Are we buying a Safe Home?

Buying our first home is a dream for many. We look for many properties, we look for preferred location with schools, colleges, hospitals, shopping areas etc.in a radius of 5 kilometers. We also ensure that we have the right neighbors around, our kids are safe in the area, if the premises provide a play area etc., But have we ever wondered if we are buying from a right seller? Does the building have proper permissions? Is the building safe to occupy?

What Aspects we should look into, when buying an apartment?

So, typically before buying an apartment or home, we have to look into few provisions laid down by the Government, especially with regards to safety aspects. Here are a few for our reference:

 National Building Codes by BIS:

When an apartment or a building is constructed in an urban/semi-urban area, the builder is expected to follow a few norms laid out by the National Building Codes.

The National Building Codes 2016 gives a detailed picture on the Occupant Load per 100 sqmt defining it to the depth of Residential, Commercial, Educational/Institutional, Business, Storage or Hazardous constructions. It clearly lays out the minimum space requirement for different parts of the building including habitable rooms, kitchens, bathroom, pantry, store, canopy, doorways, staircases etc., The NBC also lists very specifically on the number of exists to be provided for the building, the type of exists, the soil at the location of the construction, the height restrictions etc.,

Most of the builders seem to follow the above codes with due diligence. However, there are a few sections which are found to be ignored. We shall discuss them in the sections ahead.

Bureau of Indian Standards:

Bureau of Indian Standards lays down a few Quality Standards to be followed by the builders. BIS has set up few standards in terms of the Structural Engineering, Designs and Components being used etc., Environmental constraints to be followed, standards on maintaining existing constructions etc.,

Real Estate Regulatory Authority:

Each state in India has constituted its own Real Estate Regulatory Authority for their respective Municipal Administration and Urban Development wings to approve the residential projects. Any real estate construction project undertaken within the limits of the state shall have to be registered and approved by the respective State’s RERA to initiate the construction work.

At the ground level RERA plays a very important role in providing the necessary approvals to the builders to undertake any activity.

What is Ignored?

While all the above codes, standards are followed by the builders, there are few areas that are turned blind eye to, both by the consumers as well as builders. Here are a few pointers:

●      We tend to ignore the safety aspects like Fire Safety

Though the occupancy certificate mandates the setup of basic fire safety in a residential building, there is no manual check done on the same. The authorities are asked to issue an occupancy certificate, if the builder is able to provide a photo evidence.

●      The types of Elevators being installed

Elevators in high rise buildings are inspected only for their installation and basic setup. However, they are not checked for the expected occupancy and the load check.

●      The Type of Glass being used on the railings

While NBC, BIS specifically mention about the Safety Glass usage, no mention is made in RERA. RERA, being the Certificate Issuing Authority completely ignores to ensure if the NBC and BIS regulations are strictly followed while constructing the buildings. This typically leads to the blame game among the authorities, when a mishap occurs. NBC clearly outlines the risk levels as the building height goes up

●      Type of Electrical setup being used.

NBC clearly mentions the type of electrical equipment that should be used. And how the installation should be implemented. When there is no proper earthing done and no lightning conductors installed in High-rise buildings, the entire building is susceptible to electric short circuit.

●      The strength of the building

Building strength comes from the way the foundation has been laid. Few essential factors to be considered in this area are : type of soil before the construction started, was there a lake/water body earlier in that region etc.,

How we can bring a change?

Many builders/construction owners, focus more on the beautification of the building and premises. We as consumers also get attracted to the beauty, the premises, the location and ignore the safety aspects of the construction. RERA Act clearly states that the Residential/Commercial owners can reach out to RERA at any time within 5 years of the building handover, in case of any basic compliance issues not followed. But most of the consumers are unaware of these provisions.

As consumers, let us take the first step towards safety. Let us ask the builders for the right approvals. Let us be aware of NBC and BIS codes. We are consumers’ and it is our right!

Let us choose Safety!