Noida Authority Orders Structural Audit of Great Value Sharnam Over Safety Concerns

The Noida Authority has ordered a structural audit of Great Value Sharnam in Sector 107, following complaints from residents about peeling plaster, water seepage, exposed reinforcement steel and other structural concerns in the residential complex.

The action comes after an inspection by Noida Authority officials found deterioration at several locations, including parts of the towers and basement. The authority has directed the developer, Great Value Projects India, to get the structural integrity of the project assessed through an empanelled technical institution.

The development is significant for residents because the society houses around 1,300 families across 17 towers, while complaints about recurring repair work and deterioration have continued for several years. For buyers considering an older resale apartment, property title verification is only one part of the wider due-diligence process.

What did the Noida Authority find at Great Value Sharnam?

During its inspection, the Noida Authority found plaster peeling at several locations. In some areas, the deterioration had exposed reinforcement steel in beams beneath balcony slabs and walls.

The inspection also found exposed reinforcement bars in beams and ceilings in multiple parts of the basement. At some locations, officials observed that the exposed steel appeared to have been temporarily covered.

Water leakage and seepage were also reported in the basement, including around some columns and beams.

These findings prompted the authority to seek a detailed structural assessment rather than relying only on routine repair work. The purpose of the audit will be to establish the condition of the buildings and determine whether structural repairs or strengthening measures are required.

It is important, however, not to treat the inspection findings as a final declaration that the entire project is structurally unsafe. The ordered structural audit is expected to provide a technical assessment of the buildings' actual structural condition.

Who will conduct the structural audit?

The Noida Authority has directed that the audit be conducted through one of its empanelled technical institutions.

The institutions listed by the authority include:

• IIT Delhi
• Delhi Technological University
• IIT Kanpur
• MNIT Allahabad
• BITS Pilani
• Aligarh Muslim University
• MNIT Jaipur
• CSIR-CBRI Roorkee

The involvement of specialised technical institutions is intended to provide an independent assessment of the structural condition rather than relying solely on routine maintenance inspections.

Noida had already established a structural-audit framework for older high-rise housing societies. Under the city's policy, structural audit reports have also been linked to occupancy certification for newer group-housing projects.

Great Value Sharnam residents have raised concerns for years

The latest order follows repeated complaints from residents and the Apartment Owners' Association.

Residents have said that repair and patchwork have been carried out repeatedly, but problems such as peeling plaster and seepage have continued.

According to residents quoted in recent reports, the project was launched in 2010, while possession began around 2016. The association has been seeking a structural audit for several years, including through representations to the Noida Authority.

The concerns have also escalated beyond routine maintenance. Earlier reports this year said that residents had raised concerns over cracks, falling concrete and deteriorating building elements. In one reported incident, a domestic worker was injured after being struck by falling concrete.

A previous report also said a structural assessment had identified around 30 columns as high risk and another 129 as moderate risk. Those findings were reported in the context of an earlier audit and resident concerns; the latest Noida Authority-directed audit is important because it should provide a fresh, formal assessment of the project's structural condition.

Developer directed to continue repair work

The Noida Authority has not limited its action to ordering an audit.

The developer has also been directed to undertake regular repair work at the complex. Officials have indicated that if required repairs are not completed within the stipulated period and an incident occurs as a result, the developer could face responsibility and legal action.

However, one issue remains: the authority's communication reportedly does not specify a clear deadline for completion and submission of the structural audit report.

For residents who have been seeking an independent assessment for years, the absence of a defined timeline could therefore become an important part of the next stage of the matter.

Why structural audits matter for Noida's older housing societies

Great Value Sharnam is not an isolated case in Noida.

Several older high-rise societies have sought structural assessments as buildings age and residents begin reporting problems involving seepage, cracks, concrete deterioration and maintenance.

In January 2025, the Noida Authority said residents of several older societies, including Great Value Sharnam, had requested structural audits. The authority had also been working on mechanisms for assessing older group-housing projects.

For homebuyers, the issue goes beyond the appearance of a building.

Peeling paint or plaster can sometimes be a maintenance problem, but exposed reinforcement steel, recurring seepage and deterioration around structural members can require closer technical examination. A professional structural audit helps distinguish between surface-level defects and problems that may affect the building's long-term performance.

That distinction is particularly important in older apartment complexes, where buyers often evaluate properties based on location, price and amenities without examining the condition of the underlying structure.

What should Great Value Sharnam homebuyers watch next?

The immediate focus will be on the structural audit report and the remedial measures recommended after the assessment.

Residents should particularly watch for:

• Which institution is appointed to conduct the audit
• Whether all towers and common areas are assessed
• The condition of columns, beams, slabs and other structural elements
• The extent of seepage and corrosion
• Whether strengthening work is recommended
• The timeline for completing repairs
• Whether the Authority independently verifies the corrective work

Buyers and existing residents should also verify the project's regulatory information and approvals rather than relying only on information provided by sellers or brokers. They can verify project details using the RERA number before making decisions.

The outcome will be more significant than the inspection itself because it should establish whether the observed deterioration is largely a maintenance issue or requires structural intervention.

What does the order mean for Noida homebuyers?

The Great Value Sharnam case is another reminder that property due diligence does not end with checking the title, RERA registration, or location.

For buyers considering resale apartments in older societies, the condition of common areas, maintenance records, structural assessments, repair history and pending disputes can also affect the long-term value and safety of the property. Buyers should also understand the documents required to buy a property in India before proceeding with a transaction..

For now, the Noida Authority's structural audit is a step towards establishing the actual condition of Great Value Sharnam. The findings of that audit, and how quickly the recommended repairs are implemented, will determine what happens next.