Ravi Karandeekar's Pune Real Estate Market News Blog: November 2014

Friday, November 28, 2014

About Legal Sanctions & Approvals of R B Chaphalkar Homes' Anandam at Guhagar

Mr. R. B. Chaphalkar, Director of R. B. Chaphalkar Homes Pvt. Ltd., talks about Anandam, 32 Acre Gated Community of Bungalows, Row Houses, Studio Apartments & N A Plots at Janavale - near Shrungartali, Guhagar, District Ratnagiri, Konkan - Maharashtra:

Anandam at Guhagar has all necessary sanctions & approvals!:

Ad of R B Chaphalkar Homes' Anandam at Guhagar - Published on 28-11-2014 in Sakal

Ravi Karandeekar, you have made a big mistake. Chaphalkar Homes' Anandam at Guhagar had all sanctions & approvals. Mr. Manoj Adkar of Media Vinspa said.

Good. What's my mistake, Manoj? I asked.

In your blog - published in August 2013 - on the Pre-Launch offer of Anandam - you have written a negative review about the project & the builder - accepting bookings without necessary sanctions & approvals - but the truth is - even at that point - Anandam had all necessary sanction & approvals - your blog comes on the first page of Google search results - and creates wrong impression about Anandam - will you remove that blog? Mr. Manoj said.

I accept & correct my mistake. I don't remove a blog. And what is your interest in this matter? I asked.

R. B. Chaphalkar Homes is my client. And I have high regards for Mr. Chaphalkar. Said Manoj.

Same here. I have high regards for Mr. Chaphalkar too. I would like to meet him and apologize. I will see the sanctions & approvals with my own eyes - and will publish new blog on Anandam. I told Manoj.

As planned, I met Mr. - sorry - Er. (Er for Engineer - Like Dr. for Doctor.) R. B. Chaphalkar in his office. Er. Chaphalkar told me all about legal sanctions & approvals. Showed me the legal file of Anandam. And requested me to correct my blog.

I was impressed with Er. Chaphalkar's sincerity and systematic style of working. He sounded more like a teacher than the builder.

Instead of me writing about Anandam - It would be more effective if Er. R. B. Chaphalkar talks about Anandam. Not only about the legal sanctions & approvals - but about the concept of Anandam - about the efforts, thought, research and all - the complete story. I said.

I haven't done something unusual. Before accepting bookings - a developer is supposed to get all these sanctions & approvals. I may sound as if I am beating my own drums. Objected Er. Chaphalkar.

Consider it as an education - you are not bragging - you are educating the second home - vacation home buyers & investors. You are sharing the story of a birth of a 32 acre gated community in Konkan. You are telling the investors - what to look for - what to ask - it's not only about Anandam - it's about investor's education. I tried to convince Er. Chaphalkar.

And Er R. B. Chaphalkar agreed. After all, Er. R. B. Chaphalkar is a born teacher.

You know? Er. Chaphalkar has written a book - My Construction Practices - which is available on BookGanga & Amazon.

Er. Chapekar also runs "Ideal Construction Practices Training Center" where he conducts 1 month course on "Quality Control in Building Construction".

Coming back to legal sanctions & approvals of Anandam at Guhagar -

In this Marathi video interview, Er. Chaphalkar has said that Anandam has residential N. A. Order and the layout is sanctioned by the town planning authority. Not only that every plot has a individual 7/12 - property card. These individual 7/12 will be transferred in the name of society. The society will become the owner of the entire project - of all these individual plots. You will become a shareholder of that society. This arrangement is useful for the management & maintenance of the project.

To know more about the project, please, view the video, visit the website. And, invest in Anandam, or in any project - says Er. Chaphekar - only after your lawyer confirms that the project is legal!

Location Map of R B Chaphalkar Homes' Anandam Guhagar:

Contact R B Chaphalkar Homes' Anandam Guhagar:

91 777 40 41 900 / 91 777 40 41 901/ 91 777 40 41 902

sales@rbchaphalkarhomes.com

www.rbchaphalkarhomes.com

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Wednesday, November 26, 2014

List of Pune Builders Who Have Committed a Crime of Violation of Environmental Clearance Announced

Pune has become a hub of illegal housing schemes:

More than 150 housing projects in Pune real estate market have violated Environmental Clearance.

However, Maharashtra Pollution Control Board has filed criminal cases against a very few.

Says Mr. Vijay Kumbhar.

If Environment Protection Act 1986 is strictly implemented,
the flat purchaser in these schemes may land in great trouble.

One should not forget that Ministry of Environment
had sent a notice of demolition to “Adarsh” for the same reasons.

Warns Mr. Kumbhar.

To see the list, please, visit Mr. Vijay Kumbhar's Blog.

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Monday, November 24, 2014

Beware of Pune Builders' Gang of Liars & Cheats

Pune Property Buyers,
Beware of Real Estate Sales Executives.

These Liars & Cheats are Out There to Dupe You
by Selling Illegal - Unauthorized - Construction
- Warns Mr. Vijay Kumbhar, RTI Activist.

Mr. Kumbhar is Launching a Campaign Against the Big Builders
Who are Cheating Pune Home Buyers by Developing Illegal Townships
- Without Obtaining Environmental Clearance:

As per the Environment Protection Act of 1986, when the housing project is bigger than 20,000 sq.mt. - 2 lakh sq.ft., - the builder must get an environmental clearance.

The builder can start the construction only after he obtains the environmental clearance (www.ec.maharashtra.gov.in).

Violation of Environmental Clearance means starting construction without obtaining environmental clearance.

After digging information about the cases of Violation of Environmental Clearance, Mr. Vijay Kumbhar, has come to conclusion that this is an organized crime. Committed by the builders, architects, structural engineers, banks & government officials. With the intention of earning huge sums of moneys in the shortest period of time. By cheating the home buyers.

In this crime against the property buyers, real estate sales executives play an important role.

Mr. Sachin Bhavsar shares his experience about Violation of Environmental Clearance by Pristine City Bakori Wagholi:

Violation of Environmental Clearance by Pristine City Bakori Wagholi - 2

In this video interview in Marathi, Mr. Sachin Bhavsar, who was working as a sales manager at Pristine Properties' Pristine City at Bakori, near Wagholi, on Nagar Road (www.pristinepune.com), had shared his first hand experience of how builders use sales executives to cheat the property buyers.

First, the sales executives hide the truth that - the builder can start the construction only after obtaining Environmental Clearance (EC).

Instead of that, the sales executives mislead the property buyers by telling that - the builder can construct up to 2 lakh sq.ft. without obtaining EC.

At present, we have opened booking of the first phase of Pristine City
- which is less than 2 lakh sq.ft.

We will launch the second phase only after obtaining environmental clearance.

Obviously, at that time rates would be high. So, you can book now, in the first phase and save a lot.

The property buyer believes in the sales executive and books a flat.
Bank sanctions and starts disbursing the loan as per the progress of construction.

After a couple of months, the sales executive asks the builder about EC.

The builder hides the truth - technical assessment committee has refused to give him clearance.

"Don't worry - within 2 months we will get the EC." the builder lies to the sales executive.

The sales executives tells the same lie to the flat buyers.

In the next 18 months, nearly all 300 flats in the first phase are booked.

Now, the construction is at an advanced stage.

The builder has collected almost 80 per cent payment.

Suddenly, Sachin Bhavsar's conscience awakens. He realizes that the builder has used him to deceive the property buyers. He starts feeling guilty. He argues with the builder. Leaves the job.

Today, from a distance, the property buyers can see the nearly complete buildings.

They are dreaming about getting possession of their flats.

Violation of Environmental Clearance by Pristine City Bakori Wagholi-1

But the fact is, in February 2014, the committee has told the government to take action against Pristine City for violation of environmental clearance. For starting construction without obtaining environmental clearance.

The builder, Pristine Properties, knows what it means. The court case. Uncertain and long wait. The imprisonment. The hefty fine. Pulling strings to avoid both. Or at least, imprisonment. Then resubmission of the proposal for environmental clearance. Uncertain future.

But, one thing is certain. An appreciation of land price!

What about the property buyers who have booked the flats?

What about them?

Agar Ghoda Ghaas se Dosti Kare-ga to Khaye-ga Kya?

Sachin Bhavsar does Anna Hajare. Starts Uposhan - hunger strike - in front of the commissioner's office. But no one pays any attention.

Jobless Sachin Bhavsar can't pay car & home EMIs.
May lose both.
But, Sachin doesn't give up.

Post by Sachin Bhavsar.

Creating awareness among the property buyers is the only way to save them from becoming victims of the builders. Sachin realizes. He suggests -

Do not trust the real estate sales executives. They are nothing but liars & cheats.

Before booking a flat - do your home work. Learn all about sanctions & approvals.

Take a decision of booking a flat only after confirming that the project has received environmental clearance.

List of the projects in Pune which have committed the crime of Violation of Environmental Clearance:

What about those who have already booked a flat in some township?

What about those - like the flat owners in Vista Luxuria Manjri - who have already taken possession of their flats?

There are more than 100 projects in Pune which have violated the environmental clearance.

And you know what?

Someone has taken enough precautions to make it difficult to find the names of the projects which have violated the law! Says Mr. Vijay Kumbhar.

Soon, Mr. Kumbhar is publishing a list of all projects which have committed the crime of Violation of Environmental Clearance.

Who knows? Your project may be in the list.

Better visit Vijay Kumbhar's blog to find out.

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Friday, November 21, 2014

How builders in Pune are selling illegal housing projects & cheating property buyers

Vijay Kumbhar, RTI Activist, to launch a campaign against the builders who have constructed illegal housing projects & cheated Pune property buyers:

Not the only illegal housing project in Pune - Visit Parmar Indus Associates' - Vista Luxuria - S No 162 - Manjri Budruk - Pune 411 038

Vista Luxuria Manjri is not the only illegal housing project in Pune.
There are many more - tens & hundreds more - illegal housing projects in Pune.

Residents of Vista Luxuria Manjri are not the only property buyers who are living in illegal construction.
There are many more - hundreds & thousands - flat buyers who are living in illegal constructions in Pune real estate market.

Parmar Indus Associates, - the joint venture of Parmar Construction Company (www.parmarbuilders.com) & Indus Properties (www.indusproperties.in) - and the builder of Vista Luxuria at Manjri, is not the only builder who has committed a crime of Violation of Environmental Clearance.
There are many more builders who have committed a crime of Violation of Environmental Clearance.

These are not small builders - fly by night operators.
These are big builders - well known builders - big brands.
These builders are organized builders.
Even the members of CREDAI Pune Metro (www.credaipune.org) &
Marathi Bandhkam Vyavsayik Association (www.mbva.in).

These big builders have created a profitable business model of cheating Pune property buyers by constructing illegal housing projects.

In this business model - everyone related to housing earns huge moneys in the shortest period of time. So, obviously all stakeholders in housing industry - architects & structural engineers, environmental consultants, government officials, housing finance companies & banks have joined these builders to cheat Pune property buyers. And we all know - who are the people who offer protection to any organized crime - the politicians!

Result is without proper planning &
without wasting time for obtaining environmental clearance
the builder starts construction of the project - even it is more than 2 lakh sq.ft.
The architects, structural engineers, government authorities check the plinth and give go ahead for the construction.
Banks & housing finance companies sanction home loans & give away money to the builders.

It doesn't mean that these builders do not apply for environmental clearance!
Sure, they submit their proposals.
The technical committee takes objection for starting construction without obtaining the environmental clearance.
Refers the case to Maharashtra Pollution Control Board (MPCB).
Because of the overload of the violation cases, even after months & years MPCB does not take legal action against the builder.
Whenever, some time down the line, the MPCB files a criminal case in the court
- builder's lawyer plays all tricks to prolong the case.

In this organized crime against the home buyers - everyone contributes.
Every team member plays his role well.

Every stakeholder in this organized crime acknowledges the rule of law.
But makes sure that the law doesn't prevent them from cheating the flat buyers.

Mostly, naive flat buyers - young first time home buyers - are like love birds.
Not rational human beings. They are emotional fools. In search of a nest.
For them the builder who spends huge money on advertising is the most trustworthy builder.
For them the bank & housing finance company is a friend & legal authority.
They are sure that the god has send the builder to see that they live a rich life.
Obviously, these naive flat buyers do not understand that they have booked a flat in a project which has not received the environmental clearance.

Only in a rare case, like Vista Luxuria Manjri,
the flat buyers find out that the builder has cheated them.
But what can they do?
If the flat buyers complain - their illegal buildings will be demolished.

Who will demolish the illegal construction?
The same government officials who took a part in developing it.
Who will evacuate the home buyers from their flats?
The same builder who launched the scheme.
The flat buyers will lose their homes.
But the bank will not lose a single rupee.

This must be stopped. Mr. Vijay Kumbhar realized.
Mr. Kumbhar launched campaign against the builders who are cheating Pune property buyers by constructing illegal housing schemes without obtaining environmental clearance.

The first step is to find out the projects which are refused / denied environmental clearance.
The cases of violation of environmental clearance. Said Mr. Vijay Kumbhar in this video interview.

Soon, Mr. Kumbhar will announce these names on his blog.
Who knows?
Your project may be in his list!

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Wednesday, November 19, 2014

Violation of Environmental Clearance - Crime & Punishment

The Case of Parmar Indus Associates' Vista Luxuria at Manjri, near Hadapsar, Pune:

A crime of occupying a flat in a building which does not have completion & occupancy certificate - Visit Parmar Indus Associates' - Vista Luxuria - S No 162 - Manjri Budruk - Pune 411 038

The flat buyers in Vista Luxuria at Manjri (www.vistaluxuria.in) convinced me that their case is more serious than the case of Campa Cola Compound in Mumbai.

They - the flat buyers in Vista Luxuria - have committed a crime.

A crime of booking a flat in a project which does not have an environmental clearance.

A crime of living in an illegal building An unauthorised construction. A building constructed without necessary permissions.

A crime of occupying a flat in a building which does not have completion & occupancy certificate from Town Planning Authority.

For committing this crime, the flat buyers in Vista Luxuria will be punished.

But, what would be the punishment?

Like the Campa Cola Compound Case -
Will the law evacuate the flat buyers from Vista Luxuria & will demolish the buildings?

The flat buyers in Vista Luxuria are worried.

Architect Anagha Paranjape Purohit, Director, VK:e Environmental:

1) About Demolition:

To find out - whether the residents will be evacuated from their homes & Vista Luxuria will be demolished, I talked to Architect Anagha Paranjape Purohit, Director, VK:e Environment (www.vke-environmental.com), leading environmental consultants in India,

Architect Anagha told me that The Environment Protection Act 1986 is a criminal law.

As per the law starting construction before obtaining an environmental clearance (www.ec.maharashtra.gov.in) is a crime.

Before applying for technical scrutiny of the project, the builder can only put a compound and a cabin for a security guard - only to protect his plot of land.

If the builder has started the construction of the building - or even has dug a plot for the foundation of the building - it is considered as a - Violation of Environmental Clearance.

State Level Expert Appraisal Committee is a technical assessment committee.
It doesn't look into legality of the project.
So, the cases of violation of environmental clearance
- starting construction without obtaining the environmental clearance
- are referred to Environmental Department of Maharashtra.

After the scrutiny, the environmental department instructs Maharashtra Pollution Control Board to take further action against the cases of clear cut violation.

The Maharashtra Pollution Control Board (www.mpcb.gov.in) files the case in Bombay High Court against the builder for clear cut violation of environmental clearance.

Punishment for the violation of environmental clearance - under the Environment Protection Act 1986 - is an imprisonment & fine - hefty fine - to the builder.

Demolition of the construction is possible only if the builder has violated the development control rules.

2) About Violation of Environmental Clearance:

Why does a builder commits a crime of a violation of environmental clearance? I asked.

1) Over the years, with the help of bureaucrats, the builders have developed a business model of obtaining sanctions & approvals. The model is called "under the table transactions'.

This model doesn't work with the technical assessment committee of the environmental committee.

2) To get the environmental clearance - the builder has to plan the project up to a T.

The builder has to consider the impact of project
- when it is under construction - as well as -
after the project is completed and occupied by the people.

To get the environmental clearance the builder has to do detailed technical planning of the project. From soil structure, construction workers' camp, supply and management of water, power, garbage, sewage, and all has to be planned before starting the construction.

A typical builder is more of a go getter - a reckless ristaker - a dreamer - a wheeler dealer
- and a less of a businessman - a business planner.

A typical builder has no technical aptitude, education, qualification or temperament.

A typical builder is either a family business shop or a venture of a first generation entrepreneur.

Obviously, a typical builder finds it useless or difficult to appoint qualified professionals to plan the project, present it to the committee & obtain an environmental clearance.

3) A few years ago, getting environmental clearance (EC) was a time consuming process;

2 years was an average required time.

Which was certainly financially unaffordable for any builder.

But in the last couple of years, those builders who have planned well had got EC even in 6 months.

Soon, Architect Anagha said, one can get an EC in 3 months!

After, talking to Architect Anagha, I understood two things.

1) Why the builder of Vista Luxuria didn't get an environmental clearance.

2) Chances of demolition of Vista Luxuria for the violation of environmental clearance are weak.

But, it doesn't mean that - the flat owners in Vista Luxuria are safe.

Because , yet, we don't know whether the builder of Vista Luxuria has violated the development control rules too.

Yes, the case of Vista Luxuria is more serious & complicated than the case of Campa Cola Compound in Mumbai.

Truly, Vista Luxuria Manjri is an Open University.
Here, you can learn a lot and become a qualified home buyer.
Come back for more. There is a lot more to share!

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Saturday, November 15, 2014

Living in an illegal building

Parmar Indus Associates' Vista Luxuria at Manjri, near Hadapsar, Pune:

Living in an illegal building - Visit Parmar Indus Associates' - Vista Luxuria - S No 162 - Manjri Budruk - Pune 411 038

You cheat yourself when you don't do what it is you're supposed to do. You have an obligation to learn everything that you can.
Marla Gibbs

We all believe that the builders cheat property buyers.
But, after visiting Vista Luxuria at Manjri, I realized that
most of the time - we - the property buyers - cheat ourselves!

How do we cheat ourselves?
By not doing what we are supposed to do at every step of home buying.
By not taking efforts to learn what we are supposed to know about buying a home.

For example, we give least importance to Environmental Clearance (www.ec.maharashtra.gov.in)
Particularly when we book a flat in any township.

Vista Luxuria Manjri (www.vistaluxuria.in) is a good example of what happens when we do not pay attention to the Environmental Clearance.

Today, after taking possession, the residents of Vista Luxuria Manjri have realized that they are living in an illegal building!

"Our case is like the case of Campa Cola Compound in Mumbai - We are worried - What will happen? - Will they demolish Vista Luxuria? - or - Will they evacuate us all from Vista Luxuria? - What is our fate - kismet?," one resident said.

Looking at more than 50 residents of Vista Luxuria - joint venture project of Parmar Construction Company (www.parmarbuilders.com) & Indus Properties (www.indusproperties.in) - seating in circle around me, I said "What is the similarity? The Campa Cola Compound Case was about unauthorised construction - despite having permission to build only 6 floors - builders constructed 17 - 20 floors....

"Our builder - Parmar Indus Associates - did not have permission to construct Vista Luxuria - because, the builder hasn't received 'environmental clearance' - means - the builder did not have permission to start the construction - it means that - every flat - every floor - every building in Vista Luxuria is illegal," one resident said.

"Then your case is more serious than Campa Cola Compound Case! Did the builder - misinform - mislead - cheat - you about environmental clearance?," I said.

"We - misinformed - mislead - cheated - ourselves. We are responsible for this mess. And we are going to correct it," the resident said.

'How?," I asked.

"That's why we have invited you - Mr. Ravi Karandeekar! Tell us, what to do," the resident sitting next to me said.

Can you guess - what did I tell them to do?

I told nothing!

There was no need to say anything to the residents of Vista Luxuria.
I just went on listening.
Now, they are awakened.
Now, they are united.
Now, they know who they are - what is their role - what are their rights.
Now, they have all information and education.
Now, they are well prepared - qualified - equipped to deal with the builder.

So, if you are planning to book a flat,
or if you feel that your builder has cheated you,
please, visit Vista Luxuria at Manjri.
Here you can learn a lot and become a qualified home buyer.

In the next part of my blog,
I will share more details about what I learned at Vista Luxuria Manjri
- so, please, come back for more.

1) Open University Offers Free Courses for Pune Home Buyers

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Thursday, November 13, 2014

Open University Offers Free Courses for Pune Home Buyers

Parmar Indus Associates' Vista Luxuria at Manjri, near Hadapsar, Pune:

If you are planning to book a flat, or if your feel that your builder has cheated you,
please, visit Vista Luxuria at Manjri

If you are thinking of booking a flat in Pune real estate market,
you must visit Vista Luxuria at Manjri, near Hadapsar, on Pune Solapur Highway.

At Vista Luxuria Manjri (www.vistaluxuria.in), you will learn -

1) What to do when there is deficiency in service offered by the builder.

2) How to become a responsible and assertive property buyer.

At the end of visit, for sure, you will be thankful to the builder
- Parmar Indus Associates (www.parmarbuilders.com) (www.indusproperties.in) -
and the flat buyers in Vista Luxuria Manjri, for teaching you about -

1) What is the importance of Environmental Clearance (www.ec.maharashtra.gov.in)

2) How bad construction quality can be

3) How to file a case in Consumer Disputes Redressal Forum (www.ncdrc.nic.in) and get compensation from the builder.

In short, Vista Luxuria at Manjri is an open university -
which offers free courses for the home buyers.

So, if you are planning to book a flat,
or if you feel that your builder has cheated you,
please, visit Vista Luxuria at Manjri.

I am recommending Vista Luxuria because I visited it last Sunday and learned a lot.

I am completely convinced that
you should not think of booking a flat because you are eligible to get a home loan.

You should book a flat only after you are qualified to own a home.
Learning at Vista Luxuria is the only way to become a qualified home buyer.

In the next part of my blog -
I will share more details about what I learned at Vista Luxuria Manjri
- so, please, come back for more.

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Friday, November 28, 2014

Mr. R. B. Chaphalkar, Director of R. B. Chaphalkar Homes Pvt. Ltd., talks about Anandam, 32 Acre Gated Community of Bungalows, Row Houses, Studio Apartments & N A Plots at Janavale - near Shrungartali, Guhagar, District Ratnagiri, Konkan - Maharashtra:

Anandam at Guhagar has all necessary sanctions & approvals!:

Location Map of R B Chaphalkar Homes' Anandam Guhagar:

Contact R B Chaphalkar Homes' Anandam Guhagar:

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Wednesday, November 26, 2014

Pune has become a hub of illegal housing schemes:

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Monday, November 24, 2014

Mr. Sachin Bhavsar shares his experience about Violation of Environmental Clearance by Pristine City Bakori Wagholi:

List of the projects in Pune which have committed the crime of Violation of Environmental Clearance:

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Friday, November 21, 2014

Vijay Kumbhar, RTI Activist, to launch a campaign against the builders who have constructed illegal housing projects & cheated Pune property buyers:

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Wednesday, November 19, 2014

The Case of Parmar Indus Associates' Vista Luxuria at Manjri, near Hadapsar, Pune:

Architect Anagha Paranjape Purohit, Director, VK:e Environmental:

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Saturday, November 15, 2014

Parmar Indus Associates' Vista Luxuria at Manjri, near Hadapsar, Pune:

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Thursday, November 13, 2014

Parmar Indus Associates' Vista Luxuria at Manjri, near Hadapsar, Pune:

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