The Technical Advisory Committee (TAC) of the Brihanmumbai Municipal Corporation has bailed out several city residents in the last few months, who were living in a fear of losing their dilapidated buildings to builders for redevelopment had the committee not given repair orders of their buildings, in their favour.
The Technical Advisory Committee (TAC) of the Brihanmumbai Municipal Corporation has bailed out several city residents in the last few months, who were living in a fear of losing their dilapidated buildings to builders for redevelopment had the committee not given repair orders of their buildings, in their favour.
For instance, residents of Nirmala Nivas in Kandivli west were relieved after the TAC committee issued an order on December 19, that mentioned that their building could be repaired and need to necessarily be pulled down.
Sachin Gala, a resident of the society said, "When we residents got a structural audit done, the report said that our building could be done away with repairs, but when the owner of the building (also the builder) got the audit done, the report stated that the building is in a poor condition and can collapse anytime," Gala said.
He added, "We were worried that we might lose our home, when the case went to the TAC committee and in a December 19 order, the committee gave an order in our favour."
"However, the order copy was supposed to reach us within 10 days, but we haven't yet received it," he said.
The committee, in the last 120 meetings have heard 483 dispute cases, 443 of BMC-owned buildings, the majority of which belongs to the estate department and 41 private buildings, in which it had to come up with a decision on whether those buildings are dilapidated enough to be pulled down.
According to civic officials, in 50 per cent of the cases, the committee advised that the buildings could be done away with repairs and need not be pulled down, contradicting their structural audit reports.
At present, residents of buildings, which usually are more than
30 years old, have to go for a compulsory structural audit through any of the 1,643 licensed, private consultants appointed by the civic
body. A list of certain tests prescribed by the civic body has to be followed while carrying out the audit. If the residents are not
satisfied with the result, they can approach another panel of agencies
comprising experts from IIT-Bombay, Veermata Jeejabai Technological Institute (VJTI) and eight other private consultants for a second opinion.
The TAC then compares the reports of both the panels and comes to a final decision.
"In 50 per cent of cases, we found the panels have submitted
contradictory reports. A building which was declared dilapidated by a consultant can be done away with minor repairs too," said Laxman Vhatkar, director, engineering projects and services.
"We have warned a few consultants of disciplinary action, as there were instances where they have given a report based on just visual inspection," he added.
A structural audit process usually takes two months to complete. The cost ranges between Rs 2 lakh and Rs 5 to 6 lakh, depending on the size of the building.
Cases have been reported where private building owners opt for private consultants and not government agencies for the structural audit of their buildings to hide the condition of their buildings.
As per the BMC records, currently the number of dilapidated structures in the city is estimated at 1,236.
tests to be performed on shaky buildings
1. Ultrasonic pulse velocity test
2. Rebound hammer test
3. Half cell potential test
4. Carbonation depth test
5. Core test
6. Chemical analysis
7. Cement aggregate ratio
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