Bangalore flat owners suffer from a plethora of problems  

May 9, 2012

In the “Silicon Valley” of India, plumbers, carpenters and water supply are scarce while flat-owners bickering among themselves in illegal “associations” formed to run the buildings

G Venkatesh

There are essentially two types of residential buildings in Bangalore. The first type is those that are constructed by builders who use tracts of land from their land bank. The second is those where an independent home owner (often called a 'promoter') enters into an agreement with the builder to sell the plot to him. In return for the same, the builder demolishes the structure and constructs defined number of flats, of which, some of the flats are sold in the outside market. The balance flats are owned by the promoter. So, for instance, if the builder constructs 20 flats, depending on the type of contractual agreement, eight flats may be sold in the outside market while 12 flats may be retained by the promoter.


 
The flats built by top-notch builders like Prestige, Embassy, Mantri, Sobha Developers and Puravankara are sold at a premium depending on the location and the amenities available. These developers are particular about aesthetic appeal of the structures and also provide facilities like round-the-clock security, comprehensive elevator maintenance, swimming pool, gymnasium and a club-house. It is another matter that Bangalore faces a severe water shortage and so most of the swimming pools are defunct.

Water supply: There are essentially two types of water connections in flats in Bangalore. One is the borewell water that is used for cleaning and washing. The other is the supply from the municipality, popularly known as Cauvery water. The quality of the borewell water is such that it can corrode even your stainless steel vessels. The Cauvery water can't be used for drinking without filtering. Many areas in Bangalore do not have even the Cauvery water facility. So, it becomes a field day for drinking water suppliers. I have seen at least 15 different brands of mineral water supplies and people consume them simply because they are packed and sealed. They seldom worry about the nitty-gritties like whether the source of water is good or if the water is purified.

Incessant drilling for borewell water: Walk into any of the narrow by lanes of Bangalore and at any time of the day (or night) you can hear the huge noise of borewell machines drilling the ground. One of the residents near our area had drilled the ground and the noise stopped after 72 hours of incessant drilling. Even as we were wondering what happened, the penny dropped that the resident had become a supplier of tanker water. He proudly displays the board-"Manjunatha Water Supply".

Funny associations: Every building has a so-called association that has no legal standing. The so called municipal bye laws are rarely ever complied with. The association meets once a year to discuss the most absurd and silly issues that one can never imagine. However, they never discuss things like sinking fund, financial management of association funds, etc. Anyone who questions the association is bad but people who are silent spectators are good. I know of associations where bank balance of around Rs2 lakh lies idles in a SB account at 4% interest but the association members cringe to give Rs50 for menial work like tank cleaning, removing the weeds in the garden, etc. Despite the fact that water is in short supply, people wash their cars as if there is no tomorrow. Every household has a minimum of four vehicles-two cars and two scooters/bikes.
 


One can see independent home owners throwing garbage on the road and using water to wash their gates and the streets outside their homes. Even the IT crowd that stays in flats under a leave-and-licence agreement are quick to buy large vehicles (thanks to easy availability of vehicle loans), regardless whether there is adequate parking space or not. In case of independent home owners, they avail of free parking facility on the road. Many independent home owners block the roads to put up a shamiana to celebrate family functions.

Plumbing woes: There is a severe shortage of skilled and unskilled labour in Bangalore so if you are looking at repairing something, you are in for a rude shock. One has to cajole the carpenters and electricians to get your work done and they won't touch the debris generated.

 

Anyone with plumbing tools and tackles passes off as a plumber. On most occasions, these unskilled technicians aggravate the plumbing problem instead of solving it. Builders do the vanishing act once the flats are sold, so there is little recourse on that front. The second rung builders also do not worry about doing the plumbing in an aesthetic fashion. So, you will have drainage pipes bang above the parking lot on the front side of the building. Leaking water taps are never rectified.

Legal issues: In Bangalore each flat owner is given a 'khatha' certificate that indicates that he holds the share in the area on which the structure has been erected. To get this certificate, you have to grease the palms of people in the registration office. This system is something like the conveyance deed scheme in Mumbai (though there are differences). Other than this, one has very little control on what happens in the premises. Flats are bought and sold without anyone's knowledge. There are no transfer fees payable to the association. There is no need for a "No Objection" certificate at all, when flats are sold. Likewise, tenants walk in and out of the buildings, stay and vacate the flats as though it is a lodge. Neighbours rarely open the door to each other.

 

Final Word

Despite being called as the "Silicon Valley" of India, the Garden City has not managed to keep pace with the changing times. Monstrous transformers stare at you from every nook and corner. Garbage is handled manually by scavengers who sort the garbage right on the road. Hooligans pass off as auto rickshaw drivers. Bus conductors do not issue tickets for short rides and even if you insist on a ticket, they brazenly ask you to return the ticket so that the same can be reissued. Street dogs swarm every street. The only advantage of living in this city is probably the anonymity it offers you.