Wednesday, January 13, 2016

Struggling for Survival at Sus

Struggle of Aarohi at Sus:


Occupied Buildings - Visit Aarohi at Sus Pune on 8th January 2016

Recently, the builder, Teerth Realties, stopped maintaining Aarohi at Sus Gaon. So, the residents of Aarohi have taken over the management of their society. Now, the residents of Aarohi are struggling for survival at Sus. Those who have booked flats at Sus, I am sure, can learn a lot from their struggle.

Generally, you book a flat at Sus because:

1) Sus is close to Hinjewadi & Baner.

2) Property rates at Sus are lesser than that at Baner.

3) You are under the impression that very soon Sus Gaon will be merged in Pune Municipal Corporation.

4) You are ignorant about the process of preparation, sanction & implementation of the development plan, you assume that after the merger - instantly - magically - in a year or two - by the time of possession - essential urban infrastructure will be developed in Sus Gaon.

The residents of Aarohi at Sus are mostly like you - IT professionals working in Hinjewadi. Their reasons to choose Sus are the same as yours.

Of course, because Aarohi was originally group housing initiative of ITPWAP, it has some unique issues about property ownership & property possession. You may not face those issues.

But, mostly, you will face the same after possession issues. Mostly, your struggle for survival at Sus would be the same!

Let us have a look at Aarohi's struggle for survival at Sus.

1) Maintenance Fund:


Recently, Maharashtra State Electricity Distribution Co. Ltd. - MSEDCL - cut the power supply of common meter in Aarohi for non payment of their bill.

Days & nights in the 6 acre society turned into nightmare. Lifts in the 10 - 12 story buildings stood standstill. Water pumps stopped pumping water from the underground tank to overhead tanks. Sewage treatment plant stopped functioning.

The residents - senior citizens, children, pregnant ladies - had to climb the staircases of 10 - 12 story buildings to reach their homes in which they can not drink water, cook food, take a bath or go to toilet.

Why didn't the builder pay the electricity bill?
Because the maintenance fund given by the flat buyer got exhausted!

The residents of Aarohi collected contribution and restored the common power supply. They went to Hinjewadi police station & lodged a complaint against the builder. Came home and decided to take over the management of Aarohi.

2) Maintenance Charges:


How come maintenance fund got exhausted so early? I am staying in Aarohi for only 1 & half year. But I have paid 2 years advance maintenance at the time of possession. Where are my 6 months maintenance charges?

I took possession only 6 months ago and at the time of possession paid advance maintenance for 2 years - it means that I do not have to pay maintenance for the next 18 months. How can a builder say that the maintenance fund is over?

How can a builder pay to his staff, for his office, for the construction work of his second phase - from the society maintenance fund? Those who saw the bills raised objections.

What about the locked flats of investors? Does anybody have the contact numbers of these investors? How can we collect contributions from these investors? One resident asked.

Like any project near Hinjewadi, at Aarohi too, property investors are a big problem.

Because of the lack of water supply and urban infrastructure flats don't go on rent. If someone is ready to take on a rent - compared to Wakad, Balewadi, Baner in PCMC & PMC - he pays very low rent - because of the high maintenance cost in the villages - the investor finds it financially unviable to give his flat on rent.

Result is in a project of 190 flats only 60 - 65 flats in Aarohi are occupied. Out of all these 60 plus residents - many had serious objections about builders claim of no money left in maintenance fund. Still, only to be able to survive they contributed.

3) Low quality & insufficient infrastructure:


Lifts in Aarohi fail frequently. Sewage treatment plant doesn't work properly. Piped gas supply is not operational. Swimming pool is empty and has deteriorated. Children play area is too small. Tennis court and a few other amenities are not yet ready. Water treatment plant may not be enough when all flats will be occupied.

Will it be financially affordable for the society to take over & run the infrastructure which is not sufficient & not in good condition? The residents of Aarohi are worried.

4) Unaffordable cost of maintenance & high cost of living:


I do not have an option but to live in Aarohi. The current property prices at Baner Balewadi or in any developed area in PMC & PCMC are beyond my budget. Salary rise is - at par - with the rate of inflation. Day by day family & financial responsibilities are increasing. How can I manage to pay such a high cost of maintenance at Aarohi? How can I manage to pay such a high cost of living in Sus?

Here you have to pay heavy rate of water. Heavy electricity charges to run sewage treatment plant. 130 rupees per month to the garbage collector. Because of the neighbouring locality & remote hills in the backyard - you have to appoint more number of security guards. At present we are only spending on housekeeping - but can I afford to contribute more for maintaining swimming pool, tennis court and other amenities?

Because of condition of the road, repair & maintenance cost of car is heavy. Accidents are frequent. Surroundings are unhygienic. Can I afford to pay medical charges if something happens to me or my children? I keep on worrying. One resident told me.

Isn't there anything positive about living in Aarohi & Sus? I asked.

Yes! The neighbours. The open space. The view from my flat. The breeze. I love to live here. All these things give me energy to struggle. The resident said.

Most of the residents of Aarohi feel the same. And those of you who have booked the flats at Sus will experience the same.

Tip No. 2: Don't waste your life in struggling for survival:


CREDAI Pune Metro Housing Festival 2016 - Mega Property Exhibition on 15th, 16th & 17th January at SSPMS Ground

So, if you are working in Hinjewadi or Kharadi & are planning to visit - CREDAI Pune Metro Housing Festival 2016 - Mega Property Exhibition on 15th, 16th & 17th January at SSPMS Ground, think twice before considering a project in Sus, Mahalunge & in any other fringe village of Pune. Including Pirangut & Wagholi. Mostly in these locations you will have no option but to keep on struggling for survival.

Visit Aarohi at Sus - Photowalk:


From Blue Ridge Hinjewadi to Balewadi - View from Aarohi at Sus Pune on 8th January 2016
Sanjeevani Developers Davabindu - http://www.sanjeevanideve.com/Davabindu.html & under construction Sigma One Landmarks' La Cabana at Sus Gaon - http://www.sigmaone.in/lacabana-project.html - View from - Aarohi at Sus Pune 
Tennis Courts - Amenities - Visit Aarohi at Sus Pune
Swimming Pool & Clubhouse - Visit Aarohi at Sus Pune
Swimming Pool, Clubhouse, Tennis Courts - Amenities at Aarohi at Sus Pune 
Fire Staircase - Visit Aarohi at Sus Pune 
F & G Buildings - Clubhouse, Swimming -  Visit Aarohi at Sus Pune
Land Designated for Parking - Visit Aarohi at Sus Pune 
F & G Buildings - Clubhouse & Swimming Pool - Tennis Courts - Internal Cement Concrete Road -  Visit Aarohi at Sus Pune
Rowhouses - Visit Aarohi at Sus Pune
Land Designated for Tennis Court - Visit Aarohi at Sus Pune
Occupied Buildings - Visit Aarohi at Sus Pune 
Rowhouses - Visit Aarohi at Sus Pune 
Basketball Court - Visit Aarohi at Sus Pune
Children Play Area - Visit Aarohi at Sus Pune 
Clubhouse & Swimming Pool - Visit Aarohi at Sus Pune
Water Tanker & Water Treatment Plant - Visit Aarohi at Sus Pune
Rowhouses - Visit Aarohi at Sus Pune 
Cleaning of Clubhouse & Open Spaces - Visit Aarohi at Sus Pune
Trespassers will be prosecuted - Way to F & G Buildings -   Visit Aarohi at Sus Pune
Rowhouse - Visit Aarohi at Sus Pune 
Trespassers will be prosecuted - Sign at the main entrance -  Visit Aarohi at Sus Pune
Main entrance -  Visit Aarohi at Sus Pune 
Main entrance -  Visit Aarohi at Sus Pune 
Aarohi to Sus Gaon Road -  Visit Aarohi at Sus Pune 
Way to Kalubai Mata Mandir at Sus Gaon - Aarohi to Sus Gaon Road -  Visit Aarohi at Sus Pune 
Garbage on Aarohi to Sus Gaon Road -  Visit Aarohi at Sus Pune 
Aarohi to Sus Gaon Road -  Visit Aarohi at Sus Pune
2 BHK Flat 37.11 Lakh Onward at Kiran Sanklp at Sus -  Visit Aarohi at Sus Pune 
Sus Gaon to Pashan Gaon Road -  Visit Aarohi at Sus Pune
Sus Gaon Shamshan Bhoomi - Sus Gaon to Pashan Gaon Road -  Visit Aarohi at Sus Pune 
Sus Gaon Shamshan Bhoomi - Kohinoor Falcon - Sus Gaon to Pashan Gaon Road -  Visit Aarohi at Sus Pune 
Kohinoor Falcon - http://www.kohinoorpune.com/falcon/index.html - Sus Gaon to Pashan Gaon Road -  Visit Aarohi at Sus Pune
Kohinoor Falcon - http://www.kohinoorpune.com/falcon/index.html - Sus Gaon to Pashan Gaon Road -  Visit Aarohi at Sus Pune
Ravi Karan Construction' Lotus - 2 BHK 3 BHK Flats on Sus Gaon to Pashan Gaon Road -  Visit Aarohi at Sus Pune on
Sus Gaon to Pashan Gaon Road -  Visit Aarohi at Sus Pune
Sus Gaon to Pashan Gaon Road -  Visit Aarohi at Sus Pune
Sus Gaon to Pashan Gaon Road -  Visit Aarohi at Sus Pune
F 5 Mount Unique Residences at Survey no 52, Baner, - http://www.mount-unique.com/ - 4 Lane Cement Concrete Sus Gaon to Pashan Gaon Road - Visit Aarohi at Sus Pune
New Front Group's Parijat, 1 BHK & 2 BHK Flats at Baner -  www.newfrontgroup.com - 4 Lane Cement Concrete Sus Gaon to Pashan Gaon Road - Visit Aarohi at Sus Pune 
2 BHK Flats at Sunbreeze Apartment Baner - 4 Lane Cement Concrete Sus Gaon to Pashan Gaon Road - Visit Aarohi at Sus Pune 
Ready Possession 2 BHK & 3 BHK Flats - No VAT - No Service Tax -  at Swadesh Buildcon' Greenhills at Baner - 4 Lane Cement Concrete Sus Gaon to Pashan Gaon Road  - Visit Aarohi at Sus Pune
Available Ready Possession 2 BHK Flats at Frost Hills Baner -  4 Lane Cement Concrete Sus Gaon to Pashan Gaon Road    - Visit Aarohi at Sus Pune
Launching! Neeti Heritage - 1 BHK & 2 BHK Flats on Sus Hinjewadi Road - 4 Lane Cement Concrete Sus Gaon to Pashan Gaon Road - Visit Aarohi at Sus Pune
Sus Digambar Jain Mandir at Davabindu Society at Sus Gaon -  www.GreenstoneKennel.com - Dog Hostel, Dog Swimming, Dog Training & Grooming at Preeti Farm at Nande -  Sus Gaon to Pashan Gaon Road  - Visit Aarohi at Sus Pune
Mumbai Bangalore Highway - New Assesroad to Mumbai Bangalore Highway - Visit Aarohi at Sus Pune
Pashan Sus Road in Pune Municipal Corporation - Visit Aarohi at Sus Pune 
Pashan Sus Road in Pune Municipal Corporation - Visit Aarohi at Sus Pune 

Related Stories:


1) Absconding Builders & Abandoned Housing Projects in Pune

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11 comments:

  1. Hi, I have a question which I think if you answer will help a lot of Home buyers in Pune specially in the fringe villages. I have seen many small builders who even after 5 years of giving possession of flats have not formed the society in the building. Can you help understand the benefit of builder in this or how this can be of danger to the buyer and what care to take in this type of Purchases.

    ReplyDelete
    Replies
    1. The builders want to continue their right on the land for further construction, use FSI in future & continue to remain a party for that project for years together. Some crook builders also keep such projects as collateral and take loan.
      If society is formed, the land is transferred to society & builder looses his right & all benefits which comes with that land. That's why you see builders not forming society in time.

      Formation of society without consent of builder -

      http://accommodationtimes.com/can-society-be-formed-without-consent-of-the-builder/

      Delete
  2. One more case of builder abandoning the project. Problems in Aarohi shows that either builder has lost interest in project, or he is bankrupt or both.
    Really feels bad to see buyers' money getting literally wasted due to morally corrupt builders.

    "I do not have an option but to live in Aarohi. The current property prices at Baner Balewadi or in any developed area in PMC & PCMC are beyond my budget."

    Some questions for such buyers -

    Was there an option to buy or not to buy flat at remote location without basic infrastructure ?
    Was there an option to buy ready possession flat with all amenities in place or not ?
    Was there an option to stay on rent in good area or not ?

    Bad location doesn't get even tenants, as is the case with Aarohi. I wonder how many will be interested to buy even for price less than what the buyers have paid few years earlier ? It's not amenities like swimming pool or table tennis which matters, but its proper roads, water, power & easy access to daily necessities is what is important. Amenities are secondary, infrastructure is primary. Wonder how buyers can't differentiate between the two ?


    "Day by day family & financial responsibilities are increasing. How can I manage to pay such a high cost of maintenance at Aarohi? How can I manage to pay such a high cost of living in Sus?"

    - This shows poor financial planning. Without planning for future, creation of big debt (home loan) makes such things happen. What was the hurry in buying flat without having sufficient investments ? Staying in area without infrastructure means spending more money for this very infrastructure.

    Staying in remote areas gives rise to problems like dependence on water tankers which aren't cheap, more cost on transportation, poor electricity supply so more cost on diesel for generators, insecure area so more cost on security, bad roads & absence of street lights means complete dependency on motor vehicle & even for small distances vehicle is needed means more cost on fuel, can't walk due to darkness & security problems etc. Can't this be known even before buying a flat irrespective of builder ?

    Buyers should see not just purchase price of flat but more importantly the COST OF OWNERSHIP over the period of time.

    Of 190 flats, about 60 flats are occupied which means just over 30% buyers are end users, & about 70% are investors. I feel bad only for these 30% & not remaining 70% as these investors are themselves responsible for rampant increase in construction at remote locations damaging the nature and doesn't even have basic infrastructure for normal human beings. When house is a basic necessity, these 70% should not be called as investors but hoarders.

    And yes, one more major builder - Unitech is going bankrupt.

    Caught in debt trap, going gets tough for Unitech -

    http://timesofindia.indiatimes.com/business/india-business/Caught-in-debt-trap-going-gets-tough-for-Unitech/articleshow/50554331.cms

    ReplyDelete
  3. After Reading your blogs about other properties,I personally believe Megapolis is a way better choice. They are able to maintain the property well and the infrastructure is way better than what it was. Does having foreign collabration (pegus in case of Megapoli) helps Ravi?

    ReplyDelete
    Replies
    1. It's not like that! Under special township policy, maintenance of the entire project is a developer's responsibility! Although they do it on chargeable basis!! But people don't mind even paying for it if it's taken care properly! If I don't maintain my initial completed phases then what can I show to the prospective clients of future phases and how will the appreciation happen in future phases for the builder if completed phases r not maintained properly! People book at pre launch at lesser rates on belief but in next phases, it's the completed phases that become the benchmark!

      Delete
  4. situation of what happened in 1990s is reappearing except now instead of in central city, it is happening at very remote places...i recall ghost buildings, abandoned projects, substanstandard construction at places in central pune from early 90s to late 90s...

    ReplyDelete
  5. People throwing their hard earned money for getting into trouble in such far away locations. What you would call this phenomena of throwing money in bad investment due to investment pressure. Looks like less options of investments in India. Such investments can turn bad and too dangerous for liquidity. Government or private firms are not able to come up with the good investment idea for Indians. They are putting all hard earned money to builders pocket and builders are exploiting them.

    ReplyDelete
  6. I think whoever does it with such things in mind will lose more than gaining anything! Legally the way all the rights of the projects remain with the builder till conveyance, same way all the liabilities also remain!! If any mishap happens in case of life failure or like that, entire responsibility lies with the builder! If unfortunately somebody dies due to such things, the builder will have to pay entire his project's earning and may also face police custody and all those management expenses to come out of it! So in the hopes of gaining something, he has chances of losing many more things!! Generally these sort of things happen when there r development agreements with the landlords who don't agree to sign on the conveyance deeds as land owners even after receiving all the consideration from the builder! They have given the development rights four years back at lesser cost and they see the increased rates in four years and start demanding their share which they legally don't have!! Registration offices don't do conveyance on the basis of POA even if it's legal because Greed is a natural phenomenon and not only a monopoly of the builder! I am personally of the opinion that it's better to legally get out of the project as early as possible by conveying the land to the society rather than waiting for the so called future benefits!

    ReplyDelete
  7. Unfortunately for a so called semi metro city like pune, areas like sus are called remote which is now even 3 Kms from baner! Baner development plan was approved in 2005 and the city hasn't grown up 2 Kms in more than ten years!! People expect builder to provide water but does it mean that he should build his own dams? Providing proper water Arrangement is builder's responsibility and Anyways why govt takes taxes then? Road, sewage, electricity and water are govt's responsibilities and making arrangement of alternative sources to supplement the shortage like solar, STP or rain water harvesting and water filtration plants is certainly a buiilder's responsibility! Developers need to pay crores of rupees to govt against development charges but does it give it in return? 90 percent adjoining lands r owned by politicians and if they bring in growth and infra then their own land cost will reduce and people will prefer to stay at far away places at lesser prices!! The city will never grow is a fact! the development plan is for 10 years and it takes twenty years just to approve it!! And population of the city is growing in multiples!

    ReplyDelete
    Replies
    1. The builders in Pune are mostly agents of politicians only.
      If PMC can't provide infrastructure to the projects, why do they sanction the project at first place ?
      What about water affidavits given by builder to PMC after which PMC gave them sanction for construction ? Same goes with roads, projects are sold on some roads which never materialise and buyers end up buying flat without having approach road. Recent case is that of Mittal group sun planet project which has come up on riverside road of vithalwadi-warje & the road has been cancelled by supreme court due to river encroachment. I don't know how builders, Mittal in this case got sanction ? Such crook builders are equally responsible for the flat buyers misery. Ravi had earlier covered issues of water affidavits given by builders in NIBM-Kondhwa area also.
      Such crook builders & concerned PMC officials, both should be thrown in jail.

      And as a buyer since we know all these things, it is better to buy ready possession flat in area which has all required infrastructure in place. With falling infrastructure in Pune, many companies are moving to other cities especially Bangalore & Hyderabad.

      Delete
  8. Can we take photos inside premises of a private society? Is it legal? Many times security stops to take clicks.

    ReplyDelete