You can find the article Strong Medicine For Real Estate – Jail Terms For Badmash Builders here http://qubrex.com/jail-term-for-navin-raheja-strong-medicine-for-real-estate
The article Open Letter To Housing Minister About NAREDCO Chairman Navin Raheja is here –http://www.qubrex.com/open-letter-to-housing-minister-about-naredco-chairman-navin-raheja
And the permanent link to the following article is here http://www.qubrex.com/raheja-ayana-how-navin-raheja-are-making-new-clothes-for-the-buyers-like-royal-tailors-for-the-emperor
Many buyers are struggling to understand real estate of India, especially NCR. What is it that ails the sector, and what is the future of your investments.
There are many complex ways to model the current state, but the ones most appropriate are the simplest ones. Many years ago “All I Really Need to Know I Learned In Kindergarten” became an international bestseller, and the same simple ideas are sufficient today to understand the murky and complex world of real estate.
The fairy tales that we loved as children are instructive, and a good place to start is one of Hans Christian Andresen’s best known tales about a situation where “no one believes, but everyone believes that everyone else believes,” and expresses the view that such a belief system “only survives by everyone agreeing to maintain the illusion that it makes sense.” http://en.wikipedia.org/wiki/The_Emperor‘s_New_Clothes The phrase “Emperor’s new clothes” has entered into our lexicon to describe, amongst other things, the “willingness of people to engage into an unspoken contract to willfully disbelieve what they know to be true.” http://www.phrases.org.uk/meanings/the-emperors-new-clothes.html
The crucial & relevant elements of the “Emperor’s New Clothes” tale are not that the Emperor parades without any clothes, nor that the little boy calls out that the Emperor is naked, but
- how the “royal tailors” convince the Emperor to pay for new “clothes” (or homes) based on just the dream of new clothes (homes), and
- how they deceive the Emperor about the progress of weaving of the fabric and its stitching (or construction of the homes). The royal tailors were doing nothing, but were still able to convince the Emperor that progress was being made and, hence, kept on collecting ‘construction linked payments” despite almost no construction.
The cardinal lesson we should derive from this tale is that selling dreams with confidence is OK, but lying about progress towards the realization of the dreams is NOT OK. Emperor is today’s property buyer (who is supposedly king), and the real estate developers, brokers, and banks are the glorified “royal tailors” who are selling “dream homes” but not putting in sufficient effort to make those dreams come true. It is this monitoring that is the biggest fault line, and is exacerbated by the banks, the press, the brokers, and the “royal courtier” friends of the buyers. And it seems that all our societal systems have connived with the builders to demand no accountability, or pin no responsibility, despite the malicious intent with which the builders sold these dreams (or clothes).
The tale “Emperor’s New Clothes” written in 1893 has been translated in over 100 languages, and has acquired an iconic status globally as it migrates across various cultures reshaping itself with each retelling in the manner of oral folktales.
We shall focus on the Muppets Classic Theater of the Emperor’s New Clothes. https://www.youtube.com/watch?v In this version Rizzo the Rat is sent to jail, and Emperor Fozzi the bear is wiser by asking his courtiers to think for themselves once the fraud is exposed.
We need buyers to be like Emperor Fozzie, and to have the self-confidence and humility to share their good & bad builder experiences with others (as in the Muppets version of the fairy tale) and not hide it in embarrassment like the Emperor does it in the original tale by Hans Christian Andressen. http://www.andersen.sdu.dk/vaerk/hersholt/TheEmperorsNewClothes_e.html Each retelling enriches the tale, and the following is our retelling with a desi tadka. Hope you like it.
Thanks, and warm regards,
THE BUYERS NEW HOME & THE EMPEROR’S NEW CLOTHES
In the kingdom of Gurgaon, three rat tricksters (played by Rizzo Raheja, Yolanda Bhardwaj, and Montague Dhillon) are in the town square showing off their “Future of Luxury” Homes. A crowd has gathered around them, as the rats make a strong pitch to sell these new homes to the townsfolk.
The gathered town is mesmerized as they hear how Rizzo resurrected the lost city of Atlantis Condominiums making it rise from the waves, wherein it lay for over eleven thousand years, using cutting edge technology and design with the most expensive imported finishes.
Thus began a new era of civilization as Rahejas even provided entry from the National Highway through the green belt, shouts Yolanda Bhardwaj.
As murmurs course through the crowd, Bert Goel supports Rizzo and says that Rahejas built “impeccable homes and gave him incredible peace of mind.”
“Nonsense,” shouts Robin Qubrex, who is standing in the crowd.
Robin says that the entry provided from National Highway to Atlantis by Rizzo Raheja is illegal, and none of the government departments have approved any such entry; in fact according to the policy no such cuts can ever be provided. This was just another one of Rahejas trick to fool buyers. And, Robin says that the constructed Atlantis does not even look like the building shown in the picture !!!
Robin also says that the homes of Bert Goel were full of broken promises and chronic problems. Fires have gone out of control due to Rizzo’s carelessness and poor quality of construction, and that the Rizzo and the rat gang should be in jail rather than selling more “new homes.”
Robin states that Bert Goel has been cheated, and Bert realizing the truth sues Rizzo saying that their jig is up.
Bert Goel files the case in Mumbai, with hearings scheduled in the same court building where Bal Thackeray was arrested for a few minutes and brought in front of a magistrate in a super-sensational case. In addition to Rizzo, the other party charged is JLL (Johnny Langy Lally) REIS division for misleading Goel into believing that Rizzo was the same as the Mumbai Raheja. JLL’s claim to fame is that it was directly responsible for the flawed report in favour of GLF (Gurgaon Leasing & Finance Ltd), where GLF was penalized Rs 630 crore. Robin Qubrex helped in demolishing the JLL report at that time.
Rizzo is summoned by the Officer Fuzzy Rastogi, MAS, the man from H.U.D.A. who cried U.N.C.L.E. The rat gang is then let off after some secret understanding between MAS (Muppet Administrative Services) and Rizzo, Yolanda, & Montague.
And also a cyber attack takes place on Robin’s youtube channel, and over 350 of his videos, including of the Atlantis fire, are destroyed.
The destruction of all Robin Qubrex’s videos is blamed on Zee News, but Zee News issues a clarification that it is not the one who instigated the attack. The mysterious attack is still under investigation by the Cyber Crime Unit of the Kingdom of Gurgaon.
These mysterious incidents gain the attention of the press and the social media. Soon, the TV channels also pick up the brouhaha. The matter becomes talk of the town and Rizzo Raheja becomes a celebrity.
Atlantis attains mythical proportions in the press & media due to Yolanda Bhardwaj’s machinations. She is guided by the principle that all is fair in love and war. As Rizzo’s facebook page racks of hundreds of thousands of fake likes, journalists and TV reporters fall like ten pins in awe of the fabulous Yolanda. Mysteriously, the voices of all the journalists are aligned with that of Rizzo, no matter how senseless those views are. Everyone comes together to make Rizzo Raheja into a rising international star.
The theatrics and spin in the media attract the attention of Emperor Fozzie Puri. The Atlantis case and “Future of Luxury” homes create quite a stir. Sensing a great opportunity Rizzo decides to name his “Future of Luxury” project as Ayana, and creates a tag line, “You Don’t Choose Ayana, Ayana Chooses You!” This seems very much like a GLF (Gurgaon Leasing & Finance Ltd) project called Aralias which was by invitation only, and very successful.
Emperor Fozzie Puri and many of his friends & courtiers get interested in Rizzo’s pitches which claim that these “new homes” are the curative elixers for every ill in the kingdom.
Montague Dhillon also gets into his marketing act, and claims that they are building the “future of luxury” homes near large water bodies, that are actually a secret bird sanctuary, which makes all this better than living in paradise. Nevermind that this largest water body is actually is the largest drain in the land which is now overflowing its banks!!
Montague also claims, with a straight face, that this “future of luxury” project is located next to a huge expressway (named Dwarka, another submerged city like Atlantis that was resurrected by Rahejas) where airplanes are going to taxi next to superfast rapid-metros. All of this will be created after the demolition of about 250 houses of a slum, says Dhillon.
Montague Dhillon & Rzzo also show Emperor Fozzie Puri and his courtiers the plans of Rizzo Tower in Puppet (Kathputli) Town, where by dubious means they have obtained a Slum Rehabilitation Project. Montague shows photos of himself receiving awards for this Slum Rehabilitation Project.
“Rizzo Raheja group is so good that olanda Bhardwajou should see the 90 rooms full of awards that Rizzo Raheja group has won,” she says. No one bothers to say that the Puppet (Kathputli) Town project has not yet even started and allegations of Rs 1000 crore scam blot it.
Rizzo states that he happens to be the finest builder in all the land. Most Admired & Most Awarded too !! Rizzo then breaks into a dance, and sings “Mirror mirror on the wall, who is the most awarded builder of all.” “You are, you are, Rizzo the Great, no one but you are,” shout Yolanda, Golanda, Montague, Sizzo, Sizza, and the whole rat gang.
Rizzo then shows Emperor Fozzie Puri some brochures and promises to create a sample home for them. Rizzo has Yolanda Bhardwaj and Golanda Anand talk to Emperor Puri and make promises taller than the Rizzo Tower that they are planning in Kathputli (or Puppet) town after the current slums are bull dozed. They talk of the new homes as if they have already been built.
Montague Dhillon refers the Emperor & his courtiers to an article penned by a builder in Kingdom of Poone that says that only new homes are the best – older homes, or homes purchased in resale are obsolete!! (Ref
Rizzo tells Emperor Fozzie Puri that the “new home” that Rahejas can build for people like him, the UPPER CREST of Society, will kiss the sky, have infinity pools, and Rahejas will bring to life for the Emperor the divine master – Revanta himself !!
For Royalty like Emperor Fozzie Puri & UPPER CREST courtiers Rizzo promises to build “new homes” that will tower above all worldly woes, incomparable to anything above and below, a place the Emperor has never seen in myth or lore. With the blessings of Gods above, the diety warriors, guardian of forests, son of Surya and Saranya, Rizzo and his gang will build for the Emperor a treasure trove where style meets class and intelligence, and where happiness and beauty is in its very essence. With the power of the lords, the eloquence of dieties the passion of the universe is built a sacred place that you can call home. Step into heaven and feel at home at Revanta – City of Gods. Towering above a city of mortals, standing gloriously amidst dwellings of gods will be Rizzo’s Luxurious homes in heaven where style meets intelligence.
Emperor Puri is very impressed and intrigued, and agrees to bring chests full of money from his palace for this project that will have all the worldly pleasures including a spa, community center, schools, and even its own HELIPAD !!
Montague Dhillon also encourages Emperor Fozzie to convince his friends & courtiers to bring all their money and give it to the Rizzo Raheja group for the new homes. The Emperor agrees and he and all the courtiers start handing over money, gold, and jewels to the Raheja group – with promise of more as the construction progresses. The Emperor and all the other buyers also sign a 100 page document (Agreement) written in a foreign language called legalese, for good luck.
Yolanda and Golanda Anand quickly swing into action. They start taking measurements of the Emperor and his courtiers, and ask for the bespook customizations they desire. Yolanda also arranges for grand announcements in the media and TV about the Emperor’s new home.
Soon, the Bhoomi Poojan is conducted to begin the “Future of Luxury” project. The fact that all the permissions are not yet in place seems to bother no one.
After the Bhoomi Poojan there is a lull in the construction activities, but soon the excavation starts. New partners like Shapoorji Kapoorji are brought in to make the structures. Soon the construction site starts swarming with a lot of hard hats. Even Sizzo, the little son of Rizzo, dons a hard hat and pretends to be working furiously – even as he daydreams of making Bollywood movies and cutting music albums with his uncle. Sizza, Sizzo’s younger sister, also joins the gang.
There is soon a lot of chatter about how some big companies who have created sky-kissing structures in far away deserts will be working on the project once they land in the kingdom of Gurgaon. The rat gang also talks about some magicians in some foreign country who can build homes so fine that human eyes can’t see because the sight slips at the bright shine. That is why brochures and youtube videos are necessary to see what is actually in the house, and to see the house itself !!
Months go by, and the Emperor starts getting worried at the slow pace of construction. The project seems to be running late. But, Rizzo and his gang assure everyone that they will soon catch up – like a train makes up lost time. Our construction can go faster than the speed of light claim Montague Dhillon & Golanda Anand, as Rizzo looks on appreciatively. Yolanda Bhardwaj immediately issues press releases about how the construction of Rizzo Raheja projects can go faster than light.
The industry goes ballistic on the claims that Rizzo Raheja can construct faster than the speed of light. Other builders in the kingdom immediately elect him as the Chairman of GAREDCO (Gurgaon Real Estate Development Council). Now Rizzo is on fire.
Rizzo is now a star and on TV all the time, as everyone wonders as to how he finds time to work on completing the “new homes” for the Emperor and his courtiers. But, Yolanda Bhardwaj has an answer ready for all questions regarding the slow progress on the construction site. She, and the other rats, claim that unless people are from the UPPER CREST they can’t see the fast pace at which the work is progressing. Rizzo goes on TV to claim that the speedy progress and special interiors can only be seen by the UPPER CREST and elegant people such as the Emperor. Emperor Puri is a little taken aback, and then claims that he “sees” the speedy constructions and special interiors.
For people who can’t see the work-in-progress, Emperor Puri suggests visiting the youtube channel of Rizzo where updates are being posted every month. For buyers who question the construction-update videos on youtube, Rizzo Engineers are summoned to personally attest that though the fast pace of construction is not visible on the project site, it is actually happening. Buyers who are still not convinced are banished from the Kingdom by the Emperor on advice of Rizzo Raheja, because they are not “elegant enough” and not “UPPER CREST” enough to see the reality. Slowly Emperor Fozzie is turning from a “bully with integrity” to “bully with NO integrity” under the influence of Rizzo Raheja.
As the Emperor starts turning into a bully to protect Rizzo, Courtiers Lugani and Chopra support him. They berate all those who say that the work is not on, or is slow. Fashionista Sawhney chips in that work is going on well because “brokers called her up and told her that they were willing to buy her house at twice the price that she was paying.” And Andy, who was earlier protesting, suddenly changes his tune and says that he has bought 5 “new homes” from Rizzo, and that the work is going on at full speed. Asked if he had seen the progress himself, Andy says “No.” But, Andy Sankaram claims that someone he knows, knows someone who knows someone, who knows someone who has seen the speedy progress for their dream homes with his own eyes.
Slowly the rebellion in the Kingdom dies down, and everyone is happy once again. They all happily start bringing boxes of money from their homes and the banks to give to Rizzo Raheja and the rat gang.
Rizzo now starts raking in the money that arrives by the truckloads.
So much money seems to transform the rats into peacocks. The strut around dressed in the latest designer clothes. Eat in the best restaurants. Install the latest ERP (Enterprise Resource Planning) software. Install video cameras on all sites. Start producing fancy ads for television and corporate videos. Pay for cover shoots in all the prominent magazines. Even little Sizzo graces the covers of some trade magazines, and has a TV program of his own. They even start producing wildlife documentaries, and Bollywood films seem within reach.
But, as people start giving them more and more money, Rahejas also start dumpster diving. Even though they are getting crores of rupees from many clients they hold back Rs 1.3 lakhs of Courtier Malhotra. And then 2.4 lakhs of a partner Bisht. And they steal even Robin’s money !! They have gotten used to money coming in to them, and can’t bear to see money go out. They shaft their old partners, shaft old clients, and even start holding back money of their contractors like Shapoorji Kapoorji. They even shaft the Kingdom Exchequer by ignoring the “maximum 15% profit” rule in housing that is the law in Gurgaon.
In addition to robbing the rich clients, they also start bottom fishing. They target people with “affordable homes,” and Rizzo names the “affordable housing scheme” after his mother Kizza for emotional hook. After people stop buying the scheme seeing Raheja name, they start hiding the mother’s name from the scheme, tempting people with a house in only Rs 3439 !!! as if they were selling a bucket of KFC chicken rather than homes. They really start dumpster diving to collect every rupee that is there in the kingdom.
The greed knows no limits and they even launch illegal Collective Investment Schemes in the neighboring kingdom of Sohna. They are willing to do anything for more money. And, gosh, the money just flows into the Rat Gang coffers ….
With so much money coming in, and with very little going out into the construction of the “new homes,” Rizzo and his gang have a ball. They throw big marketing and advertising parties in infinite-star hotels to attract more buyers like Emperor Fozzie Puri. And they also throw parties just for the heck of it. They buy hundreds of acres of land in another kingdom in preparation for the time when they will have to scoot and run.
They also throw a big wedding party for Sizzo, and Rizzo also starts squirreling money for the wedding of Sizza.
The rat gang goes to Dubai, Sharjah, Bangkok and Ranthambore. Money is being thrown left and right so hard, that it turns black and blue with pain. This black money & blue money becomes so large that Rizzo has to buy 3 more Fauji Farmhouses to store it! Even a sting operation by Cobrapost, or a tax raid by Officer Tripathy, does not stop them.
As the years go by Emperor Fozzie Puri starts getting worried, and so do the other buyers. But, Rizzo blames all the delay on Officer Fuzzy Rastogi, MAS, the man from H.U.D.A who never cries U.N.C.L.E., and convinces everyone that work is going on according to the “pre-determined time frame,” and according to the T&C of the 100 page Agreement that all had signed with Rizzo and the gang of rats.
More years go by, and Rizzo and the other rats keep siphoning the money, and enjoying themselves. They have by now taken over organizations like GAREDCO – the top body of builders. Money gives you a lot of power, and lots of money makes you feel you are omnipotent.
Then, finally, one fine day, Golanda Anand presents Emperor Fozzie Puri and all the buyers in the kingdom with the final (NOT – because it can still be changed when Rizzo feels like at a later date) demand note for the payments of the “new homes.” The final demand note has many adhoc “extra charges”, and also sets the condition that the buyers can’t see their “new homes” till all the money has been paid to Rizzo and the rats. The buyers are also asked to sign a bond that if they are not UPPER CREST enough, or elegant enough, and can’t see the new homes in all their heavenly beauty, they will not sue Rizzo in any court. Despite the fact that this is highly illegal, Emperor Fozzie Puri and many others sign the bond, and even pay the adhoc “extra charges” though they could have filed a FIR against it.
After the payments are made to Rizzo and the rat gang, Emperor Fozzie Puri plans a big party for the unveiling of the “new home,” even though most of the buyers are bankrupt by now.
On the day of the house unveiling party, the buyers realize that there is not even a road to their housing project, as Rizzo had failed to acquire land for the road !! No problem, says the Emperor, “after all we can go by helicopter!!!”
So, the Emperor’s special helicopter is summoned for duty. As buyers sit in helicopters in small batches, the rats of the Raheja gang whisper into everyone’s ears that if they are not UPPER CREST or elegant enough they will not be able to see their new homes in all the heavenly elegance and glory.
The buyers view the homes, and some of them nod their satisfaction. Emperor Fozzie Puri is also a little confused, and is contemplating nodding his satisfaction. At that very moment Emperor & his courtiers notice from the helicopter that Robin Qubrex & Kermit QuBit have put up a large banner on the ground. The banner on the ground says “Rizzo Raheja Badmash Hai.”
All the courtiers become angry and demand the legs of Robin & Kermit, the frogs, for dinner, for having spoiled such an important moment for them. All of them bay for the blood of the poor little frogs.
Emperor Fozzie Puri sends Office Fuzzy Senior, the man from P.O.L.I.C.E to arrest Robin & Kermit. Even Officer Duggal, the man from S.C.I, sends 18 arrest warrants to gag Robin & Kermit.
Robin Qubrex and Kermit Qubit are hauled to the Emperor. In audience with the honorable Emperor, both Robin and Kermit fearlessly present clinching evidence to the whole court that Rizzo and the rats have cheated everyone. The “new homes” are a pale shadow of what was promised, the work is shoddy and incomplete, and in many cases illegal. The residential complex is lacking of basic facilities. And worst of all, buyers have been over-charged, and money extorted from them by lies and falsehoods.
Emperor Fozzie Puri, and all the courtiers know that Kermit the frog, and Robin, his nephew, are smart frogs. After all, it was Robin’s report that nailed JLL and GLF, and resulted in the slapping of a Rs 630 crore penalty against GLF which everyone in the kingdom knows. GLF was so devastated with the penalty that they begged the S.C.I to pay it in monthly installments.
And everyone in the kingdom of Gurgaon knows that Robin would not lie. Soon, the realization dawns on all the buyers that Rizzo and the rat gang have been making merry with their money.
Emperor Fozzie Puri orders the arrest of Rizzo Raheja, Montague Dhillon, and Yolanda Bhardwaj. They are sentenced to ten years each in the Emperor’s dungeons. The Emperor also orders all his officers to make all efforts to recover all the money that was siphoned of by Rizzo and his gang of rats.
Emperor Fozzie then tells all the people in his Kingdom that they should stop doing things just because he does them, and that they should start thinking for themselves.
Emperor Fozzie, Courtier Lugani, Courtier Saggar, and all the buyers reward Robin and Kermit with money, gold, and citations, and send them on the next mission to expose the gang of rats led by Rizzo Chandra ….
Meanwhile, in the dungeons when Rizzo states that when they get out of the dungeons they should visit a Sultan in Arbistaan who is so so gullible. Yolanda and Montague end up kicking Rizzo.
With warm regards,