The document discusses India's Pradhan Mantri Awas Yojana (PMAY) affordable housing program. It is being implemented in 3 phases from 2015-2022 to provide housing to the urban poor. Affordable housing is defined as housing that costs 30% or less of a household's income. Various policies and programs to promote affordable housing in India are discussed, including issues around housing shortage, rising slum populations, and the high costs associated with providing housing for all.

1. POLICY OF AFFORDABLE HOUSING AND
CONSTRUCTIONTECHNOLOGY
Dr K M Soni, Chief Engineer, WZ-I, CPWD,
Mumbai

2. Affordable Housing under PMAY: Housing for All
 Government of India has announced Pradhan
Mantri Awas Yojana (PMAY) – Housing for all
(Urban) on 25th June 2015, by reforming “Housing
for All” scheme.
 PMAY is planned to be implemented in 3 phases.
 Phase 1 would span from April 2015 to March 2017
covering completion of affordable housing in 100
cities,
 Phase 2 starting from April 2017 and ending in March
2019 covering another 200 cities and
 Phase 3 between April 2019 and March 2022 for
remaining cities.

3. Affordable Housing?
• Amolik Heights Affordable Housing Project
at Sector 88, Faridabad
Type Carpet Area Balcony Area Price
1 BHK Type 1 374 Sq. Ft 86 Sq. Ft Rs. 15,39000/-
1 BHK Type 2 372 Sq. Ft 82 Sq. Ft Rs. 15,29000/-
1 BHK Type 3 372 Sq. Ft 82 Sq. Ft Rs. 15,29000/-
2 BHK Type 1 507 Sq. Ft 80 Sq. Ft Rs. 20,68000/-
2 BHK Type 2 523 Sq. Ft 80 Sq. Ft Rs. 21,32000/-
3 BHK Type 1 645 Sq. Ft 100 Sq. Ft Rs. 26,30000/-
3 BHK Type 2 645 Sq. Ft 100 Sq. Ft Rs. 26,30000/-
• Flats at Kharghar, Navi Mumbai
• Affordable Project At Navi Mumbai. 1/2 BHK Starting at 40 Lakhs.

6. DEFINITION IS BASED ON EXPENDITURE ON
HOUSING
 As per US Department of housing and development
families paying more than 30 percent of their income for
housing are cost burdened and thus affordable housing
means housing on which spending is 30% or less. A
household should spend no more than 30% of its total
income on housing costs, including mortgage or rent
payments & utilities. More than 30%: housing cost
burdened and More than 50%: severely housing cost
burdened.
 Mumbai Metropolitan Region Development Authority
(MMRDA) considers affordable housing if one has to
spend maximum 25% on it.
 For India, it can be defined as housing affordable to
economically weaker sections (EWS) and low income
group (LIG).

7. Affordable Housing Project
 Housing projects where 35% of the houses are constructed for EWS
category.
 A beneficiary family will comprise husband, wife and unmarried
children. The family should not own a pucca house either in his/her
name or in the name of any member of his/her family in any part of
India.
 EWS House: An all weather single unit or a unit in a multi-storeyed
super structure having carpet area of upto 30 sq. m. with adequate
basic civic services and infrastructure services like toilet, water,
electricity etc. States can determine the area of EWS as per their
local needs with information to Ministry.
 Implementing Agencies: The agencies such as Urban Local Bodies,
Development Authorities, Housing Boards etc. which are selected by
State Government/SLSMC for implementing PMAY– Housing for All
(Urban) Mission.

8. EWS, LIG and SLUM
 EWS: Households having an annual
income up to Rs. 3 lakh. States/UTs have
the flexibility to redefine the annual
income criteria in consultation with the
Centre.
 LIG households are defined as households
having an annual income between
Rs.3,00,001and Rs.6,00,000. States/UTs
shall have the flexibility to redefine the
annual income criteria as per local
conditions in consultation with the Centre.
 SLUM: A compact area of at least 300
population or about 60-70 households of
poorly built congested tenements, in
unhygienic environment usually with
inadequate infrastructure and lacking in

9. Factors affecting AFFORDABLE HOUSING
 Different definitions of affordable housing.
Factors influencing affordability include;
• Household size
• Geographic location
• Income and Expenditure
• Liabilities/commitments
• Savings
• Disposable income
Thus affordability is a relative term linked to
one’s income, expenditure, savings, liabilities
and commitments and primarily disposable
income.
Perception of affordability will differ from
individual to individual.

10. PMAY – HOUSING FOR ALL
 Thus, Mission with all its components has become
effective from the date 17.06.2015 and will be
implemented upto 31.03.2022.
 All statutory towns as per Census 2011 and towns
notified subsequently would be eligible for coverage
under the Mission.
 The houses constructed/acquired with central assistance
under the mission should be in the name of the female
head of the household or in the joint name of the male
head of the household and his wife, and only in cases
when there is no adult female member in the family, the
house can be in the name of male member of the
household.

11. Implementation Methodology

12. Then we have Homelessness
• Homeless—those in shelters or in a
public or private place not designed for,
or ordinarily used as, a regular sleeping
accommodation for people
• Hidden homeless—living with relatives
or friends in overcrowded conditions or
living in substandard housing.

13. Homeless
Who are the homeless?
• Living on footpaths, and slums
• Living in temporary shelters (construction and farm
workers)
• Living in unsafe houses
• Living with friends and relatives
• Living on sharing basis
• Children/Old age people living in government or
private shelters
Need for house/shelter is fundamental to the human
being however owning a shelter is not. Thus affordable
housing is important.

14. AFFORDABLE HOUSING INCLUDES
• Ownership based
housing
• Social housing
• Rented housing
owned and managed
by the state or non
profit organisations
or combination of
two.
Affordable housing also
refers to a number of
forms like emergency
shelters, transitional
housing, social or
subsidized housing,
formal and informal
rental, indigenous
housing and affordable

15. Consumer class (Annual
household income at 2001-02
prices)
Distribution of
households
(Millions)
Distribution of
households (%)
Annual
growth
(%)
2001-
02
2009-
10
2001-
02
2009-10
Deprived (Below Rs 90,000) 135.4 114.4 71.9 51.5 -21
Aspirers (Rs 90,000 – 2 lakh) 41.3 75.3 21.9 33.9 7.8
Middle class ( 2 lakh – 10 lakh) 10.7 28.4 5.7 12.8 12.9
Rich (more than 10 lakh) 0.8 3.8 0.4 1.7 21.4
Total 188.2 221.9 100 100 21
Classification of the Indian consumerclass by income

16. Consumption India
2005
India
(2025)
Chin
a
2005
Brazi
l
2005
US
2005
German
y (2005)
South
Korea
(2005)
Food, Beverages
and Tobacco
42 25 35 19 15 21 23
Transportation 17 20 6 13 11 17 12
Housing and utilities 12 10 9 22 19 27 18
Personal Products
and services
8 11 4 8 14 10 13
Healthcare 7 13 7 6 19 4 8
Apparel 6 5 11 6 4 5 4
Education and
recreation
5 9 15 13 12 8 16
Household products 3 3 6 9 5 7 4
Communication 2 6 7 4 1 1 2
Comparativestudyof consumptionpatternof differentitems

18. Households by number of
dwelling units (2011) in Mumbai
No exclusive room
One room
Two rooms
Three rooms
Four rooms
Five rooms
Six or more rooms
8%
1%
3%10%
21%
57%
1%

20. Affordability
 Slum dwellers
 Monthly income: Rs 3000-6000
 Disposable income: Rs 500-1000 (@15%)
 Workers in unorganised sectors
 Monthly income: Rs 6000-10000
 Disposable income: Rs 1000-1500 (@15%)
 Low income group people
 Monthly income: Rs10000-20000
 Disposable income: Rs 2000-4000 (@20%)
 Therefore slum dweller or a person working
in unorganised sector can afford @ 1000 per
month.

21. HDFC Loan EMI calculator
 Amount: Rs 1,00,000
 ROI: 10.4%, Loan Tenure: 20 years: EMI: Rs 992 per
month
 Therefore to make house affordable for a slum dweller or
person from unorganised sector, cost of house should be
about 1 to 1.5 lakh.
 Or with the present definition, cost of affordable house
should be about ?.
 In case, cost is more than such cost, government subsidy
would be required.

22. Trends in Housing Finance
• Main beneficiaries -
salaried class,
professionals and tax
payers
• Challenge for Low Income
Housing – “Accessibility”
and “Affordability” of
Housing.
1. About 28% of India’s
Population lives in
Urban Areas and
23.1% of the Urban
Population lives in
slums
2. About 28% of the total
Urban Population lives
below poverty

23. Housing Policies over the years
 First National Housing Policy in India formulated in 1988.
 New National Housing Policy in August, 1994.
 Further, new National Housing & Habitat Policy announced in July,
1998.
 However, all these policies were generic and applicable to both rural
and urban areas.
 Taking into account emerging challenges of required shelter and
growth of slums, the first ever urban areas specific National Urban
Housing and Habitat Policy, 2007.

24. SHORTAGE OF HOUSING
 Total housing shortage in the country was projected as
18.78 million in the beginning of the 12th Five Year Plan
(2012-17).
 90 per cent of shortage exists for the EWS/LIG section of
society.
 Also according to a report of the Ministry of Housing and
Urban Poverty Alleviation, though the shortage of
housing units in urban areas was 18.7 million mostly for
EWS/LIG category.
 11 million houses were lying vacant indicating very low
demand for higher type of quarters. Further inventory is
going to be increased in the scheme of smart cities.
(2007)

26. 11.8
4.35
2.35
18.09
6.8
3.11
29.79
6.21
3.3
41.17
8.08
2.7
47.49
9.16
2.18
0
5
10
15
20
25
30
35
40
45
50NoofHouses(inMillion)
1971
(18.5)
1981
(28)
1991
(39.3)
2001
(52.06)
2007
(58.83)
Year
Pucca
Semi-Pucca
Kutcha
*
* Source: Technical Group on Estimation of Urban
Housing Shortage, NBO, MoHUPA
The figure in Parenthesis is the total housing stock (in Million)
Quality of Housing Stock

27. 0
20
40
60
80
100
120
1981 1991 2001 2017
Growthof Slum
Growth of Slum
28
46
61.8
104 (Projected)
(In 2001, 24.13% population was in slums on all India basis. In 2011,
population of the country was 1210.98 m )
Decadal Growth Rate of Slums is 34% (Ministry of HUPA). The slum
households are projected to go upto 18 million.

29. COST OF CONSTRUCTION
• ‘Land’ and ‘colonisation’ being State subjects, Housing is a State
subject and the responsibility for tackling the housing shortage
primarily vests with the State Governments.
• As against total requirement of Rs.600,000 crore allocation made to
this Ministry under 11th Plan for Housing:
 - for JNNURM Rs. 18000 crore
 - for ISHUP (Interest Subsidy Scheme for Housing the
Urban Poor) Rs. 1100 crore
 - for AHIP (Affordable Housing in Partnership)
Rs. 5000
crore
 Total Rs. 24100 crore (4%)
Total requirement
including basic
infrastructure
Rs.600,000 crore

30. Cost of construction - II
 If demand of EWS flat is considered as 17 million and plinth
area as 25 sqm and cost of construction as Rs 20000 per sqm
with normal specifications, cost of construction is estimated to
be Rs 8,50,000 crore to remove all urban slums. Such funding
may be difficult by the government alone as total plan
expenditure of 2015-16 of central government is Rs 4,65,277
crore. Hence either additional resources will have to be
searched or the scheme will have to be implemented in
phases. In case, the scheme is implemented only by central
government, funding of 8,50,000 crore will be met in 17 years if
50,000 crore is allocated annually and there is no inflation
though there appears to be no chance of the same. Even if
funding is shared equally by central government and state
governments, it may take about 8-9 years if there is no
inflation. Thus, public has to share the expenditure or some
other schemes like “Rental housing” are to be launched
simultaneously.

31. Interest Subsidy Scheme
for Urban Poor
 A new Pilot Scheme for providing interest subsidy on
housing loans availed by EWS/LIG availed for
acquisition/construction of house
 Encourages poor sections to avail of loan facilities
through Banks/HFCs
 Subsidy will be 5% on the interest charge for EWS/LIG
upto Rs.1 lakh for the full period of the loan
 Loan repayment period permissible 15 to 20 years.
 Levy of pre-payment charges would not be permitted.
 Targets to cover 0.31 million households under
EWS/LIG segments Borrowers should have plot.
 Total subsidy during 11th Plan Rs.1100 crore.

32. Jawaharlal Nehru National Urban
Mission (JNNURM)
• JNNURM was launched in December 2005 with aim to cover
construction of 1.5 m houses for urban poor during the
Mission period (2005- 2012).
• It has two Sub-Missions :
• Basic Services for the Urban Poor (BSUP) seeks to
provided seven entitlements/services - security of tenure,
affordable housing, water, sanitation, health, education and
social security in low income segments in the 65 Mission
Cities.
• The Integrated Housing and Slum Development Programme
(IHSDP) sought to provide the above mentioned 7
entitlements, services in towns/cities other than the Mission
Cities.

33. Jawaharlal Nehru National Urban Mission
(JNNURM)…contd.
• Under JNNURM, more than 1.5
million houses have been
sanctioned for the poor
• About 1300 projects have been
sanctioned covering urban India
• These projects involve an outlay of
more than Rs.33,860 crore and
Central Govt. subsidy of Rs.18,500
crore.

34. Affordable Housing in Partnership :
Modification in JNNURM
• Modification in the guidelines of JNNURM (BSUP) to
facilitate and incentivize land assembly for affordable
housing.
• Provision of central assistance of 25% for the cost of the
provision of civic services for projects for affordable
housing at an approximate cost of Rs.5000 crore.
• The objective of the scheme would be to support the
construction of 1 million affordable dwelling units in the
first phase, with a minimum of 0.25 million EWS dwelling
units.
• Disbursement of funds linked to the actual provision of
amenities. A normative cap per EWS/LIG dwelling unit to
be fixed in consultation with the States for the purpose.

35. Affordable Housing in Partnership :
Modification in JNNURM…contd.
 Criterion for eligible projects:
 Dwelling units was a mix of EWS/LIG/MIG categories with
the maximum size of a dwelling unit being at 1200 sq.ft
super area, with at least 25% of them for EWS of 300 sq. ft.
 The States encouraged to promote projects in the Public
Private Partnership (PPP) mode in a manner in which there are
competing private sector suppliers in the market for
affordable housing.
 State Governments could also consider seeding new areas for
development through their Housing Boards, Development
Authorities as well as through the various employee welfare
organizations.
 The scheme operated in the same manner as the JNNURM.

36. Policy under PMAY – Housing for All
 Central grant of Rs. one lakh per house, on an average, will be
available under the slum rehabilitation programme.
 A State Government would have flexibility in deploying this
slum rehabilitation grant to any slum rehabilitation project
taken for development using land as a resource for providing
houses to slum dwellers.
 Under the Credit Linked Interest Subsidy component, interest
subsidy of 6.5 percent on housing loans availed upto a tenure
of 15 years will be provided to EWS/LIG categories, wherein
the subsidy pay-out on NPV basis would be about Rs.2.3 lakh
per house for both the categories. Central assistance at the
rate of Rs.1.5 lakh per house for EWS category will be provided
under the Affordable Housing in Partnership and Beneficiary-
led individual house construction or enhancement. State
Government or their parastatals like Housing Boards can take
up project of affordable housing to avail the Central
Government grant.
 Houses constructed under the mission would be allotted in the
name of the female head of the households or in the joint name
of the male head of the household and his wife.

37. Sl
no.
state No. Of
cities for
funding
Proposal
s
considere
d
EWS
houses
Central
assistan
ce
Central
assistance
released
1 A&N Island (UT)
2 Andhra Pradesh 59 110 193147 2897.21 334.95
3 Arunachal
Pradesh
4 Assam
5 Bihar 85 85 30,216 453.24 7.12
6 Chandigarh (UT)
7 Chhattisgarh 9 11 12,670 190.05 76.02
8 D&N Haveli (UT)
9 Daman & Diu (UT)
10 Delhi (UT)
11 Goa
12 Gujarat 12 77 66,983 853.62 90.75
13 Haryana
PMAY: Physical& Financial Progress (Rs in Crore) as on 01.04.2016

38. Sl
no.
state No. Of
cities for
funding
Proposal
s
onsidered
EWS
houses
Central
assistanc
e
involved
Central
assistanc
e
released
17 Karnataka 15 21 16,522 247.83 -
18 Kerala
19 Lakshdweep
(UT)
20 MP 37 45 43,393 644.12 115.45
21 Maharashtra
22 Manipur
23 Meghalaya
24 Mizoram 8 8 10,286 154.29 8.18
25 Nagaland
26 Orissa 2 6 11,548 143.22 33.29
27 Puducherry
(UT)
28 Punjab
29 Rajasthan 19 23 12,307 184.61 37.53
30 Sikkim

39. Sl
no.
state No. Of
cities for
funding
Proposal
s
onsidered
EWS
houses
Central
assistanc
e
involved
Central
assistanc
e
released
33 Tripura
34 UP
35 Uttrakhand 19 21 2,757 41.36 -
36 West Bengal 108 108 74.880 1,123.20 88.85
Grand Total :- 658 903 6,10,519 8969.88 1144.39
Total EWS houses = 6,10,519
Estimated Cost: 36,600 crore considering Rs 2000 psf cost
of 300 sqft plinth area.
Development cost?
Central assistance: @ 9000 crore
Balance?
Land: Free ?

40. Issues in the development
 Land availability and political issues
 Availability of Finance with states
 Availability of loans to EWS and LIG persons
 Cost of bulk services, development and amenities
 Ownership title
 Approvals from local bodies and other regulatory
bodies
 Job availability near to residential place
 Availability of construction materials
 Cost inflation
 Quality
 Other issues of subsidies forcing slum dwellers
not to shift

41. AVAILABILITY OF LAND
 MAJOR ISSUE, ALSO A POLITICAL ISSUE
 IN SITU DEVELOPMENT AS FAR AS
POSSIBLE FOR SLUM DWELLERS
 LAND AS RESOURCE
 EXTRA FSI FOR CONSTRUCTION OF
HIGHER TYPE OF FLATS FOR
DEVELOPING SLUMS

42. AVAILABILITY OF FINANCE
 Central government through subsidy and
sponsored schemes
 State governments/ULBs
 Through PPP models (It would be related to
housing shortage in upper group i.e. MIG and
rich.
 Appears to be tough task
As already discussed, PMAY will be implemented by
four models i.e. “in situ” slum redevelopment,
credit linked subsidy, AHP with private sector or
public sector including Parastatal agencies and
through subsidy for beneficiary led individual
house construction.

43. Suggested financial model
 From the resources already identified by the Government as mentioned above.
 From CSR as under the Companies Act, 2013, any company having a net worth of
rupees 500 crore or more or a turnover of rupees 1,000 crore or more or a net profit
of rupees 5 crore has to spend at least 2% of last 3 years average net profits on CSR
activities. As per the pre-budget survey for 2014-15, the net profit of 163 profit-
making CPSEs during 2013-14 was Rs 1,49,164 crore. Net profit of private companies
is even more. Though exact data are not available, total net profit may be around
5,00,000 crore. If 2% is calculated on this amount, it works out to be 10,000 crore. In
seven years, this amount may be more than 70,000 crore.
 From cess collected under the Building and Other Construction Workers Act
(BOCWA) 1996. As on 30.09.2013, cess collected under the BOCWA was 11,599.34
crore. This amount should be used for construction of “rented housing” for
construction workers. Construction workers are largely living in slums and are of
migratory force in nature. Governments either should use this amount for
construction of affordable housing for slum dwellers or construct “Affordable Rental
housing” for construction workers.
 Partly from redevelopment projects undertaken by the builders. Cost of construction
can only be recovered either from middle income group to whom banks can finance
the cost or high income group.
 Through “Rental Housing” with or without ownership rights through PPP model or

44. Availability of loans to ews/lig
 People living in slums may be provided free of cost
house or at nominal rental cost. In case, allottee
continues for a fixed period say 15 years, ownership
title can be transferred.
 Others may be provided loan by the banks.
 Simultaneously rental housing should be allowed for
migratory workers and employees.
Affordability of loan is calculated by the banks with a definite formula. In
our country, minimum wage of an unskilled worker is about Rs 6000. If
eligibility of house loan is calculated say from HDFC website, one having
monthly income of Rs 10000 will have to pay EMI of Rs 4000 if paid for 30
years for eligible loan amount of Rs 4,40,882/-. Therefore, an allottee of
affordable housing under EWS category may not afford to pay EMI of Rs
4000. Also, income of slum dwellers or workers is not perennial and thus

45. Approvals of local bodies
 Delays are 2-5 years. It will increase cost of construction and
leads to delay. Central government and state governments
should chalk out a programme of submission of
drawings/documents from registered
architects/engineers/government organisations in place of
formal approvals.

46. IMPLEMENTATION MODEL IN PMAY – HOUSING FOR ALL
 Through “In situ” slum redevelopment in which land would be used
as a resource with private participation, and allowing extra
FSI/TDR/FAR if required, to make projects financially viable.
 In second model credit linked subsidy would be provided for
affordable housing. Interest subvention subsidy will be granted for
EWS and LIG for new houses or incremental housing. Credit linked
subsidy component is being implemented as a Central Sector Scheme
while other three components as Centrally Sponsored Scheme (CSS).
 Third model for affordable housing is in partnership with private
sector or public sector including parastatal agencies in which central
assistance per EWS house in affordable housing projects will be
provided where 35% of constructed houses are for EWS category.
 Fourth model includes subsidy for beneficiary led individual house
construction of individuals of EWS category requiring individual
house for which states are required to prepare a separate project for
such beneficiaries but no isolated/splintered beneficiary to be
covered.

47. CREDIT LINKEDSUBSIDY SCHEME (CLSS)
 Credit linked subsidy will be provided on home loans taken by
eligible urban poor (EWS/LIG) for acquisition, construction of
house.
 Beneficiaries of Economically Weaker section (EWS) and Low
Income Group (LIG) seeking housing loans from Banks,
 Housing Finance Companies and other such institutions would
be eligible for an interest subsidy at the rate of 6.5 % for a
tenure of 15 years or during tenure of loan whichever is lower.
The Net Present Value (NPV) of the interest subsidy will be
calculated at a discount rate of 9 %.
 The credit linked subsidy will be available only for loan
amounts upto Rs 6 lakhs and additional loans beyond Rs. 6
lakhs, if any, will be at nonsubsidized rate. Interest subsidy will
be credited upfront to the loan account of beneficiaries
through lending institutions resulting in reduced effective
housing loan and Equated Monthly Instalment (EMI).

48. CREDIT LINKEDSUBSIDY SCHEME (CLSS)
 Credit linked subsidy would be available for housing loans availed for
new construction and addition of rooms, kitchen, toilet etc. to existing
dwellings as incremental housing. The carpet area of houses being
constructed under this component of the mission should be upto 30
square metres and 60 square metres for EWS and LIG, respectively in
order to avail of this credit linked subsidy. The beneficiary, at his/her
discretion, can build a house of larger area but interest subvention
would be limited to first Rs. 6 lakh only.
 HUDCO and National Housing Bank (NHB) have been identified as
Central Nodal Agencies (CNAs) to channelize this subsidy to the
lending institutions and for monitoring the progress of this
component. Ministry may notify other institutions as CNA in future.
 Under the Mission, beneficiaries can take advantage under one
component only.
 For a loan of Rs 600,000, Rate of Interest as 9%, total Loan Period – 15
years, Number of EMIs180, Subsidy Amount would be Rs 220,187.

49. Technical guidelines, Capacity building and construction
materials
 A technical cell will be setup in the Building
Materials and Technology Promotion Council
(BMTPC) under the Ministry to support the Sub-
mission.
 The Sub-Mission will work on following aspects:
 • Design & Planning
• Innovative technologies & materials
• Green buildings using natural resources and
• Earthquake and other disaster resistant
technologies and designs. Simple concept of
designs ensuring adequate sunlight and air should
be adopted.

50. PRESENT STATUS
 MoU SIGNED WITH 28 STATES/UT.
 2508 Cities Selected (438 Class I cities) of 26 States/UTs)
 658 cities considered for subsidy by GoI as on 1.4.2016.
 903 proposals considered from 15 states for Rs 610519
EWS houses, involving central subsidy of Rs 8969.88
crore out of which 1144.39 crore released.

51. CHHATISGARHHAS TAKENA LEAD
 Central government has already
approved the project submitted by
Government of Chhattisgarh in
October 2015 comprising the
proposal of construction of 26034
houses in 11 cities and towns in the
state, of which 12,670 units are for
economically weaker sections
(EWS) and remaining for low
income group (LIG) category. Also
government of India during
November 2015 approved scheme
of 2,28,204 houses for urban poor
in five states including Andhra
Pradesh, Telangana, Tamilnadu,
Gujarat and Rajasthan though
maximum number of houses will be
in Andhra Pradesh numbering to
1,93,147. Central government will
provide an assistance of Rs 3231
crore. These houses will be

52. Construction issues
 Low plinth/carpet area
 Combined facilities
like toilets, bath
rooms
 Low specifications
 Low cost materials
 Low quality
construction
 Inadequate external
development
 Construction at
distant places
The data indicates that as many
as 98% of the houses built in
Delhi under JNNURM and Rajiv
Awas Yojana are lying vacant
while overall 2,37,546 houses are
lying vacant out of 9,80,216
constructed in various states.
Vacant houses constructed
under the two schemes account
for 79% in Madhya Pradesh,
followed by Punjab 78%,
Himachal Pradesh 63%,
Chhattisgarh (48%), Maharashtra
(43%), Sikkim (43%), Andhra

53.  Place of construction, technology,
specifications and quality of construction, if not
taken care, affordable housing under PMAY
may have similar fate. Precast construction
technology though may save some time of
construction but is not very suitable for high
rise buildings, have low aesthetic and are to
be examined for disaster resistant criterion.

54. Capacity Building
 Another issue to be examined is availability of labour and basic
construction materials like sand, aggregates and cement.
Construction of 20 million houses in 7 years may require about 3
million houses each year. 3 million houses of even 25 sqm area
means 75 million sqm space excluding circulation area. It will
require about 150000 crore investment each year which will
require workers worth minimum Rs 30000 crore even if 20% cost is
considered as labour component. It means per day labour
payment of Rs 100 crore if 300 days working days are considered
in a year. Even if Rs 250 per day wage is considered, 40 lakh
workers will be required on continuous basis in addition to already
engaged workers in different construction activities. In case, these
workers are brought from rural areas, construction of new slums
cannot be ruled out as there is no place for living such additional
construction workers. Apart from this 100 smart cities are being
developed, thus there will be a need of large number of workers

55. Materials and technology
 Sand
 Aggregates
 Prefab construction (Only few companies
and may have monopoly and charge high
profits)

56. MonolithicConcrete ConstructionSystemusing Plastic- Aluminium
Formwork
 In this system, in place of traditional RCC framed construction
of columns and beams; all walls, floors, slabs, columns,
beams, stairs, together with door and window openings are
cast-in-place monolithically using appropriate grade of
concrete in one operation. The specially custom designed
modular formwork made up of Aluminium/ Plastic/Aluminium-
Plastic Composite is easy to handle with minimum labour &
without use of any equipment. Being modular formwork
system, it facilitates in rapid construction of multiple/mass unit
scale.
 Formwork system is propriety system
and designed as per loading requirements of
the structure. It has adequate stiffness to
weight ratio, yielding minimum
deflection under concrete loading.

57.  The formwork made of Aluminium Extruded Section conforming to IS
733:1983 and PVC of Grade PVC 67G ER01 in in accordance with IS
10151:1982. It consists of different sections including starter of MS
Angle, top frame of aluminium channels, wall panels, slab panels &
truss.
 Under Performance Appraisal Certification Scheme, the present
formwork system manufactured by M/s Sintex Industries, Ahmedabad,
has been evaluated and certified by BMTPC (PAC No. 1006-A/2011).
 Thickness of the wall is generally 100 mm with the centrally placed
reinforcement. Therefore, adequate cover is likely to be maintained, as a
result high durability is achieved.
 All electric and plumbing fixtures, lines have to be pre-planned and placed
appropriately before pouring concrete in RC walls & slabs. Post
construction alternation is not desirable.
 Economy of scale depends upon the volume of work and number of
repetition of the formwork. To achieve economy, minimum 100 repetitions
are desirable.

58.  Major Completed Project
 1) Houses in Bangalore for Karnataka Slum Development
Board. 2) Houses in Mysore for Karnataka Slum
Development Board. 3) Houses in Bangalore for Bangalore
Development Authority & several other projects in major cities
of India, among many others...
 Limitation
 1) A lead time of about 3 months is required for initiation of
work, as the formwork are custom designed, manufactured
and prototype approved before manufacturing required
number of sets of formwork. 2) Capital cost to initiate
construction is high and may require regular flow of funds. 3)
Post construction alterations are difficult. 4) All the service
lines are to be pre-planned in advance. 4) Not much saving in
construction in one storey structure

59. ExpandedPolystyrene Core Panel System
 Expanded Polystyrene (EPS) Core Panel System is based on
factory made panels, consisting of self extinguishing expanded
polystyrene sheet (generally corrugated) with minimum density
of 15Kg/m3 , thickness not less than 60 mm, sandwitched
between two engineered sheet of welded wire fabric mesh,
made of high strength galvanized wire of 2.5 mm to 3 mm dia. A
3 mm to 4 mm dia galvanized steel truss wire is pierced
completely through the polystyrene core at the offset angle for
superior strength and welded to each of the outer layer sheet
of steel welded wire fabric mesh. The panels are finished at the
site using minimum 30 mm thick shotcrete of cement & coarse
sand in the ratio of 1:4 applied under pressure.
 The viability depends upon the quantum of work. Generally
requirements of 1.5 lakh sqm of panel per year for minimum
period of three years makes the plant viable.
 BMTPC under Performance Appraisal Certification Scheme has
evaluated the System by EMMEDUE SPA, Italy and issued
Performance Appraisal Certificate No 1010-S/2014

60. Industrialized3-S Systemusing Precast RCCColumns, Beams & Cellular Light Weight
Concrete Precast RCCSlabs
 The industrialized total prefab construction technology, being
used since 1972, is based on factory mass manufactured
structural prefab components conforming to provisions of
relevant Indian Standards. The major precast elements are: •
RCC hollow columns with notches • RCC solid beams
(T/L/Square Shape) • Staircase • RCC precast slab • AAC
precast slab • AAC precast block In the system, precast dense
concrete hollow column shell of appropriate sizes are used in
combination with precast dense concrete rectangular / ‘T’
shape / ‘L’ Shape beams with light weight reinforced autoclaved
cellular concrete/Precast RCC slabs for floors and roofs. The
hollow columns are grouted with appropriate grade of in situ
concrete. All the components and jointing of various structures
are accomplished through on-site concerting along with
secured embedded reinforcement of appropriate size, length
and configuration to ensure monolithic continuous resilient,
ductile and durable behaviour. Autoclaved Aerated Concrete
(AAC) slabs can be used as floor / roof slabs. Joints are filled
with reinforced screed concrete (minimum 40 mm thick) of M20
grade minimum. RCC screed is laid over entire area of slab
before flooring / water proofing. Projects done by BG Shirke,

61. Speed Floor System
 Speedfloor is a composite floor system using both
steel and concrete
 The Speed floor composite flooring system is suitable
for use in all types of construction including: • Steel
frames structures • RCC frame buildings • Poured
insitu or precast concrete frames • Light gauge steel
frames • Conventional Structural brick wall
constructions etc The range of end uses include : •
General individual Houses • Multi-storey residential
blocks • Single and multi-storey retail developments •
Mezzanine floors • Car parks and storage buildings •
Multi-storey office complexes etc.

62. Glass Fibre ReinforcedGypsum(GFRG) Panel Building
System
 Glass Fibre Reinforced Gypsum (GFRG) Panel also known as
Rapidwall is made-up of calcined gypsum plaster, reinforced with
glass fibers. The panel was originally developed by GFRG Building
System Australia and used since 1990 in Australia for mass scale
building construction. In recent times, these panels are being
produced in India and the technology is being used in India.
 GFRG panels may generally be used in following ways: i) As load
Bearing Walling – With cavities filled with reinforced concrete is
suitable for multi – storeyed housing. In single or two storeyed
construction, the cavities can remain unfilled or suitably filled with
non – structural core filling such as insulation, sand, quarry dust,
polyurethane or light weight concrete. ii) As partition walls in multi
storeyed frame buildings. Panels can also be filled suitably. Such
walls can also be used as cladding for industrial buildings or sport
facilities etc. iii) As compound walls / security walls. iv) As horizontal
floor slabs / roof slabs with reinforced concrete micro beams and
screed (T-beam action). This system can also be used in inclined
configuration, such as staircase waist slab and pitched roofing.

63. Factory Made Fast Track Modular Building System
 Factory Made Fast Track Modular Building System comprises
of prefabricated steel structure with different walling
components. About 70 percent of the work is done in the
factory with minimal usage of concrete, which enables system
to deliver the building within a few days of work at site. The
steel moduled are pre-fitted with flooring, ceiling tiles,
electrical and plumbing fittings. The assembled steel modules
are transported to the site for installation which is done using
crane and other required machineries. Once all the
components are assembled and erected at site, factory made
3–D Expanded Polystyrene (EPS) wall panels are fixed and
shotcreting is done from both sides.

64. Light Gauge Steel FramedStructures (LGSF)
 Light Gauge Steel Framed Structures (LGSF) is
based on factory made galvanized light gauge
steel components, designed as per codal
requirements. The system is produced by cold
forming method and assembled as panels at
site forming structural steel framework of a
building of varying sizes of wall and floor.

65. conclusions
To make affordable housing successful, the
issues need to be addressed;
 Financial
 Personnel, Materials and technology
 Capacity building
 Regulatory issues
 Land issue
 Quality issue
 Integration with social housing
 Monopoly and monotony should be
considered while selecting prefab
construction.