Tama 38 - The Guide to Choosing the Right Execution Path for You

Tama 38 - The Guide to Choosing the Right Execution Path for You

Tama 38, the national plan for strengthening buildings against earthquakes, offers apartment owners a unique opportunity to upgrade their property, increase its area, and ensure the safety of the residents. However, the process involves a significant choice between two main execution paths: comprehensive execution and partial execution. In this article, we will review the differences between the two approaches, detail the advantages and disadvantages of each, and offer tips to help you choose the most suitable path for you.

The Differences Between Comprehensive and Partial Execution

Comprehensive Execution:

• Complete Demolition and Rebuilding: In comprehensive execution, the existing building is completely demolished and rebuilt from scratch. This process often includes adding new floors and housing units, allowing the building to maximize the new building rights granted under Tama 38.

• Evacuating Residents: Due to the need for demolition and rebuilding, residents are required to evacuate the building for an extended period until the project is completed. The evacuation usually lasts about a year and a half to two years, depending on the complexity of the construction and the number of new floors being added.

• Comprehensive Upgrade: The main advantage of comprehensive execution is the option to upgrade the entire building in terms of construction quality, modern design, new infrastructure, and improved earthquake resistance. The upgrade sometimes also includes the addition of elevators, parking spaces, and storage units for the apartments.

Partial Execution:

• Reinforcement and Expansion: Partial execution includes reinforcing the existing building to improve its earthquake resistance while expanding the apartments and adding other features such as protected rooms (Mamad) and balconies. This process does not require complete demolition, which allows residents to continue living in their apartments during the work.

• Shorter Project Duration: Since the work is carried out on the existing structure, partial execution is a quicker process compared to demolition and rebuilding. The project can be completed within a few months to a year, depending on the scope of the renovation.

• Limited Utilization of Building Rights: In many cases, partial execution does not allow for full utilization of the new construction rights, which may be a disadvantage in terms of the project’s economic potential.

Considerations When Choosing the Execution Path

• Condition of the Building: If the building is in a dilapidated state or has significant defects, comprehensive execution may be the best choice to ensure safety and quality upgrading. However, in cases where the structure is relatively stable, partial execution can be a preferred path.

• Residents' Preferences: The central consideration in the decision is the residents' desire. Do they prefer to move to a temporary apartment during the construction, or stay in their homes while the renovation takes place? It is important to reach a wide agreement among the residents to ensure the project's success.

• Project Duration: Partial execution can be a faster path, which may be advantageous in cases where there is a desire to complete the project as soon as possible.

• Economic Aspects: Comprehensive execution is sometimes considered more expensive in terms of construction costs, but it offers higher profit potential due to the addition of new housing units. It is important to examine the project costs alongside an assessment of the potential value of the properties after project completion.

Tips for Choosing the Right Execution Path

1. Consult Experts: Consult architects, engineers, and consultants in the field to assess the condition of the building and the best options for you. Professional opinions can shed light on details you may not have considered.

2. In-Depth Discussions with Residents: Take the time to discuss with all property owners in the building to understand their preferences and desires. It is important to reach a wide consensus before starting the project.

3. Check Financial and Legal Aspects: Examine project costs, financing options, timelines, and dealings with local authorities. Make sure to understand all the legal aspects involved in the project, including contracts and agreements.

4. Choose an Experienced Contractor: Ensure that the contractor you choose has extensive experience with Tama 38 projects. Ask to see previous projects they have completed and obtain recommendations from other residents.

Additional Points to Consider

• Sustainability Aspects: Consider incorporating elements of green building, energy efficiency, and the use of environmentally friendly materials into the project. These can improve the quality of life in the building and contribute to increasing property values.

• Social Impacts: Sometimes, choosing a specific execution path may affect the community fabric of life in the building. Ensure that the project will not create unnecessary tensions among residents and that everyone feels part of the process.

In Conclusion

The choice between comprehensive and partial execution of a Tama 38 project is a significant decision that impacts the future of the property and the quality of life in the building. Understanding the differences between the paths, weighing the advantages and disadvantages of each, and implementing the tips presented in this article will help you make an informed decision that maximizes the benefits for you and the entire building.

Get Free Professional Advice

To assist in the decision-making process, we invite you to contact our experts for a free initial consultation. We are happy to share the knowledge and experience we have gained from supporting numerous Tama 38 projects and help you find the optimal solution for the specific needs of your building.