FUNGIBLE FSI AND CESSED BUILDINGS IN MUMBAI

On account of introduction of Fungible FSI and various amendments to the Section 33 (7) of Development Control Rules, 1991 (DCR), the many growing families residing in old and dilapidated tenanted buildings falling under Cess Buildings Category in Mumbai and who are planning to go in for redevelopment will now have their houses with more Carpet Area.

The Government of Maharashtra had amended the Development Control Rules to enable the tenants to get minimum 300 sq. ft. and maximum 753.50 sq. ft. Carpet Area flats post-redevelopment. This means, a resident member invariably, is entitled to get a minimum of 300 sq. ft. the existing Carpet Area and if the existing Carpet Area occupied is more than 753 sq. ft. Carpet Area, the tenant is entitled to get maximum of 753 sq. ft. Carpet Area only.

As per the modified Development Control Rules, the tenants will also be able to get further additional area up to 35% as Fungible FSI applicable to all sizes of flats i.e. on minimum of Carpet Area of 300 sq.ft, an additional area up to 105 sq.ft aggregating a minimum of 405 sq.ft Carpet Area and an additional area up to 264 sq.ft aggregating a maximum of 1017 sq.ft Carpet Area in lieu of their tenements after redevelopment.

As declared earlier under the amended DCR Rules, each tenant of redeveloped building is also entitled to get a Corpus Fund with a minimum amount of Rs. 1 Lakh towards the anticipated increase of Maintenance and Repairs Charges for ten years.

No premium will be charged for fungible FSI on rehab area of the Flat. However, on the free sale area of the Redeveloper, the same would be available at 60% Premium for Residential, 80% for Industrial and 100% for Commercial at the Ready Recknor Rates.

The Fungible FSI can be used for making Flower-Bed, Dry Balcony, Nitch Area or Voids; else it can be used for constructing bigger habitable areas. While redeveloping the cessed buildings in Suburbs, the Fungible FSI on the FSI already consumed in the existing buildings will be available free of premium.

The Jackpot under this amendment will bring benefit to more than 16,000 families, a majority of lower middle class who live in hazardously wrecked structures mostly in Southern areas of Mumbai.

For the Redevelopment or Reconstruction of Old Cessed Buildings, the Government of Maharashtra has already approved a Floor Space Index (FSI) of 3 as against the earlier 2.5 over the existing Plot Area of the Property and for those buildings where incentives are allowed for redevelopment, if that FSI is higher than 3 as against the earlier 2.5, the higher FSI would be applicable.

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Standard Amenities from Builders in Redevelopment

List of amenities: Some Builders or Developers offer or promise list of amenities for apartment you are buying such as playground, lift, swimming pool etc. After completion of construction, buyers or investors find that Builder has not provided all amenities as per promised or agreed. Check your agreement to see the list of amenities and make sure each one is provided as per specification.

Structure: The structure would be designed as Multi Frame Structure of RRC with provisions of Earth Quake resistance features.

Elevation and Planning: Exquisitely designed elevation features may be provided along with careful and detailed planning with plenty of light and ventilation in each rooms and minimum wastage space with proper co-ordination of all rooms. The building may be provided with sand faced plaster on the external face water proofing plaster and chicken mesh should be used as required.

Entrance Lobby: The entrance lobby may be elegantly designed with Granite tile and POP false ceiling.

Doors: All the doors should be provided with Marine Flush Doors and CP frame with cover mouldings. The main door must be provided with good quality night latch, safety chain, tower blot and attractive handle. Internal doors may be provided by cylindrical mortise type locks.

Windows: All the windows of rooms and toilets should be provided with marbles frames with designed mouldings. Heavy section powered aluminum sliding windows with 5 mm tinted glass may be provided with imported bearings and fittings.

Plaster of Paris: Beautifully designed cornice has to be provided in living room. Walls of all the rooms to be finished with POP panning and grooves to be provided on top of the skirting.

Check switches and plug-points: Make sure that all the sockets, plugs, bulb holder are connected to mail supply. Also check if main fuse in the house is controlling complete current supply. If you have an inverter, ensure the supply shift to the inverter if the main switch is switched off. Check if all switches and plug-points are working. Check if the extra electrical sockets/switches you had asked for are provided as per requirement.

Electric work: All the electric wiring work must be done as per the norms of Reliance Energy using 1/18, 3/20, and 7/20 flexible wires with use of MCB and ELCB for safety of the flat owners. Latest available switches of reputed company must be provided. Extensive electric layout comprising of the following points to be provided:
Spot Lights (living room and bed room), Tube lights, Fans, A.C. (living room and bed room), Geysers, Exhaust fans, Aqua guard, Mixers, Washing machine, T.V. cable, Refrigerator and Gas pipe line (if available).

Plumbing: All the plumbing pipes, fixtures and fittings should be strictly as per IS Norms. CP plumbing fixtures (ESS ESS or JAGUAR) should be provided in all toilets with matching sanitary ware of reputed company. Plumbing points should comprise of wall mixtures, showers, taps, washing machines and aqua guard.

Flooring and Tiling: Marble or granite or granite flooring should be provided with matching skirting of 3”. Toilets should have full dado height of coloured glaze tiles of reputed company of Indian or imported make with designer borders and motifs.

Kitchen: Granite kitchen platform comprising of cooking and serving platforms may be provided with moulded facia patti and vertical sides. Stainless steel sink has to be provided.

Color: The entire flat should be painted with Synthetic enamel paint including doors and ceilings. The external walls of the buildings must be painted with good quality cement paint.

Lift: Lift of OTIS/Johnson make may be provided with all the safety features.

Terrace: The terrace should be finished with china chips and high parapet wall with corner lights and water points.

Compound wall and gates: New compound wall should be constructed with proper design and sufficient electric points. M.S. main gate should be provided for safety.

Paving: The entire compound wall should be paved with concrete and finished with heavy duty checkered tiles.

Wall Painting: Wall painting need to be checked before taking possession of home or flat from the Builder or Developer. Some Builders or Developers provide single coat wall painting in some rooms instead of double coat. Check if all walls have double coat. Exterior painting should be complete along with window and balcony grills.

Cracks on the wall: Look for cracks in the foundation, ceilings and walls, which indicate movement of the structure caused by settling, soil expansion. Check for cracks on the walls, especially between electrical sockets.

Drainage outlets: This one of important thing you need to check before taking the possession of flat or home. Clogged outlets are a menace if not done before you move in. Water collects in bathrooms, kitchen and balconies and creates a mess. Check if all Drainage outlets such as balcony, bathroom, kitchen, utility, etc. are working and not clogged.

Check for Leakages: Check for all bathroom fittings are as per specification. Check the working of taps and bathroom fittings. Ensure there is no leakage when opening or switch on taps. Make sure granite platform in kitchen is not leaking. Pour bucket of water on granite platform and observe for any leakage below it. Check hot and cold mixer. Also check for water flow from kitchen, bedrooms, and hall. Slope should be towards bathrooms or terrace. Make sure water is completely draining out and not accumulating at one place. Observe if any leakages are seen in your bathroom. These leakages can cause major headaches later.

Measure size of room: Some Builder or Developer divert from sanction planned resulting reduction in size of room and bathroom. Ensure that all rooms are provided enough space by Measure hall, kitchen, bathroom and bedroom sizes.

Safety measures: Ensure that your building is constructed according to safety rules provided by fire department and National building code. Check if your gas leak detector is working by burning a piece of paper and allowing the smoke to fill the kitchen.

Possession letter: If your building or apartment is provided with all amenities, size of rooms as per approved and you have checked all things in your apartment, it is time for taking possession of your flat or home. While taking possession of flat or home, ensure that you have receive all documents from the Builder. Possession letter, Blue print, No Objection Certificate, Development agreement, power of attorney, Commencement Certificate, Search Report of the Builder’s Advocate, Receipts of payments made to the Builder, Letter of allotment etc are some of important documents required from Builder or Developer during possession of apartment.

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