Management of construction waste

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Very often we see piles of the building debris left over from demolitions and remodeling of apartment buildings on street sides. The road users have no option but to steel themselves against the negative effects of this. Even when dumpsites have been designated, dumping on the roadsides continues and people dump the debris only a few streets away under the cover of darkness. Nowadays, there is not much vacant land around the Cities for depositing debris. It would be better, if there was a comprehensive approach to tackle this menace.

Sustainable or green building construction is in practice in some parts of the world. Here, debris and construction materials are reused and recycled as a part of a larger holistic practice. Resources are efficiently utilised by reducing, reusing and recycling most materials that are left after a construction or renovation activity. This debris is used for a variety of functions such as: in paved roads as aggregate base, aggregate sub-base and shoulders; in gravel roads as surfacing; as base for building foundations. The main market abroad at present is in aggregate base and sub-base in road projects.

The local Governments assist in promoting markets for recycled aggregate as they are big Purchasers of aggregate( plots or houses) and other road construction products. Buildings can also be ‘deconstructed’ instead of demolishing. This means the orderly dismantling of building components for the purpose of reuse or recycling. Portions of buildings are taken apart or their contents removed with the main aim being put to reuse. It is as simple as tearing out cabinetry, fixtures and windows or as complicated as manually pulling apart the building frame. Construction debris can be removed from the site if the local Authorities make sure that atleast 50 to 75 percent can be reused or recycled. Hazardous waste, contaminated earth or soil and materials lacking any utility or market value require segregation. The demolition and building process should be planned to maximize the reuse of materials and make it possible to recycle the materials that will not be reused on the site.

A US Consultant speaks about the management of solid debris in environmentally friendly Green Buildings. She says that it must be insisted upon that all the Civil Contractors and make a note of all the waste generated and maintain an account of what they do with it. Such waste is usually powdered and used for road leveling, paving etc on the site. Many Contractors have Vendors to handle the rest, but it is hard to monitor them. There are independent Quasi-Governmental Organisations in other Countries that handle waste and they have the advantage of having a local Official to control all this. In India, even with all the codes and standards there is no enforcement.

The City Corporation will charge a reasonable amount for transporting the debris to low-lying parks and other such dumping grounds. However, the fact remains that the Lorries used make only very few trips as they have to travel very far for the purpose of apartments. Many Builders seem to be lacking in awareness about the designated dumpsites. According to a Disposal Consultant, who has handled several such debris, if the areas for dumping are clearly spelt out nobody would like to dump debris wherever they feel like. Knowing the limitations of the City Corporation, Builders often deal with rubbish Lorry Owner, who pinpoints a low-lying area, takes money from all the parties and removes the debris for being dumped in these low lying areas. Such an activity is harmful to the Society and the people, since this debris may contain poisonous material which could harm the soil and quality of water.

As low-lying areas are very important ecologically, the Zonal Officers and ground level Officials should enforce the system of collection of debris, so that debris can be managed in a sustainable manner by converting it to building material (used as concrete) in the form of crushed and graded billets and road material (used bonding with cement).This debris can be utilised in low-end compacting functions, foundations, road areas and for heightening purposes. Builders must be made to recycle solid waste.

It is very simple to deal with debris and those who manage solid waste have simply to ponder these points; what are the available opportunities for reducing and recycling demolition waste and debris? How can the job be handled efficiently to manage and collect waste for reuse or recycling? Only a lot of thinking and planning with the cooperation of the Politicians and the Bureaucrats can put into practice the debris management in a scientific way. Our environment needs to be rescued from enough of such problems that already plague it.

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Plan Well For a Perfect Home

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To own a shelter is everyone’s ambition. Some may own a home when they are very young, many when they are young and a few when they are not so young. There are numerous people, who do not have their own shelter. They pass their lives in rented premises. Through proper planning, anyone can achieve the ambition of owing a comfortable house.

The concept of construction is a little complicated one. It is, therefore, necessary to understand the basics of house construction before embarking on your dream project.

Locating the Land:

When one decides that they need a house, they, then need to find a good plot of land. They should always remember two important points, while selecting the Location; it should be good and best location. Before deciding on the plot, one has to make a survey of various plots and then select a suitable plot of their choice. If they do not like the position or shape of a land, let them not buy it. If they exert a little more, then they will definitely find a suitable piece of land at a convenient location.

Engage Professionals:

It is always advisable to engage Professionals, to get quality work and its timely completion. Architects, Civil Engineers, Structural Engineers, Real Estate Agents, Banks, Plumbers, Electricians and Building Contractors, contribute a lot in shaping one’s dream house. They have to select the right people to carry out the work. Engaging Professionals, will be a little bit expensive, but it will ensure that they do not have to face problems in the long run. If they do not wish to spend money on the Professionals, they may save a portion of the project cost but in the long run, they might face problems.

Purchase of Land:

Once, they have selected a piece of land and decided to purchase it, their Advocate will take care of all the legal aspects of the land as to its title and genuineness and prepare a document called Agreement to Sell to be entered between the Purchaser and the Seller. Agreement to Sell is a very important document particularly for buying a property. The period between the Agreement to Sell and the Sale Deed is a crucial period for the Purchaser. An eminent Advocate, who has long experience in property matters, must deal with such important matters. Most importantly, they should not follow a ready made model Agreement or Sale Deed, or engage a Real Estate Agent or a job typist, as some people do. They may save some money, but in the long run particularly when they plan to sell the property; chances of facing acute problems cannot be ruled out.

Vaastu Shastra:

The concept of building a house on Vaastu principles has become very popular. Vaastu Shastra is the science of construction. In the present times, it has assumed a distorted meaning. People attribute Vaastu to good luck and bad luck.

Whether one believes in Vaastu or not, it is advisable to construct the house based on the Vaastu principles, since an adverse remark on the location of the rooms might psychologically affect the Owner, if something untoward happens in the future. The main door, pooja room, kitchen, bathroom, toilet, storage space, bed rooms, overhead and underground water tanks and septic tanks must be according to Vaastu Shastra, particularly so when you put up the house for sale at a future date.

House Plan:

Making a plan is very important. It is the first step, in the entire process before the construction work starts. Once, when they settle on a budget and spell out exactly what they want, the Professionals can take over. The Architects, will assist them in designing their homes, right from the hall, kitchen and bathrooms of the house. The rooms are so designed that they are proportionate to the area available for construction. From the design, one can see how each room will look. They may change the plan as many times as they like before making the final drawing. Once the final drawing is prepared, it should not be changed. The Architect makes the plan with the future in mind.

They may do the construction work in stages depending on their budget. If they have money to construct only the ground floor they may do so. They may or may not construct additional floors, but it is a must to have a total plan for two or three floors as per the Floor Area Ratio (FAR).

Constructing a house without a plan will cause many problems in various stages of construction. Do not take the advice of illiterate ‘maistries’ who do not know the problems that might arise in the future.

Elevation:

While planning the house, one will have to make certain provisions for exterior elevation and interior decoration and furnishing work. These add value to their house forever.

Sanction Plan:

Before taking up the construction work, the final drawing must be submitted well in advance to the Competent Authority for the approval. The building construction work must be based on the plan sanctioned by the Authority. A minor deviation from the sanctioned plan may be done if required. A copy of the sanctioned plan must be handy at the job site for inspection by the Competent Authority while the job is under execution.

Housing Finance:

Before starting the construction work, one has to mobilise adequate funds for smooth and uninterrupted execution. One has to decide on the budget and raise it from his/her own sources or from a Housing Finance Institution. Whatever be the estimate, they have to provide for an extra ten percent to take care of cost of escalation of building materials and unexpected additional work. If they intend to avail home loan, then they will have to approach a Finance Company well in advance with the sanctioned plan etc., and get the loan sanctioned.

Foundation:

The Structural Engineer does the foundation drawing. Though foundation work is a little expensive, one must not compromise with it. A building rests safely on a strong foundation. It is the base on which you construct additional floors at a future date.

Area:

From the Floor Area Ratio, the plot coverage area must be worked out. Plinth Area is the total area of construction. This includes all the floors as well as the wall thickness. Carpet area is the area inside the constructed building between the walls and the area actually used. Super built area is generally applicable to apartments. This includes the wall thickness, projected area and the common area.

Solar Heater:

Whether one is providing a solar heater or not, there must be a provision for it and they must atleast give pipeline connections to the bathrooms, kitchen and other places from the heater location so that you need not have to spend extra money when you install a solar water heater.

Bath Room:

For bathroom the bolting arrangement must be such that when it is bolted from the inside, the door can be opened from the outside by applying a little force in case of an emergency. The bathroom must be laid with anti-skid tiles. The fixtures in the bathrooms must be such that they do not interfere with free movement. Also there shall be no projections from the walls.

Woodwork:

Though teak wood is preferred, by using other woods and wood substitutes they can save up to 50% on the wood cost. If adequate funds are not available for making built-in cupboards, they may make the provisions for putting up at a future date.

Periodic Inspection:

Civil, structural, plumbing, sanitary electrical, carpentry and tiles lying are inter-related works which call for proper co-ordination, with periodic inspection and repair. When the construction work is in progress a representative of yours must be on the job site. The Architect, Civil Engineer and the Structural Engineer must do periodic inspection. This is a must.

Electrical Wiring and Plumbing:

The Architect prepares the drawing for electrical, plumbing, sanitary and pipe laying works and it must be carried out as per the drawing. In case of any deviation, it must be incorporated in the drawing. The drawing must be kept safely so that if any leakage or short circuit occurs after some years, the drawing will come in handy to locate the faulty areas.

Painting:

This is the last stage. Painting work is done in five phases. After primer coating is given it is allowed to dry. Thereafter, the full putty and then the first coating of painting are given.

This work must never be rushed. After the first coat one may perform pooja. Thereafter, touch up putty work is done and then the final coating. Adequate time must be given for the final coating, which makes the interior visually appealing.

Material:

Do not compromise on the material quality in apartments. Always use BIS (Bureau of Indian Standards) certified materials. Electrical wiring materials must be of a well-known and reliable brand. Without proper co-ordination, timely execution of work is not possible. For each work phase, a timetable must be drawn up and strictly adhered to. When one phase is over, Workers for the next stage of work must step in. There shall be no financial constraints at any stage. If all these are attended to promptly, one can have their dream house without hassles, and peacefully.

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NEW CONCEPTS IN BUILDING TECHNOLOGY PAVE THE WAY

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In the high-tech age of the twenty-first century, builders and building technology developers in India no longer talk about the cost of building large structures (Apartments or flats). They are more concerned about their life-cycle cost and environmental sustainability. They emphasize the aesthetic aspect as can be seen from some of the structures which dot the skyline of our metropolitan cities. The growth in knowledge oriented sectors has led to the increase in the economy so that developers are investing (Apartments for rent in Bangalore) huge sums in the infrastructure.

The cost to the environment of materials used is of utmost importance. Pre-engineered buildings are an example in which the construction cost includes environmental plots cleanup cost. We are familiar with the mess created by energy production facilities. One way to overcome this is through the use of more fly ash for roads and buildings and houses. This can be mixed in ready mixed concrete to reduce waste on site mixing. This also leads to quick settling concrete so that scaffoldings can be quickly stripped for the next operation.

According to the seismic rezoning of the country, a city such as Chennai would be in Zone 3 seismic region. This leads to congestion of reinforcement in the joints, and in order to overcome this, self-compacted concrete with special admixtures are being used. Rebarring technologies are improving so that walls are now stronger. New curing compounds are being utilized to reduce water use.

It is a commonly heard complaint about the big noise pollution at construction sites. To negate this, pre-case in piles are being used by builders for pile driving work.

Corrosion too is a great hazard. All new technologies do not make for seismic safety. The use of high-strength rebars for example may be harmful from the point of view of seismic safety.

Newer technologies for houses are emerging in the use of high tensile steel and post-tensioning technologies are gaining importance. The post-tensioning technology is applied to get over the problem of the sagging of load bearing beams and structures on account of excess weight. VSL India is using it for large slab structures, bridges, stadia and dams. With this the steel reinforcement is lighter and the foundation load is less. This technology which popularizes the most tensioned slab saves both cost and time for the client.

Although high-tensile steel should definitely be used in modern construction of tall buildings and bridges, it is not as ductile as mild steel. Therefore it should be appropriately designed. The key is to use high strength steel which has good ductility. This is possible today with rapid advancement in the manufacture of rebars. Steel which has an adequate uniform elongation for protection against seismic and other dynamic loads is ideal.

These new concepts in building technology are incorporated into the system for economy and affordability as well as seismic safety. They are setting the trend for future construction.

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How to Renovate Your House

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It is relatively a lot easier to design a new building apartments in an empty plot rather than renovating an existing building to suit newer and modern requirements. For various reasons including budget, one may want to redo the existing building with additions and alterations instead of demolishing the existing building houses completely. Many will think renovating the building will be cheaper. But usually, it is only after commencement of work that one will realise the intricacies and expenses involved.

Before starting the work, one has to do a careful planning and be doubly sure about what exactly one wants from the building. Otherwise, one will end up spending more than what they have planned for or may end up getting a poor building in many ways.

Renovation can be broadly classified as:

• Touch up works which involve some minor repairs and finishes. This may be redoing a minor work on wiring, plumbing, sanitary or arresting leakages in the water tank or filling the wall cracks and having it repainted. Leveling of the pavements, repairing the doors and windows or combination of all the above (plots).
• Minor renovation may involve redoing the flooring, altering the entire bathroom by replacing the entire wall and floor tiles, plumbing and sanitary lines, shifting and adding electrical points, minor additional civil works, removing and redoing the weathering course and roof tiles.
• Major renovation may involve redoing the floor plans, complete electrical works, sanitary, plumbing, flooring, doors, windows, grills, gates, painting, interior and exterior finish and elevation modifications. Only exemption could be basic structural system.

Clear Plan, imperative : 

Today let us talk about some finer points with regard to additions and alterations:

• Step by step process and study are needed in understanding the nature and the requirement of additions and alterations of the building. One has to clearly plan on the need and make the best use of the available building.
• One has to completely study the structural system of the existing building so as to modify the floor plans without much of structural complications.
• If any part of the building is damaged extensively, one should not hesitate to demolish that part and redo it.
• If any part of the building flats is not going to be really in use and also going to hinder in fitting in the newer requirements, do not hesitate to demolish it. After all, redoing work is for convenience and comfort only. No point in retaining the portion of the building just for the sake of it.
• When you alter the building, see to it that it meets the local Government body rules and requirements.
• Apply for the fresh plan and get the sanction before starting the construction.

Seek professional help :

Do not think it is only additions and alterations and one can manage without discussing with Architects and Interior house Consultants. It is much more necessary to discuss with them to get an effective result.

Any structural alterations have to be done with extra care and supervision.

If more floors are to be added, check the existing foundations by an Expert. Even if it is a minor or major alteration, do not extend the existing wiring lines. Instead, remove the old wiring and go for the newer ones and the same thing holds good for plumbing and sanitary lines too.

Necessary precautions have to be taken to rework the dampness on the roof and the wall completely.

One can go for a totally fresh concept and look. It is not necessary to carry on the previous image of the building. But at the same time, it is worth retaining the image of the building, if it is reflecting the local culture and architecture even in a very small way.

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QUALITY ASSURANCE IS MANDATORY FOR APARTMENTS

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Quality assurance in construction activity relates to proper design, use of adequate quality materials and components supplied by various vendors, proper execution of work by the contractor during construction and finally proper care during the use of structure including timely and periodic maintenance and repair by the user of owner. Hence, for quality structure every one starting from the planner, architect, designer, contractor, supplier of materials and the owner become responsible. Only then the final structure will have satisfactory strength, serviceability and long durability ensuring advantageous lower life cycle cost. Most apartment buildings are made of R.C.C. framers. The properties of the completed structures should be consistent with the user requirement and assumptions mad e during the planning and design. This could be achieved only by proper quality assurance measurers. 

Quality assurance involves both technical and organizational aspects. The apartment project should have an explicit quality assurance Plan(plots). This plan should identify key elements necessary to provide fitness of structure and the methods by which it is provided and quantitatively measured. This will give all the stakeholders, the confidence that the realized project will work as per norms in service, thus fulfilling the user needs. This will involve quality checks (audit) of both inputs and outputs. Inputs are in the form of materials machinery and manpower. Workmanship in all stages of batching mixing transportation, placing compaction and curing should be explicitly checked and recorded. The quality of the final product will be satisfactory only if approved plants and machinery and equipments for the process are used. All these should form part of the quality assurance plan. To ensure that the inputs comply with design an inspection procedure should be set up covering materials, records, workmanship and construction. Tests should be made on reinforcements and constituent material of concrete in accordance with Bureau of Indian Standards. There should be clear instructions on inspection standards. The elements should be checked against the design detail with due allowance for dimensional tolerance. The output is in the form of concrete and elements of the structure in place. To ensure proper performance each step in construction should be inspected before the next step is taken. This should be followed as the work progress. Care should be taken to see that elements critical to workmanship, structural performance, durability and appearance are identified for special inspection. The system to verify the quality should include the individual parts of the structure especially the identified critical ones. Immediately after striping the form work, all concrete shall be carefully inspected and any blemishes or defects rectified before proceeding with further work. 

SUPERVISION

Supervision at each step is a part of the plan. It is not possible to alter concrete dimension once placed. Hence constant and strict supervision is a must during the progress of work. This should include all aspects of concreting such as proportioning, mixing, placing and curing. Supervision is of extreme importance to check the reinforcements and its relative disposition before being covered by concrete. Each and every contributor to the project should make and implement a quality assurance plan with respect to the project. Supplier, contractor and subcontractor’s participation should be covered by the overall plan. The individual agency’s quality assurance plan should fit as a part of overall plan. The plan should define the tasks and responsibilities of all agencies involved. It should state adequate checking procedures and the organizational set-up for documentation. The owner (plots and Flats) should have a periodic maintenance plan to ensure long and trouble-free service from the quality structure. Maintenance is also required to keep the structure in a fit condition to resist unexpected overloading due to disasters such as earthquakes and cyclones. Such maintenance scheme will also reduce the life cycle cost of the structure. 

The documents should necessarily include the following: 

1)Approved site layout plan, 

2)Architectural plan, 

3)Soil report and bore log data. 

4)Structural design details with structural plan, 

5)Test report and manufacturers certificate for materials concrete mix design details. 

6)Pore cards for site organization and clearance for concrete placement. 

7)Records for site inspection of workmanship. 

8)Periodic filed test results, 

9)Non-conformance reports and correction action taken, 

10)Quality control charts. 

11)Completion report with a suggested maintenance scheme. 

12)Quality control charges are necessary if concrete is in continuous production over a long period of time.

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UDS- Undivided Share of Land

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What is UDS or undivided share of land in an apartment complex?

This is the right of a flat owner over a part of the land on which an apartment complex is constructed which is not ear marked on the location. The share of land has no specific boundaries in the total extent of land. The owner of a flat can only enjoy the right over the UDS along with other co- purchasers of flats in an apartment complex.

How to calculate the undivided share of land (UDS) ?

The UDS is calculated as – Individual apartment ‘s super built up area divided by the sum of all apartments’ super- built up area multiplied by Total land area. In other words the sum of all UDS will be equal to the total land area of the apartment complex.

For example – assuming a four flats in one apartment of equal sizes, of say 1000 sq.ft built up on an extent of land of (2400 sq ft (i.e., in a 60’ x 40’ site ). Here, two elements are involved namely the cost of construction of apartment (i.e, material, labour etc., and the other part is the UDS or the undivided share of land to each apartment owner. While buying the flats the buyers must ensure that the UDS is allotted and mentioned in the Registered Sale Deed to avoid future complications.

In this case it calculated like this:-

UDS = 1000/4000x2400= 800 sq.foot which means each apartment buyer has got right over the this UDS in the total extent of land.

What is the importance of UDS?

Buying an apartment involves buying of UDS along with the super built up area of an apartment. As the time elapses the value of the built up area in apartment decreases whereas the value of the UDS will increase. Suppose, after 30-40 years the building becomes too old or becomes unusable due to natural calamities, the entire complex has to be demolished for redevelopment. In that circumstance the owner of a flat will get a flat in the redeveloped project proportionate to the undivided share of land he actually owns. Also, the more the share of UDS the flat buyer will get more profit, as the land purchased today may appreciate in value by more than 50 to 60 times over a long period of time.

Whether a flat buyer can mortgage his (UDS) undivided share of land alone in an apartment complex?

No. The UDS alone cannot be mortgaged alone. As it is interlinked to the super built up area of flat in an apartment complex. However, a flat owner can mortgage his flat along with the UDS.

What is the difference between UDS and co-ownership?

Both are similar. All the apartment owners in a complex are entitled to UDS in the land area where the apartment complex is constructed. All the owners are considered as co-owners and have equal rights.

Where the builder has violated the Building plan, can a flat purchaser claim proportionate undivided share on FAR (Floor Area Ratio) ?

If the builder has violated the building plan and constructed extra flats, floors the purchaser of the flat will get lesser UDS share than proportionate his flat’s super built up area. Hence, the buyer of flat must be careful and check what is his undivided share of land and whether it matches with the FAR.

Whether a person can only buy undivided share of land of a flat in the apartment complex?

No. A person cannot buy only UDS in a flat. However, he can buy the same along with proportionate construction i.e, flat in the building . 

Why it is important to be very careful while buying flats?

Unlike,  buying independent houses the buying of flats is quite a different transaction. In buying flats the buyer will be a co-owner along with other owners in a complex. He, does not enjoy absolute right overthe property like independent houses.

Further, to utilize maximum land space some of the builders violate building plans and construct illegal floors. At times the builders may allot a less land share (UDS) or they may not mention the land share in the sale agreement/ deed or even worse the builders themselves claim the land share. Hence, it is important to enquire what is the UDS in flat before buying and also get the land share mentioned in the sale agreement / deed. 

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