STABILITY REPORT, ESTIMATION &

REPAIR OF THE BUILDING FOR

FIRST AMERICAN INDIA

SITUATED AT

SITE NO.27, J V GANESH COMPLEX,

MEYANNUR MAIN ROAD, SALEM,
TAMILNADU

Report By

MINOAN CONSULTANTS
REP BY CHETAN H S
No.___, ____________road,
_______, ____________, BANGALORE: 5600__
Email: minoanconsultants@gmail.com
 TABLE OF CONTENTS

Sl.No CONTENTS

1 Background information of the asset being valued

2 Identity of Consultant / Engineer

3 Purpose of valuation and appointing authority

4 Bases of Estimation

5 Date of appointment, Valuation date and date of report

6 Caveats, Limitations and Disclaimers

7 Land details

8 Building Structure Details

9 Conclusion

10 Estimation Calculation

11 Photographs

Exhibits
1. BACKGROUND INFORMATION OF THE ASSET BEING VALUED

 During the visit observed that Building was functional running office.

 During the visit observed that Building Exteriors and some of Interiors were

damaged.

 As per client and physical observation on all the floors including Basement and

Terrace floor.

 Estimation of building is subject to the repair of the same class of the material.

 We had not sought a full list of information and back-up data like Building acquisition

cost, building construction contract agreement, land survey maps, layout sketch

copy, etc., However, client furnished all the layout approved plans.

 For this estimation exercise, the dimensions were adopted as per Building Sanction

plan which was provided by the client.

2. IDENTITY OF CONSULTANT /ENGINEER

 The aforesaid First American India, Salem appointed MINOAN CONSULTANTS

represented by Mr. Chetan H S, (herein after called ‘Consultant’) have registered office

situated at Bangalore and owned by Mr. Rajesh Kumar, senior Architect having experience

of more than 25 yrs. in the field of Architecture, Interiors, Landscape, execution of projects

pan India and Member in the Council Of Architecture (COA), in Delhi.

 Mr. Chetan H S, CE, MIE, B’ ARCH is a registered Valuer and an practicing Architect, with an

experience of more than 20 years in the field of Designing, Construction, Architecture and

Corporate Interiors, is Member and registered Chartered Engineer in The Institute of Engineering
 ( India ) incorporated by Royal Charter in 1935, Kolkata, and representing “MINOAN

CONSULTANTS”, Bangalore.

3. PURPOSE OF REPORT AND APPOINTING AUTHORITY

 MINOAN CONSULTANTS S has been appointed as consultant to see the Stability of
Building including Interiors, Electrical, HVAC etc. As the Interiors were done /executed
12 years back.

4. BASES OF ESTIMATION
 The area subject to building adopted as per the Layout Plans by Architect.
 The guideline used for report is based on NBC 2016, (National Building Code of India
2016) by Bureau of Indian Standards. The unit rate adopted as per the Karnataka
schedule of rates for Buildings published Public Work Department, Karnataka and also
by the professional experience.

5. DATE OF APPOINTMENT, ESTIMATION DATE AND DATE OF REPORT

Date of the events as follows

 Date of Appointment: April 25, 2023

 Site visit Date: April 29, 2023
 Date of Report: Sep 30, 2023

6. CAVEATS, LIMITATIONS AND DISCLAIMERS

 We assume the photocopies of any/all documents received by the client to be a copy of the
original without any alterations/ modifications and genuine.
 In the course of this exercise we have relied upon the hardcopy, softcopy, email,
documentary and verbal information provided by the client without further verification. We
have assumed that the information provided to us is reliable, accurate and complete in all
respects. We reserve our right to alter our conclusions at a later date, if it is found that the
data provided to us by the client was not - reliable, accurate or complete.
 No soil analysis or geological or other technical studies were made in conjunction with the
report, nor was any water, oil, gas or other subsurface mineral and use rights or conditions
investigated.
 We have relied on data from external sources also to conclude the estimation. These
sources are believed to be reliable and therefore, we assume no liability for the truth or
accuracy of any data, opinions or estimates furnished by others that have been used in this
analysis. Where we have relied on data, opinions or estimates from external sources,
reasonable care has been taken to ensure that such data has been correctly extracted from
those sources and /or reproduced in its proper form and context.
 We are independent of the client and have no current or expected interest in assets. The fee
paid for our services in no way influenced the results of our analysis.

7. LAND DETAILS

 As per SCHEDULE C – SCHEDULE PREMISES in the Lease Agreement, the measurement

of the land details are as follows
Sl. No Floors Area ( Sqft )
1 Ground Floor Room ( Storage area ) 265
2 First Floor 8,547
3 Second Floor 8,547
4 Third Floor 8,547
5 Terrace Floor 4,768
TOTAL 30,764

 ITEM No.1. All the piece and parcel of the property bearing sub-division
No.T.S.No.4/11B1D,T.S.No.4/11B1E and T.S.No.4/10B situated at Ward E, Block 1,
Pallapatti Village, Salem Taluk measuring 6320 Sft, ITEM No 2, 4480 Sft & ITEM No3, 3120
Sft, having 3 Survey nos. as mentioned above and Bounded as follows:
West by : Meyannur main road,
East by : House belonging to Angarbhasha and Selvaraj,
North by : Land belonging to P. Komalgovind,
South by : Land belonging to P. Komalgovind
Satellite Image of Subject Property

https://www.google.com/maps/@11.6651103,78.1316501,21z
8. BUILDING STRUCTURE DETAILS

Type of Structure Column & Beam Structure

Wall Brick Masonry Wall
Flooring Vitrified Flooring
Roof RCC Roof
Doors Teak Wood and Flush Wood
Windows Teak Wood and Flush Wood

9. CONCLUSION

 Based on the physical inspection & observation, and verbal information provided by Client
representative’s estimation of repair of the building is summarized as below:

SL DESCRIPTION UNIT QTY RATE AMOUNT

Structural Glazing works including replacing 1,500,000.
1 Sft 5000 300
broken glass 00
750,000.
2 750000
Basement floor rectification using PCC L.S 1 00
500,000.
3 1 500000
Basement Grill works L.S 00
150000 1,500,000.
4
Terrace Gol volume sheet repair works L.S 1 0 00
Plumbing - Rectifications of all toilets 500,000.
5 L.S 1 500000
including fixtures 00
150000 1,500,000.
6
Electrical cabling works L.S 1 0 00
2,250,000.
7 25
Painting entire building including interiors L.S 90000 00
3,000,000.
8 120
Carpet Vitrified flooring at all floors L.S 25000 00
Carpentry works including rectification and 3,000,000.
9 L.S 25000 120
replacement of hardware 00
Grid ceiling replacement and new false 2,750,000.
10 L.S 25000 110
Ceiling works 00
150000 1,500,000.
11
Fire / CCTV / Access Control door L.S 1 0 00
AC - Ducting, copper piping, drain pipes and 100000 1,000,000.
12 L.S 1
units 0 00
250,000.
13 L.S 1 250000
Roller Blinds - entire floor 00
14 Miscellaneous works - Landscape L.S 1 75000 75,000.
 00
20,075,000.
TOTAL 00

 The above estimation of repair of the building arrived on the basis of Karnataka schedule of
rates for Buildings published Public Work Department, Karnataka by the and professional
experience.

 The estimation have been carried out based on physical inspection, observation, and
Building Sanction plan.

CHETAN H S

Bangalore

ESTIMATION CERTIFICATE
 Date: Sept 30, 2023

To,
Mr. Shankar
No.27, J V Ganesh Complex, Meyannur main road,
Salem, Tamilnadu: 636005

Dear Sir,

In accordance with our engagement via verbal communication we enclose Stability Report on
the Estimation of Repair of the building Belongs to Mr. G GOVINDA KUMARA RAJA & MRS.
KOMAL GOVIND, Situated at Site No.27, J V Ganesh Complex, Meyannur road, Salem,
Tamilnadu as on Apr 25, 2023

Mr. Shankar (“Client”) has requested Minoan Consultants represented by Mr. Chetan H S
(“We”) to carry out the Stability Report & Estimation of Repair of the building as on April 29,
2023.

Based on the physical inspection & observation, and verbal information provided by Client
representative’s estimation of Repair of the building is summarized as below:

SL DESCRIPTION UNIT QTY RATE AMOUNT

Structural Glazing works including 1,500,000.
1 Sft 5000 300
replacing broken glass 00
750,000.
2 750000
Basement floor rectification using PCC L.S 1 00
500,000.
3 1 500000
Basement Grill works L.S 00
150000 1,500,000.
4
Terrace Gol volume sheet repair works L.S 1 0 00
Plumbing - Rectifications of all toilets 500,000.
5 L.S 1 500000
including fixtures 00
150000 1,500,000.
6
Electrical cabling works L.S 1 0 00
Painting entire building including 2,250,000.
7 25
interiors L.S 90000 00
3,000,000.
8 120
Carpet Vitrified flooring at all floors L.S 25000 00
Carpentry works including rectification 3,000,000.
9 L.S 25000 120
and replacement of hardware 00
 Grid ceiling replacement and new false 2,750,000.
10 L.S 25000 110
Ceiling works 00
150000 1,500,000.
11
Fire / CCTV / Access Control door L.S 1 0 00
AC - Ducting, copper piping, drain pipes 100000 1,000,000.
12 L.S 1
and units 0 00
250,000.
13 L.S 1 250000
Roller Blinds - entire floor 00
75,000.
14 L.S 1 75000
Miscellaneous works - Landscape 00
20,075,000.
TOTAL 00

The above estimation of repair of the building arrived on the basis of Karnataka schedule of
rates for Buildings published Public Work Department, Karnataka by the and professional
experience.
The estimation have been carried out based on physical inspection, observation, and Building
Sanction plan.
For Minoan Consultants

Chetan H S
Bangalore
 INSPECTION & STABILITY REPORT
(ASSESEMENT OF CIVIL, INTERIORS, ELECTRICAL & AIR CONDITION AS PER
THE NATIONAL BUILDING CODE OF INDIA 2016, BUREAU OF INDIAN STANDARDS )

Procedure: By physically checking all the areas in respect to Interiors, Civil, Electrical, DG set, AC’s so that we can benefit to the
national economy in a number of ways – ensuring provision of safe reliable quality goods; minimizing health hazards to consumers;
promoting exports and imports substitute; control over proliferation of varieties, etc. through standardization, certification and testing.
Also mainly contains administrative regulations, development control rules and general building requirements; fire safety
requirements; stipulations regarding materials, structural design and construction (including safety in construction); building and
plumbing services; landscaping and outdoor display structures; approach to sustainability; and asset and facility management.

1. STRUCTURAL DESIGN:
The Building comes under the Business Building which houses Offices, Banks, and Commercial
Establishments. It is located on Main 80 feet road. Constructed in 2012, the Building is of
Column and Beam Structure, having standard height of 11’5” feet floor to floor level, using
standard materials. The Load, forces and effects have been calculated with soil testing for
foundations etc. All slabs are concrete plain and reinforced. The building consists of Basement
floor + Ground Floor + Three Upper Floors with Two Lifts for access and standard staircase.
There is a Lift Room constructed at the Terrace with proper planning and accessibility. The
External Front Façade is designed with Structural Glazing using 5mm thick glass with Aluminum
Box sections at regular intervals and covering the gaps with silicon sealant. The side walls are
with standard Sliding Aluminum windows with small balcony at regular intervals. Cafeteria is
constructed on terrace floor using Gol volume sheets having slope of for water drain. It is
assumed that all necessary Permissions from local Authority has been taken and by-laws are
followed with no/minimum violations.

Observations & Suggestions: There are Broken Glasses in 1st, 2nd & 3rd Floor. Need to be
replaced Immediately, All the rubber sealant to be replaced periodically in front as well as in
side Facade. There are dampness in the wall in 1st floor, need to change the existing Aluminum
window to UPVC Window. Regular cracks in wall observed in 2nd floor & 3rd floor, simple
sealant with wall putty is needed.
2. INTERIOR DESIGN:
A. Gypsum Partition: All the interiors were erected/ installed in 2012. Existing partition are
gypsum partition of 4inch thick, with aluminum channels, and fixing of gypsum boards on either
sides. The Door are standard Flush door laminated on both sides using door closer and 4inch
Solid Brass Ball-Bearing Door Hinge with privacy glass panel in between.
Suggestions: Crakes developed over the period of 12 years in the jambs on either sides. Need
to use solid wooden partition of 12 inches on either side of door to avoid crakes in partition.
Although there are solid partitions made on many doors with laminate, it is recommended that
the height of the wooden partition and glass opening remains same as to not have uneven
sizes. Refer pics below. This is observed throughout the in all floors. Also use 5-6 inch Solid
Brass Ball-Bearing Door Hinge.
B. False Ceiling: All the Grid ceiling with mineral fiber sheets are cracked, even the grid
channels are bent with gypsum boards cracked in most of the ceilings.
Suggested to go for Open Ceiling without any false ceiling materials in combinations of Open
cell ceiling and Rafter Ceiling. But all the internal wires, cables, has to be re-drawn in particular
way so that the ceiling looks good. Also the existing structure is column and Bean, the design
has to be within the columns.

C. Flooring: Existing vitrified tiles have exposed to lot of wear and tear, some of them have
cracked and broken. Recommend to go for combination of Granite, Marble, Vinyl, Carpet and
Wooden floor.
D. Training Room: All round 3 inch height aluminum skirting is required removing the existing
wooden skirting. Partition need to be used with wooden panels at chair height so that chair
movement does make the wall scratch resistant.

E. Vertical Blinds: Blind in 1st, 2nd & 3rd floor on the rear side is totally broken and not
functioning, need to replace it with Roller blinds.
Existing blinds not working.
F. Carpentry Checks: Visual check of exposed surfaces to detect and correct dents, uneven
surfaces, bubbles and chippings in panels.
Cabinets are tested to tolerate every weather condition and high levels of humidity.
All wooden board edges go through trimming, pasting and rounding of corners to ensure a
flawless finish.
Visual checks also ensure the panel finishes are free from defects, scratches, cracks etc.
We check the panel finishes for color and pattern/grain as per the design intent.
We also check the shutters for opening, grain orientation, profile, finish and shade variation.
This is to ensure that the design intent is as per the customer requirement.
We also test our hardware, right from the advanced connectors to soft-closing hinges, for
durability.
Additionally, visual checks to ensure that glass/mirror surfaces are free from scratches, patches
and corner chipping
Checking Membrane finishes by interior design team to ensure they are free from wrinkles, air
pockets and dust. For this we use our anti-bubble technology
Checks are done to make sure there is no shade variation, color dripping and pinholes
Furniture check for buff marks and paint peel-offs
We also make sure that edge sharpness and uniform edge radius is maintained in all shutters.
3. Air Conditioning, Heating & Mechanical Ventilation:
For this report we have considered Planning, selection, design considerations, installation,
testing and commissioning of air conditioning, heating and mechanical ventilation systems for
buildings. Planning includes equipment room for central AC plant, air handling units and
package units, pipe shafts, supply/return air ducts and cooling tower.
All the below mentioned items were checked:-
Refrigeration for cold stores, Testing, commissioning and performance validation.
Specialized application, Building automation system for HVAC control, monitoring and
verification. Symbols, units, color code and identification of services.
Mechanical ventilation. Installation of HVAC system. Heating. Design of air conditioning.
Planning. Outdoor and indoor design conditions. Refrigerants.

This Planning of AC Design considering data was done and checked: -

• Design of indoor conditions as per adaptive thermal comfort model
• Minimum ventilation rates in breathing zone
• Energy efficient air conditioning systems such as variable refrigerant flow system, inverter
technology, district cooling system, hybrid central plant using chilled beams and radiant floor
components
• Envelope utilization using energy modelling, day light simulation, solar shade analysis and
wind modelling software
• Collecting Weather data of the City (Salem)
• Direct/indirect evaporative cooling units and geo–thermal cooling and heating
• HVAC systems for healthcare facilities and data centers
• Energy efficient strategies for winter heating, using reverse cycle operation, solar heating
systems, electric heat pump and ground source heat pump
• Modern system of mechanical ventilation for industries, commercial kitchens, underground
parking and for open tunnel connecting underground metro stations
• Demand control ventilation and axial flow fans with aero foil profile blades
Suggestions: Existing AC is ductable centralized AC, two new indoor units are replaced with
new ones, and all others are old Units which has to be replaced. It is recommended to have
VRV system of AC so that we reduce the out-door units and the each area can be controlled
making the Air conditioning more effective.
4. Electrical and Allied Installation:
For this Report we have considered the essential requirements for electrical installations in
buildings to ensure efficient use of electricity including safety from fire and shock. It also
includes general requirements relating to lightning protection of buildings and provisions on
certain allied installations.
Planning of electrical installations include planning spaces for substation, switch rooms,
emergency power back up system, distribution panels, overhead lines, wires and cables.
• All Typical formats for checklists for handing over and commissioning of substation equipment
and earthing pit. The electric and allied installations are carried out in conformity with the
requirements of the Electricity Act, 2003 and the Central Electrical Authority (measures relating
to safety and electric supply) regulations, 2010, as amended from time to time.

 Planning of electric installation:

 Distribution of supply and cabling:
 Allied/ miscellaneous services
  Inspection testing and verification of installation
 Wiring (including selection of size of conductors)
 Lightning protection of buildings
 Fittings and accessories: All LED Fixtures, Tube lights, Bulbs etc.
 Electrical installation for construction and demolition sites (in case there are any)
 Earthing (including maintenance free earthing)
Protection of human beings from electrical hazard.
These mentioned items were checked:
• Location of energy meters, centralized metering system and smart metering
• Requirements for electrical supply system for life and safety services
• Discrimination, cascading and limitation concepts for the coordination of protective devices in
electrical circuits
• Solar photovoltaic system
• Aviation obstacle lights
• Electrical supply for electric vehicle charging and car park management system
• Typical formats for checklists for handing over and commissioning of substation equipment
and earthing pit.
All the above mentioned requirements are met and are Up-to Date.
5. Landscape Development, Signs and Outdoor Display Structures
For this Report we have considered provisions related to landscape planning, design and
development and the requirements of signs and outdoor display structures with regard to
public safety, structural safety and fire safety. It is divided into following two Sections:
A. Landscape Planning, Design and Development
Also considered requirements of landscape planning, design and development with the view to
promoting quality of outdoor built and natural environments and the protection of land and its
resources.
Statutory Approvals
Details of documents required for statutory approval of landscape development such as
Landscape Master Plan, Irrigation Plan, Planting Plan, Grading Plan, etc.
Landscape Site Planning Requirements
Assessment of the landscape requirements for the site including location, site factors, brief, user
groups and landscape development for special conditions
General Landscape Development Guidelines
Design aspects such as structural stability, waterproofing, drainage, soil fill and location of
planting for landscaping roof.
Although very limited Landscape has been provided we can consider the above mentioned
items for the best use of building.

Components of Landscape Planning, Design and Development to be

adopted
1. Planting Design - Aspects of planting such as ecology, botany, horticulture, aesthetic
value, growth and survival patterns which would enable integrated landscape designing.
2. Service/Utilities in Landscape Development - Design integration of structures and
elements related to external services (underground and over ground utilities).
3. Design Guidelines for Roof Landscape - Aspects such as structural stability,
waterproofing, drainage, soil fill and location of planting for landscaping roof.
4. Protection of Landscape during construction - Measures to put in place for minimum
disturbance to existing soil conditions and overall micro–climatic pattern during
development.
5. Soil & Water Conservation - Post construction practices to be followed with respect to
vegetative measures, storm water management, filtration techniques and conservation &
reuse of water for irrigation.
6. Street Furniture - Elements for outdoor spaces such as pavement–pedestrian
movement spaces, parking and vehicular movement corridor, traffic management units,
public conveniences, shelter and kiosks, illumination, etc.
All the above mentioned items to be considered for future development.
 B. Signs and Outdoor Display Structures
For this Section we have considered requirements of all signage and outdoor display structures
for public safety, structural safety and fire safety.

 Electric & Illuminated sign - Can be used in Open/ Dark areas.

 Ground signs - Can be used in Open areas.
 Roof signs – Signage on roof
 Verandah signs – Not Applicable
 Wall signs – Can be used in corners, far away areas.
 Projecting signs – Can be used in Open areas.
 Marquee signs – Can be displayed
 Sky signs – On main roads, Not Applicable
 Miscellaneous and temporary signs – Not Applicable (Street signs) - Can be
incorporated in basement and other open areas.

6. Fire and Life Safety measure:

This Building comes under Fire Zone2, Group E, Sub-division E-1 (considered non-hazardous)

A. Fire Prevention
Classification of buildings based on occupancy, from fire safety point of view • Demarcation of
fire zone • Types of building construction • Openings in fire resistant walls and floors • Electrical
installations • Escape lighting and exit signage • Air conditioning, ventilation and smoke control •
Heating • Glazing • Surface interior finishes • Fire Command Centre (FCC)
B. Lifestyle Safety
General exit requirements
• Occupant load
• Egress components – Exit access – Exit – Exit discharge
• Compartmentation
• Smoke control
• Gas supply
• Hazardous areas, gaseous, oil storage yard, etc.
• Fire Officer • Fire drills and fire orders
 C. Fire Protection
Requirements for firefighting installations (refer Table 7) • Maintenance of firefighting installation
and systems.

On inspection of this Office Building premises, the following Fire prevention, firefighting and
evacuation measures recommended and are considered absolutely essential from fire safety
point of view:
Sl. Description Existing observation Recommended
No
01 Accessibility Separate entrance on East side with 9 mtrs Adequate
wide road
02 Number of Entrance Two entrance/exit, One for employers, one Adequate
for visitors
03 Diesel Generator Two nos. of 50KVA & 40 KVA capacity Adequate
04 No of Staircase Two nos. on either side of building Adequate
05 No of Lifts Two nos. on either side of building Adequate
06 Portable Extinguisher Co2 type 6Kgs kept at all areas Adequate
07 First Aid hose reel Not provided recommended
08 Over Head Tank for Not provided recommended
Exclusive Fire Hose
09 Escape Route Plan Provided at each floor level Adequate
10 Safety Measures Board Provided in all electrical rooms & Main room Adequate
11 No Smoking Board Provided Adequate
12 Fire Siren Not Provided Recommended
13 Smoke Detectors Provided in Server, Electrical & Conference Adequate
14 Firefighting Training Trained staff Adequate

Fire Pre-cautionary Measures:

1. Explosives and flammable materials should not be kept in store room, UPS room,
Electrical Panel room, near electrical panel premises.
2. Accumulation of combustible waste in and around premises be avoided.
3. The exit ways shall always be kept clear without any obstruction.
4. Liquefied petroleum Gas should not be kept in store.
5. The doors shall not be locked / latched during working hours.
6. As per Honorable Supreme Court Order, the staff have to be trained to handle safety
equipment, initiate emergency evacuation in the event of Fire. Fire safety drills had to be
conducted periodically with Fire Service Department.

1) Fire resistant walls, Doors and compartments.

 • To limit the spread of Fire – Electrical, Server room are designed with brick wall.
• No compromise for openings such as shafts, refuse chutes, vertical openings, etc. are
taken care.
2) Shafts
• Are provided with - re resistant rated inspection door for passage of building services such
as cables, electrical wires, telephone cables, plumbing pipes, etc. depending upon location.
3) Refuge area
• An area within the building for a temporary use during egress. It should generally serve as
a staging area which is protected from the effect of fire and smoke.
4) Fire detection and Firefighting installations
• These include fire alarm, fire extinguishers, hose reels, wet riser, down comer, yard
hydrants, sprinklers, deluge system, water spray, foam, water mist systems, gaseous or dry
powder system, water storage tanks and pumps, etc.

All the above mentioned requirements need to be considered.

I Hereby Declare that :

The Stability report / Valuation of the above property is arrived basing on Land and Building
Method. The land value is arrived basing on prevailing market rate, Registration rate, recent sale
transactions and other points that will affect the land value. The building value is arrived basing
on specifications of the building, prevailing market rate of different materials and labour charges
and age of the building and depreciation factor.
The information furnished above is true and correct to the best of my Knowledge
I have no direct or indirect interest in the property valued

Authorized Signatory

Chetan H S
Chartered Engineer
CE, MIE, B' Arch
Bangalore