REVG
TRAINING
DATE \@ "MMMM d" \* MERGEFORMAT July
19
Authored by: ABHISHEK
1
CIVIL ENGINEERING BASICS
2
CONSTRUCTION TYPE
Introduction :
Sr No Construction Type Description
1 RCC 1. Walls are only partitions. They do not take
the loads of slabs.
2. The brick wall is replaced by RCC walls
(concrete cement)
3. Does not need plastering
4. Speed of construction is 15 days for 1
floor apart from the foundation which
takes more
5. 50 Year Shell life
6. Higher cost than Load Bearing
7. Pillars or columns support Slabs, width of
pillar is more if the distance between
pillars are more
8. High Carpet Area efficiency since walls are
thinner (Load bearing walls are thicker at
20 cm and RCC walls are 15 cm)
9. Walls can be broken therefore easier to
modify
[Link] towers made this way
[Link] is a new method called Mywan
structure
Load Bearing 1. Brick Wall supports the slab
2. Difficult to remove walls therefore cannot
modify
3. Takes times to construct (3 feet per day)
3. Steel Structure 1. Used to establish Factories, Warehouses
and Railway Stations
2. Scrap Value for these structures is very
high (50% of the total valuation of the
property only)
3. It can tolerate heavy machinery on the
floors while RCC cannot (columns will be
huge)
3
4. They are pre-fabricated
Cost Difference :
Sr No Construction Type Description
RCC 1.3X
(G+3=1*(1.3X) & G+30=1.4*(1.3X))
Load Bearing 1X
Steel
TYPES OF LOADS
Sr No Item Description
1 Wind Load It is important in High Rises
2 Seismic Load
3 Live Load Load of the people in the
house
4 Dead Load Self Weight of the property
CONSTRUCTION POINTS
A. Concrete is made up of –
1. Cement
2. Sand
3. Metal
4. Water
Reinforced Cement = Concrete + Steel Mesh
Q) Why is Steel required ?
Ans) The slab will slag and break off otherwise.
Imp – In High Rises, the columns are larger at the bottom & less wider at the top.
Q) What is FSI ?
4
Ans) It is Floor Space Index. It is the amount of building you can put in a land parcel.
Q) What is the height of a Floor ?
Ans ) 3 Mtrs on an average
LAND TYPE
Sr No Property Type Description
1 Agri Property The Britishers marked red lines in villages in which
people can live and the other areas are marked Agri.
The areas are called Gaonthan (Maharashtra) and Lal
Dora (Delhi).
Lal Dora Property Registration is not allowed (How to
Do Lal Dora Property Registration in Haryana |
NoBroker Forum, Ranbir Singh vs Jagpal Singh And Ors
on 23 April, 2018 ([Link])). Therefore sale
of LAL Dora Property is not possible from a strict legal
view (however of course sale happens). The Authorities
provide a “Lal Dora” certificate for Ownership
documentation.
Lal Dora Properties do not have mutations done.
Ownership is proven by possession. Extended Lal Dora /
Phirni properties have their mutations done and
therefore ownership is by title records.
Lal Dora certificates are provided by the SDM. Lal Dora
certificates are not considered ownership documents by
the court. It simply states that the applicant had
requested and that the revenue department is now
confirming that the land parcel of this specification falls
within this Khasra number, nothing else.
When Lal Dora Property transaction is done, a rapat
roznamcha is always prepared in the Roznamcha
Waqiati
5
to authenticate the transaction. (Daya Chand vs
Brahma And Ors on 16 November, 2015
([Link]))
Vijender vs . Parvesh on 17 July, 2012
([Link])
Roznamcha Waqiati is the daily incidents diary of the
Patwari. (PREFACE ([Link])). The Patwari records
transactions in great detail here (although the Punjab
Land Records manual prohibits it) along with taking
finger prints of the 2 parties.
Idea – For funding Lal Dora Properties, since ownership
is by proof of possession instead of mutation and
transaction is recorded in the Patwari’s diary instead of
SRO noting it by registration, we can collect proof of
occupancy by Utilities Bill, Property Tax bill & Signed
copy of Patwari diary extract for substitute of Sale deed
(we collect the Notarized Agreement chain trail itself
and match with the Patwari’s diary), Gram Panchayat
letter stating the continued occupancy of the land for X
Years (13 since our search is limited to it), Panchayat
NOC and Customer Indemnity. Also fulfilling some
conditions of mentioned in.
NA Order
Residential and Commercial property demand in
Agricultural areas leads to less available agricultural
land. As a result, government makes it mandatory for
the Collector to issue an NA (Not Agricultural) order
before any commercial or residential usage of the land.
Some states have DMs or the DTCP issuing it instead of
the collector. NA order is also called CLU, Conversion
order, 144 Land Form (Uttar Pradesh), 90A / 90B
(Jaipur).
6
Documents for getting NA order –
1. Property Tax Receipts
2. Survey
3. NOC from the constituents (issue a newspaper Ad
and invite objections to the impending
conversion from the public)
4. Conversion charge payment to the collector
(nominal of 15k per acre)
5. Land should not be irrigatable
6. Check the Revenue Docs see what crops have
been growing (7/12’s 12 form provides the
cropping details. This is needed as the general
knowledge is that if recent cropping activity has
been recorded then NA conversion shall be
denied
Time Frame for NA Order
1. Uttar Pradesh – 30 Days (1 Month)
2. West Bengal – 730 Days (2 Years)
In states like UP, price difference between NA land and
Non NA land is very small as a result.
FAQs
1. What if NA order for Commercial was taken but
Residential was built ?
Ans ) Residential Yield (Rent) rates are 2.5% (i.e Rent
collected yearly is 2.5% of the total cost of the house)
while commercial yield rates are 8%. Land prices are
linked to Yield. Therefore no one takes a Commercial
approval but builds Residential.
2. What if NA order was for Residential but
Commercial was built ?
7
Ans ) Apply for change in usage. If master plan has
changed and it now shows commercial for that area
then the change will be allowed. Otherwise there is risk
of demolition. Even if you pay Property tax and it is
listed as “Commercial” in the categorization,
municipality will demolish it since Property Tax wing
and Building demolition / control wing of the
municipality work autonomously of each other.
Delhi Urban Villages
Haryana, Delhi and Punjab have a system of Khasra
Khatauni.
In Delhi, entire urban villages just have 1 Khasra number
sometimes. The Lal dora makers / Revenue officials who
categorized apparently did not record the owners of
these land and it is still not updated by the Revenue
officials.
2 Revenue Land Revenue Lands are government /collector lands on long
term lease ( > 30 years). When the one who is on lease
(you for example) sells the land you need to pay 40% of
the differential amount to the government.
RESIDENTIAL PROPERTY TYPE
1. Apartment
2. Row House
3. Bunglow
Property Apartment Row House Bunglow
Type
Description It is vertical It has a common wall with Clearly defined
the next house boundary no
8
common wall
Land Owning Common Land Two Scenarios – Land is defined in
1. Sometimes builder the sale deed
The owner has a divides the land with
share %age but the wall
cannot define, 2. Sometimes it is UDS
boundarize or (Ie Common Land like
have a divided seen in apartments)
share of this land.
MISC
1. Township Properties get a flat waiver of 50% by the government of Maharashtra
(since the government saves on laying pipes, streetlights etc)
2. Higher the Building, the more setback area Bylaws impose
OFFICE COMMERCIAL SPACE GRADING
Yes Bank bases them on 3 categories according to their facilities.
FAQs
Q) Why do we avoid Cold Storage Properties ?
Ans )
1. Specialized Construction
2. You cannot convert it to any other usage easily
Q) What is our understanding of Godowns ?
Ans ) Gowdowns in commercial spaces are not Warehouses but in Industrial spaces are.
Q) Why are NPA properties sold at lower prices ?
9
Ans )
1. Previous owner might contest the auction. (If the Bank sells to a person and then
the previous owner contests the selling, the Bank is obligated to give interest to
the Buyer till then while the Case is in litigation in the court)
2. Bidders form Syndicates
3. No expertise of selling by the Bank
4. Bank does not accept Black money in the bidding and therefore less bidders
5. Negative Sentiments exist
VALUATION
Area concepts –
Sr No Item Description
1 Carpet Area Wherever you can lay a carpet (cannot put a carpet
beneath a brickwork therefore it is not counted as
carpet area ie thickness of walls etc)
2 Built Up Area = Carpet Area + Brick Area
3 RERA Carpet = Live Carpet Area – Balcony
4 Super Built Up Area 1. Selling Price is at this
2. Includes common area (lift, swimming pool and
other amenities (lighting, security and facilities)
Pricing Concept –
1. Loading Factor
The distribution of common areas, Facilities and other shared spaces ,within a building
or development project is refer to as loading in the real estate. It shows the percentage
of area that isn’t suitable for private use but nevertheless adds to the property’s overall
usefulness and worth.
I. Calculation of Loading Factor
10
Example –
1. Carpet Area – 1200 Sqft
2. Super Built Up Area – 1500 Sqft
Loading Factor = 1500/1200 = 1.25
Factor of Loading = 1-1.25 = 0.25 = 25%
Note – Ideal loading rate should be less than 30%.
II. Loading Rates in cities –
Sr No City Rate
1 Mumbai 66%
2 Pune 35%
3 Chennai 35%
III. Examples of Loading Factor
Building of Club, Pool and Facilities.
11
“Find even more easy-to-use tools on the Insert tab,
such as to add a hyperlink or insert a comment”
12
To get started right away, just tap any placeholder text (such as this) and start typing to
replace it with your own.
Want to insert a picture from your files or add a shape, text box, or table? You got it!
On the Insert tab of the ribbon, just tap the option you need.
13