Prestige Shantiniketan Commercial "C" tower which was under construction collapsed. Whether this building collapse was due to sloppy construction or it was an accident or combination of both we will come to know after government investigation. But this incidence is an eye opener for me or whoever has plans to live in a high rise tower.
I am traveling in a local train, reading newspaper and going to office but I am not able to concentrate on the news that Sensex is down by 1000+ points. There are volley of questions shooting my mind - What should be my next step? What measures should I take before occupying the apartment? The focus has shifted from Children Bed Room Theme and Interior Design to safety.
I am traveling in a local train, reading newspaper and going to office but I am not able to concentrate on the news that Sensex is down by 1000+ points. There are volley of questions shooting my mind - What should be my next step? What measures should I take before occupying the apartment? The focus has shifted from Children Bed Room Theme and Interior Design to safety.
In next few weeks I will focus my energy on following topics.
- What are the Quality standards and testing process available in market for construction Industry?
- What are Quality standards and Testing process followed by Brigade Metropolis?
- If a Builder claims they are ISO 9001 certified, What does it mean?
- Who does the testing in Brigade Metropolis? Internal Audit or External Audit?
- If Internal audit then why not External audit?
- What was the testing results from Internal/External audit?
- Can the audit results be shared with the investors? That's again a big question mark whether builder will be transparent enough to provide correct information.
- What are the action taken by Brigade Metropolis from the Internal/External audit?
- What type of audits are done by Government Authority before issuing occupancy certificate? Any examples where occupancy certificate was denied due to violations? What happened next?
- What happens if there is a major flaw in the design or construction? Will investors have to accept because building has been constructed or Builder will go back to their design workshop and rectify the problem? Any case study where it has happened?
- What are the insurance policy available for Fire, Earthquake, any natural disasters or an mankind accident?
- Which is the nearest Fire Station in Whitefield? Does this Fire Station have the capability to fight fire at 20th Floor?
- Does every apartment has Fire alerts? Fire Alarm, Water Sprinkler etc
- What measures should I take for Fire? May be install Fire Extinguisher. Just having Fire Extinguisher may not be sufficient, I also need to learn how to use it.
I thought there might be just few questions but this list is growing. I am about to reach office but my journey doesn't stops. I have to research and get answers for so many important open questions. With my background in Software, I may not be competent enough to get all the answers but I am sure readers of my site who may be proficient will help us in the "Discover Safety and Quality Process" and leave expert advice in the comments section.
Stay tuned for more info on above topics.
Stay tuned for more info on above topics.
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To my knowledge, I would like to elaborate on the questions asked in the Post. These comments are purely mine, may not have any connection with the matter under post. You need to check out for the correctness of my staments on your own.
ReplyDelete1.What are the Quality standards and testing process available in market for construction Industry?
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There are plenty of them. Indian and International Standards are available and are supposed to be understood and followed on the Materials, Analysis, Design, Sampling, Procedures on Usage, Assembly , Erection, safety ,QA ,QC, Documentation , Etc. ...The List is endless, so to say. These are expected to be followed by the Promotors, Developers, Architects, Structural Engineers, Project Managers, Supervisors, Fabricators, Carpenters, Masons, safety Supervisors
2.What are Quality standards and Testing process followed by Brigade Metropolis?
They need to answer this.
3.If a Builder claims they are ISO 9001 certified, What does it mean?
This just means that he has an INTERNAL system developed by HIM and he is following it strictly. If he states that he is outsourcing the professional services, he need not even check whether the service provider is ISO 9001 Certified. Even if the service provider is Certified, is it for the Design too?
4.Who does the testing in Brigade Metropolis? Internal Audit or External Audit?
They need to answer this.
5.If Internal audit then why not External audit?
The buyers are to insist on it.
6.What was the testing results from Internal/External audit?
All the Audits are recorded. But are there any rules to make them public?
7.Can the audit results be shared with the investors? That's again a big question mark whether builder will be transparent enough to provide correct information.
Why should the buyer(?) buy if they are not available ? So, the problem is with the buyer.
8.What are the action taken by Brigade Metropolis from the Internal/External audit?
9.What type of audits are done by Government Authority before issuing occupancy certificate? Any examples where occupancy certificate was denied due to violations? What happened next?
Lets start from the beginning, with the Licensing. The Land Document needs to be perfect, The Zone of construction,( Residential, Commercial, Agricultural, Industrial, etc..) should not be violated. If any conversion is required, it needs to applied for and done. The plans need to be approved for single site or layout. The Widening/ Roads proposal need to be considered. While preparing the Plans, the engineer/Architect ( he needs to have prior Licence / registration) needs to provide enough setbacks( free space all around the building(s)). If it is a Multi-Storied Building, Soil Investigation report, A Structural Design Report from a qualified Structural engineer, containing the detailed analysis and design of the components, are to be enclosed along with the Application for the Licence. Based on these ( !), BBMP issues a Licence to start construction ( Commencement Certificate) to the applicant. This will be valid for Some period and the builder needs to complete the construction within a stipulated period.(3 years?) If the construction is not complete, the builder can request for extension. BBMP may or may not grant an extension based on the quantity of completed construction. But if the Applicant has not even started the construction and licence expires, a new application may have to be filed with all the details, based on the rules prevailing.
During construction, BBMP officials can stop the construction if it is not as per the details in the licensed drawings. Normally, They will act only if there is a complaint.
Once the construction is over, the applicant applies for a completion / occupancy certificate which gets him door Nos and Tax evaluation for individual door Nos. At this time too, BBMP officials are supposed(?) to cross check the licensed drgs and completed drgs. Many times extra area is constructed in excess of licensed area. Upto 25% of excess areas were allowed in residential construction in the Mysore Corporation with fine.
The builders wait for New regulations and interim Acts or amendments to regularize the violations in the area and setbacks. One Such amendment on the act was passed by the Cabinet last year Under AKRAMA SAKRAMA Scheme, which has become a mockery ( probably the biggest) and the builders were divided on the pros and cons, small time house owners paid the fine, now they are getting refunds from the Government. The real result is small house owners are exposed for the violations, big timers escaped (!) without disclosers, blaming the government not clear on the modality , extent of fine and recovery. The COMMISSIONERS can with hold the completion certificates if there are changes in construction, and may even order for demolition if the construction is not as per the licence and affecting the public or public amenities.
10.What happens if there is a major flaw in the design or construction? Will investors have to accept because building has been constructed or Builder will go back to their design workshop and rectify the problem? Any case study where it has happened?
This is where our buyers need to wake up. Specifications are supposed to be given in the initial agreement between the Seller and the buyer. The Licence No. and the contents are expected to be a part of the agreement. If the structural Design is not as per the one given in the Licence application, or the specs are not, the buyer can simply go to the consumer court. But if the structural design is as per the one given in the licence and it is proved faulty, probably BBMP also could be pulled to court.
11.What are the insurance policy available for Fire, Earthquake, any natural disasters or an mankind accident?
All the general insurance companies have these policies, even for your equipment theft
12.Which is the nearest Fire Station in Whitefield? Does this Fire Station have the capability to fight fire at 20th Floor?
Just Call 101
13.Does every apartment has Fire alerts? Fire Alarm, Water Sprinkler etc
The New National Building Code Part IV elaborates on these.
14.What measures should I take for Fire? May be install Fire Extinguisher. Just having Fire Extinguisher may not be sufficient, I also need to learn how to use it.
Every builder should Give a detailed demonstration of the safety facilities incorporated in the Building, from the usage of Lifts to Pumping of water to the Tank , operation of Valves, to the Operation of generators to the Inverters, change overs, MCBs. The Buyers need to keep the Documentation Library with user manuals and operating instructions, warranty Cards, at a common accessible place. The Important Telephone Nos of BESCOM, Lift Suppliers, Police Stations, Fire Stations, Ambulance, etc. ( other than just 100,101 and 102) need to be displayed.
My Comments to the post, are all probably from a most pessimistic approach to the most pessimist of the society. Cutting the corners for minor profits make the difference.
Anyways, do not hesitate to buy a flat. Let the collapse of one portion of one tower of one otherwise reputed builder not cast a shadow in our minds. Our Builders , Architects, Engineers and Contractors and of course, the authorities are not all that bad to be suspected for the genuine delivery of what we ask for.
Prem Shenoy.
Thanks Prem for visiting the site and providing detailed information. Your feedback will be very helpful for all the readers on the site.
ReplyDeleteHi
ReplyDeleteI like this post very much. It help me to solve some my work under my director’s requirements.
Apart from that, below article also is the same meaning
ISO 9001 principles
Tks again and nice keep posting
Rgs