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					PMC - SCOPE OF WORK
A Presentation by
Shri. Shrikant Chavan
Architect,
1. STATE GOVERNMENT GUIDE LINES FOR
 REDEVELOPMENT DATED 3 RD JAN, 2009.
• Initial Step in redevelopment is to appoint a
  Project Manager to achieve transparency,
  to        implement       techno-commercial
  knowledge to achieve target quality and
  completion for proper handover new
  premises.
• Publishing an advertisement in news
  papers for inviting developers to collect
  tenders from Society appointed PMC.
• To invite officer appointed by Registrar for
  SGM for selection of Builder. with video
  shooting arrangement of SGM
1. GUIDANCE FOR PROCURING REQUIRED
      Documents OF ALL LEGAL /
         PROPERTY PAPERS.

          • Society registration certificate.
          • Conveyance deed of the land &
            building.
          • PR Card.
          • City survey plan of the land
          • D P. Development plan remarks
            as per MCGM.
          • Approved plans of the existing
            buildings.
         2. SURVEY OF EXISTING LAND &
          BUILDING UNDER POSSESSION.

• Existing land and building are
  to be surveyed by surveyor.
• Carpet area of every tenement
  are to be verified with original
  approved plan
• The land area to be compared
  with the area in final PR card
• Existing parking nos. are put in
  record.
3. OFFER DETAILS OF MAXIMUM FSI AND
    TDR CAN BE MADE AVAILABLE.


            • FSI differs as per type &
              location of the property.

            • Minimum TDR to be bought to
              achieve maximum FSI benefit.

            • Available balcony, niches, dry
              balcony, flower beds may be
              considered.
 4. PREPARE PROJECT FEASIBILITY STUDY
      REPORT WORKING ON MAXIMUM FSI

• Original plot area

• Deductions due to any DP
  Reservations.

• Availability of set back area

• FSI index as per area and
  type of proposal.

• Maximum TDR required.
4. PREPARE PROJECT FEASIBILITY
        STUDY REPORT

             • Cost of TDR .
             • Cost for approval of plans
               & various NOCs.

             • Fees of appointed
               Professionals like Design
               Architect, Liaison Agency,
               Structural Engineer,
               Advocate & Document
               registrations etc.
      4. PREPARE PROJECT FEASIBILITY
              STUDY REPORT

• Sum of Corpus Fund or
  Deposits.
• Rent for 24-36 months Cost
  for approval of plans &
  various NOCs.

• Cost of to & fro transport
  expenditures to be paid to
  Society members etc.

• Interest on investments
4. PREPARE PROJECT FEASIBILITY
        STUDY REPORT
        • Arithmetic    calculations     for
          construction cost of total FSI, &
          cost of type of amenities
          demanded by society members
        • Consider the cost of demolition of
          existing building.

        • Calculate the approximate cost
          appreciation for the sale part of
          the developer, the viability
          checked with demands of the
          society.
       5. GUIDELINES TO FINALIZE ON
      MAXIMUM DEMANDS OF SOCIETY
            FROM DEVELOPERS.

• Percentage of additional carpet area
  than existing carpet area
• Corpus Fund
• Modern Amenities
• Bank guarantee
• Rent for temporary residence
• Construction period
          5. GUIDELINES TO FINALIZE ON
         MAXIMUM DEMANDS OF SOCIETY
               FROM DEVELOPERS.
• The calculations of cost of
  projects is compared with Market
  value of saleable part of the
  developers
• The said calculations are to be
  justified for reasonable profit for
  developer’s       large     funds
  investment, the risk factors and
  cost of administration of techno,
  financial aspects to developer to
  arrive at reasonable demand by
    6. TENDER DOCUMENT PREPARATIONS
      DECIDE ON TERMS & REQUIRED INFO.


• Earnest money deposit
• Additional Carpet area over
  & above existing
• Project completion period
• Offer on Modern Amenities
• Corpus Fund
• Bank Guarantee
    6. TENDER DOCUMENT PREPARATIONS
      DECIDE ON TERMS & REQUIRED INFO.

• Company Profile.

• Audited Balance sheet for
  last three years.

• List of Similar executed
  projects
Developer Selection
    procedure
    • PMC To Offer services on
      preparation of Tenders,
    • Guide     society     to   choose
      minimum five best bids
    • Prepare Comparison chart of the
      bids selected best five bids.
    • Physically verify similar projects
      executed by them.
    • Check their credentials
    • Prepare the report.
Developer selection
    procedure

    • PMC & Society may invite the
      developers for negotiation and
      discussions.
    • Revised quotes may be asked to
      submit after meeting.
    • Revised Comparison are studied
      with society office bearers
    • Society may decide on one
      developer for redevelopment.
Selection of developer
     • In an SGM for selection of
       Developer in presence of
       Registrar office, PMC shall
       then arrange the services of
       an legal advisor to prepare or
       verify the drafts of LOI,
       Power of Attorney,
       Development Agreement,
       Individual Agreement for the
       Perfect Documentations to
       safeguard interest of the
       society members.
PRE-CONSTRUCTION PHASE
      • Getting executed the
        Individual Tripartite
        agreement just after IOD.

      • On complying decided
        financial commitments to
        the society members by
        developers, members may
        be given one month notice
        after IOD to vacate their
        existing flats.
PRE-CONSTRUCTION PHASE

      • Demolition of Existing
        building may start only
        after vacating it totally
      • Inform society the status
        of getting Commencement
        certificate (CC) for starting
        the construction of
        proposed building.
      • Date commencement of
        construction shall be
        recorded & informed.
CONSTRUCTION PHASE
      Watch for Proper methodology
       during construction activities

      Strict adherence to the
       specifications and makes of
       ingredients and materials.

      Record for daily activities and
       stock check of materials.

      Advance intimations & Timely
       instructions for every smallest
       construction activity
CONSTRUCTION PHASE

      Progress assessments
      Bill certifications /
       Reconciliation of
       specialized consultants.

      Change/ variation
       reports, assessment &
       guidance to Society.

      Dispute/ Claims
       management
     POST CONSTRUCTION PHASE
 Resolve Claims and Contract
  Disputes

 Insurance/ Warranties
  Validations.

 Water Supply & Lifts
  Completion Certification

 Getting Completion/
  Occupation certificate.

 Handing over duly completed
  flats to original society
  members
     POST CONSTRUCTION PHASE
 Guide lines to society for
  strategies regarding new
  members after completion.

 Handover the flats after due
  completion of snag list items
  and verification on offered
  amenities.

 Handing over of complete set
  of Approval documents IOD,
  CCs, drainage completion,
  application for assessment
  cert., lift completion cert,
  BCC & OC.

				
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