Fwd: Vasudeva (C3B)'s views on this reticulated Gas connection issue

[Sutram Vasudeva Sarma]

Dear All,

 

Since a wider audience has started participating in this discussion I thought it is prudent to share my views which I had exchanged with XS-Real (see email trail below). Again it is my views ... I am not imposing on anyone. I feel we should explore all possibilities before agreeing to withdraw the Reticulated gas connection.

 

But I personally feel, XS Real cannot just backtrack after promising something in the agreement. Earlier they used to say whatever is promised in the brochure is not real ... only the development agreement and it's annexures are real.  Now they have started back tracking on the agreement contents as well.

 

The question I personally have is "What is Real about XS-Real???" --- It is too harsh a question .... but I feel it is still a valid question.

 

regards

vasudeva

Ph:9600002566

C3B

 

---------- Forwarded message ----------
From: Sutram Vasudeva Sarma <vasudev...@gmail.com>
Date: Wed, Dec 8, 2010 at 9:29 AM
Subject: Re: Important information from XS Real reg Reticulated Gas connection
To: manimala <crd.h...@xsreal.com>, Mohamed Shariff <c...@xsreal.com>, Narasimhan N <simhav...@hotmail.com>
Cc: mark...@xsreal.com

Manimala/ Jayashree/ Narasimhan

 

As I was driving to office, something struck my mind. What if there is no authority to do the certification. We all know and have identified that there is a risk in the existing system. We need to think of ways for mitigating the risk.

 

And the risk should be "As Low As Reasonably Practicable (ALARP)". This is the concept with which the Oil & Gas industry works. I come from the same industry.

 

It came to my mind as I was driving that there are LPG leak detectors available in the market at a very reasonable price and we should be installing them at all potentially leak-prone points in common areas and inside the kitchen of every apartment. If there is a gas leak, then the alarm will go off and will alert the residents/maintenance people (UDS in this case).

 

Normally, as per the history of various safety incidents --- it takes 20 - 30 minutes for the situation to be brought under control. The reason being -- first there is a panic and every one will scurry here and there and only after 15 minutes will  the correct thing strike the human mind. This process can be further automated by some automatic shut-off system --- this is the point that we need to check with IOCL and Agni-gas.

 

In fact XS-Real can ask Agni-gas to install these LPG detectors free of cost for failing to provide the certificate in writing. Or -- instead of refunding the Rs.20,000/- per unit -- this money can be well spent in installing these detectors and automatic shutoff device.

 

We have various technologies at our disposal and we need to explore these so that the insurance/legal brains of XS-Real will Okay these and the residents can heave a sigh of relief for having a better and safe system.

 

Let us discuss this option as well on Saturday. I am not communicating this to the full committee as yet --- we need to explore options.

 

Regards

Vasudeva

Ph:9600002566

On Tue, Dec 7, 2010 at 2:55 PM, Sutram Vasudeva Sarma <vasudev...@gmail.com> wrote:

Manimala and Jayashree

 

It is nothing but outrageous email from a builder who does not give any consideration to his customers. If there were so many issues involved in getting the reticulated gas --- why did you promise it in your brochure.

 

You cannot escape from your liabilities by just sending a email of this sort. You should have explained these in detail to the customers before you handed over the keys. You are playing with the lives of your customers.

 

My sincere suggestion is for you to fix this mess and address all safety concerns and not push it to the association which is not even formed. You are still responsible for this.

 

I have surrendered my existing gas connection as well --- as it was mandatory to get the reticulated gas connection.

 

Tell me, whether the existing gas connection is safe or not???

 

 

Regards

Vasudeva/ C3B

Ph:9600002566

 

On Tue, Dec 7, 2010 at 1:51 PM, manimala <crd.h...@xsreal.com> wrote:

Dear Customer,

 

Greetings from XS Real!

 

You know, as part of internal apartment specifications, we had offered and later installed LPG gas supply through Reticulated system. The reticulated LPG gas is received into the building premises after sanction of supply of gas cylinders by IOCL/HPCL, through their authorized local Distributors.

 

We had installed the piping as per the instruction manual given by the service provider, viz., M/s. Agni Gas Technologies Private Limited (‘AGTPL’). Once we complete, AGTPL issues a Test and warranty certification. Confirming the receipt of the test certification, IOCL/HPCL issues a letter to the Building Complex Association/ Developer for obtaining supply of LPG gas to the gas bank inside the premises through its distributor. This is the process of how you receive the supply of gas through reticulated system.

 

Meanwhile, we were making attempts to ensure that the LPG Reticulated system is approved by a statutory authority to confirm the safety factor associated with this type of gas supply. To our shock and surprise we had found out that there is no proper authority to guarantee the safety of this system. We were following up with Government authorized Oil company & Distributors to give an approval for the Reticulated installation including piping and commissioning. Please note these PSU gas companies had verbally agreed to provide safety certification during our process of due diligence. We sent our queries to office of IOCL but there is no written reply yet clarifying this subject.

 

To illustrate our concern, we have given below few highlights of the service provider’s claim on liability and answers to the general FAQ’s circulated by them. For your clear understanding also enclosed the entire set of documents issued by the service provider (which Association already possesses).

 

{Following extract copied from System handling contract between AGTPL & Owners’ Association and from the FAQ circulated by AGTPL, highlighting is ours)

“LPG Reticulation system installed with various pressure reducing gadgets and total piping is welded with some threaded joints and at Gas Bank certain threaded joints are used for some gadgets, hence most of the gadgets has got washers to protect leakages. Due to various reasons leakages may occur and we are not liable for such leakages.”

 

WHAT ARE COVERED UNDER WARRANTY?

1) AGTPL will undertake, replace and rectify, subject to total materials installed in the system.

2) All complaints subject to replacement of materials from Gas Bank to Kitchen will be covered under warranty from day one of Gas Bank Operations.

3) Warranty will not given for any breakages.

4) Concealed pipeline will not cover under warranty.

 

WHAT IS INDIAN OIL CORPORATION ROLE IN THIS RETICULATED SYSTEM?

IOC officials will check the installation and approve for new connection. They will ensure that all safety norms are adhered in the installation. They will check some of the kitchens and ensure that all meters are placed above platform level for visibility and safety. India Oil Corporation will not involve in the process of collection of LPG Charges through Meter. Only supply of LPG to Manifold system will be taken care through Distributor. Maintaining Gas Bank and Collection of Money , Payment for Refill booking should be taken care by Association. Association solely responsible for Gas Bank Operations.”

 

The checks and balances mentioned immediately above is followed by IOCL, but when it comes to approving of the same in writing, i.e., by certification, it is unwilling to do so. Everything is done orally. Association also will not be given any certificate by IOCL regarding maintenance of the reticulated system. The Service provider’s test & warranty certificate is not authentic. It would not hold the test of law.

 

The layout piping for the Reticulated LPG system is done by us, which is certified by the Service Provider as conforming to the relevant IS code. But the maintenance of the LPG Reticulated System in conformance with the above safety standards is the responsibility of the Association as the reticulated gas connection is issued in the name of the Owners’ Association.  For this, the Association has to engage a service provider, like AGTPL, which has competence in maintenance of Reticulated System year after year. Besides, there are other issues, like ensuring surrender of existing subsidized gas cylinders by all apartment owners, ensuring regular supply of LPG cylinders to the gas bank, proper metering and collection of LPG usage charges, etc. More importantly, we have also highlighted the safety concerns in the above paragraphs.

 

Though, the LPG Reticulated system has been properly installed and commissioned in your Building Complex, since the certification has been issued only by a private service provider and not by any proper authority, the safety concerns highlighted earlier are not totally unavoidable.  In case of any untoward incident, there will be no option for the Association for claims except other than by insuring the building premises. The traditional system of LPG gas through cylinders is relatively safer than the reticulated system, as there is less risk.

 

For the aforesaid reasons, and after careful deliberations, keeping in mind the larger interest of the customers, we hereby advise to the Association/ Transition Committee/ apartment owners that the LPG Reticulated system should be withdrawn and to take steps and complete the de-activation process within twenty one (21) days from the date of this letter. We would provide assistance, if you require, for completing the de-activation process. As part of the total apartment cost, we had charged you Rs. 20,000/- for reticulated gas supply. We have already incurred the expense of installing the gas pipes and paid the deposit for the gas bank facility. However, we would refund Rs. 20,000/- to each of the owners, after the Association/ Transition Committee/ apartment owners completes the process of deactivating the reticulated system or within twenty one (21) days from the date of this letter, whichever is earlier.

 

If the Association/ Transition Committee/ apartment owners deem/s fit to continue with the LPG Reticulated system or is/ are unable to obtain the consent of all the apartment owners owing to which the reticulated system is not deactivated within twenty one (21) days from the date of this letter, the Association/ Transition Committee/ apartment owners would be doing so, at its/ their own risk, and would be solely liable for any eventuality or untoward incident that might happen due to any mistake of any apartment owner or due to other reasons and circumstances and we shall not be held responsible there for.

 

We hope you appreciate our suggestion. We value “You” as much as your house. Do communicate to us your doubts and we will help you make an informed decision.

 

Thank You,

 

With Best Regards,

 

Jayashree Venkatraman

 

 

General Manager – Customer Relations

 

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