15.

Water Tank
Overhead water tanks come in 4 types. 4. Reno quality / ISI - Basic tank.

Wood - For Windows and Doors In wooden windows there are various options Red Sal. 900-1000 Rs/cft as on Sep 2012

Window frames and window shutters come in various types of materials. 1. Steel - Low cost. Granite Name Sadarahalli Descripti on Cheapest of the lot.

Useful Link for Granite -- to see the colours and various other Hous
http://www.pragatigranites.com/granites.htm

Tiles Ceramic in all rooms Anti skid for Toilet and Bathrooms Make: Local asian, antique, murdeshwar ceramics century, city tiles, euro, oracle, orient

he colours and various other House interior related things

15. Water Tank

Overhead water tanks come in 4 types. 3. Double Layer - Little better than ISI grade.

Wood - For Windows and Doors In wooden windows there are various options 1. Burma Teak. 3100 Rs / cft as on Sep 2012 2. Ghana Teak. 1900 Rs / cft as on Sep 2012 3. Columbia Teak. 1850 Rs / cft as on Sep 2012 4. Honne. 1850 Rs / cft as on Sep 2012 5. Red Sal. 900-1000 Rs/cft as on Sep 2012 6. White Sal. 1000-1200 Rs/cft as on Sep 2012 7. Jungle/Hard wood.

Window frames and window shutters come in various types of materials. 2. Aluminium - Not sturdy 4. UPVC - Weather proof.

Granite Name Coffee Brown Descripti on Looked good.

Useful Link for Granite -- to see the colours and various other H
http://www.pragatigranites.com/granites.htm

Tiles Vitrified for all Main Hall Anti skid for Toilet and Bathrooms Ceramic in all other rooms Make: Kajaria, Johnson

In vitrified range RAK has a tiles which is around 120 R has a the marble texture. Jo digital prints which are goo some good options

A new approach would be to good looking tile for the entir way you avoid wastage and house a uniform look. With t focus of the house shifts to t you can decorate and highlig

he colours and various other House interior related things

In vitrified range RAK has a nano pix vitrified tiles which is around 120 Rs/Sq.Ft. which has a the marble texture. Johnson tiles has digital prints which are good. Kajaria has some good options as well.

A new approach would be to use a single good looking tile for the entire house that way you avoid wastage and give the entire house a uniform look. With this approach the focus of the house shifts to the walls which you can decorate and highlight.

Total Plot Area Actual Area

60 x 40 ft = 2400 1200

Sft Sft

Details
Plan approval Bore well EB service connection Materials- Cement, Steel, Bricks, Sand, Jelly, Wood, Tiles (Floor & Wall) etc Labour component Painting works Plumbing work (PVC tank, Pump set. etc) Septic tank and sump (12,000 litre capacity) Electrical works (Excluding fittings fan & tube lights etc) Sanitary work (Including cost of fittings like Closets, wash basins Taps etc) Total

% of total cost
1.6 1.6 1.1 42.2

Cost Rs.
21000.0 21000.0 14000.0 550000.0

30 2.5 2.5 5 7.7

420000.0 35000.0 35000.0 70000.0 100830.0

2.5

35000.0

97

1301830

Total Cost:

1301830 13.0183

Rs Lacs

OverHead tank capacity Sizing Number of Occupants Water requirement per occupant Water requirement per Day Stoarage Capacity required for 5 Days 4 150 600 3000

Excluding:Cost of Registration Cost of Furnishings Cost of Light and Fan Fixtures Cost of Temporary Power supply Cost of Water required at site Rs. 200000 Approx.

Cost of foundation includeds cost of anti-termite treatment

Particular Material Labour Contractor Profit Margin

Percentage 70% 20% 10%

Cost Range 9.1 2.6 1.3 13.02

Additional Costs Particular Architect Approval Costs Cost 1 Lakh 30K

Water Tank Overhead water tanks come in 4 types. 2. Triple layer - Good.

Kitchen Sink Nirali - Stainless Steel Light Fixtures Phillips Havells Power Back Up Inverter

Switch and Sockets legrand -- Mylinc Havells -- Coral

Wires Havells Wood - For Windows and Doors In wooden windows there are various options 2. Ghana Teak. 1900 Rs / cft as on Sep 2012 3. Columbia Teak. 1850 Rs / cft as on Sep 2012 4. Honne. 1850 Rs / cft as on Sep 2012

Window frames and window shutters come in various types of materials.

3. Wood - Costly 4. UPVC - Weather proof.

Granite Name Description Coffee Brown Looked good. Useful Link for Granite -- to see the colours and various other House interior related things
http://www.pragatigranites.com/granites.htm

Tiles Vitrified for all Rooms Anti skid for Toilet and Bathrooms Make: Kajaria, Johnson, RAK

Temporary Electricity Connection Usually the temporary connection is provided for 28 days.

Water for construction

The approved plan also mentions that drinking water cant be used for construction. However it doesnt c 1. Potable water - Drinking water. 2. Non - Potable water - Recycled water ( Tertiary treated water )

For construction non-potable water has to be used. However not every layout has dual line for water sup construction which means everyone has to buy water from tankers. It looks bad but is not. You will requi built and for curing. After 4-5 months your water usage will be pretty minimal. Tankers are now providing when everyone goes for private borewell then they have nothing to gain as they all tap into same water t

Start construction

The best season to start construction is during the month of April when the annual budget is announced you know what the new prices are. At the same time the rainy season will do natural curing to all the out walls. Type of house

Cost Rs/Sft.
17.5 17.5 11.7 458.3

350.0 29.2 29.2 58.3 84.0

29.2

1085

Lts Ltrs Ltrs

Lakhs Lakhs Lakhs Lakhs

Triple layer qualities of sintex tanks are durable and strong. It is the first grade with ISI mark. The benefits of triple layer which are not 1. A white layer which is in between the two 2. It also keeps the water free from PVC 3. The first outer layer acts a sun protection;

MS tank painted, color goes away Food particle sticks to Marble sink

LED lights high initial investment Go with conventional CFL

DG set-- cost of diesel and Maintainence cost LPG based Set -- Costly and cost of LPG

Do not purchase switches with indicators. Indicator stops functioning Do not purchase coloredswitches, color fades away Look for local dealer who can supply. Difficult to locate havells vendor.

Teak wood for Main doors Honne for windows and other doors Burma teak turned out too expensive and since the outer area is going to be painted to endure the harsh weather, it was not economical. Burma teak doesnt deform and the wood grains are visible this is the reason people go for teak windows. Wood polish is expensive if you want to highlight the wood texture. Ghana teak has many knots and white in color compared to burma teak which is brown. From what i heard Ghana teak deforms slightly compared to Columbia teak, Columbia teak is supposed to be harder and deforms less. Honne comes under the hard wood category and doesnt deform. Honne has not grain texture so needs to be painted upon. Red sal and white sal usually have hairline cracks which can be covered during polishing. Honne turns yellow when exposed to water so painting it is mandatory. Some pain the outside and polish the inside of the frames. Red sal is the most moving wood for people who build rented houses.

The main things to check while selecting 1. Are you buying log or cut pieces. 2. What will be the wastage 3. How can you be sure that the wood is what the timer merchant says it is. 4. Watch out for defective pieces. 5. How long has the wood been seasoned. 6. Do you want to do artificial seasoning or Although upvc windows are weather proof, finding a frame integrated with grills was difficult, fennesta provides villa windows which come with grills but are not sturdy enough to prevent a break in. The usual upvc windows are fit using glue and the grills go inside or outside this upvc frame. Casement windows are costly in upvc, sliding windows accumulate dirt in the slide grooves. You cant get mosquito nets if you go for upvc casement. All these disadvantages made me sway my vote towards wooden windows.

elated things

Places in Dharwad / Bangalore where granite can be purchased are 1. Jigni - Found some nice varieties here, 2. Sarjapur Road - No good varieties, a bit 3. Bannergatta - Good collection, bit costly, compared to Jigni 5-15 Rs price difference is seen. 4. Magadi road - Havent checked out. Places in Dharwad where granite can be purchased are

1. Near Dental College 2. Near Vidyagiri Granite comes in various shades and colors, since its naturally formed finding the right shade is difficult. Check list for granite buying 1. Buy from a good retailer. 2. Put water on the unpolished side of the granite to reveal its true colour. 3. Lookout for hair line cracks, If there is one chances are they will increase during laying time. 4. Look at the side of the granite slabs to see if cracks are present. 5. Avoid buying granites that are cracked from the side 6. Granites also are categorized into hard or soft stone. Buy hard stones. 7. Avoid too much clouds in the stone else there will be no continuity. 8. Look out for iron content in granite, they rust or turn yellow over a period of time. 9. Avoid granites treated with chemicals to induce artificial colour. All red granites usual 10. Epoxy resin can be seen on the side of granite slab. Epoxy give granite the gloss. 11. Granite comes in 3-4 types of polish. 12. Gang saw rates are 140 - 200+ Rs / SqFt. 13. 3x11 slabs - 80-90 Rs / SqFt. 14. 4x11 slabs - 110-120 Rs / SqFt. 15. Some shops use fancy names to bump up the price so watch out.

In vitrified range RAK has a nano pix vitrified tiles which is around 120 Rs/Sq.Ft. which has a the marble texture. Johnson tiles has digital prints which are good. Kajaria has some good options as well.

A new approach would be to use a single good looking tile for the entire house that way you avoid wastage and give the entire house a uniform look. With this approach the focus of the house shifts to the walls which you can decorate and highlight.

ction. However it doesnt clearly say what is the alternative. There are 2 types of water

has dual line for water supply. BWSSB has stopped giving non-domestic water connection for d but is not. You will require water during the initial stages of construction till the super structure is Tankers are now providing water at 550 Rs / 6500 Litres. As i have mentioned in the section above y all tap into same water table. Borwells causing earthquake is another aspect to look at.

nual budget is announced and atural curing to all the outer

e difference is seen.

Light Points Area Bedrooms Living Kitchen Toilet Dining Balcony Front House Gate Light TOTAL Qty: 4 2 1 2 2 1 2 2 16

Stage 1: Type of house

The basic types of house people build in Bangalore are 1. House for self use. - (Luxury, privacy and comfort in mind) 2. House for self use + Renting out (Luxury + cost effective) 3. House for renting out. (Cost and revenue generation in mind) Once you decide which category you belong you can move on to the next stage. Few people are not sure if they fit in category 1 or 2 for them I would advice to think ahead and plan their home design in such a way that they can expand if the need arises in future. Pick a design style. There are a few house design styles that are prominent in Bangalore. The style you pick will also impact your cost. 1. Contemporary designs - Boxes shapes and angles. 2. Mangalore / Kerala style - Sloped roof with tiling. 3. Colonial style. 4. Roman style - Pantheon roof, big pillars etc.

Stage 2: Vaastu
Learn about Vaastu. Even before you think of putting a plan on paper read a few articles on vaastu so that you know how to come up with a sound plan. Vaastu has some science behind it Eg: Flow of light, Flow of wind etc. Here are a few basics on Vaastu. 1. Kitchen to the south east. 2. Master bedroom to the south west 3. Entrance & Car parking in north east. 4. Sump to be in the north east 5. Pooja room not to be next to / below / above bathrooms. This leaves out just the middle sections and the north west corner for the plot for modification. To have some cross ventilation its ideal if the rooms (Kitchen, Master bedroom) are in the corner.

A house cant be 100% vaastu complaint, so try to comply based on feasibility.

Stage 3: Self design

Chart out a layout of how you want the floor plan to look like. This will give you some idea when you go talk to the architect. I used Sweet Home 3D to draw up my floor plan. There are various other online tools available as well. If you arent well versed with a computer then paper will do. Write down some of the requirements of your houses.
http://www.floorplanner.com/ http://www.sweethome3d.com/index.jsp

For 3D modelling you can use google sketchp, look up a few tutors on youtube on architecture design using floor plan. Its very simple to use and you can visualize your house elevation.

Choices! There will be various choices each with its own pros and cons. Here I discuss about some of them. 1. Serial car parking Vs Parallel car parking- Serial car parking makes it difficult to take 2 cars in and out. It can 2. Stilt Vs ground floor VS basement parking -Stilt parking based houses loose the looks aspects. Efficient in

3. Privacy Vs Open spaces -If you need more privacy in the house when people visit you then you need to separa out the living and dining rooms. If you dont then you get a bigger area which is combined of living and dining.

4. Inverted T-Beams Vs Concealed Beams - If the room dimension is bigger than 15x15 then its ideal to go in for T-Beam. If inverted T-Beam is used then the room ceiling looks cleaner and the room looks longer. The other optio to get a flatter ceiling is to go in for concealed beam which has extra steel rods and thus is slimmer, but a conceale beam is not actually a beam and care has to be taken as to not to bring heavy load on it.

5. Granite Vs vitrified Vs Marble - A white floor reflects more light, brightness up the room. Granite is expensive, granite is naturally occurring stone so finding shades of white are difficult, grains without any fault line are also diffic to find. Vitrified has lot more options and cost effective but vitrified has the tendency to chip off. Granite can be polished using rock polishers, this will remove 2mm - 3 mm of the granite surface each time. This means that if you have 16 mm slab then you can polish it only 4-5 times in the life time. Vitrified can be polished using a process calle crystallisation which uses a chemical to induce the gloss, this wont remove the surface layer but this approach is sti not wide spread and people are unaware about it. Granite tends to get cracks at the time of laying, so make sure yo work out an agreement with the dealer to replace any faulty slabs. Vitrified has the tendency of chipping and crackin when heavy objects are dropped, if the floor laying is not done correctly the tile will sit on hollow floor which will damage it easily. Check the quality of vitrified before buying. The print on vitrified tiles are deep upto 1-2 mm. So check if the gloss will last longer before purchase. Looks good in the first few years. Granite flooring is cold during 6. Ceiling height VS false ceiling - False ceiling is a craze these days in apartments, but on a long run its more difficult to maintain it. Dust will gather around the false ceiling and cause health problems. Ceiling heights are standard of 10' some go to 11' making the room look bigger. If you go in for a 11' ceiling then you will pay more in terms of air conditioning keep that in mind. 7. Wood windows VS Aluminium windows Vs UPVC windows - Wood windows are costly 600 - 650 Rs /sq ft. Aluminum windows are delicate. Upvc windows range from 350 Rs/sq ft for sliding designs and 500 Rs/sq st for casement windows both without grill option.Upvc windows work out well for high rise apartments, for individual houses security is a major concern and grills are mandatory to prevent burglary. Wooden windows with 12mm hex rods are ideal for individual 8. Teak main doors Vs Steel main doors - Security is a big concern in Bangalore. So anyone with a teak door eventually has to go in for a grilled safety door. Teak doors provide good looks provided they are maintained and n water hits it during rainy season else a steel door with wood finish (powder coating) will be equally good. Safety doo now come with an option of single key with 3 locks. Although there are not many buyers for steel doors making the variety very less. There are more options in the north. 90% will end up putting a teak door as the main door.

9. Modular Kitchen Vs Traditional Kitchen - Although modular kitchens are nice and look glamorous they are har to clean and maintain, the corners become inaccessible and a place for roaches if not maintained properly. The me will rust after 5-10 years of usage and will look bad if not maintained in modular kitchen. Modular kitchens are easy setup though and the hinges are much more smooth and fluid than the ones done by a carpenter. Modular kitchens cost a ton. If you can get a traditional kitchen with slabs with the single hinge doors it will be more easy to maintain and cost effective. You can work with your carpenter to get good hinges and good veneer sheets.

10. Brick Vs Cement Block - Cement block work out cheap and easy in terms of construction. Brick gives a cooling effect compared to a cement brick wall. A room built with Cement block will heat up soon. Brick outer walls are usually 9" and cement outer walls are usually 6". In terms of safety brick wall of 9" is much safer. Cement block loose its property after 10-15 years. I would suggest go with a brick wall even if you loose 3" you will benefit in terms of a cooler room in summer. The RCC columns will be quite good in 9" compared to 6" RCC column. Mud bricks come in 2 varieties one that is 6 Rs/brick with rough edges used for walls, 8 Rs/Brick which has smooth edges and used when brick work is exposed. 11. Borewell vs BWSSB water connection BWSSB is supposed to provide non-potable water (recycled water) for construction but there is still some problems with delivery and distribution. There are no takers for recycled water, there are plans to have dual pipelines in all areas but that will take time. In areas where water scarcity is present borewell is a life saver. A borewell might cost 1.5 - 2 lakhs. Always check for the yield of water that you might get. Check with your neighbours to find out at what depth they got water. See if you can get a common borewell by co-ordinating with your neighbours. If on the other hand you decide to use a tanker to supply water for construction you will end up paying 5,500 Rs for 65K litres / month assuming you are paying 550 Rs/ 6500 Liters. The cost difference between tanker and borewell is big. Just for 8 month usage investing 1.5 lakh extra is not justified. Most house constructions in Bangalore start of by digging a borewell since BWSSB wont provide water for construction after construction is complete they rarely use 12. Fe415 TMT Vs Fe 500 TMT - Fe500 Steel is used in high rise buildings and bridges has more strength, for normal residential buildings Fe415 is sufficient. FE500D is more ductile than the FE500 used in the high seismic prone zones. Make sure there is no rust and its ISI marked. Fe 500X is a new type which promises more strength

13. Cut Lintel Vs Through Lintel - The reason for a lintel is to support the weight of the bricks on top and make su windows done deform. RCC framed structures dont need a through lintel if interlocking is done at plint level. For earthquake resistance the benefit of having through lintel is that it wont allow the columns to twist. The cost differen between them is 20-30K which is why I have seen most houses in Bangalore go with a through lintel. The weight i equally distributed in a through lintel. Places which have longer windows are suitable for through lintel. Through lint also gives you the liberty to do alterations to the house later on. You can move doors and windows easily if the linte are through lintels.'My suggestion is to go for through lintels. Make sure the alignment of columns doesnt deviate, cut lintels the columns raise all the way upto the roof, in through lintels they raise till lintel level so extra care needs be taken to make sure the columns dont shift from centre line.

14. Sinked Vs Flat Bathroom - Usually in old houses the shower area is sunk by 6". This helps demarcate the we and the dry areas in a bathroom. If your bathroom is small then doing this will make the bathroom look smaller. Having a flat bathroom with a slope provided towards the drain will make the bathroom look bigger. It pays if you ha both the first floor and the ground floor bathrooms in the same line. That way the pipes can be shared and the roo can be sunk so that the first floor bathroom will be in level with the first floor flooring. They sink the roof by 6" to makes sure that the first floor bathroom doesn't get elevated.

15. Grills Vs Hex Rods - Grills are nice to look in terms of aesthetics as compared to hex rods ,there can be variou patterns done in them. However grills are easy to break into. If someone breaks the glass and unscrews the grill fro the frame then its easy to break in. Hex rods are hard to break through as they run throughout the frame. Spacing the hex rods is usually done with 3" gap and since the rods are thicks they are hard to bend.

16. 43 Grade Vs 53 Grade vs PPC - For RCC columns ideally 53 Grade cement is used as it provides higher strength, it requires more water during the curing stage. 43 grade cement is used for brick work, PPC is mix of fly a with cement this seals the minute holes in cement and requires less water to set and less cracks are seen. PPC based cements are used for inside wall plastering.

17. Spiral Staircase vs Normal Staircase - Spiral staircase look grand but keep in mind that the space under it i wasted. In a normal stair case the space under it can be used as cabinets. Steps should raise between 6" and 7" fo comfort in climbing anything more will hurt the ankles. A single step should be at-least 10" wide (tread) to give enou footing. Use laputra finish granite for steps as it will give a rough surface.

Stage 4: Meet an architect

Once you know what you want, its time to meet an architect. There are 2 types of architects in Bangalore 1. Architects who are registered with BBMP and do house plans for approval only. 2. Architects who are not registered with BBMP and do house plans for construction. If you know the details and dont require an architect you can go meet a draftsmen who will design the floor plan and structural and elevation for around 20K. Offcourse his knowledge base will be limited and you will be the person in charge. You would need to meet the 2nd kind first. Laydown your requirements and ideas and let the architect work out few plans for you. Here is a check-list that I think will work. 1. How many members in the family? 2. How many floors? 3. How many bedrooms? 4. Attached toilet for all bedrooms or common toilets?

5. Closed car parking or open parking? 6. Single or multiple car parking. 7. How many floor to rent out. 8. Future expansion plans if any. 9. New trends or ideas you have in mind? 10. Space utilisation Architect cost & Services - Bangalore The following is the estimate I got from my Architect.
Download the Architect & Owner Agreement

Once the requirements are laid out, the architect will have something to work with. He can probably get you a working floor plan in a week which you can review. Note: Always measure the site before the planning starts. There may be differences in dimension which when you discover later may be a problem if your plan is already drawn. Sometimes dimensions will be correct but the site wont be a perfect rectangle, this has to be taken into account. Once you are satisfied with the design its time to move to the next phase.

Stage 5: Get your legal documents ready.

This can be done in parallel. In case of BDA layout the following are the legal documents 1. Title deed / Sale deed / Parent deed / Master deed - Agreement of sale / tiltle. You get this done in your local sub-registrar office. 2. Gift deed - Agreement of transfer of ownership. Not required if site is purchased. You get this done in your local sub-registrar office. 3. Khata Extract - You get this done in your local BBMP office. 4. Khata Certificate - You get this done in your local BBMP office.

5. Emcumbrance Certificate - Shows if there are any loans on the site.You get this done in your local sub-registrar office. Khata extract and Khata certificate will be provided within a week if the site is already in your name. - No bribe required. If you do plan to bribe then anything in range of 500 Rs - 1000 Rs should do. Encumbrance of 13 years will take 20-25 days to get officially. No bribe required, automated process. Gift deed - Will take a day to get done, provided all the other documents are in order. - No bribe required if all documents are in order. You may need to bribe 100 Rs or so to the office boy who stamps your documents. Khata transfer - Will take 15-30 days to get done, provided all the other documents are in order. - No bribe required if all documents are in order. Ideal bribe range is some where between 5K for a 30x40 plot to 8K for a 40x60 plot. You will need to go meet the Revenue Inspector and show him your plot, he may give your dates and times that are odd, but be persistent.

Sale deed - <TODO: No information> I am not in favour of bribing, the legal path usually take a bit longer and some effort on your path but its cleaner and you will feel good. Every govt department has an RTI officer who is nominated by the govt. His duties are to register any RTI applications and provide you the acknowledgement number. If the particular service is not completed within the stipulated number of days then you can file an RTI (Right to information) demanding to know the status of your application. It works like a charm.

Where do i find out what are the service time lines?

Under the "Garuntee of service for citizen system" you find all timelines under this link http://sakala.kar.nic.in/kgsc1/ which is a govt hosted site, specifying timelines for all services. Their phone number works :) and they help you in finding the right people to escalate.

How to file an RTI in bangalore? You can write a simple letter in English or Kannada (not sure if Hindi will do) and either post it to the concerned office or hand it over in person to the RTI officer in charge of that office. Once you hand over the RTI application they need to respond within 30 days. Once you hand over the RTI to the RTI officer he will register it a register book and provide you an acknowledgement number. Better if you could carry a photo copy of the RTI and get a govt seal and his signature along with date on that. You will also need to carry any supporting documents. A postal order of 10 Rs which can be purchased in your post office. Note: When dealing with govt office please carry/get acknowledgements in writing along with a seal. Without this you will end up making many rounds. Always carry a photo copy of your application to get it sealed and signed, if you filled a form then ask for an acknowledgement number or a slip.
Download the RTI Template

What to do if RTI doesnt work? Usually thing move faster once you file an RTI, if that doesnt happen then you can reach out to lokayukta and complain against the officer who is demanding bribe. All this will work if all your legal documents are in order. If there are any loop holes then you will end up running from pillar to post. What documents i need to submit?

To get an idea of what additional documents you need to submit you can look at http://bbmp.gov.in/ the BBMP site which will provide more information. If you think something is not clear look it up in the GSC site as well http://sakala.kar.nic.in/kgsc1/ and call the helpline (During govt working hours/day). Make sure the photo copies are readable.

Read my experiences with an RTI https://sites.google.com/site/arjunwebworld/Home/blogs/ i-support-corruption

Stage 6: Get your building plan approved.

Find a registered architect who will draw up a plan which meets the bye laws and get it approved. Again this is a 15-30 day process officially. Without bribe the engineer who approves your plan might ask you to make some modifications, show him your site for inspection. Read the bye laws so that you are aware of what they are talking about.
You can download the zoking rules for Bangalore Zoning_Regulations_RMP2015.pdf FAQ - BBMP Automatic Plan approval - Automatic Plan Sanction.pdf

The cost of working drawing and seal from registered architect may range from 4-5K for a 30 x40 plot. 5-6K for a 60x40 plot as of 2012. Particular Plot The cost 30x40 of working drawing and seal from registered architect Cost 4-5K Year 2012

The cost 60x40 of working drawing and seal from registered architect Bribe for 30x40 plan approval Bribe for 60x40 plan approval Admin charges + Taxes

5-6K

2012

10-15K

2012

15-20K

2012

Also make sure the approved plan is as close to the construction plan as possible this will make sure you dont pay too much tax. The more built up area you show on the approved plan the more tax you will end up paying.
Download the House Construction Estimate Download the Contractor & Owner Agreement

Couple of things that need to be added to the above agreement. 1. Mentioning through lintel. 2. Contractor to be responsible for taking the right permission for erection of construction shed and material storage at construction site. Contractor will make sure that road safety is not compromised due to materials stored at the site. Necessary precautions will be taken by contractor to avoid any road accidents. 3. Mention brand of steel to be used. 4. Provisioning of attic.

If plan not to bribe then make sure your plan is meeting the norms set by 2015 master plan and there are no violations, else you will pay a hefty fine or the engineer can stop construction if you are violating the norms. The building plans are valid upto 2 years after which they need to be renewed.

The Automatic building plan scrutiny system for approval of building plans is having some technical issues and as of 2012 some BBMP accept plan submission only online where as some take a physical copy. Your architect will provide 10 ammonia prints with the house plan. This will be verified by the AEE (Assistant Executive Engineer) in BBMP office and within 15 days they will let you know the DD amount that needs to be submitted towards road cutting. If you are building a house yourself it becomes very important that you understand the laws. Lot of times govt officials end up asking for a bribe and threaten you of a violation and the consequences. Knowing the violation and the consequence before hand will keep you aware of the situations.

Khata Transfer
This should be fairly simple. If you dont have previous tax records or missing some document then there is a option that things will move slowly.

Plan approval
I believe 90% of the plan approval process involves some sort of bribe as no one adheres to the bye laws. There is atleast some degree of violation in the approved plan vs the actual plan. Knowing this the BBMP engineers are very much aware of the fact that they have the upper hand here since everyone violates to some extent. I filed an RTI for some delayed documentation which really got the engineer pissed at me and he started to threaten me by saying he will give me notice if there is a deviation in construction. Then i understood that since these engineers are never challenged by anyone they have grown accustomed to power and can easily threaten people. So I investigated further and found out what a deviation means. BBMP bye law says: Deviations during Construction

i) Wherever any construction is in violation/deviation of the sanctioned plan, the Commissioner may, if he considers that the violations / deviations are within 5% of (1) theset back to be provided around the building, (2) plot coverage (3) floor area ratio and (4)height of the building and that the demolition under chapter XV of the Act is not feasible without affecting structural stability, he may regularise such violations/deviations after recording detailed reasons for the same.ii) Violation/deviation as at 6.0 (i) above may be regularised only after sanctioning the modified plan recording thereon the violations/deviations and after the levy of fee prescribed by the Corporation from time to time.iii) Regularisation of violations / deviations under this provision are not applicable to the buildings which are constructed without obtaining any sanctioned plan whatsoever and also the violations / deviations which are made inspite of the same being specifically deleted or rejected in the sanctioned plan.

So the question is how is this 5% derived? If one doesnt leave any setback on one side would that be 100% violation or 25% violation? If one doesnt leave any setback on any side then is that a 400% violation or a 100%? If one leaves right setback on all side but his FAR ratio exceeds norm then is it a 100% violation? Based on my understanding 25% is allotted to each violation. 1. Setback - 25% 2. Coverage - 25% 3. FAR - 25% 4. Height - 25% Assuming this if one has left no setback on one side his violation would be 1/4 of 25%. On consulting a lawyer the following was his opinion.

Ask BBMP people to accept for fine after issuance of notice.If they are not prepared accept to receive fine. You have every right to prefer e appeal against the said notice before Karnataka appellate tribunal for quashing of the said notice.If you decide to prefer appeal: Points which you have to bear it your mind are that the court process will take time, as an advantage you can seek an order of stay from demolishing any violated portion till the disposal of such appeal by BBMP officials.Try to settle amicably and keep judicial excise as last option.

Commencement Certificate
All approved plans come with certain instructions, one of which says - "Laying of Foundation Concrete & Columns Should Commence Only After Obtaining Commencement Certificate From Bruhat Bangalore Mahanagara Palike After Inspection from AEE". Now this ideally makes sense for big constructions and apartment complexes. For small residential buildings the trend has been that no one follows this rule. There are 2 processes that need to be followed if you want to get the commencement certificate. 1. Submit annexure before laying foundation columns. 2. Submit annexure after plint level is complete.

Usually the engineer will have some or the other reason why commencement certificate cant be provided. The fine for starting construction without obtaining commencement certificate is 100 Rs.

Stage 7: Market survey

Find out what the price of materials are, what type of flooring you require, what is the going rate for square ft of construction. This you can either talk to people who have built a house or by talking to vendors and getting estimates.You need to do this before stage 8 because you need to be aware of what the current trend in cost estimation is. This keeps changing year on year based on market rates. Here is a checklist of things you need to enquire.

1. Cost of construction for sq ft in your area. 2. What type of flooring you want. What will it cost you in sq ft. 3. What type of wardrobes and cost of sq ft. 4. What type of windows and cost of sq ft. 5. What type of doors and cost of sq ft. 6. What type of sanitary and cost of individual items like EWC, sinks, shower heads. 7. What type of paint? Exterior & Interior. What will be the cost associated 8. What type of electrical items? 9. What is current cost for steel, cement, gravel, labour etc. Here is quick table on cost of materials Particular Cost Cement RMC (Ready made concrete) 3000 per cubic meter 53 grade 340 43 grade 320 Tata - 51K / ton Prime gold - 55 / ton 20 mm jelly - 23 / cft 40 mm jelly 18 / cft Year 2012

Steel

2012

Gravel

2012

Gravel

2012

12 mm jelly 17 / cft 1 truck 540 cft. Fenesta upvc white sliding 500 / sq ft

Wood

2012

Fenesta upvc white casement 600-700 / sq ft Local made upvc white sliding 350 / sq ft

Local made upvc casement sliding 450-500 sq/ft Grill 12mm thick - 150 /sq ft Aluminium - 250 / sq ft. Steel fabricated with grill 150-200 /sq ft Honne Wood with sal frame with grill 600 /sq ft.

Tiles

Vitrified 2'x2' (600 mm x 600 mm) - 150 / sq ft. Vitrified Granite Low end black texture 150 / sq ft. Granite High end white texture 250 / sq ft.

2012

Anti skid tiles - 1'x1' - 60 / sq ft. Wall tiles 60-70 /sq ft Wall cladding 70-90 /sq ft Plumbing Aashirvad Supreme pvc 25K - 600 cft (65K during strikes) 10 Rs / stone 1 truck 850, 950 stones 6 Rs / Brick 150 - 200 / Sq ft

2012

Sand

2012

Stone

2012

Brick Flush Doors

2012 2012

Stage 8: Find a contractor & work out an agreement

After stage 7 you are aware of the market situation and its time to find a contractor. Find out a good contractor who you can trust with your money. See his past work, talk to his customers and get a quotation. There are 3 types of contract you can work out with your contractor 1. Lump sum - You release money once various stages are completed. 2. Labour only - You buy the materials and hire only the labour from the contractor. 3. tCost - You pay for labour and material accurately. Then you pay additional for the services of the contractor. Make sure the agreement between you and the contractor is as crystal clear as possible to the minute detail. This will help avoiding cost deviations. Cost 1200 1400Rs / sq ft 1500 1600 Rs / sq ft 1700Rs 2000 / sq ft Range Year Economy

2012

Mid Range High End

2012

2012

Economy Midrange Flooring

High End

Switches Interior Paint Exterior Paint Wardrobe s

Vitrified 70 Vitrified 100- Granite Rs / Sq ft 150 Rs / Sq ft 250 Rs / Sq ft Cona Anchor Roma Anchor Ave

Kitchen

Exterior Look

Box type Contemporar y. Sloped Roof Tiled Roof Doors Steel Honne and fabricated sal wood frames or flush doors Windows Steel Honne and fabricated sal wood frames, UPVC sliding

Simple cabinets with Andhra Slabs Box type

Modular kitchen in plywood

Italian Kitchen.

Granite cladding on exteriors. Teak wood.

UPVC casement, Teak Wood.

This cost per sq ft doesnt include. 1. Drawing and architect plan. 2. Bribes. 3. Costs like plan approval. 4. Road cutting charges. 5. Temporary electricity connection. 6. Borewell. 7. Geysers for bathrooms. 8. Solar unit. 9. Sump tank. 10. Gate. 11. Compound wall. 12. Flagging concrete. 13. Drain stone. 14. Security grills 15. Anti termite treatment. 16. Rain water harvesting unit 17. Kitchen chimney 18. Water pump You need to negotiate to some extend, so here your market survey is going to be handy. Dont reduce the price too much from market rate this will force the contractor to use sub-standard materials. There is always a profit margin which he will make, so keep that in mind, if you eat away his profit margin he will try to balance it out with sub-strandard materials.

Take quotations from multiple contractors and compare the pros & cons. 90% of the decision is based on trust, but keep a legal agreement in hand as well. Check list of questions for contractor selection.

1. Previous work done? 2. References? 3. Any other construction work he is doing in parallel? Will he be too occupied with the other construction. Will he share workforce between construction. 4. How much deviation does he expect considering the prices 5. How much aware is he about the current market prices 6. Does he get aggressive when things dont work out. 7. How soon will be get the work done. 8. Does he look at the site and actual plan to provide an accurate estimate? 9. Does he think at your level? Simple test here is to ask how much would be the basic cost of a sink he will put according to his estimate? Assuming that as baseline assume that the rough estimate he gave will have materials costs in that range. If he is thinking 3K sink and you are thinking of 5K sink then you know that the estimate he has given you is at lower end.

Stage 9: Apply for loan

If you need a loan then look up a good bank and apply for a home loan. Check their history as to how happy their existing home loan customers are? The shorter the term less interest you pay. Dont look for a low EMI, look for a low interest rate. If the EMI is small you will end up paying towards the loan for a longer duration thus increasing the interest amount that you paid towards your home loan. Some banks force you to take a insurance policy to cover your home loan. This is not mandatory but usually advised.

The processing fees also varies from bank to bank. Some banks charge 0.5% of the loan amount as processing fee, some bank charge a fixed amount of 10K. This money is not refundable if you dont get you home loan approved so think carefully before applying. Make sure you have all the documents the bank has asked for before applying. Look out for loan mela where a discount is provided. For a home loan of 30 lakhs at the interest rate of 10.5% and a tenure of 5 years you will end up paying 77% towards principal deduction & 22% towards interest deduction. The EMI will come up to 65K / month. Its advisable to keep the ratio at 70:30 and not go below. 70% - principal, 30% interest. Key points to remember: 1. Look for smaller tenure and not lower EMI. The lower the EMI the more money you pay the bank. 2. If you cant get a lower tenure then try to reduce your principal by doing prepayments periodically when you have bulk cash in hand so that the interest component is low. Check with the bank if you can do pre-payment any time and there is no penalty against it.

Use the following link to calculate your home loan ratio: http://www.bankbazaar.com/finance-tools/emicalculator.html

Question to ask the home loan officer / bank manager wrt to home loans 1. Eligibility for home loan? 2. What is the interest rate? 3. What is the base rate? 4. Is it fixed or floating and for what duration. How will the revised interest rates be calculated. 5. Documents required?

6. Guarantor required and his eligibility? 7. How long does it take to release the loan? 8. Insurance or add-on packages that might come with the loan. 9. Pre-closure penalty. 10. Any accident insurance covering fire, earthquake etc. 11. Daily reducing balance interest. BPLR / RPLR vs Base Rate
http://www.nitinbhatia.in/home-loan/floating-home-loanbplr-vs-base-rate/

Document check list. 1. Title deed. 2. Sale deed. 3. Gift deed 4. Past 6 month bank statements 5. Company id card 6. Pan card 7. Passport copy 8. Address proof - Company HR letter will do. 9. Employment letter 10. Salary slip for last 3 months signed by employer 11. Form16 & IT returns for last 2 years. 12. Property tax paid receipts. 13. Khata Certificate 14. Khata extract 15. Latest Encumbrance certificate. 16. Past 13 year Encumbrance certificate. 17. BBMP approved building plan. 18. Estimate of construction signed by registered architect. 19. Employment appointment letters and experience/relieve letters for past 5 years. 20. Photographs. Additional charges. 1. Legal valuation charges - 1500 Rs. 2. Legal charges - 1500 Rs. 3. Processing fee. Home Loan Disbursement.

Usually the banks ask for a letter from the contractor and then an engineer appointed by the bank visits the site and after 10-12 days the bank release the loan in stages. SBI Bank however asks home loan customers to produce bills for 50% of the loan allotted. This means you will end up paying 14% VAT on all materials purchased. As per them this is an RBI guideline that they follow. No other bank usually asks for bills of material purchase to be produced. Knowing this before you opt of the loan is very important. If its a turn-key project then producing material purchase bills for 50% of loan may be difficult, then you can speak to the branch manager and ask for an exception in your case by providing the agreement between you and the contractor.
http://www.jagoinvestor.com/2012/05/best-bank-homeloan-india.html

Stage 10: Start construction

ACC Home Construction guide - ACC-Dream-House.pdf TATA Home Construction guide - TATA House Construction Guide.pdf Seismic Design Philosophy - Seismic Design Philosophy.pdf

ar parking- Serial car parking makes it difficult to take 2 cars in and out. It can be

ent parking -Stilt parking based houses loose the looks aspects. Efficient in need more privacy in the house when people visit you then you need to separate If you dont then you get a bigger area which is combined of living and dining.

d Beams - If the room dimension is bigger than 15x15 then its ideal to go in for a d then the room ceiling looks cleaner and the room looks longer. The other option concealed beam which has extra steel rods and thus is slimmer, but a concealed a beam and care has to be taken as to not to bring heavy load on it.

A white floor reflects more light, brightness up the room. Granite is expensive, o finding shades of white are difficult, grains without any fault line are also difficult and cost effective but vitrified has the tendency to chip off. Granite can be ill remove 2mm - 3 mm of the granite surface each time. This means that if you h it only 4-5 times in the life time. Vitrified can be polished using a process called l to induce the gloss, this wont remove the surface layer but this approach is still ware about it. Granite tends to get cracks at the time of laying, so make sure you er to replace any faulty slabs. Vitrified has the tendency of chipping and cracking he floor laying is not done correctly the tile will sit on hollow floor which will of vitrified before buying. The print on vitrified tiles are deep upto 1-2 mm. So ore purchase. Looks good in the first few years. Granite flooring is cold during

ain doors - Security is a big concern in Bangalore. So anyone with a teak door safety door. Teak doors provide good looks provided they are maintained and no e a steel door with wood finish (powder coating) will be equally good. Safety doors key with 3 locks. Although there are not many buyers for steel doors making the re options in the north. 90% will end up putting a teak door as the main door.

Kitchen - Although modular kitchens are nice and look glamorous they are hard ecome inaccessible and a place for roaches if not maintained properly. The metal d will look bad if not maintained in modular kitchen. Modular kitchens are easy to ch more smooth and fluid than the ones done by a carpenter. Modular kitchens l kitchen with slabs with the single hinge doors it will be more easy to maintain h your carpenter to get good hinges and good veneer sheets.

- Fe500 Steel is used in high rise buildings and bridges has more strength, for 5 is sufficient. FE500D is more ductile than the FE500 used in the high seismic o rust and its ISI marked. Fe 500X is a new type which promises more strength.

The reason for a lintel is to support the weight of the bricks on top and make sure med structures dont need a through lintel if interlocking is done at plint level. For having through lintel is that it wont allow the columns to twist. The cost difference why I have seen most houses in Bangalore go with a through lintel. The weight is l. Places which have longer windows are suitable for through lintel. Through lintel ations to the house later on. You can move doors and windows easily if the lintels s to go for through lintels. Make sure the alignment of columns doesnt deviate, in way upto the roof, in through lintels they raise till lintel level so extra care needs to n to make sure the columns dont shift from centre line.

sually in old houses the shower area is sunk by 6". This helps demarcate the wet If your bathroom is small then doing this will make the bathroom look smaller. provided towards the drain will make the bathroom look bigger. It pays if you have loor bathrooms in the same line. That way the pipes can be shared and the roof bathroom will be in level with the first floor flooring. They sink the roof by 6" to sure that the first floor bathroom doesn't get elevated.

nice to look in terms of aesthetics as compared to hex rods ,there can be various ls are easy to break into. If someone breaks the glass and unscrews the grill from Hex rods are hard to break through as they run throughout the frame. Spacing of done with 3" gap and since the rods are thicks they are hard to bend.

PPC - For RCC columns ideally 53 Grade cement is used as it provides higher ng the curing stage. 43 grade cement is used for brick work, PPC is mix of fly ash holes in cement and requires less water to set and less cracks are seen. PPC sed cements are used for inside wall plastering.

taircase - Spiral staircase look grand but keep in mind that the space under it is space under it can be used as cabinets. Steps should raise between 6" and 7" for ill hurt the ankles. A single step should be at-least 10" wide (tread) to give enough aputra finish granite for steps as it will give a rough surface.

Date Project Clients Architects

31-Jan-13

Subject

: Electrical Work - Internal BOQ Internal Electrification of Apartments Internal work : Lighting & Power circuits from distribution board to load, voice / data & telephone cable from comm. box to respective fixture. Note:- All materials and workman ship shall be to standards / consultants' approval and shall comply with EB rules & Electrical Inspectorate. All Civil work required for the electrical work such as chipping of walls, floor, etc and rough plastering with chicken mesh shall be deemed included.

A Sl. No

2 BHK Home Description Unit Qty. Rate Amount

Distribution Boards S I T & C of surface mounting / flush mounting 9kA TPN MCB distribution boards (MCB DB). The DB shall be made out of 1.2mm CRCA sheet steel enclosure and powder coated complete with, 100A copper bus, neutral & earth bus, cable gland plate with knockout at the top and bottom. The busbar shall be tinned copper; Insulated fork type for phases, Independent neutral bus for each phase including interconnecting wiring and earth bus on insulatation mount. The DB shall be IP 43, along with 4" high wire way box both on top and bottom, the width and depth shall match with DB

1.1

2Row of 13 Module Flexy DB similar to Legrand type 607746 with metal door, 32A DP RCBO 30mA SI Series ,as incomer and 14nos. 5/16A SP MCB as outgoings. Supply Nos. Installation Nos. 1 1 4000 400 4000 400

Sub Mains / Circuit Mains : Supply and carrying out sub/ circuit mains using 2mm thick PVC conduit and its access- ories like pvc bends,junction boxes, deep M.S junction boxes, GI cleat and saddles etc., 660/ 1100V grade FRLS flexible copper wires and wiring accessories. Termination of wires on either ends shall be by providing copper lugs. The wiring shall be surface / concealed type. The rate shall include grooving of walls, floors chipping, rough plastering, providing MS brackets for conduit suspension. Sub mains shall be measured from meter board to DB. Circuit mains shall be measured from DB to switch board and looping from switch board to switch board

Prestige Royale Gardens Mockup Flats BOQ

SECSPL

Sl. No 2.1 2.1.1 2.2 2.2.1 2.2.2

Description Sub Mains : 2x6+1x2.5sqmm in 1 runs of 32mm conduit.

Unit

Qty.

Rate

Amount

30

160.00

4800

Circuit Mains : 2 x 2.5 + 1 x 1.5 sqmm in 19 mm dia - for ltg. Circuit mains 2 x 4.0 + 1 x 2.5 sqmm in 19 mm dia - for power Circuit mains Point Wiring Wiring for Light & fan point and socket outlets by using 2mm rigid PVC conduit / casing - capping with MS junction box and PVC accessories , 2 x 1.5 + 1 x 1.5sqmm PVC insulated copper flexible wires, 5A modular switch, socket, GI box, wiring accessories and carrying out surface/ concealed point wiring. Conduit drop to switch box shall be minimum 25mm conduit. Wiring shall NOT be paid on RM basis. All points shall be earthed with 1.5 sqmm PVC insulated copper wire. Points shall be terminated into fitting, holder, ceiling rose, socket, 5A connector; wire ends shall not be left bare. M M 90 125 65 110 5850 13750

3.1 3.5

1 light point controlled by a 6A SP switch 1 Chandelier light points controlled by a 5A switch and 650W 2 module electronic dimmer. Rate shall include Two no. chandelier box. 1 light point controlled by 2 - 2way switch (b/rooms) Exhaust fan point with ceiling rose, controlled by 5A socket near the fan and a switch, Ceiling fan point controlled by a 5A switch, fan hook box and 100W, 2 module fan step regulator. Call bell point with 6A, 2 module bell push and connector

Nos.

10

500

5000

Nos. Nos. Nos.

1 2 3

750 650 550

750 1300 1650

3.7 3.8 3.9

Nos. Nos.

4 1

850 475

3400 475

3.1

Prestige Royale Gardens Mockup Flats BOQ

SECSPL

Sl. No 3.12

Description 5A 3pin socket with 5A SP switch on lighting circuit: -dependant point 5A 3pin socket with 5A SP switch on lighting circuit: For Ironing Independant point Power Points Supply and installation of modular type switch socket, MCB in GI / MS enclosure, with cover plate, blanks, etc complete.

Unit

Qty.

Rate

Amount

Nos.

450

2250

3.13

Nos.

450

450

4.2 4.4 4.5 4.6

2Nos. 6A 3 pin socket with 6A SP Switch ( 2 TV & 1 and Computer) 6A 3 pin socket with 6A SP Switch for (mixi & AG,) 6/16A 6 pin sockets with 16A SP Switch in separate box at independent location ( Fridge ) 16A 3 pin socket and 16A DP switch with indicator in separate enclosures. (for GP) independent location 20A 3 pin weatherproof Metal Clad socket with 25A DP Modular Switch mounted seperately (for AC). 1no. 6/16A 6pin socket with 16A SP switch in single box.(M/O & WM) Shaver Sockets Telephone System Providing and fixing Telephone cable and modular RJ 11 Tel. outlets with box.

Nos. Nos. Nos.

3 2 1

450 285 500

1350 570 500

Sets No. No. Nos

1 1 2 2

600 1250 500 850

600 1250 1000 1700

4.7 4.8 4.10 5

5.1 5.2

RJ 11 ( 2 wire) Telephone outlet in Box. 3 pair Tel. Wire 0.5 mm dia. Copper, PVC / PVC tel wire in existing conduit (from Shaft )

Nos. M

1 45

155 25

155 1125

Prestige Royale Gardens Mockup Flats BOQ

SECSPL

Sl. No 6

Description Television System Providing and fixing modular co-axial TV outlets with box.

Unit

Qty.

Rate

Amount

6.1 6.2 7

Co axial TV outlets in Box. RG 11 / co-axial cable as per TV vendor in existing 32mm PVC conduit.from shat to inside the flat Computer System Providing and fixing modular cp outlets with box.

Nos. M

2 60

175 50

350 3000

7.1 7.2 8

Only laying of computer cable in existing 19mm Conduit. RJ 45 (4 wire) data outlet in Box. Miscellaneous Items Empty Conduits Providing & laying of empty 2mm thick PVC conduits with MS junction boxes and other PVC accessories, 16G GI fish wire. (for TV and Data system)

M Nos.

45 1

6 185

270 185

8.1 8.2 8.4

19mm dia PVC conduit. (for Tel systems) 32mm dia PVC conduit. (for TV & Data systems) Wire pull box 200 x 150 x 150mm. With dummy plate

M M Nos.

45 60 1

30 50 350

1350 3000 350

9.1

CCTV (with 2 cameras connected to one Monitor with Night Vision faciltiy) including power supply for CCTV on inverter

Set 9.2 9.3

Inverter (600VA) with 1 Hour Battery back up Video Door phone 2 (7" color) monitors + 1 camera Conduiting for Solar Lighting

1 1 RO

25000 15000 18000

25000 15000

Set Set

Fridge shall be in separate circuit Total

100830 89

Prestige Royale Gardens Mockup Flats BOQ

SECSPL

SL No. A 1 2 2 3 4 B

Description Lighting Load Wall and ceiling lights 2' FTL Ltg Mirror lights Chandlier Lights Study Light

Load in watts 40 20 20 200 15

Qty 15 1 1 1 18 4

2 BHK Total Load in kW 0.6 0.02 0.2 0.015 0.835 0.3

Raw Power 1 Ceiling Fan Type A Ceiling Fan in Kitchen 2 Type - B 3 Exhaust Fan Kitchen Load Aqua Gauard Mixer M Oven Chimney Fridge Washing Machine Geyser Point AC load Total Load in kW

75 60 60

3 7 1 1 1 1 4 1 2 1 4

0.18 0.48 0.075 0.3 1.25 0.4 2.025 1.2 2 1.75 8.3

C 1 2 3 4 5 D E F

75 300 1250 60 400 1200 1500 1750

DATE: PROJECT: SUBJECT: ARCHITECH: CONSULTANT :

16th JUN 2011

WALL LIGHT SL. NO. DESCRIPTION

4' FTL

1 2 3 4 5 6 7 8 9

Foyer Living / DINING Kitchen Master Bed room Toilet--(Master) Bed room--1 Toilet--1 Passage Utility

3 -1 3 -3 ----

-2 1 -------

Total

10

Living room & Dining room Foyer kitchen / Utility Bed room / Toilet Master bed room / Toilet

1 Lt.pt controlled 2 Lt.pt controlled by 10A SP by 10A SP switch switch 3 6 4 4 -

TOTAL POINTS

17

5A Socket dependent 5A Soc independent Kitchen

Fridge - FR

Chimney - CH Mixi Aqua guard-AG

Toilet Utility Master Bed room

Shaver Ironing Table lamp /Telephone TV Table lamp/PC

Bed room 2

Table lamp /Telephone

Table lamp

Living room

Telephone

TV Table lamp Charger

Dining room

Charger

CEILING LTG

BULK HEAD

MIRROR FTL

FAN

EX. FAN

5A PT.

1 ---1 -1 1 --

--------1

----1 -1 ---

-2 -1 -1 ----

----1 -1 ---

1 2 5 2 1 1 1 ---

13

1 Lt.pt controlled by 2 way switch 1 1

Dependent point 1 1 3

Independent point 2 5 1 1

15A socket 5/15A socket Ceiling fan

1 -

1 -

2 1 1

5/15A socket
Micro oven - M/O

15A Socket

Instant gyser- IG

Gyser Washing machine

2 NO'S 5A PT.

TV PT.

TEL.

DATA

CHAND. LTG

15A PT.

15A CH,DS

-1 -1 ------

-1 -1 ------

-1 -1 -1 ----

----------

-1 --------

--2 -----1

----------

exe.fan

TV

tele

Geyser

CALLBL

AC

1 1 1

1 1

1 1 1

1 1 1

1 -

1 1

15A GP

AC PT.

----1 -1 ---

-1 -1 ------

Labour Break up
No Type Cost

1 2 3 4 5 6 7

Mason 500 Rs / Day Mason Helper 250 Rs / Day Electrician 500 Rs / Day Carpenter Painter Plumber Flooring

No

Type

Cost

1 2 3 4 5

Gang saw slab Smaller slabs Wall tiles Skirting Nosing

20-25 Rs / Sft 15-20 Rs / Sft 15 Rs / Sft. 40-45 Rs / Sft. 55-60 Rs / Sft.

Particular

Cost

Year

Cement

RMC (Ready made concrete) - 3000 per cubic meter 53 grade - 340 43 grade - 320 Tata - 51K / ton Prime gold - 55 / ton 20 mm jelly - 23 / cft 40 mm jelly 18 / cft 12 mm jelly 17 / cft 1 truck - 540 cft. Fenesta upvc white sliding - 500 / sq ft Fenesta upvc white casement - 600-700 / sq ft Local made upvc white sliding - 350 / sq ft

2012

Steel Gravel

2012 2012

Wood

2012

Tiles

Plumbing Sand Stone

Brick Flush Doors

Local made upvc casement sliding 450-500 sq/ft Grill 12mm thick - 150 /sq ft Aluminium - 250 / sq ft. Steel fabricated with grill - 150-200 /sq ft Honne Wood with sal frame with grill - 600 /sq ft. Vitrified 2'x2' (600 mm x 600 mm) - 150 / sq ft. Vitrified Granite - Low end black texture - 150 / sq ft. Granite - High end white texture - 250 / sq ft. Anti skid tiles - 1'x1' 60 / sq ft. Wall tiles - 60-70 /sq ft Wall cladding - 70-90 /sq ft Aashirvad Supreme pvc 25K - 600 cft (65K during strikes) 10 Rs / stone 1 truck - 850, 950 stones 6 Rs / Brick 150 - 200 / Sq ft

2012

2012 2012 2012

2012 2012

Economy

Midrange

High End

Flooring Switches Interior Paint Exterior Paint Wardrobes Kitchen

Vitrified 70 Rs / Sq ft Cona

Vitrified 100-150 Rs / Sq Granite 250 Rs ft / Sq ft Anchor Roma Anchor Ave

Simple cabinets with Andhra Slabs

Modular kitchen in plywood

Italian Kitchen.

Exterior Look Box type

Doors Windows

Steel fabricated Steel fabricated

Box type Contemporary. Granite cladding on Sloped Roof exteriors. Tiled Roof Honne and sal wood Teak wood. frames or flush doors Honne and sal wood UPVC frames, UPVC sliding casement, Teak Wood.

This cost per sq ft doesnt include. 1. Drawing and architect plan. 2. Bribes. 3. Costs like plan approval. 4. Road cutting charges. 5. Temporary electricity connection. 6. Borewell. 9. Sump tank. 10. Gate. 11. Compound wall. 12. Flagging concrete. 13. Drain stone. 14. Security grills 15. Anti termite treatment. 16. Rain water harvesting unit 17. Kitchen chimney 18. Water pump

Charges of carpenter

1. 30 Rs / Sq Ft - Window frames 2. 18 Rs / Sq Ft - Doors frames 3. Nails extra 4. Plaining extra 5. 90 Rs / Sq Ft - Door shutter 6. 120 Rs / Sq Ft - Main door shutter 7. 600 Rs - Flush door fixing 8. 80 Rs / Sq Ft - Window shutter plain 9. 100 Rs / Sq Ft - Window french shutter

For carpenters better go with the ones available at the timer yard, as they have the machines needed to complete the work and will get the work done quickly than preparing the frames on site.

Material Break up TOTAL COST (in Lacs) No Material

13 Percentage

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19

Bricks Stone Aggregate Steel Rods Door & Window Shuttering / Framework Plumbing & Sanitary Electric Flooring Painting Compound & Gate Water Cement Concrete Contractor Sand Soil Filling Water Harvesting Solar Sump Wardrobe TOTAL AMOUNT

9 5 4 7 3 7 5 5 9 2 2 12 7 4 2 4 3 7 3 100

Timeline
No 1 2 3 4 Work Excavation as per drawing Footing/Foundation Pillars/Columns (up to plinth level) Soil filling in trenches; compaction till ground level Plinth construction Pillars upto lintel level Lintel Filling up to lintel level Soil filling and compaction till plinth level Roof slab Brickwork and curing Ducts for electrical wiring Time 2 Weeks 2 Weeks 2 Weeks 1 Week

5 6 7 8 9

2 Weeks 2 Weeks 4 Weeks 2 Weeks 2 Weeks

10 11 12

5 Weeks 7 Weeks 2 Weeks

13 14 15 16 17 18 19 20 21 22 23

Frames for doors and windows Plastering and curing Water treatment/heat treatment Furnishing Flooring/Tiling Electrical wiring Water supply, sanitary and plumbing Doors and windows Painting Electricity and drainage connections Inside furnishing

1 Week 3 Weeks 1 Week 2 Weeks 4 Weeks 3 Weeks 3 Weeks 3 Weeks 4 Weeks 2 Weeks 2 Weeks

Total: 58 Weeks = 13 Months. With some parallel activities this can be reduced to 8-9 Months.

Cost Range in Lakhs 1.17 0.65 0.52 0.91 0.39 0.91 0.65 0.65 1.17 0.26 0.26 1.56 0.91 0.52 0.26 0.52 0.39 0.91 0.39 13

Cost in Rs. 117000 65000 52000 91000 39000 91000 65000 65000 117000 26000 26000 156000 91000 52000 26000 52000 39000 91000 39000 1300000

ed to 8-9 Months.

Make Cement 1 2 3 4 ACC Bharti JK Ambuja TATA

Steel Wood Granite

Floor Tiles Toilet Tiles Paint

RAK, Kajaria, somany, RAK, Kajaria Asian, Berger, Nerolac

You can outsource painting to Asian Paints They do everthing systematically

List of contractors at sangli as per ACC cement helpline

Pramod Shinde

Indrajit S.Taywade Patil

Sukumar Chougule

per KG

per Ton Per Cubic feet Per Sft Gang saw rates are 140 - 200+ Rs / SqFt. 3x11 slabs - 80-90 Rs / SqFt. 4x11 slabs - 110-120 Rs / SqFt.

Per box / Per Sft (2 x 2) = 600 mm x 600 mm Per box / Per Sft (2 x 2) = 600 mm x 600 mm

Bhagwant Workshop, 0233-2372240 Timber area Sangli- 416 416 Shilp', Opp. Geust 0233-2303665 House, Dhamni Road Vishram Bag, Sangli416 415 347/6, Near Birnale College, Neminath Nagar Sangli- 416 415 0233-2326165

Interior Costing Item Description (a) (b) (d) (e) (f) (g) (i) (j) (k) (l) (k) (m) (n) (o) Washing Machine Air conditioner Microwave Fridge LPG based Geyser Light fixtures Fan Fittings Sofa Set Chairs Centre Table Solar for Water Heating Solar for Lighting Solar for Inverting Charging Ward robe Geyser Approx. Costing