Construction Planning

Construction Planning

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In case of any construction project, proper planning is very important to ensure

that the timelines are met and the construction is strong and durable. With the

rapid development taking place in the industry, there is often a multiplicity of

factors to be considered and decision making can be complex. To avoid your

dependency upon the site engineer or contractor, it is advisable to be aware of

certain important aspects with regard to construction planning.

Building Configuration

An important feature is regularity and symmetry in the overall shape of the

building. A building shaped like a box, such as rectangular both in plan and

elevation is inherently stronger than one that is L-shaped or U-shaped such as a

building with wings.

Separation of Blocks

Separation of a large building into several blocks may have to be done in order to

obtain symmetry and regularity of each block. Separated sections can be treated

just like expansion joints.

Adverse Elements

Even before the construction commences, it is essential to check for certain

adverse factors whose existence would necessitate the abandonment of that

particular site for construction.

1. Immediate neighbourhood of rivers carrying heavy floods

2. Reclaimed soils; land subject to subsidence or settlement

3. Smoke or obnoxious odour due to vicinity to industrial areas

Besides the above factors, you must also ensure that the construction site should

not be a part of a land depression. The topographical conditions of a site not only

determine its elevation and foundation, but also affect the laying of sewers and

drains.

Geological Conditions

The geological conditions of the site are also important factors to be considered

due to their effect on the foundation and the subsequent life and strength of the

construction. If there is a rocky base on the surface or below, the site is optimum

as it provides an excellent base for laying the foundation and also prevents

damage due to moisture.

Orientation

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In northern India, longer walls are generally placed towards north & south and

shorter walls towards east & west, so that minimum possible walls are exposed

to the sun. The general wind direction of the site also determines the orientation

of the building.

Plinth

It is a good practice to keep plinth level 60 to 75 centimetres above natural

ground level.

Damp Proof Course

Provide a Damp Proof Course (D.P.C.) at plinth level in cement concrete by

adding water -proofing compound in the ratio 1 : 2 : 4.

R.C.C. Bands

Provide R.C.C. bands at sill, lintel and roof levels for load bearing constructions.

Brick Masonry

Soak the red bricks in clear water thoroughly before use.

It is desirable to provide expansion joints after every 30 meter length of

wall.

Property Valuation

Property Valuation

Property valuation is an important component of a property transaction. The valuation process evaluates the market value of the property. A comprehensive valuation report contains value of all the major assets of a property and also the basis and manner in which the valuation has been performed. Valuation or assessment of a property can be a self-assessment or through an external source. One can seek the service of various professional agencies or hire a Government registered valuer for a fee as prescribed by the valuers association. Some real estate agents too conduct valuation based on prevalent market rates.

It is, though, always advisable to conduct an official property valuation, since the valuation report comes handy in different financial transactions. For example, if one uses the valued property as a security against a loan, the bank's loan approval process would be expedited if the property is certified by an official valuer. Such certification also becomes essential in situations, where the correct value of the property has a legal bearing-such as, a will statement, insurance papers, business balance sheets etc.

Determining Factors

Demand & Supply
The factors that have an impact on the market value of a property are demand and supply forces operating in the market, type of property, quality of construction, the local infrastructure available and maintenance of the property as well as that of the premises.

Layout
Layout of premises and ancillary costs too are given importance in a property valuation. The layout of the premises in terms of optimum space utilization in an efficient manner helps the premises notch up valuable points. Ancillary costs of holding the premises like society outgoing for maintenance of the building, municipal taxes, etc would also determine the marketability of the premises.

Location
Another prime determining factor, when it comes to property valuation, is the location or setting of the property. The valuation of an apartment or independent house, which is set near to the bustling market or office area can be quite high than that placed in a remote area.

Safety & Security
Safety and security of the apartment is another factor which is closely looked upon in the present times. With incidents of robberies, burglary or theft increasing day in and day out, people are shifting base straight away. Today, a property located in or near the riot prone area has lower rates, even if it is in the best of location and filled with all the modern conveniences and amenities.

Other Factors
Additional factors, such as plush green surroundings, good quality roads nearby, civic amenities like safe drinking water and systematic drainage system add to the valuation of the property. Good connectivity of the property with the bus depot, railway station and airport is equally important and adds to the face value of the apartment or house.

Property Valuation Methods

Investment Method
Based on discounted cash flow method, it takes into account the future cash flows that the real property can bring to the investor. The method is a practical and discreet one, extending a fair view of the value of the property.

Comparative Method
In this method, the latest sales figure of property in the market is devised. Based on the comparative values, it derives capital values for properties and rental yield.

Contractoral Method
A cost-based approach, it is generally used in rating all the compulsory purchases.

Residual Method
This method is generally applicable in development projects, where the real estate developer sells most of the property.