Role as an architect in MHADA

1. 20. Explain your role as architect inadvising an a flat ownerin MHADA buildinginredevelopmentprocess
under DCR 33 (5)
Accordingto DCR1991 :
Low cost housingschemesof the MaharashtraHousingandArea DevelopmentAuthority.—The floorspace indexfor
lowcost housingschemesforeconomicallyweakersectionsandlow income groupsof the MaharashtraHousingand
AreaDevelopmentAuthority,having atleast60 percent of the tenementsunderEconomicallyWeakerSections
(EWS) and Low Income Group(LIG) categories,shall be allowedtobe increasedby20 per centoverand above the
normallypermissible FSI.
For the purpose of calculatingthe FSI,the entire areaof the layoutshall be consideredandunder-utilisedF.S.I,of the
EWS and LIG scheme areasmaybe permittedtobe utilisedforHigherIncome Group(HIG),Middle Income Group
(MIG) andother amenitiesinthe Scheme.Sub-divisionof plotswill be permissible onthe basisof compulsoryopen
spacesas in these Regulations.
As an architect,one can advise the benefitsof extraFSIandamenitiestothe flatownerforredevelopmentof
existinghousingschemesof MHADA,undertakenbythe MHADA departmentallyorjointlywithsocieties/occupiers
of buildings.Housingsocieties/occupiersof buildingorbylesseesof MHADA or by the developer,the FSIshall be as
under-
a) Total permissible FSIshall be 2.5on gross plotarea.
b) The incentive FSIadmissible againstthe FSIrequiredforrehabshall be asunder:
 In IslandCity,forthe area upto4000 sq.mt.the incentive FSIadmissible will be 50%
 In IslandCity,forthe area above 4000 sq.mt.the incentiveFSIadmissiblewill be 60%
 In suburbanarea,for the area upto4000 sq. mt.The incentiveFSIadmissiblewillbe 60%
 In suburbanarea,for the area above 4000 sq.mt. the incentive FSIwill be 75%
c) In the redevelopmentschemeeither(i) difference between2.5FSI andthe FSIrequiredforrehab+ incentive shall
be sharedbetweenMHADA andSociety/Developerinthe rationof 2:1 or (ii) foradditional builtupareaoverand
above the permissible FSIasperDCR 32, MHADA shall charge premiumatthe rate decidedbyGovt.inHousing
Departmentfromtime totime.
In the initial stage of redevelopmentprocess,anarchitecthasto carry out the following:
 To surveythe existingbuildingandland
 To obtaininformationaboutconveyanceof landtothe society
 To take intoconsiderationprevailingpolicyof the Govt.and the regulationsapplicablefromtime totime
dependingonownershipof the land(MHADA) andtoobtaininformationaboutFSIandTDR whichwouldbe
available inrelationtobuildingandlandof the society
 To take intoconsiderationrecommendationsandsuggestionsfrommembersforredevelopmentof the
building
 To prepare the projectreportwithintwomonthsof date of hisappointment

2. 22. Describe the concept of Valuationof Propertiesand elaborate the differentproceduresofvaluation
and highlightthe important considerationsinthe process ofvaluation.
 Valuationis the techniqueof estimationordeterminingthe fairprice orvalue of propertysuch as building,
factory,othervariousstructures,landetc.
 By valuation,the presentvalue of apropertyisdefined.Thispresentvaluemaybe decidedbyitsselling
price,or income orrent itmay fetch.
 The value of propertydependsonitsstructure,life,maintenance,location,bankinterestetc.
 Valuationisdone forvariouspurposesasfor:
(i) Buying/Sellingof property
(ii) Taxation
(iii) Rentfixation
(iv) Securityof loansor mortgage
(v) Compulsoryacquisition
Differentproceduresof valuation:
 Rental Method: In thismethod,the netincome bywayof rent isfoundout bydeductingall outgoingsfrom
the gross rent.A suitable rate of interestasprevailinginthe marketisassumedandyear'spurchase is
calculated.Thisnetincome multipliedbyY.P.givesthe capitalizedvalue orvaluationof the property.This
methodisapplicable whenthe rentisknownorprobable rentisdeterminedbyenquiries.
 Profitbasedmethod:Thismethodof valuationissuitable forbuildingslikehotels,cinematheatresetc.for
whichthe capitalizedvalue dependsonthe profit.Insuchcasesthe net annual income isworkedoutafter
deductingfromthe grossincome all possibleworkingexpressions,outgoings,interestonthe capital invested
etc.The netprofitismultipliedbyY.P.toget the capitalizedvalue.Insuchcase the valuationmayworkout
to be too highincomparisonwiththe cost of construction.
 DepreciationMethod: Inthismethod,the depreciatedvalue of the propertyonthe presentdayratesis
calculatedbythe formula:
D = P[(100-rd)/100]n
where,
D - depreciatedvalue
P - cost at presentmarketrate
rd - fixedpercentageof depreciation (rstandsforrate,d standsfordepreciation)
n - the numberof yearssince the buildinghasbeenconstructed
To findthe total valuationof the property,the presentvalue of land,watersupply,electricandsanitary
fittingsetc.shouldbe addedtothe above value.
Considerationsinthe processof valuation:
 Type of the building.Itsstructure anddurability,onthe situation,size,shape,widthof roadway,qualityof
material usedinthe constructionandpresentdayprice of material.
 Localityof the building.Marketareahas highvalue thanthe residentialarea.
 Specialitiesinthe building.Sewer,watersupply,electricityetc.
 The value of the buildingisdeterminedonworkingoutitscostof constructionat presentday rate and
allowingasuitable depreciation.
Presentdaycost maybe determinedbymethodsof :
(i) Cost fromrecord
(ii) Cost bydetailedmeasurements
(iii) Cost byplinthareabasis
 Age of the building.Generallyobtainedfromrecordsorvisual inspection.