Stilt Parking: Meaning, Rules, Working, and Advantages

Stilt Parking: Meaning, Rules, Working, and Advantages

Stilt parking is an increasingly popular concept in urban India, particularly in crowded cities with premium space. Understanding the meaning of stilt parking is necessary for both homeowners and prospective buyers, as it influences property value, safety, and convenience.
This article aims to provide a comprehensive overview of stilt parking, including its benefits, functioning, rules, and comparisons to other types of parking.

What is Stilt Parking?

It is a type of parking arrangement where vehicles are parked on a raised platform, generally on the ground floor of a building. This stilt floor is supported by columns or stilts, creating an open space on all sides but still under the main structure of the building. The primary advantage of this setup is the efficient use of land, as it allows for parking without consuming additional ground space.
In simpler terms, stilt car parking refers to the parking area provided on the ground level of a building, elevated on stilts, leaving the area beneath the residential or commercial units open for car parking. This type of parking design is common in multi-story buildings, where the ground floor is used for parking, and the upper floors are used for living or commercial purposes.

Benefits of Stilt Parking

Efficient Use of Space

• One significant advantage of stilt parking is the efficient use of available space. By elevating the parking area, developers can maximize land use for residential or commercial purposes while providing ample parking slots for residents and visitors. This is particularly beneficial in densely populated urban areas with scarce open parking spaces.

  Enhanced Property Value

  Properties with stilt car parking often have a higher market value. Prospective buyers and tenants prefer buildings with designated and covered parking spaces, especially in congested areas. Residents now have a secure place to park their vehicles. It can be a significant selling point.

  Improved Aesthetics and Utility

  Stilt parking improves the aesthetics of a building by keeping vehicles out of sight and reducing clutter around the ground floor. Additionally, the open area created by the stilts can be utilized for other purposes, such as gardens, playgrounds, or additional communal spaces, enhancing the utility of the property.

  Safety and Security

  Having a dedicated stilt car parking area can enhance vehicle safety and security. Since the parking space is within the building premises and not on the street, vehicles are less susceptible to theft and vandalism. Moreover, stilt parking protects from the elements and reduces damage from rain, sun, and other weather conditions.

  Compliance with RERA

  The Real Estate Regulation and Development Act (RERA) in India mandates minimum parking spaces for residential projects. Stilt parking under RERA can be a cost-effective way for developers.

How Does Stilt Parking Work?

Structural Design

Stilt parking operates by utilizing the ground floor of a building, supported by vertical columns or stilts. These stilts bear the weight of the upper floors, leaving the ground level free for car parking. The stilts are typically made of reinforced concrete, steel, or a combination to provide strength and stability to the structure. The parking area remains open and accessible while maintaining the integrity of the building above.

Parking Allotment

In buildings with stilt parking, parking slots are usually designated for each unit. Allotment may be based on unit size, occupancy, or as specified in the sale deed. Some buildings adopt a first-come, first-served policy, while others allocate specific spots to each resident.

Accessibility

Stilt parking is designed to be easily accessible for vehicles. Ramps or driveways are constructed to facilitate smooth entry and exit. The open design allows for better maneuverability, reducing the risk of accidents or vehicle damage.

Safety Measures

Buildings with stilt parking must comply with safety standards, including adequate lighting, ventilation, and fire safety measures. Emergency exits and access routes are crucial for resident and vehicle safety during emergencies. Security measures such as cameras and personnel enhance theft deterrence and car security.

Rules of Stilt Parking

Legal Framework In India, stilt parking rules are governed by various regulations, including local municipal bylaws and the Real Estate (Regulation and Development) Act, 2016 (RERA). These rules ensure that stilt parking is designed and maintained to meet safety and legal standards. Here’s a breakdown of some fundamental rules of stilt parking to be aware of:

Stilt Parking Under RERA

Under RERA, stilt parking is considered a part of the common area and is not included in the saleable floor area. Builders cannot sell stilt parking spaces as individual units. Stilt parking must be allocated to residents based on parking allotment rules set by the building’s management or cooperative society.

Construction Guidelines

The construction of stilt parking must comply with local building codes and regulations, including minimum height requirements, structural integrity, and safety measures. Typically, the minimum height for a stilt car parking area is around 2.4 meters to accommodate various vehicle types and ensure easy access.

Usage Regulations

Stilt parking spaces are designated for vehicle parking only. Using these areas for storage, commercial activities, or other purposes is generally prohibited for safety and compliance reasons. Rules may also specify the types of vehicles allowed to prevent structural damage, such as limitations on height or weight.

Maintenance Responsibilities

Maintenance of stilt parking areas is typically the responsibility of the building management or cooperative society. This includes regular cleaning, lighting, and repair of any structural damages. Proper maintenance ensures safety and functionality in the parking area. While stilt car parking is a common area, some societies may levy a monthly maintenance charge for upkeep and security.

Stilt Parking vs. Covered Parking

Differences in Structure

Stilt parking involves parking under a raised structure supported by columns, while covered parking refers to spaces with a roof or shelter, such as a garage or carport.

Space Utilization

Stilt parking efficiently uses ground-level space in buildings, suitable for urban areas. Covered parking may require additional land or space for construction, which can be challenging in densely populated areas.

Cost Implications

Due to structural requirements, stilt parking's construction and maintenance costs are generally higher than for covered parking. However, the higher property value and space efficiency may offset these costs over time.

Safety and Security

Both stilt parking and covered parking offer enhanced security compared to open parking. Stilt parking provides better protection from environmental elements and is often integrated into the building’s security systems.

Things Buyers Should Know About Stilt Parking

Legal Ownership

Stilt parking is part of the common area and cannot be sold separately. It is allocated to residents as per the building’s management or cooperative society’s rules under RERA regulations.

Allocation of Parking Spaces

Parking spaces in stilt parking areas are allocated based on unit size, occupants, or through a lottery system. Buyers should understand the allocation process to ensure it meets their needs.

Maintenance and Costs

Maintenance of stilt parking areas is managed by the building’s cooperative society or management. Buyers should be aware of maintenance fees and additional costs associated with parking.

Safety and Security Measures

Buyers should check safety measures like lighting, security cameras, and fire safety in stilt parking areas to ensure the safety of their vehicles and the well-being of residents.

Can Builders Sell Stilt Parking Space?

No, builders cannot sell stilt parking spaces independently in India. These spaces are considered part of the common area and must be allocated to residents under RERA regulations.

How Is Stilt Parking Space Allotted?

Cooperative Society Rules

The building’s cooperative society allocates parking spaces based on unit size, vehicle ownership, or through a lottery system, as per local regulations and RERA guidelines.

First-Come, First-Served

Some buildings allocate stilt parking spaces on a first-come, first-served basis to manage limited availability, ensuring a transparent allocation process.

Sale Deed and Agreement

Allocation of stilt parking spaces is usually detailed in the sale deed or agreement, specifying location and number allocated to each unit, ensuring clarity for buyers.

Lottery System

Limited stilt parking spaces may use a lottery system for fair allocation, offering equal chances to all residents regardless of unit size or location.

Are Buildings with Stilt Parking Safe?

Stilt parking can be a safe option when properly constructed and maintained:

Structural Integrity

Buildings with stilt parking adhere to safety standards, ensuring the stability of supporting columns and ongoing maintenance.

Fire Safety

Proper fire safety measures are critical, including extinguishers, smoke detectors, and clear evacuation routes, to mitigate fire risks effectively.

Security Measures

Stilt parking areas should have surveillance, lighting, and controlled access for vehicle and resident security, preventing theft and vandalism.

Environmental Considerations

Effective drainage and ventilation systems are essential to prevent flooding and maintain air quality in stilt parking areas, requiring regular upkeep.

Conclusion

Stilt parking offers a practical solution to the challenges of car parking in urban residential areas. Its design maximizes land use, enhances property value, and provides residents with a secure and convenient parking space. However, understanding the rules of stilt parking under RERA regulations and allocation processes helps buyers and residents fully benefit from this arrangement.
By considering the legal, structural, and safety aspects of stilt parking, prospective buyers can make informed decisions and enjoy the advantages of this modern parking solution. Whether it’s the efficient use of space or the added convenience and security, stilt parking remains a valuable feature in the real estate market.

Frequently Asked Questions

What is the meaning of stilt parking?

Stilt parking is a car parking arrangement where vehicles are parked on a raised platform, usually the ground floor of a building, supported by columns or stilts. This design allows parking without occupying additional land space and is commonly used in multi-story buildings.

Is stilt parking ownership sold in a cooperative society?

No, stilt parking ownership is not sold separately in cooperative societies. Stilt parking is considered part of the common area and is allocated to residents based on society’s rules and regulations. RERA also mandates that stilt parking spaces cannot be sold individually.

Are the stilt and basement the same?

No, stilt parking and basement parking are different. Stilt parking refers to parking on the ground floor, elevated by columns, while basement parking is below the ground level. Both have distinct structural and functional differences, with stilt parking typically offering better ventilation and easier access.

What is the maximum height of stilt car parking?

The maximum height for stilt car parking is around 2.4 meters, although this can vary based on local building codes and regulations. This height accommodates most vehicles and ensures easy access and maneuverability.

What is the Supreme Court decision on stilt parking?

The Supreme Court of India has ruled that stilt parking spaces are part of the common area and cannot be sold as separate units by builders. This decision aligns with RERA regulations, which state that stilt parking is a standard amenity and must be allocated as per the building’s management rules.

What is the purpose of the stilt floor?

The stilt floor serves as a raised platform for car parking, allowing for efficient use of space in urban areas. It provides a secure and convenient parking area for residents and visitors while leaving the ground level open for other uses, such as gardens or communal spaces.

Is the stilt parking area considered part of the floor area ratio?

No, the stilt parking area is not considered part of the floor area ratio (FAR). Stilt parking is included in the common area and does not contribute to the total built-up area of the building as defined by local regulations and RERA guidelines.