Sunday, November 27, 2011

Science Of Gayathri Mantra [Must Watch]





The entire Vedic Literature and the sages and savants of the shastric scriptures have given paramount importance to the Gayatri Mantra and have discussed in detail the methods of the japa1 and sadhana2 of this great mantra. There is no scripture, which does not sing paeans of the preeminent benefits and supramental effects of this mantra that encompass the personal, global and the cosmic realms of existence. It is said that even if one performs the japa and dhyan (meditation) of this mantra with fervent faith without going through all the prescribed ascetic disciplines of higher-level sadhanas, he attains all the blessings and boons of this mantra. Not only the immanent inspirations and the marvelous configuration of specific syllables and sonic patterns, the psychological and spiritual core of this Vedic Mantra is also so sound that it appears to be founded on profound scientific basis. Let us look at some of these aspects to understand the impact of its japa.

The amazing structure, functions and complexity of the human body has been the center of deep attention for thousands of scientists, biologists, anatomists and physiologists since long. Still a lot remains unknown, especially the body’s fine network of nerves, molecular functions, endocrine system and the brain. In comparison, what has been experienced and known about the human body and brain by rigorous yoga-sadhanas seems to be more thorough and significant. In the deep state of trance through devout yoga sadhanas, the Rishis, the yogis of the Vedic times, had found this body a miniature reflection of the entire cosmos, as mentioned in the quote – "Yat Brahmande Tat Pinde". The extrasensory components like the saÚ cakras, upatyikas and the marvelous nerve network hidden in it are found to be like nuclei and canals of cosmic energy. Having the model of the limitless cosmos in its small structure makes the human body the supreme creation in the physical manifestation of Nature. Japa-sadhana3 is a scientific method devised by the Rishis to activate the extrasensory energy centers within to facilitate the sublime flow of vital spiritual currents in this majestic living system.

The japa of Divine Name or Mantras has been an integral part of all modes of worship or prayer in every religion – be it Hindu, Sikh, Islam, Buddhist, Christian, Tao, Bahai, etc. As the specific pattern of controlled wind-flow through the holes of a flute produces specific sonorous tune, likewise, the vibrations induced by the repeated rhythmic chanting of a specific mantra generate specific pulsation of praña and stimulate the extrasensory energy nuclei in the body accordingly. The japa- sadhana of mantras is therefore practiced to educe supernatural talents and potentials.

The preeminence of the japa of Gayatri Mantra lies in its unique intellectual, emotional and spiritual effects in addition to other soul-elevating effects of mantra-japa. This mantra contains the essence of divine knowledge and wisdom. Even its literal translation implies a prayer for the refinement and illumination of our mind and intellect and for well-being of the world. This is why the Vedic Rishis revered Gayatri as – Vedmata, Devamata and Vishwamata (the origin of the Vedas, the Mother of godly-beings and the Mother of the whole world respectively). Not only the Hindu religion, but also the follower of other religions and paths of spiritual seeking revere this sacred mantra. Mahatma Gandhi referred to it as the basis of the world religion of the future.

The structure of Gayatri Mantra is in perfect tune with the science of cosmic sound. It will not be possible for us to analyze its sonic pattern and the resonance of its subtle vibrations in this small article. We shall mainly elucidate the major steps of psychological elevation and evolution of a sadhaka’s consciousness by the japa of this mantra.

Japa is a scientific process of inward orientation of mind. The japa of the Gayatri Mantra enables a harmonious linkage and flow of the individual consciousness (of the sadhaka) with the cosmic consciousness. If a beginner understands the psychological impact of mantra-japa or has intrinsic faith in it then meditating as per the requirement of the japa-sadhana will not be difficult for him. With prior conditioning of the mind, the rhythmic process of japa also helps in controlling its waywardness. Once this stage of training of the mind is over, the progress of meditation and hence the japa-sadhana moves quite smoothly and at an uninterrupted pace.

In terms of mental and emotional enlightenment, japa (japa- sadhana) involves the following: (i) Training – repeating the same mantra; (ii) Recognition – imbibing the inspirations of what has been repeated; (iii) Recollection and Contemplation – recalling the mental connection during meditation and reestablishing the broken links with the inner self; (iv) Retention – Deepening the faith (in the mantra) and sincerity to the level of inner experience and intrinsic emotions. In terms of spiritual elevation these correspond to – (i) Self-Analysis; (ii) Self-Refinement; (iii) Self-Development; (iv) Self-Realization. These are gradual steps of the realization through japa- sadhana. Although we don’t find the multiple activities and exercises like yoga practices in it, the sadhana process of japa is so effective that just with the sincere performance of this single practice, starting with self-analysis, we can reach the supreme goal of self-realization.

The great significance of japa is not due to chance, or without any firm basis. Had it been so, such a large number of devotees and yogis of the Gayatri Sadhana would not have been advised to waste time in practicing more and more japa for longer and longer durations. The aforesaid principles of psychology and spirituality work towards success of japa. These can elevate the devotee's personality out of the darkness of ignorance into the light of divine wisdom. The four principles mentioned above work in the subliminal domains of the consciousness to remove the layers of ignorance from the subconscious and thus help in the emergence of light of spirit within the individual soul.

Training is an integral part of education. It is indeed the first samskara to be cultivated for personality development. We may never find an educated person who has not undergone training in one form or the other. From nursery rhymes and tables to revision and continuous practice of problem solving in higher classes – the process of training by cramming and repetition is very common; this is also necessary for the inculcation of any desired tendency. The same is true about the impact of japa too; the effects of the mantra-vibrations cannot be felt without rhythmic repetition.

The "dhi" element of the Gayatri Mantra refers to prayer for the awakening of intellect. Just uttering it once or twice cannot have the desired effect. Our mind is like a barren, uneven, hard landscape, which frustrates all attempts at its calming and refinement. In order to make the seed of sadhana germinate and sprout, the field of mind needs to be cleared, ploughed and irrigated with the help of japa; one has to peep inside and identify, mercilessly uproot and throw out the debris of accumulated evil tendencies. Sowing the seeds of virtues is not possible without this cleaning of deep rooted negativities. Japa can also be likened to cleaning, sharpening and glazing. Its repeated friction and subtle pressure calms down and cleanses the mind so that it could clearly reflect glow of the spirit. Every devotee of Gayatri should therefore perform japa everyday for a fixed number of times at a fixed place, during fixed intervals of time. The arbitrary mode of excessive watering on some days and keeping the land dry on the others does not serve the purpose of proper irrigation of field. The same is true of the training of mind by japa. Regularity, sincerity, patience and consistency should be observed in this practice, as far as possible. This should also be continued over a long duration – depending upon the sadhaka’s inherent tendencies and mentality- till the dawn of the rays of success in the sadhana.

The second step in the sadhana is to assimilate in practice what has been learnt. Observation and analysis of the lower self cluttered with impurities is of no avail unless it is coupled with simultaneous attempts at cleansing out and refinement. Japa-sadhana helps in developing the inner strength and determination towards self-cleansing and self-refinement. The advanced spiritual masters affirm that the japa of Gayatri Mantra brings about rapid removal of ingrained vices and evil tendencies. Progress in this direction further accelerates inner purification, as it deepens the sadhaka’s meditation and thus reinforces the linkage of the sadhaka’s higher inner self with the indwelling divinity which the mantra invokes.

During this process one experiences ups and downs in the mental and emotional domains. The baser instincts and tendencies accumulated during innumerable births of the fallen soul in different forms before the present life are not easy to be uprooted and thrown out. These kusamskaras, coupled with the ignorance-driven ego, struggle hard to obstruct the process of inner purification in the initial phases. However, with the continuity of the japa- sadhana the devotee realizes that he is not the body but the eternal soul and therefore gains the light and courage to fight and eliminate all the hurdles in the path of self-realization. He consciously and gladly undergoes the prescribed austerities to loosen the hold of internal evils and passions. He understands that only the path of selfless service leads to true happiness, and that spiritual life is far more superior to life wasted in the pursuit of materialistic success and power. Nothing can then stop his march towards self-awakening.

Human ego-centered false self and its gross appearance is only a vehicle for the manifestation of his soul. This world of mirage is not his true home. He is guided by divine grace on his journey back to his real home- the realm of eternal light. Just, as the puppet show would be absurdly haphazard if even a few threads that control its movements are broken or loosened, as the young kid is orphaned and becomes helpless due to the sudden demise of his parents, as the house becomes dark in the night if its electrical power supply is cut, similarly the soul, the individual self, suffers an illusory, ignorant, and evanescent existence if its subliminal linkage with divinity is broken. We are way-lost children in the wilderness of this illusory phenomenon; groping for the sunlit path leading us back home.

Finding this sunlit path and reestablishment of this lost connection with the source by awakening of the true inner consciousness is the third factor of japa-sadhana. In the powers of japa, the inner self awakens and recognizes its soul-identity; the soul too recalls its divine nature. As this retrieval of lost memory progresses, it ponders upon its origin more deeply and gets anxious to unite with the source. This intensifies the reactivation of its sublime connection with the divine self. It calls upon the divine Mother (Gayatri) to save and protect it from illusions, diversions and pitfalls of the worldly cycle. This stage purifies the sadhaka’s gross and subtle bodies; his mind now gets educed and illuminated by positive and righteous aspirations. His personality is gradually suffused with nobility.

The fourth stage signifies a still higher state of spiritual maturity. With deeper and purer engagement in the japa of Gayatri Mantra, the sadhaka sees the light of his soul in the radiance of the subtle body of the sun – the cosmic center of this mantra. As this realization intensifies, he begins to experience, in deep trance, the unity of his soul with the cosmic soul (God). He then sees the identity of his soul as a reflection of the Brahm – conveyed in the Vedant Philosophy as "Ayamatma Brahm", "Tatvamasi","Soahm", "Cidanandoaham", etc. This state is referred to in the Shastras as samadhi, turiavastha or para siddhi – the state of ultimate beatitude, absolute bliss and supreme accomplishment.

Japa-sadhana alone, if performed with sincerity, purity and intrinsic faith, leads to this state of eternal bliss and light. It is therefore referred to as the key to the deeper science of spirituality and also revered as a yajóa. Japa yajóa alone is a complete source of ultimate self-realization.

By the divine energy immanent in the Vedic Mantras, we can attain supramental knowledge and actualize the potentials that are otherwise unbelievable, unimaginable and unreachable. Understanding and attainment of such extrasensory faculties are yet beyond the scope of the modern scientific advancement. Japa is therefore not well recognized or practiced by many of the so-called scientifically progressive people. We do see many of the erudite scholars, great scientists and elites engulfed in the sorrows, delusions and sufferings of the world despite their talents and resources; whereas there are some illiterate but spiritually elevated souls endowed with divine bliss and wisdom attained through sincere japa-sadhana of the Gayatri Mantra.

The energy locked up in the mantras is essentially spiritual in nature. The specific configurations of the Vedic Mantras are said to be derived from the subtle science of syllables and sound. The rishis, who had realized the cosmic and spiritual dimensions of the omnipresent eternal sound, had compiled these mantras. The consistency of the rhythm and amplitude of the mantras are therefore of vital importance. The prescribed modes and number of japas every day for specific sadhana are also enjoined accordingly. The sadhaka should follow these with due sincerity and punctuality. Sometime slow sometime fast speed or pitch of japa or performing the japa in a half-asleep or inconsistent way does not serve any purpose. Sitting with erect spine and in a state of mental peace, regularity of timings for japa are essential prerequisites for steady and sure progress.

Purity of the body and mind is another prerequisite for concentration of mind and proper meditation. It is advised to do the japa with the help of a rosary so that counting will also be automatic with the mechanical move of the hand on its beads with each complete chanting of the mantra, without disturbing the mental concentration. The upanshu type japa is said to be the best for the beginners. Here, one chants the mantra so that his tongue and lips may move but the voice is inaudible. Once one has perfected the rhythmic chanting of the mantra he may check the timings of specified number of japas according to his natural frequency and may use a clock (alarm) instead of a rosary, as per his convenience.

Any one who sincerely and rightly performs the japa-sadhana of the Gayatri Mantra begins to gradually progress through the aforesaid four stages of psychological and spiritual refinement and attains the ultimate goal. His mind and intellect are transformed and illuminated with divine love, light and wisdom and he awakens to the supreme reality of truth, consciousness, bliss (sat-chita-anand) beyond the limits of time and space. Material well-being and elimination of worldly problems accrue to the sadhak, but these are mere byproducts of the spiritual illumination. Nothing remains to be gained or aspired for thereafter. Everyone, without any constraint of caste, creed, gender or social status, is entitled to undertake this scientific experiment of japa-sadhana of Gayatri Mantra and be the recipient of divine grace.

A stylish abode with high space efficiency Interior designer Jay Sheth and his wife Hetal have designed their 2BHK home at Ghatkopar East with a contemporary theme and many eco-friendly features

A stylish abode with high space efficiency

Interior designer Jay Sheth and his wife Hetal have designed their 2BHK home at Ghatkopar East with a contemporary theme and many eco-friendly features



The design detailing of their home starts right from the entrance passage with a rectangle look, decorated with a honey oynx theme. Here one sees the precursor to the home with a glass and veneer paneling covered storage facility. Inside, the living room is relieved with a European theme having orange and yellow colours along with wallpapers.

Living room
The living room covers the dining area, temple, swing and L shape sofa seating. They also have a Home Theatre and Wi fi set up in their home. Jay Sheth says, "We have used LED lighting all over the home, which will help keep the electricity consumption low and try to maintain a halogen free atmosphere at home."

Master bedroom
The master bedroom introduces colour with the largely chrome yellow and orangish shades. The headboard is designed with leather material with Swarovski diamonds. The wardrobes and sundry other wood surfaces have been designed within the wall so that the room looks more spacious.
"We have kept wallpaper in the room so it will be easy to maintain, washable and economical .In all bedrooms we have gone in for colour lamination," he says.
Designer bathroom
The bathroom is a dream of his'• 'hers, with wash basins, shower rail and rain shower. "We have also gone for a Jacuzzi and shower space with special handmade fluorescent green tiles and white tiles in as a separate bathroom outside master bedroom," he explains.

Dining area
The dining space seems an offshoot to the absolutely humongous kitchen - but this would be a disservice to the beautifully designed area. It seats six with ease and has a welcoming neutral ambience. The kitchen has a RCC structure of beams and columns. So to utilize space they have a covered storage area along with two platforms with yellow and white color walls.

Children's room
The other room in the house is geared to the requirement of the kids, their special room. Keeping in mind that we have a boy and a girl we have part of the theme based on Barbie and the other half section on the Tom & Jerry concept.
In the wardrobe, we have designed a Cindrella party theme for Eva and Poo bear theme for Tej. We had specially arranged an artist for the cartoon theme and then opted for lamination for easy maintenance.
In the kid's room, the ceiling is designed with cloud and stars and a fish design border on side walls.

Special touches
A word about the storage available in the home - apart from the what the high gloss cupboards hide away, every service area of the home has been fitted out with profile shutters and back painted white glass and modern storage configurations, to make sure all the everyday items of use find a place.
"To avoid opaque spaces we have used mirrors. The whole home is Vaastu compliant, as per our requirements with minimal changes to the configuration," Jay reveals.
Hetal adds, "We have tried to use each and every corner of the space and utilize it to the maximum extent possible. We have tried to use material, which is maintenance free as well."

A fluid intermingling of spaces A 2BHK apartment at Juhu has been done up with clean, clutter-free and unconventional concepts with the emphasis being on 'less is more'

A fluid intermingling of spaces

A 2BHK apartment at Juhu has been done up with clean, clutter-free and unconventional concepts with the emphasis being on 'less is more'

The interiors of an 850 sq. ft 2BHK apartment at Juhu were recently designed by the team of KNS Architects Private Limited comprising architects Kanhai Gandhi, Neemesh Shah, Shresht Kashyap and Sarika Oza.
'Less is More' is the visible premise when it comes to the design of this 2BHK apartment for a newly married couple. The couple's love for raw and unfinished products forms the theme for their home.
Clean, clutter free and unconventional concepts define the design dictate. The idea was to create a free flowing shell that enhanced a fluid intermingling of spaces.
The ceiling is the most dramatic element of the design, where a form finished concrete ceiling runs uniformly in grids throughout and forms the focus of this apartment.
The unfinished look and texture used for the walls is a result of applying a melamine coat to plaster of paris (PoP) and then scrapping it off.
Dull grey tiles add to the 'bare' look, where the simple grey tone lends a uniform backdrop for the colour palette. The earthy colour palate follows a 'back to basics' theme and is brought alive by materials chosen for their bare and raw feel.
Vibrant hues of accessories and upholstery have been juxtaposed against the neutral shades of the walls and floor which helps break the monotony of the neutrals.
Designed for a couple, the apartment is conceived as a suite with a guest bedroom. So the entire two bedroom apartment has been opened out, with the option of converting the guest bedroom into a single enclosed space.
This flexibility of enclosing the open spaces, without disturbing the homogeneity and seamlessness is yet another achievement. The open kitchen follows the overall theme of the home with the dining given a worn out look in its treatment.
Another fascinating aspect of the house is the use of light. There are normal whites, which are essential and effective for working and several yellows for infusing a feeling of warmth. An Arc like pattern created by the LED's in the living and guest room enhance the drama created in the ceiling.
The master bed ceiling has been treated in a different way as compared to the other areas. The recesses created in the ceiling help conceal LEDS to provide a soft glow for the space. A symmetric pattern created by these recesses in the ceiling and the walls furnish an interesting aspect to the overall design.
Minimal furniture and unconventional ceilings typify this not so common apartment. The clutter-free space seen and felt lends a sense of calm and peace to the mind and offers a welcome break from the chaotic and claustrophobic environment that one tends to work, live, travel in.

The importance of 'Plan B' in architecture Property design and development has always had a second layer of services as a backup and this trend continues even today

The importance of 'Plan B' in architecture

Property design and development has always had a second layer of services as a backup and this trend continues even today



There are many beautiful structures in Mumbai, even amongst these; some pre-independence structures strikingly stand out. These structures not only display an architectural style, which has immense historical value globally, but there are some very important lessons to be learnt from them as well.
One significant aspect of these structures was there was always a "Plan B" for certain situations, just in case "Plan A" fell short. For example each individual apartment was designed keeping in mind future growth of the family, as well as affording flexibility in terms of space usage.
So if there were long unending corridors in these apartments, then the reason was not too farfetched to seek. The corridor gave an option for multi-family usage of the same apartment without any one family disturbing the other families.
And, in most cases there was always an additional door which led into the main corridor for further facilitating the above mentioned purpose. What's more, this door also doubled up as an escape egress in case of an emergency ("Plan B" within "Plan B").
Climate comfort was taken care by smartly designed window openings keeping each season in mind. There were those pretty looking external wooden louvers, which not only took care of the privacy factor but also kept out the harsh summer sun while simultaneously allowing room for cross ventilation functioning in tandem with ventilators provided above doors.
Thus, the entire system worked on basic principles of air currents, wooden louvers letting in cool air currents, while ventilators above door letting out warm air currents. This system worked well even for the monsoon. Remember those days; they didn't have the luxury of mechanical ventilation. Or maybe they just didn't need it.
The main guiding principle of these structures was that they stuck to a simple fundamental: get the basics right. However limiting the means and situations, the design of these structures cleverly maximized the efficiency of each resource by a process of multi application and by having a back-up for most situations.
There are so many other virtuous features in the design of these structures, that it is no surprise, that most of them have been quantified as Heritage structures, such that they may be a source of continuous study as striking examples of intelligent design.
Having said that, it doesn't imply that we should simply start replicating these structures all over again. Remember, those times were different, the resources were different and the social norms were different.
Today, the conditions have changed, the resources have changed and the standards of living have changed. But one thing surely hasn't changed; we still need to get the basics right and that too each time.
We will need to have a Plan B for a lot of essentials, noteworthy amongst them being: water, power, waste disposal and (hold your breath) even food!

Water
For a city like Mumbai, which is bursting at the seams, water is a commodity, which is ever in short supply. Despite an above normal rainfall and most of the lakes supplying water to the city full to the brim, there are still water cuts in most parts of the city due to demand outweighing supply.
The situation demands finding new catchment areas. Even if these areas are identified, then there will be the need for a whole new network to be installed in place, which can route water from these areas to individual taps. This calls for massive decision making and huge investment of time and money.
Think Rainwater Harvesting! It is a simple system to install, many companies providing services. Water so harvested can be used for secondary water usage like flushing, cleaning of premises, washing cars, gardening, etc. New constructions are integrating this system in their design and if existing structures also install this system, water shortage can be alleviated to a large extent. What's more water harvested will lessen the run-off co-efficient on the streets during heavy monsoon, thereby easing to some extent the situation of water logging in areas as well, the virtues of multi-application.

Power
Mumbai, being the economic capital of a rapidly developing country like India can hardly afford power outages as well as power theft. When unrest among coal miners in southern parts of the country starts affecting power supply in certain suburbs of Mumbai, understand that it's time to start looking for alternate supplies.
Think renewable sources of energy! Micro solar and wind application are now finding their way in residential and commercial structures across many parts of the country. To start off, this is a Clean and Green source of energy, i.e. it doesn't rely on any non renewable source like fossil fuels for its power generation. Also, its application goes a long way in mitigating green house gas emissions.
And, with the technology getting more and more cost effective by the day with simultaneous advances in ease of application, people are now finding an alternative source which can provide power to parts of their premises in times of power outages. Even if a structure can generate 10 to 15% of its daily requirement it will still take care of a lot of power related situations.
In fact there are already some smartly designed structures in the country, which are 100% self powered. In certain cities, there are even providers in place, who will build, operate and maintain the system at a marginal rent, which still is much more cost effective than the main supply rent, and what's more if the structure is generating energy for itself means its generating energy for the country as well. A rapidly developing country like India will need as much power supply as possible.

On-site waste disposal system
At a rough estimate, the city of Mumbai produces approximately 9,000 tonnes of waste daily, out of which around 6,000 tonnes is mixed waste (bio-degradable and recyclable) and around 3,000 tonnes of debris and silt.
This is a huge quantum and given the way the city is growing, this figure will only inflate further. The dumping grounds are already falling short and with new apartments being constructed next to existing dump yards, there is further pressure on closing them down. Where do we dispose all this waste?
Already, the tell tale signs are visible with debris lying along roads and railway tracks. Drains are choked and if there is an open drain channel, one can see the amount of litter which has claimed its occupancy.
Blaming the authorities won't help. There is only that much that they can do. This situation is of a very large magnitude and it will require the total involvement of each and every citizen if we have to guarantee a cleaner and healthier Mumbai for the future generation.
Waste segregation at the source, which has been discussed for long, will need to be taken up very seriously. Each household will need to consciously adopt this practice, after all the city is simply an extension of our house. There are examples across the globe, where apartments have been designed with its own stand alone landfill on site, which serves as a micro dumping ground and in the bargain the landfill gas so produced generates power for the structure.
Again since it services only individual structures, there is negligible or zero health hazard involved. Also in India, there are examples of people having devised systems which generate energy from decomposing organic waste and then using the by-product residue as organic manure.
Plus, the importance of the three famous R's can never be overstated. Reduce, Reuse and Recycle. Any 7th standard student will tell you what these three R's mean when it comes to waste disposal. Let's take a leaf from their notebooks and try our best to reduce the burden on the city.
Food
This might sound a bit far-fetched but one close look at the kind of vegetables and fruits available in the market will be enough to understand at the kind of nutrition we are providing for ourselves and for our kids. Mind you, there's even a monetary price you pay for this.
With more and more parts of the country getting rapidly urbanised, there is an increasing shortage of farmlands. Food available in the city comes from places nearly 200 kilometres away, resulting in huge transportation costs daily and also burning of fossil fuels in the bargain. Again, it is estimated, nearly 50% of the food gets destroyed in transit, resulting in massive losses of resources. This leads to a further escalation of commodity prices.
Hence, it is no surprise, across the globe, there is a silent revolution happening across cities like New York, London, Stockholm and Beijing. More and more people are increasingly adopting the practice of growing as much food as possible within their own premises.
Look up the Internet and search for examples of rooftop farming or window farming and one can see the wonderful results that people have come up with. There are some very inspiring examples from India as well, which need to be further encouraged as this will go a long way in ensuring that we, and more importantly the children are eating substantially nourishing food.
In climates like Mumbai, one can easily grow vegetables like tomatoes, cauliflower, okra, sweet lime, spinach, potatoes and a wide array of flavouring herbs on rooftops. Fruits like guava, pomegranate, papaya, etc, have also been grown organically on apartment terraces. There's also an example in Gujarat where corn has been harvested on rooftops.
It is estimated that 16 square feet of rooftop farming can provide one square meal per day for a child. For a country like India, where each day there are kids dying of either malnutrition or starvation, this practice can provide immense relief.
Hence, it is only prudent; that we start adopting alternate sources for all these important essentials in a very serious manner and as early as possible to take care of certain pressing requirements of the city. We will only stand to gain.

Saturday, November 26, 2011

Transform your house in two days

While revamping your house can be quite time consuming here are some simple ways to give it a quick makeover



Refurbishing r home interiors can be a daunting task for those busy in their careers and day-to-day household responsibilities. While replacing the paint, flooring and redesigning takes a very long time, it is still possible to transform the look of your home in just two days.

Wallpaper makes it easy
There are plenty of wallpaper designs which one can choose from. This makes it easy to change the look of the rooms with different patterns, colours or designs. Wallpaper can be the perfect touch which accentuates a room's theme or fixtures. It also features more detail than a simple coat of paint. It makes it easy to look at wallpaper installation more like a long term investment and it is also less time consuming.

Carpet your floors
Carpets are a popular floor fitting, prized for their warmth, versatility, insulation abilities and the protection provided to unfinished floors. A carpeted floor is a safer floor. The soft surface and cushioned under-padding not only reduce the impact of a fall, but also reduce the likelihood of it happening in the first place.
Most carpets made today are highly stain-resistant, meaning clean up is easy. With just a damp cloth or a quick vacuuming, your floors look as good as new. Because carpets trap dust and allergens, they can also improve the air quality in your home as long they're properly cleaned and vacuumed on a regular basis.
You can get carpets in any style, design, colour or pattern that you want. Because of its versatility, the carpet fits in well in any design scheme. It also costs significantly less than other types of flooring like tile, marble or hardwood and also quick.

Furnishing flamboyance
Curtains and draperies are very decorative and add enormous personality to the house. The wonderful old-fashioned drapery cords around these drapes really add to their appeal. Create a total polished look for the space by bring all the colours together in the room.
If your sofa or cushion cover is of a particular shade say red then prefer a curtain of the same shade as it will give a splendid look to your room. If the room is a bit dark then perhaps you can use flowery drapes. These really make you feel like you're living inside of nature. There are plenty of choices of fabrics, designs, and colours when choosing your homes drapes and curtains.

Rearrange your furniture
Arranging furniture is a creative process of decorating. The easiest way of arranging your furniture is finding a focal point. It is better if it's anchored to the wall so that you could move your furniture away from the walls and create an interesting arrangement.
When arranging your furniture make sure the pathways were easy and clear. Otherwise the place will feel cluttered and will have obstacles on the way.
Place the sofa or a couch in the middle of the room and complete the grouping with a coffee table and armchairs. For the bedroom, angled arrangement can also be a great option.
Patterned rugs, blankets and curtains can also top up the view even with the conventional furniture arrangement. Remember the decorating rule about coordinating various sizes. Too many big furniture pieces will look awkward while too many small pieces will make the room look cluttered. Play with the angles, use unusual or creative furniture to help you jazz up your place.

Small things make a big difference
Try to make your room look fresh and stylish by changing your lighting features, pillows, photographs, artworks, and flowers. This is particularly imperative if you want to give your house a spanking new look every new season.
Colour changes of fabrics and flowers can play an important part in decorating home. Put some fresh flowers in an attractive vase in the living room, this will give a refreshing look whereas change the flowers on every alternate days. You can use beautiful designing handles for all the doors; this will add exquisiteness to the house.

Ownership of inherited property Guidelines on issues and concerns related to real estate, laws and taxes

Ownership of inherited property

Guidelines on issues and concerns related to real estate, laws and taxes



I am Hindu by religion, owning movable and immovable properties, some of which are acquired by my own funds and some by inherited funds. My jewellery is also partly inherited and partly self acquired. What are my rights over such properties?
Under the provisions of the Hindu Succession Act, 1956, a person is the absolute owner of the inherited properties, whether acquired under a testamentary or a non testamentary succession. In such a view of a matter, you have all the rights on your self-acquired as well as inherited properties to deal with the same in the manner you like.
While making your will you can bequeath all such properties as per your choices and preferences.

I had purchased factory premises in an industrial co-operative society in the year 1995 for a price of Rs 57 lakh. The factory is used by my proprietary concern and is charged depreciation. Now I want to sell off the factory and want to know the tax implications and tax planning. I have no other premises in the business.
On sale of depreciated factory premises, special provisions of section 50 of Income Tax Act, 961 would be applicable. The sale proceeds minus expenditure incurred in connection with transfer would be net consideration. In your case, net consideration minus written down value of the factory will be deemed as short term capital gains.
If you purchase a new premises falling in the same block of assets before the end of the same financial year in which the factory is transferred, the price of new asset would be set off against such capital gains. Therefore, if the price of new premises is higher than such capital gains then no tax implications will arise. If the price of the new asset is lower than such deemed capital gains then the difference will be the taxable capital gains.
You may invest net consideration in purchase or construction of new residential house within the prescribed time limits and avail exemption u/s. 54F of the Income Tax Act subject to your complying with the conditions of said sections.
You may also consider investing the capital gains in capital gains bonds within a period of six months from the date of transfer of the depreciated factory to avail the exemption u/s. 54EC up to Rs. 50 lakh per financial year. The lock in period for the new residential house as well as the prescribed capital gains bonds will be 3 years

Different people invest in these properties with different motives; some for a relaxing getaway and others as a retirement home or investment

Second homes gain popularity

Different people invest in these properties with different motives; some for a relaxing getaway and others as a retirement home or investment


With increasing affluence on the one hand and a growing realization that there is a need for a relaxed lifestyle at least on weekends, the concept of second homes appears to be gaining popularity. According to the National Council of Applied Economic Research, the number of households described as rich is expected to reach 11 million by 2013 from 3 million in 2003. Meanwhile, the number of middle class aspirers is predicted to leap even more dramatically, from 46 million to 124 million. The number of HNWIs in India is growing at 20% YoY, second only to Singapore.
This growing opulence of Indians surely makes the second-home market pretty hot. According to a study conducted by Kapston.com, a Bangalore-based E-business consulting firm, second-home sales in India increased by 50% from 2002 to 2007. The trend slowed a bit in 2008, mostly due to the economic woes of the US. Then it picked up in mid-2010 to slow down slightly only in the recent time, although now it's a normal, regulated market where good stuff sells very quickly.
Different people invest in a second property with different motives. For some, second home is to have a relaxing place away from the hustle and bustle of city life, extreme heat and the stresses of work. There are many who'd like to have a second home to spend the rest of their lives in, post-retirement. Others invest in a second home in order to earn rental income.
The primary reason for buying a second home is still lifestyle among Indians; however people have started realizing the investment potential, but the investment consideration comes in a strong second place.
Tata Housing is also a key player in the second home segment. We have a project Prive, an exclusive residential development, nestled in the foothills of Lonavala. The site undulates and slopes in several directions with an elevational difference of around 40m between the highest southern plateau to the lowest valley in the north. This sloping terrain naturally offers sweeping views towards the east, north and west across the Lonavala basin.

One of our other projects, La Montana in Talegaon, which we launched in 2010 falls in the affordable luxury category second homes. Talegaon is about 20 kilometers from Pune and about 120-130 kilometers from Mumbai. The project is based on a Mediterranean lifestyle. La Montana is an integrated township with all the amenities you need to live the life you always imagined; a township with a Mediterranean soul both in its terraced layout and in its architecture.
A second home is not a bad idea. It can serve the purpose of a change from the routine, once in a while, and leave you refreshed and energized. It can also be a wise investment. In fact people in the higher income brackets even opt for more than one second home as part of their long term investment strategy.
Even if buying a second home involves spending a lot more money before retirement, you will be wise to consider it as an investment. If, for example, you buy a second home five years before you retire, you will be able to earn money by renting out your property for the next five years, and cover a part of the mortgage costs.
And it's not only for Indian dwellers. Non-resident Indians are buying this mid-level housing as well. NRIs can easily attain housing in India because they were born there— but they can also buy even if their parents or grandparents were born there.
Many NRIs choose to go back to where they came from; they have dreams of having India as a possible place to retire, where hired maid servants will run their day-to-day tasks while they relax close to friends and family. The home towns where they grew up always have a certain draw on their heart strings.

The MCHI assurance and code of conduct have provided a double dose of confidence to home seekers

Ensuring safe and secure real estate transactions

The MCHI assurance and code of conduct have provided a double dose of confidence to home seekers

Maharashtra Chamber of Housing Industry (MCHI) has taken two major steps, which have given double confidence to home seekers. The MCHI 'assurance' along with the recently adopted code of conduct, has ensured that people can buy flats without any concerns or tensions.
The impact of both these initiatives was visible at the MCHI Property 2011 exhibition, the 19th edition of the real estate and housing finance expo held at the MMRDA Grounds, Bandra Kurla Complex from October 6 to 9, 2011. In fact, at the exhibition's inauguration, Minister of State for Housing, Maharashtra, Sachin Ahir made a special mention of MCHI adopting a self regulatory code of conduct for developers, and he also had praised MCHI's initiatives as regards taking adequate care to ensure that properties on display at the exhibition had necessary clearances.
Referring to these unique buyer- friendly initiatives, Paras Gundecha, president, MCHI, said, that MCHI had recently endorsed a 'code of conduct' for its member developers to scrupulously adhere to ethical business practices. "MCHI has also set up a consumer Grievance Redressal Forum to attend to buyers' complaints. MCHI over the years has emerged as a strong bond between homebuyers and the developers. The organization has extended its reach across all the regions of Mumbai City, Suburbs and across the Mumbai Metropolitan Region (MMR) in the recent past, reaching out to all stakeholders.
Boman Irani, Hon. Secretary, MCHI said, "The MCHI Assurance is what made all the difference between any other real estate exhibition and MCHI's Property 2011. With our commitment being "MCHI Hai Toh Bharosa Hai", the properties on display carried the MCHI stamp of assurance The MCHI Assurance brought in the 'safe and secure' aspect for a home buyer. Very simply, it meant that MCHI had worked with all the participants to make sure that projects exhibited for sale were in adherence with the MCHI Assurance. In other words, these projects had a Commencement Certificate (CC) and/or Intimation of Dis-Approvals (IOD). Also, these projects had to fulfil the requirement of sanctions towards home loans from any leading HFI or nationalized bank. Any project without the above was clearly labelled as an "upcoming project" at the exhibition."
"MCHI being an 'official' organization of real estate developers, recognized by the government of India and Maharashtra, meant the exhibition translated into added security, satisfaction and peace of mind for home seekers," he added.
Bandish Ajmera, Chairman, MCHI Exhibitions Committee said " The MCHI Assurance is very simple: it puts buyers' interests first. "All the participating Developers have to sign the MCHI assurance letter, which will have undertaking signed by the MD of the participating company. It means very simply that projects displayed at the exhibition have IOD and CC, and the participating developer will abide by the MCHI code of conduct. MCHI Property 2011 was planned and organized so as to enhance the comfort and convenience of the home buyers. Various new initiatives were undertaken to ensure that every visitor thoroughly enjoyed the experience of buying a home, while making a most informed choice," he said.
"MCHI property exhibitions have proven to be a perfect place to find a dream home and the 'Bharosa' factor is getting stronger by the year," said MCHI Exhibition Committee co-chairwoman Manju Yagnik.

MCHI CODE OF CONDUCT COVERS THE FOLLOWING ASPECTS:
1 TITLE
The title of the property under development shall have a true disclosure in the "Title Certificate" from a Solicitor / Advocate showing the rights and obligations of the Developer along with the Agreement of Sale.

2 INSPECTION OF SANCTIONS
All sanctions from the sanctioning authorities like approved plans and commencement certificate, N. A. permission, exemption order under U.L.C. Act (if required) etc., shall be made available for perusal of the purchaser at the time of signing the Agreement of Sale.

3 BOOKING OF PREMISES
The Developer shall at the time of booking / sale of flats / premises shall disclose all the requirements as required under MOFA.

4 AGREEMENT OF SALE
We hereby resolve under Code of Conduct to govern and bound by the conduct as set out below.
4(a) To be transparent (and to be recognized for being so) in all our dealings and documentation with our customers, and in this regard we commit ourselves to do the same mandatorily:
4(a)(i) Disclose and declare all the components of the sale consideration; and in the event that any one of the components is to be based on actuals to be determined at a future date, then it would be so disclosed and the current value of such component declared.
4(a)(ii) Disclose and declare whether or not escalation, in any of the components constituting the sale consideration is envisaged and if so, the basis on which such escalation is to be computed and the time frame within which the same would be applicable.
4(a)(iii) Disclose and declare whether any rights, residual or otherwise, are being retained in the property being developed and if so, the nature of such rights.
4(a)(iv) Disclose and declare the nature of the product warranty if any, and the period for which such warranty will be valid, and whether such warranty is being passed on/assigned on good from suppliers through us to our customers.
4(a)(v) Disclose and declare the manner, timing and conditions under which delivery of each developed area and the project as whole would happen, and also the circumstances under which we may withhold delivery to our customers.
4(a)(vi) Disclose and provide a clear narrative of how the title of the property being developed has been delivered.
4(a)(vii)Disclose and declare whether any part of the common areas such as open car parking, garden or terrace areas etc. are specifically excluded from common enjoyment and in such an event mandatorily mention such exclusion in the agreements with all our customers, in the development.
4(a)(viii) Disclose and declare the schedule of payments by our customers, relating them to specific events like time and progressive construction. Disclose and declare the delays if any during the project for reasons beyond the Developer's control on a periodic basis and intimate the delay in possession if any well in advance.
4(a)(ix) Disclose and declare the circumstances under which interest on delayed payments is collectable from our customers, rate at which interest would be charged and method of collection of such interest.
4(a)(x) Disclose and declare the circumstances under which liquidated damages is payable to our customers, the basis of its computation, and the method of such payment.
4(a)(xi) Disclose and declare the Govt. Duties and taxes that are applicable to the transaction as applicable at the time of tansaction or thereafter to provide maximum clarity and transparency.
4(b) To mandatorily standardize and practices employed us with regard to
4(b)(i) Carpet Area
The Developer shall disclose the Carpet Area of the premises in accordance with provision of MOFA.
Any area that is specific to the flat/ premises exclusively to be enjoyed by the premise owner will also be disclosed and whether chargeable separately.
4(b)(ii) Guarantee as to non-violation
Our customers would be assured that the Building Laws would be complied with and would be guaranteed of assured protection from any possible adverse consequences of violation.

The Guarantee may be in the from of:
A. Completion Certificate and /or Occupation Certificate
B. Indemnity to keep our customers harmless of the consequences of any violation solely arising from any acts of commission or omission done attributable to us.
4(b)(iii) Conveyance of undivided shares:
We would arrange for conveyance of lands to the common organization of flats/premises purchases within the period prescribed under the law.
4(b)(iv) Time frame for delivery:
The time frame within which delivery could take place would be reckoned from the date of plan sanction/building permit, unless our customers and ourselves mutually agree upon an alternative.
4(b)(v) Conformity to zoning and non-violation of FSI
We would declare that we would maintain zoning conformity and FSI eligibility without any deviation, as per Laws in force. However, we may prior to making a particular project available to our customers for sale, obtain conversion of the zone.
4(b)(vi) Prohibition on adding
undisclosed elements to the consideration
We agree that other than changes in the statutory levies, any component of the sales consideration not mentioned in the agreement under any head at the time of entering into the contract with our customers, is not bound to be payable by our customers.

4(b)(vii) REFUND OF MONEY
In case the completion of the building delayed beyond the period stipulated under the agreement for sale with the flat purchaser, the Developer shall return all the moneys, received by him from the flat purchaser, along with interest as specified in the agreement. Suitable refund condition or compensation shall be clearly mentioned in the agreement.

4(b)(viii) FORFEITURE :
The Developer shall incorporate in the agreements, a clause to the effect, that in the event of non-payment of installments or other components of sale price, the forfeiture shall be as per mutually agreed terms of agreement / contract but limited to 20% of the amount of consideration (both towards land and construction) however, subject to a notice before forfeiture with an opportunity to the purchaser to pay before the option of forfeiture is exercised. In addition any interest due shall be recoverable. The refund shall be payable within 7 days after resale of the account of the defaulter or to the extent of 20%, whichever is more.

4(b)(ix) POSSESSION
The Developer shall ensure timely completion, physical possession, as committed to buyer. It shall be builder's responsibility to obtain completion / occupation certificate.
The Developer shall incorporate in his agreements, a clause that the delivery / possession of the flat shall be given to the client against complete settlement of the entire consideration interalia with taxes, deposits and all other components of sale price / quotation.

4(c) ARBITRATION/MEDIATION
That we shall provide for arbitration clause providing for arbitration arising of disputes out of agreement for sale, with prospective purchasers under Indian Arbitration and Conciliation Act, 1966.
We shall also provide mediation by MCHI before arbitration is invoked.

5 LABOUR WELFARE
Members are encouraged, at large sites (more than 4000 sq. mtrs) to have crèches and educational facilities for the children of the labour, along with other possible labour welfare activities, such as periodical medical check-ups, insurance, etc.

6 FORMATION OF A SOCIETY OR A BODY CORPORATE :
The Developer shall take steps for registration of Co-operative Housing Society or any other body corporate as may be necessary as per law.

7 SOCIETY ACCOUNTS / OTHER DEPOSITS SUCH AS STAMP DUTIES :
The Developer shall maintain separate account in respect of sums received by him from the flat from the flat purchasers as Advance or Deposit, sum received on account of the capital for promotion of a Co-operative Housing Society / Apartment Association or a Company or towards the out goings, legal charges, etc. and shall utilize the said amounts only for the purpose for which they have been received. Such accounts shall be given to the Society / Association / Company not later than 3 months from handing over the charge of the building to such Society / Association / Company and / or within a period of 3 months from the date of final conveyance, whichever is later.

Concepts that define today's realty markets Property redevelopment, second homes and the 2BHK apartment format have all evolved and are prominently visible on the real estate horizon

Concepts that define today's realty markets

Property redevelopment, second homes and the 2BHK apartment format have all evolved and are prominently visible on the real estate horizon



The process of property redevelopment keeping existing structure in place has been a much exploited technique since over a decade back. Many areas of western suburbs of Mumbai, like Bandra, Khar, Santacruz, etc., had a huge number of such redevelopment projects.
It was quicker and easier as relocation of old building residents wasn't an issue. It was also cost effective as the existing structure was retained with due repairs and renovations taken care of.
However, one of the biggest disadvantages was mixing of the residents. Essentially, the new buyers would pay a huge premium and hence belong to higher strata of society compared to the old occupants. This class barrier reflected as a huge discount on the asking price as not many of the high-end society buyers were willing to share the space with the lower classes.
All this was handled by creating separate buildings for existing occupants and for free market sale, with enough class barriers in place. This however, necessarily meant razing of existing structures to create denser and better planned habitable areas. So, the old occupants are either paid off completely or relocated to a part of the same property or elsewhere.
The locations with dense populations and old dilapidated buildings are many in the city of Mumbai. The island city has the whole stretch from Fort, Flora Fountain to Dadar with scores of such buildings in need of redevelopment. Central suburbs have Kurla to Ghatkopar offering such projects and western suburbs have Bandra to Juhu as a stretch proliferated with such buildings.

Second homes
Till as recently as a decade back, second homes as a concept existed only in the ultra-rich segment of urban society. For Delhi residents it was a farmhouse on Mehrauli-Gurgaon Road whereas Mumbaikars found refuge in Alibaug, Lonavala, etc. Proximity to the primary home played a key role so as to escape to these places over weekends. So, in essence, second home markets are very localised with distance between primary and secondary homes not exceeding two hours or 100 kilometres.
However, with private jets and yachts catching the fancy of the elites, those adventurous ones have already broken the distance barrier with many of them securing places in exotic locales of Goa, Maldives, Mauritius, etc.
The wealth creation in last decade has percolated down in the strata of society and a new breed of upper middle class has emerged with ambitions to match the high society. Exposure to global cities and aspiration for lifestyle products has created a formidable nouveau riche class keen to buy second homes at affordable prices. Practically every urban metro is surrounded by hill-stations, water fronts or private forest areas where the developers are creating exciting schemes to lure in this class of buyers. Mumbai for example has Khandala, Karjat, Kasara, Igatpuri, Panchgani-Mahabaleshwar, etc. emerging beyond Lonavala and Alibaug as second home markets.
The most essential thing to watch out for in case of second homes is safety and maintenance. If the property shall remain unused for better part of it then safety and security plays the most important role.
Further, if it is used intermittently, then keeping it useful every time one needs to use it is a difficult task. Ideally, service apartments where developers give a lease back option takes care of these aspects. A good gated community can handle the safety and security aspects.

The 2BHK flat concept
About a quarter of a century back, the most favoured configuration with buyers in Mumbai used to be 1BHK with over 50% contribution compared to 2BHK and the rest sharing 25% each. The last two decades have seen few radical changes in real estate environment that has changed this factor.
The decreasing average age of home buyers, easy availability of mortgages, improving lifestyles, awareness about global housing standards, etc., have played key roles in changing the configuration.
Today on an average, over 50% of apartments constructed and sold are in 2 BHK category vis-à-vis 25% of 1BHK and 25% of the rest.
Developers have done their bit in creating interesting concepts like two and a half BHK apartments to cater to the needs of upwardly mobile households who at present can't afford to buy a 3BHK. Such ingenuities have helped the market to expand further with more buyers leaning towards these options.

Giving old buildings a second lease of life Societies that adopt a systematic approach and follow professional advice are more likely to be successful in redevelopment

Giving old buildings a second lease of life

Societies that adopt a systematic approach and follow professional advice are more likely to be successful in redevelopment



'New homes for old' is a dream that most Mumbaikars share. Dilapidated buildings, often on the verge of collapse, are a grim reality for thousands of housing societies across Mumbai's central suburbs. With structural stability already badly affected and conditions deteriorating further with each passing day, sooner or later the stage arises when members start actively exploring the possibility of redevelopment.
However, making the transition from an old dilapidated building to a new, stable structure is not an easy task. With incomplete or misleading information creating friction among members and new circulars being issued on a regular basis, societies have to cope with either an information overload or paucity of the same. Many societies do not have conveyance, so the entire process can break down in an instant. Identifying the right kind of builders or developer is another challenge as is knowledge of specific procedures to be followed. Due to this, redevelopment of old buildings has become a common cause for concern where existing housing societies across Mumbai are concerned.

Awareness matters
All through 2011, ever since the first DNA Property Redevelopment Conference-cum-Exhibition made its debut in January, one aspect has become crystal clear. Ignorance is not bliss, especially where the redevelopment process is concerned. During the three conferences that have taken place and the months in between, an increasing number of societies trapped in a quagmire of their own making came forward to share harrowing experiences.
Rules had been ignored until no longer possible, then bent to suit the purpose of certain members and finally broken for selfish gains of another group. The result is endless delays, loss of all possible benefits, and ultimately a no-win situation where they are literally praying for rescue by a benevolent developer.
From societies that have signed a contract and appointed a builder without following due to procedure to those who have signed new contracts without cancelling the previous ones and are locked up in litigation, it's always the same story. Lack of in-depth knowledge sends the society members or tenants on the wrong track with a one-way ticket to nowhere.

Informed decisions
In stark contrast, society members and tenants who attend events like the two-day DNA Property Redevelopment Conference-cum-Exhibition and follow the free guidance provided find the process going through much more smoothly and quickly. The fact is that every society has to deal with a wide variety of issues at each stage of the redevelopment process and the further they advance; the more complex and complicated aspects emerge. In fact, probably the biggest knowledge take-away from the two DNA Property Conference-cum-Exhibitions held so far has been that society members finally began to realise the extent of their ignorance and the numerous resulting pitfalls. Listening to the queries raised by other societies helped them realise what lay in store for them in future.

Essential step
Given the large quantum of old structures in dilapidated conditions and lack of space for new development, most residents see redevelopment as a need based activity. "Redevelopment is seen as an ideal solution because you are rejuvenating your building by demolishing a 40-50 years old structure and building an entirely new structure with the help of latest technologies. The process also provides you with extra amenities and improves the lifestyle of the occupants of that building. Rather than go in for recurring repairs, I feel that redevelopment is a better way to increase the life span of the building", says senior citizen Saroj Shah.
Delays derail
Mohan Majethia, another senior citizen, opines that timing matters a great deal in the redevelopment process and too much delay is inadvisable. "Keep in mind that redevelopment is of the entire building and not just one flat in the building. So the approval of all the residents for redevelopment is necessary, which is difficult."
Referring to the situation faced by people like him who live in rented accommodation, he explains, "These days, we don't have unity among the people living in the same building, so the landlord takes advantage of this. The same is the case with housing societies; if one member disagrees with the idea of redevelopment, the consequences have to be faced by all the other members of the society."

Time consuming
"Redevelopment is a time consuming process as there are internal factors like paper work, approvals and agreements involved. Also, there are external factors like weather conditions and natural calamities, which can affect schedules, and delay the process. The consequences of such delays are faced by the existing occupants of the building. If the redevelopment of the building takes more time than expected, it becomes difficult for the older occupants as they have to stay temporarily on rent. We have to shift to different places, the education of the kids suffers and we don't get all facilities required", Majethia adds.

Combined effort
Chartered Accountant Amit Doshi, whose own society is considering redevelopment of their building, feels that co-operation among members is essential to carry out the redevelopment process smoothly. "One needs to get approval of all society members, select the builder by doing a proper homework and abide by the BMC rules and guidelines. Only then can the builder and the members can share the benefits of new and improved redeveloped structure", he says.

Future generations

Businessman Kamlesh Ghelani, who has two children, feels that "Redevelopment is the need of the hour. We need to walk hand in hand with time. The new generation wants to stay in houses, which signify recent trends and modern looks. The concept redevelops the perspective and thinking, while changing the lifestyle of the people with the latest amenities and technology. The lifespan of the building increases after its redevelopment. Not only that, the structure of the building becomes much stronger. Nowadays we have waterproof and earthquake-proof buildings. Redevelopment also increases the level of comfort as we have now have elevators. We also get boring water facility and solar system for electricity, which helps save the environment."
An alternative investment proposition

Second homes or weekend getaways are gaining prominence due to the scope for capital appreciation



The term 'real estate' is defined as land, including the air above it and the ground below it, and any buildings or structures on it. It is also referred to as realty. It covers residential housing, commercial offices, trading spaces such as theatres, hotels and restaurants, retail outlets, industrial buildings such as factories and government buildings. R
eal estate involves the purchase, sale, and development of land, residential and non-residential buildings. The main players in the real estate market are the landlords, developers, builders, real estate agents, tenants, buyers etc. The activities of the real estate sector encompass the housing and construction sectors also.
The real estate sector in India has assumed growing importance with the liberalisation of the economy. The consequent increase in business opportunities and migration of the labour force has, in turn, increased the demand for commercial and housing space, especially rental housing.
Also with the increase in the disposable income amongst the larger percentage of the population in India the concept of investment in real estate has gained popularity in the recent years. Hence apart from the usual investment options like shares, securities, fixed deposits, mutual funds, government bonds etc. investment in real estate has been rapidly growing across India indicating that there is security, stability and a sound return on Investment possibility.
The Indian real estate market is still in its infancy, largely unorganised and dominated by a large number of small players, with very few corporates or large players having national presence. The Indian real estate market, as compared to the other more developed Asian and Western markets is characterised by smaller size, lower availability of good quality space and higher prices.
However, the scenario is changing now. Real estate offerings from developers are becoming more transparent and authentic (though there is still room for improvement). Consumers also are becoming more aware of the pros and corns of Real Estate investment.
Banks and financial Institutions also play a very important role in ensuring that the legality of the transactions is maintained and that there is absolute transparency in the deals executed. Due to this growing awareness amongst the consumers the quantum of investments in real estate has grown leaps and bounds in recent years. Scarcity of space available (specially in larger cities and towns) has resulted in higher real estate prices.
This situation has opened up a new investment opportunity amongst the consumers i.e. Investment in second homes or weekend properties. Investments in this category would be in products like plots, farmhouse or bungalows. The advantages of investment in second homes can be as follows.
  • The invested amount could vary from a small value to any higher value thus encompassing a large basket of Small, medium and large Investors.
  • Since the land value is ever increasing return on investments are marginally higher than other instruments of Investments.
  • There is always a sense of security in the minds of the Investor that he owns a piece of land or property which will sooner or later appreciate in value.
  • Second homes provide an ideal place for post retirement stay and relaxation. It is fast becoming a status symbol to own a second home.
  • However, as in the case of any other investment proposition, there is a flip side to this kind of investment also.
  • Not all offerings made by Developers are clean and transparent in nature.
  • Promises made by Developers on sale are not always kept and invariably the consumer lands up on the losing side.
  • There is no such regulatory body incorporated which will manage and monitor these investments.
However, despite the shortcomings, real estate investment (especially investment in second homes) as an alternative investment proposition has been gaining grounds in recent years and will continue to grow in the years to come.

Two key aspects to consider Points to be pondered over before buying a home

Two key aspects to consider

Points to be pondered over before buying a home

Most of us know exactly what we want from our future residence - the look, the facilities, the accessories, etc. This does not mean, however, that a home which meets all these requirements is ideal. To judge whether a new residence will be a real asset in the long run, we must consider many variables. Paying attention to these will not only ensure maximum comfort and convenience during actual use, but also maximum resale value in the future.

Characteristics of an 'ideal location'
What makes the perfect location? Good neighbors? A great view of the local park? A close-by ice cream parlor? Actually, it takes a lot more than that. Don't judge only by the actual site of the residence, or the cost of the property. Land and property rates do differ from area to area, and this is an important consideration as far as resale value is concerned. But the state of general state of the locality also matters a lot, both from a domestic as well as investment point of view. The neighborhood locality consists of more than what you can see from your kitchen window.
To get an overview of whether the locality of your intended home is on the way up or down, take a walk or slow drive around the residential and commercial areas. The presence of a lot of vacant, neglected lots, unused shops with 'For Sale' signs on the shutters, evidence of inefficient garbage disposal and other signs of decay are definite alarm signs. They could mean that the localtity is on the decline, maybe having seen prosperity in the past that is now history.
A steady and balanced neighborhood can be judged, to a certain extent, by the uniformity of the surrounding buildings. Do you see a high degree of disparity - one that may indicate that people from too many different financial backgrounds live here? Does the neighborhood look haphazard and unplanned? This may indicate that there is little or no unity amongst the residents, and this spells trouble. There is every chance of a high crime rate and discrimination.
Proximity to major highways and roads is a good thing, because it makes travel and supply of essentialities more efficient. But living too close to a highway or main road can result in increased noise and air pollution from too many vehicles. The ideal location for your home would be somewhere towards the centre of the residential neighborhood, where large vehicles do not have access. Nor is it a good idea to live too near to commercial or business complexes as they also mean a high rate of incoming and outgoing human traffic. For the same reason, make sure that the apparently secluded lane your new home is on is not the local shortcut to the fish market or bus stand.
While on the subject of traffic - don't ignore that state of the roads, or even the makes and condition of automobiles in the neighborhood. If road are poorly maintained, this would mean that the locality is not considered very important by the municipal authorities. If this is the case, you should not be surprised if the area also suffers from water shortage, frequent electricity supply interruptions and an overdose of religious or political 'morchas'.

Community infrastructure
As mentioned before, the ultimate worth of your home is twofold - the happiness it brings you and your family during your stay there, and its eventual resale value. A few factors that decide a home's overall locational value have been discussed above.
It is common knowledge that the perfect home calls for proper communal infrastructure. This means the availability of shopping and grocery outlets, basic entertainment and transport facilities, schools, medical establishments, friendly people next door, and so on.
Why do property brochures emphasize these points so much? Well it is obvious that schools are an integral part of our family system, but what if you don't have children - or are a bachelor?
The availability of schools in the neighborhood is still important from the resale value point of view.
This applies to most other conveniences like public transport, postal facilities etc. Property rates are not decided on the basis of land value - it is the surrounding infrastructure that adds to the value of a location.
If you have chosen your location well and are in a progressive and developing neighborhood, your home will appreciate in value over the years only because of the overall conveniences it will provide to future buyers.
In other words, do not think of your needs alone. You may not see the necessity of public transport facilities if you own a family car and scooter. A post office may seem unimportant if you are a regular email and courier user.
You may not need nearby shopping facilities because you do all your purchases at the local mall anyway… but a future buyer of your home may need these facilities, and will judge the value of your residence on this basis.

Home buyers prefer numeric benefits! Sharing perspectives on owning and seeking flats that are 'two good to be true'

Home buyers prefer numeric benefits!

Sharing perspectives on owning and seeking flats that are 'two good to be true'



Owner of two 1BHK flats
"We own two flats of 1BHK in the same building and on the same floor. My grandmother stays in one flat whereas I and my parents reside in the other. It provides a lot of convenience to us. If there are many guests or friends at our place overnight then we can adjust in the other flat. Plus, one of our flat numbers is also 2 and it has been proved very lucky for us. "
–Aliakbar Batliwala, Mazgaon resident

Joint home loan applicants
"We jointly own our house because we trust each other. In future, if anything happens to any one of us, the other will face fewer problems in transferring the house and will be considered as a legal owner. One can even stand as a representative of the house on behalf of the other when one is not present at society meetings. No other person can claim the house if one of us is not present. If we buy another flat in future, it would be on a joint ownership only."
–Praful S. Shah and Alpa P. Shah, Bhayander residents

Two ownership flats in the area
"We own two flats in the same area where one is given on rent. Initially, we thought of selling it when the prices are high in the market but as I have 2 children, I need it for reliability and convenience also as it will come into use in near future."
–Dhiru Shah, Bhayander resident

Two flats in the same building
"My dad bought two flats in the same building. During my exams, it is very convenient for me to study as I have a separate room of mine in the same building. We have a joint family comprising of 8 members, so two flats prove to be very beneficial. If there's an occasion or a festival coming up, the two houses help us to prepare for celebration as the space factor increases. It is a good investment deal as my father rents the second house pretty often. During the sickness of any member in the family; the second home proves to be very beneficial as far as medical attention and rest is concerned. Privacy of our family is not affected as the accommodation of the guests is done in the other house. My father says that if any financial crisis prevails, any one of the houses can be sold. It can be helpful during the repairs of any one of the houses as well. I can call over my friends for group study sessions as we have the second house."
–Bhavesh Padaya, Dongri resident

Stays in a second storey home
"Our house is on the second floor; my grandfather had purchased it 25 years ago. It is a five storey building and there is no lift facility. Being a foresighted person and aware that he wouldn't be able to climb fleets of stairs at his old age, he bought it on the second floor. The rooms are comparatively spacious and have a pleasant view too. The rooms on the first floor experience a lot of noise and commotion than my room on the second floor as they are very close to the moving traffic. We are also very fortunate enough to have some of the best neighbors residing on our floor. During the rainy season the rain water doesn't come in our room through the window but enters the top floor above. It is also very convenient for the guests to locate our house as it is easy to find."
–Craig Veigas, Tarwadi resident

Residing in a 2BHK apartment

"I stay in a 2BHK apartment from last ten years. Before, we use to stay in a 1BHK hose which was not so convenient. This house is more spacious and it has been double the fun than the previous one."
–Gaurav Aure, Navi Mumbai resident

Residing in second storey home
"A few days ago, I was all set to purchase a small budget property. After a rigorous research and negotiation, my effort went in vain. Someone suggested I should try for a secondhand property'. I was not sure initially, but later got involved. I selected the best one for me and everything followed suit. The number 2 has really proved lucky for me as it helped be the 'owner' of a sweet home. Another co-incidence with the house is that it is on the second floor with flat number being 202.
–Amit Biyani, Kandivali resident

The flat number total is two
"I stay on the second floor and even my room number is 11, so that totals to two. It's the second building on the road..
–Gladson D'souza, Andheri resident

Second flat given on lease
"We own two flats in the same building where one flat is on the second floor and the other on the ground floor. We have given our second flat on lease and the rent which is being received is an extra income on our investment."
–Nikhil Kodappully, Vasai resident

Second wing resident
"I stay in the second wing of my society and on the second floor. We even own a second home outside the city where we visit there during vacations with our family and friends to chill out. It's really good to own a second home.
–Sarwan Patel, Borivali resident

The flat number total is two
"My flat number is 101 that total to 2 and it is on the second floor. It has proved very fortunate for us. After our first flat, we thought about investing in the second home outside the city as we can have a chance to go out and enjoy during vacations."
–Umesh Yadav, Nalasopara resident

Residing in a 2BHK flat
"I stay in a joint family so we'd opted for 2BHK format as it is quite convenient for all. Whenever my exams are there, I can study peacefully in one of the rooms so that there is no disturbance. We are house hunting from the last two years for another house but haven't found the suitable one yet."
–Rohit Kamble, Mira Road resident

Office on the second storey
"My father's business office is on the second floor in Dadar itself as it quite convenient for him to climb the staircase when the lift is not working. The second floor provides privacy; even our house is on the second floor.
–Rohan J. Shah, Dadar Resident

Residing in a 2BHK flat
"I stay in a 2BHK house as we are four members in the family consisting of my parents and sibling. Having two separate rooms provides a lot of convenience to us. If suppose, there is some family function, get together or friends coming overnight; we have no problem to handle them."
–Saadia Khan, Dockyard resident

Hunting for a second flat
"We own a 1BHK house in Malad and we are house hunting from the last 2 years for a 2nd flat within the city itself in the western suburbs."
–Sunny Rikhai, Malad resident

Second house as an investment
"We own a flat in Dockyard Road as well as a second home in Mumbra. We rarely go there as our college and office is in Mumbai. Since no one stays in that house; we are planning to give it on rent. "
–Danish Mulla, Dockyard resident

1BHK transformed into 2BHK
"We purchased a 1BHK flat 2 year ago at Mumbai Central and since our family has 4 members, we transformed it into a 2BHK apartment. Though the area of is not so large but still it is quite convenient now."
–Bhupendra Suthar, Mumbai Central resident

Stays in a second storey flat
"I stay in a 3-storey building where my house is on the second floor. There were many options available on all the floors including ground floor when I was house hunting. From the point of privacy, second floor was the best option for me as well as my family. Third floor could also have been a better option but since there is no lift so it would have been very hectic to climb up till the last floor."
–Jayesh Chheda, Bhayander resident

Stays in a second storey flat
"I stay in a three storey building where my house is on the 2nd floor. We have a 200 sq. ft. flat. Since our building is going under redevelopment; we are going to get a larger area as promised by the builder in the next few years."
–Aniket Matre, Matunga resident

2BHK flat painted in two shades
"We own a 2BHK house which is painted in 2 different shades i. e. pista green and off white colour. The two-tone combination looks very elegant and royal. The flooring of the house is also been done differently with marble flooring in the hall and tiles in the bedroom."
–Avantika Dave, Grant road resident

Two 1BHK flats on second floor
"I own two 1BHK flats on the second floor in the same building. I think number 2 is very fortunate for me as my date of birth is also 2 as well I have two children."
–Shagufta Khan, Dockyard resident

Second home on the anvil
"Our family already has a 2BHk apartment at Khar. Now we are trying to buy a second home, which should double as a weekend getaway. We are trying to keep the location within a couple of hours' drive of Mumbai so that if need be we can use it as a first home also later on. Basically we are trying to balance between two locations, Karjat and Titwala on the central line. Both are connected to CST via the railway line and by road so we will have dual connectivity also."
–Sunil Agte, Khar resident

Planning for a joint venture Several couples opt for a registered marriage, take a combined loan and buy a home prior to the traditional ceremony

Planning for a joint venture

Several couples opt for a registered marriage, take a combined loan and buy a home prior to the traditional ceremony



Visit any construction site in Mumbai and inquire with the sales staff about the current rate for an apartment. The answer will usually be followed with a standard disclaimer: 'No guarantee of the same rate being applicable next week.'
The possibility of rates rising by several hundred rupees per square foot between the initial inquiry and final decision has often driven the price beyond the reach of many couples. Similarly, waiting until after the wedding could result in a 'preferred' flat being sold to someone else during the interim period.
However, displaying the 'never say die' spirit of Mumbai, certain couples have come up with an ingenious solution to deal with such predicaments. They get married twice.
No, before you jump to the wrong conclusion, this solution does not involve either bigamy or divorce. The same bride and groom just get married to each other once again, that's all.
The first wedding is a 'quickie' registered ceremony with no frills, just signatures on the form in the presence of the registrar. Often the parents don't even bother to attend and the couple takes a few hours off from work instead of a full holiday. Armed with this piece of paper, they apply for a joint home loan, get it sanctioned, then disbursed and buy that elusive piece of real estate that will be their dream home after marriage.
A few months down the line, they have a traditional wedding in the presence of family, friends and relatives, secure in the knowledge that rising realty prices or competition from other home seekers cannot put their ownership house beyond reach.
The reason why couples are increasingly opting for this dual procedure is quite simple. While certain institutions do sanction a joint home loan when the couple is engaged, they insist on a marriage certificate before disbursing the sanctioned loan.
There are several instances where an individual's income level is not sufficient to avail the funding required for buying a specific home. In such circumstances, clubbing the income of the spouse (or spouse to be) helps increase the repayment capacity and in turn, the home loan amount they are eligible for.
It is not uncommon to see the bride and groom's family members helping out with the home selection process several months prior to the wedding, networking within their circle to get advice, evaluating options and finally, assisting them in complying with the formalities.
While this procedure may seem like an unnecessary exercise at first, those who have opted for it swear that it ensures a truly hassle-free start to the new couple's post wedding life.
After all, even if you can find a builder who won't raise the price of your dream home, just imagine the various steps involved thereafter. These can range from getting the bride's new 'married' signature processed legally, following up with the lending institution and the builder, plus the hassles of moving house. Sure, the couple may end up putting in a great deal of effort before the wedding but it's better than spending the initial months after marriage swamped in paperwork and procedures!
In fact, many feel that this dual marriage procedure is also a great way of 'cementing' relationships. With Valentine's Day less than three months away, many couples are planning to start the home loan process now and book their dream home together on that day.
Get a combo deal

You can easily increase your home loan eligibility by adding on a co-applicant

There are several instances where a person may miss out on a dream home because of a slightly lower income level denies them access to the necessary finance. But don't worry; there are ways of getting around such problems. What you can do, is club the income of your spouse to increase the repayment capacity. In fact, the easy availability of home loans has clearly contributed to the growing trend of couples opting to buy their own flat at a much younger age.
The actual home loan amount sanctioned by a lending institution is determined after taking into account factors like repayment capacity, age, educational qualifications, stability and continuity of income, number of dependents, co-applicant's income, assets, liabilities, saving habits, etc.
Here's how it works. If you have a monthly salary of Rs. 18,000 and decide to opt for a 15-year fixed rate home loan at an interest rate of 8.5 per cent, calculated on annual rest basis, you would be eligible for a loan of about Rs. 8,07,000 with an EMI of Rs. 8,098. Add your spouse's monthly salary Rs. 7,000 to the equation and your eligibility rises to Rs. 11,11,000!
Similarly, with just your own salary of Rs. 18,000, you could enhance your eligibility amount to Rs. 9,55,000 by opting for a 20-year tenure instead. However, clubbing your spouses Rs. 7,000 salary in your application would further enhance your eligibility to Rs. 12,93,000!
Having a co-applicant also helps to cope with another factor - rising home loan rates. Most of us know that an increase in home loan interest rates means having to pay a higher EMI. But were you aware that the rise affects your home loan eligibility as well? While this fact may not register immediately, it's really quite simple when you consider it step by step.
The interest home loan rate goes up; therefore, your total repayment amount also increases to that extent. And since the only thing in the equation that hasn't gone up is your income... your repayment capacity, based on which they calculate the eligibility amount, comes down slightly.
Let us understand how this works with a hypothetical example. If you have a monthly salary of Rs. 18,000 and decide to opt for a 15-year fixed rate home loan at an interest rate of 8.5 per cent, calculated on annual rest basis, you would be eligible for a loan of about Rs. 8,07,000 with an EMI of Rs. 8,098.
However, if the interest rate increased by just 0.5 per cent to 9 per cent, your eligibility would reduce to Rs. 7,89,000 for the 15-year tenure loan, while the EMI would rise marginally to Rs. 8,157.
For a 20-year tenure loan, the eligibility would come down by Rs. 25,000 to Rs. Rs. 9,30,000 and the EMI rise would be small with the amount going up to Rs. 8,490.
A joint application would probably enable you to maintain the same level of eligibility even if the home loan rate increases by a few basis points.

Want concrete gains? Buy a 2BHK!

Want concrete gains? Buy a 2BHK!

Homes with this configuration are not only the most popular choice among flat buyers but also ideal from a practical and financial point of view in the current scenario


If you really analyse the trends of real estate development in Mumbai, the number '2' has always been a key factor when it comes to positioning apartments. It's just a matter of looking at it from the home owner's perspective.

Initial format
When the concept of ownership flats was first introduced in Mumbai, the initial format developed was the one-room-kitchen, which basically was referred to by owners as 'two rooms.' Today these have been repositioned as condominiums and still do brisk business in projects coming up in the peripheral areas.

Gradual evolution
As the format evolved into the one-bedroom-hall-kitchen (a configuration still preferred by many entry-level home seekers), the concept was described by residents as a 'two room kitchen.' Cantilever balconies also started making an appearance around this time, providing a sit-out area of sorts for early morning tea and breakfast.

Privacy protector
Owning a 'two room kitchen' was considered to be a sign of having arrived, as the format included a separate bedroom for the couple. This ensured that their privacy remained undisturbed if and when relatives or extended family members came over to stay for a few days or weeks, a facility that condominiums didn't offer (unless the couple was ready to spend nights in the kitchen).

Phased purchases
The next step in the evolution was the two-bedroom-hall-kitchen, popularly referred to as the '2BHK.' In the beginning, this format was considered to be the second stage in the home buying process. Couples would first purchase a 1BHK or 'two room kitchen.' As and when their children began to make the transition from primary to secondary school, they too would begin scouting for a 2BHK.

Double application
The rationale in those days was that the children would have their own bedroom after reaching adolescence. It would also double up as a study room for late night sessions, mugging up notes before examinations (a point emphasised recently in the movie 3 Idiots where a parent points out that they installed an air-conditioner only in the child's room so that he could concentrate on studies).

Visible trend
However, over the past few years, while couples have been buying homes at a much younger age than before, they have also begun to skip the first step and straightaway book a 2BHK apartment for a number of reasons.

Cost considerations
First of all, high stamp duty and registration costs meant that the transition from a 1BHK to a 2BHK became prohibitively expensive.
Secondly, the brokerage payable on selling the 1BHK and at times, buying the 2BHK as well, added to the expenses considerably.
Plus, the rapidly rising real estate prices meant that the gap between a 1BHK and 2BHK would be quite significant by the time children grew up, almost as much as the initial price paid for the 1BHK.

Practical perspective
From a practical point of view, during the ten years or so between buying a 1BHK and making the transition to a 2BHK, the area would be fully developed, so finding a new construction meant relocating to a different locality.
Setting up from scratch at a new place entailed many challenges, from securing school admissions for the children (extremely difficult when they are in eighth or ninth standard) to identifying shopping facilities, reliable maids, drivers, etc.

Fiscal fundamentals
Also, if career advancement entailed shifting base completely to a different city, selling a 2BHK in prime locations is often easier than selling a 1BHK. The reason for this, being that given the high rates per sq. ft.; the profile of people buying resale flats tends to be quite higher than that of the original residents. , so they would insist on at least a 2BHK apartment.
Also, if the family wanted to retain the residence and give it on lease, corporate would also insist on at least a 2BHK format so that the executive residing there could bring his or her family along.
From a capital appreciation point of view also, a 2BHK apartment tends to fetch a proportionally higher resale price than an adjacent 1BHK in the same building.

Money matters
So from an economic point of view, it made sense for the couple to stretch themselves financially at the beginning and opt for a 2BHK right from the beginning itself.
The only question was, how would an entry-level home seeker, afford to pay the price of a 2BHK apartment? While the gap between a 1BHK and 2BHK in emerging areas is not that wide, it still requires additional funding.

Joint applicants
The solution was quite simple - a joint application by the couple (two persons) - with the husband and wife both being co-applicants. This ensured that the loan eligibility increased sufficiently to cover the gap between financing a 1BHK and 2BHK apartment.
For DINK (Double Income No Kids) couples, the second bedroom often ends up becoming a home office or a meditation/ prayer room. On a lighter note, it also comes in handy when couples do not want to sleep in the same bed after a fight!