Cost for Flats Common Facilities

[Ramakant Chauhan]

Dear Members,

            As we all are aware that maintenance work of MMT, Kaushambi is on halt due to insufficient fund. Earlier fund collected from the members has been spent by the society either in payment to the contractor M/s Shivam Projects and Infrastructure Pvt. Ltd. or in miscellaneous expenses. We may get the further fund collected and complete the work at least for common facilities/services required to make the flats habitable for the allottees in their those flats for which there is no major work remains balance for inside the flats. It will secure following things:-

1.      Flats being occupied, M/s P.N.B. Housing Finance Ltd. will be demoralize and lose their claim of possession on flats.

2.      There will be 100 (s) of eyes on the ongoing works which will help in monitoring the progress and quality of work.

3.      By occupying the flats, we will be in better position to coordinate with each other in planning for further development.

4.      Watch & ward the property.

 

We have to complete the balance work in following stages:-

1.      Completion of all works at roof level viz. water proofing of terrace, construction of parapet wall, water tank, mumpty of staircase and lift machine rooms.

2.      Completion of all outer wall of building.

3.      Completion of all outer plaster/facia of the building.

4.      Completion of all vertical pipe lines.

5.      Completion of sewerage, water supply line and storm water drain including rain water harvesting.

6.      Connection of water supply line to over head tanks and subsequently to the individual flats.

7.      Connection of sewer lines, waste water lines from individual flats to vertical pipe lines & manholes.

8.      Laying of fire hydrants and fire water supply lines and connection of the same to fire tank.

9.      Construction of under ground water storage tank for domestic use as well as fire.

10.  Construction of pump rooms to house the pumps to catter the domestic and fire requirements.

11.  Completion of balance works of stair cases and common circulation area.

12.  Supply and installation of one lift for each tower at this stage.

13.  Completion of works of basement and stilt level.

14.  Development and completion of pathway, roads, boundary wall and fencing.

15.  Painting work of outer facia and common circulation area of the building/boundary.

To catter the above common services/job fund requirement will be as under for those services which are not covered by the contract of M/s Shivam Projects and Infrastructure Pvt. Ltd. and estimated by the architect:

1.      List (4 Nos)                                                                                         : Rs. 65,00,000/-

2.      Tub well, rain water harvesting & pumping system                            : Rs.   5,00,000/-

3.      Fire fighting system                                                                            : Rs. 18,00,000/-

4.      ESS & Generator                                                                                : Rs. 40,00,000/-

5.      Security Central TV & Tel-system                                                      : Rs. 10,00,000/-

6.      Society Exp. & Arch. Fee                                                                   : Rs. 20,00,000/-

       Total cost for 1,10,731.16 Sq.ft.          : Rs. 158, 00, 000/-

Cost per Sq.ft.                       : Rs. 142.68

                                    Tentative cost for circulation area in building                        : Rs. 10.00

       152.68

    

      Say Rs. 152.70

Note: Actual cost shall be intimated after finalization of tenders for above services.

 

Thus per flat cost of common services will be as under:-

 

Sl. No.	Description	Cost as per Area of Flats (Rs.)
		1180 sqft.	1385 sqft.	1420 sqft.	1645 sqft.	1746 sqft.
1	Cost worked out as per tender (Ref: message 515) (Rate Rs. 81.90 per sqft.)	96642.00	113431.50	116298.00	134725.50	142997.40
2	Estimated for the items not covered under tender (Rate Rs. 152.70 per sqft.)	180186.00	211489.50	216834.00	251191.50	266614.20
	Total	276828.00	324921.00	333132.00	385917.00	409611.60

 

Out of above, contractor has been paid for some portion of work done. For remaining we have to pay the balance amount to the society so that society may release the balance payment to the contractor and for further execution.

            Some honorable members are flashing their message either through mails or in discussions that cost of individual flats would be Rs. 80.00 Lacs to 1.00 Crore (app.) after completion and the members will be beneficiary if they sell their flats after completions and therefore they are demanding balance cost to construct the flats at the flat rates as mentioned in demand letters sent to members. By paying the demanded amount as per demand letters one has to share the cost of the flats of other members in which more works are to be done. One may clarify that he would be agree to distribute the profit gained by him after sale of his flat to those members who would contributing the money in construction of his flat? Certainly not. Therefore, other members may also not like to share the cost of the flats of beneficiary member. We all have been cheated by the builder and it was the responsibility of the builder to complete the flats and other works. We all have to fight with the builder only and not within us to share the cost of the flats. In the matter of failure of builder, individual has to bear the cost of his own flats just to complete the work fit for occupation.

Keeping in view the above fact, it is proposed that we may construct only common facilities first by contributing the amount as mentioned above from members and balance work of their flats may be got executed individually by the allottees through the society and the agency engaged and thus we may be able to occupy our flats. The members can be assisted in computing the cost payable to contractor if they desire so.

Thanks,

 

Date: 8^th, March, 2014                                                                                (Ramakant Chauhan)

Flat No: 113, MMT

Mob: 9560197452,

9868588400

 

            

[prem parkash sethi]

Dear Members

I was very keen to attend todays meeting but due to some personal problems I am unable to attend the meeting.  I fully agree with Mr. Chauhan's view.  In case we want to take the possession of our flats we all should come forward and try to complete the project as suggested by Mr. Chauhan and it will not take more than 4-5 months.  

With best wishes and hope that in todays meeting some concrete suggestions/ decisions will be made and we will be able to achieve the target by taking the possession and shifting in our flats.

PP Sethi

Flat: 213 B

Tel: 9013568344

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From: rkchauh...@gmail.com
Date: Sat, 8 Mar 2014 16:25:17 +0530
Subject: MESSAGE No - 541 Cost for Flats Common Facilities
To: ashi...@googlegroups.com

--
OUR TARGET:
 
ACHIEVED THE TARGET TO START CONSTRUCTION. NOW FOCUS ON COMPLETION AND POSSESSION WITHIN 2013. BRING EQUITY, BY CHARGING INTEREST FROM DEFAULTERS, RATIONALIZE EC BY RETAINING AND BRINGING IN THOSE PEOPLE WHO ARE RESPONSIBLE AND WHO WORK.
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[bishan singh]

Dears All,

 

Thanks for the efforts and inputs in bringing this project to a liveable level.

However, when we have started together and struggled together, how can we leave those who have alotted their flats in the upper floors and their entire money has been used to construct and prepare the lower floors.

This is an open fact that the current construction status of the project is made from funds contributed by all. Please compare the money paid by one having a flat on first floor and another member having his flat on 9th floor. Both have paid the base price of the flats. The one at first floor is almost complete and liveable because all others have contributed. The upper floors are yet to take a shape as even basic construction is not done. In that situation, how is it justified that they have to get the remaining work done individually. The argument of 'sale price of the flat' and profit holds good for every one.

This type of individualistic approach is going to harm all the flat owners having their flats on 7th floor onwards.

When we are not sure of getting even a liveable flat as others on lower floors, how can we contribute in construction of common facilities? To let only a few owners to enjoy the benifit of the project and others being left high and dry? Is it justice? Is this the spirit of comunity / society living? Please have hearts and try to understand the plight of those who have paid as much as you have paid. They have right to get at least as much as you have. If not more, then not less also.

So, I strongly object to the suggestion that an individual will be burdened to get the remaining work done in the flats on top floors. It is a joint responsibility as we have contributed our hard earned money in the construction of the lower floors also.

With Best Regards,

B. S. Rathore

Flat No. 291

Mobile: 9868393373

 

 

From: prem parkash sethi <prem...@hotmail.com>
To: "ashi...@googlegroups.com" <ashi...@googlegroups.com>
Sent: Sunday, 9 March 2014 10:24 AM
Subject: RE: MESSAGE No - 542 Cost for Flats Common Facilities

Dear Members

I was very keen to attend todays meeting but due to some personal problems I am unable to attend the meeting.  I fully agree with Mr. Chauhan's view.  In case we want to take the possession of our flats we all should come forward and try to complete the project as suggested by Mr. Chauhan and it will not take more than 4-5 months.  

With best wishes and hope that in todays meeting some concrete suggestions/ decisions will be made and we will be able to achieve the target by taking the possession and shifting in our flats.

PP Sethi

Flat: 213 B

Tel: 9013568344

[IIFT58mba]

A simple fact is that the society had to take over the role of the builder and we all have to contribute the remaining amount which was payable to the builder (e.g those who did not pay the complete amount directly or through non lien). In addition to this any extra amount is to be equally borne by all in order to cover the cost over run.

It is childish to claim that a flat on lower floor was completed because the owner paid more money. We may have to bear huge losses as among us we have some thieves, thugs, opportunists, shrewd and dishonest people because of whom most of the people who are simple and honest have to suffer.

 

[IIFT58mba]

Everyone knows that the builder completes the flats bottoms up by pooling the money collected from flat owners from all floors. 

How would you categorise a person who has flat on lower floor and who is not willing to contribute anything in completion of the higher floor flats, (The higher floor flat owners had paid money which was used up in constructing his flat) and the person at the same time persuades people whose flats are not yet complete to contribute in the construction of common facilities so that he can live in the flat which is otherwise useless without common facilities.

[AJAY DASHORE]

Dear ALL,

 

In the proposal of  Mr Chauhan  quote “ balance work of their flats may be got executed individually by the allottees through the society and the agency engaged”  is  not acceptable and  can never  be applicable in a group housing  project.  The balance of work in top floors includes work like brick work , structure , plastering , flooring . Does he expect that the members who have paid all the installments and dues to still do the plastering , brick work of his flat individually!! The points raised by Mr Bishan Singh are pertinent and needs to be addressed. Members of top floors  in whose flat neither brick work / plastering /flooring has been done  how  can the common amenities be connected and what use the common  amenities  will be to them. Expecting the members to individually complete each flat separately  despite having paid all the  amount  due payable  is not going to work.  Before we embark on providing of common facilities, the  structural work  till flooring and plastering  of all the floors should be  completed and should be part of the scope /work plan of common facilities for which road map is being chalked out.  All the flats need to be brought to some basic equivalent level  then only drainage line, water line and lift work etc can be started. Otherwise the  towers  can never get  completed.  

Regards, 

Ajay Dashore

email: ajayda...@yahoo.co.in

[SSBindra]

Dear Ajayji

Aap to GBM  me present thee. , 

It was discussed in detail , there is no question of individual completing this remaining work, only the sequence is being realigned to allow some of the members to reside and monitor the work on behalf of FOAM. . And that too after they will be allowed to occupy the flat on the remaining payment due to them.. This is quite fair 

I hope this is as per the decision in the meeting , will appreciate if we do not create confusion 
Regards to all 

Bindra
Sent from my iPad

[Neeraj Goel]

Dear Ajay Ji

It is quite clear that we have to complete the entire work but as rightly pointed out by Bindra sir only sequence of execution of work is being changed this is to motivate members to make the payment as they will be able to  move to their house. If some members may shift their houses immediately by making entire payment due to them then there is no harm . This will pave the way for others to move as the amount recd. by the members will be used to complete the houses who are not defaulters. Further this may also motivate defaulters to make payments but it will only be accepted  with interest to be decided  by the society. Also the common work proposed to be taken up in first phase is also for all.

Neeraj Goel

[IIFT58mba]

---------- Forwarded message ----------
From: IIFT58mba <iif...@gmail.com>
Date: Mon, Jan 11, 2016 at 11:41 AM
Subject: Re: Fwd: MESSAGE No - 545 Cost for Flats Common Facilities
To: Metos India Delhi <drvin...@yahoo.co.in>
Cc: FOAM MMT <foa...@googlegroups.com>

Dear Dr. Goyal,

Greetings of the day!!

This has reference to your trailing mail, may please note the following:

1. Thanks for making this issue public (I had mailed this message only to four persons) hence please clear your own confusions regarding creation of confusion on account of sending it as FOAM denominated mail. 

Just to add it here now,Incidentally a very dedicated core group never claimed lime light or accolades for the fact that due to their incessant, silent and behind the door hard work at least we have these flats with us. This is how the very FOAM came into existence. The group is still active and we do not need to use any platform if need be we will do the restructuring again. i hope this puts to rest any iota of confusion regarding denomination of mail in your thinking space

2. 

   

Thanks for at least acknowledging that indeed we discussed the matter and it was recorded and going by that count in your own words it is like a monkey moving in opposite directions sending a confusing message to all who had been at the forefront to co-operate and take the ship forward.

Well! first the basics:

1. Those who made full payment to the builder have nothing to pay additional individually. If at all there is any additional cost to complete the Project it is a forced /contingent liability to be shared by all equally (if at all). The way additional legal cost liability was shared. The learned people amongst us know that when you start constructing a building the Project money is used to start completing it from the bottom up and it is not because the lower level flat owners had paid and the top level flat owners did not. Legally how can you justify loading the flat owners who have not got their flats completed to fork out money, when you act like a society or a builder. (Incidentally please refer to your past mails also wherein you have been able to convey to people that you can take action against them for non payment because you are a recognised society of flat owners ,implicitly conveying that you have taken over the role of builder, which is also concomitant per several court/tribunal /quasi judicial bodies hearings and orders/observations. Now what kind of wavering cluttered thinking does it convey to all when you say that society has not taken over the role of a builder. I sit a miss or a conscious statement . Please think hard before replying and I hope by now you must have realised where you stand (individually) if this is your conscious statement.) 

2. Dear Dr. Goyal I hope you were not stressed when you mentioned heart burning due to some people getting more. Please explain to me what does it mean?. I hope you are a responsible person in a formally formed body of welfare registered under societies act 1961. Correct me if I am mistaken. Having said that; the issues which you address have to have a legally assailable sanction and are not governed by whims and fancies (alone or individual). To again have a legal perspective in place please read point No. 1 above along with the past duly recorded and signed deliberations carefully.Individual heart burning is a personal matter confined to personal space what I had mentioned to you was a legal position.Kindly please be responsible when you make such statements.

3. Please confirm 100% people have paid the non lien account pending amount.

4. To take things forward we can start by bringing those flats which are incomplete to such a state that the completion of common facilities makes sense to them equally and there is no legally untenable divide. You can collect the money from all equally dividing the share amongst all and proceed further. 

5. It is anybodies choice to be in an elected body or not.

6. Giving over the Project to any builder shall again be governed by the legal framework and conventions.

Thanks and regards

Navneet

 

 

It is a bit disappointing to note the tone, tenor, understanding, the persepective and even the lack of understanding basic tenets of the legal system.

On Sun, Jan 10, 2016 at 8:26 PM, 'Metos India Delhi' via FOAMMT <foa...@googlegroups.com> wrote:

Dear Navneet ,

We have discussed the point which you have mentioned time and again . The estimates of Mr Chauhan which you have mentioned in your mail are of March 14 i.e. before the DRAT order and our  MOU with PNBHFL .

Incidentally Mr Chauhan is coordinating the present construction work and is  in full agreement with the decision of FOAM for which the current demand is made . You were away from country and many decisions have been taken by the GBM of FOAM and they are being implemented by the EC . WE have to move forward and not behave like monkey going up and down .

When we are in crises it is important to come out of the crisis rather having a heart burn thinking why some one got more than you . some sacrificing and accommodating attitude can only save us from disaster .

My appeal to you and all the members to follow the decisions taken by the GBM  and contribute so that the work is completed .

PLease remember FOAM is not acting as builder but as one of you we are trying to put up our  efforts for no extra gain or remuneration for the time we are devoting for the common cause .

If the response is not proper we will have no option but to outsource the project to some one who will spent his money and complete it and than realize it from all the members when they come to take possession of their property. That will not be at the cost at which we are trying to do as the person will not be doing it for free and we will all suffer more .

Incidentally I noticed that you have titled your personal mail id as FOAM . This will create confusion as the mail send by you may be taken as mail send by official mail id of FOAM . Pl make the change to avoid confusion .

Once again I emphasize you to cooperate and contribute as requested.

Hope you will not be adamant to force your views on majority of Flat owners. 

All the best 

Dr. V.K.Goel

Secretary 

FOAM  

send from personal mail id 

 

 
Metos House D 213 Vivek Vihar I
DELHI 110095 India
Ph +91 11 43011563, 22155942,  22156138
Fax  on demand only 
Web ;  www.metos.in 
e Mail: drg...@vsnl.com; me...@vsnl.net

On Sunday, 10 January 2016 12:18 PM, FOAM <iif...@gmail.com> wrote:

Dear Dr. Goyal,

The efforts to complete the project are highly appreciated. However the co operation can come only if there is equity. please go through the past messages in this regard which highlights the discussions finally concluding that any additional cost will be borne equally by all, since people have paid all their dues to the builder and this is an additional liability (like court case ) to be borne equally by all. Please also find the relevant minutes which captured this decision.

Please also confirm that 100% people have paid their dues for the non lien account.

Regards

Navneet 

...

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