June 5 ENVIRONMENT DAY
Time to get high on energy effeciency
Rajeev Bhatia

The building sector in India is growing at a rapid pace and is the third largest consumer of energy after industry and agriculture. Development has its flipside too, as one can see in the case of our major cities that have become virtual concrete jungles in the race to accommodate the burgeoning population. The building construction industry is increasing rapidly at a rate of over 49 per cent per year with more than 40 million sq m of commercial and residential space being added annually. This is resulting in an additional burden of nearly 5.5 billion units of electricity. This energy consumption is not only dependent on the type of buildings, being designed and constructed, but also on the kind of interiors and gadgets which are being used.

Natural resources are depleting day by day due to high demands. With India, being deficient in water and energy availability, going green has become a necessity.

The construction industry in India is now recognising the role of environment management as a tool to enhance competitiveness. Demand for power is growing with rise in income. In view of the enormous increase in power load, it may become mandatory for developers and designers to construct and design buildings that consume electricity as per the specification laid down by Energy Conservation Building Codes (ECBC) formulated by the Bureau of Energy Efficiency (BEE). The need for energy efficient construction has been fuelled by the rising power consumption of the fast expanding realty sector.

Increasingly buildings are going green and the benefits to the environment are showing their result. India is a country where more green buildings are springing up each year. Apart from saving on operating costs, adopting environment friendly technologies and practices in the building sector can address sustainability issues, as well as contribute to the conservation of natural resources.

Eco-townships

The trend of eco-townships is also getting popular nowadays. The concept acquires a larger significance in development of new townships and cities where it is ensured to make a point that "Yes! It is possible in the 21st century to live in harmony with nature and by causing minimum damage to our fragile ecosystem".

Environment friendly innovative technologies like rain water harvesting, solid waste management, solar water heating and power generation, energy efficient doors and windows, herbal gardens, landscaping etc are being used by many developers in different projects all over the country, but now more and more builders and developers are going in for projects that promote an eco-friendly lifestyle, making the benefits of different innovations a part of day-to-day life of the residents

Technical Advantage

"Net zero Technology" is being implemented at many places in Delhi and other parts of the country for prestigious projects in which there is zero net energy consumption and zero carbon emissions annually. Net zero buildings achieve one key green building goal of completely or significantly reducing energy use and green house gas emission for the life of the buildings. Such structures can be made by using eco-friendly materials and technique like Geo-thermal technology. Geo-thermal technology is the leading edge of heating and cooling technology. This technology is used in green buildings to move heat energy to and from the earth to heat and cool the indoor environment and thus save monthly energy bills. During Mughal era architects and planners were using natural cooling technique in building construction.

Underground earth tunnel cooling system is another alternative system which has fought cynicism and inertia that can beat the heat. The office of the Commercial Taxes Department in Jaipur is the only building in the desert state of Rajasthan to have this cooling system. This system does not use water or emit harmful gases as an air conditioner does and saves hugely on power. The building cutouts, with tinted glasses and cooling tunnel combine to allow optimum use of sunlight, fresh flow of air, restrict transmission of heat and are a power saver. The system has been constructed by Rajasthan State Road Development Corporation (RSRDC). A Rs 10 lakh investment has resulted in cooling a 5,000 sq. ft. area equal to cooling by a 20-tonne air conditioner while consuming power equivalent to that of a four-tonne AC. So even in a city like Jaipur, it helps in maintaining a comfortable temperature of 20oC even when it is above 40oC outside. The earth cooling system is the "Cool" way to reduce carbon emission.

Changing climate is now bringing focus on moving towards a low carbon economy (also termed as Green economy) and a healthy lifestyle.

Affordability

A green building costs 3-8 % more than the conventional buildings. However, the cost is recovered within two to three years though savings in maintenance costs. Due to substantial reduction in operational cost, the total cost of ownership of green building is invariably lesser than that of the conventional buildings.

The writer is Lecturer, Department of

Civil Engineering, Mehr Chand

Polytechnic College, Jalandhar

Real Issue
Heat and Trust
Notices regarding completion of construction by Improvement Trust Patiala,by June 30 have left several plot holders high and dry

Resentment is brewing among plot holders in Maharaja Yadvindra Enclave, Nabha Road, Patiala against the notices served upon them by the Improvement Trust, Patiala to complete the construction of houses on their plots by June 30, 2011, failing which their plots could be resumed by the trust along with forfeiture of their deposits.

Allotment: The plots were originally allotted by the Improvement Trust in November, 2005 through a draw of lots. Thereafter papers of many plots have changed hands. Ownership of some plots has been transferred by the trust even till May, 2011.

Reactions: "Records of Improvement Trust show that plot no. 151 and 196 were transferred by the Trust in name of new purchasers on May 18, 2011. That is barely 41 days before the deadline to construct house on the said plot. The transfer letters of even these plots mention the last date for completion of house as June 30, 2011", rues a plot owner.

Some of the owners on whom notices had been served for completion of houses by June 30 have been able to sell their plots by getting them transferred in the name of new owners successfully from the Trust office. "If they try to resume the plot purchased by me barely a month ago, then it will be clearly a case of improvement trust officials helping the seller in disposing of his plot after serving him a notice to finish construction. Such a resumption notice will not stand a single hearing in the court of law", says a new plot purchaser.

"Even the process of submission of house plans and its sanction by the trust takes two months. How can an allottee complete the construction of house on his plot in just two months of buying a plot?", asks another plot holder.

Trust vs HUDA: Whereas the improvement trust has served notices just five years after the allotment, HUDA in Haryana allows a period of two years for the possession of plots and another 13 years for construction of the house. Non-construction fee is charged from the plot owners by HUDA every year after the expiry of the stipulated period for construction of house. HUDA's policies have not only helped in the development of Haryana but have also earned good profit for the department.

No mention in original prospectus: The weakest point of the Improvement Trust is that no such clause for resumption of plots existed in the original prospectus issued by it at the time of advertising these plots in 2005. The prospectus had said that some penalty or non-construction fee could be imposed on the plot holders in case of non-completion of houses by them.

Environmental clearance: The Yadvindra Enclave project was accorded conditional environmental clearance by the Ministry of Environment and Forests, Government of India, in February, 2006. The following condition was laid by the Ministry: "Water harvesting system and energy conservation measures like installation of solar panels for lighting the areas outside the building should be integral part of the project design and should be in place before project commissioning." These measures are yet to be implemented in full by the Improvement Trust, Patiala.

Official take: Speaking to Real Estate, Chairman of Patiala Improvement Trust Inder Mohan Singh Bajaj said in wake of the government notification, which clearly mentions that allottees of the plots in the housing schemes being undertaken by any of the Improvement Trusts, across the state, have to construct their house, within five years of the date of the first allotment. "The notices served to the allottees of the Maharaja Yadvindra Enclave, Nabha Road, Patiala to complete the construction of houses on their plots by June 30, 2011, are as per the government notification", he said. Bajaj, however, added that since may of the allottees have expressed their inability construct their houses by June 30, the Patiala Improvement Trust would take up the matter with the Punjab Government. "We will request the government functionaries to enhance the deadline for the construction of houses in the housing schemes of Trust from five years to eight years", he said.

Way to go: Improvement Trust, Patiala should have stopped the transfer of plots to new purchasers, at least 18 months before the last date for the completion of houses. In case they have allowed transfer of plots till May, 2011, the right way now shall be to extend the deadline for construction of houses on the plots at least till December 31, 2012. — Jagvir Goyal

With inputs from Umesh Dewan

Tax Tips
Annual value as starting point for computing tax
S. C. Vasudeva

Q. I am deeply grateful to you clarifying the confusion in my mind about the treatment of self-lease amount in the tax return.

I was particularly confused whether the lease amount should be shown as income from house property or as valuation of perks. You have resolved the confusion by informing that the amount should be treated as valuation of perks. It will not be shown in the tax return as income from house property. Thus, the income will appear in the "return" only once and not twice.

A further point has arisen. When showing the self-lease amount as income from house property, I could deduct from it the interest on house loan, the house tax and also, for the year in question, make provision for deduction on account of house maintenance, as, being the house owner; I was also spending money on the maintenance of the house. The amount of deduction towards maintenance was nearly 30 per cent.

Where should I show deductions? Will the interest and house tax appear as negative income from house property? In what manner will the amount spent on maintenance be reflected in the tax return? — Anil K. Dutta

A. According to the provisions of Section 23 and 24 of the Income-tax Act, 1961 (The Act), income from home property is to be computed by arriving at the annual value as a starting point. Annual value as per the Act means a sum for which the property could reasonably be expected to let from year to year. Presuming that the lease amount is the bonafide annual value, the amount of house tax actually paid would be deducted in the first instance. From the balance figure so arrived at you can deduct interest paid/payable in respect of house loan and a statutory deduction of 30 per cent of the balance figure towards the maintenance of house. The balance so arrived at would be added to your total income for computing tax. In case it is a negative figure, you would be entitled to adjust the same against your other income.

Share in property

Q. I have a peculiar problem and request for a suggestion from a purely legal point of view.

We are three brothers, all senior citizens aged 74, 66 and 61. When I (the oldest), started working my younger brothers were very young and I spent some 14 years of my life earning for the family before they started earning. When the two joined me in business, we became a bit prosperous and purchased a plot and constructed a house whose present value is Rs 3.5 crore. When the purchase deal was being inked, I had got only my brothers' names mentioned in it and didn't list my own name. But over the years there was rift between us and a division of the said property was carried out. As per that each of us got the portion occupied by us as our share. But of late my brothers have been insinuating that the plot belongs to them only as only their names are mentioned in the sale deed. Now my question is that do I have any claim on the property which though doesn't list my name but was, in fact, bought through my hard-earned money?

Secondly, I would like to know that if my name was also listed as a co-purchaser, then would my share have been more than one third. — R.K.Chandershwar

A. The ownership of a property is to be ascertained with reference to the source of funds invested therein. The facts in your query indicate that a business was being carried on jointly by all the brothers. Thus it seems the fund for the purchase of land and amount spent on construction thereon was spent from a mixed kitty i.e. out of the funds earned with the effort of all the three brothers. Therefore, if this fact can be proved with evidence, it should be possible for you to claim 1/3rd share in the property provided the profits of the business were being shared in the said ratio. The issue can be decided only if a detailed analysis of various evidences available are perused. I am not sure whether any claim on your part would be settled amicably. In case it is not, it may become essential to require the services of a lawyer to pursue you claims in the court. 

No claim to rebate

Q. I, my wife, son and daughter-in-law have taken a house loan of Rs 25 lakh from a bank. The monthly installment of this loan is paid by my son. The house built on the plot is in my name but I don't pay loan installment. Kindly tell me who out of all four of us can claim tax rebate? — Man Mohan Singh

A. Section 80C of the Act provides for the deduction of amount paid towards repayment of loan obtained from specified sources for purchase or construction of a residential house, income from which is chargeable to tax under 'income from house property' or would have been so chargeable if it had not been used for assessee's own residence. The deduction is allowable within the overall limit of Rs 1 lakh specified in the aforesaid Section. The facts in the query indicate that you are the owner of the house as you are the owner of the plot and the construction has been raised on the said plot by you with the loan so obtained. You may not be able to claim a deduction of the installments as these have not been paid by you. Your son or others in the family may also not be able to claim the deduction as none of them is the owner of the house.

Agri income not taxable

Q. Kindly answer the following queries:

Ours is a joint family engaged in agriculture. One of my sons is an NRI. He is the owner of agricultural land inherited from his grandparents. We cultivate his land and want to remit the yearly contractual land rent of his share of land to him. Kindly let us know?

n Up to what amount of his share of yearly income is exempted from tax?

n What is the procedure of remitting that amount?

n Up to what amount can a father gift to each of his children without attracting any tax liability? — Harinder Singh

A. Your queries are replied hereunder:

n Agricultural income is not taxable. However, if your son has any other income apart from agricultural income, such agricultural income would be added to his other income to ascertain the rate of tax at which his other income should be assessed to tax.

n You can remit a sum of equivalent to $ 1 million to him as remittance towards his maintenance. You should approach your bankers to enable you to facilitate such remittance.

n A father can gift any amount to his sons and daughters without attracting any tax liability. In case sons and daughters are minors, income arising from the amount so gifted will be clubbed with the income of the father.

Selling non-residential plot

Q. I had purchased a non-residential plot in 2003 for Rs 7 lakh. The plot falls under non-residential category and is still under forest Act. Now I am planning to sell it. The property agent is offering Rs 20 lakh by cheque (total price of the plot) and Rs 10 lakh in cash. I now want to purchase a flat near our area which would be ready in the next two to two-and-a-half years. The builder is offering a good discount if I make 90 per cent payment on the date of booking itself. Kindly advise:

n How much capital gains tax will I have to pay if I give full payment to the builder now itself (within 1 year of selling my plot)?

n Can I show Rs 10 lakh cash given by the dealer in my account or to buy the above-mentioned flat?

A. No capital gain tax would be chargeable in case the net sale consideration is utilised for making payment to the builder in respect of residential flat intended to be purchased. The payment of the entire net consideration should be made before the due date of filing the return of income so as to avoid the necessity of depositing the remaining amount of net sale consideration in bank account under Capital Gains Scheme before the due date referred to hereinabove.

Further, the possession of the residential flat should be handed over to you within two years after the date of sale so as to avoid the chargeability of tax on Capital Gain. The net sales consideration should include the amount of Rs 10 lakh. I presume that the amount of Rs 10 lakh forms part of the net sales consideration reflected in the Sale Deed.

The writer can be contacted at sc@scvasudeva.com

Green House
Water management
Satish Narula

During summer months, the watering woes of the garden are unending if not tackled judiciously. In the last column we had discussed the potted plants and their management during the time of water shortage. This week we move on to the home gardens. A home garden comprises many units like seasonal flowers, lawn, fruit trees and vegetable beds. The gardener has to look after all the plants in the garden. It is, therefore, important to know the priorities and fixing them.

Fruits of prudence

When it comes to fruit trees the young ones that have been planted recently need very frequent watering. These also need to be protected from heat by white-washing the main stem and providing shelter. The canopy of such plants is not enough to protect the main stem; therefore, it is wrapped with some cloth or even a gunny bag if it is not whitewashed. It is very important as any injury caused at this time remains till the tree is alive.

The watering requirements of fruit-bearing trees are different. Litchi needs plenty of water, at least two waterings a week during fruit development stage, from mid-May to end June. The stress at that stage leads to splitting of fruits. The splitting of fruit is also common in lemon. It gets pronounced with the onset of rains. The cause is the irregularity during the summer months. Lemon tree should be given light but frequent irrigation. A copious irrigation following the stress causes fruit splitting. Keep the interval to three days. Well grown mango trees have a very well-developed root system. The irrigation in this case should be done at week to 10 days' interval. In case of young trees, the frequency should be increased. In case of guava, you can extend the period of irrigation to the fruit-bearing trees to two to three weeks in summer whereas the pear tree should be watered at an interval of five to seven days during summer months.

Green lawn

Watering the lawn is very important during these days. Any lapse may lead to burning of grass that turns brown. Lawn should be irrigated during the late evening hours. It is better to use sprinkler or pop-up method rather than leaving the hose pipe at one place. This saves water and also the coverage is uniform. For those who had opened soil for laying out fresh lawn, the rain could be beneficial as it will encourage growing of weeds that can be removed easily. When you feel sufficient picking of weeds has been carried out and the leveling has been done, water the lawn. Watering at that time could give you correct leveling showing the depressed areas where water will accumulate. Make corrections at that stage.

Veggie care

Summer vegetables, too, need proper watering and management. It is better to plant cucurbit vines and tomato at the end of channels to be spread on dry bed that is left between the channels depending upon the potential spread of the vine. There are many advantages of such a practice. There is saving of water as watering is done only in channels and also the developing fruit and the vine grow on a dry bed and thus do not come in direct contact with water. This saves the fruit from spoilage and increases the life of the vine. In case of pumpkin, bitter gourd and bottle gourd, keep the irrigation interval to six to seven days.

Fortnightly alert

In case you are planning to plant some fruit trees during the ensuing monsoon season, then make final preparations now. Dig a pit of one-meter diameter with the same depth. This pit should be refilled with a mixture of equal amount of top soil and well-rotten farmyard manure in equal parts. Also add five milliliter of chlorpyriphos 20EC mixed in about two kilogram of soil to keep the white ants at bay. The refilled pit should be watered a few days before the planting is done so that the soil is compacted in the pit.

FISCAL HEALTH
Nitesh Estates

Nitesh Estates Limited has announced impressive performance for the financial year ended March 31, 2011 clocking a growth of 58 per cent at Rs 144.06 crore (including other income) as against Rs 91.4 crore in the last fiscal. The company posted a higher net profit at Rs 12.19 crore compared to a loss of Rs 3.05 crore in the last financial year.

The company’s EBITDA stood at Rs 20.2 crore, a growth of 108 per cent as against Rs 9.72 crore. Nitesh Estates Limited was listed on the bourses on May 13, 2010. Commenting on the results, Ashwini Kumar, Chief Operating Officer, Nitesh Estates Ltd. said, “This has been a very good year for us as the company continued to consolidate its position as a premium developer. The company has achieved total sales of 1.14 million square feet.” He added, “Our bookings during the year 2010-11 were 801 residential units. Within the last quarter we have launched two premium projects Nitesh Logos, which is an ultra-premium residential property and Nitesh Mall at the upscale Indiranagar locality in Bangalore. Sales have been steady and about 20 million square feet are under various stages of development.”

Omaxe

Omaxe Ltd. has reported Consolidated Net Sales of Rs 1,522 crore for the financial year ended March 31, 2011 as compared to Rs 1,001 crore in last fiscal, registering a growth of 52 per cent. Consolidated Net Profit for the financial year stood at Rs 92.7 crore compared to Rs 112.5 crore posted in the last financial year, including tax credit of Rs 22.3 crore. Earnings per share (EPS) for the year stood at Rs. 5.34. The company during the quarter sold 2.11 mn sq. ft. The company during the quarter offered the possession of 12.61 mn sq. ft. area in its residential projects in Faridabad, Sonepat, Indore, Rohtak, Derrabassi, Bahadurgarh and in shopping malls situated in Patiala, Agra and Gurgaon.

Commenting on the FY 2011 results, Rohtas Goel, CMD, Omaxe Ltd. said, “Our total income has increased by more than 50 per cent on y-on-y basis, however, majority of revenue was recognised from projects which were launched in preceding years and are now completed and gradually offered for possession. Due to inflationary pressures and time overruns beyond control the profitability margins for these projects were low. We are pleased to inform that we completed more than 22 million sq. ft. of area in projects spread across 11 cities during the said financial year and our fresh sales for the whole of the year stands at 9.76 million sq. ft. worth more than Rs. 1,700 crore. The company had repaid debt of approx Rs. 580 crore during FY 2011 to the banks and financial institutions.”

Withstanding disasters
The onus of checking the compliance with safety provisions in the loan-financed buildings lies with the banks extending housing loans, writes S.C. Dhall

Every year lakhs of houses are destroyed and damaged in India due to natural disasters like earthquakes, floods, landslides and cyclones. It is, therefore, important to ensure that the bank-financed construction is able to withstand the adverse impact of various natural hazards. Damage to or destruction of such assets not only results in adverse economic consequences, but may also compromise a bank's financial security due to these assets becoming Non Performing Assets (NPA).

The National Disaster Management Authority (NDMA) has formulated guidelines on ensuring disaster resilient construction of buildings and infrastructure financed through banks and other lending institutions. The NDMA has observed that in the context of disaster resilience there are certain critical gaps and the guidelines aim at bridging these gaps in the current process of approving the loan applications. It has been observed that the structural design of the proposed buildings and structures are not completed before submitting the application for a bank loan and no processes are in place at the banks to ensure that disaster resilience has indeed been incorporated in the assets during the design process at least before the commencement of construction work.

As it is in the interest of lenders to ensure that physical assets created through their financing remain safe and disaster resilient, the guidelines prepared by NDMA can be adopted by banks and made applicable to new constructions as well as additions, modifications, extensions or alteration of the houses financed by them.

Further, depending on the nature of the asset and the vulnerability of location to any type of disasters, banks could insist on ensuring that the disaster resistant features of NDMA guidelines are incorporated in the actual construction plan before the loan is sanctioned or disbursed. The RBI has examined the NDMA guidelines in consultation with the Indian Banks' Association and National Housing Bank and has advised banks to adopt the guidelines and suitably incorporate them as part of their loan policies, procedures and documentation

The trend of steady growth in housing construction in India in the recent past is a reflection on the increasing demand for housing in the country and the easy access to housing loans from banks and other lending institutions. The 11th Five Year Plan estimates that housing finance disbursals by banks, financial corporations, and co-operative sector institutions would grow at a rate of about 15 per cent per annum during the 11th Plan period. It is estimated that the gross flow of credit disbursal from these institutions would be about Rs 7.75 lakh crores during 2007-2012.

Critical gaps

Currently, construction projects in India are expected to comply with several technical provisions. In the context of disaster resilience, there are three critical gaps in the current practice of the provision of housing finance by banks and other lending institutions:

n When an application is made to a bank seeking a housing loan to construct a building or structure, it is not necessary that it is designed in full. The architect and/or structural engineer provides a certificate that they will undertake the design (at a later stage);

n Before the commencement of construction of the building or structure, the design of the whole structure is not furnished either to the local authority due to the lack of any definitive provisions in the prevailing local building bylaws or to the banks financing the proposed construction. Assumptions are made regarding items appearing on the upper levels, and designs are prepared for parts of the building on the lower levels. Here, there is a possibility that the builder may not necessarily adhere to the assumptions made regarding the items in the upper levels.

n The technical professionals (structural engineers and/or architects) advising the banks recommend that loan may be given to a project, without necessarily seeing the design of the complete structure, and sometimes simply based on his/her perception of the credentials of the architect and structural engineer of the proposed project.

All these are lacunae of the construction practice that do not augur well for ensuring multi-hazard safety of the construction of buildings and structures in the country. In general, independent assessment of disaster resilience of such housing proposals is often missed by the banks themselves as indicated by the structural damage and economic losses in the past on bank financed buildings a devastating disasters.

Mandatory certificates

As per the existing practice, the banks give installments of financial assistance linked to the issue of specific certificates, namely

n Initial loan amount based on the Stability Certificate by structural design consultants before the structural design of the asset is performed stating that they would comply with the requirements of disaster-resistance during the process of design (to be undertaken at a later stage),

n Partial loan amount based on the stage-wise Completion Certificates by architects after the construction gets underway, stating that a said list of works have been completed as per the approved construction drawings.

n Final loan amount based on the Final Completion Certificate by architects after the construction is complete, stating that all the works have been completed as per the approved construction drawings.

In view of above, RBI has issued several proactive advisories to banks for verifying disaster safety while granting loans for any building construction.

While the above proactive steps of RBI for ensuring safe construction is recognised as a boost to promote disaster risk reduction in the built-up environment of the country, much remains to be done for creating a user-friendly, enabling environment for banks to facilitate compliance of the directives.

The implementation of these techno-financial provisions would require banks to equip themselves with the necessary technical expertise, by either developing suitable technical human resources internally within the banking system or by outsourcing from outside.

However, experiences from recent natural disasters clearly illustrate that the provisions of the Techno-Legal Regime are not strictly complied with, resulting in avoidable damage to the built environment and the consequent adverse economic impact. Secondly, the techno-legal regime implemented in the jurisdiction of ULBs or local Urban Development Authorities do not have any regulatory control over building constructions in rural areas. Therefore, the onus of checking the compliance to safety provisions by the loan-financed buildings lies with the banks extending housing loans.

The writer is a senior banker

Home Truths
Secure your home
Aditya Khemka

Security is a major issue for home owners all over the country. The traditional concept of a security guard at the main entrance is passe as technology-based solutions are gaining ground in different cities. The demand for cost-effective reliable security solutions is increasing day by day.

It has been established globally that surveillance of the premises helps to deter, protect and investigate a security lapse. It is a complete solution for a resident with just one time investment. Global brands like CP PLUS have ushered in the era of proactive surveillance in India.

In India, the surveillance market, which is about 30 per cent of the entire security industry, predominantly consists of analog-based installation. One of the reasons why home security market has not taken off in India the way it should have, is because of our continued dependence on our neighborhood chowkidaar. But now RWAs and group housing societies are promoting the installation of CCTV surveillance in apartments, housing complexes and perimeter compounds.

The advancement in surveillance technology and its successful implementation in offering a range of CCTV systems have completely changed the scene of home security. Residents have acknowledged the effect by installing Video Door Phone and CCTV surveillance.

Now, it becomes easier to ensure safety at home even while the residents are away. All happenings at home can be remotely monitored from the place of work or even on the cell phone.

Video security technology

For parking areas, multiple CCTV cameras can be installed and recordings can be monitored remotely even on user's mobile. Advanced IP based cameras have night vision capability which is attached to hooters and serves very well for night vigil too.

For doorstep security, Video Door Phone (VDP) is the best solution to secure your household. In India, the awareness and versatility of VDP is gaining momentum and people have started understanding the necessity of VDP, to secure their residential areas from unauthorised access. In fact, the concept of multi-apartment VDPs can be successful in high-rise and multi-storeyed building, VDPs also have an intercom feature for inter-flat communication within the building or even between buildings within a complex and can be installed in any room of the house, thus amalgmating comfort with safety.

The acute need of security and safety of different kinds of residential houses have led to the need of security consultants, companies and service providers.

Residential security will be one of the major segments that will see a substantial growth in the near future. Currently, we have about 110 million dwelling units in India and with the increase in the number of nuclear families, one can expect a fair amount of increase in demand for home security products.

The writer is CEO & Director, Aditya Infotech Limited

Keep it cool
Kamal Meattle

Scorching summer sun makes people in the region crave for a shady and cool ambience. Keeping their houses cool and comfortable in the hot summer months is a major concern of householders. While there is an unsatiating demand for electrical equipment capable of bringing down the room temperature , it is very important to look for other “natural” options that will make homes cooler and are conveniently available in market.

Acqua sense

Water efficiency is one of the major components of energy conservation. “Grey-water” is the waste water from sources such as dishwashing or washing machines. It can be used effectively for sub-surface irrigation like for kitchengardens. The nutrients from food actually enrich plants and it can conveniently be stored in a tank outside kitchen. Through rain water harvesting, water can be collected and used for similar purposes.

Water management can be achieved by minimising its usage. Water conserving fixtures such as ultra-low flush toilets and low-flow shower heads should be installed. Bidets help eliminate the use of toilet paper. Taps with sensors are also a good option.

Bamboo power

Bamboo can replace concrete, steel or wood; depending on the situation and application. It can be used in a very refined architectural way, say, in form of sun shades. North India has to bear scorching heat during summers, so using bamboo sun shades can be an economical and 'greener' option. Bamboo sun shades allow filtering of daylight and air so the gap between screen and window is well-ventilated. The rays of sunlight entering through the screens look nice and at the same time do not overheat the house.

Bamboo can also be used for other purposes in houses such as bamboo cladding on the walls. Materials that are used in green design are always assessed for their environmental impact.

Energy efficiency can be achieved by replacing CFLs with LEDs. Solar batteries can be put over the roof and thus solar energy can be tapped. To restrict heat from penetrating, windows should be insulated properly, so that house remains cool in summers and warm in winters. This objective can be achieved by replacing normal window glasses with double or triple glazed glasses. Other cheaper alternatives are bubble sheet, insulated window films that can be put over glass. These are available at hardware stores.

Breathing terraces

Terrace gardens or roof gardens are the latest trend. These gardens were initially installed because they looked good. But there are other advantages also. They provide an extra layer of insulation, so they help regulate the temperature of a building against drastic changes in temperature. A study on the environmental benefits of green roofs found that an 850-meter square retrofitted green roof on one building reduced CO2 emissions by about 11.5 tonnes a year.

A high ceiling, a double-layered roof with gap for insulation, and strategically placed vegetation plays significant role in keeping a house cool.

And if these tips are not enough, then check Indian Green Building Council (IGBC) has released an exclusive directory on ‘Green Building Materials and Service Providers'. This Directory would facilitate easier decision making for selecting green material and services.

— The writer is CEO Paharpur Business Centre and Software Technology Incubator Park

REALTY GUIDE
Rule of law
B K Sanghi

Q. I would like to know the main laws concerning zonal and environmental issues on the use of land. — Dr.S.K.Kapoor

A. This topic is quite untouched in the real estate field and many people are unaware of the environmental laws pertaining to the use of land.

Land user, zoning, development and reservations are usually subject to state laws. The states announce and amend development control guidelines in this context.

For the purpose of environmental regulation and pollution control, the primary legislation is The Environment Protection Act, 1986 and the central ministry is Ministry of Environment and Forests (MoEF). Notifications issued from time to time necessitate environmental clearances from Central and state governments for specified/large development projects.

Government can acquire private land; eminent domain is predominant. The principal legislation is the Land Acquisition Act, 1894 and its amendments. Government usually acquires land for public purposes and for companies after following a detailed process, open to public scrutiny. Once acquisition is complete, the control of land vests absolutely with the government, even if pricing and compensation disputes are pending.

Compensation to be paid to those giving up their land remains a complex, and an oft-challenged issue. Lately, compensation has veered to market value. On granting land for agreed use, governments often insist that the recipient give first preference in employment to those whose land has been acquired.

Transfer of flat

Q. My friend has purchased a flat in a cooperative housing society in Panchkula. He has been told that HUDA allows societies to transfer only 25 per cent flats of a society in name of second buyers. I want to ask what the rules are in this regard? If only 25 per cent flats can be transferred then what will happen in case of the original allottees who want to sell after this quota of 25 per cent is exhausted. — B. S. Saini

A. The Haryana Urban Development Authority has a clear -cut and transparent policy regarding the transfer of membership/sale of residential property in cooperative societies which have been allotted land at confessional rates by the government/HUDA. According to the latest circular issued by Chief Administrator HUDA (January 2, 2009), the membership of the societies allotted land in the 1998, 2001, 2003 is fully transferable and 100 per cent members can transfer their share by paying the necessary government fee.

However, there is a cap of 25 per cent on the societies that had been allotted land in 2005. According to this provision only 25 per cent members can transfer their share in the cooperative societies.

So, the fate of the society flat of your friend will depend on the year of allotment of the land to that society.

The writer is president of the Haryana Group Housing Federation. The column will be published fortnightly. Readers can send their queries at Real Estate Desk, The Tribune, Sector 29, Chandigarh (by post) or through e mail at realestate@tribunemail.com

REALTY BYTES
Sushma Elite Cross

Infrastructure company Sushma Buildtech Limited recently launched its project Sushma Elite Cross. Located at Sushma Square the new project has on offer 360-degree open view apartments in the tricity. An architectural marvel, the project will provide residents a life of grandeur and plentitude.

All the apartments have open areas on all four sides that let the nature's bounty of freshness flow from all directions. 'Sushma Elite Cross' is strategically located near the upcoming 200 ft wide Ring Road leading to Chandigarh-Delhi National Highway and the international Airport, 150 ft wide roads connecting to Delhi Highway.

Apart from the essential features like gated community with 24x7 security, covered parking space, guest parking, convenience shops, 24-hour power back-up, hi-speed elevators, the project also offers luxury features including Wi-Fi facility, premium multi-level club house with roof-top swimming pool. Speaking at the launch Bharat Mittal, Director, Sushma Buildtech Ltd., said, "We are glad to offer our 360 degree life concept project in tricity. We are glad to introduce a new concept in the region with a perfect blend of green and lavish living, ultra modern facilities, best suited location, comfort and luxury, with the launch of 'Sushma Elite Cross', we are offering the perfect dream house to the people of the region."

"The project is coming up at Sushma Square, which currently has four projects, including the newly launched Elite Cross, all designed by Mr. Subhash Duggal, Subhash & Associates. The complete project consisting of around 1,000 flats is being developed by one single builder, assuring the buyers more facilities and a better developed township, planned as a cohesive unit," added Mittal.

Earth Infrastructure to invest 1,000 cr

Realty firm Earth Infrastructure will invest Rs 1,000 crore over the next three years to develop three projects in the National Capital Region.

The company has launched two housing projects in Gurgaon and Greater Noida, comprising about 900 apartments, and one office complex in Greater Noida.

"This year, we are going to launch a number of projects. In the first phase, we are launching three projects in NCR... The total investment in these projects will be around Rs 1,000 crore by 2013," Earth Infrastructure Joint Managing Director Vikas Gupta told reporters in New Delhi.

The planned investment will be funded through internal accruals and advances from customers, he added.

Elaborating on the forthcoming projects, Gupta said: "We will develop a premium housing project, Earth Copia, at an investment of Rs 400 crore in Gurgaon. It will have about 500 flats with a starting price of Rs 70 lakh." In Greater Noida, the company will construct 400 studio apartments for Rs 100 crore. It will sell these for about Rs 16 lakh each, he added.

"In the same complex in Greater Noida, we will also build an office complex, spread over 1.5 million sq ft. The cost of the development will be Rs 500 crore," Gupta said.

The National Capital-based developer is currently executing various projects worth Rs 3,000 crore.

Speaking about its future plans, Gupta said the company is planning to raise money through an initial public offer in 2014. He, however, did not share details.

He also said Earth Infrastructure is planning to launch a financial firm within the next 12 months to offer home loans to its customers. — PTI

One-stop solution

Gurgaon-based real estate development management company V Square has brought a unique concept in the real estate industry. The company provides consultancy, which includes managing all aspects of the project’s development programme from initial concept development to completion of construction and operational stabilisation of the income-producing property.

The company offers turnkey solutions and services covering the vast horizons from conceptualising, design development at all stages of construction along with offering complete, marketing, branding and sales solutions.

Talking about the new concept, Vivek Seth, Managing Director, V Square Development Company said, “Looking at the growing real estate market and the scope of the industry, we decided to come up with this concept to provide expertise services to the industry. Our company provides services which starts from purchasing of land to strategizing the project, building the project, marketing it to the customer, handling customer queries to the final stage of possession. By hiring our services the real estate developer can now be at ease on the intricacies involved in a project”. The company has tie-ups with VSR Infratech Pvt. Ltd and Parkwood Group in Gurgaon and now plans to associate with other big names in the industry at various locations.