Thursday, March 31, 2016

Real Estate Regulatory Authority (RERA) Comes to Town

Thanks to Residents of Palladium Grand Dhanori & Pune Municipal Commissioner Kunal Kumar!


Pune Municipal Commissioner Kunal Kumar

If your builder has not fulfilled all conditions & commitments mentioned in the commencement and/or completion certificate issued for your project, Pune Municipal Corporation (PMC) will issue Stop Work Order for the builder's other ongoing projects.

Your builder can resume the construction of these projects only after you - the Flat Buyers - and the Enquiry Officer certify that the builder has completed your project exactly as per the conditions & commitments mentioned in the commencement & completion certificate issued by PMC.

It is the duty of City Engineer's Office to confirm that the builder has fulfilled all conditions & commitments in the commencement & completion certificate issued by their department.

If the City Engineer's Office fails to discharge their duties, Pune Municipal Commissioner will take strict action against the responsible officers.

By issuing these directives Pune Municipal Commissioner Kunal Kumar has proved how easy it is to regulate the real estate business.

Let the flat buyers monitor the performance of the builder & the city engineer's office.

Let the flat buyers certify that the builder has implemented all conditions & commitments mentioned in the commencement & completion certificate issued by PMC.

Let Pune flat buyers be the real estate regulator.

By activating flat buyers regulatory mechanism, Mr. Kunal Kumar has solved an age old problem of monitoring the 'conditional clearances' issued for housing projects.

Without increasing the expenditure in municipal budget, Kunal Kumar has set an effective & inexpensive mechanism to confirm that the builders are fulfilling conditions & commitments.

By making civic administration responsive, the Commissioner has won the hearts of property taxpayers in Pune who are number one revenue sources of PMC - Rs. 950 Crores (approx).

Thanks to the residents of Palladium Grand Dhanori who took initiative in setting up this regulatory mechanism in Pune real estate market.

Theses residents dared to point out the wrong & irresponsible practices in the city engineers' office. The city engineer's office didn't bother to monitor whether their builder has fulfilled the conditions in commencement & completion certificates. Even after the residents brought it to their notice - the city engineer's office refused to take any action against the builder. So, Palladium Grand residents went to Municipal Commissioner Kunal Kumar.

Which are the conditions & commitments the builder of Palladium Grand didn't fulfill? As per the affidavit, the builder didn't supply free water. No rainwater harvesting. No solar water heating system. No garbage management system. No firefighting system. Illegal parking - double than the sanctioned 72 car parks. No two wheeler & cycle parking. Less open space. Changing layout without the consent of the flat buyers. The issues common in the most of housing projects in Pune real estate market.

I am sure, the flat buyers in Pimpri Chinchwad Municipal Corporation (PCMC) & Pune Metropolitan Regional Development Authority (PMRDA) will follow Palladium Grand and help the respective commissioners - Mr.Rajeev Jadhav & Mr. Mahesh Zagade - to set this type of real estate regulatory mechanism in their areas.

It means that, now, the flat buyers in KUL Ecoloch will go to Mr. Mahesh Zagade, chief executive officer PMRDA, and demand to appoint an enquiry officer to confirm that Kumar Builders KUL has fulfilled the conditions & commitments mentioned in the commencement & completion certificate. If the finding is negative PMRDA will issue Stop Work Order for KUL Nation.

Why only PCMC & PMRDA? Now, the flat buyers in Suyog Nisarg at Wagholi will approach Maharashtra Pollution Control Board & State Level Expert Appraisal Committee SEAC III and submit their report about implementation of conditions & commitments regarding environmental clearance and if their claims are true - they will demand action against the builder.

What say you? Would you like to be a regulator and ensure that you get what you have paid for? Not only timely flat possession but the complete infrastructure along with the flat!

After all, you are not an allottee. As they say in The Real Estate (Regulation and Development) Act 2016.
You are the owner. The builder is just a service provider. Sevak.
It's your job to see that you are served well. Right?

If you are curious about the historic meeting of residents of Palladium Grand Dhanori & Pune Municipal Commissioner Kunal Kumar, view this video recording -



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My email id is RaviKarandeekar@RaviKarandeekar.com Feel free to write to me. I reply as soon as i can.

If you want my advice, feel free to call me on 919860044110.  First 3 minutes are free! And for more than 3 minutes - pay as you wish - you decide the value of my advice.

Of course, for a serious discussion, better fix an appointment at a time convenient to both of us. So that we can have uninterrupted & in depth discussion on my mobile (919860044110)
- on Video Hangout on Google+
- or on Skype (ravikarandeekar) .

For more than 3 minutes and up to 30 minutes - pay as you wish. After the conversation - transfer the money to my bank account. As much as you wish. From a few hundred to a few hundred thousand crore of U S Dollars or Indian Rupees. Here are my bank account details:

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Bank of Maharashtra.
Savings A/c no- 20047674794.
Branch- Bajirao Road Pune MICR Code 411014010.
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Friday, March 18, 2016

In 2016 - where to book a flat in Pune real estate market? (Part 2)

A Pimp and A Builder:


Kolte-Patil Western Avenue Wakad Site Sales Office

Last weekend something terrible happened in Pune real estate market.

Kolte Patil Developers Ltd. (KPDL) launched their much awaited project - Western Avenue. Yes, on the same 34 acre land parcel at Wakad, they had acquired in 2014 for Rs. 350 Crores. Without funding from ICICI Venture, Portman Holdings, Yatra Capital or Corolla Realty. Largely through internal accruals. Certainly, a big achievement for a local listed builder.

25 year old developer, Kolte Patil, who has developed 42 projects - 30 residential + 8 commercial + 4 IT Parks - and of course, under construction 400 acre Life Republic at Marunji near Hinjewadi, appointed 'property pimps' to sell the flats in Western Avenue Wakad.

These 'property pimps' uploaded 'unofficial' websites of Western Avenue.
In their sales talk, they told the inquiring flat buyers that - they have 'sole selling rights' of Western Avenue.

Of course, Mr. Mahesh Saluja, V P Sales, KPDL, denied the sole selling rights but accepted that these 'property pimps' are their major channel partners.

You know? At the launch, these property pimps were 'managing' the site office of Western Avenue. Without disclosing their true identity. Pretending that they were employees of Kolte-Patil.

Of course, according to KPDL, the back office was managed by KPDL employees & the 'property pimps' were operating only in the front office of Western Avenue! Whatever!! The fact is Kolte-Patil didn't publicly disclose that everyone in the site office was not their employee. This is not ethical.

Result is - most of the 'walk in inquiries' assumed that they were talking with the employee of Kolte Patil Developers. But fact was they were talking with the imposters.

Not only that! Some people actually believed these imposters, trusted whatever was printed in the brochure of Western Avenue and gave away their hard earned money as a booking amount!

Without bothering to confirm genuinity of the person who attended them.
Without bothering about - land title, N A Order, environmental clearance, sanctioned plans, commencement letter etc.
Without bothering to check the draft agreement.
Without knowing the terms of transaction between the builder & the flat buyers.

Who does this?
Brochure Dekh Ke Kaun Flat Book Karta Hai?
Only ignorant flat buyers who are stupid enough to make the decision based on location & property prices!!

These 'property pimps' are experts in catching these ignorant flat buyers spread all over the world.
Who are not aware about their rights & responsibilities.
Who don't understand that they are the co-owners - stakeholder - partners - in the real estate venture promoted by a builder.
Who don't know that every real estate project is not only a group housing scheme - it is also a collective investment scheme.

Kolte Patil may have invested 350 crores in the land + a few crores to plan the project + a few crores to get sanctions & approvals. But the collective investment of all flat buyers would be much much more.

If 60 per cent of these co-owners agree that - the chief executive of the venture - the builder - is performing poorly - they can strip his executive powers - tell him to sit on the bench.

Obviously, the flat buyers should be treated as co-owners.

At least, as human beings.

Absolutely not like 'Bhed Bakri'.

Yes! You become "Bhed Bakri' when 'property pimps' catch you.
Because property pimps are not responsible for possession - for construction quality - for conveyance - for anything.
For these property pimps, home buyers are only easy prey & flats are inventory. Maal.
Their only job is to hunt & hand over the catch to the builder.
No wonder by the time of possession every residential project in Pune becomes a slaughterhouse.

Isn't it terrible to see the young - intelligent - educated - salaried - people voluntarily becoming 'Bhed Bakri'?

Someday, I am worried, the cries of these lambs would be louder than the noise of traffic on Mumbai Bengaluru Highway!

An Assertive Flat Buyer and An Affirmative Builder:


Assertive Flat Buyers

Guess why did Kolte-Patil take the help of property pimps?

Because these pimps have wider reach.

Why does wider reach matter?

Because there is a shortage of ignorant stupid flat buyers in Pune!

(In fact, there is a shortage of ignorant stupid flat buyers in entire India! Yes! Even property buyers in Delhi & NCR are also awakened!! No wonder, all politicians voted for real estate regulatory bill!!!)

Recently, at one of Pune property exhibitions, I was talking with a group of real estate salespersons.

You know what? Enquiries is not a problem. Conversion is the problem! One real estate salesperson said.

Why is conversion a problem? I asked.

Because today majority of flat buyers have become 'Shaane' - smart. He said.

Smart? Means what? I asked.

Informed. Assertive. He said.

Is it difficult to convince informed & assertive flat buyers? I asked.

Yes! They give lot of 'Shanpatti' - argue on every point - rate - carpet area - parking - environmental clearance - compensation for delayed possession - and what not! He said.

The current slowdown is basically because of that. Otherwise, demand is there. A senior real estate salesperson said.

I tell them - if you want to buy a flat - you have to submit yourself for exploitation - you can't prevent builders from exploiting flat buyers - accept the dominant position of a builder or live in a rented flat forever. One salesman said.

Ravi, do you have any idea - in which projects these smart guys book? Is there any builder in Pune who is so fair & friendly? Senior real estate salesman asked.

Yes! I know one project where some informed & assertive flat buyers have booked!! I announced.

Must be some small single stand alone building project of a new builder. Senior salesperson said sarcastically.

No. It's a 9 + acre project of some 500 + flats and the builder is not new. I don't know whether the flat buyers consider him friendly. But, for sure, they consider him fair. I declared.

I find it difficult to believe that any builder can convince & convert today's notorious buyers. One salesman said.

Yes! Most of them are from the most notorious place - Indian Real Estate Forum. I said.

Shocking! Whoever visits that forum cancels his booking - I haven't heard anyone from that forum booking anywhere. Senior salesperson said.

They didn't have to go anywhere to book - because this builder himself is on the forum. He discussed with all of them on the forum itself. I said.

They must have made lot of allegations & must have insulted him by asking all sorts of questions. One salesperson said.

Is asking questions insulting? I asked.

At least my boss thinks so. One salesperson said.

This builder doesn't think so. He has published his terms of transactions & policies on his website. So, there is less ambiguity. Less doubts. Complete transparency - clarity. I said.

For example? One salesperson asked.

You ask. I will answer. Though I am not his salesman or a flat buyer - I am sure - I can answer most of your questions. You know why? Because most of this info is there in the public domain - on his website, on his facebook page or on Indian Real Estate Forum. I challenged them.

For the next few minutes we had an interesting Q & A session. Here is a brief summary -

Q. - People are enquiring but not booking. They are waiting for property prices to go down. How does this builder convince the buyers to book?

A. - By offering "Rate Protection Policy"! On his website, in the download section, he has published that - 'If we reduce the prices or come up with some offer then discount in lieu of reduction in prices / offer will be passed to previous bookings whose rates were higher in comparison to effective rates after discounting.'!

"That's great! It means that you can book the flat of your choice without bothering about property price correction!!," senior salesperson said.

"Yes. it sounds attractive but the implementation of this type of offers is complicated," one salesperson said.

"Not really! 'Credit note will be issued to such purchasers whose remittance shall be done at the time of possession after receipt of entire dues' - the Rate Protection Policy says!," I said.

Q. - What are the infrastructure charges?

A. - No infrastructure charges. No MSEB charges. No society formation charges. No legal charges. His property price list has 12 headings - 1) Flat No. 2) Carpet Area 3) Saleable Area 4) Rate 5) Premium 6) Floor Rise 7) Agreement Cost 8) Stamp Duty 9) Registration Charges 10) VAT 11) Service Tax 12) Maintenance Deposit 12) Grand Total

"Really? I didn't know that there is any builder in Pune who doesn't sell car parking under the heading of infrastructure charges! You know? Nowadays, every flat buyer argues about infrastructure charges!" - one salesman said.

Q. - What is the percentage of loading?

A. - Saleable area is just for the sake of calculations. Flat is sold on carpet area. His carpet area is pure carpet area. Terrace area is mentioned separately. So, saleable area is equal to = 1.3 x Carpet + Terrace. Means 1.3 x 801 + 105 = 1147 round figure.

"Our saleable area = (Carpet + Terrace) x 1.3 - (801 + 105) x 1.3 = 1178!," one salesman said.

"My brochure & price list has only saleable areas. No carpet area. To avoid flat buyers' abuse I write approx carpet area by my pen!," the other salesman said.

Q. - What is maintenance deposit? No maintenance charges at the time of possession?

A. - No per sq. ft. maintenance charges at the time of possession. Only maintenance deposit. The builder will only collect the maintenance deposit. He will never touch it. He will not spend a single rupee from it. He will handover it to the society as corpus fund.

"Then how will he manage maintenance? You can't give possession of a 9 acre project at one go? When you develop it in 2 phases - you have to maintain the first phase at least for 2 to 3 years. Right?," someone said.

"Yes, of course! The project will be developed in the phases. Till the society is formed & starts maintaining the project - the builder will maintain it. He will keep Maintenance Deposit safe in the bank. He will only use the interest earned on that deposit to maintain the first phase. In case, if any additional funds are required for the maintenance - the builder will spend from his own pocket. Whatever additional funds he will spend from his own pocket are his marketing expenses. If the flat buyers in the first phase are happy - you know - they will give referral bookings to the builder. If the first phase is maintained properly - the builder can sell second phase at a higher rate. Right?," I explained.

"Can he afford to buy tankers and supply free water?," one salesman asked.

"We are talking about a good builder. A good builder doesn't develop a project in a fringe village. Only tapori builder does that. Good builder develops project only in municipal limits - where basic infrastructure is available. This project is in PCMC!," I said.

"Do you mean to say that Godrej & Puravankara who have launched projects in Undri & Keshav Nagar are not good builders?," one asked.

"According to my definition - certainly, not. Of course, if they supply free water - I may change my definition," I said.

Q. - What about possession date & compensation for delayed possession?

A. - Possession date is mentioned on the property price list & of course, in the Agreement to Sale. Not only that! The compensation for delayed possession is also mentioned in the Agreement to Sale.

"Specific date or just 2 years from the date of agreement?," someone asked.

"Specific date of possession of the particular building - the same date in the agreements of all flats in that particular building," I said.

"No oral commitment of possession in December 2016 but in the agreement June 2017?," one salesman asked.

"No!," I said.

"At this builder there is no scope for salesmanship!," someone said.

"When one flat buyer saw different date in the agreement - he simply refused to sign the agreement - got into his car - left the Sub-Registrar's office at Hinjewadi. I chased him on my bike up to Wakad flyover and convinced him that possession date in the agreement doesn't matter much - we never give possession on the date mentioned in the agreement - we give it at the orally committed date!," senior salesperson said.

"Did he sign the agreement?," someone asked.

"Yes! Of course!!," the senior salesperson said.

"Did I tell you that this builder doesn't take legal charges - incidental charges - xerox charges - in cash - for the registration of agreement?," I asked.

"Does he take by cheque?," one salesman asked.

"No cash - no cheque - no legal charges," I said.

"Still his agreements are registered!," someone said.

"Yes! Not one or two - 100 agreements are already registered and the home loans are disbursed," I said.

Q. - Does the flat buyer get the draft of agreement to read before signing?

A. - Yes! The flat buyer gets the draft agreement and enough time to consult his lawyer. The annexure of the agreement has a list of specifications & amenities. Franking is done only after the flat buyer gives a written acceptance letter.

"I tell my flat buyers - what is the point in reading the agreement? Anyways, we will not change a single word!," one salesman said.

Q. - How many story building & how many slabs?

A. - The building is 2 level car parking + 14 Stories. And slabs are 16. Tentative schedule - dates - of slabs is mentioned in the price list. So that in advance, people get an idea about - in which month - how much payment is due.

"My building also has 2 level car park + 14 stories - but, you know? The flooring of the basement parking is our plinth!," one salesman said.

"How can it be a plinth? Flooring of the residential floor is the plinth!," the senior salesman said.

"Redefine the construction industry - is the mission of my boss," one salesperson said.

Q. - What more info is available on the website?

A. - A flat buyer in USA can visit the website and book a flat online!
1) He can study the floor plan.
2) See which flats are available for booking.
3) What is the exact price of the flat & tentative slab wise payment schedule with amounts & months.
4) What are the current discount offers
- discount for the stagewise advance payment
- discount for group bookings
5) Which banks have approved the project.
6) Brands of sanitary wares, tiles, sink, electric switches, video door phone.
7) The website will also tell him
- when can he visit his under construction flat
- when can he start interior & furniture work
- he can not demand internal changes in the flat
- when can he get working, electrical & plumbing drawings of his flat
- when he should pay all dues
- what will happen if the flat buyer can not take possession of the flat
- can a flat buyer hold a part of the flat price because a few amenities are not yet ready
8) If he has made up his mind - on the website itself - he will get the account details - for transferring the booking amount.
9) He doesn't have to worry - what will happen if he changes his mind & decides to cancel his booking - before the registration of agreement and after the registration of agreement - because cancellation policy and cancellation charges are published on the website
10) Before registration of agreement - if the flat buyer feels like changing his chosen flat and opt for some other - the website will tell him the procedure
In short, a flat buyer in USA can get complete information about offers and he can select, book, pay, exchange or even cancel his flat!

Q. - Any special treatment for the NRIs?

Yes! Besides remote investing in Pune property, in this project maintain long distance relations is very much possible! Because, every flat buyer can login in his account where he can get all details about his flat - agreement, payments, schedules, receipts, loan documents, everything. As per the payment schedule he will get alerts by sms, emails, postal mail and he can make stage wise payments by cheque - draft - wire transfer.

An NRI flat buyer can see the photos of fortnightly construction progress on the website & Facebook Page.

"Is this builder really uploads photos every 15 days?," one salesperson asked.

"Yes! That's why I recommend him to all my overseas readers," I said.

"If all builders started making self explanatory websites - we will become jobless!," one salesperson said.

"Keep this in mind when you attend your next enquiry," senior salesperson said.

Q. - What about possession?

A. - First Inspection - builder's quality team inspects the flat. Second Inspection - Flat buyer, engineer, and salesperson do the joint inspection. 3) Before handover every point is checked. At the time of handing over the flat - Possession Kit is given to the flat buyer, The possession kit has a CD of an agreement, working - electrical - plumbing drawings - useful for interior work, emergency medical kit, tool box, and telephone diary of essential numbers - of course, the final possession is given only after completion & occupancy certificate.

"At my last site possession was the most stressful experience - for both - for the buyer and me," one salesperson said.

"Same here," said the other salesperson.

"Is this only a plan or has this builder followed this possession process before?," senior sales person asked.

"He has followed this process while giving possession of some 1000 flats in his last project. Of course, it has evolved with time," I said.

Q. - Is this a fantasy or a true story?

It sounds like a fantasy. But it is not. You can visit this project on Mumbai Bengaluru Highway at Punawale. If you wish - you can meet the builder in person. He is always accessible for the flat buyers. Most important - whatever claims he has made on his website - he is personally accountable for it. I don't know whether you will like him or not. But if you buy a flat in his project - you will start respecting yourself. You will feel proud about yourself. You will congratulate yourself for making the right decision.

Q. That's fine! But what about environmental clearance?

OMG! Now, not only the property buyers but salespersons in Pune real estate market are also aware about EC!! The builder started the construction of the project only after obtaining environmental clearance! So, EC, NA, full potential PCMC sanction everything is obtained.

What is the name of the project? And who is the builder?

I will tell you the name only if you promise that you will tell your builder to set transparent terms of transactions in your project. After all real estate development is a service industry. Today, one of the reasons why property buyers are not booking is - a huge deficiency in service builders offer. If you succeed in convincing your builder - you don't have to worry about losing your job. Otherwise, you know, your builder will call 'property pimps' to launch his next project!

"Yes! Unless we don't improve the quality of our service - we won't survive. I want to visit this site to learn more. What is the url? ," senior salesperson said.

"I will WhatsApp it to you," I said and sent it to him immediately.

If you are curious to know which is this project & who is this builder you can click here!

Related Story:


In 2016 - where to book a flat in Pune real estate market? (Part 1)

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I enjoy talking, sharing my views and giving advice about buying property in Pune real estate market.

My email id is RaviKarandeekar@RaviKarandeekar.com Feel free to write to me. I reply as soon as i can.

If you want my advice, feel free to call me on 919860044110.  First 3 minutes are free! And for more than 3 minutes - pay as you wish - you decide the value of my advice.

Of course, for a serious discussion, better fix an appointment at a time convenient to both of us. So that we can have uninterrupted & in depth discussion on my mobile (919860044110)
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- or on Skype (ravikarandeekar) .

For more than 3 minutes and up to 30 minutes - pay as you wish. After the conversation - transfer the money to my bank account. As much as you wish. From a few hundred to a few hundred thousand crore of U S Dollars or Indian Rupees. Here are my bank account details:

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Bank of Maharashtra.
Savings A/c no- 20047674794.
Branch- Bajirao Road Pune MICR Code 411014010.
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Monday, March 14, 2016

In 2016 - where to book a flat in Pune real estate market? (Part 1)

While booking a flat - "Location" - is not the one & only parameter!


Wipro Hinjewadi Pune

Nowadays at least those who call me on 91 98600 44110 know that along with location - there are many more things to consider - while booking a flat in Pune real estate market.

In 'many more things to consider' mostly they want to know from me - 1) Track Record & Reputation of the Builder 2) Development Prospects of the Area 3) Potential of Appreciation.

For example - Ms. Dipika - not her real name - has shortlisted Western Hills at Baner. Dipika wants to know -
1) The Track Record & Reputation of Atul Enterprises, the builder of Western Hills
2) Development prospects of Sus Gaon
3) How much her 70 lakh rupees 2 BHK Flat will appreciate in the next 5 - 6 years

Dipika's voice tells me that she is beautiful. Her tone tells me that she has liked this flat very much. Emotionally she has made up her mind. But her rational mind has ordered her to seek my opinion before making a decision.

Now, tell me, in this situation - how can I say anything negative about a builder - about Sus - about property appreciation? I am not a heartbreaker!

Ravi, if your honest opinion breaks Dipika's heart - not you but the builder is responsible! Why didn't the builder answer her questions? Sharing authentic information would have been helpful for him to get her booking! I said to myself.

Dipika, did you visit the website of Western Hills? Didn't you find replies to your questions on it? I asked.

Western Hills website only has a layout, plan, list of specifications & amenities. Yes, and a few words about the builder & his 2 sons. Dipika said.

You know why? I asked.

May be they have something to hide. Dipika said.

Means you got answers to your first 2 questions - about the builder & Sus Gaon. Right? I said.

Sort off! But what about my third question - property appreciation? Dipika asked.

Are the property prices published on the website of Western Hills? I asked.

No! Dipika said.

Why? I asked.

Because their rates are negotiable. Instead of 5,950 - after negotiations - I got a rate of 5,330. Dipika said.

Are you the best property price negotiator in the world? I asked.

No. I am not. Dipika said.

Means, someone who is better than you would have got 5,000 Rs. Per Sq. Ft.! I said.

May be. But 5,330 is good. Isn't it? Dipika asked.

Why do you think so? I asked.

Considering the location & comparing with the rates in Baner - 5330 is good & fits in my budget. Dipika said.

Still you don't feel safe to pay this price. You have liked the flat & the project. You can afford to buy. Still you are not sure. Right? I said.

This is my first flat. Obviously, I am less confident. Dipika said.

Let us see what would have given you confidence. Wouldn't it have been better - if Sus Gaon had a development plan? I asked.

Certainly, yes! Development plan would have told me about the future prospects & potential of appreciation. Dipika said.

And if the builder had published terms of transaction - his policies - the procedures he follows - would have you asked about his past? I asked.

No. Why would I? I am interested in the present. Dipika said.

That's the problem! You are paying for the service. But the builder - the service provider - is avoiding to announce & accept - terms, conditions, policies, rights & responsibilities - up front. That's why you are not sure about booking a flat in Western Hills. I said.

Do you mean to say that should I drop the idea of booking a flat in Western Hills? Dipika asked.

That's your call! Now you have realized that lack of well defined terms of transaction between you & the builder is preventing you from booking. Why don't you suggest the builder to publish these on his website? I said.

It's his business! Why should I bother to tell him? Dipika said.

Who sets the service rules in your company - employee or employer? Employer. Right? In this transaction - remember - you are the employer - the paymaster. The builder is a service provider. Seva de ne wala. Your employee. Obviously, it is your responsibility to tell your builder - how he should provide the service! I said.

You are making things complicated. I don't have time to teach the builder. Tell me - in simple words. Should I go for it or not? Dipika was annoyed & angry.

I can make it simple. Find the builder who has well defined terms of transactions! Location & budget are the parameters to shortlist the projects. Not the parameters for booking. For booking the builder who has published well defined terms of transactions is the criteria. Got it? I said.

You suggest the name of the builder who has well defined terms of transactions! Dipika said.

Sorry. I don't know any. I said.

Then what? Dipika asked.

Tell the builder - how he should serve you! I said.

You do that! And let me know when you make or find one. In the meantime, I will go for a resale or a ready possession flat! Dipika said.

That's less risky. Better than booking. I said.

Yes. Adoption is better than giving a birth. Dipika said.

The Terms of Transactions Between a Flat Buyer & a Builder:


If you see my blogs on the problems between the builder & the flat buyer - you will realize that - no transparent terms of transactions between the builder & the flat buyer is the root cause of majority of complaints. For example -

No clarity between club membership & flat possession was the reason for my blog - The Crime at SKYi Songbirds Bhugaon

Hiding information about Environmental & Aviation Clearances was one of the reasons contributed in creating mistrust about the builder in The Case of Suyog Nisarg at Wagholi, Pune

Lack of cancellation policy was the reason for my blog - Is Vastushodh Projects a Trustworthy - Reliable Builder?

What say you?

Don't you think that - before making a decision of booking a flat - you must know the terms of entire transaction - from booking to conveyance - between a flat buyer & the builder?

The publicly announced transparent terms of transactions is the most important parameter to decide whether to book a flat or not.

I have made up mind - in 2016 - I will recommend only those projects which have - transparent terms of transactions. If we all insist, someday, for sure, all builders will become transparent & publish the terms of transactions.

Please, share your views in the comments.

Related Stories:


3) In 2016 - where to book a flat in Pune real estate market? (Part 2)

2) In 2015 - Where to book a flat in Pune real estate market?

1) Pune real estate market research report, trends & forecast 2016

Subscribe for Free!


To receive free emails or free RSS feeds, please, subscribe to Ravi Karandeekar's Pune Real Estate Market News Blog

Feel free to call me:


I enjoy talking, sharing my views and giving advice about buying property in Pune real estate market.

My email id is RaviKarandeekar@RaviKarandeekar.com Feel free to write to me. I reply as soon as i can.

If you want my advice, feel free to call me on 919860044110.  First 3 minutes are free! And for more than 3 minutes - pay as you wish - you decide the value of my advice.

Of course, for a serious discussion, better fix an appointment at a time convenient to both of us. So that we can have uninterrupted & in depth discussion on my mobile (919860044110)
- on Video Hangout on Google+
- or on Skype (ravikarandeekar) .

For more than 3 minutes and up to 30 minutes - pay as you wish. After the conversation - transfer the money to my bank account. As much as you wish. From a few hundred to a few hundred thousand crore of U S Dollars or Indian Rupees. Here are my bank account details:

Ravindra Karandeekar,
Bank of Maharashtra.
Savings A/c no- 20047674794.
Branch- Bajirao Road Pune MICR Code 411014010.
IFSC- MAHB0000001



  

Friday, March 11, 2016

The Case of Suyog Nisarg at Wagholi, Pune

Most of the builders in Pune are nalayak - incompetent:


The Case of Suyog Nisarg at Wagholi, Pune

All flat buyers in Pune make one mistake. They assume that a builder knows how to develop a housing scheme and book a flat at launch or at under construction stage of the project.

The flat buyers of Suyog Nisarg at Wagholi also made the same mistake of assuming that Suyog Development Corporation Ltd. - one of the largest family owned limited companies in Pune real estate market - founded by Mr. Bharat K. Shah - knows how to develop a residential housing scheme.

But after taking possession of their flats and living in Suyog Nisarg for nearly 2 years, they have realized that they have made a big mistake. Mr. Bharat K. Shah of Suyog Development Corporation Ltd. is a completely incompetent builder.

The result is now, that the flat buyers of Suyog Nisarg have to fight with Mr. Bharat K. Shah to get what they have paid for. They have to fight with Mr. Bharat K. Shah to live a comfortable life in their own homes. They have to fight with Mr. Bharat K. Shah to earn good returns on their investments.

Most of the flat buyers in Pune are naive - ignorant:




"Hum Bharatbhai ko Chodenge Nahi. We will fight for our rights. At the same time, we want to make Pune flat buyers 'aware'. If the flat buyers are aware about their rights - they won't become victims of their builder," the flat buyers of Suyog Nisarg told me. Recently, they had invited me to share their issues.

"If we were aware - on the day we booked the flats - we would not have become victims of Suyog Development Corporation," one Suyog Nisarg flat buyer said.

"We want all flat buyers to learn from our experience," another Suyog Nisarg flat buyer said.

"Do you mean to say that the flat buyers are responsible? The builders are not villains!," I asked.

"Certainly, some are! But most of the builders are nalayak - incompetent - to do this business. They can to this business only because we, the property buyers are not aware about our rights. If we become aware - these incompetent builders have no option but to become competent - or to go out of business," yet another flat buyer said.

"After all, this business runs on our money - we are the paymasters - the builders are only service providers. The quality of supply depends upon the quality of demand!," the other flat buyer said.

"Creating awareness among Pune property buyers is the intention behind sharing your story. Exposing Bharatbhai - publicity for your fight with Suyog - is not your intention. Right?," I asked.

"We are not fighting with Bharat Bhai. This is not a fight. This is a tuition. We are teaching Bharatbhai, as a developer, what is his role & responsibility. Bharatbhai takes it as a fight & avoids us only because his ideas & beliefs are outdated. When he will relearn - he will thank us for making him competent to do business in the present times," one flat buyer said.

"After all, we admire Bharatbhai for giving possession of our flats!," the other flat buyer said.

Only ignorant flat buyers are afraid of nalayak builders:


"Okay. You want me to blog your experience to spread awareness. Right?," I asked.

"Yes! That's why we have called you," one flat buyer said.

"Are you sure? Aren't you afraid of your builder? Most of the flat buyers in Pune are!," I asked.

"We are not. Why should we be? We are fighting for our rights," one flat buyer said.

"True! What about property appreciation? Many people tell me that the bad publicity is not good for property appreciation," I asked.

"What are we fighting for? We are fighting to make Suyog Nisarg a better place to live! Our efforts will increase the value of our properties!," one flat buyer said.

"Yes - only if you succeed," I said.

"True - but if we don't try - we will feel that we are nikamme - worthless - we will lose respect of our families - they will consider us losers - we want to fight - we don't want to live a life of victims," the other flat buyer said.

"Awareness makes you brave - only ignorants feel that they are weak - that's why we want to make all flat buyers aware about their rights," one flat buyer said.

"Why should we fear the builder? He has committed the crime. Not we!," yet another flat buyer said.

"Good! Let us see what are your issues & what Pune flat buyers can learn from them," I said.

1) Bharatbhai, running away from your problems only makes them worse:


Swapnil Joshi, Bharatbhai, Mukta Barve

We have formed Suyog Nisarg Provisional Committee which on behalf of all residents talks with Suyog Development Corporation.

- Good idea! Nowadays, the property buyers who have booked a flat in the particular project form a WhatsApp group to keep in touch with each other. To collectively deal with a builder - even when the project is under construction - forming a provisional committee is a good idea. This committee can protect interests of all - including those who are not in Pune.

For the society formation - in the last 2 months - we had a couple of meetings with Mr. Bharatbhai. On 11th of March we will have one more.

The agenda of these meetings was to form the society and handover the management of Suyog Nisarg to the residents.

Of course, we are all for it. We want to take over the management - only after the builder solves all our problems.

However, Bharatbhai's agenda was different. He refused or avoided to solve the issues. Obviously, the meetings were unsuccessful.

Bharatbhai has already announced that the maintenance funds are exhausted and he can not maintain Suyog Nisarg anymore.

By forming a society and handing over maintenance - we are sure - Bharatbhai wants to avoid solving the issues. He is trying to shrug off his responsibility. He is trying to dump us. Abandon us and run away.

We want to tell him that we will not let him go away without solving our problems. In fact, running away may worsen these problems.

So, Bharatbhai, aap bhag nahi sakate! Better pay attention to us - keep talking - solve our problems. It's your job. Your responsibility.

2) Suyog Nisarg - Violation of Environmental Clearance?


Suyog had obtained EC but they didn't develop the site as per EC issued to them

Suyog Development Corporation not only avoids & runs away from flat buyers problems, but also is trying to avoid State Level Expert Appraisal Committee (SEAC III).

As per the minutes of 19th meeting of SEAC III, held from 28th to 31th October 2014, Item No 7, earlier, Suyog had obtained EC but they didn't develop the site as per EC issued to them!

So, SEAC III, asked Suyog to give 'comparative statement' of approved plan as per EC & the existing status of the construction.

The SEAC III also asked Suyog whether they have violated any EC conditions.

As per the latest Environmental Status report published on 18-2-2016, Suyog hasn't yet submitted the 'comparative statement'!

Means for the last 16 months or so, as usual, Suyog is avoiding SEAC III.

For the residents of Suyog Nisarg no environment clearance is a serious threat to their property, life & money. Till Suyog obtains Environmental Clearance they will not be sure that their building is legal.

3) Suyog Nisarg - Where is an Aviation NOC?:


Suyog Nisarg - Where is an Aviation NOC?

Through RTI, residents have found out that Suyog Nisarg is in the fringe zone of Lohegaon Airport!

However, without obtaining NOC from Ministry of Defence, Suyog Development Corporation has increased the height of the buildings from 7 floors to 12 floors!!

When the residents demanded the explanation, Suyog's reply was - the first phase has received completion & occupancy certificate!

What if - Ministry of Defence - raises objection in future? - Suyog Nisarg flat buyers asked.

Suyog Development Corporation will be responsible - was the builder's reply.

Give us in writing - the flat buyers demanded.

Suyog Development Corporation refused to give in writing!

Because of these two serious issues - Environmental Clearance & NOC from Ministry of Defence - flat buyers of Suyog Nisarg feel threatened.

Just imagine how stressful it is to keep on worrying day & night about becoming homeless.

Isn't this enough to prove that Suyog is incompetent & inhuman - amanush - builder?

4) Suyog Nisarg - What about PMRDA?


Flat buyers claim that to obtain completion certificate for Suyog Nisarg, Mr. Bharatbhai had given undertaking to PMRDA that he will bear the water charges.

But he treated PMRDA as he treated Ministry of Defence of Republic of India & Ministry of Environment of Government of Maharashtra. He didn't honor his word. Suyog used flat buyers' money - Maintenance Fund - to purchase water tankers.

Suyog Nisarg flat buyers demand that Suyog must refund this amount back to them.

5) Suyog Nisarg - What about Wagholi Gram Panchayat?


Along with Ministry of Defence, Ministry of Environment & PMRDA, Mr. Bharatbhai ditched Wagholi Gram Panchayat!

Though people were occupying flats for nearly 2 years, Suyog didn't register these flats with Gram Panchayat. Result is Gram Panchayat didn't get property tax & Suyog Nisarg didn't get any services. Because for Gram Panchayat Suyog Nisarg doesn't exist!

6) Suyog Nisarg - Misappropriation of Maintenance Fund:


A builder is supposed to act as the trustee of maintenance charges collected from flat buyers at the time of possession.

The builder is supposed to spend these monies only after obtaining consent of the flat buyers and he is supposed to give audited report of accounts to the flat buyers.

Suyog spent the entire maintenance fund as if it's their own money. They paid every vendor more than the market rate and exhausted maintenance funds before time.

7) Suyog Nisarg - Hazardous Project in Wagholi:


Suyog Development Corporation hasn't installed waste - garbage - processing system in Suyog Nisarg. Every day - for the last 2 years - garbage of 600 flats is dumped in the adjoining plot. By doing this Suyog has contributed in creating unhealthy living conditions in Wagholi.

Besides health hazard this garbage dumping can create legal issues & residents may be penalized for antisocial - unhealthy actions of Suyog Development Corporation. But Mr. Bharatbhai is not solving this issue.

8) Suyog Nisarg - Multi Level Car Parking:




Multilevel Car Parking is a big issue between the residents of Suyog Nisarg Wagholi and Suyog Development Corporation.

Suyog realized that instead of 7 story they can construct 12 story buildings. Sell more number of flats. Earn more profit. Only problem was car parking. As usual without informing the flat buyers, Suyog decided to install mechanized multi level car parking - MLP - for these additional number of flats.

Result is there is no open space left. All buildings are surrounded by MLP. Suyog Nisarg looks like an automobile plant. These MLP systems are dangerous for children. Cost of operating & maintaining MLP is a huge burden on society. Those who paid premium for garden view now have to look at MLP. Daily 3 - 4 hours power cut in Wagholi makes using MLP impractical. Suyog hasn't provided additional Generator for the MLP.

Residents of Suyog Nisarg demand that Suyog must remove MLP. Suyog is avoiding it.

9) Suyog Nisarg - Water Supply for 12 Story Buildings:


Suyog added 5 more floors to 7 story buildings. After possession residents of these 12 story buildings have realized that Suyog had only added floors but didn't increase the size of overhead water tanks or capacity of the pumps. So, they get less water than 7 story buildings!

10) Suyog Nisarg - Car Parking Chakravyuha




Car Parking is a serious issue at Suyog Nisarg Wagholi. Multi Level Parking as well as simple covered parking as well as open car parking. This reflects how careless & unprofessional Suyog Development Corporation is.

In this video you will see that one car park is surrounded by other car parks. Unless these surrounded cars are removed you can not park your car or drive away. Every morning you become Abhimanyu. You can reach your office only if you can manage to come out of this Chakravyuha.

This not only inconvenient but hampers the relations between the residents.

10) Suyog Nisarg - Two Wheeler Parking




By law the builder has to provide space for the two wheelers. But Suyog forgot. So, somehow they realized that there is a vacant space in front of the cars. Of course, the space was enough for only kids tricycle, but Suyog allotted it as two wheeler parking for motorcycles & scooters. Using two wheeler parking is a daily challenge for the residents of Suyog Nisarg.

11) Suyog Nisarg - Open Car Parking & Rainwater Harvesting:




As per the brochure, Suyog Nisarg was 10 acre residential development. Now, it has shrunk to half of the original size. Some space has been given away as amenity space to PMRDA & some for the school.

Now, the temple which was originally in the amenity space is shifted in the open space of residential building. The rest of the open space is allotted for open car park with sheds. Of course, even after 2 years follow up, Suyog hasn't provided sheds for the cars. Result is there is no Nisarg in Suyog Nisarg. Only cars & steel structure of Multi Level Car Park occupy all open space.

The ground under the cars is covered with cement concrete. So water from top terrace makes cemented surface slippery. At some places it becomes breeding ground for mosquitoes. Open pipes from top terraces are useful only to pretend that Suyog Nisarg harvests rainwater. But in reality, there is no rainwater harvesting system. Obviously, 3 bore wells go dry and residents have no option but to pay for the water tankers.

12) Suyog Nisarg - Electricity & Meters:




Electricity bill is a address proof - important document in every individual's life. But messing up with names of the building Suyog Development Corporation has created problems in all residents' lives.

And yes! Along with water - Wagholi has electricity problems too. Besides daily power cuts - no electrical meters is a problem every residential projects face. Of course, for the builders this is an opportunity to exploit the flat buyers.

For example, Suyog Development Corporation supplied power to residents from their construction meter & recovered money - at the commercial rate - from the maintenance fund. Though the flat buyers had paid 60,000 as MSEB charges - a couple of years ago - at the time of agreement.

Why are you recovering power charges from maintenance fund? Give us hisab kitab of MSEB charges you have collected from us. Residents of Suyog Nisarg want refund of balance amount.

13) Suyog Nisarg - Entrance Lobby & Security System:




Entrance lobby of a building in Suyog Nisarg does not welcome you. Entrance lobby reminds you how wrong you were in assuming that 35 year old Suyog Development Corporation is a reputed builder in Pune. Suyog is not even a builder. The entrance lobby tells you.

If Suyog had been a builder the entrance lobby would not have drainage openings. The entrance lobby would not have glass doors which neither let you go or come out comfortably.

If Suyog had been a builder, the entrance lobby would have a properly installed security camera. The entrance lobby would have protected you from the rains. The entrance lobby would have letter boxes - convenient to drop & collect letters.

14) Suyog Nisarg - Clubhouse, Sports Amenities, Children's Play Area, & Senior Citizens Area:




Senior Citizens Area at Suyog Nisarg is on the STP - Sewage Treatment Plant. It's nothing but open death chambers.

Clubhouse doesn't have a stage. A few equipments in the Gym are just lying around. No Annual Maintenance Contracts for the equipments. Toilets are not working.

Landscaped garden has open electrical lines lying around waiting to electrocute a child. Lamps are broken down. Waterbodies have no water. Play area & equipments are not enough.

Volleyball & Basketball courts are life threatening.

Suyog Nisarg - List of Pending Amenities, Issues & Concerns:


Residents of Suyog Nisarg have prepared a list of pending amenities, issues & concerns. Suyog Development Corporation is supposed to resolve all these issues. This list is nothing but a proof of deficiency in service offered by Suyog.

Besides, common issues, you will find that the residents are fighting to solve issues in their individual flats. Most issues prove poor construction quality and lack of after possession services.

For the first time flat buyers in Pune, who are waiting for possession, I am sure, this list will tell what you will face after the possession.



14) Welcome to www.myflatmyright.com



Two years follow up with Suyog Development Corporation has opened the eyes of most of the flat buyers in Suyog Nisarg. This enlightenment has encouraged them to spread awareness among flat buyers in Pune. For that they have launched the website www.myflatmyright.com

On this website, you can share your experiences & learn a lot about your rights as a property buyers. Do visit it.

15) Moral of the Story:


Most of the builders in Pune do not know how to develop residential housing projects.

Related Stories:


1) The Case of Suyog Lucky Homes at Wagholi, Pune

2) Wage War Against Wagholi Mafia

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I enjoy talking, sharing my views and giving advice about buying property in Pune real estate market.

My email id is RaviKarandeekar@RaviKarandeekar.com Feel free to write to me. I reply as soon as i can.

If you want my advice, feel free to call me on 919860044110.  First 3 minutes are free! And for more than 3 minutes - pay as you wish - you decide the value of my advice.

Of course, for a serious discussion, better fix an appointment at a time convenient to both of us. So that we can have uninterrupted & in depth discussion on my mobile (919860044110)
- on Video Hangout on Google+
- or on Skype (ravikarandeekar) .

For more than 3 minutes and up to 30 minutes - pay as you wish. After the conversation - transfer the money to my bank account. As much as you wish. From a few hundred to a few hundred thousand crore of U S Dollars or Indian Rupees. Here are my bank account details:

Ravindra Karandeekar,
Bank of Maharashtra.
Savings A/c no- 20047674794.
Branch- Bajirao Road Pune MICR Code 411014010.
IFSC- MAHB0000001



  

Wednesday, March 2, 2016

The Case of Suyog Lucky Homes at Wagholi, Pune

The Emperor and The Pauper:


The Case of Suyog Lucky Homes at Wagholi, Pune

Recently, a few of my readers invited me to visit Suyog Lucky Homes at Wagholi. Assuming that they might want to honor me for writing good words about Suyog Group, I accepted the invitation.

After all, at the launch of Suyog Lucky Homes, in 2009, Suyog Group was one of the few builders in Pune real estate market who tried to enlighten the flat buyers about loading, saleable area & carpet area. And proudly announced that Suyog gives more carpet area than any other builder in Wagholi!

"Thanks for the invitation! Bharatbhai Shah of Suyog Development Corporation is my favorite builder!!," was my opening statement.

"That's why we have invited you to Suyog Lucky Homes!!," one flat buyer said.

"Wonderful!," I said.

"Yes! We want to show you what a wonderful builder Suyog is," said the other flat buyer.

"I am curious! You know? Bharatbhai is a self made man. Today, he is the king of a big business conglomerate, but once upon a time, he would give home delivery of cooking oil ka dibba on his shoulders!," I said.

"Yes! We know all this!," one flat buyer said.

"King! For us Bharatbhai is an 'emperor'!!," the other flat buyer said.

"And we are paupers!," one flat buyer said.

"Come on! You are not paupers! You were never poor. At the time of a launch, you must have paid 13 - 14 lakhs for a 1 BHK Flat in Suyog Lucky Homes - the same price IT professionals in Hinjewadi paid for Golden Palms & Sollanaa at Wakad! In 2009, starting price of a bungalow plot in Aditya Nisarg Pirangut was 11 lakhs!!," trying to show off my knowledge, I said.

"Yes! We weren't. But now, we are. The emperor has made us paupers!!," said the other flat buyer.

"Our income may be less but not our IQ. We may not be Jains but we are human beings," one flat buyer said.

"Sorry. I didn't get you," I said.

"Soon you will! First let us have a look at our Suyog Lucky Homes," someone said.

Extremely Wicked and Shockingly Evil:


The Case of Suyog Lucky Homes at Wagholi, Pune

Best thing about Suyog Lucky Homes is I got possession of my flat. And worst thing is also the same. I got a flat. Only flat. Without proper basic operational infrastructure.

Means, I am alive. But my heart, lungs, liver, kidney, eyes, ears, and even my brain is not functioning properly.

Besides suffering with multiple organ dysfunction, keep in mind that, I am physically handicapped too.

Imagine what kind of life I am living.

Now, I have realized that these guys have not invited me to honor, but to share their story. Dark tragic story of Suyog Lucky Homes. So, I went on listening seriously.

Look at this steel stair case. After constructing the building, the builder realized that he forgot to construct the second staircase - fire staircase. So, he welded this steel staircase to the RCC structure of the building. So, now, my one leg is made of iron. For the rest of my life, I will be treated as a deformed person like Johnny Eck & Lakshmi Tatma.

Of course, only I know that I exist in this world. Not Wagholi Gram Panchayat. Because the builder has not registered Suyog Lucky Homes in the records of Gram Panchayat.

Though we live here for 2 - 3 years, we do not pay Ghar Patti - property tax - to Gram Panchayat.

Because of that, though Suyog Lucky Homes is in Gaothan, we do not have a road, no street lights, no water connection, no drainage line & Gram Panchayat doesn't collect our Garbage.

For Wagholi Gram Panchayat Suyog Lucky Homes does not exist in Wagholi Gaon.

Not only that! Even for Suyog Development Corporation - Suyog Lucky Homes does not exist in this world anymore. That's why Bharatbhai & Kalpeshbhai do not reply to our emails. Do not take our phone calls.

In September 2014, Suyog Development Corporation disowned us. Divorced us. Abandoned us.

Unke Liye Hum Mar Gaye!

Aamchya Navane Tyani Shraddh Kele!

Why? What exactly happened? I asked.

In September 2014, Suyog Development Corporation sent an email and announced that they are not going to maintain Suyog Lucky Homes from here after.

But, you have collected one time maintenance - lifetime maintenance - from us! Handover that corpus fund to us. Some of us demanded.

What about our 2 years advance maintenance charges you have collected from us - just 6 months ago - when we took possession of our flats? Some of us asked.

How stupid all of you are! All funds are over! Not only that!! You know? We have spent some 40 lakhs from our own pocket to maintain you filthy creatures!! - was the unofficial response from the builder.

But who will maintain? The Co-operative Society is not formed. Isn't it a duty of the builder to form the society? We asked.

Has Suyog Lucky Homes received Completion & Occupancy Certificate? We started asking.

Mine was funiture possession! I don't know what happened in the last 2 years! Someone said.

Some of the floors or a few flats in my building may be illegal. That's why the builder may not have sold these flats. I am not sure. Some one said.

Does everyone have MSEDCL meter?

Nearly 2 years after the flat possession - I got my meter.

The builder didn't supply you free electricity from his construction meter. He deducted electrical charges at the commercial rate from our maintenance fund.

Let us take charge of our own destiny. Let us contribute and start maintaining our society on our own. All Suyog Lucky Homes Buyers decided.

Why should I contribute? I have already paid to the builder. 1 year's maintenance is balance with him. Collect my contribution from him. I will not pay. Someone argued.

Only one year's? I have given life time maintenance!! Be reasonable. Accept that someone picked your pocket - stole your briefcase - broke in your house. Burglary & fraud happens - but we move on. Right? Arguments went on.

Let us take stock of infrastructure. Someone suggested.

Fire fighting system. No one knew whether it was ever in working condition.

Wagholi has no fire engine. So not operational fire fighting system means our life is in danger.

Lifts. Frequent break downs. No AMC. Frequent power cuts. No generator back up.

We have a generator.

But it's broken. No AMC.

No money for diesel.

Better climb the stairs.

Till we have enough money to repair the generator & buy diesel. Top priority.

Repairing lift is a top priority. Not the Genset. What is the use of genset if the lifts are broken? Commonsense.

Genset is also for pumps on the borewells. One can live without a lift but not without water. Right?

Can we afford to buy water tankers? Builder claimed that more than 70% money went for tanker waters.

But the builder hasn't given accounts of our maintenance money. Wasn't he supposed to act as a custodian of our maintenance fund?

How can he spend it as if it was his Baap Ka Maal?

Let us prove that the builder embezzled our money by maintaining project in minimum contribution. We took the challenge & continue to take stock of infrastructure.

Sewage treatment plant was the big issue. It was processing not only sewage but all types of water - water from kitchen sink, water from the bathroom, even water from terraces. Result is motor was consuming huge power and monthly electricity bill was high.

Changing plumbing was out of question. How to reduce the electricity bill?

Eat less, shit less - drink less, piss less - bath less - run motor less - consume power less - electrical bill will be automatically less!

Good idea! Eat less, shit less - drink less, piss less - bath less - electrical bill will be automatically less!! Tharav pass!!!

Why not completely stop eating, pissing & bathing?

Sure, someday, we may have to do that too. Be ready.

What are we going to do about RO plant? It's not working. In fact, RO plant should be the top priority. Treatment for kidney stone is very expensive.

Our vermiculture pits are not in use. We have to stop paying garbage collectors & process it inhouse.

Electrical cables & panels are out in open in children's play area & garden. It's dangerous for our children.

Where is rain water harvesting system? Without rainwater harvesting how long can we use borewells in Wagholi?

And clubhouse - I feel ashamed to call it a clubhouse. It's nothing but a room with a tin roof....

How can we take charge of this dysfunctional inadequate infrastructure?

Why didn't we pay attention to all these issues before taking possession?

We all are responsible for this tragedy.

No. We have been cheated.

It's impossible to repair or run these things. We are doomed.

Don't say it loudly. Our neighbors are waiting to encroach on our premises.

We went to Loni Kand police chowky to file FIR against the builder. But the police sent us back.

This experience told us that we have only two options. Either we can live as victims of the builder or we can overcome the hurdles like heros.

We chose to become heros.

We are managing Suyog Lucky Homes quite well. We are saving water & power money. We have repaired the lifts & genset.

Now, we want to form the society and get the conveyance done.

Who knows? Someday, we may redevelop Suyog Lucky Homes!

Now, we are free from extremely wicked and shockingly evil rule. United we can achieve anything.

Congratulations! You are inspiring!! Thanks for teaching me how to deal with an incompetent & inhuman builder. I said & took their leave.

No. Bharatbhai of Suyog Development Corporation is no more my favorite builder in Pune real estate market.

Now I warn everyone - most of the builders in Pune are incompetent & inhuman - book a flat at the under construction stage of the project only if you have the guts to deal with them.


Related Stories:


1) Gagan Adira Wagholi promises free water supply

2) Wage War Against Wagholi Mafia
Flat buyers in Suyog Nisarg appeal to all residents of Wagholi to unite & wage a war against the nexus of Pune builders & local mafia


3) Why is it so hard for Pune builders to be honest? Lessons learned at the launch of Ravinanda Landmarks' Skylights at Wagholi:

Subscribe for Free!


To receive free emails or free RSS feeds, please, subscribe to Ravi Karandeekar's Pune Real Estate Market News Blog

Feel free to call me:


I enjoy talking, sharing my views and giving advice about buying property in Pune real estate market.

My email id is RaviKarandeekar@RaviKarandeekar.com Feel free to write to me. I reply as soon as i can.

If you want my advice, feel free to call me on 919860044110.  First 3 minutes are free! And for more than 3 minutes - pay as you wish - you decide the value of my advice.

Of course, for a serious discussion, better fix an appointment at a time convenient to both of us. So that we can have uninterrupted & in depth discussion on my mobile (919860044110)
- on Video Hangout on Google+
- or on Skype (ravikarandeekar) .

For more than 3 minutes and up to 30 minutes - pay as you wish. After the conversation - transfer the money to my bank account. As much as you wish. From a few hundred to a few hundred thousand crore of U S Dollars or Indian Rupees. Here are my bank account details:

Ravindra Karandeekar,
Bank of Maharashtra.
Savings A/c no- 20047674794.
Branch- Bajirao Road Pune MICR Code 411014010.
IFSC- MAHB0000001