What Is STRUCTURAL AUDIT OF SOCIETY BUILDINGS ? Complete Details Here.

Samaj Vikas Samvad

Mumbai,

What Is STRUCTURAL AUDIT OF SOCIETY BUILDINGS ? STRUCTURAL AUDIT – What Are The MANDATORY Points? STRUCTURAL AUDIT – NOTICE Contents, What Are The PENALTY FOR FAILURE TO DO STRUCTURAL AUDIT ON TIME? What IS PERIODICAL  STRUCTURAL  AUDIT ? What Are ILLEGAL ALTERATIONS? – How Does BUILDING COLLAPSES ? Which Key Aspects SHOULD BE CONDUCTED DURING STRUCTURAL AUDIT? What Are The LEGAL LIABILITY OF STRUCTURAL AUDITOR? What Are The STRUCTURAL AUDIT TECHNIQUES ? How To Check Building FIRE FIGHTING SYSTEMS /EQUIPMENTS ?What Happens In Case Of FAILURE TO CONDUCT REPAIRS On Time? What Happens In Case Of NON-AVAILABILITY OF BUILDING PLANS & OC ?

STRUCTURAL AUDIT – Samaj Vikas Samvad

Complete Details Of STRUCTURAL AUDIT. 

Often The BMC or respective Municipalities issue following types of Notice to Society to conduct Structural Audit, and the Governing members of the societies become confused about the letter with following thoughts!

• What To Do With The Notice?
• Where To Find An Authorized Structural Auditor?
• What Are The Rules and Regulations To Follow?

The Structural Audit Notice to the societies by the Respective Municipality shall probably Include the following points:-

(1)  Application to BMC ward officer to issue Notice to Society to conduct Structural Audit of Building, 

(2) Sample Notices, 

(3) Filing Procedures

•  Most buildings in Mumbai City & Suburbs are over 40+ years old.

Some of these buildings are “ILLEGAL & UNAUTHORISED“,

more so since neither the local civic body (BMC) has the buildings Sanctioned Plans and

neither the building residents (Society) have the Approved Plans of their buildings and

neither the BMC has issued “Occupancy Certificate” (OC) to scores of such buildings.

What Is STRUCTURAL AUDIT ? Complete Details Here. 

•  Over the period of time, there have been consistent events of falling of such buildings,

due to failure or negligence in Maintenance and/or Repairs of these buildings,

more so due to lack of Money and/or gross apathy by the residents, towards their own buildings.

EVEN basic Plastering & Coloring of building walls and replacing leaking & corroded sewage pipelines,

are apathetically ignored, which reduces the overall life of such buildings.

The National Crime Records Bureau, in a data-report states that in the last 10 years,

up to year 2012, there has been 448 building collapses,

in Maharashtra, killing over 425 people and injuring scores of other people.

•  FURTHER over a period of time, some residents “inbuilt urge” to encroach on common spaces /balconies /niche areas /flower-bed areas etc….,

lead to unauthorized alterations, which includes shifting of WC, Bathrooms & Kitchens or Amalgamating of Flats.

All such unauthorized alterations /changes, in turn culminates into hairline fractures in the Columns, Beams, Pillars, Walls and Floors,

leading to leakage of Water and Air, into the RCC structure, thus reducing the overall life of these buildings.

STRUCTURAL AUDIT – Samaj Vikas Samvad

What Is STRUCTURAL AUDIT ? Complete Details Here. 

•  Many residents have a chronic and orthodox habit of using hammering action using a wooden block,

while washing clothes in the bathroom, which ultimately opens up the protective water-proofing layer and the gaps between the bathroom floor tiles,

leading to leakage directly in the lower floor structure, thereby causing monetary losses,

health problems and thus discontent to the residents on the lower floor.

STRUCTURAL AUDIT – What Are The MANDATORY Points?

STRUCTURAL AUDIT – Samaj Vikas Samvad

•  Taking into consideration all such above & other nuisance factors, the local civic body (BMC),

has amended the MMC Act, by inserting section 353-B,

which lawfully makes it mandatory for the building owners (Society) to conduct

“Structural Audit”, for ALL those buildings which are over 30 year of age AND,

thereafter repeatedly after every TEN years, irrespective of the existing condition of the Building.

The AGE of the building is determined by default or by the date of the

“Completion Certificate” issued by BMC, at the then time when the building was completed.

The AGE of the building can also be further determined by dept.

records of Property Tax (Assessment Bills), Water Bills, NA Taxes and the “then” on record Architect’s certificate.

STRUCTURAL AUDIT – NOTICE Contents:

STRUCTURAL AUDIT – Samaj Vikas Samvad

• A single building resident (and even a non-member or a public member) may make a basic complaint application u/s 353-B,

to the “Designated Officer (DO)” of the local ward office of BMC,

giving as much details as possible, and “direct” the BMC “Designated Officer”,

to issue notice u/s 353-B to the building Owner /Society,

for conducting the “Structural Audit”, of the building.

DESPITE receipt of such written Complaint, IF the “Designated Officer”,

fails to serve such Notice to the building Owner /Society,

THEN the said “Designated Officer”, can be successfully prosecuted in a Court of Law,

without any reference to any permission from his dept., Senior or other Authority.

Note: ANY Non-Member /Public person, who has apprehensions of the Buildings safety can requisition /make complaint

to the BMC “Designated Officer” to issue Notice to Building /Society for Structural Audit.

There is no restrictions to this and neither any documents are required for this.

What Is STRUCTURAL AUDIT OF SOCIETY BUILDINGS ?

STRUCTURAL AUDIT – Samaj Vikas Samvad

•  On receipt of the said BMC notice u/s 353-B, the building Owner /Society,

must mandatorily conduct the “Structural Audit”, of the building,

within 30 days AND mandatorily submit such “Structural Audit Report”,

to the BMC office, consequent to which IT shall be the mandatory duty of

Municipal Engineer to scrutinize the Structural Audit Report and ultimately enforce

compliance of all repairs and restorations highlighted in the Structural Audit Report.

Further it shall be mandatory for the Municipal Authorities, to initiate other legal proceedings,

against the building Owners/Society, in the absence of Approved /Sanctioned Plans,

Occupancy Certificate and other documents.

This ultimately serves to safeguard the residents of the said building and

other public members around the building, while upholding the Law.

This fact is also evident from the various prosecutions launched against some

Society residents residing in unauthorized flats in the Campa Cola compound.

The Hon. Supreme Court, has ultimately upheld the Law.

What Are The PENALTY FOR FAILURE TO DO STRUCTURAL AUDIT ON TIME?

What Are The PENALTY FOR FAILURE TO DO STRUCTURAL AUDIT ON TIME?

• ONLY A BMC empaneled Structural Engineer can conduct the Structural Audit.

Failure to conduct the said Structural Audit, would result into prosecution by BMC,

along with fine AND ALSO would lead to revoking of the buildings

“Occupancy Certificate”, thus leading to double the water charges u/s 92 of the MMC Act,

and increase in Property Tax.

•  IF the mandatory “structural audit” is not carried out despite receiving BMC Notice u/s 353(b),

THEN the BMC is lawfully empowered to levy a paltry fine of Rs. 25,000/-. (PERIOD).

This fine could be recovered thru the bills of Property Tax,

which is levied on the Society, by the BMC.

What IS PERIODICAL  STRUCTURAL  AUDIT ?   

• Periodically repeated (every TEN yearly)  “Structural Audit”,

of the building and compliance thereon, also positively restricts the BMC (or others /owners),

from (clandestinely & nefariously) declaring the building as

“dilapidated” and ultimately from receiving notices of eviction from the building.

Such notices would also mean revocation of buildings “Occupancy Certificate”

and increase in Water Charges.

What Is STRUCTURAL AUDIT – Detailed Cross Checking ?

STRUCTURAL AUDIT – Samaj Vikas Samvad

• “Structural Audit”, of the building means EVERYTHING connected to the conduct of a Building,

which includes strength of the buildings Columns, Beams, Pillars, Iron Bars & Plaster,

Sewage discharge systems, Water pipeline systems, FIRE fighting systems,

Electrical cabin and wiring system, Lifts, Podiums .

What Is STRUCTURAL AUDIT OF SOCIETY BUILDINGS?

•  Structural Audit parameters will be very different for Residential buildings, Commercial buildings and Industrial buildings.

• Some “quack” type Structural Auditors, perform a superficial check and

issue a manipulated Structural Audit Report, to the Society,

with the connivance of the apathetic Society office bearers.

STRUCTURAL AUDIT – RESTORE TO NORMALCY:

STRUCTURAL AUDIT – Samaj Vikas Samvad

• A Structurally unfit building shall be prone to sudden collapse without any warning,

at the first instance of an earthquake, which in turn means risking the Life and

Property of the building’s residents and other Public persons, in the vicinity.

• At present times, there are several advanced technological techniques available,

along with highly experienced technical professionals,

where old buildings can be easily refurbished /restored, to complete normalcy,

thus peacefully extending the life of old buildings by further 20-40 years.

• This helps in gross monetary savings, while still retaining the emotions and

sentiments attached to the building and its co-residents.

What Are ILLEGAL ALTERATIONS? – How Does BUILDING COLLAPSES ?

• Around July-2007, a 25 year old building named as “Laxmi Chhaya” (at Borivali West),

just simply collapsed in the early morning hours,

just because some greedy shop-owner/s had reduced the girth of the building Column & Pillars.

This resulted in gross loss of Life and Property of the buildings residents and

other Public persons, in the vicinity.  Today with the passage of time,

due to courtesy of sadistic Human Apathy, everything is back to normal and

the losses of human lives are apathetically and conveniently forgotten by all concerned.

No lessons learned.

Which Key Aspects SHOULD BE CONDUCTED DURING STRUCTURAL AUDIT?

• A “prudent” Structural Engineer would reflect the following in his Structural Audit Report,

highlighting the relevant violations under the Municipal Laws,

while keeping upfront the Approved Plans of the Building:

• Any changes and contraventions of the Approved Plans /Availability of Sanctioned Plans. 

Whether Building has been built in conformity to the Sanctioned Building Plans.

• Availability of approved & sanctioned building Plans, IOD, CC, OC.

•  Changes made to the buildings Columns, Beams, Pillars.

•  Changes made in place of WC, Bathroom, Kitchen, installation of loft water-tanks.

• Extension  .OR.  Covering of Balcony, Private Pocket Terrace.

• Removal of Internal walls between two rooms.

•  Internally Amalgamating (joining) of two flats, by removing partition walls /doors.

• Installing over-protruding Grills, Sheds, Chajjas.

• Conversions of basements  .OR.  Stilt /podium parking for any other usage (e.g.  Offices, Shops …. ).

STRUCTURAL AUDIT – Samaj Vikas Samvad

What Is STRUCTURAL AUDIT ? Complete Details Here. 

• Existence of unauthorized Lofts & Mezzanine Floors in the building.

• Any other encroachment of Common areas, Refuge areas and Society premises.

• Installation of illegal Mobile Towers and Hoardings, and adverse effect of same on the building.

• Whether the building has appropriate Drainage /Sewage lines connected to the Mains.

• Existence of Open-Well, Bore-Well and other clandestinely built sub-ground level storage water tanks.

STRUCTURAL AUDIT – Samaj Vikas Samvad

What Is STRUCTURAL AUDIT OF SOCIETY BUILDINGS?

• Common Electrical Wiring system.

• Changes in Internal /External Drainage /Sewage lines.

• Ground and Overhead Water Tanks, Water Meters and supply pipelines, Fire Fighting systems.

• Water logging around periphery of the Building and reverse incline level of ground.

• Detailed report on the repairs and restorations, that is required in the Building, in terms of the Approved Plans of the building.

Note:   Structural Engineer /Auditor have to clearly outline each Alterations with

graphic images and photographs and the repairs /rectifications /restorations that

needs to be done in the Building.

What Are The LEGAL LIABILITY OF STRUCTURAL AUDITOR?

• As per Circular issued U/no. DIR/ES&P/328/TAC dated 10-08-2017 by Director (E.S.&P.) &

Chairman of T.A.C. (Technical Advisory Committee), the Structural Audit Report must,

mandatorily /compulsorily, which contain:—

•  Details of all necessary Non-Destructive (N.D.) Tests.

• Proforma-B along with color photographs of Building & Distress Mapping Plans, with all points properly filled up.

• Findings of N.D.Tests & remarks of Licensed Structural Consultant, on the test results as per I.S.Code.

• Each & Every page, shall be duly signed by Licensed Structural Consultant.

NOTE:  IF the Licensed Structural Consultant, does not comply with the above compulsory Circular,

THEN the Structural Audit Report shall be declared Null & Void (along with relevant prosecutions) and

further the BMC shall conduct the Structural Audit, at the cost/s of the

Building Owner /Society, without any further legal references, whatsoever .

What Are The STRUCTURAL AUDIT TECHNIQUES ?

• The Structural Engineer, mandatorily must conduct himself as a ABSOLUTELY NEUTRAL authority,

more so since any manipulations or fabricated or untrue Structural Audit Report,

would mean, positive criminal prosecution against the Structural Engineer.

An experienced & competent Structural Engineer would conduct several tests to determine the extent of corrosion,

distress and loss of strength in concrete & steel.

What Is STRUCTURAL AUDIT ? Complete Details Here. 

Some of the routine tests means:—

• Concrete Core Cutting & Compression testing for columns, beams and slabs for Strength Assessment of concrete.

• Half Cell Potential test for determining the probability of corrosion in the embedded steel.

• Carbonation test for carbonation depth measurement for Steel.

• Ultrasonic Pulse Velocity Test (UPV) for Strength Assessment of concrete.

• Integrity tests for pile foundations.

and various other testing techniques.

Note: The above Tests are highly technical tests AND must be conducted “ONLY” by

an trained /experienced Structural Engineer and NOT by some immature junior assistants /trainees.

What Is STRUCTURAL AUDIT ? Complete Details Here. 

• It is compulsory, on part of the Structural Auditor to record in his Structural Audit Report

about the condition of the building/s and provide classifications, as may be applicable,

as follows:—

• Category:  C1 = To be evacuated/ demolished immediately, for reasons that building is totally dilapidated and is not safe to live in it and which is totally beyond repairs.

•  Category:  C2(A) = To be evacuated or partially demolished, requiring major structural repairs since structure of building is unsafe to live and should be repaired by vacating the building.

• Category:  C2(B) = Building need not be evacuated BUT Structural Repairs required and Repairs can be carried out while staying in the building.

• Category:  C3 = Building need not be evacuated BUT “MINOR” Structural Repairs required and MINOR Repairs can be carried out while staying in the building.

NOTE: That Building Insurance would not cover buildings classified as “Category: C1” and

neither any monetary claims shall be possible for loss of any type of Property.

How To Check Building FIRE FIGHTING SYSTEMS /EQUIPMENTS ?

• The Structural Auditor has to inspect the Fire Fighting Systems (as applicable)

with the relevant approved vendor and prepare recommendatory reports, highlighting

the repairs and restorations required, for due compliance of the building Owner /Society.

Note: Fire System AMC vendor, should not do the Audit of Fire Fighting Systems and neither AMC Vendor’s Report, is legally valid.

Failure to install the mandatory Fire Fighting Systems,

and to keep maintaining them in working condition is mandatory,

failing which the Fire Department is within its jurisdiction to disconnect Electricity and

Water connections, besides revoking the FIRE NOC for Occupancy Certificate granted to the building.

This would be “legal default”, meaning higher water charges and higher property taxes.

• Presently Earthquake resistance buildings are built & designed as per Indian Standard Codes, means “Earthquake Code IS 1893-2002” .

• Under the parameters of  “Indian Standard Codes”,  the island city of Mumbai is located in Earthquake (Seismic ) Zone III.

• In case of very old buildings, which has no Earthquake resistance technique,

If its structure are fit enough than the appropriate retro fixation is possible to make it earthquake proof.

This preemptive /precautionary measure will help in avoiding sudden collapse of buildings,

during Earthquake/s, and giving enough time to clear the building,

thus helping in saving Life & Property.

What Happens In Case Of FAILURE TO CONDUCT REPAIRS On Time?

How the STRUCTURAL AUDIT OF SOCIETY BUILDINGS Done?

• IF the building Owners /Society, consistently fails to carry out all the repairs and

restorations highlighted in the Structural Audit Report,

THEN the BMC has got the power to conduct the repairs and restorations, on its own and

recover the cost of such “repairs and restorations” from the building Owner /Society.

Failure to carry out relevant repairs by the Society, would also lead to revoking of

“Occupancy Certificate”, of the building, thus leading to double the water charges u/s 92 of the BMC Act. 

The BMC also has the power to file prosecution u/s 488 of the MMC Act and levy Penalty,

for failure to comply with the repairs, mandated in the Structural Audit Report.

Criminal proceedings under Indian Penal Code, can also be filed on the Mngng. Committee members,

for their negligence & deliberate failures and endangering the Life and Property of the building residents.

What Is TABLING OF STRUCTURAL AUDIT REPORT ?

• After concluding the structural audit of the Society building

the Society Managing Committee has to distribute a Copy of the “Structural Audit Report”,

to each member at the cost of the Society and then duly call a Special General Body meeting,

to deliberate on the Structural Audit Report and the costs for repairs and restoration highlighted by the Structural Engineer.

after The mandatory compliance of the said Repairs and Restoration

the General Body of the Society has NO OPTION to avoid the same.

The General Body CANNOT pass any resolution to avoid the said Repairs and Restoration,

The Structural Audit Report that is prescribed under the

The repairs & restorations to the building (as applicable) has to be started WITH or

WITHOUT the approval of the General Body.

Hence the “Tabling of the Structural Audit Report”, before the General Body though necessary,

has no relevance under the BMC Act.  Compliances of Repairs /Restoration are mandatory

with even if the General Body, does not sanction repairs, due to any reasons, whatsoever.

Note:  IF the building owner /society does not complete the repairs /restorations,

as per the directions in the Structural Audit Report within 6 month of submission of Audit Report,

THEN they are also liable to be punished under section 471 (and/or 472) & 352(B) of the MMC Act.

What Happens In Case Of NON-AVAILABILITY OF BUILDING PLANS & OC ?

• In the event, the building Plans are not available for any reasons,

THEN the Architectural and Structural Plans can be drawn-up or re-constructed based by

measuring the size of the building and locating the position of the Columns,

Beams and sizes of all such structural elements, along with the calculation of

FSI (used at the approx. time the Building was constructed) which should in turn

synchronize with the buildings data on the Property Tax Assessment Sheet and

the Property Card, the Water Bills. This shall not be difficult for an Architect in

coordination with a Structural Engineer.

The registered Architect submits These certified plans to the BMC for their records.

The procurance of buildings Occupancy Certificate (OC) happens

using various compliance parameters, BUT ONLY after repairing & restoring &

removing all illegal alterations /amalgamations.

STRUCTURAL AUDIT – Complete Details Here. 

•  Even in newer buildings, the building owners (Society) should themselves consider to

conduct “Structural Audit” of their buildings, every Five years,

as precautionary measures against encroachments of common spaces /balconies /niche areas /flower-bed areas and

unauthorized alterations in WC, Bathrooms & Kitchens or Amalgamating two Flats.

Such preemptive Structural Audit would help in timely repairing or reversing back any such

unauthorized alterations /changes,

and avoid leakages, hairline fractures in the Columns, Beams, Pillars, Walls and Floors.

The compliance of above, will mean preserving & increasing the overall life of the buildings.

This also serves to save Life, Property & Money of the building residents.

• In Mumbai, a conspiracy is emerging with the connivance of the Society Managing Committee members and the local builders lobby,

to deliberately avoid repairing and restoration of structurally sound old buildings and

then consequently having the building declared as “dilapidated or risky”

at the hands of the local civic body, for the sole objective of Redevelopment of their buildings,

for clandestinely generated monetary benefits.

• If the authorities can appropriately prove such conspiracy using various parameters and

documentations, the Structural Auditor along with the Managing Committee members can be

successfully prosecuted in a Criminal Court, under the Indian Penal Code,

which could also mean a Seven year FREE lodging & boarding in the state prison.

What Is STRUCTURAL AUDIT ? Complete Details Here. 

• In gross apathy of the virtually ineffective laws and/or apathy of the related authorities,

who prefer to look under the table, the complex problem of “Illegal & Unauthorized”

resident often resort to nefarious activities and tendencies within their building for their own benefit

owners to conduct gross encroachments of common spaces /balconies /niche areas /flower-

bed areas and unauthorized alterations in WC, Bathrooms & Kitchens or Amalgamating two Flats.

This happens with resident-owners AND the related authorities with an insatiable urge to corrupt practices, becomes more so compounded

by the shameless & chronic attitude of the related authorities who are constantly on the

“look-out” for such gullible resident-owners, to fund their late night “Patiala drinks & nude dance” binges.

• In the larger interest of the public, the State Govt.,

would do well to consider making mandatory, the preemptive Structural Audit of every old /new building,

every Five years, in order to detect illegal encroachments of

common spaces /balconies /niche areas /flower-bed areas and unauthorized alterations in WC,

Bathrooms & Kitchens or Amalgamating of Flats.  This will help in good governance and

drastically reduce legal proceedings by the local Civic body (BMC),

which in turn means lesser leakages and maintaining harmony between Flat Owners.

…

What Is STRUCTURAL AUDIT OF SOCIETY BUILDINGS?

STRUCTURAL AUDIT – Samaj Vikas Samvad

समाज, समाज विकास, समाज संवाद, विकास, विकास संवाद, संवाद,

samaj, samaj vikas, samaj samvad, vikas, vikas samvad, samvad,

সমাজ, সমাজ বিকাস , সমাজ সংবাদ, বিকাস, বিকাস সংবাদ, সংবাদ, সমাজ বিকাস সংবাদ