Get the basics right

 Jagvir Goyal

As recession in the real estate sector continues, genuine buyers are finding it an opportune time to buy an apartment of their choice. Beginning mid-January, Maghi is considered one of the most auspicious months for house warming. When you are on the lookout for a suitable apartment, keep in mind the following important technical aspects:

Prefer new construction

As the buildings are always designed to meet the prevalent codal provisions, a new construction will have to fulfil the latest codal provisions otherwise its plans will not get passed. Always look for new construction, designed as per latest codes and specifications while an old construction would have met the codal provisions existing at that time only. Standard codes and specifications for earthquake-resistant design have undergone sea changes in the recent past as designers have become more aware of the problem after the earthquake in Bhuj. The codes now focus on avoiding collapse of buildings and safety of inhabitants against falling objects. The National Building Code 2016 lays greater emphasis on earthquake-resistance.

Earthquake resistance

No building can be made totally earthquake proof but earthquake-resistant buildings can definitely be constructed. It is a very important technical aspect, which is often ignored when buying a house. High-rise buildings are considered more prone to damage during earthquakes. To check this, first check the brochure provided by the company. It should promise earthquake-resistant design. Ensure that the RCC framed structure has been provided for the apartment block. Ask for a copy of structural safety certificate. This certificate provides you an assurance both from safety and legal angles. Only a building having earthquake-resistant design and adequate depth of foundations below natural ground to safely bear all vertical and lateral loads will be issued this certificate.

Stilt may be avoided

Sometimes in apartment buildings, no basement parking is designed and stilts are provided at the ground level to accommodate parking. Such buildings can be more prone to damage during earthquakes. Prefer an apartment block that has apartments or other accommodations at ground floor also.

Say no to super area

Sometimes a buyer gets a rude shock when he finds the apartment much smaller than what he had imagined. This is because he’d been promised a super area, which is an obsolete term. A super area includes a proportion of common areas and gives a false impression of the apartment area to the buyer. To avoid this, always check the carpet area, which broadly means inside floor area of the apartment. It is always better to visit the sample apartment to have an idea of the sizes and proportioning of the rooms instead of getting an idea from the plans. Reject super area and believe in carpet area.

Factor in fire safety

Here too, the latest codal provisions come to your rescue. In newer constructions, fire safety aspects will be better planned. These focus on avoiding towering infernos and ensure provision of enough escape routes, fire control measures, proper ducts for conduits and prevention of short circuits. Look for provision of sprinklers inside apartments. If provided, don’t cover these in the false ceiling though your contractor may try to convince you to hide these within the false ceiling.

Let in the sunlight

Look for an apartment where you get winter sun in some room and balcony. An apartment not getting any sun any time of the day is not good from the health point of view. If the apartment has an attached open terrace, whether common or individual, consider it a plus point.

Height of the ceiling

Look for provision of good ceiling height in the apartment. If the height of the ceiling is 10 feet or more, there will be better ventilation and the place will get less hot during summer. In no case, should the height of the ceiling be less than 9 feet.

Quality check

Check the quality of construction. In apartments, the focus is mainly on the finished look. As soon as you enter a glittering apartment, you are tempted to finalise the deal. Structural quality and safety are important. Take along an experienced qualified engineer to assess the quality of construction. Examine sanitary fittings, electric wires behind the plates, quality of anti-skid flooring in bathrooms, lines and levels, finish of vents and holes for ACs, chimney pipe, exhaust fans, etc. for assessment of workmanship and quality.

Other major aspects

A buyer should also keep in mind factors like the location of the residential complex, reputation of the builder, whether the scheme is RERA approved or not, whether the title is clear and freehold. Also see if there’s provision of facilities like the club, gym, pool and the greens, pollution-free environment, availability of maintenance, efficient security at entry gate and in each block, power backup, fast and power backed elevators, access card parking, earmarking of parking slots and overall cleanliness and maintenance of the area.

— The writer is former HoD and Engineer-in-Chief, Civil Engineering Department in a Punjab PSU