Hi All ,

I hear that the Blue Ridge Phase II is not doing well. Anyone having any updates on this scheme? What is the possession date for phase II? Heard a lot of cancellations have been happening there any idea please update.

Thanks in advance.
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  • Originally Posted by T12BROwner
    Maintenance is indeed high. However several sub-committees have been formed to analyze expenses and avoid future shocks. I hope that future increases will be fewer and smaller.

    I have bought for my children so my outlook is relatively long-term. Also I bought a long time ago before the prices rose so my EMI is much lower and overall I can still afford it.

    Anyone looking to buy now and sell later for capital gains would find things a bit challenging, since the high maintenance would increase holding costs ... or reduce net return from rent.

    I couldn't afford to buy my own flat now :D.


    Good capital appreciation - but cant help thinking that though an owner , such high holding costs mean you are also a renter for your own apartment now .

    I wonder about resales in such societies - prospective buyer will run away just by looking at monthly maintenance cost :)
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  • Originally Posted by pnq2012
    Great reviews.

    Understand that most of BR residents are IT folks & first timers when it comes to society matters. So there is lot of hand holding and learning that happens. On the other hand, tower 1-8 society is quite stable though not perfect. But who said societies are perfect. Based on an article that I read recently, about 75% or more societies actually fail for a large housing complex (100 residents or more). And more than 50% do not follow the standard bye-laws. The new society is barely one year old, so we definitely need to give them some time to settle down.



    There you nail it.
    - IT folks are generally working long hours. They do not have time for managing society.
    - Most residents are unaware of State society law.
    - Big societies (100+ residents) have more needs than a small society.

    For such a big gated community, I would hope that professional agencies are contracted for society management. But most members would veto it down because of higher costs.
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  • Originally Posted by Sat234
    There you nail it.
    - IT folks are generally working long hours. They do not have time for managing society.
    - Most residents are unaware of State society law.
    - Big societies (100+ residents) have more needs than a small society.

    For such a big gated community, I would hope that professional agencies are contracted for society management. But most members would veto it down because of higher costs.


    Sir

    They are already paying very high maintenance . How much higher costs do you want ?

    I was amazed when my cousin bought in Amanora with maintenance 3200 per month 5 years ago . BR just multiplies that amazement .

    More facilities = good = more money - the less agreeable part of this equation seems to be that most of these are IT guys who are not earning high enough but spending too much on housing .
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  • Sat234,
    When you buy a flat in a project,it is quite clear that at some time you as an owner should volunteer and join up with Managing Committee.
    Lack of time is not an excuse or then one has to put up with any defects and problems in the society.
    Generally all societies have common problems
    Garbage collection and disposal
    Water-tanker management,wastage by members
    Conveyance deed with builder.
    Incomplete work done by builder while handing over.
    These problems are fundamental in nature and need involvement of all members.
    Contracting it out is ok but someone has to monitor the contracted agency also,apart from being expensive.
    There is no alternative to owners showing genuine ownership by realising that he is one among the many owners who have equal rights.Be ready to work as member of MC if you want genuine change and satisfactory financial management.The attitude of owners to treat MC members as subject to their whims and fancies is the root cause of problems in many/most societies.
    MC is expected to run society as per rules and regulations.Unfortunately when it comes to ourselves,we have different standards.
    In my society(where I used to stay and work as Secretary unpaid) we had people who would expect visitor parking to be used for all vehicles from outside,but when it his guest,he expects different treatment-my parking is free now-let visitor enter and park there.(just an example)
    Double standards mark many people.
    But we have some Honble exceptions who cooperate in all ways and help in all activities.Such people restore your confidence in group living.
    That is one reason why cooperative societies sometimes fail to click.
    One must wholeheartedly support MC as these people are mostly working and still sparing time for difficult work of running a big society.
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  • As an investor, if you are under the impression that no maintenance has to be paid, then that is wrong. BR got hit because of such residents who always thought that they do not have to pay maintenance. BR follows bye-laws and legally took action against many such residents.

    Maintenance is for services offered by vendors like housekeeping, security, AMCs for various equipment, water costs, electricity, salaries of office staff, technical services, gymnasium, swimming pool services etc. Now, one cannot expect that the price of all these services will remain the same every year. So if you are under the impression that maintenance will be a fixed amount, then that is wrong.

    Many societies suffer because nobody wants an increase. These same people will invest crores in their properties but will crib when it comes to paying maintenance which is not even 1% of the flat sale.

    At the SGM, we had a gentleman investor who was arguing - "we paid 1 crore for our flat, we do not live here. Why should we pay maintenance".

    I think the problem in India is that we Indians always look at RE as investment rather than a place to live. In that sense, the society bye-laws is perfect - it is made for residents & not for investors. As far as a society is concerned, first preference should be to residents & then investors. A buyer should not decide a place based on how much maintenance is to be paid but rather what he or she gets by living in that place. If you are an investor, then it is important to consult a RE expert to make a decision on whether it is a good investment or not.
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  • ""Many societies suffer because nobody wants an increase. These same people will invest crores in their properties but will crib when it comes to paying maintenance which is not even 1% of the flat sale.""
    The same chap will quietly line up and pay when builder demands any amount even if it is excessive,but if management committee wants to increase annual maintenance charges,the same person would argue it out in the AGM.He will ask for a/cs,clarity etc but in front of builder will be like sheep.
    In my old society VAT issue had come come and some got so frightened seeing legal notice paid up,but those who stuck to their guns and sent back a legal reply got away without shelling out Rs50000+ as VAT,which in our opinion was unauthorised.
    It is all individual psychology and behaviour.
    Basically we take our MC for granted and do not give them the respect they generally deserve.
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  • Many services mentioned above are basic and present in other societies at a much lower cost . In reality the farther you go outside the city in search of peaceful habitation more is the price paid in terms of maintenance cost as even basic necessities become costlier to source .

    There is a very wrong notion in Indian mindset that higher price equals higher value and they are exploited to the hilt in all walks of life due to this thinking . A wealthy person pays price per value , hence stays wealthy while most others stay as empty vessels defending high price .

    Investors have to bear maintenance costs else end users have to shell out more .
    In reality a great service is being done by inflating maintenance costs (Not to mention that renters will get above services relatively cheap near office while buying a cheap house away).
    Investors will be forced to take into account holding cost of property and keeping it vacant . Similar taxes should be imposed on land kept vacant . This will remove whatever air is left in the real estate balloon . People will concentrate on work , other sectors in economy will get a boost , more job creation and development of the country .
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  • Originally Posted by suryawork
    Many services mentioned above are basic and present in other societies at a much lower cost .


    Do take into account that Blueridge is a township, so there are no municipal property charges in my opinion, so when you meant 'other' societies, if they are not townships, they pay yearly PMC/PCMC property charges as well(so yearly maintenance comes to more or less same amount as BR). Society 1 in BR has maintenance of around 4-5K for 2bhk/3bhk (these are spacious ones), so I think that is normal for BR type of facilities. For Society 2, the maintenance charges will come down to the same levels as society 1 in some time.
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  • Originally Posted by gogalgai
    Do take into account that Blueridge is a township, so there are no municipal property charges in my opinion, so when you meant 'other' societies, if they are not townships, they pay yearly PMC/PCMC property charges as well(so yearly maintenance comes to more or less same amount as BR). Society 1 in BR has maintenance of around 4-5K for 2bhk/3bhk (these are spacious ones), so I think that is normal for BR type of facilities. For Society 2, the maintenance charges will come down to the same levels as society 1 in some time.


    Do you mean that BR guys wont pay property charges even when hinjewadi will get merged with PCMC ?
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  • BR is built under Maharashtra Regional andTown Planning Act, 1966.
    Special concessions are there for property tax.
    This needs to be confirmed from builder to know exactly.
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  • Originally Posted by T12BROwner
    Hello Everyone on IREF.

    Some subjective opinions (others may not share the same):
    1. The general interaction of owners on appartmentadda forum scares me. Everyone thinks they are the best and cultured and other are not fit to live in Posh society as BR. Multiple references made on how BR will convert to a "Chawl" because of "these people". Many generalizations on how "Indians" are bad and not well behaved in general.
    2. Recent hostility observed towards to pet owners
    3. Some members hostile to bachelors.
    4. Blaming others without proof. Example: blaming management committee members for lack of transparency and "hiding things" without adequate proof, while themselves not taking ownership of anything
    5. Some people have Owner vs Tenants attitude. Suggestions were made to charge "them" extra for using Gym etc.
    6. Aggressive attitude in email interactions

    I am hoping that at some point everyone gets along in a friendly manner and people raise issues in polite manner. I stay in Mumbai and in my current society people get along and cooperate much better. I am not used to so much negativity in personal interaction. I think part of the blames lie with the fact that the interaction are impersonal (example email) and it is easier to blame someone that way than do it face to face.

    Fingers crossed and hoping for the best.


    fantastic points including issues in construction...hope you will find enough support in SGM to take it up effectively
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  • Today I was both deeply saddened and disturbed by the discussions on the appartment adda forum. To the extent that I have applied a filter on my email to send all apparment adda email to junk.

    Today was the day to thrash pet owners. Someone sent a picture of a dog stating that the dog had peed/(or pooped) on the road outside the society. There was a flurry of emails of how pet owner should have carried plastic bag to pick up the poop. Suggestions also flowed freely of pasting such photos on notice boards to shame pet owners, applying fines etc.

    This has greatly disturbed me. The road is outside the society so outside the jurisdiction of the society. Why create ruckus over it? After all stray dogs can pee/poop at the same location and no one will complain.

    True that in western countries law dictates that owners clean up after pets in public places. I will be happy if such social awareness and laws arrive in India. But presently no such law exists and not everyone had been abroad to think about picking up pet poop in plastic bags. Why harass them this way?

    A co-operative society is meant for peaceful cohabitation on a "live and let live" philosophy. Such social pressure for activities outside the society's jurisdiction scared and saddens me.

    28 emails have been written on pet nuisance topic so far. No enthusiasm or emails threads yet for taking builder to task for poor construction. I guess pet owners are convenient soft targets to vent out on.
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  • Originally Posted by gogalgai
    Do take into account that Blueridge is a township, so there are no municipal property charges in my opinion, so when you meant 'other' societies, if they are not townships, they pay yearly PMC/PCMC property charges as well(so yearly maintenance comes to more or less same amount as BR). Society 1 in BR has maintenance of around 4-5K for 2bhk/3bhk (these are spacious ones), so I think that is normal for BR type of facilities. For Society 2, the maintenance charges will come down to the same levels as society 1 in some time.


    Good for you only 5k/month maintenance .

    Good for renters too since these flats for whom owner pays for great services in BR, Megapolis are available cheap close to work :

    check this on 99acres :
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  • Originally Posted by suryawork
    Many services mentioned above are basic and present in other societies at a much lower cost . In reality the farther you go outside the city in search of peaceful habitation more is the price paid in terms of maintenance cost as even basic necessities become costlier to source .


    You are right up to some extent. However, I have noticed that not many societies follow the bye-laws and break the rules. E.g. as per bye-law, society is supposed to contribute to a sinking fund and repairs/maintenance fund. That comes to pretty much around 1 rs/sqft for every flat.

    For some reason, a standard per sq. ft rate has been set to 2.5 for years. Now, if 1 rs/sqft is supposed to go in this fund, which should not be used, there is no way a society can function with 1.5 / sqft. Then you will see compromise in services - poor security, water cuts, electricity cuts, alternate day housekeeping, limited use of swimming pool, charges for gym etc.

    True, with BR, everything is super-sized. Flat areas of 2 BHK/3BHK are larger than many societies. In fact, I did a comparison with my previous 2 BHK flat & though the total maintenance was less than BR, it was higher on a per sq. ft basis. Not to mention, residents shelve out 700 - 1000 per month for tanker charges which are additional.

    That is why, comparing simply maintenance based on a flat type is not the right way. Add all costs (property tax, tanker charges, water tax, club costs, per sqft area cost) & then compare.

    Typical Indian mentality is that we want the best lifestyle but want it for a lower cost forever. This same Indian will not hesitate to spend 1500 for a lavish lunch but will crib if he has to contribute the same additional amount per month for a good lifestyle. I always joke that the satisfaction that you get on a lavish lunch only lasts for few moments but the same amount you would spend on say a good clean pollution neighborhood will last for long time. It is all about perception of how you look at things.
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  • Originally Posted by pnq2012
    You are right up to some extent. However, I have noticed that not many societies follow the bye-laws and break the rules. E.g. as per bye-law, society is supposed to contribute to a sinking fund and repairs/maintenance fund. That comes to pretty much around 1 rs/sqft for every flat.

    For some reason, a standard per sq. ft rate has been set to 2.5 for years. Now, if 1 rs/sqft is supposed to go in this fund, which should not be used, there is no way a society can function with 1.5 / sqft. Then you will see compromise in services - poor security, water cuts, electricity cuts, alternate day housekeeping, limited use of swimming pool, charges for gym etc.

    True, with BR, everything is super-sized. Flat areas of 2 BHK/3BHK are larger than many societies. In fact, I did a comparison with my previous 2 BHK flat & though the total maintenance was less than BR, it was higher on a per sq. ft basis. Not to mention, residents shelve out 700 - 1000 per month for tanker charges which are additional.

    That is why, comparing simply maintenance based on a flat type is not the right way. Add all costs (property tax, tanker charges, water tax, club costs, per sqft area cost) & then compare.

    Typical Indian mentality is that we want the best lifestyle but want it for a lower cost forever. This same Indian will not hesitate to spend 1500 for a lavish lunch but will crib if he has to contribute the same additional amount per month for a good lifestyle. I always joke that the satisfaction that you get on a lavish lunch only lasts for few moments but the same amount you would spend on say a good clean pollution neighborhood will last for long time. It is all about perception of how you look at things.


    Experience with many societies is that the builder doesnt transfer accounts to society as he can continue making money on maintenance and falsify accounts . After the honeymoon period with the new apartment is over , people realize they are paying too high recurring costs . The interest in maintaining high cost , less use amenities dwindles and society maintenance cost becomes lesser than builder cost .

    All good societies maintain sinking and repair/maintenance funds .

    There is a society Nisarg Nirmiti on the new nashik phata to hinjewadi BRT road in pimple saudagar which had a swimming pool - now one can see the swimming pool has been closed and the land thereby levelled .
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