Ready reckoner

Jagvir Goyal

Buying a built up and ready -to-move-in apartment or flat in a builder’s residential complex is much easier and safer than buying an independent house. A lot of builders are into redeveloping/reconstructing old houses/bungalows and selling multi-floor apartments. It is, however, essential to carry a few checks before buying a ready built house from a builder:

Always check the builder’s reputation

In case you are interested in buying a reconstructed property, the first and foremost task is to check the builder’s reputation. A little patience and search will soon reveal the details of other independent houses built by that particular builder. Visit those houses, talk to the owners and find out if they are facing any problems in the house. Check the condition of the house and, especially look for any types of cracks or damp patches. Prefer to visit a house that had been built by that builder a few years back. Find out from the owner if he had to undertake any repair works after buying the house. 

On a sound foundation

Often, there is a tendency among builders to build shallow foundations as the depth of foundations is not visible. The effect of gradual settlement in foundations also becomes evident after a few years when the deal has already been completed and the buyer starts living in the house. It is extremely important to rest foundations on natural as well as firm ground instead of filled up ground. Check the foundation drawing available with the builder or his architect, and the level of natural ground in the area. If you get suspicious about the depth and stability of the foundations, simply ignore the deal and look for a house elsewhere.

Structural design

Next comes the structural safety of the house. All structural components should be designed by a structural engineer and their drawings should be available with the builder. The drawings can be got verified by the buyer independently from another engineer, if required. 

Contractors often commit two errors. They don’t provide enough bearing to rest the RCC slab on the existing common wall by cutting a 4.5 inch deep chase in it. Less bearing leads to cracks in the RCC slab as it doesn’t get proper support. Second error is to provide RB (reinforced brick) slab instead of the RCC slab. Such slabs lead to efflorescence (shora), dampness and corrosion of steel. 

Provision of services

Check that the builder has secured water supply, sewerage and electricity connections for the house. He should have provided a water meter on the water-supply main inlet line, connected sewerage of the house to the main sewage line and secured permanent electricity connection for the house, which may be transferred in your name after your purchase the house. Also ensure that the actual power load of the house is within the power load that got sanctioned from the electricity deptt.

Mandatory systems

In urban areas, some other provisions in the houses have been made mandatory by the government authorities concerned. The most common among these  is the provision of rainwater-harvesting system. Ensure that the builder has provided this system actually. In addition, another mandatory provision in some cities is a solar power system.  Another provision of segregating solid wastes into organic and plastic/paper etc may also soon become mandatory.      

Proper fittings

The buyer shoud also check other specifications like the provision of modular kitchen, spacious wardrobes, quality of wood used for doors and windows, provision of toughened glass in windows, the quality of water supply and sanitary fittings, provision of MCBs and earthing, quality of stone or tiles or laminates used for flooring, quality of paint and polish etc. 

The cost factor

A cost analysis should also be carried out by the buyer. Information regarding the prevailing cost of plot can be gathered easily from  local property dealers. The total covered area of the house can be known from the builder and the present construction cost can be easily known from the architects or engineers in accordance with the materials used in the house. Adding these two costs and builder’s profit to it will give an idea of the cost of the built up house.

Defect liability period

In case you are striking a deal to buy the house, make the builder agree for a six- month or one-year defect liability period. If the builder agrees, you may secure the phone numbers of the plumber, carpenter, electrician who have carried out their respective jobs in the construction of the house. These workers can easily figure out and tackle any problem faced during the initial period of occupation of the house.

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

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Adherence to bylaws

Ensure that the builder has followed the local bylaws in building the house. Often, the builders commit errors on three fronts: 

1. leaving lesser than prescribed open space in the front and back of the house

2. exceeding the maximum limit of window projections

3. building a toilet or store in the back courtyard.

Avoid buying a house where such violations exist,  as the local authorities may keep troubling you forever for these.