Everything about structural security in building projects

Ensuring Structural Integrity in Real Estate Projects

Homebuyers often prioritize aesthetics and amenities, sometimes neglecting a crucial aspect: structural integrity. This oversight can have dire consequences, as structural failures pose significant risks. Building bylaws, derived from construction practices, play a vital role in ensuring safety standards.

Structural Safety Initiatives

While the Real Estate (Regulation and Development) Act, 2016 (RERA) addresses several aspects of real estate development, its focus on construction safety is limited. It primarily mandates statutory compliance before project commencement and requires two-thirds customer approval for plan modifications. However, before RERA’s implementation, some states, including Delhi, Gujarat, and Chandigarh, mandated structural safety certificates for property registration.

The National Building Code (NBC) of India 2005, Part-6 (structural design), provides guidelines confirmed by the structural safety certificate. The NBC comprehensively regulates safety standards, including administrative rules, general building requirements, construction practices, and material specifications for building and plumbing services. Non-compliance can lead to approval revocation or even building demolition.

Gurgaon's Structural Concerns

Recent incidents of roof collapses have sparked concerns, particularly in Gurgaon. Vikas Garg, Deputy Managing Director of MRG World, highlighted the incident in Sector 109, where a sixth-floor apartment section collapsed. A subsequent audit revealed flaws in over 15 Gurgaon residential apartments, including Antariksh Heights Sector-84, DLF Park Place, M3M Woodshire Sector-107, and Raheja Vedanta Sector-108. While common issues like seepage, plaster damage, and broken balconies exist, they generally don't compromise structural integrity. These audits were initiated after the tragic incident at Chintels Paradiso, where two residents lost their lives.

Residents of New Town Heights, Sector 91, have also demanded structural and financial audits, citing construction material quality and design flaws as potential safety risks for approximately 600 families. They've highlighted issues like crumbling plaster, seepage in elevators, and inadequate amenities despite high maintenance fees. Residents further allege developer violations regarding the completion certificate. In response to the initial audit findings, the Gurgaon district administration is initiating a second phase, incorporating resident feedback through RWAs.

Noida's Proactive Approach

The Noida Authority Board has implemented a policy for structural audits of high-rise projects. Under the new policy, builders and residents’ associations share responsibility for rectifying defects identified during audits. Developers are required to submit audit reports from IITs, NITs, or equivalent institutions before receiving occupancy certificates (OCs). Post-OC, if 25% of allottees or residents report defects, an authority-level committee assesses and categorizes them. Noida Authority further strengthened its audit requirements by designating seven technical universities: IIT Kanpur, Delhi Technical University, MNIT Allahabad, BITS Pilani, Aligarh Muslim University, MNIT Jaipur, and Central Building Research Institute Roorkee. From April 1, 2023, developers seeking OCs need audit reports from one of these institutions.

Evaluating Home Safety

To assess a home's safety, review the builder's completion certificate from the building authority. State building bylaws, enforced during construction, cover aspects like floor area ratio (FAR), ground coverage, tensile strength, beam and column strength, height restrictions based on seismic zones, and material specifications based on soil requirements. Verify adherence to NBC guidelines, the template code for all construction agencies.

However, builders may sometimes provide false completion certifications. Therefore, independent structural safety audits and tests offer a robust measure of safety. Tests assess design load, soil settlement, and beam and column strength using samples from various structural elements.

Prioritizing Safety in Real Estate

Kushagr Ansal, Director of Ansal Housing, emphasizes, “Structural safety is necessary for any multistory building to avoid collapses during natural calamities, such as earthquakes and cyclones.” Various factors, including foundations, walls, roof/ceiling design, beams, and material quality, influence structural robustness. Ensuring structural safety builds investor trust. A Structural Stability Certificate from a licensed structural engineer, registered with local authorities, validates a building’s safety and habitability.

Prioritizing structural durability is paramount. Engaging an authorized inspector provides oversight during construction. They can identify often overlooked structural issues, including:

  • Deteriorating flooring in apartments
  • Unstable foundations
  • Rusting or decaying metal stairs
  • Corroded ground-level posts
  • Leaning or unstable walls
  • Stormwater-induced erosion of piers, stumps, and footings
  • Buildings compromised by termite or fire damage

The industry must prioritize minimizing accidents and fatalities by upholding safety regulations. Using quality materials and adhering to safety standards are key steps toward achieving this. Developers must also ensure a safe work environment for their workforce and follow the Building and Other Constructions Workers (BOCW) Act, 1996, which regulates and supports construction workers.