Mr. George Samson
Mr. George Samson,
Assistant General Manager at Divyasree Infrastructure Projects Private Ltd

A building handover is a critical process where a completed building is transferred from the builder to the residents. This transition can be particularly challenging for new RWAs without a clear understanding of the process. To shed light on common questions and offer valuable tips, we spoke with Mr. George Samson, Assistant General Manager at Divyasree Infrastructure Projects Private Ltd.

Q1. What exactly does the building handover process entail? What are your responsibilities in this regard?

The building handover process generally involves a structured transition between the builder and the RWA, divided into two main aspects: asset management and documentation.

Asset Management: I oversee the handover of physical assets, including amenities and common spaces. This involves verifying and documenting the condition of these assets. To ensure a smooth transition, we collaborate with the RWA to review and finalize the assets. In some cases, we might engage a third-party service to create a snagging list to identify and address any issues.
Documentation: My colleagues in the CRM team manage the documentation side of the handover. We collect and maintain all necessary documents throughout the construction process, ensuring everything is prepared for the RWA by the time of handover. This includes providing detailed drawings, warranty cards, and other essential documents.
Additionally, billing is typically done quarterly in advance. By the start of the new quarter, we finalize and transfer the funds to the RWA, allowing them to handle maintenance charges. During the initial three months after the handover, we focus on facilitating a smooth transition while the RWA takes over the day-to-day management of the project.

Q2. How do you think the approach to this particular process has changed over the years?

There have certainly been notable changes. One significant shift is the increased involvement of residents in the handover process. Nowadays, residents are more proactive, often approaching builders directly to communicate their specific needs and timelines. This direct engagement helps builders align their efforts with residents’ expectations, allowing for better cost management and timely delivery.

Transitioning between builders and RWAs can still be complex and time-consuming, but having residents directly involved can smooth out many issues. When residents address their concerns early in the process, it helps resolve potential discrepancies right away. While differences can still be discussed and resolved later, addressing key issues during initial discussions can significantly expedite the handover. Many newly formed associations are adopting this proactive approach, leading to a more efficient and streamlined process.

Q3. Have there been any changes with the tools used by your company concerning the handover process?

Yes, there have been significant changes. With the integration of advanced technology, the handover process has become much simpler. For example, digital tools now allow us to manage and access historical data related to assets like roads without needing to search through physical documents. Financial records, including bank account details, are also stored digitally, making management and tracking more efficient.
Additionally, digitalization has enhanced security and compliance with data protection and privacy laws. Tools such as the MyGate database enable us to easily find and manage specific details, including construction progress, payments made, and outstanding dues.

Q4. What are some practices RWAs can adopt to ensure the process goes by smoothly?

  1. It can be challenging when RWA members have differing opinions. Proper discussions and mutual agreements can help unify opinions and simplify the process.
  2. Outsourcing to a knowledgeable third party, like an advocate, can ensure all requirements are met and discrepancies are identified.
  3. Creating a comprehensive list of requests and requirements will communicate your society’s needs to the builder.

Click here to download the ultimate checklist for handovers.

The Maharashtra Real Estate Regulatory Authority (MahaRERA) has introduced new guidelines to oversee the advertisement and development of senior living communities. These measures aim to address concerns about misleading promotions and substandard conditions in projects marketed as “Retirement Homes.” This blog will break down the key aspects of the new guidelines and their implications for community residents and management committees.

Why New Guidelines?

To combat these issues, MahaRERA has set several mandatory physical criteria for projects to be advertised as “Retirement Homes/Senior Homes.” Here are the main points:

  • Building Design:
    • Buildings with more than one floor must have wheelchair-accessible lifts.
    • Door openings must be at least 900 mm wide.
    • Door knobs and handles should be easy to grip, and furniture should be lightweight, sturdy, and free of sharp edges.
  • Green Building Principles:
    • Emphasis on using non-polluting and renewable energy sources to reduce exposure to harmful fumes and exhaust.
    • Projects must comply with green building norms specified in the model building bylaws.
  • Lifts and Ramps:
    • Lifts must have audio and visual signage.
    • Mandatory ramps throughout the building for wheelchair access.
  • Staircase:
    • Staircases must have handrails on both sides, with treads and risers meeting standards for senior citizens.
    • Stairs should be illuminated with fluorescent or radium strips, and long flights of steps should be avoided.
  • Corridors:
    • No steps should be introduced in corridors; if unavoidable, ramps should be provided.
    • Handrails must be installed along corridor walls at suitable heights.
  • Kitchens and Bathrooms:
    • Kitchens should have gas leak detection systems, and bathrooms should have anti-skid tiles, outward-opening doors, and grab rails near wash basins.
  • Lighting and Ventilation:
    • Power backup facilities must be available in each apartment, especially in kitchens and bathrooms.
    • Lighting and ventilation should comply with the model building bylaws and the National Building Code (NBC).
  • Safety and Security:
    • Emergency alarms should be installed in main entry doors, bathrooms, bedrooms, and common areas.
    • Trained security personnel and CCTV cameras must be deployed in common areas.
    • Firefighting services and disaster preparedness plans must be in place, with emergency contact numbers prominently displayed.

These guidelines are intended to ensure that senior living communities offer a safe, accessible, and comfortable environment for senior citizens. For residents, these standards mean better living conditions and enhanced safety measures. For management committees, the guidelines provide a clear framework for maintaining and promoting retirement homes.

Fire safety in residential buildings is of great importance, particularly in a densely populated city like Bangalore. According to Bangalore’s bylaws, strict fire safety measures are mandatory to ensure the protection of residents and property. These regulations require residential buildings to be equipped with adequate fire prevention and suppression systems, such as fire extinguishers, smoke detectors, and sprinkler systems. Make sure your society is prepared in case of a fire emergency with these guidelines.

1. Emergency Exits

RWAs should ensure that the building’s construction meets fire safety guidelines and is well-maintained. The different aspects RWAs should look for are:

  • Every building meant for human occupancy shall be provided with exits sufficient to permit safe escape of occupants, in case of fire or other emergency.
  • In every building for multi-family dwellings and all places of assembly, exits shall comply with the minimum requirements of these bylaws.
  • All exits shall be free of obstructions.
  • No building shall be altered to reduce the number, and size of exits to less than that required.
  • Exits shall be visible Routes to reach the exits shall be clearly marked and signs posted to guide the persons using each floor.
  • Wherever necessary, adequate and continuous illumination shall be provided for exits.
  • Firefighting equipment shall be suitably located and marked.
  • Alarm devices shall be installed to ensure prompt evacuation of the persons concerned.
  • All exits shall provide continuous means of egress to the exterior of buildings or the exterior open space leading to a street.
  • Exits shall be so arranged that they may be reached without passing through another occupied unit.

2. Staircase

  • Interior stairs shall be constructed of non-combustive materials.
  • Interior staircases of all buildings except for residential buildings up to GF+3 floors shall be constructed as self-contained units with at least one side adjacent to an external wall. The staircase shall be completely enclosed in the case of buildings of 15 meters height and above.
  • A staircase shall not be arranged around a lift shaft unless the latter is entirely enclosed by a material of fire resistance rating.
  • Hollow combustible construction shall not be permitted.
  • The minimum width of an internal staircase Is 1.0 mtr. For residential buildings.
  • The minimum width of treads without nosing Is 25mtr. For residential societies.
  • The maximum riser is 19cm for residential buildings.
  • Handrails shall be provided with a minimum height of 100 cm. for all buildings and shall be firmly supported.
  • No windings should be provided in a public building except in the case of emergency exits.
  • Fire escapes or external stairs:
    • All fire escapes above ground level shall be directly connected to the ground and shall not lead to the basement floor.
    • All entrances to a fire escape shall be separate and remote from the internal staircase.
    • The route to the fire escape shall be free of obstruction at all times except a doorway leading to the fire escape which shall have the required fire resistance.
    • Fire escapes shall be constructed of non-combustible materials.
    • Stairs of fire escapes shall have straight flights not less than 75 cm. wide, 20 cm. tread, and risers not more than 19 cm. The number of risers shall be limited to 16 per flight.
    • Handrails shall be of a height of not less than 100 cm.
    • Spiral stairs (fire escape) – The use of spiral staircases shall be limited to low occupant loads and buildings of not more than 9 metres in height unless they are connected to platforms such as balconies and terraces to provide for a pause during an escape. A spiral fire escape shall be not less than 150 cm in diameter and shall be designed to give adequate headroom.

3. Ramps

Ramps with a slope of not more than 1:10 may be substituted and shall comply with all the applicable requirements of required stairways regarding enclosures, capacity and dimensions. Larger slopes shall be provided for special uses but in no case greater than 1 in 10. For all slopes exceeding, 1:10 and wherever the use is such as to involve danger of slipping, the ramp shall be surfaced with approved non-slipping materials

4. Exit corridors and passageways

Exit corridors and passageways shall be of a width of not less than twice the aggregate required width of exit doorways leading from them in the direction of travel to the exits. Where stairways discharge through corridors and passageways, the height of corridors and passageways shall be not less than 2.4 mtrs.

Fire safety in residential buildings is important, particularly in a densely populated city like Mumbai. According to Mumbai’s bylaws, strict fire safety measures are mandatory to protect residents and property. These regulations require residential buildings to be equipped with adequate fire prevention and suppression systems, such as fire extinguishers, smoke detectors, and sprinkler systems. Make sure your society is prepared in case of a fire emergency with these guidelines.

What should one look out for?

1. Fire Alarm systems

Fire alarms are important in residential buildings because they warn people about smoke or fire, helping them escape quickly and safely. They allow residents to put out small fires before they get bigger, which can prevent damage to homes. Regular maintenance is necessary to ensure fire alarms work properly when needed. All buildings of 15 m. and above in height should be equipped with fire alarm systems and residential buildings (Dwelling Houses, Boarding Houses, and Hostels) above 24 m. height.

  • All residential buildings like dwelling houses (including flats) boarding houses and hostels should be equipped with a manually operated electrical fire alarm system with one or more call boxes located on each floor. The location of the call boxes should be decided after considering their floor without having to travel more than 22.5 m.
  • The call boxes should be of the break-glass type without any moving parts, where the call is transmitted automatically to the control room without any other action on the part of the person operating the call boxes.
  • All call boxes should be wired in a closed circuit to a control panel in a control room, located as per Bye-Laws so that the floor number from where the call box is actuated is indicated on the control panel. The circuit should also include one or more batteries with a capacity of 48 hours of normal working at full load. The battery should be arranged to be continuously trickle-charged.

2. Emergency Exits

RWAs should ensure that the building’s construction meets fire safety guidelines and is well-maintained. The different aspects RWAs should look for are:

  • Every building meant for human occupancy should be provided with exits sufficient to permit the safe escape of occupants in case of fire or other emergency.
  • Exits should be visible, and free of obstructions, and the routes to reach exits should be marked and signs posted to guide the occupants of the floor concerned.
  • Fire fighting equipment provided along exits should be suitably located and marked but must not obstruct the exit way and there should be clear indication about its location from either side of the exit way.
  • Alarm devices should be installed to ensure prompt evacuation of the occupants concerned through the exits, wherever required.
  • All exits should provide continuous means of egress to the exterior of a building or an exterior open space leading to a street.

3. Lifts enclosure

General requirements are as follows:

  • Walls of lift enclosures should have a fire rating of two hours. Lift shafts should have a vent at the top of the area not less than 0.2 sq m.
  • The lift motor room should be located preferably on top of the shaft and separated from the shaft by the floor of the room.
    c) Landing door in lift enclosures should have a fire resistance of not less than one hour.
  • The number of lifts in one lift bank should not exceed four. A wall of two hours fire rating should separate individual shafts in a bank.
  • Lift car door should have a fire-resistance rating of 1 hour.
  • For buildings 15.0 m. and above in height, collapsible gates should not be permitted for lifts and solid doors with fire resistance of at least one hour should be provided.
  • If the lift shaft and lobby are in the core of the building a positive pressure between 25 and 30 pa should be maintained in the lobby and a possible pressure of 50 pa should be maintained in the lift shaft. The mechanism for the pressurization should act automatically with the fire alarm/sprinkler system and it should be possible to operate this mechanically also.
  • Exit from the lift lobby, if located in the core of the building, should be through a self-closing fire smoke check door of one-hour fire resistance.
  • Lift should not normally communicate with the basement. If however, lifts are in communication, the lift lobby of the basement should be pressurized as in (g)
    with the self-closing door as in (h).
  • Grounding switch (es), at ground floor level should be provided to enable the
    fire service to ground the lifts.
  • Telephone/talk back communication facilities may be provided in lift cars for
    communication system and lifts should be connected to the fire control room of
    the building.
  • Suitable arrangements such as providing a slope in the floor of the lift lobby
    should be made to prevent water used during fire fighting, etc at any landing from entering the lift shafts.
  • A sign should be posted and maintained on every floor at or near the lift
    indicating that in case of fire, occupants should use the stairs unless instructed
    otherwise. The sign should also contain a plan for each floor showing the
    location of the stairways. Floor marking should be done on each floor on the
    wall in front of the lift-landing door.
  • Alternate power supply should be provided in all the lifts.

4. Fire Lift

Fire lifts are special elevators designed to help firefighters access upper floors during emergencies. They are crucial for high-rise residential buildings to ensure swift rescue operations.

The following details should apply for a fire lift:

  • To enable fire service personnel to reach the upper floors with the minimum delay, one or more of the lifts should be designed so as to be available for the exclusive use of the fireman in an emergency and be directly accessible to every dwelling/lettable floor space on each floor.
  • The lift should have a floor area of not less than 1.4 sq. mt. It should have a loading capacity of not less than 545 kg. (8 persons lift) with automatic closing doors.
  • The electric supply should be on a separate service from electric supply mains in a building and the cables run in a route safe from fire, that is within a lift shaft. Lights and fans in the elevator having wooden paneling or sheet steel construction should be operated on a 24-volt supply.
  • In case of failure of the normal electric supply, it should automatically switch over to the alternate supply. For apartment houses, this changeover of supply could be done through a manually operated changeover switch. Alternatively, the lift should be so wired that in case of power failure, it comes down at the ground level and comes to stand still with the door open.
  • The operation of a fire lift should by a single toggle of a two-button switch situated in a glass-fronted box adjacent to the lift at the entrance level. When the switch is on landing; call points will become inoperative and the lift will be on car control only or on a priority control device. When the switch is off, the lift will return to normal working. This lift can be used by the occupants in normal times.
  • The words ‘FIRE LIFT’ should be conspicuously displayed in fluorescent paint on the lift landing doors at each floor level.
  • The speed of the fire lift should be such that it can reach the top floor from ground level within one minute.

5. Doorways

  • Every doorway should open into an enclosed stairway, a horizontal exit, or a corridor or passageway providing continuous and protected means of egress.
    b) No exit doorways should be less than l00 cm in width and 150 cm in case of hospital and ward block. Doorways should not be less than 200 cm in height.
  • Exit doorways should open outwards, that is away from the room but should not obstruct the travel along any exit. No door when opened should reduce the required width of the stairway or landing to less than 100 cm. An overhead or sliding door should not be installed.
  • The exit door should not open immediately upon a flight or stairs. A landing equal to at least, the width of the door should be provided in the stairway at each doorway. The level of landings should be the same as that of the floor, which it serves.
  • Exit doorways should be openable from the side, which they serve without the use of a key.
  • Revolving doors should not be allowed.

6. Staircase & Passage Requirement

There should be a minimum of two staircases one of them should be an enclosed stairway and the other should be on the external walls of the building and should open directly to the exterior, interior open space, or to any open place of safety. Single staircase may be accepted for educational, business, or group housing societies where floor area does not exceed 300 sq m. and height of the building does not exceed 24 m. and other requirements of occupant load travel distance and width of staircase should meet the requirement. The single staircase in such case should be on the outer wall of the building.

Minimum Width Provisions for Stairways

  • The following minimum width provisions should be made for each stairway:
  • Residential low-rise building 0.9 m.
  • Other residential buildings e.g. flats, hostels, group housing, guest houses, etc 1.25 m.
  • Interior stairs should be constructed of non-combustible material throughout.
  • Interior stairs should be constructed as a self-contained unit with at least one side adjacent to an external wall and should be completely enclosed.
  • A staircase should not be arranged around a lift shaft for buildings 15.0 m. and above height. The staircase location should be to the satisfaction of the Chief Fire Officer.
  • Hollow combustible construction should not be permitted.
  • The minimum width of the internal staircase should be as given in by-law 4.8.6.
  • The minimum width of treads without nosing should be 25 cm. for an internal staircase for residential high-rise buildings. In the case of other buildings, the minimum tread should be 30 cm. The treads should be constructed and maintained in a manner to prevent slipping. Winders should be allowed in residential buildings provided they are not at the head of a downward flight.
  • The maximum height of the riser should be 19 cm. in the case of residential high-rise buildings and 15 cm in the case of other buildings They should be limited to 12 per flight.
  • Handrails should be provided with a minimum height of 100 cm. from the center of the tread.
  • The minimum headroom in a passage under the landing of a staircase and under the staircase should be 2.2 m.
  • For buildings more than 24 m. in height, access to the main staircase should be through a lobby created by a double door with a one-hour fire rating. One of the doors will be fixed in the wall of the staircase and the other after the lobby.
  • No living space, store, or other fire risk should open directly into the staircase or staircases.
  • The external exit door of the staircase enclosure at ground level should open directly to the open spaces or can be reached without passing through any door other than a door provided to form a draught lobby.
  • The main staircase and fire escape staircase should be continuous from the ground floor to the terrace level.
  • No electrical shafts/AC ducts or gas pipes etc. should pass through the staircase. The lift should not open on the staircase landing.
    o) No combustible material should be used for decoration/wall paneling in the staircase.
  • Beams/columns and other building features should not reduce the headroom/width of the staircase.
  • The exit sign with an arrow indicating the way to the escape route should be provided at a suitable height from the floor level on the wall and should be
    illuminated by an electric light connected to corridor circuits. All exit way
    marking signs should be flush with the wall and so designed that no
    mechanical damage should occur to them due to the moving of furniture or other
    heavy equipment. Further, all landings of the floor should have floor-indicating
    boards indicating the number of floors as per the bylaws.
    The floor indication board should be placed on the wall immediately facing the
    flight of stairs and nearest to the landing. It should be of a size not less than 0.2
    m. x 0.5 m.
  • Individual floors should be prominently indicated on the wall facing the
    Staircase.
  • In the case of a single staircase it should terminate at the ground floor level and the access to the basement should be by a separate staircase. However, the second staircase may lead to basement levels provided the same is separated at ground level either by a ventilated lobby with discharge points at two different ends through enclosures.

Minimum Width Provisions for Passageway/Corridors

The following minimum width provisions should be made for each passageway/corridor:

  • Residential buildings, dwelling unit type 1.0 m.