urban housing

1. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 139
5.2.2 HOUSING MANAGEMENT
DEFINITION:
The management of tenanted property by a landlord, agency, etc
HOUSING MANAGEMENT INCLUDES:
 allocating housing to new and existing tenants
 providing appropriate tenancy agreements and managing them
 organizing repairs
 providing housing support, information and advice
 Dealing with problems between neighbors’.
HOUSING MANAGEMENT CYCLE:
TASK OF MANAGEMENT PROCESS (AFTER CONSTRUCTION)
1. Sales and marketing
2. Legal & registration
3. Possession & occupancy
4. Facility management
5. Common area maintenance
6. Repair and reconstruction of building & infrastructure

2. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 140
1. SALES AND MARKETING
1. PUBLIC HOUSING PROJECTS
 Housing board /developing authority sales and marketing done by lottery
method or open advertisement method .
Highlights:
Everybody get fair opportunities
2. PRIVATE HOUSING PROJECTS / JOINT VENTURE
 sales and marketing usually done by third party agency (broker)
 they can follow “first come first serve” methods and lottery methods
Payment methods for sales and marketing
I.CONSTRUCTION LINKED PAYMENT
A CLP plan is a payment plan in which, the buyer, builder and the loan/financing company enter
a tripartite agreement. The buyer makes an initial payment to the builder. Thereon, the
bank/financing company finances the builder with installments at the completion of pre-
determined construction milestones of the project, commonly referred to as slabs.
The final payment is made at the time of completion. During this time, the buyer pays a pre-
EMI interest on the home loan to the bank. Once the construction is complete, the buyer starts
paying an EMI to the bank/financing corporation.
WHAT ARE THE VARIATIONS IN PAYMENT?
• The initial booking amount is usually about 20-25 per cent of the total cost of the apartment.
The installments may vary according to the stage of completion depending on the builder and
the project.
• The payment during each slab varies between 15-20 per cent. These charges usually include
base price, preferential location charges (if any) and other development charges.
• The final payment includes about 10-15 per cent of the total cost.
• In certain variations of CLP, the buyer makes a booking by paying about 5 per cent of the cost
or a lump sum amount and pays about 15-20 per cent within 30-45 days during the agreement.
There can also be other minor variations of the CLP.

3. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 141
WHAT ARE THE ADVANTAGES AND DISADVANTAGES?
II.DOWN PAYMENT
The developer, typically, keeps the initial payment or down payment low, usually 5-20%
of the property value, so that the deal looks easy on the pocket. The remaining amount
is to be paid at the time of possession.
ADVANTAGE:
 There is the possibility to get discount of 5% to 10%
III.DEFERRED PAYMENT
A Deferred Payment Agreement is a loan or arrangement with your local authority that's
secured against your home at a fixed interest rate. However, while local authorities can
charge interest they may choose not to.
The loan is set up start to be repaid after completion of construction.
ADVANTAGE:
 You’ll have complete certainty about the cost of your care fees being deferred
and how this debt will be repaid.
 If the local authorities charges interest as part of your agreement, the interest
rate will be reviewed twice a year and there is statutory limit on the maximum
rate that can be charged.
 The set-up cost and any annual administration charges can be paid separately or
added to the loan amount.

4. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 142
2. LEGAL & REGISTRATION
Without getting all the documents in place, the process of your home purchase is not complete.
Here is how to register it to become the lawful owner of your home:
STAMP DUTY
 Stamp duty is a form of tax levied on any transaction by way of which people
create or extinguish any right or liability. Sale deed, gift deed, partition deed,
conveyance deed, power of attorney and lease deed are some of the documents
on which stamp duty is payable. In real estate, stamp duty forms a major
component of costs involved in property registration.
 The Indian Stamp Act and the Registration Act govern stamp duty. Stamp duty
and registration charges are to be paid to state governments by the buyer while
transferring the ownership of property. Being a state tax, rates vary from state to
state. Stamp duty charges and registration fees in most states are paid in the
terms of percentage of the total transaction value.
 Typically, states have higher stamp duty charges for urban areas and offer rebate
to women home buyers to encourage their ownership over family assets.
REGISTRATION OF PROPERTY DOCUMENTS
 Once stamp duty is paid the document should be registered under the Indian
Registration Act. This is done under the jurisdiction of the Sub-Registrar under
whose local jurisdiction the property is situated. The basic purpose of
registration of documents is to record execution of document. In most of the
states, registration fee is around one per cent of the stamp duty.
3. POSSESSION & OCCUPANCY
Several documents are required during the purchase of a property and obtaining them could
prove to be a tedious process.
Few important documents are possession and occupancy certificate.
POSSESSION LETTER
 The possession letter is issued by the developer in favor of the buyer stating the
date of possession of the property.
 The original copy of this document needs to be produced for securing a home
loan.
 A possession letter alone would not suffice for legal possession of
the property unless OC- Occupancy certificate has been obtained.

5. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 143
OCCUPANCY/COMPLETION CERTIFICATE
Certificate of Occupancy or completion certificate is a document which is issued at the end of
the construction by a local government agency or planning authority. The document is a proof
of the building's compliance with applicable building codes and other laws. It indicates that the
property is in a suitable condition for occupancy.
The developer is responsible for obtaining occupancy certificate and is issued only once the
building has been completed in all respects and is ready to be occupied. A completion
certificate is received by the builder from the metropolitan authorities upon completion of
construction.
To obtain the Occupancy Certificate, the following documents need to be submitted:
 Copy of building sanction plan
 Building Commencement Certificate
 Copy of Building Completion Certificate
 Latest Property Tax receipt
 Copies of No Objection Certificates (NOCs) from pollution board or other
required Authority.
4. FACILITY MANAGEMENT
The role of a facility management in an apartment/Housing society:
 The facility management services are offered by firms which manage the housekeeping
services in an apartment/housing unit.
 The duties of a facility manager vary and depend on the kind of the industry. The
management team in an housing/apartment society is appointed for the maintenance
and up-keeping of the common areas within the development. The managing committee
ensures the common areas of the apartment society are maintained well.
 One of the prime responsibilities of a managing committee in an apartment society is to
maintain the entire society of a residential apartment including the security services,
amenity management and other related maintenance services.
SERVICES MANAGED BY THE MANAGING COMMITTEE:
 Security service
 Household maintenance
 Common area maintenance
 Phone assistants
 Help the residents in organizing events.

6. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 144
HOUSEHOLD MAINTENANCE INCLUDES VARIOUS OTHER SERVICES SUCH AS;
 ELECTRICITY:
The managing committee will hire an electrician to take care of all the electrical
problems in the apartment. Any related issues will be reported to the managing
committee and will be resolved immediately.
 PLUMBING:
The managing committee will appoint a plumber to take care of the plumbing chores
and will ensure that all plumbing issues are solved.
 HOUSEKEEPING:
The managing committee appoints housekeeping staff to maintain all common areas
clean.
KEY FACTORS OF COMMON AREAS IN AN APARTMENT SOCIETY:
 ENSURE ACCESS:
The apartment society should ensure that every apartment owner should have access to
all the common areas in an apartment. In case an apartment owner has failed to pay the
maintenance fee, the apartment association can debar the services to the particular
owner.
 ENSURE THE MAINTENANCE OF COMMONALITY:
The apartment association should ensure that a co-owner should keep a portion of the
common area just for himself/herself. In case the co-owner is violating the rules and is
beyond the control, the apartment association can approach the court and seek
injunction on his/her behalf.
 MAINTENANCE:
An apartment association/facility maintenance group should ensure that all the
common areas are clean and hygienic. Every apartment owner is equally responsible in
maintaining the common areas clean.
 DEMARCATION:
An apartment owners association should ensure that the apartment owners enjoy the
common facilities and that the areas are demarcated in certain portions as the common
areas. If the areas are demarcated, the apartment owners will be compelled to obey the
rules.

7. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 145
The demarcation process should be carried on through mutual consent and cannot be
done if an apartment owner disagrees.
5. COMMON AREA MAINTENANCE
Definition: The contribution or fee paid collectively by the owners of individual units for the
maintenance and upkeep of the non-exclusive areas of the premises is called common area
maintenance.
Description: The common areas are the undivided parts of the commonly owned premises. The
areas such as the parking lot, lawns, corridors, lobbies, elevators, etc are not owned by a single
individual owner .
The responsibility for upkeep and maintenance of these areas is collective.
The contributions made for the same are in the form of a stipulated fee to manage expenses for
the management and repair of any damage to the same.
This amount contributed for operational expenditure on the common areas of the premises is
called common areas maintenance.
In the case of a leased property, the common area maintenance is calculated in the form of a
load factor and is adjusted in the rent.
6. REPAIR AND RECONSTRUCTION OF BUILDING & INFRASTRUCTURE
People living in housing or apartment area experience repair and reconstruction issues or
damages after few years…
Few issues are
 The structure/exterior of the building i.e. the roof, walls, windows and external
doors issues.
 Central heating, gas fires, fireplaces, flues, ventilation and chimneys issues.
 water supply, pipes, sinks, toilets and baths issues
 external drains and guttering issues
 gas pipes, electrical wiring and any appliances provided
 Common areas like lifts and entrances, road, compound wall, street lights etc….
To solve this repair and reconstruction of building & infrastructure…housing association need to
prepare corpus amount and form a association body to appoint service engineers and other
technicians, labors.

8. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 146
5.3. ENVIRONMENTAL ASPECTS AND NATIONAL CALAMITIES AND
DISASTER MITIGATION
5.3.1. ENVIRONMENTAL IMPACT ASSESSMENT (EIA)
Environmental Impact Assessment (EIA) is a process of evaluating the likely environmental
impacts of a proposed project or development, taking into account inter-related socio-
economic, cultural and human-health impacts, both beneficial and adverse.
Environmental Impact Assessment (EIA) as a tool used to identify the environmental, social
and economic impacts of a project prior to decision-making. It aims to predict environmental
impacts at an early stage in project planning and design, find ways and means to reduce
adverse impacts, shape projects to suit the local environment and present the predictions
and options to decision-makers.
By using EIA both environmental and economic benefits can be achieved, such as reduced cost
and time of project implementation and design, avoided treatment/clean-up costs and impacts
of laws and regulations.
Although legislation and practice vary around the world, the fundamental components of an
EIA would necessarily involve the following stages:
a. Screening to determine which projects or developments require a full or partial
impact assessment study;
b. Scoping to identify which potential impacts are relevant to assess (based on
legislative requirements, international conventions, expert knowledge and public
involvement), to identify alternative solutions that avoid, mitigate or compensate
adverse impacts on biodiversity (including the option of not proceeding with the
development, finding alternative designs or sites which avoid the impacts,
incorporating safeguards in the design of the project, or providing compensation for
adverse impacts), and finally to derive terms of reference for the impact assessment;
c. Assessment and evaluation of impacts and development of alternatives, to predict
and identify the likely environmental impacts of a proposed project or development,
including the detailed elaboration of alternatives;
d. Reporting the Environmental Impact Statement (EIS) or EIA report, including an
environmental management plan (EMP), and a non-technical summary for the
general audience.
e. Review of the Environmental Impact Statement (EIS), based on the terms of
reference (scoping) and public (including authority) participation.

9. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 147
f. Decision-making on whether to approve the project or not, and under what
conditions; and
g. Monitoring, compliance, enforcement and environmental auditing.
Monitor whether the predicted impacts and proposed mitigation measures occur
as defined in the EMP. Verify the compliance of proponent with the EMP, to ensure
that unpredicted impacts or failed mitigation measures are identified and
addressed in a timely fashion.
5.3.2. DISASTER RESPONSE/ MITIGATION
INTRODUCTION:
Disasters have always co-existed with civilization. With technological advancement,
development initiatives resulted in the creation of many infrastructure and permanent assets.
Gradually material development detached man from nature on one hand and increased
vulnerability of the human population on the other. The progressive increase in loss of life,
property and deleterious effect on environment due to disasters moved the international
community to look at Disaster Management in a new perspective, which transcends
international barriers, anticipates possible threats and enables tackling of disasters from the
pre-stage.
CALAMITIES AND DISASTER MANAGEMENT
NATURAL HAZARDS MANMADE DISASTERS
• Earthquake Fire
• Tsunami Chemical Hazard
• Cyclone Accidents
• Flood
• Drought
• Landslide

10. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 148
VARIOUS TYPES OF HAZARDS AND ITS CALAMITY
S.NO CALAMITY HAZARDS
01 Geological 1. Earthquake
2. Tsunami
3. Volcanic eruption
4. Landslide
5. Dam burst
6. Mine fire
02 Water & Climatic Hazards 1. Tropical cyclone
2. Floods
3. Drought
4. Landslide
5. Sea erosion
6. Heat & cold wave
7. Hailstorm
03 Environmental 1. Deforestation
2. Desertification
3. Pest infection
4. Environmental pollution
04 Biological 1. Human/ animal epidemics
2. Food poisoning
3. Weapons of Mass Destruction
05 Industrial and nuclear accidents 1. Oil spills
2. Nuclear bomb 3. Industrial fire
06 Accident related 1.Forest fire
2. Motor accidents
3. Building collapse
4. Mine flooding
5. Electric accidents

11. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 149
DISASTER MITIGATION METHODS/MEASURES
DISASTER RISK MANAGEMENT
Disaster-risk management is the systematic process of using administrative directives,
organizations, and operational skills/capacities to implement strategies, policies and improved
coping capacities; in order to lessen the adverse impacts of hazards, and the possibility of
disaster.
When successful, disaster-risk management efforts aim to reduce the effects of hazards,
through activities and measures related to prevention, mitigation, and preparedness.
EMERGENCY AND DISASTER MANAGEMENT
Disaster management focuses on the organization and management of resources and
responsibilities to address all aspects of emergencies and disasters; including preparedness,
response and initial recovery steps.
While emergencies are events that can be managed with local resources, disasters are by
definition those events that surpass the responders capacity on the ground to manage them
locally, hence requiring external assistance to be managed.
Emergency and disaster management encompass three types of phases:
response, rehabilitation and recovery. While response and rehabilitation efforts are conducted
in the days and weeks following the onset of the disaster, recovery efforts are conducted in the
months and years after the onset and include reconstruction of infrastructure and the
restoration of livelihoods.
ASPECTS OF DISASTER MANAGEMENT

12. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 150
RISK & VULNERABILITY:
I.RISK
 Risk (or more specifically, disaster risk) is the potential disaster losses (in terms of lives,
health status, livelihoods, assets and services) which could occur to a particular
community or a society over some specified future time period.
 It considers the probability of harmful consequences, or expected losses (deaths,
injuries, property, livelihoods, economic activity disrupted or environmentally damaged)
resulting from interactions between natural or human induced hazards and vulnerable
conditions.
 Risk can be calculated using the following equation:
Risk = Probability of Hazard x Degree of Vulnerability.
There are different ways of dealing with risk, such as:
1. Risk Acceptance: an informed decision to accept the possible consequences and
likelihood of a particular risk.
2. Risk Avoidance: an informed decision to avoid involvement in activities leading to
risk realization.
3. Risk Reduction: refers to the application of appropriate techniques to reduce the
likelihood of risk occurrence and its consequences.
4. Risk Transfer: involves shifting of the burden of risk to another party. One of the
most common forms of risk transfer is Insurance.
II.VULNERABILITY
 Vulnerability describes the characteristics and circumstances of a community, system or
asset that make it susceptible to the damaging effects of a hazard. There are many
aspects of vulnerability, arising from various physical, social, economic, and
environmental factors. Examples may include:
- poor design and construction of buildings,
- inadequate protection of assets,
- lack of public information and awareness,
- limited official recognition of risks and preparedness measures, and
- disregard for wise environmental management.
There are four (4) main types of vulnerability:
1. Physical Vulnerability-density, site, design, material.
2. Social Vulnerability- inability of people, organizations and societies
3. Economic Vulnerability- change on economic status of individuals, communities and
nations.
4. Environmental Vulnerability- Natural resource depletion and resource degradation

13. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 151
RAPID ONSET RISK MANAGEMENTS
S.NO POST DISASTER METHODS S.NO PRE DISASTER METHODS
01 Individual/ Immediate response 01 Mitigation/ Risk Prevention
02 Response/ Relief 02 Preparedness
03 Rehabilitation
04 Reconstruction
POST- DISASTER measures
• Individual Disaster Response
Immediate secure your safety and of others/ rescue & provide first aid/ secure supplies
• Response/ Relief (Duration: Short term)
Immediate intervention. Search & rescue, Security, Food, Water, Shelter & Sanitation,
clothes, medical & trauma care.
• Rehabilitation (Duration: weeks to months)
Restoration of basic services and functions.
• Reconstruction (Duration: months to years)
Full resumption of services, plus preventive measures.
PRE-DISASTER measures
• Mitigation
Hazard mapping/ Hazard and vulnerability assessment/ structural and non-structural
measures.
• Preparedness
Contingency planning/ warning and evacuation/ preparations for next disasters.

14. AR6017 |URBAN HOUSING|2013 REG| AR.A.SIVARAMAN, M.ARCH| PRIMECAP 152
Best PDF Encryption Reviews