20 glossary
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This glossary defines 20 key terms used in the construction industry in India. Some of the terms defined include redevelopment, which means demolishing an old structure and building a new one; FSI (Floor Space Index) which is the ratio of total floor area to land area; TDR (Transfer of Development Rights) which allows extra built up area to be used or transferred; DP Plan (Development Plan) which defines land use over 20 years; CC (Commencement Certificate) and OC (Occupation Certificate) which are required to begin and complete construction; and NA Land and Tax which refer to non-agricultural land and the additional tax levied on non-agricultural activities on former agricultural land. Useful
20 glossary
- 1. Sudhir Vaidya Glossary 20) Glossary It is necessary for the Reader to get acquainted with the various Technical Terms used in Construction Industry for clear / better understanding of the subject. 1 Redevelopment: It means demolishing the old structure and constructing new structure with new dimensions & space. 2 MCGM: Municipal Corporation of Greater Mumbai. 3 Property Card: Property card contains information about a specific property in urban area and its ownership. It indicates the details of the property owner, the Survey Number, Revenue Division, Area, Assessment, Ownership etc. 4 Conveyance: It means transfer of title of ownership of any movable and immovable property from the original owner/s to the ultimate purchaser/s by executing the conveyance deed. 5 7/12th extract: 'The 7/12th extract' is an extract from the land register maintained by the revenue department of the government of Maharashtra. 7/12 extract is the true copy of the record with Talathi among form no 1 to 30 laid down by andersons revenue accounts manual, form 7 denotes the ownership of the land and form 12 stands for actual possessor of the land. The extract gives information of the survey number of the land, the name of the owner of the land and its cultivator, the area of the land, the type of cultivation - whether irrigated or rain fed, the crops planted in the last cultivating season. It also records loans extended to the land owner given by government agencies, including the purpose - such as loans or subsidies for buying seeds, pesticides or fertilizers, for which the loan was given, the loans could be given to the owner or the cultivator. It one of the documents that provide evidence of the ownership of the land it represents. The 7/12 extract is a record of a land property in a rural area, ownership of the property
- 2. Sudhir Vaidya Glossary2 and type and purpose of the land. This mainly deals with areas that are outside city limits. 7/12 extracts for the entire state of Maharashtra were made available online in 2006. 6 FSI: Floor space Index FSI in respect of plot of land denotes the square meter area which can be constructed upon the plot. FSI varies depending upon the location and user zone of the plot. It is the ratio of a building's total floor area (Gross Floor Area) to the size of the piece of land upon which it is built. As a formula: Floor area ratio = (total covered area on all floors of all buildings on a certain plot, Gross Floor Area) / (area of the plot) Thus, an FSI of 2.0 would indicate that the total floor area of a building is two times the gross area of the plot on which it is constructed, as would be found in a multiple-story building. 7 TDR: Transfer of Development rights. Transfer of Development Rights (TDR) means making available certain amount of additional built up area in lieu of the area relinquished or surrendered by the owner of the land, so that he can use extra built up area either himself or transfer it to another in need of the extra built up area for an agreed sum of money. Purpose: The process of land acquisition in urban areas for public purpose especially for road widening, parks and play grounds, schools etc., is complicated, costly and time consuming. TDR is a powerful tool that when used in the right manner works to revitalize existing city centers and neighborhoods, preserves historic landmarks, provides opportunities for low-income housing, reduces the burden on limited infrastructure capacity and encourages land use patterns that promote a better quality of urban living. 8 DP Plan: The Maharashtra Region and Town Planning Act specify that every municipal corporation must prepare a development plan to be implemented over 20 years. The last time the development plan was prepared for Mumbai was in 1981 and it was adopted only thirteen years later, in 1994 (known as DP Plan 1994-2014). Thus a new plan (2014-
- 3. Sudhir Vaidya Glossary3 2034) which is valid for 20 years will be in force till 2034. The current development plan defines land reservations - (land is set aside for a specific public purpose) amenities, transportation networks and services through a colored land - use map of the entire city. 9 DC Rules: Development Control Rules. Before submitting Building Plan, it is necessary to study the DC Rules carefully. 10 IOD: Intimation of Disapproval Intimation of disapproval is issued by MCGM after building plans are submitted giving list of permissions & NOC’s to be obtained from various authorities. IOD (meaning Intimation of Disapproval) is an essential permission given to the developer by the municipal authorities to re-develop an old building / construct the new building. The developer however cannot demolish the old building just on the basis of IOD alone. After Building Plans /Redevelopment plans are submitted to the Building Proposal Department of BMC, an IOD is issued, and under the terms and conditions of the IOD, the developer is asked to comply with many requirements and obtain various clearances like clearance from Environment Authorities, Tree Authorities, and Fire Officer etc. After these clearances are obtained, the developer is entitled to obtain a Commencement Certificate (CC). The demolition can commence legally only after obtaining CC. 11 CC - Commencement Certificate: No construction can be done without obtaining Commencement Certificate from MCGM / Municipal Authorities of the area. Commencement Certificate (CC) is issued up to plinth level and thereafter for few more floors and finally for the entire structure. MCGM Officials are supposed to visit the site for inspection & confirmation that construction is being carried out as per the sanctioned plan. I have observed that this practice of issuing CC as per construction progress is prevalent in Mumbai but generally not followed by other Municipal Authorities. 12 OC: Occupation Certificate: Premises can not be occupied without obtaining Occupation certificate from MCGM / Municipal Authorities of the area. Official Electricity connections and water supply is
- 4. Sudhir Vaidya Glossary4 connected only after issue of occupation certificate. Occupation of premises without OC is illegal. 13 Digital Survey: The plot area arrived by digital survey should be compared with plot area as per property card, conveyance deed, 7/12th extract etc. All calculations of TDR, FSI are carried out with reference to area shown by digital survey. 14 MOEF: Ministry of Environment, Forest and climate changes. In case of any construction on a large sized plot, permission of MOEF is required (Environment clearance) The Ministry of Environment, Forest and Climate Change (MoEFCC) is the nodal agency in the administrative structure of the Central Government for the planning, promotion, co-ordination and overseeing the implementation of India's environmental and forestry policies and programmes. The primary concerns of the Ministry are implementation of policies and programmes relating to conservation of the country's natural resources including its lakes and rivers, its biodiversity, forests and wildlife, ensuring the welfare of animals, and the prevention and abatement of pollution. While implementing these policies and programmes, the Ministry is guided by the principle of sustainable development and enhancement of human well-being. The broad objectives of the Ministry are: • Conservation and survey of flora, fauna, forests and wildlife • Prevention and control of pollution • Forestation and regeneration of degraded areas • Protection of the environment and • Ensuring the welfare of animals 15 STP: Sewerage Treatment Plant. Drainage output is treated in STP and then disposed off in Drainage line of the society which is connected with Drainage line installed by MCGM etc. Sewage treatment is the process of removing contaminant from domestic or household waste water by following points:
- 5. Sudhir Vaidya Glossary5 In physical separation there is removal of solids, oil & grease, Biological treatment by isolated bacteria’s to remove organic load, Filtration by sand & carbon filters followed by disinfection of bacteria, Treated water can be recycled as reused in gardening, toilet flushing, floor washing & also can be used in production by adding further treatment. Watch video on https://www.youtube.com/watch?v=gz9g5BjyLUg 16 Carpet area of the flat: This is the area of the flat which does not include the areas of walls. The agreement needs to be entered with reference to Carpet Area of the Flat, shop, commercial premises etc. 17 Built up area of the flat: This includes the area of the walls. 18 Super Built up area: Built up area + the area under common spaces such as lobby, lifts, stair case etc. 19 Plinth: The rectangular slab or block that forms the lowest part of the base of a column, statue, pedestal, or pier. 20 Builder: A Builder means a person (including Firm, Company, and LLP) who constructs the building on the plot owned by him. 21 Developer: A Developer means a person (including Firm, Company, and LLP) who constructs the building on the plot not owned by him. He enters into Development Agreement with the Plot Owner for construction. 22 PPE: Personal Protective Equipment: PPE - Typical includes hard hat, safety glasses and hearing protection, but may also include other equipment such as fall protection harness, respirators ... depending on work being performed. 23 MHADA: Maharashtra Housing and Development Authority MHADA is an apex public body constituted under MHAD ACT 1976, established in 1977
- 6. Sudhir Vaidya Glossary6 under Housing Department Government of Maharashtra. Since then, it has been engaged primarily in constructing and selling housing to low and middle income groups in urban and semi-urban areas. 24 NA Land & NA Tax: NON AGRICULTURAL LAND: Land can be called non agricultural land, if any activity in the nature of development is carried over on the land which makes land unfit for cultivation. Under section 44 of the Maharashtra Land Revenue Code 1966, before carrying out any development on the land, an eligible person has to apply to the collector for the permission to convert the use of agricultural land for any non-agricultural purpose, or to change the use of land from one non-agricultural purpose to another non-agricultural purpose. Under the Maharashtra Land Revenue Code 1966, the NA tax is imposed in the areas earlier marked as agricultural outside gaothans, where there is non-agricultural activity, and is levied over and above the property tax. 25 Index II: Index II is the extract of a sale deed or the document which is registered in respect of the property with the sub registrar of the area. After submitting index II along with prescribed form, Talathi makes entry in mutation register and on 7/12 and is certified by circle officer. When agreement is registered at Registrar’s office, Index II is generated, which clearly specifies property description, owner, builder, consideration value etc. It's an important document as it ensures the authenticity of the property purchased. 26.0 Websites of Reality Markets: 26.1 I am giving below the useful websites of Reality Market. The readers are advised to visit these websites to gain further information about current trends in reality market, amenities provided by builders, new designs of Flat layout, other facilities offered etc. This information may be useful while negotiating the Redevelopment process of your society with the Developer.
- 7. Sudhir Vaidya Glossary7 26.2 Disclaimer of Warranties and Liability: The details of these websites have been given without warranties & liabilities of any kind. 26.3 I cannot be held responsible or liable – i) as to the accuracy, correctness, reliability, timeliness, non-infringement, title, fitness for any particular purpose of the contents of these Web Sites; ii) the contents available through these Web Sites or any functions associated therewith will be uninterrupted or error-free, or that defects will be corrected or that these Web Sites and the server is and will be free of all viruses and / or other harmful elements. iii) for any damage or loss of any kind, howsoever caused as a result (direct or indirect) of the use of these Web Sites. iv) any damage or loss suffered as a result of reliance on the contents contained in or available from these Web Sites. 26.4 Useful websites: i http://www.indiaproperty.com ii https://housing.com/in iii https://www.commonfloor.com iv http://www.99acres.com v http://www.makaan.com vi http://www.magicbricks.com vii http://property.sulekha.com viii http://www.propertywala.com ix www.proptiger.com x http://www.realestateindia.com