Structural audit & repairs in co.op.society

You verify the terms and conditions of your society's bylaws.  The structural audit expenses shall be borne by the society.  for other issues, the society's bylaws need to be verified.

In a Maharashtra cooperative housing society, the society itself is generally responsible for bearing the costs of structural audits and repairs, and these are usually funded through the society's repair fund or by levying additional charges on members. However, the specific cost allocation and procedures can vary. 

The society typically collects monthly maintenance charges, which include a contribution to a repair fund.

The society's bye-laws (rules and regulations) outline the process for conducting repairs, allocating costs, and resolving disputes.

A formal process, including a general body meeting, should be followed when deciding on major repairs and levying additional charges.

Members should be informed about the need for repairs, the quotes obtained, and the cost implications. 

Structural audits should be conducted by qualified and licensed structural engineers, and repairs should be carried out by qualified contractors. 

It is responsibility of the Society at the cost of its members.

repairs is typically governed by the Model Bye-laws issued under the Maharashtra Cooperative Societies Act. Here's a breakdown of how it usually works:

 Structural Audit Responsibility The Managing Committee of the society is responsible for initiating and conducting the structural audit. Structural audits are mandatory for buildings older than 30 years and must be carried out every 5 years. The audit must be conducted by a certified structural engineer.

 Repairs Inside Flats Repairs within individual flats (like internal plaster, flooring, plumbing) are generally the member’s responsibility. However, if the damage is due to structural issues (like cracks from foundation problems), the society may be liable.

 Relevant Bye-law Sections Bye-law No. 77: Covers the society’s responsibility for maintenance and repairs of the building structure. Bye-law No. 160: Specifies the need for structural audits and the frequency. Bye-law No. 13 & 14: Define the duties of members and the society regarding repairs and maintenance.

 Who Bears the Cost? Structural Audit Charges: Paid by the society from its maintenance fund. Structural Repairs (Common Areas): Also borne by the society. Repairs Inside Flats: Usually paid by the flat owner unless proven to be caused by structural faults.

In modern buildings load bearing structural members are made of reinforced concrete. The steel reinforcements inside the cement concrete bear the loads. When the RCC is immersed in water or due to rainfall, water seeps through the cement concrete and reaches the reinforcements. The steel starts corroding and rust is formed. Rust has a larger volume than the parent steel. The result is that it expands and breaks the surrounding concrete. Due to corrosion the steel also gives way and breaks. The result is failure of the structural member and failure of the building. The presence of chloride in water accelerates the corrosion. In places like Mumbai which are close to the sea the presence of chloride in water is more likely than in places like, say, Bangaluru. The work of the structural engineer is to carefully examine the building and locate columns, beams and ceiling-floor slabs which have developed cracks. The terrace slabs and outer beams and columns are more likely to develop cracks than inner members. Where there are cracks the outer concrete layer should be chipped and the steel rod exposed. If the corrosion is high, a new rod should bound in place. Afterwards the steel shoould be coated with a special water-proof resin. Proprietary resins are available in the market. After that cement should be applied and the member brought to original shape.

As already stated by other members periodic inspection of old buildings by qualified and experienced structural engineers is necessary. Even more important is that the repairs should be carried out by qualified and experienced contractors. Structural work is also repair and maintenance. It is the responsibility of the Managing Committee to identify the work to be carried out, get estimates, place them before the General meeting, get approval and carry out the repairs. The Society bears the cost. In other words all members share the cost. If the cash available in Sociey's account are not sufficient the general meeting should be requested to pass resolutions to collect additional amount from the members.