Query on calculation of carpet area in Mumbai buildings
Shiv Kumar
The building my parents live in is going in for redevelopment. The carpet area of every flat is around 250 square feet.
Now the builder who is redeveloping the building proposes to give every flat owner a 'usable' carpet area of 250 square feet. The wording in the draft agreement is "250 carpet area inclusive of enclosed balcony". The builder refuses to drop the words "inclusive of enclosed balcony" from the agreement.
What are the implications of this? What do residents stand to lose by the addition of the words "inclusive of enclosed balcony"? Alternatively what does the builder gain by adding the above words ?
Would appreciate of a detailed reply to this question.
Shiv Kumar
Mumbai.
Gopalkrishnan iyer
| Dear Shiva kumar, Information furnished by you appear to be not enough to give you proper advice/suggestion. Is the building a CHS or is it rented/tenenated and what the members together greed with developer. Pls give your contact no. so that more information could be exchanged. Iyer GA 9892240127 --- On Sun, 13/2/11, Shiv Kumar <journ...@gmail.com> wrote: |
Bharat Gandhi
For redevelopment the builder can built double of existing carpet area in new construction. For example presume there are 20 flats each of same carpet area 250’ in your building = 5000’ present carpet area. By redeveloping, basis 1=1 T.D.R., builder can built 5000X2=10,000 CARPET area which does not include dry area which is now a day usually provided attached with kitchen for utensil washing and / or to bathroom for washing and drying cloth and flower bed area. The builder will have to buy 5000 T.D.R., at his cost, and build new construction having maximum 10,000’ carper area which excludes dry and flower bed.
Now, as per your question, builder has offer you same 250’ usable area which may includes any of above three category of amenities area which are not counted for consumption of T.D.R., hence the builder’s plan or idea seems that to give you new flat say 220 real carpet area PLUS flower bed/dry area of 30 feet = total 250’. Thus per each existing 20 flats, the builder will save 30’ T.D.R.X20 flats = 600’ T.D.R., available at the builder’s disposal to use in additional flats. Or buy only 4400’ T.D.R. But as businessmen, any builder will prefer to utilize whole 5000’ T.D.R., and sell that much size either a new flat having 600’ carpet or make other flats bigger! Whatever the builder do, the same will be at cost of existing members. It seems b y manipulating definition of usable area and exact carpet area INCLUDING DRY AREA, FLOWER BED AREA, THE BUILDER IS TRYING TO HAVE MORE PROFIT / BENEFITS.
It is highly necessary for all existing members to fully understand such legalities, know their rights etc. Have you not appointed any civil engineer to prepare report? You must do this and appoint an advocate to check terms and conditions of redevelopment agreement which the builder is trying to impose up on!
I think, I have some more news papers’ cuttings and other relevant available in office. For the society, where my family has three flats, we took more than two years to understand and finalize redevelopment agreement. I have many notes for safe guard points for members. If you wish to have any of information which may be available with me, you can contact me Monday to Friday between 3 to PM on Mumbai phone No. 6671 3838.
Wishing you and all the other members, a beneficial deal and prosperity in the new building to come!
Bharat Gandhi
Sampath K
CARPET AREA AS DEFINED IN BIS - INDIAN STANDARDS IS'' THE INSIDE AREA OF THE FLAT AFTER REMOVING ALL INTERNAL WALLS AND INSIDE PLASTER ON PERIFERAL WALLS''.
USABLE AREA HAS NO STANDARD DEFINITION !
REGARDS,
K SAMPATH
Date: Sun, 13 Feb 2011 16:19:18 +0530
From: iye...@yahoo.com
Subject: Re: [HumJanenge] Query on calculation of carpet area in Mumbai buildings
To: humja...@googlegroups.com
CC: journ...@gmail.com
UDAY PRABHU
Dear Shri Shiv Kumar-ji,
Sub: Query on calculation of carpet area in Mumbai buildings.
In order to unify and standardize the method of measurement of plinth, carpet and rent-able areas of buildings, the Method of Measurement of Works of Civil Engineering Sectional Committee, CED44 of Bureau of Indian Standards has brought out and Indian Standards, namely IS3861:1975 Method of Measurement of Plinth Carpet and Rent-able Areas of Buildings (first revision).
The standards defines various important terms like plinth areas, carpet area,
rent-able area, balcony, stair cover (mumty), loft
and porch.
It stipulates that the areas of basement, floor without cladding (stilled floor), floors including top floor, which may be partly covered, mezzanine floor, and garage shall be measured separately.
For measurement of plinth area of the above categories, the various areas required to be included and those not to be included in the plinth area are clearly mentioned.
From the plinth areas as worked out above, the carpet areas if obtained by deducting the area of wall in accordance with the method given in the standard, which details the wall areas to e include and excluded.
The carpet area so obtained shall exclude the areas of portions like veranda, corridor and passage, entrance hall and porch staircase and stair-cover (mumty), shaft and machine room for lift, bathroom and lavatory, kitchen and pantry, store, canteen, air-conditioning duct and plant room and shaft for sanitary piping in accordance with the provisions of the standard.
Apart from plinth and carpet areas, the standard also gives the method of
measurement of rent-able areas for residential and non-residential buildings by
adding certain areas to the carpet area. It clearly mentions the areas to be
included and excluded while working out the rent-able areas.
It is largely felt that the architects, engineers, government detects,
engineers government departments, contractors,
builders, developers and
promoters and all other concerned should adopt/implement this Indian Standard
for uniform implementation of the standard method of measurement of areas of
buildings, especially in the interest of common consumer.
Believe this will further assist you in your endeavors,
Yours faithfully,
UM PRABHU-093 222 666 17
=====================
ALLRISK SURVEYORS.,
104, Apollo Complex,
RK Singh Marg, Andheri[E],
Mumbai 400 069
SHASHI KUMAR.A.R.
i agree with the technical opinion provided by Mr. UM PRABHU , Who is expert in CIVIL ENGG. Field , The above Indian standards is used while caluculating plinth areas and carpet when cost of construction is calculated for income tax purpose , The above procedure and code is used by various governements organisations like CPWD ,INCOME TAX DEPT. Etc , But Builders , developers will not follow above codes , I have worked in civil engineering field for more than 20 years field , No builder will provide break up for area calculation , While calculating the super built up area of the flat so many hidden areas are added , The government has not fixed exact defnition for super built up area of the flat , What is the procedure to be adopted to caluculate super built up area , each builder will use his own method , There is no standard of practice to caluculate super builtup area of the flat , Hence the builders will charge more for less area sold , I worked in mumbai and bangalore but i never seen no builder has given breakup of areas