Wood floors: More natural, more aesthetic wooden floor

Many homes sport wood floors these days.

A few summers ago, Ankit Verma holidayed with his family in Kashmir. The chalet style hotel that they stayed in at Pahalgam had a wood floor. Ankit was charmed. When he recently bought his own apartment, he was determined to install wood floors in all the rooms. A few years ago, his wish would have remained a pipedream. No more. A large number of firms are nowadays offering laminated wooden floors that are both affordable and tough. Many people are installing them in their homes now.

To elaborate, two types of wooden floors are available in the market - real or hard wood floors, and laminate floors. Hardwood floors are expensive. Their cost could range from Rs 350-700 per sqft, putting them beyond the budget of all but the very rich. At Rs 700 per sqft, for instance, installing a real wood floor in a 12x12 feet room would cost you about Rs 1 lakh. Real wood floors are also difficult to maintain. They damage easily - drop hot tea, or a stub of cigarette, and you ruin the plank, though some recent brands claim to be more resistant to damage.

Laminate floors (so called because they are made up of a thin, transparent upper crust that is resistant to wear and tear, and of high density fibreboard inside), on the other hand, cost less - Rs 80-260 per sqft. In addition, they are not ruined easily. It is this category that has caught on.

Wooden floors offer several advantages. One, they are aesthetically pleasing. Look at the wood and steel decor of some coffee shops or retail boutiques, and you will know. Two, they are easy to install. Your entire home can be done within 24 to 48 hours, unlike marble, stone, tiles etc., which take a lot of time. Three, laminate wooden floors are tougher, so much so that manufacturers today offer warranties ranging from 10 to 50 years.

Easy to dismantle

If you move out of one home, you can dismantle your floor and take it with you. No adhesive or nail is used these days to install the planks. Instead they come with a tongue and groove mechanism that makes them both easy to fit, and easy to dismantle. In the West, in fact, wooden floors are a DIY (do it yourself) product.
Steps in purchase decision

First, decide where the floor will be installed - in a heavy or light traffic area. Then determine your budget. These two decisions will narrow down your range of choices considerably. Next decide the shade: do you prefer a dark or a light shade? Darker shades make the room look cosy. They are, for instance, suited for the home entertainment zone. But they also shrink the space visually. Dark floors combined with steel furniture impart a Scandinavian look to your interiors.

Lighter shades go well with smaller spaces. They also create a neat effect. Many retail outlets use them. The market for wooden floors is growing at above 40 percent annually. But given the low penetration of this product, the marketers have barely scratched the surface. With builders too installing wooden floors in their premium range apartments nowadays, expect more wood beneath your feet in future.
Mind your step…
Here are some precautions you need to take while installing wooden flooring
Make sure you don't install residential grade flooring in a commercial setup where the floor needs to be tougher

Ensure that the company you're buying from has the service backup to be able to carry out repair work in case your floor gets damaged Water on your wood flooring is like the proverbial kiss death, specially if it stagnates for a while. But laminate floors can withstand the occasional spill.

How to get more out of your budget

If your budget is tight, concentrate on artistic touches for that special look. When the budget is tight, doing up a living room is a challenge. A little imagination can do wonders. The idea is to spend less on the fixed elements and more on artistic alternatives. If you have a budget of Rs 50,000, paint the walls with any emulsion, which would cost between Rs 6 to Rs 14 per sqft. Wallpapers come in a range of Rs 20 to Rs 40 per sqft, and thus do not fit in this budget. Cheaper wallpapers are not of very good quality and are hence not advisable.

If the basic flooring is of a decent quality then it need not be ripped off. Most of the flooring is covered by furniture. Therefore, the uncovered floor can be covered with dhurries or carpets. They need not be expensive; sometimes one can get a good deal at some exhibitions or expos.

The trick on cutting cost on furniture is to stick with the bare necessities. Choose very few furniture pieces. Custom-made furniture is preferable. Do not compromise on quality or you may end up spending much more than planned before you know it. Reduce the size of your TV unit, as it will cut cost. Instead of sofas one can also go for low divans or other informal seating. This creates a warm atmosphere.

Instead of using fluorescent lights, lamps with interesting shades can be used in the living room. Now-adays lamps made of different materials like bamboo, paper and acrylic are available, in a wide range of designs and prices. If you use enough of them, the lamps can provide the right amount of brightness. Placing them near artifacts can also enhance the beauty of the space.

Upholstery is available in a wide range of fabrics, colours, designs and prices. You can also stay well within your budget by recycling materials that you already have in the house, and using it for decorative purposes.

Tenant eviction: Landlord needs proper reason

A landlord needs to have solid grounds to evict a tenant and regain possession of his property.

A major concern of landlords while renting out property is that of getting the property back as and when needed. The system has many loopholes which are used by tenants in case of disputes to avoid eviction. In order to prevent exploitation of tenants, various States in India have passed Rent Control Acts. These Acts have substantially added to the rights and obligations of landlords and tenants.

These Acts seek to:

Control the amount charged as rent

Lay down the rights and obligations of landlords and tenants

List out the reasons for which a landlord can ask a tenant to leave, i.e. the grounds for eviction
In the Rent Control Act of each State, the grounds for eviction are provided. In some Acts it is mentioned as 'bonafide requirement'. In some it is 'reasonable requirement', while in others, 'need', 'genuine need' or 'requires reasonably and in good faith' have been included.
The meaning of all these terms is virtually the same. The point has been well-debated at various levels. There are many judgements made on the matter. Now, almost every High Court has considered it in various cases and laid down some general principles.

These include:

A landlord is the best judge of his requirements. He has complete freedom in the matter

He should live or prescribe for himself a standard of his living

Need of the landlord should be genuine and honest, conceived in good faith A landlord's desire for possession, however honest it might be, has inevitably a subjective element in it. For that desire to become a 'requirement' in the eyes of the law, it must have the objective element of a 'need'. It must also be such that the Court considers it reasonable, and therefore eligible to be granted
'Reasonable requirement' implies that there is an element of need as opposed to a mere desire or wish. The distinction between desire and need should be kept in mind, but not so as to make even a genuine need as nothing but a desire

These points clearly show that the move to evacuate a tenant should not be arbitrary. It needs to be substantiated by some solid grounds - genuine need or requirement of the landlord, or some other circumstances that necessitate the landlord regaining possession of his property. The desire to repossess the property must be backed by a genuine need so that it becomes a requirement in the eyes of the law. The landlord must act in good faith rather that having mala fide intentions. Further, it is the landlord who is the best judge of his needs and requirements, and the way he wants to live.

Coffee tables & Artifacts, Dimension, Colour, Weight, Location & Ambience

Coffee tables and artifacts, choose artifacts that blend with the rest of the ambience for your coffee table.

Most living room seating configurations have a coffee table in the center. This item of furniture forms the focal point of the space. Its design and fabrication material dictates its appeal. Apart from its utilitarian properties the look and visual appeal of a center table can be enhanced with the use of decorative artifacts.

Artifacts

A very common tabletop item is the ashtray. Though it has a functional role, its design often makes it attractive enough to become the adornment of the table. Statues in
various materials create interest. Groups of three or more figurines can be used to formulate a theme in one corner. A low profile fresh or dry flower arrangement gives the room ambience and fragrance. Multi-coloured pebbles, shells, decorative lamps, embroidered table runners, floating candles and flowers in containers, decorative pottery, musical timepieces etc are some of the variety of pieces that can be displayed on a table top.

Formal interiors can also use porcelain or silver tea sets as decor pieces, to be used when required. Since the sets are beautiful in their embellishments it adds to the aesthetics of the area. Delicate items are often arranged at a lower level where they can be viewed through the glass tabletop, which also acts as a protective layer on top.

Material

The artifacts to be used on the coffee table can be in a variety of materials. Whatever is used should complement the surrounding decor and enhance the ambience. A very popular choice is glass in its various forms like crystal, cut glass, coloured glass and stained glass. Since tabletops are often made of glass, these decor objects match the base on which they are placed. Metals such as brass, bronze, pewter and copper are often added for an ethnic look. Pieces with carving, etching, filigree work and embossing against a backdrop of silks and period furniture have a special old world charm. Stone and wood can be used to fashion many exquisite objects like statues, boxes, bowls, paperweights, picture frames etc that can beautify a space. Very often the tabletop is made from stained or etched glass or a carved wooden panel with intricate inlay work. At such times crowding the area with too many decor items distracts from the beauty of both the table and the pieces themselves.

Choose carefully

Since the coffee table is usually situated in the center of the living room it attracts immediate attention while entering a home. Just as a bare table can be monotonous, an overly crowded one can be too busy and unappealing.

Some basic factors to avoid confusion and preserve aesthetic appeal:

Dimension: The dimension of the table, room and overall volume of the space dictates the size of the artifacts that will suit the coffee table. Oversize statues are an example of not adhering to proportion between the items that form the ambience in a room.

Colour: This is a two dimensional tool that creates a suitable statement in a space. The decor items on the coffee table can be either of muted hues if meant to blend with the theme or in sharp contrast if focus is required. Too many colours on the surface will be distracting. Sometimes the colour of a decor piece like a figurine can match those running through the soft furnishings like drapes, carpets, upholstery and wall hangings, and tie the design theme together.

Weight: Some ceramic, stone and metal pieces can be very heavy. Adequate support is required to ensure that a fragile tabletop does not crack, splinter or break resulting in the loss of the table and probably expensive artifacts.

Location: Just as heavy items should be placed carefully, fragile pieces must be located in a safe place. They should not be in an area on the table where a careless nudge can dislodge it. Also, breakable items need to be out of reach of children who can be injured in any accidental damage.

Ambiance: Some items add a formal air while others create a casual atmosphere. Modern decor pieces may look awkward in an ethnic interior while heavy cut glass will not complement bamboo furniture. Finally, even a single judiciously chosen piece can beautify a coffee table instead of a jumble of knick-knacks.

Flooring options for office and home

Many people don't give too much thought to floor spaces. But the type of flooring you have in your office will help prevent accidents and dangerous conditions, and will provide personnel safety. If you put in the right flooring in the beginning, it will also help you save on costs in the long run.
Reception

The reception area is the first space any visitor walks into and it leaves a lasting impression about your office. Architect and interior designer Ankur Yagnik, says, "it's best to go in for hard stones and natural stones like granite. Generally, marble is not recommended for the reception area, as it's a soft stone. However, if the reception area doesn't see too much traffic, like in a corporate office, then marble may be used." Marble varieties available in the market include both Indian and Italian varieties. If you are looking at other options, then certain sandstones like Jaisalmar yellow stone (a polished sandstone) and Baruda green (a natural stone) are also apt. Your next choice would be the use of vitrified tiles. While choosing the colours keep in mind the theme of the interiors and in case of high traffic areas, avoid dark colours.

Interiors

Inside the office, the workstation area is where people spend most of their working time. Here again there are numerous options like carpets, vitrified tiles, vinyl and linoleum flooring. Carpet comes as a roll or tiles and it's especially useful for companies like call centres as it tends to absorb sound well. This is because it has a high acoustics absorbing power. In case it's a regular office, vitrified tiles or vinyl flooring can be used. "A popular product right now is linoleum," says Ankur. "It is 100 percent natural and recyclable. This type of flooring is making a comeback now."

Each of these types of flooring has different properties and is laid differently. So what you should choose will depend on factors like sound, aesthetics and maintenance. Does your office see a high level of sound activity? Do you want to have flooring that can be easily maintained? Does your office see little traffic? Carpets as stated earlier absorb sound well but linoleum and vinyl offer a range of colours that are not available in carpets. Maintaining a carpet is also more cumbersome as it has to be deep vacuumed at least once a week while vitrified tiles will do with a swabbing and wiping. On the other hand, vinyl and linoleum are more prone to stains and this could be a major negative.

Cabin

Where cabins are concerned, any of the four types of flooring can be used based on the philosophy of the design. In India carpets are perceived as luxury and thus most companies opt for this as flooring for their cabins. It is, however, best for areas like conference rooms because of its acoustical properties.

Canteen

What about the office cafe? The best flooring for this much-used area is vitrified tiles or other hard stones like granite. "Here, wet cleaning is done regularly during the day," explains Ankur. "Though some people use vinyl flooring in their cafeterias, as an architect I would not recommend it." As for recreational spaces at work, it depends on the kind of recreational activity. If there's a gym then sports matting should be used in the space where weights are used, and if there's a badminton court then laminated wooden flooring is apt. You can use vinyl flooring for the rest of the space.

Corridors

Areas like the corridors see much higher traffic than the general work areas. Carpeting can be used for corridors but you should go in for a high-density specification, which again is available for other types of flooring too. This will wear better. Entrances to buildings are also being done in style and the walkways and pathways leading to the entrance also create an impression about your company. Flooring like flamed granite, sandblasted granite, and sandstone are some of the types of flooring that you can pick from for these areas. These are slip-resistant which is essential for external areas.

Types of Wills: Mutual will, holograph will, joint will, contigent, privileged will

Holograph Will: A holograph Will means a Will written in the testator's own handwriting. After the Will is written, the testator has to sign it and get his signature attested. This Will, without the signature and attestation, is invalid.

Mutual Will: Two persons, generally husband and wife, are involved in making a mutual Will. In this kind of Will, the husband and wife mutually agree to bestow upon each other reciprocal benefits in each other's property, subject to other clauses in the Will.

Joint Will: It takes two or more persons to execute a Joint Will. This Will is made to dispose off their joint or separate properties jointly. Any one of them can revoke the Will. If one testator dies the Will will be considered as his Will.

Contingent Will: This is another kind of Will. It comes into effect on the happening of any event or condition. It is a Will to do or not to do something if some event does or does not take place.

Privileged Will: A soldier, airman, or a seaman engaged in warfare or adventure is allowed to make a privileged Will. The privileges given among other things are that the Will can be written or oral. If the testator writes a Will, it need not be signed by him and attested by a witness. If some other person writes it in whole or in part, it must carry the testator's signature, but witness attestation is not necessary.

Unprivile g ed Will: It is a Will not made by a soldier, airman or seaman. Anyone who is a major in age can make this Will. He must be a person of sound mind and in case of ill health he must understand exactly what he is doing.

Nomination: Statutory institutions like Government Departments, public sector corporations, post office, LIC, and nationalised banks provide for a policyholder or a fixed deposit holder an option to propose his nominee. The benefits will belong to the nominee. Nomination is generally in the nature of a Will and restricted to each item of policy or security.

Clean and hygienic pool: Steps to keep your pool clean and hygienic

To keep the pol clean and hygienic these steps should be taken:

Disinfection: It involves removing or inactivating pathogenic microorganisms by either using chemicals (chlorination) or through physical means (filtration or UV radiation) so that they don't pose the risk of infection.

Filtration: It is carried out to keep the water clear. As the level of clarity falls, the safety of swimmers gets compromised. Particles dissolved in turbid water can surround microorganisms and shield them from disinfectants. In addition, filtration is important for removing protozoa that are resistant to chlorine.

Circulation: This replaces polluted water with treated water, and is particularly essential for areas that are used, and hence polluted most. Proper design and positioning of inlets and outlets will ensure regular circulation.

Dilution: A dilution of pool water limits the buildup of pollutants from swimmers and other dissolved chemicals. Pool operators should replace pool water as a regular part of their water treatment regime.

Air quality: It is important to manage the air quality around swimming pools, specially in the case of indoor pools. Ventilation helps reduce exposure to by-products of disinfection present in the air.

Responsibility rests with users

Cleanliness of the pool is not the prerogative of pool managers alone. Users too should observe hygienic practices. Consciously or unconsciously, swimmers carry pollutants such as perspiration, dead skin cells, hair, saliva, cosmetic products, hair colour, and perfumes into the water. They are either unaware of the repercussions or ignore them. If swimmers don't maintain high standards of hygiene, a variety of undesirable diseases can be transmitted to them. These include gastrointestinal infections, skin infections, conjunctivitis and nose, throat, and respiratory infections.

To avoid infections and enjoy a healthy splash, here is a list of do's and don'ts for swimmers:

Before swimming

Take a shower, and use medicated soap to wash away perspiration, dead skin cells and cosmetic products. Wear a clean bathing suit. Wear a swimming cap. Wash and dry your hands thoroughly after using the toilet. Walk through the foot basin to eliminate bacteria and other impurities from your feet.

While in the pool

Do not spit. Do not swallow the water. Do not wear contact lenses while swimming as microorganisms in the water can cause infection by getting between the lens and the eyes.

After swimming

Wash off in the shower. Rinse your eyes with fresh water in case of irritation.
Precautions for children

Take children for frequent bathroom breaks. Small children who are not yet toilet trained should wear suitable tight-fitting plastic or rubber pants or nappies while swimming.

To paraphrase a popular saying, 'one rotten fish spoils the entire pond'. If you want clean and fresh water to welcome you every time you yearn for a splash, then both the pool management and users must make a joint effort to keep the pool clean.

Office interiors and ergonomics, flexible office space

A comfortable and flexible office space adds to the productivity of staff and efficiency of the organisation.

Today, office designs have to come to terms with newer challenges and opportunities. Organisations are increasingly seeking open, technologically-advanced, flexible, and comfortable spaces which they consider necessary to attract and hold on to high-calibre workforce, and to increase productivity. "The physical work environment impacts an individual's productivity. Issues like ergonomics, spaces for leisure and designs that enhance interface are of prime importance today", says Hemant Sharma, Head - Human Resourses, Sun Microsystems. To attain this ambience, several trends have emerged in contemporary office buildings.

Advanced technology

"Technology has come a long way in helping us create better workspaces", says architect Reza. Today, workplaces feature convenient access to data and telecommunications systems and audiovisual presentation options that include video conferencing, DVD/CD/VCR. They offer broadband Internet access with accelerated e-mailing, browsing and download. Wi-fi networks that offer wireless Internet access all over the facility is also trendy. High-tech conference rooms are especially in vogue. They have features like video conferencing, flat screens and plasma screens that offer brilliant images. Liquid crystal display (LCD) flat screens, although pricey, are gaining in popularity over the standard CRT monitors. LCDs take up less space and power, and also offer clear graphics.

Social spaces

"Organisations are constantly encouraging designers to create engaging social spaces. They believe that increased collaboration between employees will enhance productivity", says Kiran Kapadia, an architect. It is seen to be extremely important that the design of the office provides places for people to think and talk. Highly flexible spaces like the immersion room are being designed to support a variety of group activities including brainstorming, socialising, presentations, or formal meeting events. Companies also encourage semiprivate enclaves such as chat rooms where small, casual breakout groups can interact spontaneously without having to reserve a formal conference room. The productive use of space adjacent to the conference room by virtue of breakout social spaces is also popular.

Leisure spaces

"Programming is very important in today's office. There is a definite emphasis on establishing interesting spaces and incorporating leisure spaces effectively into the work environment." says Kapadia.

Corporate office campuses set up comfort spaces and amenities that allow hard working employees places to relax and de-stress. Sports, yoga rooms, saunas, gyms, video games, pool tables and bowling alleys are showing up in new office projects because they translate into increased productivity, lower attrition rates and strong
team building. Cafes and outdoor lunch areas are also extremely important. "Colours should be used effectively in office spaces, as they act as mood enhancers and curb monotony", says Reza.

Security features

Many office designs now incorporate highly advanced security systems. Offices boast of systems like mini-cams, access cards and ultra-sensitive alarm systems, x-ray and screening stations. Some super hi-tech offices even feature state-of-the-art biometrics, which involves thumb, hand and retina scanning; proximity cards, which track employees and monitor access; and specialised ventilation systems at mail distribution sites. These mechanisms are controlled and monitored from a central security station.

Lighting

Natural lighting continues to be popular due to higher efficiency and enhanced productivity. Designs open up a space with as much natural light as possible, incorporating taller windows, skylights, and atriums. In terms of artificial lighting, up-lights and LED lighting are popular bec a u s e they are more energy-efficient.


Furniture


High-performance workstations that offer optimum flexibility, comfort and durability are common. Ergonomic furniture also continue to be in demand due to reduction in employee stress and injury, as well as enhancement of comfort and good posture - both of which can translate to the organisation's efficiency. Ergonomic furniture units should maximise individual comfort with height-adjustable work surfaces, wristfriendly edge profiles, and good knee clearance. Also, furniture systems must allow the user freedom to personalise his space, and to move elements around freely as needed.

Small apartment: Create more space with furniture & planning

Don't feel claustrophobic in a small apartment. Mamta Singh has some tips to make the most of your limited space

When Sheela married and shifted to Delhi, she was dismayed at the small size of the apartment her husband had rented in Vaishali. Her ancestral home in Lucknow had a number of rooms, each of them filled with heavy furniture. But once she got over her initial shock, she determined to make the most of her straitjacketed situation. With so many small apartments coming up in urban areas, more and more homemakers look around for furniture that will not take up too much space. Besides buying smaller sized furniture, people are also going in for multi-functional options.

Multifunctional usage

One option you have is to make multiple use of the same space, as was done in the past. Then, the kitchen doubled up as the family room and entertainment area. Check if you can do the same in your apartment. Evaluate which rooms in your home are used all day and night, and which remain unused for the larger part of the day. You could shift some functions to these rooms. For instance, you could use your main bedroom as a family room, TV room, or as a home office.

Adopt an open kitchen design and merge the kitchen with the dining room. The drawing room can serve as entertainment area, TV lounge, sitting room, and can also double up as a guest room whenever you have visitors who will be staying overnight.

The space crunch is most acute in studio apartments where one room doubles up as bedroom at night and as sitting room during the day. A home lacking a spare bedroom faces the same problem. The most effective way to resolve the problem is by going in for a sofa-cum-bed. Double beds are no doubt the most space consuming items in homes. In comparison, sofa-cum-beds are styled so neatly these days that it is difficult to tell that they serve as beds at night.

Space-saving furniture

Says Viraj Mahajan, "space-saving furniture is designed with a lot of thought regarding comfort and aesthetics. In a small apartment, we need furniture that allows us to walk about freely. In the bedroom, the bed should not only provide the right amount of space for sleeping, but should also not occupy the entire room." Sofa-cumbeds are like regular sofas. Lift the cushions and fold down the flaps, and they open out as beds. Besides the folddown option, sofa-cum-beds also come in a pullout form where the cushions serve as mattresses for the bed.

"I have designed a wooden sofa-cum-bed with a humped back. The sides have low height - about eight inches higher than the mattress. The seat is deep so one can comfortably sit with legs up and watch TV, read, chat or just relax," says Mahajan. Adds Sameer Hora, "these sofas can be converted into single beds and double beds. When they are opened they are the size of a bed (single or double depending on whether it was a chair or sofa). These sofa-cum-beds are designed for easy operation, thus making them convenient for elderly persons to use. The sofas have an armrest on both sides. This is beneficial especially for the elderly to lever themselves up."

Futons

The futon is a low, comfortable chair-cum-sofa. It is the Western derivative of the Japanese tatami or floor furniture. It is rolled out in the night, and folded during the day. A futon, unlike a sofacum-bed, is very basic and can be used for both sleeping and sitting. The bi-fold futon often seats three and appears just like a sofa-cum-bed. The classic futon sits straight on the floor, though the contemporary ones are bi-fold and have legs.

Furnishing

In sofa-cum-beds use fabric which is stain proof and washable. "Slipcovers are ideal as you can change them whenever required. By merely switching the cover you can give your room a very different look in a matter of seconds. A bright, colourful design can add cheer to a dark living room. A neutral colour can blend into a space that already has a bright, airy feel. You can select from a variety of materials like cotton, Italian micro fibre, denim, polyester, acrylic blend suede, leather, terry cloth and brocade," suggests Sameer Hora.

Planning the dream home: factors to consider, combination & types of house

No two houses are alike as there are many factors that play a role in the design. Is your family a large one or a small one? Are you planning to build more floors in the future? Do you want a garden? These are just some of the pertinent questions that you will have to ponder over before you set off to build your home.

Factors to consider

Lifestyle and culture play a key role in determining the kind of home you end up building. Architect and interior designer Kavya Thimmaiah says that culture plays a very important role. "For instance, there are some people who wish to have the dining area separate from the kitchen, while others opt for the open kitchen plan. Certain orthodox families prefer having two living rooms - one for the men and one where women can interact freely," she explains. Some people frown on footwear being worn in the home, thus provision has to be made for this too.

There are also other aspects like having a bar or entertainment room, puja room etc., which are determined by factors like lifestyle and age of the residents. "Young people go in for a bar area and entertainment room. They want to have space to expand, as their family grows larger in the future. They might go in for an entertainment room that can be converted into a bedroom in the future for a baby," says Kavya. Many young couples, in fact, specifically wish to have an entertainment area, as people tend to entertain heavily nowadays. Anu and her husband Sridhar are looking to build a house and since they party quite a bit, wish to have a separate room that will house a bar and their entertainment unit. And they are also keen on having a puja room in accordance with their religious preferences. In case one has elderly people living in the home then their needs become vital too. If they can't climb stairs then a bedroom may be needed on the ground floor.

The right combination

An ideal home should have at least three bedrooms, a family room or entertainment room, a formal living room, dining room, a terrace and balconies, and at least three bathrooms. If you have more space, you can throw in a garden too. "Nowadays, there are provisions being made for servants like toilets and residential quarters. You can have these as either a part of the house or provide a separate entrance, keeping in mind that one can't encroach on setbacks. Or else you can also construct them over the garage and put that space to good use," adds Kavya.

Is your house going to be on a quiet road or is it on a busy street? If it's on a busy street then it's best to have your garden located towards the rear of the house to ensure your privacy. Another idea is to build a u-shaped house much like a courtyard so that your garden is in the middle that still ensures you of privacy. This would also give a good view from your rooms. And how many cars do you have? In the age of two-car families, it's essential to have adequate garage space to park your vehicles. So make sure you don't neglect that in your equation.

Types of houses

There are several types of houses that you can build depending on the amount of space available. Most people tend to go in for a two-story plan - there's a living room, dining room, kitchen, puja room, bathroom and perhaps even an entertainment room on the ground floor while the first floor houses the bedrooms. It's a good idea to have the bedrooms on the first floor as it gives more privacy and will be much quieter.

A multi-level home has floors at varying levels and the floor plan here is smaller and more compact. This is apt for plots that are small. Duplex houses are also ideal in this case. In case more than one family will be staying on a plot then you can think of building town houses or apartments. Town or row houses are separate units adjoining one another and they are architecturally very aesthetic too.

Ceiling: Work around ceiling with colors

If your ceiling is too low or room too small, you can work around it with colours, to give it a visual-enhancement.

If a room is too large, try painting a warm colour on one wall in a predominantly white room. The warm wall will appear to advance, making the room seem smaller or shorter

In cases where the room is too small, paint one wall a cool colour, while leaving the rest of the walls warm. The cool wall will appear to draw back, making the room seem longer

Are high ceilings making your home look like a theatre lobby? For a more intimate feel in rooms with high ceilings, paint the ceiling a darker colour. You can also lower it further by painting the top part of the wall with the same colour as the ceiling

To make low ceilings appear higher, paint the ceiling a light colour and bring the wall colour six feet or so onto the ceiling. Another trick to make the walls appear higher is to paint the baseboards the same colour as the walls.

Is your house user-friendly? Tips on painting, design, furniture

Is your house user-friendly? A house should be a place where you can relax. It should not make you nervous of breaking expensive objects.

A house should be a place where you feel comfortable after your heavy work schedule, rushing back through roads with traffic jams and crowds throughout the day. This is why home design should always be a combination of aesthetics and utility; i.e. maintenance, safety, easy-touse equipment, life of the product and cost. Most of these elements should always be considered from the point of view of utility; with just a few being solely of aesthetic value.

Consider this:

Avoid polished furniture in areas that receive direct sunlight because sometimes the veneer loses its natural colour and the melamine polish also gets flaked. Families with small children should opt for laminate instead of veneer, which requires polishing. Use real washable paints like oil paint or pearl lustre in the children's room.

Melamine polish is not at all scratch-resistant, so even if you prefer using veneer with polishing, try avoiding it for horizontal surfaces or you will have to use a glass top to protect it. There are a variety of laminates available, which match most of the natural veneers, so use matching laminates on horizontal surfaces.

Using a wood finish laminate for your furniture instead of veneer is quite common. Nowadays, many laminates are available that appear to look like natural veneers. You can't tell the difference unless you touch it. Always try to keep all furniture ends round. Avoid sharp corners especially for wood tops, glass tops and stone tops. Use antiskid tiles for flooring in bathrooms, because ceramic tiles with a glossy finish or natural stones such as marble or granite are dangerous, especially when they get wet. Choose taps with chrome plating over the coloured ones, because chrome-plated fittings look the same even after several years and are priced lower. Detergent and hard water from bore wells affect ivory gold or black gold fittings, which tend to lose their sheen.

While painting, avoid using any colours on the ceiling except white otherwise the natural light reflection in the room will be lost and it will look gloomy all the time. One should ideally use plain glass for windows - it creates an illusion of space, as the natural surroundings outside seem to become part of the room. You can always put up curtains for privacy.

Always use a darkcoloured glossy laminate band as the skirting for kitchen furniture. This will keep the furniture from looking dirty over time. Preferably opt for a dark band of black or brown.

It is advisable to use silverfinish handles on kitchen cabinets as their finish lasts longer. Even good quality brass handles will fade over a period of time due to frequent contact with turmeric. Install granite tops on surfaces that will be used frequently.

Carpets, rugs and living spaces

Carpets and rugs add character to the room. When choosing carpets for your home make sure you choose the right kind. Keep in mind that the carpet should obviously complement your walls and decor, and should be easy to maintain. Originally, carpets and rugs were made from wool or cotton. Today, you have a choice between several natural or synthetic fibres. So how do you know what to buy? It all depends on how much traffic the area will receive, how easy the rug is to maintain and, of course, how much you're willing to spend.

Natural fibres

Wool can be dyed easily, is durable, soft, and easy to clean. Cotton is softer than wool but less durable. Jute is probably the softest of all natural fibres. When exposed to direct sunlight, jute may fade or darken in colour. With prolonged exposure to moisture, the fibre disintegrates.

Synthetic fibres

Acrylic is highly resistant to sunlight, stains and mildew. You'll mostly find acrylic fibres in bath mats and rugs. Polypropylene is the most stain-resistant synthetic fibre in the market today. Polypropylene will repel water and stains. It is usually less expensive than other fibres. Nylon is versatile, durable, and easy to maintain and clean. It withstands heavy foot traffic too.

Irrespective of the fabric you decide to go with make sure you use a 'rug pad'. A rug pad is a fabric used below the carpet. This is a very critical piece of fabric as it helps keep the main carpet in position without sliding and wrinkling. The rug pad acts as a buffer and reduces the impact of footfalls.

During monsoons when there is extra moisture in the air, proper care of the carpets are recommended. The best thing would be to roll them up and put them into vinyl casings padded with naphthalene. However, it may not be a practical proposition. You might want to invest in synthetic fabrics as against natural fabric as they withstand moisture better. You may also check to see if the carpet has been sprayed with an anti-stain water repellant in the manufacturing process. You can achiever the same impact spraying the carpets after they are bought too. The most effective treatments are added as part of the manufacturing process. Finishes 'applied' later are not as longlasting. Heat setting is a manufacturing process that reinforces the twists of the yarn plies to add durability.

You will of course need to ensure you use foot mats at the entrance of the main door and bathrooms. Consider using rubber-backed foot mats here as these will trap dust from footwear and will be easy to clean. Carpet is available with stain-resistant fibres and finishes, welcome news to homes with children and pets.

Taking proper care of your carpet throughout the year will prolong its life and appearance. Vacuum your rug regularly to remove loose soil, taking special care when vacuuming fringe and edges. Have a professional deep clean your rug often, at least once in six to 12 months. Several cleaning methods will work, but to prevent rapid resoiling, it is important to completely remove any cleaning agents.

Finance for purchase of land: Land for property buying condtions by borrowers

Sites are bought by people who want to build their own independent house or by investors as an investment because of the escalating property prices. Loans for purchase of sites are available to those who want to purchase a plot of land to construct a residential property. Quite a few (not all) banks and housing finance companies offer this loan. However, they usually insist that the land is purchased from a recognised authority such as the Bangalore Development Authority, from a society, or from a recognised developer. Some banks also give loans for purchase of land from individuals, but subject to some conditions.

The main concerns of banks while financing purchase of plots include difficulty in documentation, security of the property and delay in commencement of construction. The prerequisite is that the land should be developed and clearly demarcated. Loans are not available for purchase of agricultural land. The plot should be meant for residential purposes. Some banks put a condition that the commencement of construction should take place within a specified period - usually six months to one year. In case a site is being purchased from a government agency, the legal hitches are a minimum, and so are the formalities. This is not the case if one is purchasing the site from an existing owner.

Refinance of land purchased is normally not permitted by banks. Also, most banks finance the purchase of a plot of land only if it is in a location within the limits of the municipal corporation concerned.

Most banks specify a limit on the loan-to-value ratio. It could vary from 70 to 85 percent of the registered value. As such, only 70 to 85 percent of the registered value is financed by banks. Further, the loan amount has no relation to the market value of the property. Any premium paid by the purchaser has to be from his own resources.

The rate of interest on a land loan is usually lower than the rate of interest charged on regular home loans. Most banks have a minimum and maximum loan amount for the purchase of a plot. The security for the loan is an equitable mortgage on the plot. It is done by taking deposit of the original title deeds of the plot. The bank may also insist on additional security depending on the type of land.
The disbursement of the loan amount is always in favour of the seller of the plot unless the purchaser has already paid the amount. Normally, banks do not offer loans for plots purchased over a year ago.

In addition to the general documentation, these additional documents are required to avail land loans:
Original documents regarding ownership of land
Layout drawing as approved by the city's development or planning authority. It should show where the plot of land is located, and its surrounding area
Tax receipts for taxes paid by the owner of the land No encumbrance certificate certifying that the land is not already mortgaged
Revenue receipts confirming payment of land dues to the government
No objection certificate from the society for sale and transfer of land (in case the land is owned by a society)

The charges applicable to general housing loans like processing fees etc are applicable to land loans as well. Also, age norms and calculations for computing loan amount eligibility are the same as those for a general home loan. Most banks also have a minimum income limit. The repayment of the loan is through equated monthly installments (EMIs). The mode of repayment of these EMIs could be by way of postdated cheques, standing instructions, or deductions from salary.

It needs to be noted that no tax benefits are available on land loans. Interest paid on the money borrowed for the purchase of land is not eligible for income tax deductions. However, once a borrower converts the land loan into a housing loan to finance the construction of a residential property, he can avail of the available tax benefits.

Home renovation and finance: house renovation and financial implications

Many home owners renovate the house at some stage. Renovation may include repairs, expansion, or remodelling of the home, often an expensive process. While finance is easily available for renovation it is essential to plan the work well in advance and work out your budget before researching finance options.

Home repairs include a whole gamut of civil works: painting, replastering, waterproofing, sanitary fittings, changing floors, building a water storage tank, remodelling electrical connections and so on. Whatever be the exact nature of the work, it is essential to hire an experienced contractor for the job, preferably somebody referred to you by a satisfied customer. The cost of repairs varies widely, depending on the nature and extent of work and the quality of materials used. Compare estimates from a number of contractors before making a choice. While most repairs do not require statutory permissions, for certain jobs such as plumbing or electrical works, it would help to have a blueprint or master plan of the existing plumbing/electrical lines.

Homeowners who require more space can extend their existing house, by adding rooms or remodelling unutilised space. While it is easier to expand independent houses, apartment owners too can utilise space more efficiently by enclosing balconies and so on.

It is essential to get the requisite municipal permissions for home extensions. If you are adding a storey, you may need to check height restrictions in the area, and floor space restrictions for enclosing space. An architect can draw up a plan and help you get the necessary approvals for extension from the appropriate authorities.

An architect can also guide you in the most efficient way of carrying out the expansion. For instance, he can tell if the existing foundation is sufficient or whether the walls need to be braced to support the extension. The cost of extension could vary anywhere between Rs 350 and Rs 800 per sqft, depending on the type of finish.

Finance

Home renovation loans are offered by many lenders for any repair, expansion or renovation that adds to the life or value of the property. Therefore, maintenance work such as plumbing, painting, waterproofing, electrical works, and improvement work such as adding rooms, flooring, provision of security grill, water tank or borewell are all funded. However, furnishings and fixtures that are of a movable nature are not usually covered by home renovation loans.

The maximum amount funded varies across financiers - between 50 and 100 percent of the cost of repair/renovation. The maximum loan amount could be up to Rs10 lakhs, but is also subject to the repayment capacity of the borrower. Usually, the monthly installments a borrower has to pay should not exceed 40-50 percent of his gross monthly income.

The loan is secured by a mortgage on the property being renovated. Most financiers do not lend more than 85 percent of the value of the property. If the property has already been mortgaged for the purpose of a housing loan, the mortgage can be extended to cover the home improvement loan, provided that the sum of the home loan and the home improvement loan does not exceed 85 percent (or less, depending on the bank's policies) of the cost of the property.

As in the case of home loans, fixed and variable rate options are available for home improvement loans. Many financiers offer home improvement loans at the same interest rate as home loans. Some charge a premium of 0.5-1 percent. You will also need to pay processing fees of 0.5-1 percent of the loan amount.

Repayment terms extend up to 15 years, and repayments are made in equated monthly installments. The loan can be prepaid partially or fully. Prepayment penalties of 1-2 percent are charged on fixed rate loans. There are usually no penalties for prepayment on variable rate loans.

Documentation for a renovation loan: 7 Things financiers require

Documentation for a renovation loan is simple.
Other than income and identity proof, financiers require:

• Copy of property papers of
• the property to be mortgaged
• Copy of approved drawings of proposed renovation
• Detailed cost estimate
• from an architect or engineer for the work to be undertaken
• Statutory permissions in
• the case of home extension
• Taxation

For rented properties, the interest payable on home improvement loans is deductible from the annual value (i.e. the higher of the actual rent paid and the notional rent fixed by the municipality). Further, 30 percent of the annual value is deductible for repairs and renovations, regardless of whether the repairs and renovations have actually been carried out. For self-occupied property, interest payable to the extent of Rs 30,000 is deductible from taxable income.

While purchasing property: Buying realty is a lifetime decision

Purchasing property for yourself is one of the biggest decisions you take. Buying property is a decision that is taken once in a lifetime by most people. Of course, there are many people who buy and sell property like cars. A relatively fewer number of people fall into this category.

The property market in India has seen a great deal of change over the past few years. The housing loan market is growing at a phenomenal rate of about 38-45 percent over the past few years. A number of factors have contributed to this trend - the most important being low interest rates, tax incentives on loans, and availability of excess liquidity in the system. However, in the last few months, the trend has started reversing. Interest rates have hardened, and excess liquidity is being diverted towards the corporate demand. The question is whether tax incentives will continue in the times to come. If not, it may turn out to be a severe jolt to the housing finance industry.

The intense competition in the market has certainly helped borrowers by ensuring a wide variety of choices on the platter. One should evaluate the options available in the market before taking a decision. The critical factors being interest rate, repayment period, home loan agreement, loan eligibility, and terms and conditions.

It is very important to choose a good lender as the relationship usually lasts for the better part of life. There are numerous banks and housing finance companies in the field. So the choice is wide. Lenders may reduce their interest rates and charges for customers with a good credit record, or those employed with approved companies.

One should check out the interest rates being charged. The absolute rate may not give a proper picture. The rate should be evaluated along with the attendant factors: whether it is a daily reducing or a monthly reducing rate. Further, whether it is fixed rate for the life of the loan term or a floating rate varying over the term. In case the interest rate is variable, then what is the frequency of the revision of interest rates - whether it is monthly, quarterly, semi-annual, or annually. There are some banks that do not disclose this information. They do not disclose the timing of change in the interest rates either. Still some others pass on the interest rate increases to the borrowers, but do not pass on the reductions.

In case of fixed rate loans, interest rates are supposedly isolated from the market movements. But there are only a handful of banks offering fixed rate loans in the true sense of the word. Most lay down a condition in their home loan agreements that the rates are subject to revision under specified conditions - major changes in the money market condition, change in the bank's prime lending rate etc. So, the protection against changes in the market rates is nullified.

The Budget 2005-06 introduced a 10.2 percent service tax on the services element of the building in all housing complexes with more than 12 units, developed by builders. These costs are usually passed on to the purchasers of the property.

The loan agreements contain clauses that permit the banks to change the interest rate, fees structure, loan repayment schedule, terms and conditions etc. One should go through these clauses and their implications very carefully before taking a final decision.

Landlord tenant dispute, maintenance of property and repairs

A tenant can undertake necessary repairs on his own and deduct the amount from rent payable under certain circumstances
– A G


Acommon dispute between landlords and tenants is the question of maintenance of rented premises. Usually, a lot depends on the terms and conditions agreed upon by the parties and laid down in the lease agreement. The various Rent Control Acts of the States also provide some guidance to this effect.
As per these Acts, a landlord has a duty to keep the premises in good repair. Every landlord is bound to keep the premises in good and tenantable condition. If a landlord neglects or fails to make any repairs which he is bound to make, within a reasonable amount of time, after notice in writing, the tenant may undertake the repairs himself and deduct the expenses from the rent. This is subject to the condition that the amount so deducted in any year does not exceed onetwelfth of the rent payable by the tenant for that year.

It is the responsibility of a landlord to ensure that the tenanted place is habitable and safe. If need be, he should undertake adequate repairs to ensure these conditions.

In case the landlord is unable to do so or is unwilling to do so, the tenant may undertake these repairs. He needs to give proper notice to the landlord about this, specifically mentioning the nature of problems, the nature of inconvenience caused, the nature of safety hazards, and the necessary steps required to correct the problem. Moreover, it should be mentioned that in case the landlord fails to undertake the repairs within the specified time, the tenant will have the work done and will be eligible to recover the amount spent from the landlord. However, it should be noted that this would cover only repairs which are essential and urgent. It would not cover circumstances where the tenant wants some alterations or additions for his convenience. The essential test is whether the requirement is for keeping the premises safe, habitable, and usable.
In case where any repairs are to be undertaken, without which the property is not habitable or usable, except with undue inconvenience, and the landlord neglects or fails to make them after notice in writing, the tenant may apply to the Controller under the Rent Act for permission to make such repairs himself. He should submit to the Controller an estimate of the cost of repairs.
The Controller may give the landlord an opportunity of being heard. After considering the estimate of costs and making inquires as he may consider necessary, the Controller may by an order in writing, permit the tenant to undertake repairs. It will then be lawful for the tenant to undertake the repairs himself and deduct the cost. The amount recovered from the landlord should not exceed the amount specified by the Controller. The amount deducted or recoverable in any year should not exceed half of the rent payable by the tenant for that year. If any repairs not covered by the specified amount are necessary in the opinion of the Controller, and the tenant agrees to bear the excess cost himself, the Controller may permit the tenant to undertake the repairs. The landlord would not be liable to pay for unnecessary or unwarranted repairs.

Interior design for senior citizen

Designing interiors for senior citizens involves careful planning and attention to detail.

The process of designing a house or project specifically tailored towards the needs of senior citizens is quite different from that of designing a conventional one. A typical senior citizen project would involve creating facilities, infrastructure, and amenities specially geared for elderly people.

For instance, in place of a regular gym, one should provide for a physiotherapy centre along with a doctor's clinic. Similarly, instead of a regular elevator, a stretcher elevator is preferred and a library, which is not a standard feature of conventional projects, would be useful.

Some essential things to be kept in mind while designing for senior citizens is that there should be strictly no glossy surfaces or steps at every stage. Sharp edges must also be avoided, so one of the most important aspects of the interiors is that all the edges are rounded off.

The colour palette used in such projects should be subdued and pastel shades are advisable in the amenities and apartment areas. Harsh colours, which might be jarring to elderly people, should be avoided. Natural light with deep overhangs should be encouraged so that there is light without glare.

One has to also pay attention to the internal fixtures, as they can make the day-today life of senior citizens much easier. For instance, an emergency alert system in the bedrooms and bathrooms, emergency lights in every room and extra wide passages with lounge seating on every floor. Grip rails should be provided along with handrails in the bathrooms.

While the cost increase of such items would be about 10 to 15 percent, the cost impact is more in the area of amenities and furnishing. The ratio of amenities to be provided in such a project is much higher than a conventional project. The ratio of amenities to the carpet area on such projects is about 60 percent, as against 20 to 25 percent for a conventional project. However, ideally, these facilities and infrastructure have to be incorporated right at the planning stage - incorporating them after the project is ready is not feasible.

Kitchen redesign remodeling ideas: 3 kitchen workstation triangle

With open kitchens in vogue, this traditional space is no longer tucked away in some inconspicuous corner of the house

Today, kitchens are more than just places to cook and eat meals in. Many people choose to include breakfast bars and bookshelves, for instance, in their kitchens. Also, with open plan kitchens gaining in popularity, the cooking area has virtually become part of the living room for many.

What does it take to redesign your kitchen? Did you know that designing a simple kitchen entails an exhaustive study of the indispensable nitty gritties of kitchen culture? There are some basic details to be taken care of while designing a kitchen, which play a major part in determining its longterm efficiency. One of the most basic layout principles is the work triangle. The work triangle is an imaginary line drawn from each of the primary workstations in the kitchen - the food storage, preparation or cooking, and clean-up stations. To help avoid traffic flow problems, workstations should be within a perimeter of 26 feet.

The three primary kitchen workstations which create the work triangle are:

Food storage station: Your refrigerator and pantry are the major items here. Cabinetry such as corner carousels or magic box pantry units, add function and convenience. Options like wine racks, spice racks, and pull-out wire baskets/trays help organise your groceries.

Preparation/cooking station: Your range, oven, microwave and smaller appliances are found in this area. Counter space is important in this section. Conserve space by moving appliances off the counter with appliance garage cabinets like the roller shutter countertop units, and space-saving items like towel rods and tissue holders.

Clean-up station: Everyone's least favourite activity is one of the kitchen's most important areas - the cleanup area. This area is home to the sink, waste disposal, and the dishwasher. Cabinetry for this station should be designed to accommodate detergents and cleaning material, and a trash bin which can be a pull-out or attached to the cabinet shutters.