Exclusive: 'Pile Foundation Advice Was Ignored,' Says Nagadi Consultants; Rejects SNN Raj Corp's Allegation on 18-Storey Tower
Bengaluru, July 24: A day after The Bengaluru Live reported that SNN Properties LLP (SNN Raj Corp) had sought permission from the Greater Bengaluru Authority (GBA) to demolish and reconstruct an 18-storey residential tower after obtaining an Occupancy Certificate (OC), Nagadi Consultants Pvt. Ltd., the geotechnical consultant named in the developer’s representation, has strongly denied allegations that its soil investigation report contained significant errors.
In a detailed response to The Bengaluru Live, Nagadi Consultants maintained that its recommendations had been ignored during the foundation design and construction process, and asserted that the distress observed in the structure was a consequence of not adopting pile foundations in areas where they had been specifically recommended.
‘Allegation Is Not Acceptable’
Rejecting SNN Properties LLP’s allegation that its geotechnical report was inaccurate, Nagadi Consultants said the allegation was “not acceptable.”
According to the firm, it was only on June 26, 2026, after the issue had surfaced, that SNN Properties shared a draft foundation plan with it. Nagadi claimed it was “extremely surprised” to find that the project had been supported primarily on raft foundations, despite its geotechnical report not recommending raft foundations for the affected areas.
The consultant stated that it had never been informed that raft foundations would be adopted and that its professional advice had not been sought before finalising the foundation system.
Pile Foundations Were Specifically Recommended
Nagadi Consultants said its geotechnical investigation had recommended isolated or combined footings resting on weathered rock strata and, more importantly, pile foundations in portions of the site where deep filled-up soil had been encountered.
According to the consultant, the project site had previously functioned as a quarry, resulting in loose filled-up material consisting of soil, brickbats and construction debris extending to depths of nearly 12 metres below the existing ground level in certain locations.
The firm stated that because of these conditions, pile foundations had been specifically recommended in those portions of the project.
Additional Investigation Was Also Recommended
Nagadi further stated that it had written to SNN Properties LLP on November 17, 2022, highlighting the presence of extensive filled-up strata and recommending additional boreholes to determine the areal extent of the filled material across the site.
According to the consultant, that recommendation too was allegedly ignored.
“The presence of the filled-up strata has been completely ignored and the whole structure has been supported on shallow foundations and primarily raft foundations,” the firm said.
‘Distress Could Have Been Avoided’
Nagadi Consultants maintained that the excessive differential settlement observed in the structure was “very evidently” due to the presence of thick filled-up strata beneath portions of the site.
The consultant further claimed that had even one of the agencies involved in the design or construction insisted on implementing the geotechnical recommendation for pile foundations, the present structural distress would not have occurred.
According to the company, the distress resulted because the recommendation for pile foundations had been “ignored, disregarded and neglected.”
Investigation Conducted in August 2022
Nagadi confirmed that it had carried out the geotechnical investigation for the SNN Raj Eternia project in August 2022.
The consultant said the scope of work assigned by the client included drilling five boreholes—three in soil strata up to 15 metres or refusal level and two extending into rock formations.
According to the firm, the investigation involved rotary drilling, Standard Penetration Tests (SPT), recovery of disturbed and undisturbed soil samples and laboratory testing, all carried out in accordance with relevant Indian Standards including IS 1892, IS 2131, IS 2132 and various parts of IS 2720.
‘We Stand By Our Report’
Nagadi Consultants categorically stated that it stands by the findings and recommendations contained in its geotechnical investigation report dated September 15, 2022, as well as its subsequent advisory letter issued in November 2022.
The consultant said that neither SNN Properties LLP nor any other agency had shared the findings of the second geotechnical investigation that allegedly contradicts its report.
It further pointed out that it had also not been informed whether any variation in subsurface conditions was encountered during excavation between the borehole locations, despite the limitations section of its report specifically requiring such observations to be communicated.
Alternative Causes of Settlement
Asked whether excessive differential settlement could arise due to reasons other than an allegedly erroneous soil report, Nagadi replied in the affirmative.
However, in the present case, the consultant maintained that the distress occurred because the filled-up strata extending to nearly 12 metres had not been adequately accounted for during foundation execution, and because raft foundations had been adopted instead of the recommended pile foundations in those areas.
No Legal Notice, But Legal Rights Reserved
Nagadi Consultants said it has not received any legal notice or compensation claim from SNN Properties LLP regarding the allegations.
However, the company stated that it reserves its legal rights to protect its professional reputation if it believes the allegations against its report are incorrect.
No Contact From Government Authorities
The consultant also disclosed that neither the Greater Bengaluru Authority, Karnataka RERA nor any other government agency has contacted the firm seeking an explanation regarding the matter.
It nevertheless said it would fully cooperate with any independent technical or forensic investigation.
Message to Homebuyers
Expressing empathy for affected homeowners, Nagadi Consultants said it regretted the hardship faced by residents.
At the same time, the company reiterated that if its recommendation to adopt pile foundations in areas containing deep filled-up strata had been implemented, “the homeowners would not have had to go through this very difficult and trying period.”
‘Conservative Recommendations Prevent Future Distress’
In its concluding remarks, Nagadi Consultants said it has built its professional reputation over several decades by adopting what many in the industry consider conservative foundation recommendations.
The company acknowledged that such recommendations may sometimes increase construction costs but argued that they are intended to prevent structural distress and protect homebuyers in the long term.
“The cost of not being conservative is too enormous to ignore,” the consultant said.
Developer’s Stand
In its earlier response to The Bengaluru Live, SNN Raj Corp had maintained that an independent geotechnical investigation found significant deficiencies in the original soil investigation report and that its structural consultants declared Wing E3 unsafe for occupancy. The developer has voluntarily decided to demolish and reconstruct the affected 18-storey tower at its own expense, while stating that homebuyers will not bear any financial burden.
Read Here: Exclusive: Bengaluru Builder to Demolish 18-Floor Apartment Tower After OC, Rebuild at Its Own Cost Over Soil Report Error
The Bengaluru Live will continue to follow the developments and publish responses from the Greater Bengaluru Authority, Karnataka RERA, and the State Government as and when they are received.
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