DO’S AND DON’TS FOR SELECTION OF A RIGHT BUILDER
Selecting the right builder is a key step in the journey that leads to your dream home. One of the things that cause the most stress and strain when any Society/Landlord/Tenants start a Redevelopment process is finding a good and reliable Builder. Selecting a Builder, negotiating various terms and dealing with them and their team is one of the most stressful things is like organizing a wedding.
The first and foremost qualification of any Builder is that he should be transparent, reliable and trustworthy. Here are certain criterions to observe about a selection of a genuine Builder. Never ever select a Builder simply on the basis of his financial offers and exorbitant increase in carpet area/corpus and promises to provide amazing and astonishing amenities etc. His selection should be exclusively being based on his merit, reputation, technical capability, experience, financial status, quality of construction and successful completion of his earlier projects etc.
Whether the Builder is a member of MCHI/CREDAI: Ask your prospective builder if he is registered and a member of MCHI/ CREDAI i.e. Maharashtra Chamber of Housing Industry and Confederation of Real Estate Developers’ Association of India. Then you can check with these organizations to see if the Builder is a member in good standing. Keep in mind that there are many good Builders who choose not to affiliate themselves with any industry association. Your decision on which Builder to select should not be based on this type of credential alone.
Visit their Website – Visit their website to know whether they have good reputation and who are their clients. Ask for those references and see if you can view work they have done previously that is similar to the project you are starting. This will give you the opportunity to speak to other clients and look at the quality and durability of the work.
Visit their projects constructed/under construction: As reference, visit few projects which are completed by the Builder as also visit their projects under construction and meet the tenants/members to find how happy they were with the work carried and the builder's overall impression and reputation.
Start dates – A reputed Builder will always be busy. You should be prepared to have to wait several weeks or even a few months before your Builder is able to commence the redevelopment process. When you ask them to quote for the same, talk to them about when they might be able to start. Someone who can start immediately may not be the Builder for you.
A builder who is “cold call” – Good Builders are always in demand and always busy. They never turn up on your doorstep asking if they can undertake your redevelopment project. If a Builder knocks on your door and offers to do a job, turn them away.
Construction period – A redevelopment project may take couple of years or maximum three for completion, depending on the scale of property, after the work commences on the site. The Builder should ensure timely completion, physical possession, as committed to the Society. It shall be Builder’s responsibility to obtain Occupancy Certificate from the Municipal Authority. However, the Builder will have to pay the rent for the period until he delivers the new property after the Occupancy Certificate is received.
Experience – As within any profession, a Builder will have a certain amount of experience for their progression within the trade. This experience is what the well known and reputed Builder will draw upon when redevelopment project is undertaken and that is why it is important to hire an eminent Builder who has the type of experienced team you can rely upon.
Knowledge – A professional Builder will always do their best to ensure that they have this level of knowledge throughout every part of their work and service. This means that not only will they have the necessary technical knowledge but they will also have knowledge of other professional local tradesmen working within the area, various permits required in the construction work being undertaken on your property and the specialized building regulations which will need to be adhered to at all times during the construction work. This in-depth knowledge possessed by the professional Builder will help guarantee that your construction work will be at the right time, using the right materials for the right price. Needless to say knowledge is invaluable.
Safety – The knowledge which is possessed by a professional Builder is also a vital part of the customer having the peace of mind that the construction work has been undertaken with all safety measures at the forefront. This means that not only will the completed work on your property safely adhere to all the relevant building regulations but it will also ensure that it should add value to your home.
Quality of Construction – The Developers must ensure good quality materials and proper workmanship. Specifications as per Development Agreement should be adhered to and statutory specifications of the Local Planning Authority should be complied with. Proper technical supervision on site should be ensured through qualified and experienced technical personnel in addition to usual qualified structural engineers and architects. Also consider the building products i.e. steel, cement, sand, water that a builder uses. These brands should be with well-earned reputations for quality.
Availability – A professional Builder will probably be busy with other jobs and you may have to wait for them to fit you in. If a Builder says they can start the next day, they may not be the professional Builder you are looking for.
Plans – A professional Builder adheres to the plans and ensures that no unauthorized construction is carried out which may subject the Society for distasteful and repulsive action from the Municipal Authorities at a later date. Builders who don’t want to work from plans should be regarded with suspicion – particularly as the planning department and building regulations officers will want to ensure that the building is going up exactly as approved.
To sum up this article, we once again stress that a good Builder is expected of lot of thoughtful process of redevelopment, knowledge, experience and expertise in design, planning, construction and executing the same with passion to deliver human friendly projects. The Builder selected, should be of unshakable reputation for quality, efficiency, trust, meticulous planning, top quality amenities, superlative designs, timely completion, guaranteed possessions and handing over of property of the Society for rehabilitation of its members.
Please educate yourself and caution your friendly neighbors to be vigilant from Irregularities and illegalities in Redevelopment by the Builders, Illegal gratifications showered by Builders on corrupt members of Managing Committees, Rampant Corruption in BMC, Flagrant violation of Rules and Regulations by the Builders, how to beware of Cheat and Fraud Builders and their criminal and felonious acts.
Dilip Shah
Senior Counselor and Analyst for Redevelopment of Housing Societies and Society Laws
www.redevelopmentofhousingsocieties.com &
www.redevelopmentofhousingsociety.com
