BBMP Plan - Registered Architect contact

[rmahi99]

Hello All,
Am a big fan of this site for a long time. I have been following it since it was hosted in MSN sites. After many months of researching finally I am ready to start the construction at my site.
Currently I am in the process of getting my plan sanctioned from BBMP.
My site dimension is 60*45=3000sft. Planning to build multi units for rental purpose. The ward is Nagapura ward (Mahalaxmi layout).
Need couple of information from you guys.
1) Is it good Idea to approach the AE/AEE directly for plan process and ask them to direct to Registered Architect/Engineer to take it forward?
- Infact I have talked to the AE briefly, he has asked me to come next week. Before going, I would want to get the opinions of the readers.

2) Can any one please provide contact details of BBMP Registered Architect, who deals in this Ward?

3) Am looking at constructing G+2 bldg, may ask for G+3 plan approval (for future perspective), will there be additional cost included for this?

4) What would be approximate cost for this kind of plan approval, including bribe?

Thanks,
Mahesha

[m3_07]

The best solution to get this plan approved is to evaluate a e2e solution with the AE/ AEE. If you would adopt a method of first approaching a registered architect, get the plan made & then the AE of the ward, the expenses will go high. Having said this, you will still end up in not using the approved plan in all probabilities 'coz the working plan & the approved plan always differs.

Also, get the plan approved with a future perspective in mind. The cost is always subjective, on an individual perspective. Always present a very modest picture at the BBMP....no Hi Fi appearances!!

[rmahi99]

Thanks m3_07 for the suggestion. I was in doubt about the approach, through architect or through AE/AEE and then Architect. One of my relative was suggesting to approach architect first and through them approach AE/AEE, that way there will be standard cost and AE/AEE may not take you for ride. Not sure which approach is cost-effective.
One obvious advantage in approaching AE/E directly is, during construction if any problem happens, I can always contact them directly.
Was reading Sakala advt in news paper today, it says AEE can approve the plan only if the site dimension is within 2400sft, is it true?

[meharnath]

Hi pal,

Sorry to be replying to you in this way.

I strongly recommend not to construct a multi storied building for RENTAL purposes only. Because it works this way.

Assume you are constructing a rental building of 24 squares in each floor in 3 floors resulting in 3 houses each. The cost of constrution should be not less than 24 x 1500.00 x 3 = 1.1 crore. For this kind of money you will get more or less a tax free income of of about 8.0% = 8,80,000/- per annum. The building you construct will definetely not fetch any value (until and unless it is extra ordinary) after 20 years. So your investment of 1.1 cr is 0 after 20 years. A RESIDENTIAL building depreciates faster than a Commercial building. And supposing if you get a 35k rental per month for 3 houses = 12,60,000/- per annum, you have to bear with the following.
1. maintenance of the tenant
2. maintenance of the building.
3. Pay BBMP tax of about 1/2 month rent.
4. Pay your income tax for the rental.

Here you are getting a tax free bond income of 8.0% per annum.
So go ahead and evaluate your proposal once more.
You may spend 2 cr for your own house, which you will enjoy for the rest of your life, but not for rentals even at 35k per month.

All the very best in your endeavours.

meharnath

[rmahi99]

Hi Meharnath,
No Issues. Suggestions are always welcome. Well let me clarify my reasoning,
1) An empty site is always a liability (tax, maintenance etc) not an asset [As per robert kiyosaki]. I agree with his views. Also safeguarding the empty site from encroachers is highest risk
2) Am planning to build these houses as economical as possible. Not hi-fi stuff. Cost works out to be 1200 psq = 2400*1200*3 = 86 lakhs.
3) Rental value expected (with multi units) is about 50k
4) Moreover if I had that much cash in hand I will definitely look at Shortterm bonds +MF through which we can achieve more than 12% PA. So basically I am trying for financial leverage with bank loans.
5) Finally it will give satisfaction and independent source of income, in these job market condition i feel this is must.

Mahesh

[tvsh]

Here you are getting a tax free bond income of 8.0% per annum.

I strongly recommend not to construct a multi storied building for RENTAL purposes only

I used to think this way 10 years ago. I was forced to construct a house to safe guard a site. I spent about 4.73 laks then. The cost of construction was Rs 55,000 per square then. Today I am getting a rental income of Rs 9000 per month. Which bond would give us this kind of return? Rental income increases as time passes and hence ROI keeps increasing, however, the returns from the bonds would remain more or less stagnant as the principal remains the same. ( I am assuming that the interest from bonds are not reinvested just like the rent received from the house).

[anupp2009]

Hi Mahi, Based on my experience, first met AE (Reach an understanding with AE for the bribe amount), he suggested to meet the specific drawing person (always one person will be available near to any BBMP office) and upload the approval plan as PDF and come with prints and required DDs (Kaveri Challan also, no idea why BWSSB is collecting the same even without a Kaveri line in that area).

[rmahi99]

thansk anupp2009. Am meeting up with AE this saturday along with my father (he is retired bbmp service man).
Any Idea about the cost for 60*45 (G+3) plan approval and for bribe?
I read in one of the thread that for built-up area of 275 sqmt it costed around 50k official chgs and 15k+ non-official chgs(bribe)

[maheshvivid2003]

my father was retired bbmp service man when we mentioned this to AE luckily he the didnt take any bribe ...but after few months when new AE came to pwer he demanded certain amount for building voilations n we didnt voilate much there was setback n we constructed in stilt area then after nego we gave him money...

we need to contact the registered engineer plan approval person he will take care of drawings n building file n neccessary documents for plan approval and ...we paid rs 3000 for 30*40 site ...and we should approach AE for plan approval n will verify the neccessary documents and they will visit the site and finally we get plan sanctioned and later we can consult architect for working plan

first we should apply for plan approval and later bribe will be discussed

i think property value will increase in time to time ...so that the returns r more than compare to any investment
rental income is kind additional income and gives us safety ...rental income will clear the loan amount in 5yrs .

[meharnath]

Hi rmah,

Kindly find the attached pdf, giving a justification of the ROI on your investment.

Revert if you have any doubts or kindly share your justification, so that my FD money can be STARTED for utilisation of the building.

Alll the very best in your endeavours.

meharnath.