Thursday 30 January 2014

Property Advocate Article Regarding

 “QUALITY ASSURANCE IS ANDATORY FOR APARTMENTS”



Quality assurance in construction activity relates to proper design, use of adequate quality materials and components supplied by various vendors, proper execution of work by the contractor during construction and finally proper care during the use of structure including timely and periodic maintenance and repair by the user or owner. Hence, for quality structure everyonestarting from the planner, architect, designer, contractor, supplier of materialsand the owner become responsible. Only then the final structure will have satisfactory strength, serviceability and long durability ensuring advantageous lower life cycle cost. Most apartment buildings are made of RCC frames.

The properties of the completed structures should be consistent with the user requirements and assumptions made during planning and design. This could be achieved only by proper quality assurance measures.

Quality assurance involves both technical and organizational aspects. The apartment project should have an explicit Quality Assurance Plan. This plan should identify key elements necessary to provide fitness of structure and the methods by which it is provided and quantitatively measured. This will give all the stakeholders, the confidence that the realized project will work as per norms in service, thus fulfilling the user needs. This will involve quality checks (audit) of both inputs and outputs. Inputs are in the form of materials, machinery and manpower.


Workmanship in all stages of batching, mixing, transportation, placing, compaction and curing should be explicitly checked and recorded. The quality of the final product willbe satisfactory only if approved plants and machinery, and equipments for the processare used.


All these should form part of the quality assurance plan. To ensure that the inputs comply with design an inspection procedure should be set up covering materials, records, workmanship and construction. Tests should be made on reinforcements and constituent materials of concrete in accordance with Bureau of Indian Standards. There should be clear instructions on inspection standards. The elements should be checked against the design detail with due allowance for dimensional tolerance. The output is in the form of concrete and elements of the structure in place.

To ensure proper performance each step in construction should be inspected before the next step is taken. This should be followed as theworkprogresses. Care should be taken to see that elements critical to workman- ship, structural performance, durability and appearance are identified for special inspection. The system to verify the quality should include the individual parts of the structureespecially the identified critical ones. Immediately after stripping the formwork, all concrete shall be carefully inspected and any blemishes or defects rectified beforeproceeding with further work.




Supervision at each step is a part of the plan. It is not possible to alter concrete dimension once placed. Hence constant and strict supervision is a must during the progress of work. This should include all aspects of concreting such as proportioning, mixing, placing and curing. Supervision isof extreme importanceto check the reinforcements and its relative dispositionbefore being covered byconcrete. Each and every contributor to the project should make and implement a quality assurance plan with respect to the project. Supplier, contractor and sub-contractor's participation should be covered by the overall plan.


The individual agency's Quality Assurance Plan should fit as a part of overall plan. The plan should define the tasks and responsibilities of all agencies involved. It should state adequate checking procedures and the organizational set-up for documentation. The owner should have a periodicmaintenance plan to ensure long and trouble-free service from the qualitystructure. Maintenance is also required to keep the structure in a fit condition to resist unexpected over-loading due to disasters such as earthquakes and cyclones. Such maintenance scheme will also reduce the life cycle cost of the structure.



Approved site layout plan.

Architectural plan.


Structural design details with Structural Plan.

Test reports and manufacturers certificate for materials, concrete mix design details.


Records for site inspection of workmanship.

Periodic field test results.

Non-conformance reports and correction actions taken.


Completion Report with a suggested maintenance scheme.


Quality control charts are necessary if concrete is in continuous production over a long period of time.




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Wednesday 29 January 2014

Property Advocate Article Regarding "Environmental Clearance"




The Karnataka State Environmental Impact Assessment Authority under a public notice has brought to the notice of the public that the Ministry of Environment & Forests, Government of India has issuedEnvironmental Impact Assessment Notification dated 14.9.2006 for according Environmental Clearance to 8 category of industries and projects by the Ministry of Environment & Forests, Government of India and by a State level Environment Impact Assessment Authority constituted by the Government of India on the recommendations made by the State Governments. 

The eight categories of industries/projects requiring environment clearance are further categorized into A and B. The central government has decentralized the entire process of environment clearance by creating an independent state level Environment Impact Assessment Authority for category B industries Schedule to Environmental Impact Assessment notification, 2006 give details of 8 category or A and B industries. According to this, under category 8(a) the building and construction projects with built up area of the size measuring between 20,000 sq. meters. & 1,50,000 sq.mtrs. requires clearance from the Environmental Impact Assessment Authority. The following are some of the requirements to be fulfilled by the developers under the notification.




All required sanitary and hygienic measures should be in place before starting construction activities and to be maintained throughout the construction. A first aid room will be provided in the project both during construction and operation of the project.


Adequate drinking water and sanitary facilities should be provided for construction workers at the site. The safe disposal of wastewater and solid wastes generated during the construction phase should be ensured.

All the top soil excavated during construction activities should be stored for use in horticulture/ landscape development within the project site.

Construction spoils, including bituminous material and other hazardous materials, must not be allowed to contaminate water courses and the dump sites for such material must be secured so that they should not leach into the ground water.The diesel generator sets to be used during construction phase should be low sculpture diesel type and should conform of E(P) rules prescribed for air and noise emission standards.

Vehicles hired for bringing construction material to the site should be in good condition and should conform to applicable air and noise emission standards and should be operated only during non-peak hours.

Ambient noise levels should conform to residential standards both during day and night. Incremental pollution loads on the ambient air and noise quality should be closely monitored during construction phase.

Ready mixed concrete must be used in building construction.

Storm water control and its re-use as per CGWB and BIS standards for various applications.

Water demand during construction should be reduced by use of pre-mixed concrete, curing agents and other best practices referred.

Separation of grey and black water should be done by the use of dual plumbing line for separation of grey and black water. Treatment of Separation of grey and black water should be done by the use of dual plumbing line for separation of grey and black water.Treatment of HN Fixtures for showers, toilet flushing and drinking should be of low flow either by use of aerators or pressure reducing devices or sensor based control.

Use of glass may be reduced by up to 40% to reduce the electricity consumption and load on air conditioning. If necessary, use high quality double glass with special reflective coating in windows.



The installation of the Sewage Treatment Plant (STP) should be certified by an independent expert and a report in this regard should be submitted to the Ministry before the project is commissioned for operation. Discharge of treated sewage shall conform to the norms and standards of the State Pollution Control Board. Ground water should not be recharged from treated effluent.

Rain water harvesting for roof run-off and surface run-off, should be implemented. Before recharging the surface run off, pretreatment must be done to remove suspended matter,oil and grease. Rain water harvesting pit should be at least 50 meters away from STP the solid waste generated should be properly collected and segregated before disposal to the City Municipal Facility. The In-vessel bio-conversion technique should be used for composting the organic waste.

Any hazardous waste including biomedical waste should be disposed of as per applicable rules and norms with necessary approvals of the State Pollution Control Board.

The green belt design along the periphery of the plot shall achieve attenuation factor conforming to the day and night noise standards prescribed for residential land use. The openspaces inside the plot should be suitably landscaped and covered with vegetation of indigenous variety.

Incremental pollution loads on the ambient air quality, noise and water quality should be periodically monitored after commissioning of the project.

Incremental pollution loads on the ambient air quality, noise and water quality should be periodically monitored after commissioning of the project.

Traffic congestion near the entry and exit points from the roads adjoining the proposed project site must be avoided. Parking should be fully internalized and no public space should be utilized.

A report on the energy conservationmeasure confirming to energy conservation norms finalize by Bureau of Energy Efficiency should be prepared incorporating details about building materials and technology, R & U factors etc., and submit to the Ministry for approval.


In the case of any change(s) in the scope of the project, the project would require a fresh appraisal by this Ministry.

The Ministry reserves the right to add additional safeguard measures subsequently, if found necessary, and to take action including revoking of the environment clearance under the provisions of the Environment (Protection) Act, 1986, to ensure effective implementation of the suggested safeguard measures in a The project proponent should advertise in at least two local Newspapers widely circulated in the region, one of which shall be in the vernacular language informing that the project has been accorded environmental clearance and copies of clearance letters are available with the State Pollution Control Board time bound and satisfactory manner. Environmental clearance is subject to obtaining clearance under the Wildlife (Protection) Act, 1972 from the competent authority.




Tuesday 28 January 2014

Article Regarding “RIGHT TO PROPERTY OF HINDU WOMEN”


The Constitution of India provides that every person is entitled for equality before law and equal protection of laws and thereby prohibits discrimination on the basis of caste, creed and sex. Discrimination on the basis of sex is permissible only as a protective measure to the female citizens as there is need to empower women who have suffered gender iscrimination for centuries. So far as property is concerned, now the daughters are given every right to inherit immovable and movable property equal to that of male members. Let us examine how this right to property of daughters has been recognized in the laws relating to Hindus.


Prior to Hindu Women's Right to Properties Act 1937, woman was totally excluded from taking share in the Joint Family Property. Succession to the property of male member was governed by rule of survivorship. Rul f survivorship means that on the death of a member of joint and undivided family his share in the joint family property passes on to the surviving male members called as coparceners. Mulla defines coparceners as 'The three generations next to the holder in unbroken male descent.

"If a man has sons, grandsons and great-grandsons living, all of these constitute a single coparcenary with him. Coparceners jointly inherit property and have unity of possession. The co-heirs and their heirs are also called coparceners so long unity of possession continues. Co-parcenary is different from joint family. Co-parcenary is limited to three generations next to holder while the joint family has no such limitation. It includes several generations of the holder. To understand the position of Hindu women under the law of succession, it is worthwhile to know important features of co-parcenary property. There are two different laws followed by Hindus in respect of property. One is Mithakshara Law which is widely followed in India, except in West Bengal where Dayabhaga Law is followed.


1. Unity of ownership: The ownership of property is vested in the whole body of the co-parceners.

2. In determinability of shares:
The interest of a coparcener in the property is fluctuating and is capable of being enlarged by deaths in the family and liable to be decreased by births in the family.

3. Community of interest: No co- parcener is entitled to any independent and exclusive interest in the co- parcenary property nor he is entitled to the exclusive possession of any part of the coparcenary property. His right is that of an undivided interest.

4. Rights by birth: Co-parcenary members acquire interest in the property by birth under Mitakshara law while under Dayabhaga, nobody inherits any interest by birth.

5. Devolution of survivorship: One of the interesting features of Mithakshara co-parcenary is that on the death of a co-parcener his interest in the property passes on to other co- parceners by survivorship (i.e. to the members who are alive). In Dayabhaga, the property devolves on the coparceners on the death of the holder.



The Hindu Women's Right to Property Act, 1937 gave a death blow to the doctrine of survivorship. Under this Act, the widow of a deceased co-parcener of a Mitakshara undivided family will have the same interest which her husband had while he was alive. It may be noted that the widow has right to claim partition. With the passing of the Hindu Succession Act, 1956, the position of widows and daughters came to be improved.

Before going further into the Hindu Succession Act, 1956, it is worthwhile to examine the concept of coparcenary property. Generally speaking coparcenary property is one in which all the coparceners have community of interest and joint possession. Such property consists of

1. Ancestral property;

2. Property jointly acquired by the members of the joint family of HUF nucleus;

3. Separate property of a member thrown into the common hotch pot with the intention of abandoning all his separate claims on it, which becomes the property of joint family
4. Property acquired by all or any of the coparceners with the aid of joint family funds.


Ancestral property means that property which descends from father, father's father or father's father's father. The Privy Council has held that the ancestral property is confined to property inherited from the three immediate paternal ancestors and the property inherited from the maternal grandfather is the absolute property of the inheritor in which his son does not acquire any interest by birth, and that it is not ancestral.


For the purpose of succession to property by Hindu daughter the Hindu Succession Act, 1956, divides the property into four categories, thus:

1. Co-parcenary property,
2. Property of a male Hindu,
3. Property of a female Hindu and
4. Dwelling house.



According to section 6 of the Hindu Succession Act 1956 when a male Hindu dies after the commencement of this Act, having at the time of his death an interest in a Mitakshara coparcenary property, his interest in the property shall devolve by survivorship upon the surviving members of the coparcenary and not in accordance with this Act.

In case there are female relatives like daughter, widow, mother, daughter of pre-deceased son daughter of predeceased daughter, widow of pre-deceased son, widow of pre-deceased son of a predeceased son, then the interest of the deceased co-parcenary will pass on to his heirs by succession and not by survivorship.

Section 6 of the Hindu Succession Act has been amended by the Hindu Succession (Amendment) Act, 2005, and according to this, in a joint Hindu family governed by the Mitakshara law, the daughter of a coparcener shall (a) by birth become a coparcener in her own right in the same manner as the son; (b) have the same rights in the co-parcenary property as she would have had if she had been a son; (c) be subjected to the same liabilities in respect of the said co-parcenary property as that of a son, and any reference to a Hindu Mitakshara co-parcener shall be deemed to include a reference to a daughter of a co-parcener

Any property to which a female Hindu becomes entitled to under the Amendment Act, 2005, shall be a property capable of being disposed of by her by testamentary disposition i.e. by way of Will. Where a Hindu dies Amendment Act, 2005, his interest in the property of the joint Hindu family governed by the Mitakshara Law shall devolve by testamentary or intestate succession and not by survivorship and the co-parcenary property shall be deemed to have been divided as if a partition had taken place. Now, there is no distinction between son and daughter in so for as the property rights in co-parcency

property are concerned. However it may be noted that this benefit is not available to daughter married prior to a partition, which had been effected before the commencement of Hindu Succession (Karnataka Amendment) Act 1990. This exclusion is mainly to avoid unnecessary litigation, which may spoil cordial relations amongst the family members.


The property of a male Hindu dying intestate shall devolve according to Sec.8 to 12 of the Hindu Succession Act, 1956. According to Schedule to the Act, the property will devolve firstly upon the heirs specified in class I of the Schedule; in the absence of such heirs, upon the heirs specified in class II, in the absence of heirs specified in class I and II, upon the agnates of the deceased and in the absence of agnates of the deceased, it will devolve upon the cognates of the deceased. A person is said to be Agnate of another, if the two are related by blood or adoption wholly through males and a person is said to be Cognate of another, if the two are related by blood or adoption but not wholly through males.

The heirs mentioned as class I heirs are son, daughter, widow, mother, son of a pre-deceased son, daughter of a pre-deceased son, son of a pre-deceased daughter, daughter of a predeceased daughter, widow of a pre-deceased son, son of a pre- deceased son of a pre-deceased son, daughter of a pre-deceased son of a pre-deceased son, widow of a pre- deceased son of a pre-deceased son.

The heirs mentioned as class I shall take the property of the deceased simultaneously and to the exclusion of all other class of heirs


For the first time in the Indian history under sec. 14 of the Hindu Succession Act 1956, female Hindu is given absolute ownership over the property acquired by her by way of will, gift, purchase or in any other manner whatsoever where the terms of gift, will, or other instrument or the decree do not prescribe a restricted estate in such property.

According to section 15 of the Hindu Succession Act, 1956, the property of a female Hindu dying intestate shall devolve firstly upon the sons and daughters [including the children of any pre-deceased son or daughter] and the husband; secondly, upon the heirs of the husband; thirdly upon the heirs of the father; and lastly upon the heirs of the mother. However, any property inherited by a female Hindu from her parents the same shall devolve upon the heirs of her father in the absence of any son or daughter of the deceased [including the children of any pre-deceased son or daughter.

Similarly, in the absence of son or daughter of the deceased, [including the children of any pre-deceased son or daughter], the property inherited by a female Hindu from her husband or father- in-law, shall devolve upon the heirs of her husband. Among the heirs specified in sub-section (1) of Sec.15, those in one entry shall be preferred to those in any succeeding entry and those included in the same entry shall take simultaneously.

No person shall be disqualified to succeed to the property only on the ground of any disease, defect or deformity.


According to sec.23 of the Act, where a Hindu intestate has left surviving him/her both male and female heirs specified in class I of the Schedule and his or her property includes a dwelling house wholly occupied by members of his/her family, the right of female heir to claim partition of the dwelling house shall not arise until the male heirs choose to divide their respective shares therein. However, the female heirs shall be entitled to a right of residence therein if she is unmarried or has been deserted by or has separated from her husband or is a widow.


Sections 25 of he Act do disqualify to inherit the property by a murderer and sec.26 of the Act disqualifies a Hindu upon conversion to any other religion.