The correct way of undertaking major repairs of buildings*

March 9, 2019

The Chairman / Secretary, 

Saket CHS Ltd.

Thane. 

CC: The Municipal Commissioner, 

Thane Municipal Corporation, 

Thane. 

*Sub : The correct way of undertaking major repairs of buildings*

Dear Sir,

For interest of all in the society,  I am detailing below the correct procedure to be adopted regarding repairs to our society buildings. 

I have been pointing lacunaes in our decision making - which obviously you all don't like.

But as I am an eternal optimist, I will keep on writing in the hope that one day, before it is too late, you will realize the importance of my telling and make amends. 

And for that reason, I have kept the Hon. Commissioner in loop.

Before starting major repairs, it is necessary to know regarding the nature of Repairs and its permissions required from the local civic authority thereof. 

One should understand that timely repairs only, can keep buildings in healthy conditions. It is seen that largely the repairs are ignored and delayed for this or that reason, or some time due to abnormal delay in granting permissions by the local municipal authority.

However such permissions are based on the nature of repairs.

It is also noticed that, some time people are carrying out the work of additions or alterations under the disguise of repairs and ultimately land in to troubles.

Repairs amounting to structural changes or additions or alterations requires regular permissions with scrutiny and procedures, which are inevitable and are always in the interest of the applicant.

Very few people know that certain type of repairs do not require permissions from the Corporation. The nature of repairs and its permissions are described below. 

The Municipal Corporation of Gr. Mumbai has prepared following guide lines for the information of public. The repairs are classified in three categories:-

i) Repairs where permission is NOT required from local Corporation.

ii) Repairs prohibited.

iii) Repairs which REQUIRE permissions from the Local Corporation.

REPAIRS NOT REQUIRING PERMISSION FROM LOCAL CORPORATION .

Following repairs do not require permission from local Corporations.:-

Providing guniting to structural members or walls.

Plastering, pointing, and Painting.

Changing of floor tiles.

Repairing of W.C., Bath, Toilets and Washing places.

Repairing or replacing of drainage pipe joints, taps, manholes and other sanitary fittings.

Repairing or replacing of sanitary/water, plumbing, and electrical service lines.

Repairing and or replacement of roof with same material.

REPAIRS PROHIBITED

Certain repairs are prohibited which are detrimental to the structural

stability of the building. So, never attempt following, unless same is permitted by

the authority.

Lowering of plinth.

Removal of load bearing walls.

Constructions of Lofts / Mezzanine floors supported on partition walls which are not load bearing walls.

REPAIRS WHICH REQUIRE PERMISSION FROM LOCAL CORPORATION:

Repairs involving the removal, alteration or re-erection of any part of the building covered under section 342 of M M C Act, permission from local Corporation is required to be taken, such as for: –

Changes in horizontal and vertical existing dimensions of the structure, and thereby increase in area.

Replacement of any structural R.C.C. member such as colums, beams etc and load bearing walls.

Construction / extension of mezzanine floor / loft.

Flattening of roof in R.C.C. or repairing and replacing of roof with different materials.

Enclosure of balcony.

4) PROCEDURE FOR OBTAINING PERMISSIONS.

Wherever the permissions are required from the local Corporation as listed in item

(3) above, the applicant has to apply to the appropriate civic authority

of the Corporation along with the documents as stated hereunder:-

Owner / Occupier shall: –

Appoint a registered Structural Engineer, and Architect under whose supervision the work will be carried out.

Submit the application for permission to the concerned officer in format through the registered structural engineer, architect so appointed.

Submit the following documents along with the application:-

Supervision memo from the structural engineer, & architect.

N.O.C. from the Society / Owner, for proposed work.

Copy of the last property tax assessment bill paid.

Copy of the licence, factory permit etc., in case of industrial premises.

Plan showing the details of proposed repairs, additions or alterations.

f. Certificate from the structural engineer to the effect that proposed work does not affect the structural stability of the building.

Note:- On completion of the work the applicant has to submit the completion certificate from the structural engineer and architect appointed.

Always advisable to follow these without short cuts. 

Regards, 

Dayanand Nene. 

Member,  Saket Managing Committee.