Val­u­a­tion of old R.C.C. Build­ings

It is ob­served in the case of some multi-storeyed R. C. C. build­ings that even a cou­ple of floors are unau­tho­rised. They are con­structed on the top ex­ist­ing floors, with­out both­er­ing about the heavy ex­tra load trans­mit­ted to the lower col­umns.

Accommodation Times - - Real Estate Investments - By Java­har R. Raval JRR&A Char­tered En­gi­neers (In­dia) Vile Parle (W)

Nor­mally R.C.C. build­ings are sup­posed to have a use­ful life of over 80 years, but many build­ings show the sings of dis­tress and struc­tural de­fects af­ter about 15 years of the con­struc­tion or many a times even be­fore that. The com­mon rea­sons for this are use of in­fe­rior con­struc­tion ma­te­ri­als, im­proper work­man­ship, poor main­te­nance, over­load­ing, al­ter­ations for ren­o­va­tion (dis­turb­ing struc­tural sta­bil­ity), weath­er­ing ef­fect and seep­age from ter­race and leak­age from faulty wa­ter con­nec­tions, etc. The re­sults are peel­ing off plas­ter, bro­ken ef­fect and seep­age from ter­race and leak­age from faulty wa­ter con­nec­tions, etc. The re­sults are peel­ing off plas­ter, bro­ken con­crete cover, steel bars, ex­posed, cor­roded or even bro­ken and deep cracks in struc­tural mem­bers, etc. Th­ese struc­tural de­fects, if not at­tended to im­me­di­ately, would re­duce the life of the build­ing con­sid­er­ably.

Sim­i­larly, while car­ry­ing out the val­u­a­tion, if the di­lap­i­dated con­di­tion and re­main­ing life of the build­ings is not con­sid­ered prop­erly and if the mar­ket rate is fixed only from avail­able data of sales and pur­chases, the cal­cu­lated value of the prop­erty would be very mis­lead­ing and the agency grant­ing the loan on the premises would be in trou­ble, if the build­ing col­lapses be­fore re­pay­ment of loan. It is ob­served in the case of some multi-storeyed R.C.C. build­ings that even a cou­ple of floors are unau­tho­rised. They are con­structed on the top ex­ist­ing floors, with­out both­er­ing about the heavy ex­tra load trans­mit­ted to the lower col­umns and foun­da­tion and as in­di­cated, some such build­ings have col­lapsed, just like a pack of cards within a few years af­ter their con­struc­tion.

It is, there­fore, es­sen­tial on the part of a val­uer to ver­ify whether all the floors in the build­ing are au­tho­rised and the build­ing is safe as a whole, even when it is re­quired to find the mar­ket value of only one flat or of­fice in that build­ing. In case of a doubt it is pro­posed that the client be asked to ob­tain a cer­tifi­cate from an ex­pe­ri­enced struc­tural en­gi­neer, for struc­tural sta­bil­ity of the build­ing, be­fore de­cid­ing its re­main­ing life and hence, the mar­ket value.

In the same way, when a per­son pur­chases new premises, he gen­er­ally makes the changes in the premises, as per the wishes of the fam­ily or as di­rected by in­te­rior de­signer. There is noth­ing wrong in it, so far as the struc­tural sys­tems, be­cause of which the build­ings as a whole is stable and safe, are not dis­turbed. The “Vastu Shas­tra” is fully re­spected, but when so called Vastu ex­perts ask their un­happy clients to make mod­i­fi­ca­tions in the ex­ist­ing premises which would weaken the struc­tural safety of the build­ing and when the client, in turn ac­cepts them to be­come happy; and when the in­fe­rior con­trac­tor, good oth­er­wise, but if lack­ing in the ba­sic knowl­edge of the struc­tural be­hav­iour of R.C.C. build­ings, car­ries out such changes, the life of the build­ing is re­duced. It is the ut­most re­spon­si­bil­ity of the val­uer to as­cer­tain the re­main­ing life of such premises, rather than giv­ing im­por­tance only to the amount spent in the in­te­rior work, to ar­rive at the fair and rea­son­able value.

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