Published: 15 Oct 2025 · Location: Janakpuri District Centre
TL;DR
- Sunrise Estate Management has asked every owner to pay ~₹625/sq ft + taxes (about 25% higher than the 2022 estimate) for structural repairs only.
- They want 90% of the budgeted amount in by 15 Nov 2025 to start work. They’ve also warned of withdrawal of maintenance from 30 Nov 2025 if funding isn’t mobilized.
- We’ve attached the Structural Health Assessment (Aug 2022) again below. Repairs appear necessary, but the process needs transparency: full BOQ, contractor selection, milestones, escrow, and third‑party supervision.
1) What the new email says — in plain language
- Budget then vs now: The building‑wide repair budget shared earlier was ₹5.5 crore + taxes. Sunrise now says costs have risen ~25%, and your share works out to ~₹625/sq ft + taxes (structural items only; finishes like staircases/common areas may be extra if later required).
- Payment deadline: They want 90% of the total building‑wide requirement collected by 15 Nov 2025 to trigger mobilization.
- Maintenance warning: If funding isn’t arranged, Sunrise says they may withdraw maintenance from 30 Nov 2025 citing overall outstanding maintenance dues (~₹51 crore) and the new repair need.
- Scope note: The stated rate is for structural repairs; other non‑structural works (staircases, lobbies, etc.) could add to cost once work progresses.
Key question this raises: What exactly is included at ₹625/sq ft, and what isn’t? Owners need a detailed, line‑item BOQ and a clear scope boundary before paying.
2) What the Structural Health Assessment (Aug 2022) shows
The Structural Health Assessment was conducted 16–20 Aug 2022 by Zeichenburo India Pvt. Ltd. using a mix of non‑destructive and semi‑destructive tests. Based on the document shared earlier and attached again:
- Tests used: Rebound Hammer (surface hardness), Ultrasonic Pulse Velocity (homogeneity/voids), Cover Meter (rebar cover), Half‑Cell Potential (corrosion risk), Carbonation Depth & pH, and Core strength testing.
- Recurring observations:
- Concrete spalling and exposed reinforcement at multiple locations.
- Insufficient/variable cover, allowing moisture ingress and active corrosion risk in reinforcement.
- Cracks observed in slabs/beams/soffits in certain bays.
- Water‑exposed zones (e.g., terrace/water‑tank areas) showing higher corrosion risk and deterioration.
- Measurable carbonation depth, which reduces concrete’s ability to protect steel.
- Bottom line from the report: The structure needs systematic repair and protection — including concrete patch repairs, rebar treatment, corrosion‑control, waterproofing at sources of ingress, and quality‑controlled reinstatement — not ad hoc patchwork.
Important: The report underpins the need for repairs. What it doesn’t replace is the project plan: BOQ, method statements, vendor selection, schedule, safety plan, and payment milestones.
3) What’s still unclear (and should be clarified before payments)
- BOQ & rate build‑up: Item‑wise quantities (sq m/ running m / nos.), specifications, and rate analysis that explain ₹625/sq ft.
- Full scope boundary: Which elements are in, which are optional/contingent, and which are explicitly excluded. (Eg., staircases, lobbies, façade sealants, plumbing risers, shafts, and terrace waterproofing systems.)
- Method statements: Repair methodology per defect type (spalling/honeycombing/cracks/corrosion), surface prep (rust removal/passivation), bonding primers/mortars, polymer content, curing regime, waterproofing systems, and QA checkpoints.
- Tendering & vendor selection: At least 3 competitive bids with technical qualification (L1 isn’t enough without quality vetting). Share comparative statements.
- Third‑party PMC/Engineer: Independent Project Management Consultant to certify quantities, workmanship, materials, and stage‑wise bills.
- Payment safeguards:
- Escrow account dedicated to this project.
- Milestone‑linked payments (eg., 10–15% tranches against PMC‑certified progress), not 90% upfront without mobilization evidence.
- Schedule & phasing: Floor‑wise/stack‑wise execution plan to limit business disruption; safety plan (barricading, netting, signage, debris management, fire watch).
- Compliance & approvals: If any structural members are altered/strengthened, ensure stability certification and statutory approvals as applicable.
- Warranty/Defects Liability: Minimum 12–24 months DLP on materials/workmanship; clarity on waterproofing guarantees.
- Communication & reporting: Fortnightly progress dashboards, site meetings, and a single point of contact for owners.
4) Our view
- Yes, repairs are necessary. The NDT findings and site photos justify timely, building‑wide action. Delaying increases corrosion and overall cost later.
- But the process must be transparent and safe. Owners deserve BOQ visibility, competitive tendering, independent verification, and escrow‑based, milestone payments. That’s standard good governance for large CAPEX works.
- ₹625/sq ft might or might not be reasonable depending on scope. Without a detailed BOQ and brand/specs (repair mortars, anti‑corrosive systems, membranes, scaffolding), rate assessment is guesswork.
5) What owners can do this week
- Ask for the “Owner’s Pack”: BOQ, drawings/mark‑ups, repair methodology, Gantt schedule, QA plan, tender summary, and contract terms.
- Escrow + milestones: Propose an escrow account and stage‑wise payments tied to PMC certifications.
- Nominate a 5–7 member Owner Committee (diverse floors/stacks) + appoint an independent PMC.
- Contract conditions: Safety netting, debris control, work‑hour limits, and mandatory daily housekeeping.
- Materials & brands: Pre‑approve repair systems (rebar passivator, bonding agents, polymer‑modified repair mortars, waterproofing) with technical datasheets.
- Mock‑ups: Demand two mock‑ups (typical slab patch and terrace/watertank detail) before mass rollout.
- Measurement rules: Define how quantities will be measured (eg., net surface area chipped + reinstated, crack injection length, coating thickness tests, pull‑off tests).
- Quality records: Cube/core tests, UPV re‑checks post‑repair, DFT checks on coatings, and photographic logs.
- Insurance & safety: Contractor’s Workmen Compensation and Contractor’s All‑Risk policies, method statements, PPE compliance.
- Weekly reporting: Publish progress photos, quantities executed, and next‑week plan to all owners.
6) FAQs we’re hearing
Q. Can maintenance really be “withdrawn”?
Essential services have legal protections; however, agencies sometimes reduce or pause non‑essential services to put pressure on recoveries. If this is threatened, seek formal clarification on which services they mean, for how long, and under what authority. When in doubt, consult counsel.
Q. What if I cannot pay the entire amount immediately?
Ask for milestone‑based tranches aligned with actual progress. A fair plan reduces upfront burden while ensuring work begins.
Q. Can the work be phased stack‑wise?
Yes—phased execution often improves safety and reduces disruption. It also allows early learning from pilot zones and helps validate methodology before full‑scale rollout.
7) Documents
- Structural Health Assessment (Aug 2022): Download the PDF. (If you need a hard copy, contact the Estate Office.)
8) Share your view
What do you think about the timeline, scope and payment structure? Comment below or write to us, and we’ll compile owner questions for a joint meeting with the Estate Manager.
Editor’s note: This post summarizes the email circulated to owners and the structural report made available earlier. It is informational and not legal advice. For statutory queries, please consult a qualified professional.