A Group of Professional's

  • Role of PMC
  • Structural Audit
  • Repairs & Restoration
  • Redevelopment

Role of PMC

The construction industry generally deals with the various types of construction sectors viz Real Estate & Infrastructure. Real Estate Sector is segmented in Residential, Industrial, Corporate, and Commercial. Whereas Infrastructure sector in Roads, Railways, Urban Infrastructures, Ports, Airports and Power.

To manage such kind of unique projects requires an expertise with organizations and a thorough body of knowledge. Project Management Consultancy plays multifaceted part in such projects and provides the services from inception to completion of projects.

Project Management Consultants manage the Project by application of their Knowledge, Skills, and Experience at various stages. However, at the same time PMC also has to face various challenges like Design Issues, Constructability Issues, Long lead material Issues, Inter Contractor Coordination Issues, Engineering Issues, Safety Issues, etc which can be tackled only by a well organized approach of the PMC.

Under our Project Management Consultancy service, we undertake a planned series of activities and design them in synchronization with our customer's requirements, whenever we go on board with new projects. This includes overall planning, coordination, monitoring and controlling of a project from inception to completion in order to produce a functionally and financially viable project that will be completed on time, within authorized cost and to the required quality standards.

As buildings age, they develop the need for routine maintenance to be able to continue serving its inhabitants. Apart from the actual repair work, a crucial aspect of undertaking repair and rehabilitation is ascertaining the extent of work required and reaching an estimate before commencing redevelopment.

Structural Audit

The need of structural audit is for maintenance and repairs of existing structures whose life has exceeded the age of 30 years to avoid any mishaps and save valuable human life. The concrete is widely used as construction material being inexpensive, easy for construction, applications and because of it high strength-cost ratio. There are many buildings during this period and earlier have reduced strength in due course of time because of structural deficiency, material deterioration, unexpected over loadings or physical damage. If, further use of such deteriorated structure is continued it may endanger the lives of occupants and surrounding habitation. There is demand of appropriate actions and measures for all such building structures to improve its performance and restore the desired functions of structures which may leads to increase its functional life. The periodical structural auditing and diagnosis for health of existing buildings is thus utmost important for finding the present serviceability and structural viability of structures. The structural audit must be carried out following auditing norms, methods of non-destructive testing and code provisions. The structural auditing will help to implement maintenance and repair work timely which leads to prolonged life of the building and safety of the occupants.

Structural Audit
What is Structural Audit?
Structural Audit is an overall health and performance checkup of a building like a doctor examines a patient. It ensures that the building and its premises are safe and have no risk. It analyses and suggests appropriate repairs and retrofitting measures required for the buildings to perform better in its service life. Structural audit is done by an experienced and licensed structural consultant.

Purpose of Structural Audit

  • To save human life and buildings
  • To understand the condition of building
  • To find critical areas to repair immediately
  • To comply with statutory requirements
  • To enhance life cycle of building by suggesting preventive and corrective measures like repairs and retrofitting

As per clause No.77 of revised Bye-Laws of Cooperative Housing Societies: "The Society shall cause the 'Structural Audit' of the building as follows: For building aging between 15 to 30 years once in 5 years For building aging above 30 years Once in 3 years

Stages in Carrying Out Structural Audit


Visual Inspection


Need of visual inspection

  • Recognize the types of structural defects
  • Identify any signs of material deterioration
  • Identify any signs of structural distress and deformation
  • Identify any alteration and addition in the structure, misuse which may result in overloading.

Scope of visual inspection

The inspection report should reveal the following listings along with photographs and sketches.

    a)General information of the building
    • Name and address of the building
    • Number of stories in each block of building
    • Description of main usage of building viz. residential, commercial, institutional
    • Maintenance history of the building


    b)Structural System of the building


    Sub structure: Settlement of columns or foundations, Settlement of walls and floors, Deflection and cracks in Retaining wall, Soil bearing capacity through trial pits or from adjacent soil data.


    Super structure: Materials used and framing system of structure, identification of the critical structural members like floating columns, transfer beams, slender members, rusting of exposed steel and its extent.

    Mention the status of all building elements like beams, slabs, columns, balconies, canopy, false ceiling, chajja, parapet and railings with respect to parameters deflection, cracks, leakages and spalling of concrete.

    Likewise, verify the status of water tank, staircase, lift and lift machine room.

    c) Addition or Alterations in the building

    Identification of change of occupancy

    Alteration or addition of partition walls

    Alteration or addition in loadings- stacking

    Alteration or addition of toilets, water tank

    Alteration or addition of balcony

    d)Dampness and leakages

    Detect the dampness in walls

    Identify the leakages in Terrace, toilets, plumbing lines, drainage lines and overhead tanks.


    Non Destructive and Destructive Testing

    In addition to visual inspection, the real strength and quality of a concrete structure need to be checked with non-destructive tests. A number of non-destructive tests (NDT) for concrete members are available to determine present strength and quality of concrete. Some of these tests are very useful in assessment of damage to RCC structures subjected to corrosion, chemical attack, fire and due to other reasons. These tests have been put under four categories depending on the purpose of test as under:


    Concrete Strength 

    Rebound Hammer Test: To measure surface hardness of concrete

    Ultrasonic Pulse Velocity Test: To assess homogeneity of concrete, to assess strength of concrete qualitatively, to determine structural integrity

    Core Sampling and Testing: To measure strength, permeability, density of concrete.

    Chemical Attack

    Carbonation Test: To assess depth of carbonation and pH of concreteChloride Test: To assess total water/acid soluble chloride contents


    Sulphate Test: To assess total water/water soluble sulphate contents of concrete


    Corrosion Potential Assessment

    Cover Meter: To measure cover of reinforcement, diameter of reinforcement and spacing of reinforcement

    Half Cell Method: To assess probability of corrosion in the embedded steel


    The UPV method works by initiating a pulse on the boundary of a material and measuring the time taken for the pulse to travel to an apposite boundary or be reflected back to the first boundary. Employed in situ, the UPV method is widely used to measure concrete uniformity/continuity in the stone masonry / effectiveness of lime mortar, in detecting cracks and honeycombs, estimating the strength and concrete deterioration, measuring elastic modulus, and monitoring strength development.

    Permeability Test: To assess permeability of concrete due to water and air

    Structural Audit of Buildings


    Homogeneity and integrity Assessment

    Ultrasonic pulse velocity for determination of cracks and discontinuities

    Core Testing

    This is direct method of assessing strength of concrete. In this method cylindrical core samples are taken from existing structures. The cores are visually inspected and tested in laboratory to check its compressive strength.

    Pushover Analysis

    Generally Push over analysis is used to understand the existing capacity of structure for seismic and gravity loading which will show different occupancy levels like immediate occupancy, life safety and collapse prevention. The seismic evaluation of existing buildings compares their capacity against earthquake demand at specific site and concerns the potential earthquake-caused risk to building systems and elements that are closely related to human life safety.


    Identification of critical areas in building

    Based on the above inspection, analysis and test results, the report should conclude the critical areas that need immediate repairs and retrofitting. For example: number of columns requiring immediate repair and strengthening, repair of critical slab and beams, water proofing of terrace, toilet blocks, cracks in walls or structural elements etc


Repairs & Restoration

With experts who have many years of experience in structural engineering, structural audit, and project management, we offer efficient consulting services to our clients in every aspect of their building rehabilitation project. Our engineers are highly qualified to deal with various repair methods and apply the latest techniques in an economical format for end-to-end repair work in housing societies, industrial units, and commercial buildings.


Scope of Project Management Consultancy Services :

Preliminary Stage

  • Subsoil investigation to identify nature of soil and decide on the type of foundation to be adopted and estimating the cost involved.


Tender Document Stage

  • Preparing tender documents.
  • Floating tenders, comparing bids, tender analysis and assisting in negotiating with tenderer’s in selection of suitable contractor(s)


Working Drawing Stage

  • Co-ordinating with the client and the consultants.


Construction Stage (Quality Control)

  • Material selection and testing
  • Concrete mix design.
  • Routine testing like

Residential repair rules

As per section 342 of BMC Act, 1988 (amended till date), the following “tenantable repairs”, can be carried out without obtaining permission from the ‘Building and Factory’ department of local BMC:

  • Plastering, painting, pointing of your flat
  • Providing guniting to the structural members or walls
  • Changing floor tiles
  • Repairing WC, bath or washing places
  • Repairing or replacing drainage pipes, taps, manholes and other fittings
  • Repairing or replacing sanitary, water plumbing or electrical fittings
  • Replacing the roof with the same material
  • Replacement of existing water-proofing material of the terrace.


The only pre-conditions to the renovation work to be done at residences are:

  • The original tenantable structure (whether rental or ownership) must be legal, i.e. it is based on the original BMC-approved Building plan.
  • Though no BMC permission for the above is required, it is advisable to do so under strict supervision of a registered Architect and/ or Structural Engineer


The “tenantable repairs” however shall NOT include the following:

  • Replacing or removal of any structure members of load bearing walls
  • Change in horizontal or vertical existing dimensions of the structure
  • Lowering of plinth, foundations or floors
  • Addition or extension of mezzanine floor or loft
  • Flattening of roof or repairing roof with different material
  • No merger of tenancies by removal or opening of any walls in between two or more tenancies.
  • Changing location of bathroom/ WC/ kitchen sink, in a way that can cause leakage to residents below.
  • Increasing the internal height of the structure



As project management consultants with over 18 years of experience in construction and repair, we offer quality work delivered on time and within agreed budget. We hold diverse experience in redevelopment projects that span residential buildings, commercial buildings, hospitals, and industrial and institutional projects.

. We identify and ascertain which configuration of our services to be employed for achieving the client's required outcome. We then provide solutions to achieve these objectives, which help in adding value, making sure that the Projects are completed in time and there is no deviation in the project cost. Our value-ads are proposed as an advantage to both the developers and the future occupants of a project. Our project management processes are developed based on PMI guidelines and is one of the best in the industry. We understand our client's objectives and translate them into a successful project. We are constantly re-inventing methodologies to save cost, increase quality, and maintain timelines for a project. For us it is all about doing it right the first time, and at the best cost. As such, we are uniquely positioned to provide effective on-site project management, as well as providing impartial advice during all phases of the construction life cycle.

Firstly the findings of the assessment will be incorporated in the form of Project Feasibility Report that will guide us about the rationality and the financial potential and prospect of the project. The Project Feasibility Report will give us indication about the budget and thereby representing the actual funds required for the execution of the redevelopment and thereby indicating towards the potential of the project; it will be pointer as regards the prospect of the project and based on the same we can infer on the benefits that the society will be able to get pleasure of it. In our role as project consultants and liaison architects, we provide legal assistance and advice on issues pertaining to building construction or maintenance, Government and BMC approval required for redevelopment projects, operation and maintenance, along with routine inspection of structures. Our consulting services to building/facility owners, operators, lenders and developers on all construction related matters is based on meticulous analysis and remains independent of any third party.

Redevelopment Project Management Consultant.
The Secretary of the society will give within 15 days from the date of Special General Meeting the appointment letter to the Project Management Consultant. The Committee will enter into contract, based on the terms and conditions and scope of work approved by special general meeting Redevelopment Project Management Consultant.

The Initial Work To Be Undertaken By Project Management Consultant.
(a) To survey the land and building of the society.
(b) To obtain the information as to conveyance of the Land & Building in favour of the society.
(c) To obtain information about availability of FSI/TDR based on the prevailing Rules and Regulations of Government and as per type of ownership [of Land, Rules and regulations of MHADA/SRA/BMC if the Land is under these categories.
(d) To prepare a realistic feasibility report, after considering suggestions, recommendations, objections and directions of members of the society made by them in special General Meeting, giving details of availability of areas available for residences commercial, open space, garden, parking and specification of construction of Building.
(e) The Redevelopment Project Management Consultant to submit within two months from date of their appointment, the Report to the committee of the society.

Society Redevelopment

  1. Preamble (An introductory fact or circumstance)
  2. Expression of Interest
  3. Letter to be issued by the developer to the Society
  4. Instruction to the Developer
  5. Basic Information about the Redevelopment work
  6. Important Terms & Conditions
  7. Special Conditions of Contract
  8. General Conditions of Contract
  9. Additional Condition
  10. Additional Information About the Developers

Performa I- Basic Information about the Developer

Performa II- Work Capabilities & Previous Experience

Performa III- Particulars in Respect of work in Hand

Performa IV- Technical Personnel & Special Experience

Performa V- Proposed Tentative Layout Plan of the Property

  1. List of Document

Photostat copy of Conveyance Deed

Photostat copy of Latest Property Registration Card

Layout Plan

Station survey Plan

Index II

Photostat copy of Location Plan

General Body Resolution for Proposed Redevelopment Work

Carpet Area Statement of Members

  1. Financial Offer
  2. Check List for Enclosure to be filled by the Developer
  3. List of Approved Manufacturers
  4. General Construction Features
  5. General Amenities
  6. Standard Amenities
  7. Specifications
  8. Testing Material
  9. Technical Specification (General)
  10. Applicable Codes & Specification