1. Actual ceiling height. - Less then 9 feet ?
2. Vitrified tile and sanitary wares - Not good quality
3. Separate inlets for cauvery water and bore well. - No Clarity
4. Sewage treatment plant details. - No Clarity
5. Clubhouse facilities. - No Clarity
6. Visitors parking. - No Clarity
7. Piped Gas Connection - No Clarity
8. Number of bore wells. Not clear
9. Cauvery water supply status. Not clear
2. Vitrified tile and sanitary wares - Not good quality
3. Separate inlets for cauvery water and bore well. - No Clarity
4. Sewage treatment plant details. - No Clarity
5. Clubhouse facilities. - No Clarity
6. Visitors parking. - No Clarity
7. Piped Gas Connection - No Clarity
8. Number of bore wells. Not clear
9. Cauvery water supply status. Not clear
Hi Guys,
ReplyDelete1. Whats the action plan now ? Have we sent any email to rohan about our concerns , as we discussed ?
2. Visited Rohan office yesterday and the Gentleman told me that they got the approval to change that small wash basin. Also, he is trying for changing tiles as well. As you all know until unless it really happens, its not certain.
( Went there just to drop cheque for plumbing and electrical modification )
DeleteHi Avneet,
DeleteThat is a positive news..
I think we should not delay in communicating the concerns that we shared on last weeks site visit. If anybody can list down the points here, would be nice. I will put what I remember. Please add missing.. we can send it across before next week.
1. Actual ceiling height.
2. Better vitrified tile and sanitary wares.
3. Separate inlets for cauvery water and bore well.
4. Sewage treatment plant details.
5. Clubhouse facilities.
6. Visitors parking.
Anoop, Thanks for putting the list out.
ReplyDeleteAvneet, yes indeed - that's a good news if they are considering wash basin/tile quality already. I always believed the Key is how well we and Rohan can work together.
My One Quick Addition
7. Piped Gas Provision - How and When
Will think through and put if i any thing else needs to be high lighted.
Forum Members,
ReplyDeleteSome of us who are members in this forum had our first meeting at Rj P2 site. It was a good meeting to start with and we did do some brain storming to arrive at the points that Anoop has highlighted and others are adding to it. Please share if you have any valid concerns that needs to be addressed. This will help us for our equal good!
Chandra
DeleteI spoke to mohan who was there at RJ site today and he mentioned that provision for water purifier is meant for cauvery water..
also for piped gas, he told that there will be a small provision below the kitchen sink.
the points anoo put together sumamarizes the top list of items that needs clarification from RJ team...
To All,
ReplyDeleteAs per National Building Code of India - minimum ceiling height from floor should be 2.75 mtr = 9 feet. Brigade builders were penalized for making it 2.65 mtr and asked to pay compensation to the customer. See the link for details -
http://brigademetropolis.blogspot.in/2009/05/brigade-penalized-for-ceiling-height-in.html".
Thanks Anoop for pointing this out .
DeleteGuys,
As discussed in the meeting, We should raise this with somebody other than the marketing guys of Rohan ASAP . Lets plan for a meeting or any channel for escalating it.
A good site for information.
ReplyDeletehttp://brigademetropolis.blogspot.in
Anoop, Good amount of information on the link...thanks for sharing this. Lets work out a plan to take this forward.
ReplyDeleteCheers!
Chandra
To add to concern number 3 or a separate points
ReplyDeleteNumber of bore wells
Cauvery water supply status
A few more points, need to check on criticality and if RJ is providing these.
ReplyDeleteGrills outside of the sliding glass doors
Sound proof glass doors
Utility grill/slding windows
Hi guys,
ReplyDeleteNice to see this blog. I had booked a flat in P block in October 2011. Have been visiting the site regularly in the past 2-3 months and also have been trying to clarify some of the concerns I have with the progress and quality of construction. If you guys already have a mailing list, please do add me to it (prajwal83@gmail.com).
I have commented below on some of your questions:
Number of bore wells - Six in phase 2. I have heard from residents of Phase 1 that water should not be a problem.
Cauvery water supply status - They will apply for the connection later this year as per the mktg team
Grills outside of the sliding glass doors - Not provided by Rohan. We should do it ourselves.
Sound proof glass doors - They are providing uPVC windows from NCL Wintech. They appear to be of reasonable quality.
Utility grill - Not provided by Rohan.
Piped Gas - No clarity. We have to ensure that we take this up (as a group) with Rohan
Ceiling Height - I did the measurement in my flat. It is a little over 9 feet as of now. Once flooring is done, it should be approximately 9 feet (not over that).
The other big concerns I have (some of you have already aware of these):
1) JDA not registered
2) Lack of clarity regarding Khata
3) Really tiny sink in the common area.
4) Bathroom tiles are below average
5) If you have changed your main door to east facing, switchboard would be outside your flat.
6) Really slow pace of construction in P, Q and R. It would take a very long time for flooring, sanitary and other fitting works. I doubt if we would get the possession of P, Q and R blocks before early 2014.
Cheers!
Prajwal
Folks:
ReplyDeleteFirst of all, thanks a lot for the valuable insights being provided on the project. This has really helped us in making a decision in going for a flat in Jharoka 2. In fact we've shortlisted one in the V block.
What are the kinds of customization does the Builder allow? And just to re-confirm, is the Builder willing to negotiate on the rates?
Regards
Ashish
Hi Ashish,
ReplyDeleteI have asked for a tonne of changes. I have moved many switches from wall to wall and even asked for many more power points. Got more water taps in kitchen. In fact I asked the builder to extend a wall by 2 feet but withdrew that idea. It was due to the difference between imagined (plan on paper) vs. actual built area of the flat. So builder is OK with any customization "provided it can be done". Few things such as moving kitchen sink to other wall not possible due to pipelines in the building etc.
Clear NO on negotiation, since I tried it last year while booking. I think if you buy more than one flats, the builder might consider :). Do not know such a case though.
Thanks Rajiv,
ReplyDeleteAm assuming they are charging you extra for all the additional points? Do they have a fixed rate or is it on work basis?
Regards
Ashish
Hi Ashish,
ReplyDeleteIf you are willing to make the full payment upfront, you may get some discount..none otherwise..
For the additional points, they do charge a fixed extra cost depending on the type of point (5A, 15A etc).
Cheers!
Prajwal
Anoop/Avneet/Srivatsan and others,
ReplyDeleteHappy Ugadi to all! Hope this new year brings more good news on our dream called RJ P2. :)
Guys, whats the plan to take this points up with Rohan?
I will not be in Bangalore for the next few weekends. Can one of the participants here take the lead and catch up with Rohan guys...or may be zero in on a way to take this up.
I checked a few things. Below is Rohan's version of how things are - may need a cross check. I still get different versions from different people...
Ceiling Height - Base to roof is a shade over 9 inch. Tiles to roof is more than 8.11
Piped Gas - Provision will be available. Connecting will be a year down the completion of the project (read entire project)
Cauvery Water - Connection will be available for the project. No separate inlet...will be mixed with other available source of water. This is surprising!!
Cheers!
Chandra
Hi Chandra
Deletethanks and wishing everyone a happy ugadi..personally, i think it is better to go in person to indra nagar office and talk to maria on the 9 -10 points listed above and get clear answers from them..anyone willing to join me on saturday for this or would an email to maria be enough for getting answers.
We should send the email first I believe. As mentioned below I was thinking to meet some one who has more authority this time.
DeleteWhere can we get the email of a higher authority in RJ management...let me know how it goes. I can tag along if you are planning to meet them sometime next week
DeleteLets send the email to jharoka2@rohanbuilders.com , rohanbgl@rohanbuilders.com , housing@rohanbuilders.com for now and based on the reply we can decide further action plan. May be next week we can plan a meet.
DeleteAvneet
DeleteCan you send out an email compiling the list of things that we have mentioned. We can meet at RJ office next saturday. Let me know.
Btw did u have a chance to visit the site and measure the ceiling height ?
Hi All,
DeleteHave sent an email. I think we all should send email to them individually with this list until we arrange a common email id or some other channel.
I didn't get a chance to visit the site last weekend.
Hi Chandra, All,
ReplyDeleteRegarding ceiling height - On my initial interactions with marketing team they always said the effective ceiling height as little above 8.5 feet. Not sure why they will tell such a thing if it is 9!. I think this has to be cleared.
Piped Gas provision - after delivery ...Not sure.. How much we can depend on that word. Any thing to be implemented should be done before delivery.
I think visitors parking and amenities related queries also should be cleared. I am out of town until wednesday. I will visit the office when i'm back. If some body can take this up with them this week end - would be great.
Happy UGADI..
Thanks
Anoop
Hi All,
DeleteHappy Ugadi!!! As we discussed on last meeting.. discussing these things again with the same marketing guys will not make any difference. Now we should contact someone who can really sort out / clarify things.
Has anybody ever met anyone from Rohan management , or someone other than marketing / front office team ?
As far as ceiling height is concerned (Assuming it will be same in all the flats).. I will go and measure it myself and I believe , if its even 1 cm less than 9 feet, its a problem .
-
Avneet
REPLY ON THE CONCERNS RAISED---
ReplyDelete1. Actual ceiling height (after all finishing).
-- Please provide the actual and exact ceiling height and I assume the height will be same in all the flats.
Rohan – 8.10 to 8.11 feet approximately.
2. How do we ensure the quality of tiles and sanitary ware ?
-- In the sample flat the commomn wash basin is of very poor quality & small in size. Same is for other sanitary ware.
Rohan – Part of Tile selection the wash basin will be displayed for your selection.
3. Will there be Separate inlets for cauvery water and bore well ?
Rohan – Not for individual units.
4. Sewage treatment plant details.
Rohan – Standard as per norms.
5. Where will be the the Clubhouse built and what all facilities will be there.
Rohan РClubhouse is located between R & S building. The facilities includes gym, multipurpose hall, cr̬che, indoor games.
6. What arrangements for Visitors parking. ?
Rohan – There is demarcated visitors car park.
7. What about Piped Gas Connection. Will we get the provision built in the flat before possession.
Rohan – The provision will be made during the construction stage itself.
8. Number of bore wells for RJ phase 2 ?
Rohan – We will check and revert.
9. What is the current Cauvery water supply status ?
Rohan – The pipe lines have come up till the Rohan Jharoka – I.
10. What is the current expected date of possession ?
Rohan – December 2013 + 6 months.
Guys,
DeleteThe above pasted content is what I got as a reply for my email.
Hi All,
ReplyDeleteGot below informations when I visited Rohan office yday.
1. Visitors car parking:- To share RJ1 existing visitors car parking.
2. Possession - P,Q,R blocks by Oct -Dec..
S, T after June 2014 min :(
Hi Anoop,
ReplyDeleteThat looks OK. I have a flat in P block and the commit possesion date is September 2013. Assuming +6 months of tolerance they are on schedule. Let's hope they stick to it for all blocks. Also any updates on the JDA business? Being a real technical and legal aspect that cannot be kept aside.
Hi Rajiv,
Deletegood that P,Q,R is on schedule.. With out using grace period. But S&T actual is Dec 2013. But now they are utilizing the 6 months grace for these blocks which means June 2014 min...for possession.
Rajiv/Anoo/Avneet
DeleteI also got the same reply for the questions that avneet had earlier posted. i asked few questions regarding the refund amount in case one decides to "not" opt for the wooden flooring and stays with standard vitrified and also about the refund for an open kitchen. Rohan replied back saying that the deduction amounts can be confirmed at the time of Modification Stage – 2. Not sure what or when the stage -2 is.
mentioned about the tiles that was on display when we met earlier, and asked when the new set of tiles will be put, rohan mentioned it would be another 10 - 15 days for that.
also the JDA registration is also under process. still not clear on the technicality of what rohan is implying here.
Hi All,
ReplyDeleteThe unfortunate thing is the JDA registration has been "under process" for over a year now despite clarity that has been issued in the recent state budget. I sincerely hope tile selection (modification stage 2) starts in the next 1-2 weeks so that the project (P,Q,R) is completed in 2013.
Had a chat with the marketing person Asif today. Tiles/sanitaryware selection will happen in next two weeks..... hopefully we'll get to see more variety to select from. If they delay any further I am sure even P, Q and R blocks won't be completed by December.
ReplyDeleteRajiv
DeleteRJ has been telling that "selection would happen in the next 2 weeks" for a month or so ..last week i was able to see the new set of tiles in the room that is adjacent to the current marking office unit...they got few better options compared to last time we met...anyways overall things have not progressed much in the last couple of months..we might be looking atleast december for possession..
Well... that is the concern. I checked once again over weekend and Asif said it will be done by end of month. I asked again why and the answer I got is all the original samples of tiles are rejected and a completely new lot of 4ft x 4ft tiles is coming for selection (original tiles were 2ft x 2ft). The look and feel of the tiles will be like the ones we saw in the marketing office.
Deletei believe the water we will be getting will be borewell + tanker and cauvery ( if we get at all)
ReplyDelete1. want a individual flat water meter to pay as much as we use. just like electricity.
2. we can have another meter for common use areas whcich can be shared amongst all flat owners.
3. need to know on this much better. we just can't have total use of water divided by number of flats and pay for that. some people use less and some more. also it will have tap on is there any leakages within flat.
4. terrace parapet height is a concern. it has to be at least 1.50mts. less ht will be dangeruous.
Hi Kiran,
Delete1. More concern is on mixing of the Cauvery and borewell water. Usually there are different taps but Rohan disagreed on that. We can ask them to give separate taps as mixing both waters may lead to serious health problems (have this bad experience in Mumbai). Or else we can ask for a master tap to block borewell water completely in case Cauvery water flows in. In case of emergency we can go for borewell.
2. Metering for water in each flat... well I have never heard about seperation of this kind. If possible it will be great to have.
Hi Rajiv,
Deleteoption-1
we need to have two UG sumps, one for Cauvery water and other for borewell / tanker. both are connected at the bottom of sump with one way valve. this will always keep the cavery water intact by avoiding being mixed with other sump water.
same time we can have a 10K syntext tank at over head only for cauvery. from UG covery sump it can be pumped to OH tank meant for cauvery.
we must insist Rohan to give one tap each flat connection for cauvery. we can feed OH cuvery water to thesetaps.
option-2
how good will be the cauvery water? even borewell and tanker water will be with high RH value. we need to have combined RO plant or individual RO, if one needs.
if we pur common RO it my workpt cheap and have AMC for that. we can collect throw out water and use for common gardening or washing common areas.
having individual water meter is must. in my localaity, GM Palya, now most of the apartments are going for metering. we have seen in at least 4 apartments a drastic change in consumtion stle and qty for individual flat owner. when one needs to pay for the service everybody becomes alert. the net saving coming in those bldg is around 40-45%. now in my apartment too, we are putting hte meter for each flat, at each inlet. total cost per flat is around 10K. but doing in operational bldg is tough, rather we do it before taking possessions.
we can display in common notice board, daily / weekly / monthly consumtion of water for each flat.
we will count total water incoming. we will have one/two common connections for common areas. divide the toal water by meter usage and get it collected as seperate water charges apart from society maintainence.
common water usage meter, can be divided in number of flats for collection.
going forward water is goong to cost as good or more than land. we need to make sure that we use the resource very carefully.
alos we must have water level sensors in each tank.
4 ft x 4 ft tiles need to be 12mm thk with less undulations. very few vendors in India are making good quality 4 x 4 tiles.
ReplyDeletealso replacement options for these tiles, if later broken, are few, if the design is discontinued by vendor.
the tile screed and laying has to be very neat for such large size tiles. if not there are chances that there will be voids below tiles and later there will be cracks on the tile.
also if large size tile is chosen we can avoid tile joint, means no grouting joint in tiles. it is called paper joint. we must have double discharge vitrified tile.
we must closely see all fixtures, accessories RH selects for us.mainly sanitory ware. as there will be hard water, if we use low quality fixtures, there is definite chance that within a year or two we will land up replacing them.
i am concered on lift safty standards. terrace parapet height has to be not less than 1.50mts. if less , even an adult has chance to fall down at such height.
the normal cement blocks are not good as thermal resistant. i wanted to have options from RH to use insulated blocks for my flat with extra cost. there is not at all any imaoct on structure or construction, but if we use them, there is a lot of difference in out side temp and iside temp. this will have less chancs for a need of AC.
wash basin and kitchen sinks must have bottle traps below them.
can we meet sometime and then understand from RH on all the details.
Hi Kiran,
DeleteSince you mentioned about the need for AC, I never felt hot in the marketing office everytime I visited. My last few visits were during March to May and the fan was good enough. Now since it is good at the peak of summer, perhaps one might not need the AC. Also another point is as the project is north-south faced, you may not get direct sun on the walls (unless your flat is on extreme end of the block). We will watch for the need for AC.
Hi,
ReplyDeleteI had a look at the sample vitrified tiles in the model flat. Those appeared to me like 800x800 mm tiles (definitely not 4x4 feet) from White Horse Ceramics (not sure how good the quality is). The marketing guys have no idea about it. Also, was told today that tile selection may start only in June. Very disappointing progress.
Hi Prajwal,
DeleteYou are right. I did not see any 4ftx4ft tiles during my last visit to the marketing office but the marketing person told me the 4x4 story. Whatever it is, we need to have quick progress.
BTW,I was really impressed with the options for bathroom tiles. The bathroom fitting are also good.
ReplyDeleteHi All,
ReplyDeleteHow much do you think will be the registration charges? I heard there is some increase in the percentage. What exactly is the percentage now and does it apply on the exact size of the flat? e.g. if the flat area is 1600 sqft as per the agreement, will the % be calculated on this area or is there any other formula?
Stamp duty & Reg charge will be in the range of Rs135 to Rs140 per s.f.
ReplyDeleteOR
~3% of sale+construction value.
Pl see your net cost break up. Correct me, as you see fit.
Hi All,
ReplyDeleteSince I'm out of town, my wife had to go for the selection of tiles. It looks like everything they have is low quality and not ready to even discuss these. Also, some default provision like hot water to bathroom wash basin connection is not available and if needed an extra cost of 20k. I was wondering if we have plan to discuss this as a group, and my wife will join along with team.
Look like the builder has become like any other low class Bangalore builder.
Thanks,
Prakash
Hi Team,
ReplyDeleteAs per RH communication in last week, today I had been to their site office for tiles selection for my flat.
First of all the time provided for selection is very short. Also if we want to have our own selected tiles, we need to give by 02 Jone'13. Absolutely ridiculous and short and not in line with Rohan's reputation.
The options displayed were good but they were not liked by our family and also their was no provosion to see the specifications of the tiles as well as wooden flooring.
Wddoen flooring was having only two options. Not liked by us. i want to know what is the psecification of those , like is it what grade, AC3 or AC4. What is the thickness, etc. Laying methodology. Mareting team was not at all aware of this.
Kitchen dado tiles : not at all nice. Did not select from the two options displayed. It was white and beige option with 200x 200mm size
Toilet - floor & dado tiles : only one option (T5 ) was liked, but need to think overall as flat design scheme. Few of the flooring option were not anti skid tiles.
Floor tiles : diplaed options were onle 3 with 800x800 size. Not liked any one of them. The make was not heard in my life time. No details were avialble on specifications.
It was told to me that I can get the tiles on my own as per qty provided by you (whcih will be shared by Mr.Asif by Monday - 27.05.13) and RH will give the vendor for tile laying with dado. The rate will be comunicated later. BUT surprisingly I was told that I need to procure 20% extra tiles towrads wastage and handling damarage.
No construction industry in India conceives this much wasatage in residentail projects. The %age is not more than 3% to 5%.
Follwing charges towards dedit note will be given if we do the work on our own.
Toilet tiles (wall + floor) : 7,300.00
WC's : 5,300.00
Kitchen counter with sink : 1,800.00
Complete kitchen empty : 15,000.00
Floor tiles : 55 rs/sqft
No mention on wooden flooring.
I had visited my flat and noticed that the internal piping work is done with NO GOOD qualtiy piping. The plastering is 40mm thk at various places. As per my chnage required the utility door is shifted, but the space nest to this door for vanity is vert small and not per our mutually agreed sketch. It is only 350mm, where one have corner vantiy, whcih is not all good for such large flat.
We need a time of two weeks for tile as well as wooden flooring selection on my own. But I do not agree with wastage qty they are asking for.
Best wishes and do revert with your experience on the tile selection.
I visited site for tiles selection and was not happy with options provided for Toilet Tiles and Wooden Flooring options.
ReplyDeleteThe credit note i received for common wash besin and granite top was 1600/- where extra sink and grinite top in utility costed 16000/- :(
Did any of you enquired about brands used by electrical deprtment?
Is it a quality wiring? I really doubt now.
I too visited over Sunday for tile selection. Few points I noticed are
Delete1. Not great selection for Bathroom tiles, T4 and T5 were bit OK compared to others.
2. For overall tiling the tiles are 2.5 ft x 2.5 ft, which needs a lot of careful work while putting else there will be edges. Also the options are very limited (V1, V2, V3 and W1, W2). I am not going with wooden flooring.
3. The bathroom basin platform color is not at all great, but as there is no option (we can provide our own though), I felt it is OK to go with.
4. I have asked for empty kitchen and no basin platform but did not get enough informationon the debit note.
5. Bit worried about the amount of cement they have put between the concrete blocks they used to build walls. Surely there will be huge leakages soon all over the flat.
6. Not sure when the actual tiling work will begin and they are telling about december as the date of posession for P block.
Hi Rajiv
Deleteto add to your concerns, i have asked them when i can start work on the open kitchen since i am opting for open kitchen.
i was told that posession for R block is in january.not sure if that date can be met considering the pace right now.
Do you know the refund amount for folks who dont want the wooden flooring and when they refund would be provided including the amount for open kitchen.
Hi Srivathsan,
DeleteI could not get very much clarity on the refund amount due to crowd over last weekend. I will visit once again over coming weekend to get all details. I too have opted for empty kitchen and no common basin/counter to avoid any mismatch in the color between kitchen platform and basin platform.
But I was told about Rs. 20000/- as refund if we go with empty kitchen a while ago. Also I was told there is no price difference between wooden flooring and normal tiles. Will get the data and publish.
It is 15000 for emty kitchen.
DeleteHi,
ReplyDeleteThey are giving a refund of 15,000 for empty kitchen and 1,800 for not going with their basin platform + wash basin + dado tiles in the basin area.
I got an estimate of 18k from a contractor for the basin platform + hindware vanity top wash basin (with tap & trap) + dado tiles (2 ft height in the basin area) + labour. So Rohan is effectively refunding 10% of the cost!
I felt T5 and T2 are good options for the bathroom tiles. Only issue with T2 is it may get dirty soon.
Hi All,
ReplyDeleteI visited the flat over weekend for tiles selection.
They aren't providing any option for doors. Though, I liked the teak finish one(which they said is most probable for main door). Particularly, I din like the white doors. They looked really cheap. Black ones were looked a bit better.
Kitchen dado tiles(specially K1) were pathetic. Bathroom tiles are from brand Nitco and Kajaria. I checked in market and looked like they are of same value(i hope it goes with the quality as well). Floor tiles from "White Horse" were not looking that good, but the company profile looked decent on net(malayasian brand). As per Rohan people, it's even better than Kajaria quality. Not sure though.
I'm opting for empty kitchen and dining area wash basin. Also, planning for custom tiles in two bathrooms, as I didn't like the highliters in the bathroom dado.
They aren't giving option for bathroom granite color. They are saying, it may vary based on the matching bathroom tiles. As I'm going for "by client" option, not sure how this matching funda will work then.
Can anyone please tell me, do I need to pay for the labour charges for fixing tiles in bathrooms OR, will it be provided by the builders? Has anyone clarified this point with them? Please reply.
Hi All,
ReplyDeleteWe have installed very high quality plastic doors for bathrooms for our Mumbai flat. Now these doors appear as wooden and are of very high quality and weight. And they cost more than wooden doors. They are fitted in marbel frames and not wooden. We did that to avoid any damage to wood of door and frames holding them.
Has anybody explored this option for RJ2? I feel the initial amount could be a bit more for this installation but over time they will prove better. I do not remember the brand used for these doors but there are no issues (such as wooden doors become tight in rainy season due to humidity, lower part of door gets decayed due to water, stains due to bad water etc.) in last 5 years.
Please let me know if anybody has explored this option as I am interested in installing them if RJ2 allows for the same.
Friends
ReplyDeletei had opted for a complete warm shell flat. No paint, no electrical socket plates, no kitchen platform - sink, no toilet fixtures, no tiles, no wooden flooring. JUST BLANK flat with doors and windows.
we want to get all the things done on our own as we want to spend much time on optimum area use of the flat. As there are no lofts,etc. i am planning to get entire flat interiors on my own.
they have agreed for this and has updated me that they will be giving me creidt note for this.
i want to put water meter for my flat, as every where people are paying how much they use. the common area water is also with meter and that cost is shared amongst all flats.
Folks, we must check the way STP is designed. I am asking RJ2 to share the details of this, but no response.
i am going to my own tile selction and will be get it done by my own agency. as if we have to get it done through RJ than we need to buy 20% extra tiles than the reqd qty as wastage, as claimind by RJ. This %age is very high and more than the standard 5%.
Visited over weekend and got following information on brands
ReplyDelete1. Bedroom and internal door handles/locks - Godrej
2. Electric switches - Roma or ABB
3. Electric wires - still unknown
4. Bathroom fittings - Cera and Jaguar
5. Tiles (all rooms) - White Horse
6. Tiles (Bathrooms) - Kajaria
Asked some more queries if RJ is providing anything extra and got expected answer as NO for most of them :), may be I was too greedy.
1. Will empty kitchen have water taps provided - NO
2. Balcony door grills - NO
3. Utility grill - NO
4. Mosquito net for balconies - YES
5. Safety door outside main door - NO
6. Bathroom doors customized - NO
7. Master bedroom and kitchen window grill - NO
8. Credit notes - WIP
8. When can the work for kitchen other customization start - At time of possession.
Hey Guys,
ReplyDeletesomething that needs our URGENT attention.
How about 1% TDS (which is a buyer's responsibility and applicable from 1st June)?
http://wealth18.com/now-you-need-to-deduct-tds-1-on-property-over-rs-50-lakhs-section-194ia/
One of my friend has bought a flat recently and in demand note, he is deducting the TDS(1%). Also, for this, PAN no. of the builder is required. Has anybody checked this out with Rohan people?
@Rajat/Anoop/Chandra, can we have a separate thread to discuss this?
Hi Guys,
ReplyDeleteReceived email from Rohan about tile selection. Planning to visit the site this weekend .
Hi,
ReplyDeleteI was told that they have started tiling work in P & Q blocks. Did any of you have a look?
Also, there is a yahoo & google group for RJ-2 which has around 10-12 members. I think it's a good time for us to get together as a community to start building the group.
Cheers!
Hi Srinidhi,
DeleteI saw a large number of tiles boxes dumped in 1st floor flats of P block. Did not see any work as such. I was told the outside work is in progress along with tiling for P and Q blocks.
Hi All,
ReplyDeleteAny updates on the JDA/GPA issue? I have not heard anything for a long time now.
Also considering the rate at which the work is progressing (rather not progressing), not sure when we will see complete flats.
I hope the tiling work will get completed very fast once it really starts. Will visit RJ office over weekend to check on the updates.
Hi Rajiv
Deletewhat time are you planning to visit this weekend. let me know.
the work is happening at a really slow pace and not sure if the possession can happen before march...
Hey Srivathsan,
DeleteI am visiting over coming saturday (3rd August) to their office to get clarification on multiple things. Mainly their pace at which this is going on and few other queries on JDA updates, TDS etc. Will be there at around 11AM.
Hi Rajiv
DeleteI can plan to be there at 11 as well. btw if u can mail me ur number at srivathsan_111@yahoo.com, that will be great. in case ur running late, we can sync accordingly.
Folks,
ReplyDeleteAny input on this---
http://timesofindia.indiatimes.com/city/bangalore/Guidance-value-for-Bangalore-is-set-to-rise-40-revision-every-year/articleshow/21328231.cms
Guidance value is going to increase.
i want to be part of the gruop who is keen on geting all documents correct & sufficient and construction of bldg, surrounding, etc done before we take the possession.
Deletemy email id is kiran.dani@gmail.com. flat R-302
few points we must note
ReplyDelete1. we need each flat to have water meter so that every owner pays how much he uses. common area too need such meters whcih will be equally shared in all flats.
2. need to know STP details, as it is always better to check the complete STP design before it starts operational.
3. need to see FIRE NOC.
I got an email earlier today to pay the 1% TDS w.r.t the new Gov regulation. has anyone got such mail from the builder recently ?
ReplyDeleteI got a mail too and trying to understand this. It says the TDS deduction applicable for the payment made after June 1st 2013, but not clear if I have to add that from my pocket or pay the remaininf installment amount minus the TDS. Anyone with more details on this
ReplyDeleteI too got mail from RJ. It appears we have to deduct 1% from installment and pay remaining to builder. But how do we pay this 1% as TDS to get the certificate? Going to check with them over weekend.
ReplyDeleteI too got the email. Confused, the bank give cheques in the name of builder, How to deduct tax from that ?
ReplyDeleteThat was another concern I had, Avneet. It looks like bank won't give the checks in my name, and they won't deduct the TDS from that either..
ReplyDeletePlease share if you get some additional information. Being out of country for now, I will have to see some options..
Hi Rajiv
ReplyDeleteany update from your visit last weekend regarding the items you were going to discuss with RJ
-Srivathsan
Hi,
DeleteNot much of updates. For the TDS Rohan will raise the demands with 1% less and Banks will provide the cheques/drafts with that amount. The remaining 1% we need to pay from the link provided in a mail from RJ. We need to produce the chalan/certificate to Rohan to ensure the TDS is paid.
Regarding the tiling work, they have started from P block top floor for bathrooms first. I saw a paper with my tile selection number outside each bathroom in my flat. Hopefully that will speed up now.
This means the buyer need to pay 1% of every demand from his/her pocket.
DeleteWhat about the TDS on payments which are done after 1st june till date ?
me too got such demand letter and has also asked to pay 1% TDS.
Deletewhen checked with my loan bank HDFC i got below reply.....
You can request us to hold 1% on each payment and take a reimbursement later.
i am going to check with RJ on this.
BTW, this time i have been asked to pay with ST + VAT for last four payments made.
does all got the similar demand?
I got the demand with increased ST+VAT and need to pay the difference for all the payments made so far (starting feb-13) but this difference is already covered in the costing we got initially.
DeleteAvneet,
DeleteThis will be tricky as I started the payments from Feb 2012 and got this TDS thing from recent due payment (8th August). For people who started the payments recently may have to face some other facts. Recently I got a demand letter from RJ with same due amounts (same ST+VAT as well) like earlier payments but that is expected to be 1% less due to TDS. I got another letter with TDS details. Now am confused on payments. Perhaps I will sit in RJ office to make online TDS payments and ask Maria to raise a separate demand letter with that 1% less amount which can be used for loan purpose. You guys also please check on this.
folks we all must meet in person....it is high time we all shold be on one paltform before anybody of us accpets possession..
ReplyDeletefriends me being from Architecture background requsting this seriously to all..
this will avoid all later furries
Agree.. Lets decide the date and time.
DeleteGuys,
DeleteAre you available on coming weekend ?
sure....i am available on saturday betn 9 to 11
Deleteor even on sunday...just call me on 9880198666 and i will reschedule my plan if there will be a lot of RJ friends
Hi,
DeleteEven I am available on Saturday... We can definitely meet on coming Saturday...Lets decide the time..
We visited RJ2 last week.. Few updates on construction work..
- They have started the tiling work & they did the tiling for bathrooms, living room, kitchen & guest room in my apartment. The corners of bathroom were not tiled neatly, so we asked them to redo it, Which they agreed to do.
- They have started to make the roads as well.
- Painting work for exterior of P block is also started
-Anshu
Only 3 ?? Guys, please reply if you are available to meet on sat / sunday ..
DeleteGuys,
DeleteNot sure if I am the first one to pay the TDS here but here is the process. I got the August demand letter and I decided NOT to go to bank for loan this time (fortunately) so visited Rohan office today (Saturday). I paid Maria cheques with 1% less amount than on the demand (please note that this 1% is to be calculated on amount that does not include ST and VAT). Then I sat in RJ office only to fill up the online TDS form 26QB and got any doubts cleared from Maria. Finally filled and submitted 26QB and got acknowledgement from bank in the form of PDF. I sent these PDFs to Maria. RJ needs these acknowledgements from our side.
Yes. Me too did visit RJ office. Clarified on TDS. Has raised disbursement request with 1% less amount. Once disbursement takes place will pay TDS amount from my pocket.
Deleteby the way seems we all are too busy with our works so cld not make it this week end.
can we plan to meet at site next saturday at 10:30 AM?
once week notice seems fine, isn't it?
What about the pending TDS ? Do we need to pay the TDS on the payments made in June/July separately ? or I can club the amounts and get a single acknowledgment (1 for Rohan , 1 for Eroll)
DeleteGuys,
ReplyDeleteA new update. Asked Maria about registration amount and timeline. I have flat in P block and the answer I got is it will be somewhere in Jan-Feb, now that means no possession until February at least. Also she said the amount of registration could be bit more than before due to some revision. All disappointing :(
HI,
ReplyDeleteI think on the registration there would be an increase of 1-1.5 lakhs as the guidance value has shot up by close to 100%.
I'm okay if registration happens in late Jan or early Feb as long as Rohan is handing over the flat for interior work by Dec end.
Guys,
ReplyDeleteAnyone has updates on the JDA registration? Will this ever happen? Also, any new updates on handover dates for P, Q, R blocks?
As per Asif updated me last week, registration will happen in late dec. And around same time they will handover for interior work.
DeleteFinally some real tiling work is seen in P-Block. Looks like things are moving and more focus is being given on the external work than internal as of now.
ReplyDeleteGood to know about JDA registration, but will believe only when it really happens :)
Having the flat for interior work by December end is also a good news, will need atleast 1-2 months for all the work for sure and as per my information flat registration will happen in February, so things appear to be in proper shape.
Update from Builder ...
ReplyDeleteDear Sir / Madam,
At the outset we take this opportunity to thank you for choosing “Rohan Jharoka - II” as your home and extending your full co-operation to make the project successful.
We have reviewed the status of the work till date and would like to inform you that based on our current estimates there will be a time overrun in the completion of the project and possession of you flat. The main reasons, which have compelled us to deviate from the scheduled completion date of 30-Sep-13 and had a cascading effect on the overall completion schedule of the buildings, are:
· Total changes in Foundation design due to unforeseen physical conditions of the sub soil on account of low water table.
· Erratic supply of natural building construction materials like sand & aggregates.
· Non-availability of essential construction materials at various periods during the construction stage of the project on account of the unforeseen truckers strikes.
· Time involved in managing and carrying out the extra work and modifications, which are required by a majority of the flat holders.
We are making sincere efforts though, to accelerate the pace of work to minimize the impending delay and achieve an early completion. However, in view of the foregoing we regret to inform you that we will be constrained to use our entitlement of the grace period as per the Clause 21 of our Agreements and the revised completion date shall now be 31-Mar-14.
Notwithstanding the above, it has always been our endeavor to deliver your home as per the agreed time schedules and in the event we are able to achieve an early completion prior to the above rescheduled date, we shall inform you about the same in advance so as to enable you to complete the necessary formalities of taking possession of your flat.
We hope you will certainly understand the matter and continue to extend your co-operation. We assure you our best possible efforts to overcome the situation and complete the work by the rescheduled date.
With warm regards,
R. Maria Vanitha
Marketing Executive
________________________________________________________
Rohan Builders (India) Pvt. Ltd.
Bangalore:
#1201, Divya Shakti, 100 ft. road,
Indiranagar, Bangalore 560 038,
Karnataka, India.
Tel: 91-80-2520 3520 / 1 / 2
Fax: 91-80-2520 3523.
even i got the same from RJ few days back. the guys at the site told that possession would happen around dec end. but from the mail i am concerned about the statement "Total changes in Foundation design due to unforeseen physical conditions of the sub soil on account of low water table". not sure what exactly are the design changes in the foundation.
DeleteMy point is, there is RJ Phase 1 next to this and the sub soil condition on account of low water table should be well known even before beginning of this work. RJ Phase 1 should have given them enough idea about physical conditions. Not sure what other thing this statement implies.
DeleteHello friends, did any of you from Q block and got any payment due letter as well? I got one and they have not mentioned about on what stage of the construction this payment is for. Apparently my banker (ICICI) says they will not process any payment until registration for Rohan. All sounds like there isn't something going good. The above mentioned statement about concern on "foundation" is little alarming as well.
ReplyDeleteAlso, I spent few hours looking at the payment schedule they provided part of the sale agreement, and the account statement they sent me last week along with the latest installment request. I see a difference of the sale agreement value Vs what they are saying now. Being a novice in this, just curious why the difference is (the sale agreement certainly didn't have any ST and VAT part of it, and now I see that is part of the overall account statement. Is that normal?
Appreciate your thoughts..
Prakash
Hi Prakash, please visit their office for clarity. Banks may object if the purpose of payment is not clear. But everything looks scary now. I too will visit their office to get this foundation thing clarified. I did not get such letter ever and last month I got one with proper amounts as per the agreement. I paid 1% less to RJ and then deposited the TDS in bank and submitted the acknowledgements to RJ. Please visit their office at once.
DeleteHi Rajiv,
ReplyDeleteUnfortunately all my interaction with RJ is thru email and phone since am out of country and they never share anything in detail when I call. I will have my friend going there some time next week. In the meantime if you get any update please do share
Folks we all must meet once very soon
ReplyDeleteagree
DeleteVisited their office over this weekend and here are some of the updates.
Delete1. The low water table and foundation related query - This issue came up as the plot was not flat and they had to do more digging on the upper side of the plot. (I feel they were aware of this and should have adjusted the timeline accordingly at the time of agreement).
2. JDA may not get registered as that is not mandatory as per their lawyer. (Now this could be a concern)
3. They will handover the flat before possession for interior work.
4. They gave me the registration+stamp duty amount based on the size of the flat.
I am assuming everything other than the JDA thing will materialize sooner or later but JDA could be a concern. I recommend we meet on coming weekend at Rohan's office.
Hi Rajiv,
DeleteThanks for the update.
On #2 - I too got the same response. As per my understanding, JDA is needed only during construction phase and is not needed once the sale deed is executed during registration. It is better we get a view of this from a good reputed lawyer.
On #3 - Asif told me last week that the handover for interior work will happen only at the time of possession (and registration date). They will not handover before the possession date. I will follow up on this again and revert.
Rajiv,
DeleteI also got same response from Asif for point #3. He said Rohan doesn’t allow any work from our side ( I opted for empty kitchen need to start on that early) until possession which will happen after registration.
I will not able to visit office this weekend, I will be out of station. I want to raise one point here, they have mentioned in brochure that we will have 2-3 servant bathrooms in basement. When are they planning to open them? Whenever I visit my flat or any other floor it stink badly. Why are they using inside bathrooms? Can we ask them to use basement bathrooms, if they are ready? or ask Rohan to make basement bathrooms first?
ReplyDeleteHi, Today I went to site and saw they are using hollow clay blocks for walls in S and T blocks. I asked them why they are not using solid blocks for exterior walls but they have not given any satisfactory answer and asked to send a mail to Rohan group. They are doing all these to cut cost. :-(
ReplyDeleteHi, What are those hollow clay blocks? I hope they are not making house walls hollow. I never happen to see wall construction so unaware of this part. Please provide more data so that we can raise the issue. Thanks.
ReplyDeleteHi,
ReplyDeleteI searched on Google & hollow clay blocks seem to be expensive than ordinary bricks & don't see anything negative against it. But, this is just from google search & it is always good to understand the details.
http://epaper.timesofindia.com/Default/Layout/Includes/TOINEW/ArtWin.asp?From=Archive&Source=Page&Skin=TOINEW&BaseHref=TOIBG%2F2010%2F05%2F14&GZ=T&ViewMode=HTML&EntityId=Ar04101&AppName=1
http://www.thehindu.com/todays-paper/tp-features/tp-propertyplus/do-green-designs-mean-higher-construction-cost/article1592988.ece
Hi ...I was in RJ office last week and have an update that S-block is now expected somewhere around April next year. Though the progress of construction looks ok this could be a fallout of delays impending P,Q,R blocks
ReplyDeleteDo we have a Yahoo or Googlegroup for RJ-2. Knowing that there are quite a few unknowns at this moment it would be good that we communicate things through a wider and formal forum and work collectively towards achieving common objectives.
Hi All,
ReplyDeleteThere is a yahoo group for RJ2 & here is the id to subscribe:
rohan_jharoka_2-subscribe@yahoogroups.com
It would be nice if you all can register so we can have a list of all fellow flat owners & restrict the access.
Cheers!
Thanks for sharing Srinidhi. I have sent in my membership request.
ReplyDeleteS501
I visited the flat yesterday after a month. The progress seems to be good in R-block. They have started clearing trash from the basement and ramp to have the parking space. Floor tiling has reached to top floor and gallery granite laying is done till 4th floor. They have installed main door in all the floors. The lock they are using is of KABA brand(never heard of it) http://www.kaba.com/
ReplyDeleteThey have started installing Schindler lift.
I opted for client option in one bathroom. I got in touch with a guy named Salim(8892138251), who works at RJ itself as tile worker and he charged me Rs 15/- psqft. Outside contractors were asking me Rs 27/- psqft. He arranged the materials and did his job cleanly. I would recommend this guy to anyone looking for tiles work at RJ2.
I've created a facebook page for RJ2 owners, to share updates among owners more actively. Please join:
https://www.facebook.com/groups/211881422326914/
Cheers!
Hi Pranay,
ReplyDeleteThanks for sharing info. I opted for empty kitchen and wanted to start work.
I dont know whether we could start work before posession and was waiting for December.
I will contact Salim and get quote for kitchen related work
I have send request for facebook group
Thanks
Manju
Thanks Pranay for starting the much awaited Facebook group.
ReplyDeleteDear All,
ReplyDeleteseriously we must form a one group and meet. the quality of construction is bad. i visted the site and my flat today evening along with Pranay and had a good chat. also today mornign i viisted Maria and expressed my concern on various works happening. I had asked her to give all the statutory approval recd and pending or WIP.
clear ceiling het, at leasr in my flat (R-302) is coming to 8ft8in. it is looking horrible. my present flat ht is 9ft6in.
Asif is as usual very rude and arrogant. i have opted for warm shell flat and has asked them the soltion for balcony doors fixing over floor finish. as i do not intend to furnish my flat for next 2yrs, i gave them solution. for almost 1.5 mnths nothin happened. in between for laomsit 5 times i had been to site to meet hom but at all time he was not on site. left messages with their site team. no reply from Asif. at last on tue, i called him and asked him about my request, reply came it is not possible. when asked him why it took 6 weeks to tell me that it is not possible and i need do flooring in next 10 days to facilitate then to fix doors, there was no anwser and in fact he said this is the way it is.
i am surprised to see RJ's BLR team's performance and attitude which is totally different than their Pune team.
WE MUST FORM A GRUOP MEETING SOON OR ELSE AFGER POSESSION WE NEED TO SUFFER. I suffering now in my present flat since at the time or posessions all buyers approached the developer on their own and there are 40% deviations from sanctioned plan and now me being flat owner, if the Akarama-Sakarma comes into effect, i need shell out a hige amount.
1. The ceiling height is real concern. One could jump and touch ceiling. Which I tried :( in my flat in R block. When I asked Asif, he said the 9 feet height is from floor to floor not floor to ceiling. I cannot think of using good ceiling light fixtures to my flat. We cannot go for good interior design due to ceiling height. I really upset with this.
DeleteLet’s meet soon. Please fix a date and time
I think its a high time, we should have a meeting soon.
DeleteWhat do you people think about meeting on 1st May (Labor day ) at site ?
This comment has been removed by the author.
ReplyDeleteThis comment has been removed by the author.
DeleteGuys
ReplyDeletein R block ; in my flat, the present height ( floor slab to bottom of upper floor slab) is 2640mm ( 8ft 9in). when we do flooring another 50/60mm will be reduced. the actual clear ht will come to 2600mm. norms say any habitable room must have a clear ht of 2750mm. i have written to RJ2 on this. awaiting reply. anybody want to join on this matter.
also in stiar landing there is fire chut making the landing lesser by 500mm. fire norms will not allow this.
Hi,
ReplyDeleteI will visit my flat in P block over this weekend and check the celing height as the tiling work is over. Will update here with actual numbers and then we will see the next steps. I agree with Kiran if any of the norms are affected we may face serious trouble later.
Hi,
ReplyDeleteI checked the ceiling height in my flat. It is 8 ft 7 inches after tile work completion. This comes to little above 2600mm as pointed by Kiran and it is 15cm less than 2750mm. I am not very sure if that is a problem or not as I am not aware of the legal points. Please update if there are any other points. Could not visit Rohan office due to dipavali over this weekend but will do it over next and ask them for any clarification.
As per comments by Anoo on 28mar'13 and as per my recent concern of ceiling height issue let me once again reatriate that most of the flats will have ht lesser than 2750mm. For my flat R302, spending around 80laks for a 1399sft flat is of no real joy.
ReplyDeleteRohan team is as usual not responding to me over email. I think I need barge in personally.
I need to meet the team and help us , as myself being an Architect I want more clarity on all issues. At last this is our hard earned money
Some good news on JDA/GPA registration. I heard the max amount is now 1.5 lakhs. Could anybody please confirm the same?
ReplyDeleteThat's correct, if you could get hold of "THE HINDU" dated 9th November, 2013 there is an article confirming the same may be in Page 3/5.
ReplyDeleteHi All,
ReplyDeleteI am owner of P-501. Its great to see so much engagement across the owners. However i have realized that we are trying to use many social media to connect.
1. This blog
2. rohan_jharoka_2-subscribe@yahoogroups.com
3. https://groups.google.com/forum/#!forum/rohan-jharoka-2
4. https://www.facebook.com/groups/211881422326914/
I don't know how many more are out there. We need to come to one common ground else it will always be side conversation.
Hi All,
ReplyDeleteI think people are busy in interior work ( P, Q, R blocks ) ! .
Have some queries doing rounds in my head :
1. Any update on Occupancy certificate ?
2. The pending court case (if any ) - http://ecourts.gov.in/services/cases/o_civil_case_history.php?case_no=205200079522013&frmAction=modify&dist_code=20&court_code=3&state_code=3
3.
Anyone planning to cover any balcony with Alluminium - glass frame ? I was thinking to do this with M.bedroom balcony, to create some more storage space.
Any Thoughts ?
HI,
ReplyDeleteI think Rohan did not get the OC yet :(
Actually we need the "sale deed draft document". It is needed by LIC bank for releasing the last payment. Bank is clamming that, they can not release the fund until they receive this document from the builder.
We talked to Rohan people & they claim that they can’t give "sale deed draft document” till they get OC…
Anyone else is facing this issue?
Thanks & Regards,
Anshu
Can't it work with OC application reference number ? Rohan must have that.
DeleteI spoke with maria last week and she told that OC will be applied during april for the entire project and not partial just for P,Q,R blocks. she mentioned it would take a minimum of 3 months to process the application. not sure with the elections, the govt offices will come to a halt from may till whenever the new govt is formed. at this point, the last payment will be tricky.
DeleteAs per my knowledge, OC is not needed for sale deed. Most builders (including large ones) apply for OC months after the registration is done.
DeleteThanks for sharing the information :)
DeleteActually LIC Bank is asking for sale deed... Any idea when we can get this document...
Because according to my undrstanding we can get the sale deed only after registration. Not sure if OC is needed for getting sale deed....
In this case, we will end up giving the last payment from our pocket & Bank will refund it only after getting the sale deed & registration document....Which might take its own time being a govt work :(
What are your suggestions to handle this situation?
OC is required before people can start living in the apartment, which is why its called an Occupation Certificate.
ReplyDeleteHi All,
ReplyDeleteVisited the site today , a very quick visit though. Bath room Tile work has been started in S-Block . I saw people working in my flat on first floor. (104).
The tile brand name they are using is AGL .
Hi all Rohan Jharoka Residents,
ReplyDeleteWe undertake partial or complete interiors & Exterior works, including World-Class kitchens, wardrobes, TV Cabinets, false ceiling Jallies, Murals, landscaping etc. We are manufacturers and distributors of natural stone cladding and importers of wooden flooring. 100% Waterproof wooden flooring. We have our distribution unit and showroom located very close to Leela Palace. Contact HOUZDECOR.COM at 9731797797 for more details.
Good blog with useful information. Thanks for Sharing. Check out this bricks price in bangalore
ReplyDelete