Builder to rebuild completed tower after tilt detected 

Bengaluru developer opts for demolition despite OC, promises new homes and compensation.

Property Pulse

A Bengaluru-based developer has decided to demolish and rebuild an 18-storey residential tower after a final quality inspection detected a slight structural tilt, despite the building having already received an Occupancy Certificate (OC). The developer will bear the estimated ₹20-crore reconstruction cost and compensate affected homebuyers during the rebuilding period.

The decision relates to the E-3 tower of SNN Raj Eternia, a residential project in Kudlu, South Bengaluru. The development comprises 15 towers with 972 apartments, of which 822 homes across 14 towers have already been handed over. The affected tower contains 49 apartments.

During the final quality audit, engineers observed a variation in the driveway level. A detailed structural assessment found that the nearly 60-metre-high tower had developed a tilt of around 20 cm. According to the developer, subsequent investigations traced the issue to an error in the geotechnical soil investigation carried out before construction.

While consultants suggested stabilising the structure through micro-piling, the developer opted to demolish and reconstruct the tower instead, citing long-term safety considerations. The demolition has been awarded to Edifice Engineering, which previously carried out the demolition of the Supertech Twin Towers in Noida.

The company will use diamond wire rope cutting technology to minimise vibrations and avoid affecting neighbouring buildings. Demolition is expected to take five to six months, followed by around 18 months of reconstruction.The developer has also announced that it will bear the entire reconstruction cost and compensate affected homebuyers by covering EMIs and rental expenses until the rebuilt apartments are handed over.

According to Karnataka Real Estate Regulatory Authority (KRERA) chairman Rakesh Singh, this is the first known instance in India where a developer has voluntarily chosen to demolish an occupancy certificate-approved residential tower because of structural concerns rather than legal or regulatory action.

The case differs from the demolition of the Supertech Twin Towers in Noida and the Maradu apartment complexes in Kochi, both of which followed court orders over legal violations. In the Bengaluru case, the decision was taken by the developer after identifying a structural concern during the quality review process.

Safety First 

• 18-storey tower to be demolished.
  
• Tilt of around 20 cm detected during quality audit.
  
• Occupancy Certificate had already been issued.
  
• 49 apartments affected.
  
• Builder to spend about ₹20 crore on reconstruction.
  
• EMIs and rental expenses to be borne by the developer.
  
• Demolition expected in 5–6 months.
  
• Reconstruction likely to take about 18 months.