Tuesday 31 May 2016

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.


Windows nowadays perform multifashion 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.

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Monday 30 May 2016

Safeguards for Property Buyers

Safeguards  for Property  Buyers


  Safeguards  for  Property  Buyers



Everyone dreams to own some shelter of his/her own during his/her life time.  But, unless the property purchaser adopts safeguards while finalizing the deal with the vendor, he/she is most likely to land in uncalled for litigation, loss of time and money. For peaceful possession and enjoyment of the property by the purchaser, the property  should have clear marketable title free from encumbrances preferably with vacant possession.

To know whether the property is free from litigation and the vendor has a clear and marketable title of the property, it is necessary to examine  the title deeds of the property very scrupulously. Ownership of the vendor can be traced from the title deeds and revenue records. Mere tracing of the title on the basis of the records available would not suffice.  Examination of the genuineness of the records, identification of the property, verifying of all the original documents with the records of the  concerned Governmental authorities, issuing notification in newspaper and physical possession of the title of the property are some of the important functions required to be performed  while scrutinizing the property documents.


The first and foremost exercise the purchaser or his advocate has to undertake before entering into any agreement with the vendor is to scrutinize the title deeds of the property under consideration. Since it  is the duty and responsibility of the purchaser's advocate to safeguard the interest of his client, he shall have to minutely scrutinize the title deeds of the property to ascertain the marketable title and genuineness of the documents. While so doing, the advocate shall examine the risk involved in the transaction and guide his client suitably.


Tracing of the  origin of the property is a very important step in the scrutiny of property documents. Origin of the property is also called “Root of Title”. It  is the safest way to determine the origin of the property and trace its marketable title. It is necessary to examine the title of the property for a minimum period of 42 years.  In cases of adverse possession against individuals or conflicting claims, other than mortgage, documents covering a minimum period of more than 12 years is necessarily to be checked.  As regards the period of limitation against the Government, documents covering a minimum period of 30 years must be checked.  If a person is enjoying the property for more than 30 years, he will get title by adverse possession against the Government under the Limitation Act, 1963. As per Section 90 of the Indian Evidence Act 1872, the document executed 30 years before is presumed to be valid.  These are all the general principles. However, the number years referred to above  would vary  depending upon the documents made available for scrutiny.


After ascertaining the origin of the property, there should be a methodical examination of subsequent events of transfer and other  transactions relating to the property in a sequential order. Here, the purchaser's advocate has to very carefully look into all aspects from  legal angle as to how the property was transferred from the previous owners till it reached the hands of the  present owner. The transfer may be by possession, inheritance, settlement, will, sale, mortgage, release, gift etc. The advocate has to carefully examine these deeds and other supporting documents like revenue  and other property records to get a clear picture as to the  valid marketable title of the vendor. Verification of identity of the parties and their family connections, ascertainment of existence of any court litigations / proceedings pending before any court of law or  other legal forums or authorities including revenue authorities in respect of the property under consideration is also necessary.


All the statutory clearance required for an effective transfer of the property in favour of the purchaser must be obtained before executing the Deed of Conveyance. The purchaser must be apprised of  the need of obtaining statutory clearances from various authorities like revenue, land reforms, income tax, etc.,  for an effective transfer of the property in his favour.


Present status of the property is the most important aspect to be looked into before purchasing  the property.  The advocate who has experience in property documentation can easily find out as to whether the present owner has valid and marketable title over the property or not. For this purpose he shall examine the  title deeds and other supporting documents available with the vendor. At the same time, the advocate shall also find out  as to the existence of the legal heirs of the vendor.  If there exists legal heirs and  if they are major in age, the advocate  shall   ensure the legal heirs  presence while executing the Deed of Conve- yance. If they are minors, the vendor has to get the permission from the court before executing the Deed of Conveyance.

In some cases the vendor may conceal the fact of existence of legal heirs. In such cases, the advocate must ask the vendor to produce either the succession certificate or the family genealogical tree issued by the revenue authority. If necessary he must see the family ration card for practical  clarification.

The advocate must find out in whose name the Khatha stands, whether the khathedar possesses up-to-date tax paid receipt in his name and up-to-date Encumbrance Certificate to establish his right, title and interest in the property. The advocate has to check the Encumbrance Certificate covering a relevant period, generally from  12 years upto 43 years to ascertain whether any charge is created on the property and the type of charge, and whether such an encumbrance is presently subsisting or not. Municipal and other revenue authorities too maintain records from which it could be ascertained as to who is presently  in possession of the property according to their records, what is the amount of tax payable on the property and upto what period tax has been paid.


After thoroughly scrutinizing the property documents, the purchaser or his advocate has to cross  check  all documents furnished by the vendor with the records of the concerned departments  to ensure that the documents produced by the vendor  are genuine; that they are originated from the concerned departments and that they are not fake. In addition, the advocate has to find out from the department whether there is any notification or proceedings against the property or the present owner. In the case of buildings, it must be ensured that demolition notice  has not been served  on the vendor.


The identity of the property is to be carried out by visiting the spot. The measurement of land mentioned in the documents must tally with actual physical measurement. It must also be ensured that there exists no encroachment of the property. In case there exists encroachment, the measurement of the available land must be recorded and this must be mentioned in the Deed of Conveyance. The boundaries as shown in the schedule of the property must be physically verified on the spot. Also, the purchaser may make enquiries tactfully with the adjacent property owners about the ownership of the property he is proposing to buy.

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Sunday 29 May 2016

BUILDING HUMANE INTEGRATED HOMES

BUILDING HUMANE  INTEGRATED HOMES


BUILDING HUMANE INTEGRATED HOMES


Homes we build for ourselves to stay and live on become the everlasting part of our existence. During their construction process if enough attention is paid to some fundamental issues of how we relate to the spaces that we live in, we can end up with putting into shape of humanizing living space.

Usually this aspect is never looked into. A building is normally designed based on two fundamental design parameters such as form and function. Form means the way the building looks. Function is the overall utility aspects of it. A judicious blend of fundamental principles of architecture and building design results in the creation of an humane and integrated Home.

For example in a remote village in Kerala we witness Puthupparambil which is a traditional nalukettu, that means a courtyard house, the building, its complementary structures, inner and outer spaces make an interesting study, and overall making one really feel at home, there.  The rooms in the house are very compact. The walls painted with lime are white in colour. The ceiling and doors, done in jack wood, are just high enough for people to walk below. The central open-to-sky courtyard is only ten by ten feet in size. It brings in a lot of light, air and even rain inside the house. There is a thookukattil, a hanging cot, in the open living area adjoining the courtyard. The hanging cot is used by the visitors who can sit on it, gently swing it back and forth and think of things past and future. This structure is endearingly different because the entire structure exudes an humanizing atmosphere.

Among the two fundamental design parameters the form, in turn, is determined by other variables like Scale, Climate etc., and complimented with other factors such as technology, materials, colour etc.,

When the aspect of humanizing has to be effectuated, the first step will be to bring the functionality of the house down to the minimum possible level. Minimalisation was one of the golden rules followed by the master designers of yester years.   Minimalisation is discarding all that is avoidable.

The second rule is to choose the right form for the house. One of the parameters that decides the form is scale. Scale can be defined as the dimensional relationship of human body with the space and objects it come in contact with. It is a conceptual tool that architects and designers use when they design buildings and other forms of built spaces.

Scale undoubtedly plays an important role in rendering character to a space. Exactly due to this reason, the living room inside a house begins to look like a hotel lobby and bed room a dormitory, if the scale is wrong. The bigger the scale is, the more intimidating and less intimate the house and its interior spaces will be. In other words, a house becomes more humane when you scale the spaces down from big to the optimum level.

Climate has always played a dominant role in determining the physical form of the dwellings. The life in a typical village in our country presents a classic example. The house a villager lives in, forms just a part of the environment that he uses for his daily life.  Apart from the house, the property that he dwells in, will usually have a well, a cowshed, a front, side and rear yard. The front yard will have platforms constructed below the trees for entertaining guests. The side and rear yard will be used for growing vegetables, drying grains and washing dishes.

Thus the house gets integrated with its surroundings completely. In totality, the whole property on which the house sits becomes the house.   This is one of basic concepts of a true habitat.  A habitat should be the most humanized form of a house.

India is blessed with a tropical climate and we can exploit those benefits. Hence, it is paramount to adopt a planning style commonly known as 'open architecture'. The buildings have to be planned in such a fashion that the rooms become airy and well lit. They could be integrated with internal courtyards and gardens and external open spaces as well.  This, in turn, will help to reduce the energy consumption by artificial air-conditioning and lighting systems.  This is all the more important in today's context because our Nation is facing an energy crisis.

Other than the planning principles that one uses in the buildings, the materials that are used for construction also play an important role in humanising our houses. The more we try and reduce the use of heat retaining materials such as concrete and glass and switch over to natural materials such as bricks, wood and terracotta the more humane we can make our houses.   Actually the locally available materials are cheaper than other imported glass and aluminium from foreign countries.

To the maximum extent possible, we should try to humanize the spaces that we live in. When that humanizing process is complete, our habitat helps us to integrate ourselves mentally and physically with our surroundings in a better way.

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Wednesday 25 May 2016

Property redevelopment


 Property redevelopment


Who will not jump at a deal in which the Builder offers Residents of old buildings a good amount to get a refurbished flat with additional space?

This is what has been happening recently. Not only does the flat Seller receive the cash but, he gets a monthly rent for his temporary accommodation also. When the new property is prepared he gets a refurbished, newly built flat in place of his old done.

This is done by Builders for the purpose of redeveloping the property and adding extra floors to a certain building. By selling the extra flats they earn revenue.

Depending on whether the Resident is requested to move temporarily or permanently the Builder will pay the money to the present Residents. For a temporary shift the Builder will give money for the other accommodation till reconstruction is complete. Builders sometimes also give post-dated cheques. These should be accepted only if the money paid in advance is enough for atleast 18 months of the rent. One should calculate, if the sum given would be adequate till they come into the refurbished home.

If they are vacating the flat permanently they would get a larger sum of money from the Builder depending on how your property has been evaluated. They should ensure that the amount is enough for them to buy another flat after subtracting tax payable. One should request a Bank guarantee in order to prevent them being defrauded. The Builder deposits this amount with the Bank that would be given to a Resident, if the Builder does not finish the project within the time promised. However, a Builder cannot redevelop a building or a society if 100% of the families residing therein do not agree for it.

Before one ultimately gives the keys of their home to any Builder they should ensure that their needs for the future are taken care of. They should know the way of entering into a redevelopment contract keeping in mind their needs. In these deals the Resident has to decide the terms and conditions. Therefore, the flat Owners or a Housing Society, need the services of a Professional Lawyer and Architect to guide them. The Lawyer would make sure that the present and future legal issues are tackled effectively. He helps to formulate the documents according to the Law.

Before one gives the project to any Builder they should examine his track record, their Architect may be able to help you know if the chosen Builder has finished his previous projects within the time promised in the contract.

An Architect will assist them in knowing the worth of the property upon its valuation. This is a significant factor in deciding the amount offered by the Builder. In the later reconstruction time the Architect would be a watchdog to make sure that sub-standard materials are not used by the Builder for construction.

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Tuesday 24 May 2016

EARTHQUAKE RESISTANT BUILDING

EARTHQUAKE RESISTANT BUILDING

 EARTHQUAKE RESISTANT BUILDING


Flaws in the construction of high-rise buildings in many important cities in this country have made the people vulnerable to the serious dangers involved at times of earthquakes. It is high time, that this fact was grasped by the Public. During the last two years there have been several conferences and workshops on the topic of reducing risk from earthquakes. People from the Scientific and Engineering Community are interacting on issues related to earthquakes.

There is unanimous agreement among the engineering fraternity in pinpointing the category of buildings which are mainly at risk among all the buildings in India. It happens to be the buildings on stilts. It happens to be buildings which have an open ground floor area that is often used as a car park.

It is a fact that most of the buildings on stilts would fall should there be a big earthquake whether in seismic zones 3, 4 or 5. Almost 60 percent of the Indian landmass belongs to these 3 zones with the greatest danger being in zone 5. There are four zones and zone 2 is the least dangerous. Zones 3, 4 and 5 include most of our important cities of Mumbai, Delhi, Hyderabad, Pune, Chandigarh and Kolkata.

Adding to the problem, it is a fact that the buildings on stilts are all multi-storied. This makes the rate of casualty even higher than a low-rise building. If the Government is conscious of this grave problem what is it doing regarding this?

It seems that such a problematic issue is easier to sweep under the carpet. Even though the people in authority are aware of the situation it just seems to get bigger with more unsafe buildings being added in the cities.

However, it can be resolved, if faced in a methodical and timely way. Awareness must be awakened among the masses that all buildings on stilts are to be counted as unsafe till a safety certificate is given by a structural Consultant. The majority of Indian cities have multi-storied buildings constructed on 9mto 12 inch (22.5 cm to 30 cm) thick columns and this is very inadequate even for zone 3. If there is a major quake these structures are bound to collapse and crash.

The Owners or Occupants should have a structural check done for their building in order to pinpoint those that need to be upgraded by a structural retrofit. For this, the giant task India possesses thousands of structural Engineers who can be of Assistance. Small cells of individual consultants working on a building each would be very successful in a public-private partnership representation.

The majority of buildings in Indian cities and particularly those on stilts are deficient in stiffness. If any building is known to be lacking in stiffness, it can easily be compensated by using concrete jacketing or additional columns. One has to take care and check whether that jacketing is done right down to the foundation. It must meet the criterion of minimum stiffness. But, it should not be made too stiff as that it will draw greater forces from earthquakes and be harmful.

A retrofit tactic can be recommended by the Engineer on the basis of computer analysis which can be communicated to the building Owners to be implemented. After this process, the Owners should be burdened with the responsibility of keeping the building the safe. The Government may think of giving an incentive in tax for the money used on retrofit of residential buildings.

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Monday 23 May 2016

Garden


 Garden


A well organised balcony reflects the exquisiteness of a house and draws the attention of Visitors. Adding greenery effect to balcony highlights the beauty of the house and the feeling of residing in natures nest. The essential factors to transform one’s balcony into a garden effect are quality soil mixing, usage of water and selection of container.


Quality soil mixing keeps plants greener and healthier. Mixing should be heavy enough to hold moisture, but light enough to drain well. Adding essential ingredients will differ according to the nature of the plant and quality of the soil. To conserve moisture, one can also add a water absorbing polymer to the soil mix. Polymers hold up to 200 times their weight in water. Moreover, it is important to add water to the granules prior to mixing them into the soil. Otherwise, the expanding granules will push the plants right out of the pot. Each time they water, a little of the slow release nutrients are dissolved and released into the soil for uptake by the plants. It should be watered accordingly to the requirements of the plants and the storage capacity of the container.


Selection of a container to one’s balcony is important, make sure containers are less space occupying, easy to handle and safer to use.

Hanging baskets give an impression of growing plants in the ceiling. It saves the space occupied on the floor. In addition, it suits perfectly for a smaller balcony. Make sure that volume is properly balanced between the weight of ceiling and pots. Moreover, the weight of the pot increases when they pour water, so do not hang heavy baskets.

Wooden containers are available in all types of shapes that suit the mode of their balcony. This form of container gives an effect of the garden’s exquisiteness.  Besides, this wooden container is weightless and safer too.

Clay containers are here for decades. The shapes are attractive and convenient enough to use.  They occupy little amount of space and more over they are light and easy to shift from one place to the other.

Plastic containers are effective in water storage; it keeps sufficient water for the plants to absorb. They can last for longer period and are easy to use.

To limelight the plants, ensure that the balcony has some good lighting. A couple of brass or stone statues or sculptures will add to the attractiveness of this space.

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Sunday 22 May 2016

Insurance cover for home loans


  Insurance cover for home loans

If one is anxious about the repayment of their home loan in case of something unfortunate happening to them before the loan is paid, or if they are worrying that their family will be made liable for repayment if they pass away, they can now rest their anxious mind, as there is a way. Those Borrowers, who have taken large loans, can get home loan insurance cover for just a small monthly premium so that the outstanding loan gets repaid in case the borrower passes away during the loan term.

Those Borrowers, who have sufficient alternate sources of income, other investments or savings to help them in a time of crisis, cannot avail of this insurance cover. This cover is only meant for those who do not possess any other source of money. Availing of this insurance cover will give them insurance and freedom from anxiety by paying a small premium.

Certain lenders offer free home loan cover while some have tie-up with a life Insurance Company. Negotiated group rates are usually offered by such plans. If the premium amount is put together with the EMI, it is simpler to make repayments. Should the Borrower make up his mind to make a one-time payment for the insurance cover, that amount and EMIs will be calculated on the total sum.

The premium for the cover depends on four things-loan amount, tenure, age and health of the borrower. If the amount is high the premium will be higher, and if the tenure of the loan is long the premium will be on the higher side. Borrowers, who are younger, will have to pay lower premiums, while those who are older will have to pay higher ones. Those, who have ailments like a heart disease or blood pressure, will have to pay more premium than those who are in good health.

Some Borrowers, prepay their loan ahead of the tenure for example in eight years approximately. If they have paid the insurance premium for the whole tenure of the loan, they may get a refund. They should find out whether the Company will give them a refund on the excess amount that they have paid.

Banks that insure home loans now offer exclusive home insurance plans with many benefits. If it is a joint loan one will have to take out two policies in the names of the Joint Applicants and amount for the premium would be double. If any one of the Applicant dies, the Insurance Company would take over the loan.
If one pays the life insurance premium they are entitled for deduction according to Section 80C. When the premium is clubbed with their Equated Monthly Installments (EMI) payments the principal payments will still get a deduction under Section 80C and the interest payments will get a deduction under Section 24. A Borrower’s taxable income can be brought down by that amount.

This loan cover policy is only a risk cover. It provides a lump sum on the Borrowers’ death during the loan tenure. This will be a decreasing percentage of the initial sum assured and will get less with the passage of time. As it is only a risk cover plan, paid if he/she survives up to the end of the term of the policy.

Therefore, considering all these provisions it is good to avail of this exigencies which may occur and they may have no control. It will give a much-needed security to their family as well.

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