Real Estate, Builders, Policies & Profits!

 

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We apply law to facts. We don't apply feelings to facts… Sonia Sotomayor

Sonia Maria Sotomayor is an associate justice of the Supreme Court of the United States. She was nominated by President Barack Obama on May 26, 2009 and has served since August 8, 2009. She is the third woman to hold the position. Indeed, with such biodata, Sonia is the authority when it’s time to define the law or say making of it! And why I recalled her this quote because of one Centre-Page article about real estate in a major newspaper by one renowned architect Mr. Chandrashekhar Prabhu in Mumbai about real estate & laws (rules) related to it. And I am not surprised as only except when it’s time to get advertisements, the builders never get a centre page or such prime position in any newspaper for putting forward their issues about their business or their industry i.e., real estate, so no wonder it was by an architect!  And one more thing, whenever any such professional or personality from other industry than the real estate, speaks negative things about the real estate (which they usually do) then only its highlighted in the media & tomorrow even if Mr. Warren Buffet also speaks something good about the real estate in our country, then he also won’t get prime position in any newspaper, is what I am sure of! All this treatment to the real estate is outcome of in this country emotions & not facts run the system & in the emotions of the common man, (is there any left?) builders & real estate are bad things; this has been impregnated on the minds of the people & the media writes only what people want to read & not what is fact, is a fact!

Ok, let’s keep aside my emotions & let’s see what Mr. Prabhu has written about builders. It’s about TDR & policies regarding redevelopment of the Chawls (Chali) which actually are vertical slums of Mumbai & how the new polices has been drafted by the govt which actually are by the builders & things like that. Going further he has given some statistics about development of a model proposal & displayed how a developer will end up earning crores of rupees through these rules & how the chawl owners will left with nothing & while doing that he has considered some sale rate of flats in the locality as well construction costs as well money he has to pay to the govt to obtain the TDR & all such details. I do respect Mr. Prabhu as he indeed is a studied man as well a technical person & why just Mr. Prabhu but I respect every professional as well other industrialists who write or speaks about real estate & concludes that builders make huge profits, so no need to show them any mercy leave apart making rules as per what the builders needs for doing their business!  Ok, indeed builders does make money but then so does a hotelier, an automobile industry, Mr Mukesh Ambani & Mr Adani also makes money, so do Mr Azim Premji & Mr Sirus Poonawala, Mr Ratan Tata, Bill Gates & Zuckerberg, Larry Page & many more names also make money & for that purpose they are in the business, right? Now consider the case which made Mr. Architect to conclude that builders make huge money & they influence the system to make such rules which helps them to make such a huge profit. Because in the very week there was news which said nearly some lakh of crore worth rupees projects in real estate all over the country are stalled & many of them may be never ever get completed! Surprisingly, if there was huge money with profit in real estate then no such project would have been required to get stalled i.e., halted or abandoned, right?

Keeping due respect for Mr. Prabhu’s statistics & knowledge yet there are few issues which I will like to highlight, especially about the system i.e., govt making rules as per builders’ guidance or say for the builder’s benefits…

1.With all the sale rate & profits mentioned in the example, tell me, who guarantees the sale of the flats, as in the present market nobody is sure of. So, what if the flats in the said projects don't get sold?

2.What about un-accounted situations hampering projects such as lockdown which was the scene for nearly more than a year in Pune & Mumbai, who will bear the losses for such a period?

3.In all these calculations regarding profitability of the said project one thing is missing & that is, at present most of the clients are preferring to go for ready possession or nearing possession flats, so entire expenditure the developer has to pay from his pocket, for paying govt charges, even it’s a redevelopment project & no land cost is involved, so what about interest on these investments?

4. And more importantly from where the developer is going to get money as if the builder lobby has so much of power that they decide the policies, then why all the financial institute especially public sector banks have kept real estate as non-priority (good way of saying No) segment when its project finance! On the top of it do you know a fact, neither the builder’s employee nor the builder themselves get any personal finance for their home loans; while the very same Banks are happy to give home loans to the flat buyers at the builders at rate less than half of what they charge to the builder for the project finance in case some lucky builder gets the finance in the first place! Will like to know your comments about these finance policies which clearly shows who controls the policies of the govt for the real estate!

5. Look at the UDCR & the kind of FSI it is generating, which fool (read as builders) will make such policy when by virtue of it the entire market is going to be overflooded with FSI i.e., in nutshell more & more supply of homes, which at many places surpasses the demand of the homes itself! There was money in real estate because of the gap between demand & supply of the homes & now when supply is unlimited, no need to be a financial wizard to predict about the reduced profit margins as well increased risks, what about this aspect of the real estate, can Mr. Prabhu comment on it?

6. And then if the builders have got capacity to make the policies regarding real estate, then why are hundreds of our demands still hanging unanswered such as Metro TDR or Uneven Fire Premiums or Road Development Charges to be paid for giving our own plot for roads & many such!

7.And if Mr. Prabhu still believes we the builders, make the policies then have a look at these facts in Pune (as my work jurisdiction is in Pune), all the sanctioning authorities (PMC, PCMC, PMRDA) sanctions the plans but refuses to take any responsibility about providing civic infrastructure such as roads, water & drainage to the citizens but put that responsibility on the builders while they charge for every single sq. ft., they sanction to provide the infrastructure! And on top of it RERA authorities blames builders for cheating the clients in such cases, do you still believe the builders make the policies here!

8.And the very same authorities don’t come under scanner or are responsible to any adverse order passed by tribunal like RERA or authorities such as Aviation (Defense) or Environment Committee & many others. Rather even the big boss of real estate i.e., Urban Development Dept. also shrugs its shoulders saying that is another depts' quarry or order & the builder should deal with it on his own, case wise! Had the builders made policies, wouldn’t we have streamlined all these flaws on priority?

9.Where is “Ease of Doing Business” & ‘One Window Clearance” type processes for the real estate about which everybody speaks but nobody does anything? Nearly hundred plus NOC’s are needed to acquire to complete even a small project of 10,00 sq. ft land area & that too from every known dept of the govt & yet when it’s time to lay electric cables which is MSEDCL’s (MSEB) job & a builder has to do it as MSEDCL has no money the other depts’ i.e., PMC & Police, considers it as private work & charges the builder four times for the same! Had the builder made policies, do you think we would have been allowed to force such unjust laws on ourselves!

10. Lastly, (I mean somewhere I have to stop) when any site accident happens or a real estaters’ business goes in loss then the police arrests the builder (yes, sir it can happen to us also); tell me name of any other industry where the owner or the board of directors is imprisoned for the loss of the company! Rather recently, I read the news about CMD of one very big mobile network company honorably getting retired from his post while the company with the equity of Rs 25,000 crore has loan of Rs 1, 50,000 crore & he realized it’s impossible to run the company & publicly even asking for support of the Central Govt to save the company, imagine what the system would have done with the builder for such act if such huge loss would have been to a real estate company!

Sir, I understand this doesn’t mean all the developer are good & the entire real estate is honest business but then it’s not as dark as the system (media) see or paint it, is also equally true! This is one business where competition is never fair & you can’t compare even two adjoining projects as the parameters differ on many fronts! High time for the builders to face the facts & changed times & streamline their work practices as anybody can be a builder just like a Kirana Shop (Grocery store) but the buyers are the same. You will be served “Unlimited Thali” (Food plate) but how much you can eat as per your body’s need, this you only have to decide, is the scene in the real estate! There is no harm in making money rather for that purpose a person enters in to any business or profession (even you also in your profession), point is all the builders are not bad & many of us wants to do business for a moderate profit & by following good practices & fact is the system or the govt doesn’t listens to one bit to make a policy to support the good builder, is what I wanted to tell to the world! So, Mr. Prabhu, thanks for your Centre Page write-up about the builders making policies of real estate, as at least it gave us the builders, an opportunity to reassess our own industry once again!

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Sanjay Deshpande 

Sanjeevani Dev.

 

Please view my sharing about real estate in Pune at U-Tube link below...

https://www.youtube.com/watch?v=g4xX7eopH5o&t=5s

 

Please do visit my blog links below to read about real estate & home buying! 

https://visonoflife.blogspot.com/2021/01/post-lock-down-real-estate-home-buying.html

http://jivnachadrushtikon.blogspot.com/

 

Creating Togetherness; team Sanjeevani Way (Click link below) 

 

https://www.flickr.com/photos/65629150@N06/albums/72157627904681345

 

For any of your complaints about city, log in at link below

www.punecorporation.org

Take your issues to Hon PM at link below…

https://secure.mygov.in/

Think Green, Think Life

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History Re-Written, Olympic 21!

 

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The difference between a star player and others is not a lack of strength, not a lack of skill, but rather a lack of will… Vince Lombardi

It's such understanding of sports (actually of life) that has made Vince Lombardi one of the best coaches in the history of American Football & that’s why when the subject is Olympic, I chose his above words as opening comment. By now, we all have been full of Olympic dosage, thanks to Neerajs’, Bajarangs’, Dahiyas’, Rani Rampals’, Chanus’, Sindhus’ & many such names who not only participated in the Baap of all the Festivals of Sports named Olympic as indeed it’s something which we (I meant 130 plus crore Indians) haven’t witnessed or say forgotten to be witnessed in recent past! A country which has got freedom some 74 years back with a record of just one individual gold medal of sport that too in game like shooting which not many can afford to play in first place, though that doesn’t take away credit of Abhinav Bindra, such country getting nearly 8 medals & seven out of those are in individual capacity, this is something we haven’t witnessed for sure! And in the team game also, after forty years in our national game i.e., Hockey (well, it’s not cricket) we won the bronze medal & missed the bus of silver or gold by one match. It was exciting. At the same time in five to six more categories we missed medals by flicker such as women’s hockey, boxing, wrestling, golf & few others or the medal’s kitty bag would have been heavier for sure! But that’s fine as every Indian sportsman’s & woman’s (I am deliberately not saying every Indian, will explain that part later) bag of pride is sure heavy though not full with what has been achieved by the Indian players which has participated in this Olympic!

Many will say (as usual), what’s big deal, look at medal tally of China & USA & Japan or even countries like Indonesia or Qatar or Jamaica & with population of 130 crore where we stand & I don’t blame such voices rather that’s why this time a new history has been wrote at Olympics, is what I will say! Because with the kind of history we have in every other game other than the legendary cricket I wonder how many so-called critic’s voices will ask their son or daughter to take any other sport than cricket as their career, in the first place! And there lies the specialness of these eight plus odd medals, as today when I opened a news-paper, I witnessed something which I haven’t seen in my fifty plus years of living in this country & that is team India is playing cricket in England & is in leading position in the first test match but on the sports page of all news-papers that news is printed in a small single column, at bottom of the page while news of athletics, golf, hockey & wrestling are in bold & covering the entire page, shadowing the cricket news of Indian Cricket Team! Have any of us could have believed this can happen ever in our country as that was the history, we have been living through for all the 74 years after freedom & today that history has been wiped & a new one has been written & that is indeed a specialest moment for entire sports world of this country for which every sportsman & woman is happy & proud of!

Now, why I said Indian sportsmen & women & not every Indian as keeping due respect we are hypocrites when it comes to appreciating or celebrating anything as most of us take part in such celebration to encash that success & not because we really feel anything for that cause! As, how many people even knew what a Javelin throwing game is & how many knew whether such a game even played in the Olympics! I bait if out of 130 crore citizens even 1 crore knows such sport exists & now suddenly everybody is pumped up & posting Neeraj’s snap, though it’s a good thing that all 130 crores are doing it but don’t let this celebration restrict to just postings on social media & counting likes but convert it in to making path for many more Neerajs’ who has got capacity to earn many such medals but don’t have the launching pad for executing that capacity, is what I meant!

And on this background, I must congratulate Haryana State’s CM as well their entire State govt for supporting the sports as whole because its not just luck or accident that maximum numbers of the players in the Olympic squad of our country hails from this State. Haryana has achieved this feat not because its one of the richest as well prospering States of our country, but because the Haryana govt has dedicatedly supported the sports faculty as whole & for years such success you don’t get in overnight! Right from giving promotions & jobs (read as immediate & without red-tapizum) to the players doing well in National & International tournaments to providing best of the facilities to the players & yes spending to appoint world class level coaches, everything they are doing & these players representing our country is outcome of such efforts by Haryana State. At the same time, we must congratulate as well as appreciate the families of all these players who supported them with a great sacrifice as making a career in any such sport is a very tough decision. Imagine no money to start with & extreme efforts required to train for maintaining skill as well physical fitness to compete with world class players & all this for few minutes of performance once in four year & the career is hardly up to age of thirty while most other jobs offer you safety of income till you become sixty years old, how many of us will dare to opt to become an athlete, tell me!  And then if you fail then nobody will even remember your name of face is again a cruel fact yet all these parents & families dared to sent their kids for training in games which they themselves have never ever played or knew the future & once again Harayanvis’ stood tall among these parents with many families from the State daring to allow their kids to take this sports path of career to get the glory than the conventionally safest path of being a doctor, banking, govt services or of IIM/ IIT !

And on such a background high time for our so called Most Developed, Smart, Rich, Cultural, IT (& what) State to introspect (whom I am fooling but myself) why there are not many (rather nil) names from our State in Olympic squad or in any such sport! Yes, there was one Veer Dhaval Khade in swimming & one woman, I presume Ms. Jadhav from Sawarkheda, in running, a few years back but rest is darkness on the sports front in our State is a fact! The only reason of poor presence of our State in sports is our State Govt’s approach towards sports as well our so-called Maharashtrian mentality which is happy in taking safe path of careers for their kids than daring to throw them in sports competition & yes, our rich businessmen who ride posh sports cars for themselves but hardly open their wallets for sports (except cricket) or sportsmen! And the same scene (read as attitude) is about environment front or off-track fields like wild life conservation, just social media postings, no actual contributions! Now ahead many business houses from Mumbai will suddenly wake-up & declare crores of rupees for the winners of medals as well as sign them as their product’s brand ambassador but this should have been done while these players were training, right? The best part of this Olympic is, not just the country but entire world appreciated the way Indian players fought (read as played) every game, they all might not have won the medals but they have shown that they are capable of winning every medal & Indian players can give great fight, it was the attitude which was missing & we have got it right this time!

So dear Maharashtra govt & Marathi public, “Chalo, Der Aaye Par Durust Aaye” (that never late for doing a good thing), guys wake up, a history is being written with what our players have achieved in this Olympic & choice is ours whether we want to part of the team which is writing this history or get forgotten as a history; till then “Chak De India”…

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Sanjay Deshpande Sanjeevani Dev.

 

Please view my sharing about real estate in Pune atU-Tube link below..

https://www.youtube.com/watch?v=g4xX7eopH5o&t=5s

 

Please do visit my blog links below to read about real estate & home buying! 

https://visonoflife.blogspot.com/2021/01/post-lock-down-real-estate-home-buying.html

http://jivnachadrushtikon.blogspot.com/

 

Creating Togetherness; team Sanjeevani Way(Click link below) 

 

https://www.flickr.com/photos/65629150@N06/albums/72157627904681345

 

For any of your complaints about city, log in at link below

 

www.punecorporation.orgTake your issues to Hon PM at link below..https://secure.mygov.in/

Think Green, Think Life

www.sanjeevanideve.com

Crime, Lockdown, Security & a Home!

 

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"A large part of crime is economics - if people are working and have a home and family to support, then I believe you can reduce the crime rate"... Vincent Frank

"At the end of the day, the goals are simple: safety and security"... Jodi Rell

Why I chose two quotes to start the sharing is, as the subject consists of two rather three heads & reason is a recent (once again actually) incident around me. I am referring to a house breaking attempt, rather than a building breaking attempt in a building where my office is located on the first floor & all upper floors are residential units. This is the second such attempt in the last one year though unfortunately in the last attempt a resident of the building has to face a lot of financial loss due to burglary while this time the burglars have to run away from the entrance lobby of the building only(thankfully)! You might say what's a big deal is as everyday some apartment, office or shop gets broken & someone loses his or her valuables in this city, so what’s so special with this incidence & I won’t blame you. Because we have really become immune, ignorant (Marathi world is Nirlajja) or careless about not just some house breaking but every bad/sad thing happening around us & we feel comfortable to move on! This reminds me herd like living in the forest where every day or another some single deer from a herd is hunted (killed) by a predator like a tiger or leopard or wild dogs & while the hunted one dies in front of the herd the herd just walks away after sometime living the dead behind & routine continues. But then that is nature as the deer are helpless in compare with physical power against a tiger & they are natural food for the tiger while here we are humans & gets submitted to such act by fellow humans only which we call as crime & yet we do nothing about it, that’s why I am sharing this incidence & can’t let it pass as just another attempt of burglary!

And then in present times these crimes have one more aspect & if we want to be  at peace which comes along with feeling of safety & security (as Jodi said) we must understand that aspect as then we can act upon in a better way or say deal with crime in a better way! That aspect is lockdown, yes the present lockdown which is now (right or wrong, how & what way I am not judging it) around for more than a year has made many humans go to extremes to survive & one of the survival way is crime. Again this is right or wrong, I am no authority but all around the country crime rate has gone up & when you live in a prospering city with population of the region touching to ten million then you are more prone to face the crime of every kind, is a simple logic!

Ok, let’s come to the incidence at our society as last time there was house break in one of the flats, at that time somewhere between 2-3 am, the single watchman was missing (sleeping) & there was a MS safety gate at entrance which was open & CC TV monitor was in the lobby itself that was broken by the burglars & the cameras were not in operation as the battery of the system has drained & maintenance contract was not in place, so no footage of the burglars was available! This time the attempt of theft happened at 4 am in the morning, a daring move as it’s nearly the start of the day for many such as milkmen, newspaper guy or garbage collectors, so you can judge the daring or the desperation of the burglars! The MS safety door of the building lobby was locked from outside, there were two watchmen now but they were not around (means sleeping) though they claim one was at the main gate of the building & another was in the toilet (again a while lie)! The CC TV cameras of the lobby & around the building were in operation & has captures the incidence though the burglars have covered their faces with masks (officially now). The locking patting of the safety door was cut by one of the burglars in a few minutes, I couldn't see but a metal hacksaw, I presume with acid! And two burglars were seen entering the lobby, fortunately the garbage pickup guy’s tempo came at that time & the outer camera has captured running away four people faces covered & jumping from the rear side of the building which has a nallah adjoining it!  The whole incidence must  not have lasted more than fifteen minutes but the footage seen by residents has panicked them & I won’t blame as four people can directly break in your building with ill intentions & in early morning & ran away & you can’t do anything about it, this fact can unsettle even toughest of the mind!

Well, here the difference between the deer & we the humans comes to an end (should come in) as the deer just watch helplessly one of them killed by the tiger but we are humans & we can react or say retaliate or else we are fools which even deer are not as they at least stay alert! Now, analyzing the incidence on the scale of last time's burglary, few things are indeed improved such as the entrance lobby was locked & CC TV was in operation & there were two watchmen now instead of one. But the lacunas are, the lock should have been from inside & one of the watchmen should have been inside the lobby, sight of which would not have made even four men dare to break the lock in the first place! The watchmen were clearly sleeping somewhere as they haven’t been seen in the footage in all this time, so there was no check on the watchmen by the society people!

Friends, this burglary attempt incidence can be repeated anywhere even in your society also as the burglars gangs are professionals (mostly) & they study well before trying any such attempt, so if they see during their survey a society is well prepared on safety measures then they won’t ever try breaking in such society for sure as they are stealing for survival & getting caught is surely not on their agenda! And with lockdown after effects hitting the economy of most segments especially the working classes, I won’t wonder about more such house breaking attempts for which we should be ready, is the only way!

So, here are a few pointers I think every society must follow & you can add on as per your respective building’s situation or needs...

*Make a committee for security & safety of the complex. Ask this committee to make a detailed note of existing safety measures, lacunas & improvement.

*Don’t panic as these incidents like theft don't happen as an accident but think calmly & stay alert not negligent.

*Don’t keep blaming builder of your society for poor safety infrastructure as one he has given you a home & not jail as well the criminals also keep evolving while your builder has done one time job. Instead apply your mind to what needs to be done & it’s your home which will be broken not your builder’s!

*Don’t ever compromise the safety of your building, just because it’s a society i.e. common area. Do you buy a car without a safety air bag however posh it may & while you sit inside the car, no, so why think about spending for society’s safety measures?

*Use logic not just technology for e.g. CC TV is a must but its post action & has its own limitations such as burglars wearing masks or damaging cameras. The cameras must be well concealed so the burglars won’t redirect them or damage them.

*Use good quality, infrared CCTV cameras which will cover details such as the face, body marks or walking style of the person as well as the number plates of the vehicles! This will make the detection easy for the Police, post crime. As well check every day some footage so you will know any misplacing of cameras or error in recording happening

*The MS Safety door with a proper bolting locking system is a must as that’s where most attempts will fail. In my residence apartment we set a MS Grilled door lobby some fifteen years back with proper locking  from inside with a watchman at night sitting at the gate & in the last fifteen years there has not a single attempt of house break. As well follow strict timings for locking of the main lobby of the building at night.

*May it be a single or multi building apartment, there has to be a single entry exit control to the complex as well to the individual building, this ensures control on movements of people in & out of the building. This aspect the builder & the architects also should keep in mind while planning. If the builder has not given such thought then I will advise societies to close all other entrances & keep just one entry exit point.

*Don’t try to save on security services, keep a middle aged, physically fit watchman with family as such men care for their lives as well as others. And pay them well then only they won’t sleep at night or hide when four five thugs try to break in. Most society’s members buy lavish cars, do costly interiors for their flat but in GB argue over society spending for salaries or bonus to the watchmen of the society.

*Don’t allow watchmen to leave his position for things like delivering an individual's groceries or washing the car of the Chairman or Secretary of the society.

*Provide CC TV Cameras at Lobby as well on all four sides & at main gate of the building, spend from society account if the builder has not done this way.

*Get only MS Safety door (not some fancy door) fitted in MS Frame to your flat’s main door with good quality latch lock as the fancy door which the builder has given stands no chance to the gadgets burglars will be carrying.

*Don’t lock the L-drop (Kadi konda) of the safety door of your flat from outside while you are going out even for a few hours, use it for the inner main door as the burglars won’t know whether the flat is empty or someone is inside. Even while going out for a few days, keep some lights in the flat's living room & roadside bedroom on, don’t worry about the electric bill.

*Never try to save on milk or newspapers while you are out station as you telling the respective agency not to deliver these items can be valuable information for some one! Instead let them deliver & request your neighbours to pick it for you, say please & for that keep good relations with your neighbours.

*The intercom system is an effective tool as there has to be an intercom in every flat as well as the lobby & at the security cabin & no person should be allowed in till there is confirmation from the respective flat holder, this is a strict rule like having a visa at the border crossing of a country! Along with entry of every such person in the register which must be duly signed by office bearers periodically.

*Don’t try to save on electric bills of the society by shutting off common lighting such as lobby lights, parking lights or lights around the buildings, this I have observed post possession in many societies where I have provided ample lights in common areas as a builder. As it’s the dark patches in & around the buildings at night which becomes the hiding areas for the burglars.

*Have an alarm bail at the security cabin & at the building's entrance lobby. You can even think of having an alarm bail connecting to adjoing society’s security cabin as you can expect one watchman defending three four people but some outside help with noise can help for sure at such times. And for that keep healthy relations with neighbouring societies also.

*Make a security audit of the society from some retired police officer or such agency on a yearly basis. Make provision of the safety/security budget head in society’s expense sheet.

*Give identity cards to all drivers’, house-maids & to every working person who visits society for physical work. As well give stickers to all resident’s vehicles for entering into society. Have an information card of all such personnel with photo proof & permanent address etc.

*Keep in touch with local police authorities on a casual basis & display the concerned authorities (police) contact numbers in every floor lobby as well as feed in your cell phones.

*Don’t open the door of your flat especially at night unless you are sure of the visitor you know.

Lastly, understand that no security system is full-proof & can guarantee you a theft free life but at least you will be prepared for any such attempt is what the message your society will give to any gang of the burglars, which will be always on the watch but so will be you also!

*Please do ask or write for any assistance to me or to us 

sales@sanjeevanideve.com/ smd156812@gmail.com

A Team Sanjeevani Awareness Initiative

--

Sanjay Deshpande 

Sanjeevani Dev.

Please view my sharing about real estate in Pune at U-Tube link below..

 

https://www.youtube.com/watch?v=g4xX7eopH5o&t=5s

 

Please do visit my blog links below to read about real estate & home buying! 

https://visonoflife.blogspot.com/2021/01/post-lock-down-real-estate-home-buying.html

http://jivnachadrushtikon.blogspot.com/

Creating Togetherness; team Sanjeevani Way(Click link below) 

https://www.flickr.com/photos/65629150@N06/albums/72157627904681345

For any of your complaints about city, log in at link below

www.punecorporation.org

Take your issues to Hon PM at link below..

https://secure.mygov.in/

Think Green, Think Life

www.sanjeevanideve.com