TECHNICAL AUDITS OF HIGH RISERS – Residential & Commercial Multistory Buildings
Common man investing in Residential & Commercial Multistorbeyed Buildings and Apartment Owners Associations
are starving for hiring consults conducting technical audits of all upcoming and old housing complexes on following key areas –
1- Structural audit, quality of construction, water leakage/seepage and earthquake proof claims.
2- Electrical issues – Builder do charge @Rs25k/kW, @ 5kw/flat, say 5000 kw for 100 flats, but takes bulk connection of 60% of projected load, eat away 50% of money to the tune of several crores and it is doubt if builder cater under capacity transformers, circuit breakers, substation and cabling etc.
3- Lifts are being provided @ 60000 sqft covered area/lift, whereas Indian building and lift code has clause for 30 seconds waiting time, and 30000 sqft/lift norms looks sound and acceptable to buyers.
4- FIRE fighting equipments & design are just eye wash as FIRE NOC can be obtained by bribing the lower staff who conduct on site surveys as they are not technically sound.
5 – Water quality, exiting/future water table, STP, garbage handling / management, green area harvesting, cleaning of water tanks, pest & rodent controls, fogging norms being practiced are far from satisfaction in in most of the societies.
6- Norms for small, big, open, guest parking and design of front ramp & sharp turns, ramp slope in upper/lower basements are critical problem areas.
7- Insurance of building, life of lifts, building and other equipment, security /cctv, exterior/interior paint life vis-a-vis cost, common area charges, RFID/boom barriers, total transparency & ICT tools being used for asset management, complaint mechanism, eVoting, eMOM, eMeetings, and last but most important is what shall be reconstruction cost/modus operandi after tower collapses due to earthquake or after attaining tower life are other key areas where residents are utterly confused.
Suggested point to consider
1- Get tested cc, plaster, hardware, pvc/GI piping through CBRI or some other reputed test house. Structural consultants be invited to conduct technical audit before AOA takes over from builder.
2- Builder be requested to share electrical inventory specifying capacity, model and flat wise allocated main grid & backup load. Electrical consultants be invited to conduct technical audit before AOA takes over from builder.
3- Builder be asked to share design calculation justifying number of lifts with 30 seconds waiting time as per guidelines of national building code.
Lift consultants be invited to conduct technical audit before AOA takes over from builder.
4- Builder be asked to provide fire inventory specifying make, model, life of each accessory. Fire consultants be invited to conduct technical audit before AOA takes over from builder.
5- Water, STP, green area harvesting, garbage, fogging/pest/rodent consultants be invited to conduct technical audit before AOA takes over from builder.
6- Builder be asked to justify capacity of swimming pool, club, party hall, library, green/open area allocated per sqft covered area, justify FAR, provide deed of declaration, and share residents/visitors car parking norms (width, length, height) etc. Facility consultants be invited to conduct technical audit before AOA takes over from builder.
7- RFID/ CCTV / SECURITY / ICT / INSURANCE / LAND SCAPE / SOLAR ENERGY consultants be invited to conduct technical audit before AOA takes over from builder.
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