ENLIVEN YOUR FOYER

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Foyer should not be treated as a sterile room meant just for dumping stuff like umbrellas and shoes and receiving salesmen and tradesmen. Make this place, a place ofwarrnth and comfort,so that it can be used for a chat with friends when the living room is already occupied by another set of visitors or guests. Foyer should give the feeling of the design scheme of the house and should be dramatic, utilitarian and welcoming. It should occupy just about one fourth of the living room space. A7 feet by 10 feet space can make for an ideal foyer. Even linear spaces do well as foyers, provided the ceiling is low. The ceiling height may be artificially reduced to about seven feet and use the hidden ceiling space as a hidden storage area.

In foyer, because of space constraints, furniture happens to be the most important decorating tool. The basic furniture you need here are the shoe rack, a covered hander stand where you could hang rain coats, umbrellas, caps and your kids' muddy sports paraphernalia, and a narrow couch to receive visitors, and a small comer table. So make sure the furniture here is finished artificially. Even a shoe rack can be made interesting by incorporating funky colors or designer finishes or with carved and crafted antiquarian finishes. Give the furniture here longitudinal lines so that they blend with the linear space of foyers.

In foyer, color plays an important role because of the space constraints. Go for rich and deep shades on the walls only if there are plenty of windows in the foyer. Otherwise, it is advisable to stick to light shades as dark shades tend to scale down the volume of the space. If the other rooms are visible from the foyer, use shades that complement the colors inside the rooms. Paintings and wall hangings, like masks, do well as they occupy minimum space and also give the visitors something to focus on while they wait. Likewise, foliage plants in a corner can be a warm and inexpensive accessory in the foyer and add life to the space.Make the utilitarian stuff itself an accessory.

For instance, you can cut out the carpet or the rubber mat that you place in the foyer in interesting shapes or personalize the door with a quaint hand made door-knocker to add an element of design. You might also hang a mirror on your foyer as wall mirrors tend to enlarge the volume of the space. In addition, as you rush out of the house, you can look at your image and confirm that you are dressed up properly.Subdued lighting rather than light from a fluorescent lamp works well in a foyer.

As for the floors are concerned, wooden floors of light shades are preferable. Opt for white or light shades of marble or the vitrified tiles. Even a well-ground white mosaic floor can do well.

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PROVIDE PUBLIC PARKING AND GET EXTRA F.S.I

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Developers in Mumbai can build more if they set aside some space for public parking.The Maharashtra government has come out with an incentive floor space index (FSI) provision that encourages developers and housing societies to earmark space for a public cause in return of permission to build more. This would not only free up some privately owned plots or surplus space in housing societies for public parking but also have some impact on the property market since the developers will get extra FSI to build more.

In areas where the FSI has been capped at 1 or 1.33, this provision would virtually be a windfall for developers if they can set aside the required space for public parking.Additional FSI is big enough an incentive for developers.In the island city, the maximum permissible FSI,which determines vertical growth of a building in proportion with the plot area,will be 4 under the new parking policy proposed by the Government.In suburbs and extended suburbs, the maximum permissible FSI will be 3, according to an amendment made by the state to the section 37(2) of Development Control Rules (DC Rules). The general FSI in the island city and suburbs is 1.00 and 1.33.

The provision says the minimum area of a plot being offered for public parking should be 1000 sq m in the island city and 2000 sq m in suburbs.The minimum number of motor vehicles public parking space should not be less than 50 subject to minimum parking space of 700 sq m.The maximum permissible FSI that the policy offers is inclusive of the FSI actually used by the developers or societies.The policy will be implemented by the Brihanmumbai Municipal Corporation (BMC).

The provision will work like this. Suppose a developer or housing society offers a 20,000 sq m plot for public parking, after that building or society has fulfilled parking requirements of the residents, to the municipal corporation and if the corporation accepts the proposal, the developer or the society concerned will get an additional FSI (depending upon location)over and above the FSI granted earlier. People using the parking space will have to pay charges to the BMC. But the developer or society will not claim any share in this revenue and the only incentive will be extra FSI.

The provision makes a distinction for areas near railway stations, bus depots, metro stations, water jetties, government offices, and prominent places of worship.If the parking space proposed by developers or societies is within 500m distance from any of these places, the permissible additional FSI will be available on 50% of the built of parking area.In other parts of the city and suburbs, this will be 40%.This provision has been included to facilitate public parking around prominent places of worship like Siddhivinayak, Mahalaxmi temple, Haj i Ali, Mount Mary church etc.

The provision would not only create parking space around the popular places of worship but also lead to creation of additional housing stock by offering extra FSI. The provision at places of worship also takes into account the security aspect since shortage of parking has always been a security threat.

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VAASTU SHASTRA FOR REDEVELOPMENT PROJECTS

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Vaastu Shastra, a science of environmental harmony and energy, can be effectively used for redevelopment projects in order to gain peace, harmony and prosperity.Vaastu can be used effectively for new construction and also for projects already designed.The following are the few tips to generate positive energy and better results:

Auspicious days

Date of commencement of construction is very important for bringing out better results.Normally, Monday, Wednesday,Thursday and Friday are good days to start construction and it is better to avoid Sunday and Tuesday for commencement of construction.Starting of construction in Shukla Paksha brings happiness.Stars such as Rohini,Mrigshira,Chitra,Hasta, Swati, Anuradha, Uttara Shada,Uttara Bhadrapa,Uttara Falguni,Dhanista, Shatabhisha and Revati are considered as good for commencement of construction.

Cleaning and levelling of land

Before commencement of any construction activity, clearing or removing the thorny plants or deadtrees and rocks is necessarily to be done.Similarly, leveling of land is very important under Vaastu Shastra.Proper leveling of land with certain portion of such land with little heighty than the remaining area would create a very good flow of cosmic energy which in turn would ensure uninterrupted progress of the construction work.

Vaastu Pooja

Vaastu Pooja IS also called Shanku Sthapana. Shanku means energy converter and Shanku plays a very important role to remove the negative radiation / energy from the land.Shanku Stapana means the pooja done for laying the foundation stone and praying to the Shanku for his blessings for removal of negative energy from the land. Pooja is offered to Shanku and there after it is buried in the midpoint of the plot since it is believed that the energy moves towards the centre or midpoint of the plot. Thus, it is believed that the Shanku buried at the midpoint will ensure suppression of the negative energy.

Starting point

The starting point of construction is very important under Vaastu Shastra. Thus, the construction should commence from South East and moved forward in a clockwise manner.

Builders/contractors’ site office

Every builder or contractor builds a temporary site office at the construction site. Proper placement of this office including seating arrangements of the contractor or builder, his manager and other staff in the proper direction enhances the energy level of the persons working on the project. This, in turn, will help in getting better results from the staff and managers working on the project. The builders site office could situate in south or the west of the site and the owner/builder/manager should sit facing east and the rest of the staff sitting facing north.

Place for stores

Proper placement of machinery and construction material is also very important to generate positive energy and for smooth progression of the project.Electric machinery will give positive energy when placed in the Agni Sthan and the materials like sand and bricks should be stored in Prithvi Sthan or South.Temporary water tanks for construction should under no circumstance be placed in South - West since this will crippl the project and will bring losses to the developer.

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TIPS FOR PROPERTY REDEVELOPMENT

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Who will not jump at a deal in which the builder offers residents of old buildings a good amount to get a refurbished flat with additional space? This is what has been happening recently. Not only does the flat seller receive the cash but he gets a monthly rent for his temporary accommodation also. When the new property is prepared he gets a , refurbished, newly built flat in place of his old one.

This is done by builders for the purpose of redeveloping the property and adding extra floors to a certain building. By selling the extra flats they earn revenue.Depending on whether the resident is requested to move temporarily or permanently the builder will pay the money to the present residents.For a temporary shift the builder will give money for the other accommodation till reconstruction is complete. Builders sometimes also give post-dated cheques.These should be accepted only if the money paid in advance is enough for at least 18 months of the rent. You should calculate if the sum given would be adequate till you come into the refurbished home.

If you are vacating the flat permanently you would get a larger sum of money from the builder depending on how your property has been evaluated.You should ensure that the amount is enough for you to buy another flat after subtracting tax payable.You should request a bank guarantee in order to prevent you of being defrauded.The builder deposits this amount with the bank that would be given to a resident if the builder does not finish the project within the time promised. However a builder cannot redevelop a building or a society if 100% of the families residing therein do not agree for it.

 Before you ultimately give the keys of your home to any builder you should ensure that your needs for the future are taken care of. You should know the way of entering into a redevelopment contract keeping in mind your needs. In these deals the resident has to decide the terms and conditions. Therefore, the flat owners or a housing society need the services of a professional lawyer and architect to guide them. The lawyer would make sure that present and future legal issues are tackled effectively.He helps to formulate the documents according to the law.

Before you give the project to any builder you should examine his track record.Your architect may be able to help you know if the chosen builder has finished his previous projects within the time promised and has paid the sum as promised in the contract.

An architect will assist you in knowing the worth of the property upon its valuation.This is a significant factor in deciding the amount offered by the builder.In the later reconstruction time the architect would be a watchdog to make sure that sub-standard materials are not used by the builder for construction.

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APPROVAL OF BUILDING PLANS

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Before discussing about planning authorities,we shall understand about the powers of local bodies like City Corporation,Municipal Councils, TMC, Village Panchayats to approve building plans.Constructions are permitted only on converted lands and approved layouts.

Village Panchayats may approve building plans with ground plus one structures within their jurisdictional areas only.Gramathana sites have come under strict scrutiny and many Panchayat Boards have mindlessly issued Form 9 & 10 and any approval of building plans on such gramathana sites requires extra precaution.The gramathana sites can be identified by referring to village map of department of survey and settlement.As per new circular such sites should be certified by village accountant enclosing a rough sketch of the gramathana site indicating the exact location in the village map and its boundaries.If the gramathana site satisfies all these stipulations, the Government will not insist on conversion, and village panchayat may approve building plan of ground plus one floor on such site.However, it is very difficult to identify genuine gramathana sites as lot of bogus documents are in circulation.

City Municipal Councils, TMC and Bangalore City Corporation may approve building plans upto ground plus three floors only.  Any building plans in excess of ground plus one in village panchayat areas and inexcess of ground plus three floors in the area of city corporation and municipal councils needs approval from Town Planning Authorities.

Deemed Conversion

As stated earlier, the layouts have to come only in converted lands.  Hon’ble High Court of Karnataka in its judgement in BDA V/s. Vishwa Bharathi House Building Co-operative Society (1992(1) LJ 523B (DB) ILR 1991 KAR 440 (DB) has held that agricultural lands within the jurisdiction of a City Corporation is deemed to be converted.But Government has clarified that there is no such deemed conversion, but the competent authority may grant conversion order.

Payment of Betterment Charges

It is also clarified that though the betterment charges are paid to the concerned local authority,and katha has been issued by the local authority, if such property is an agricultural land earlier to payment of betterment charges.Conversion of land to non-agricultural purpose is necessary under the provisions of section 95 of Karnataka Land Revenue Act 1964.In this circumstances payment of betterment charges and issuance of the Katha is not a conclusive proof  of conversion.

Planning Authorities

There are various planning authorities authorized to approve layouts in and around Bangalore.  They are;

1.   Bangalore Development Authority.

2.   Bangalore Metropolitan Regional Development Authority (BMRDA).

3.   Bangalore International Airport Planning Authority (BIAPA).

4.   Ramanagaram-Channapatna Urban Development Authority (RCUDA).

5.   Nelamangala Planning Authority.

6.   Magadi Local Planning Authority.

7.   Kanakapura Local Planning Authority.

8. Bangalore Mysore Infrastructure Corridor Planning Authority (BMICAPA).

Each planning authority has specified jurisdiction.The jurisdiction of BDA comprises the area of Bangalore City Corporation surrounding City Municipal and Town Municipal Councils and VillagePanchayats and applications may be addressed to Commissioner,Bangalore Development Authority, Kumarapark, Bangalore-20.

The office of BMRDA is located at LRDE building, Ali Askar Road, Bangalore, and has jurisdiction on Bangalore Urban and Rural Districts and Malur  taluk of Kolar district, except areas covered under BDA, BIAAPA and other Local Planning Authorities.

BIAAPA also has its office at LRDE building, Ali Askar Road,opposite to Palace Guttahalli Bangalore-52, and has jurisdiction over the proposed new airport and its environs.

BMICAPA has jurisdiction over small area of about 65 Sqkms comprising Bangalore-Mysore Inter Corridor Area.Other planning areas referred above have Jurisdiction over respective towns and environs.

Planning area under BMRDA is very vast, but infrastructure available in BMRDA is not enough for speedy disposal of approvals,causing much delay.In other cases, not referred above the respective Urban Development Authority like Shimoga Urban Development Authority,Bellary Urban Development Authority has jurisdiction to approve the layouts, if the lands are situated in their geographical jurisdiction.There are 27 Urban Development Authorities in the State.

Apart from these Urban Planning Authorities, if the land is situate in the areas of any planning authorities, the applications have to be referred to the member secretary of concerned planning authority.There are 42 planning authorities in the state.If the properties are located outside the jurisdiction of BDA, BMRDA, /BIAAPA,BMICAPA,Urban Development Authorities,Member Secretary Planning Authority, the application have to be submitted to Assistant Director, Town Planning.

Only these authorities have powers to approve layouts and building plans within its stipulations.Any development activities have to be permitted by these planning authorities as per the provisions of various laws and local bodies have no authority to grant such permissions.

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APPROVAL OF LAYOUTS

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Of recent, the public are utterly confused about registration of transfer of properties.The registration process, which was a smooth process hitherto, all of a sudden has become very tedious calling various documents, approvals, orders, which were not insisted earlier.A document, which is considered as correct in one sub registrar office is rejected as not correct in other sub registrar office.Revenue department,Department of Inspector General of Registration and Commissioner of Stamps, all the sub registrars are utterly confused themselves and are unable to guide the public.

Karnataka Government by notification RD/174/MUNOMV/2005/ dated 23/4/2005 had declared the transfer of certain properties as opposed to public policy and instructed the registering authorities not to register the properties detailed in the notification.Further, Government of Karnataka clarifying certain points referred in its notification dated 23/Aug/2005 clarifying certain points referred in its notification dated 23/04/2005, but has only compounded the confusion, adding to the misery of public and stubborn registering authorities, which is causing unnecessary harassment to the public.

The two important points, which have affected the registration are conversion of agricultural land to non-agricultural purpose and approval of layouts.  The agricultural land cannot be used for anyother purpose, unless it is converted to non-agricultural purpose.Under section 95 of Karnataka Land Revenue Act, the Government has recently introduced ‘Single Window’ system for conversion of land.

Apart from conversion of land, the layout should be approved by concerned authority, thereafter building need to be approved.Generally,Urban Development Authority, which is in the district is approving authority for layouts.  But many layouts are approved by City Municipal Councils, TMC, and Village Panchayats, which has led to low quality development works causing heavy financial burden on local boards and inconvenience to the public  The conversion of land for any purpose other than agricultural purpose should not be in violation of approved master plan, CDP proposals.

As far as Bangalore and surrounding areas are concerned, there are various planning authorities which approve layouts.Each planning authorities has specified jurisdiction.People should know that the Bangalore City Corporation, various City Municipal Councils, TMC or Village Panchayat do not have any authority to approve layouts which vests with Jurisdictional Planning Authorities.Many problems have come because of the unauthorized and indiscriminate approval of layout by these authorities, which has exposed the public to hardships.

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SOME TIPS ON REAL ESTATE INVESTMENTS

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The real estate investment has provided many investors with positive cash flow, tax benefits and satisfaction of making an:investment in a tangible asset. However, like in any other investment, there are many intricacies and trends in the market that need to be understood for peaceful possession and enjoyment of the property. There are a large number of investors who invest their hard earned money without a thorough examination of the documents and the credibility of the vendor and thereby land themselves into problems after their investment. Therefore, it is necessary to take some precautions before investment.

Investment in property carries with it a great potential for creating wealth and it requires taking some potentially difficult decisions.Reinvestment in the property and time management all needs careful consideration.

Property investments can be the shining lights in your personal or business financial portfolio. Most of successful investors have free and clear properties. You should aim to reduce your debt as soon as you can by re-investing your cash back into your property mortgage payments which in turn raises your net worth. Do your homework. Don't do anything alone. Work with professionals or proven successful investors to avoid finding yourself in damage control.

By aligning yourself with the right professional you can avoid the likely common mistakes so that you can ensure an excellent return on your investment.Cash flow,capital appreciation, tax benefits, and pride of ownership are just some of the things that need to be addressed before you make an investment.

An experienced real estate professional will render very useful service in evaluating your needs and in suggesting you suitably. Make sure that you have the right agent. Predicting constant appreciation in the value of the property is extremely difficult if not impossible for the unseasoned investor.Property which eats away cash every month can drain your working capital.This can create stress, frustration and become quite painful. A strain on your cash flow may cause you to sell the investment before the benefits of ownership are ever realized.

Check everything concerning the property under consideration devolution history, rents, payment of taxes, expenses, deposits etc. Ask the tenants about pest problems, structural damage or recurring problems. Don't overlook anything. When investing your hard earned money be sure and use sound business judgment.Protect yourself against the risks that come with investment property.Take insurance cover for your property.The list of documents to be examined and the statutory requirements to be fulfilled can be very many.They may include obtaining Building permits, adherence of zoning laws, building bye-laws, examination of rental and lease deeds, if any, examination of loan documents, scrutiny of title deeds, etc.

If you are not trained to look into these documents yourself then it is essential to engage a qualified professional to approve all of these for you and only then you may conclude the deal. But whatever it may be don't attempt to do it alone.

Do comprehensive background checks on any prospective tenants. Previous landlords, employers, financial references, credit and judgments are all extremely important.If there are any questions do thorough research. Drive by their previous residence. A little work upfront can save tremendous problems later.

Charge fair rents, treat your tenants with respect and respond as quickly as possible to their needs. It's a lot less costly in the long run to take care of the little problems before they become big problems. Get letters from tenants confirming the status of tenancy.Make sure their version of the rental or lease agreement corresponds with the sellers interpretation.

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