to pay at the time of submission of application.  Kindly check this out before selecting your financier. 

14) Administrative fees-  HFI s also charge administrative fees on the loan amount that has been approved by the HFI.   This would vary from one HFI to another. 

15) Credit documents - the type of credit documents that HFI s insist before approving your loan would differ from one HFI to another. 

16) Maximum age of property at the time of application – If you are buying a property on resale, this parameter would be an important factor as HFIs may have a limit on the age of the property at the time of disbursing the loan. 

17) Pre approved property list – Most HIFs have a pre-approved list of properties available for which the documentation would be simpler. 

18) Pre approved list of employees HFI s may have special rate, if you are an employee of one of its preferred list of employees. 

19) Pre approved builder list – HIFs may also have different norms or documentation if you are buying a property is any of their preapproved list. 

20) pre approved project list – HFIs as mentioned above for builders, may have separate scheme for certain projects. 

21) Pre approved profession list- HFIs may have certain scheme to suit customers of certain professions. 

The above mentioned are some of the parameters that you will need to look into before deciding your financier. Getting a financier who would offer you the best in all of the above parameters is virtually impossible. You would, therefore, need to identify your priorities and the check out as to which financial would give you the best option.