Building redevelopment referencer 27-09-2015-protected

Building Redevelopment
Referencer
Written / Compiled by
Sudhir Vaidya
www.spandane.com
http://spandane.wordpress.com/

Sudhir Vaidya Index
1
Building Redevelopment Referencer - Index
No Topic Pages
01 Preface (Marathi) & Disclaimer 4
02 Redevelopment Directive dated 03-01-2009 5
03 Flow Chart - Redevelopment of the Building 14
04 Redevelopment Road Map prior to 1st SGM. 4
05 Redevelopment – SWOT Analysis – Merit / Demerits 2
06 Formation of Redevelopment Committee 3
07 How to select PMC? 4
8.1 Identity Cards to Members 3
8.2 Identity Cards to Members – Data Sheet 1
9.1 Tenants Data staying on L&L due to Redevelopment (Marathi) 1
9.2 Tenants - L& L Data Sheet 1
10 Flow Chart–Redevelopment decision –Business to be transacted at 1st SGM 3
11 What we should expect from the Developer? 7
12 How to select Developer? 3
13 Development Agreement - Precautions to be taken by the society 6
14 Intimation of Disapproval - IOD 4
15 Building Material Quality Control (Marathi) 5
16 Building Construction Skill (Marathi) 4
17 Earthquake Resistant Construction(Marathi) 2
18 Redevelopment & Taxation 4
19 Agreements – documents to be executed for Redevelopment 2
20 Glossary 7
21 Redevelopment – My Experience (Marathi) 5
22 Few Words 3
23 Important notifications, Press News etc. 1
23.1 EWS-LG Housing stipulation - 29-05-2015 2
23.2 Road Width & TDR - Indian Express - 02-05-2015 2

Sudhir Vaidya Index
2
23.3 Unsold Flats in Mumbai - MT 29-07-2015 (Marathi) 1
23.4 Bank's lending to Reality Sector - 24-07-2015 1
23.5 Cluster development - LOKSATTA - 31-07-2015 (Marathi) 1
23.6 Work starts to fix DP can deadline be met - TOI 01-08-2015 1
23.7 DP Plan - MT 02-08-2015 (Marathi) 1
23.8 DP Plan Extension - MT 08-08-2015 (Marathi) 1
23.9 Housing Projects Delay - MT 11-07-2015 (Marathi) 4
23.10 Real Estate Bill 2013 -MT 09-08-2015 (Marathi) 1
23.11 Punishment to Builders - MT 09-08-2015 (Marathi) 1
23.12 Redevelopment around Air Port - LOK - 15-08-2015 (Marathi) 1
23.13 Property Prices - Mr. Rajan, RBI Governor 3
23.14 Property Prices must fall - 20-08-2015 1
23.15 Reality Alert – Developers’ Delight 3
23.16 Redevelopment GR (Marathi) 8
24 Names of PMC's in Mumbai 2
Total Pages 132

Sudhir Vaidya 1 Preface
०१) पुन वकास - मनोगत - Preface:
पुन वकास हा स या परवल चा श द झाला आहे. जु या इमारतीत राहणारा येक जण Tower म ये राह याचे
व न बघू लागला आहे. हे ल हत असताना मला स लेखक व.पु.काळे यां या एका वा याची कषाने आठवण
झाल . (कबुतराला ग डाचे पंख लावता येतीलह ....पण गगनभरार चं वेड र तातच असावं लागतं, कारण आकाशाची
ओढ द तक घेता येत नाह )
बरेच वेळा पुन वकासा या व नांचे पंख लावून उता वळपणा के ला जातो. पण आप या सह नवासाकडे आ ण
सभासदांकडे पुन वकास कर याची ताकद आहे का? याचा मा गांभीयाने वचार होत नाह . उ.हा . Property Title
clear आहे का? Conveyance झाला आहे का? सह नवासात एकोपा - व वासाचे वातावरण आहे का? Developer
कडील माग यात (expectations) सभासदांची एकवा यता आहे का? या गो ट ंचा वचार गांभीयाने होत नाह ह
व तुि थती आहे. यामुळे अ या वातावरणात सु के लेला पुन वकास हा भूलभुलैया - दवा व न ठरते. यामुळे
पुन वकासाची मा हती लोकांना मळावी यासाठ हे पु तक ल हले आहे.
पुन वकासासाठ सरकारने बंधनकारक मागदशक णाल तयार के ल आहे. सह नवासानी या Circular नुसार
पुन वकास करणे अपे त आहे. परंतु अनेक वेळा या circular चे Letter आ ण Spirit माणे पालन होत नाह व
यामुळे पुन वकास वेळेत होत नाह व अनेक सभासदांना काह वष कं वा कायमचे बेघर हावे लागते.
नवीन बांधकामा या त ार २-३ वषात सु होतात आ ण मग ल ात येते क आपल जुनी इमारत यापे ा बर होती.
पण ह प चात बु ी असते. पुन वकास हणजे के वळ जा त जागा, भरपूर corpus fund न हे, तर पुन वकास
हा वेळेत व नयमानुसार आ ण काह वष दु तीचा ास नसावा असा झाला पा हजे.
या पु तकात पुन वकासाचे काम नयमानुसार कसे के ले पा हजे याब ल मागदशन के ले आहे. या वाटचाल त
सभासदांची developer कडून होणार फसवणूक कशी टाळता येईल?, Developer कडून आपण काय मागणी के ल
पा हजे, हे सु ा नमूद के ले आहे. याच माणे PMC - Developer ची नवड कोण या नकषावर करावी या
मह वपूण गो ट चा सांगोपांग वचार मांडला आहे. (PMC हा सह नवास आ ण developer मधील मु य दुवा असतो
व या यामुळे सभासदांचा इंटरे ट protect होऊ शकतो.)
हे पु तक ल ह याचे योजन:
' पुन वकास ' या वषयाची या ती खूप मोठ आहे. बाजारात अनेक पु तके उपल ध आहेत. या वषयावर बर च
से मनार, चचा स े वेळोवेळी आजोिजत होत असतात. वतमानप ात अनेक लेख येतात. परंतु या सव मा हतीचा
मागोवा घेणे, सोसायट तील अनेक सभासदांना श य होत नाह , ह व तुि थती आहे.
सोसायट तील अनेक सभासदांना सवसाधारण सभेत न वचारायला संकोच वाटतो. इतर सभासद आप याला
हसतील अशी भीती यां या मनात असते. अनेक सभासदांचा कायकार मंडळावर अ त र त व वास
असतो. कायकार मंडळ पुन वकासाचे काम यो य र तीने करणार याची सभासदांना उगाचच खा ी असते. काह
वेळा सोसायट म ये राजकारण असते. सोसायट त Groups असतात. या सव गो ट ंचा सोसायट या नेहमी या

Sudhir Vaidya 2 Preface
कामकाजावर फारसा प रणाम होत नाह . परंतु पुन वकासासाठ सव सभासदांचा सहभाग नसेल, तर मा अडचणी
येतात व ोजे ट पूण हो यास वलंब होतो, हा साव क अनुभव आहे.
या पु तकाचा उ ेश हणजे अ या सभासदाना 'पुन वकास ' या वषयाची पुरेशी मा हती देणे, जेणेक न सभेतील
चचचे सभासदाना चांगले आकलन होईल, सभासद चचत भाग घेऊ शके ल, काह न वचा शके ल,
सरकारने जार के ले या मागदशक णाल माणे कायकार मंडळ पुन वकास करत आहे क नाह , याची
खा ी सभासदाना करता येईल. असे जर झाले तर PMC - Developer ला सु ा indirectly message मळेल क
या सोसायट चे सभासद active आहेत व यामुळे ोजे टचे काम नीट नयमानुसार करावे लागेल याची यांना
जाणीव होईल.
Disclaimer:
हे पु तक हणजे या वषयातील अं तम श द आहे असे मला अिजबात हणायचे नाह . परंतु या मा हतीचा
उपयोग पुन वकासासाठ , कायकार मंडळाला आ ण सभासदाना न क होऊ शकतो, या ब ल मला खा ी आहे.
Disclaimer वेगळे जोडले आहे. हे Disclaimer पु तक वाच यापूव अव य वाचावे ह वनंती.
मी काह Civil Engineer नाह , परंतु Financial Controller हणून काम करतना Project Management -
Monitoring चा मळालेला अनुभव, इंटरनेट या महाजालातून मळवलेल मा हती, या वषयावर ल वाचलेल
पु तके , लेख, या वषयावर ल से मनारम ये मळालेल मा हती, बांधकाम site ला दले या भेट - व site चे के लेले
नर ण व या े ातील लोकांबरोबर वेळोवेळी के लेल चचा, यावर आधा रत हे पु तक ल हलेले - संक लत के ले
आहे.
समी क आ ण वाचकांसाठ सूचना: पु तक वाचताना काह मजकू र काह करणांम ये परत परत समा व ठ के ला
आहे, हे आप या नदशनास येईल. परंतु ह नकळत झालेल चूक नाह . तर हा मजकू र ' पुन वकासाचा गाभा व याचे
मह व ' अधोरे खत कर यासाठ , तसेच या करणातील मा हतीचा सांधा पुन वकास या वषयाशी जोड यासाठ
के ला आहे.
आभार:
आजपयत मी अनेक वषयावर अनेक पु तके ल हल व मा या संके त थळावर अपलोड के ल . स या '
पुन वकासाचा ' डंका चालू आहे, यामुळे असे पु तक ल ह याचे मा या मनात आले. मी जे हा हा वचार मा या
फे सबुक म ांना व सह नवासातील ओळखी या जे ट म ांना सां गतला, ते हा सवाना ह क पना आवडल व या
सवानी मला खूप ो साहन दले. या सव मंडळींचा मी आभार आहे.
Sudhir Vaidya
27-09-2015
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Sudhir Vaidya Preface – Disclaimer
01)Disclaimer – Building Redevelopment Referencer
Book Contents:
I do not accept any responsibility for the accuracy or completeness of any material contained
in this Referencer and recommend that viewers should exercise their own care and judgment
with respect to its use. You can choose to act upon the information contained in the Referencer
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Sudhir Vaidya Preface – Disclaimer
No intention to give Professional Advice:
I have no intention of giving any professional advice on Redevelopment. Services of
competent professionals should be sought if professional advice is required.
Right of Access:
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assigning any reasons whatsoever.
Sudhir Vaidya

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Directive under Section 79(A) of
Maharashtra Co-operative Societies Act
1960 to all the Co-operative Housing
Societies in the State of Maharashtra.
Regarding Redevelopment of Buildings
of Co-operative Housing Societies.
GOVERNMENT OF MAHARASHTRA
No. CHS 2007/CR554/14-C
Co-operation, Marketing and Textiles Department
Date: 3rd January 2009
Whereas, buildings of Co-operative Housing Societies in the State of Maharashtra
are being redeveloped on a large scale. A number of complaints were received from
members against managements of Co-operative Societies in which redevelopment is
taking place. In respect of most of the Co-operative Housing societies, nature of
complaints relating to redevelopment is as under:-
1. Not taking the members in confidence in the process of redevelopment.
2. There is no transparency in tender process.
3. Appointing contractors arbitrarily.
4. To work by violating provisions of Co-operative Act, Rules and Bye-Laws.
5. No orderliness in the work of Architect and Project Consultant.
6. Not planning Redevelopment Project Report.
7. Not adopting proper procedure in finalizing tenders.
8. There is no similarity in agreements with Developers.
Whereas there is no concrete policy in respect of all above points of complaint and
therefore Co-operation Commissioner and Registrar, Co-operative Societies, Maharashtra
State, Pune had appointed a Study Group under the Chairmanship of Joint Registrar, Co-
operative Societies (CIDCO) to study the complaints received at various levels and for
consultations with all constituents working in the relevant fields. The said Study Group
has expressed the opinion that it is essential to frame regulations for redevelopment of
buildings of Co-operative Housing Societies after consultation with all the constituents in
the field of Co-operative Housing.
Therefore the Government is issuing following directive under Section 79(A) of
Maharashtra Co-operative Societies Act, 1960.
The following directive be termed as “Directive for Redevelopment of Building of
Co-operative Housing Society”.
1. Requisition for convening Special General Body Meeting for Redevelopment
of Society’s Building:-
Not less that ¼ members of the Society the building of which is to be redeveloped
should submit a requisition to Secretary on the Managing Committee elected as
per provisions of Bye-Laws and lawfully formed along with their scheme and
suggestions for redevelopment of the Society’s building for convening Special
General Body Meeting to finalise the policy on redevelopment of the building.
2. Convening Special General Body Meeting :-
On receipt of an application as per Directive No. 1 above, Managing Committee
should take a note thereof within 8 days and Secretary of the society should
convene General Body Meeting of all the members of the society, Agenda of the
Meeting should be furnished to each members 14 days prior to the day of meeting
and acknowledgement thereof should be kept on record of the society.
Before convening the said meeting, Society should obtain list of Architects /
Project Management Consultants on the panel of Government / Local Authority
and obtain quotations from minimum 5 experienced and expert persons for

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preparing project report for redevelopment work of the building and one expert
person from among them will be selected in the Special General Body Meeting.
Following business will be transacted in the said Special General Body Meeting:-
1. To take preliminary decision by taking into consideration demand of the
members for redevelopment of society’s building and suggestions received in
respect of the same.
2. To select expert and experienced Architect / Project Management Consultant
on the panel of the Government / Local Authority for work of redevelopment of
the building and to finalise items of work to be done by them and terms and
conditions of work.
3. To submit outline of the programme for redevelopment of the building.
3. To accept written suggestions from members relating to redevelopment of
the building:-
Members of the Society will be entitled to submit in writing to the committee eight
days prior to the meeting their realistic scheme, Suggestions and
recommendations for redevelopment of the building in the name of experienced
and expert Architect / Project Management Consultant known to them. However,
that Architect / Project Management Consultant should submit a letter that he is
desirous of doing work of redevelopment.
4. Decisions to be taken in the Special General Body Meeting:-
Quorum for the Special General Body Meeting convened for redevelopment of
building of the Co-operative Housing Society will be ¾ of the total members of the
society. If quorum is not formed, meeting will be adjourned for eight days and if
there is no quorum for the adjourned meeting, it will be deemed that members are
not interested in redevelopment of the building and meeting will be cancelled.
On formation of quorum for the meeting, Suggestions, recommendations and
objections from all the members with regard to redevelopment of the society’s
building will be taken into consideration and opinions expressed by all the
members will be recorded in the minutes book with names of concerned members.
Therefore a preliminary decision will be taken whether to redevelop society’s
building or not. Such decision must be taken with majority vote of more than ¾ of
the members. On preliminary resolution about doing the work of redevelopment
getting passed, following business will be transacted in the meeting.
a) To selected expert and experienced Architect / Project Management Consultant
from the panel of the Government / Local Authority for work of redevelopment
of the building and to finalise items of work to be done by him and terms and
conditions for the same.
b) To submit an outline of the programme for redevelopment of building.
5. Providing minutes of Meeting to all members:-
Secretary of the Society should prepare minutes of Special General Body Meeting
as above within ten days and a copy thereof should be furnished to all members
and acknowledgement therefore be kept on record of the society. Also one copy
should be forwarded to the office of the Registrar.
6. Issuing Appointment Letter to the Architect / Project Management
Consultant:-
Secretary of the society will within 15 days of the meeting issue Appointment
Letter to the Architect / Project Management Consultant selected in Special
General Body Meeting and Society will enter into an agreement with Architect /

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Project Management Consultant incorporating therein terms and conditions
approved in Special General Body Meeting.
7. Work to be done in the initial stage by Architect / Project management
consultant:-
a) To survey Society’s building and land.
b) To obtain information about conveyance of land to the society.
c) To take into consideration prevailing policy of the Government and the
regulations applicable from time to time depending on ownership of the land
(MHADA/SRA/Municipal Corporation) and to obtain information about FSI and
TDR, which would be available in relation to building and land of the society.
d) To take into consideration suggestions and recommendations from the
members for redevelopment of the building as also the residential area to be
made available to the members, commercial area, vacant area, garden, parking,
building specifications etc. and to prepare a realistic project report.
e) Architect / Project Management Consultant should prepare the project report
within two months of date of his appointment and to submit the same to
committee of the society.
8. Action to be taken on receipt of redevelopment Project Report:-
a) On receipt of Redevelopment Project Report as above, Secretary of the society
will convene a joint meeting to approve the Project Report with majority vote by
taking into consideration suggestions received from Committee Members and
Architect / Project Management Consultant. Notice in that behalf will be
published on the Notice Board of the Society mentioning time venue etc. of the
meeting. It should be mentioned in the notice that a copy of the Project Report is
available in the society’s office for members to see and the notice should be
served on all the members that they should submit their suggestions eight days
prior to the next Committee Meeting and acknowledgement of such notice
should be kept on record of the Society.
b) Seven days prior to joint meeting, suggestions received from the members will
be forwarded by Society’s Secretary to the Architect / Project Management
Consultant for his Information.
c) There will be a detailed discussion in the Joint meeting on the suggestions /
recommendations from members and opinion thereon of the Architect / Project
Management Consultant and project report will be approved with necessary
changes. Thereafter draft of tender from will be prepared and date of next joint
meeting will be fixed for discussion on draft tender form and finalising the same.
While preparing draft tender form, in order to get competitive quotations from
renowned experts and experienced developers, either carpet area or corpus
fund fixed (not to be changed) and by finalising other technical matters, the
Architect / Project Management Consultant will invite tenders. Society’s
members will be entitled to furnish information about it to the reputed and
experienced developers known to them.
9. Preparing List of Bids Received:-
a) On the Last day for receiving quotations, Secretary of the Society will prepare a
list of offers received and display the same on the notice board of the society.
b) After 15 days of the last day for receiving quotations, Secretary of the society
will convene special meeting of Managing Committee of the society. Athorised
representatives of bidders and members of the society desirous of remaining
present can remain present for the meeting as observers. Tenders so received
will be opened in the presence of all and the Architect / Project management
consultant will scrutinize all tenders and prepare a comparative chart and after
checking merit, reputation, experience and comparative rate etc. and select
minimum 5 bids and if the bids received are less than 5, all the bids for putting

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up before Special General Meeting and concerned bidders will be informed
about it immediately.
10. Selection of Developers:-
a) Office of the Registrar to appoint Athorised officer for attending General Body
Meeting:-
An application with list of the members should be sent within eight days to the
registrar for appointment of Athorised officer to attend the Special General
Meeting of the Society for selecting a Developer out of those selected by
committee of the Society with the help of the consultant, by taking into
consideration his experience, merit, financial capacity, technical capacity and
competitive rate etc.
b) Convening Special General Body Meeting for finalising tender:-
After appointment of authorized officer, with his prior permission Secretary of
the Society will fix the time and venue convene Special General Body Meeting
for appointment of Developer and Agenda of this meeting will be sent to all the
members 14 days prior to the meeting by hand delivery and by registered post
and keep acknowledgement thereof on record of the Society. Also, office of the
Registrar will make arrangement to keep his authorized representative present
for the meeting. Also arrangement will be made for video shooting of the
meeting at the cost of the Society. Any person other than formal members will
not be entitled to attend this meeting. Therefore members will be required to
present at the venue of the meeting with their Identity Cards. At the time of
submitting redevelopment proposal to the concerned authority for sanctioning,
selection of Developer and other work should have been done in the presence
of authorized officer from Registrar’s office.
c) If there is no quorum for Special General Body Meeting:-
If the quorum of ¾ members out of total members is not formed for Special
General Body Meeting, the meeting will be adjourned for eight days. If quorum
does not get formed for adjourned meeting, it will be deemed that the members
have no interest in redevelopment of the building and the meeting will be
cancelled and thereafter the said subject will not be taken up before the Special
General Body Meeting for approval.
d) In the Special General Body Meeting to be convened for selection of Developer,
authorized representative from the office of the Registrar will be present and
observe proceedings of the meeting. Also, on concerned representatives and
authorized officer remaining present at the venue and at the time of meeting
and on quorum of ¾ members getting formed, following business will be
transacted in the meeting.
i) Providing comparative information in respect of tenders selected for
presentation (for redevelopment work).
ii) Presentation by bidders one by one.
iii) To select Developer for redevelopment of the building, to finalise terms and
conditions and finalise the tender.
iv) To obtain consent from the selected Developer.
v) Give information about further work. It will be essential to take written
approval by ¾ majority vote of the members present for the meeting for
selection of Developer. If the selected Developer of his representative does
not remain present for the meeting, further action will be taken by
presuming that they have given their consent for the project.
11. Agreement to be entered into with Developer:-
Subject to the terms and conditions approved by General Body Meeting of the
Society, an agreement should be entered into with the Developer within one
month under guidance from the Architect / Project Management Consultant. Along
with the points suggested by the Architect / Project Management Consultant
appointed by the Society, following points will also be included in the agreement.

of 5
(1) The period for completing redevelopment project of the Society will not
exceed more than two years and in exceptional cases, it will not exceed
three years.
(2) Developer will give a Bank Guarantee for amount equal to 20% of the
project cost.
(3) During the period of redevelopment, the Developer will make available to
the members alternative accommodation in the same area as far as possible
or arrange to pay monthly rent and deposit as acceptable to members or
make available transit camp accommodation.
(4) The said agreement will be registered under Registration Act, 1908.
(5) On completion of redevelopment project, new members will be admitted in
the Society only with approval of General Body Meeting of the Society.
(6) Carpet area to be allotted should be clearly mentioned in the agreement.
(7) Development right vested in the Developer will be non-transferable.
(8) Members will vacate their respective premises only after all legal approvals
are received for redevelopment of the building.
(9) Rights of those who are in possession of the flats will remain unaffected.
(10) If any dispute arises in the work of redevelopment, provision should be
made in the agreement to resolve the same as per provisions of Section 91
of the Act.
(11) After receipt of Occupation Certificate, flats in the redeveloped building
should as far as possible be allotted as per present conditions floor-wise
and if it becomes necessary to allot flats by drawing lots, on completion of
construction, Developer should make arrangement drawing lots, and at that
time flats should be allotted in the presence of Registrar’s representative
and this process be recorded by video shooting.
(12) Any Committee member or Office Bearer of the Society should not be the
Developer or relative of the Developer.
(13) Building plans sanctioned by the Municipal Corporation / Competent
Authority should be put up before the General Body Meeting for
information and if any member wants copies of approved documents, he
should submit application for the same to the Society and it will be binding
on the Committee to furnish the information by charging necessary fee.
By order and in the name of the Governor of Maharashtra
(Dr. Sudhirkumar Goyal)
Principal Secretary
(Co-operation and Marketing)
Copy to:
1) Co-operation Commissioner and Registrar,
Co-operative Societies, Maharashtra State, Pune.
2) Divisional Joint Registrars, Co-operative Societies (All).
3) District Deputy Registrars, Co-operative Societies (All).
4) Select File (14-C).
Ref.: Z:000 - 5002 GOVERNMENT CIRCULARS & COURT JUDGEMENTS 20082 GOVT CIRCULARS 2007142 Directive
for Redevelopment of Building of Co-operative Housing Society [English] 03-01-2009 tejas.doc

Sudhir Vaidya Flow Chart –
Redevelopment of the Building
03) Flow Chart – Redevelopment of the Building
Sr.
No.
Ref.
No.
Activity Time
1 1 / 1 Requisition for convening Special General Body Meeting for
Redevelopment of Society’s Building:
Not less that ¼ members of the Society the building of which is to be
redeveloped should submit a requisition to Secretary on the
Managing Committee elected as per provisions of Bye-Laws and
lawfully formed along with their scheme and suggestions for
redevelopment of the Society’s building for convening Special
General Body Meeting to finalise the policy on redevelopment of the
building.
10 days
2 2 / 1 Convening Special General Body Meeting :
On receipt of an application as per Directive No. 1 above, Managing
Committee should take a note thereof within 8 days and Secretary of
the society should convene General Body Meeting of all the members
of the society, Agenda of the Meeting should be furnished to each
members 14 days prior to the day of meeting and acknowledgement
thereof should be kept on record of the society.
8 days
+
14 days
+
2 days
3 2 / 2 To obtain quotations from PMC:
Before convening the said meeting, Society should obtain list of
Architects / Project Management Consultants (PMC) on the panel of
Government / Local Authority and obtain quotations from
minimum 5 experienced and expert persons for preparing project
report for redevelopment work of the building and one expert
person from among them will be selected in the Special General
Body Meeting. Quotation should be obtained job wise instead of
consolidated % of construction cost, This is necessary to avoid the
dispute at a later date in case the redevelopment project gets
cancelled for any reasons.
10 days

2
4 3 / 2 To accept written suggestions from members relating to
redevelopment of the building:
Members of the Society will be entitled to submit in writing to the
committee eight days prior to the meeting their realistic scheme,
Suggestions and recommendations for redevelopment of the
building in the name of experienced and expert Architect / Project
Management Consultant known to them. However, that Architect /
Project Management Consultant should submit a letter that he is
desirous of doing work of redevelopment.
5 2 / 2 Following business will be transacted in the said Special General
Body Meeting:
1 To take preliminary decision by taking into consideration
demand of the members for redevelopment of society’s building and
suggestions received in respect of the same.
2 To select expert and experienced Architect / Project
Management Consultant on the panel of the Government / Local
Authority for work of redevelopment of the building and to finalise
items of work to be done by them and terms and conditions of work.
3 To submit outline of the programme for redevelopment of the
building
6 4 / 2 Decisions to be taken in the Special General Body Meeting:
Quorum for the Special General Body Meeting convened for
redevelopment of building of the Co-operative Housing Society will
be ¾ of the total members of the society. If quorum is not formed,
meeting will be adjourned for eight days and if there is no quorum
for the adjourned meeting, it will be deemed that members are not
interested in redevelopment of the building and meeting will be
cancelled.
7 4 / 2 To Take Preliminary decision regarding Redevelopment:
On formation of quorum for the meeting, Suggestions,

3
recommendations and objections from all the members with regard
to redevelopment of the society’s building will be taken into
consideration and opinions expressed by all the members will be
recorded in the minute book with names of concerned members.
Therefore a preliminary decision will be taken whether to redevelop
society’s building or not. Such decision must be taken with majority
vote of more than ¾ of the members. These suggestions should be
obtained from members well before conveying the SGM.
8 4 / 2 To appoint PMC:
On preliminary resolution about doing the work of redevelopment
getting passed, following business will be transacted in the
meeting.
To select expert and experienced Architect / Project Management
Consultant (PMC) from the panel of the Government / Local
Authority for work of redevelopment of the building and to finalise
items of work to be done by him and terms and conditions for the
same
9 4 / 2 To submit an outline of the programme for redevelopment of
building Our ideas should be clear e. g minimum area to be
expected after Redevelopment, Corpus fund, Redevelopment to be
carried out without shifting (in case society has the adequate open
plot) etc.
10 5 / 2 Providing Minutes of Meeting to all members:
Secretary of the Society should prepare minutes of Special General
Body Meeting as above within ten days and a copy thereof should
be furnished to all members and acknowledgement therefore be kept
on record of the society. Also one copy should be forwarded to the
office of the Registrar.
10 days
11 6 / 2 Issuing Appointment Letter to the Architect / Project Management
Consultant:
Secretary of the society will within 15 days of the meeting issue 15 days +

4
Appointment Letter to the Architect / Project Management
Consultant selected in Special General Body Meeting and Society
will enter into an agreement with Architect / Project Management
Consultant incorporating therein terms and conditions approved in
Special General Body Meeting.
15 days
for
executing
agreement
12 7 / 3 Work to be done in the initial stage by Architect / Project
management consultant (PMC):
60 days
c) To take into consideration prevailing policy of the Government
and the regulations applicable from time to time depending on
ownership of the land (MHADA/SRA/Municipal Corporation) and
to obtain information about FSI and TDR, which would be available
in relation to building and land of the society.
d) To take into consideration suggestions and recommendations
from the members for redevelopment of the building as also the
residential area to be made available to the members, commercial
area, vacant area, garden, parking, building specifications etc. and to
prepare a realistic project report.
e) Architect / Project Management Consultant should prepare the
project report within two months of date of his appointment and to
submit the same to committee of the society.
13 My Comments about Work to be done in the initial stage by
Architect / Project management consultant:
i To get the conveyance formalities completed / arrange for deemed
conveyance.
ii To study DP Plan 2014-34 to confirm that MCGM has not marked
any reservation on the society’s plot.
iii To study DC Rules 2014-34 to find out the availability of FSI, TDR,
Fungible FSI, other guidelines regarding construction etc.
iv To carry out Digital survey of the society Property.

5
v To draw Layout to show the position after Redevelopment.
vi DP Plan and Digital survey will throw light on the exact area of the
plot, width of the approach road etc. This information will be useful
to calculate TDR availability, area to be constructed etc to avoid the
dispute at a latter stage. The Plot area as per Digital survey should be
compared with area as per Property Card and as per 7/12th extract.
vii Digital survey and Layout plan will be the base documents to
proceed further.
14 8 / 3 Action to be taken on receipt of Redevelopment Project Report:
a Notice of the SGM should state that project report is available in the
office for inspection and their suggestions should be sent eight days
prior to the next Committee Meeting. Acknowledgement of issuing
notice should be kept on record.
However in my opinion, Project Report should be circulated to
Members. If Project report is very lengthy, then at least highlights
should be circulated to members.
15 days
b Seven days prior to joint meeting, suggestions received from the
members should be forwarded by Society’s Secretary to the Architect
/ Project Management Consultant for his Information.
a To convey SGM for approval of the Project Report. 30 days
c Project Report should be discussed in SGM and should be approved
considering the suggestions etc. received from members.
15 8 / 3 Tendering Process:
c Once The Project Report is accepted, PMC should be requested to
prepare draft Tender documents.
45 days
c While preparing draft tender form, in order to get competitive
quotations from renowned experts and experienced developers,
either carpet area or corpus fund should be kept fixed (not to be
changed) or by finalizing other technical matters, the Architect /

6
Project Management Consultant will invite tenders.
c To convey SGM for approval of Tender document. 25 days
16 c The Tender Notice will be published in reputed News Papers. 30 days
c Society’s members will be entitled to furnish information about it to
the reputed and experienced developers known to them.
17 9 / 3 Preparing List of Bids Received:
a On the Last day for receiving quotations, Secretary of the Society will
prepare a list of offers received and display the same on the notice
board of the society.
b After 15 days of the last day for receiving quotations, Secretary of
the society will convene special meeting of Managing Committee of
the society.
15 days
+
5 days
b Authorised representatives of bidders and members of the society
desirous of remaining present can remain present for the meeting as
observers.
b Tenders so received will be opened in the presence of all and the
Architect / Project management consultant will scrutinize all tenders
and prepare a comparative chart and after checking merit,
reputation, experience and comparative rate etc.
45 days
PMC should carry out Technical & Commercial discussion with
Developers and will seek all the information – clarification from
developer to judge their Capability & Credibility.
The Developer should be subjected to 3 Cs Test namely Capital
(Financial position) Capacity (Technical & Manpower) and Character
(Brand value, Goodwill)
The developers should be asked to submit further details which
were not properly submitted earlier in the Tender documents.
PMC & representatives from managing committee should conduct
site visits for assessing the work of the developer.
b PMC will select minimum 5 bids and if the bids received are less
than 5, all the bids will be put up before Special General Meeting and

7
concerned bidders will be informed about it immediately.
b It is suggested that the said Report submitted by PMC should be
circulated to all members for their perusal & information.
15 days
18 10 / 4 Selection of Developers:
a Office of the Registrar to appoint Authorised officer for attending
General Body Meeting:
An application with list of the members should be sent within eight
days to the registrar for appointment of Authorised officer to attend
the Special General Meeting of the Society for selecting a Developer
8 days
+ 15 days
b Convening Special General Body Meeting for finalizing tender:-
After appointment of authorized officer, with his prior permission
Secretary of the Society will fix the time and venue for convening
Special General Body Meeting for appointment of Developer and
Agenda of this meeting will be sent to all the members 14 days prior
to the meeting by hand delivery and by registered post and keep
acknowledgement thereof on record of the Society. Additionally
notice may be circulated by email.
25 days
b Holding SGM for approval of the Developer:
To make arrangement for the meeting including booking of hall,
seating arrangement, lighting, mike, video shooting, photographer,
water, snacks – tea/coffee etc.
b Any person other than formal members will not be entitled to
attend this meeting. Therefore members will be required to present
at the venue of the meeting with their Identity Cards.
It has been clarified by Mumbai Housing Federation to one of the
large sized co-operative housing society on their specific query that
Associate member who is not the co-owner of the flat has no right to
attend the SGM held to discuss any issue of Redevelopment of the
building.

8
c If there is no quorum for Special General Body Meeting
If the quorum of ¾ members out of total members is not formed for
Special General Body Meeting, the meeting will be adjourned for
eight days.
If quorum does not get formed for adjourned meeting, it will be
deemed that the members have no interest in Redevelopment of the
building and the meeting will be cancelled and thereafter the said
subject will not be taken up before the Special General Body Meeting
for approval.
d Authorized Representative from the office of the Registrar will be
present and observe proceedings of the meeting.
After confirming quorum, following business will be transacted in
the meeting.
i Providing comparative information in respect of tenders selected for
presentation (for redevelopment work).
ii Presentation by bidders one by one.
iii To select Developer for Redevelopment of the building, to finalise
terms and conditions and finalise the tender.
iv To obtain consent from the selected Developer.
v Give information about further work.
d It will be essential to take written approval by ¾ majority vote of the
members present for the meeting for selection of Developer.
d If the selected Developer of his representative does not remain
present for the meeting, further action will be taken by presuming
that they have given their consent for the project.
The Deputy Registrar of Co-op. Housing. Societies will furnish his
NOC and will endorse the decision taken by SGM with regard to
compliance of laid down procedure for finalizing the Developer.
30 days
MCGM will not process redevelopment plan without submission of
this NOC as per circular no 1822 issued by MCGM on 15-05-2013.

9
19 11 / 4 Agreement to be entered into with Developer: 30 days
Subject to the terms and conditions approved by General Body
Meeting of the Society, an agreement should be entered into with
the Developer within one month under guidance from the Architect
/ Project Management Consultant.
30 days
The draft Development agreement, Power of Attorney, Individual
agreements with members etc will be discussed by Managing
committee, developer and after discussion; Final Draft will be
prepared for approval of SGM.
The said drafts should be circulated to members for their
suggestions, corrections if any.
10 days
20 11 / 4 To hold SGM for approval of Draft Agreements: 30 days
The said draft will be discussed in the meeting and will be finalized.
SGM will have to nominate minimum 3 committee members to
execute Development agreement, Power of Attorney, and Individual
agreements on behalf of the society.
11 / 5
(12) Any Committee member or Office Bearer of the Society should not be
the Developer or relative of the Developer.
11 / 5 Along with the points suggested by the Architect / Project
Management Consultant appointed by the Society, following points
will also be included in the agreement.
(1) The period for completing redevelopment project of the Society will
not exceed more than two years and in exceptional cases, it will not
exceed three years.
(2) Developer will give a Bank Guarantee for amount equal to 20% of the
project cost. However the Society should insist BG of 100 % of
Construction cost of Flats to be constructed for existing members.
(3) During the period of redevelopment, the Developer will make
available to the members alternative accommodation in the same
area as far as possible or arrange to pay monthly rent and deposit as
acceptable to members or make available transit camp

10
accommodation.
(4) The said agreements will have to be registered under Registration
Act, 1908.
(5) On completion of redevelopment project, new members will be
admitted in the Society only with approval of General Body Meeting
of the Society.
(6) Carpet area to be allotted should be clearly mentioned in the
agreement.
(7) Development right vested in the Developer will be non-transferable.
(8) Members will vacate their respective premises only after all legal
approvals are received for redevelopment of the building.
(9) Rights of those who are in possession of the flats will remain
unaffected.
(10) If any dispute arises in the work of redevelopment, provision should
be made in the agreement to resolve the same as per provisions of
Section 91 of the Act.
21 Building Plans:
PMC–Architect & Developer will have to prepare Building Plan
considering the suggestions forwarded by the society.
30 days
Holding SGM to approve the Building Plan. 25 days
22 Purchase of TDR:
The developer will have to purchase TDR from MCGM – Open
Market for utilization on society Plan.
23 Submission of Building Plan:
PMC- Architect will have to submit the Plan to MCGM / MHADA /
local authority for approval. The MCGM will then issue IOD.
24 Payment of Charges, Deposits etc.
The developer will have to pay the necessary development charges,
Fees, Deposits etc. to various local authorities.

11
25 Obtaining Permissions:
The developer on receipt of IOD will have to take steps to secure
about 40 permissions from various authorities.
26 Commencement Certificate (CC)
After getting the necessary permissions, Developer will apply to
MCGM for issue of Commencement Certificate.
Commencement Certificate (CC) is issued up to plinth level and
thereafter for few more floors and finally for the entire structure.
MCGM Officials are supposed to visit the site for inspection &
confirmation that construction is being carried out as per the
sanctioned plan.
I have observed that this practice of issuing CC as per construction
progress is prevalent in Mumbai and generally not followed by other
Municipal / Local Authorities.
27 After obtaining IOD & CC:
Now, the Developer would execute individual agreement with the
members and request them to shift to temporary accommodation. He
would pay Corpus fund as decided earlier, Rent, Brokerage, shifting
allowance etc.
Once the members, handover the flat keys to the Developer, he
would take steps to surrender Electricity meter, Pipe Gas Meter et,
Telephone connection etc.
28 Tower Construction:
Labour camps will be set up.
Temporary Storage facility will have to be made for storing building
material. Small Laboratory will have to be established at the site for
testing of building material,
Setting up of temporary Society & Site Office.
Conducting Soil investigation
To draw Schedule of construction

12
Make the necessary arrangement for security including CCTV.
To take the necessary insurance cover.
To get water line from Municipal Authorities for construction.
To arrange Electricity Line for construction.
Existing buildings will be demolished and construction would start.
The construction time for the 10 storey tower would be at least 2
years (Pile Foundation would take good time, time gap between two
slabs of 21 days is generally observed + time for plastering,
electrification, plumbing, painting, etc.)
During this period, the developer would undertake the following
activities. ……..
Bore well registration
Excavation payment.
Permission for water pipe line, electricity, Telephone, Lift
installation, electrical sub station, installation of Transformer.
29 Tests during Construction:
To carry out Quality Tests during construction as per schedule.
30 Inspection during Construction:
Visits by PMC – Architect – Structural Engineer and Managing
committee during construction.
PMC / Managing committee should ensure that the Developer
carries out construction strictly as per endorsement on CC.
31 Further Endorsement on CC as per construction progress:
After completion of Plinth, further CC will be obtained by the
developer. PMC / Managing committee should ensure that the
Developer carries out construction strictly as per endorsement on
CC.
32 Occupation Certificate:
After completion of entire Building as per sanctioned Plan, the
developer & PMC will obtain occupation certificate.

13
The developer on receiving OC will procure water supply pipeline,
electricity connections, drainage etc.
Final inspection will be carried out by PMC – Architect – Structural
Engineer and Managing committee.
After satisfactory certification, the new flats will be handed over to
existing members as per individual agreement executed by him.
(11) After receipt of Occupation Certificate, flats in the redeveloped
building should as far as possible be allotted as per present
conditions floor-wise and if it becomes necessary to allot flats by
drawing lots, on completion of construction, Developer should make
arrangement drawing lots, and at that time flats should be allotted in
the presence of Registrar’s representative and this process be
recorded by video shooting.
33 Sale of Additional Flats by Developer:
Additional Flats constructed as per Redevelopment Scheme will he
sold by the developer.
34 Admission of New Members:
(5) New members will be admitted by the society only after approval of
SGM.
35 Completion Certificate:
The Developer should obtain Completion Certificate from MCGM /
MHADA / Competent Authorities.
Ref. No. & Page number `of the Circular dated 03-01-2009 have been mentioned
next to serial number for ready reference.

14
1 The Redevelopment circular dated 03-01-2009 issued by the Government of
Maharashtra should be followed in letter & spirit for the successful execution of
Redevelopment Project.
2 The above handout is based on the Directive dated 03-01-2009 issued by Government
of Maharashtra. The expert advice of PMC / Technical Team / Advocate appointed by
the Society will also be available.
3 Disclaimer:
i I do not claim that this is the exhaustive summary of various steps involved in executing
Redevelopment project.

Sudhir Vaidya Road Map – Prior to 1st SGM
04) Redevelopment Road Map – Prior to 1st SGM.
No.
1.0 Structural Audit:
1.1 Structural Audit should be carried out as stipulated in Bye Law no. 76. This will assist in
taking the redevelopment decision. Summary of main observations should be
circulated to members.
1.2 According to Bye-law 76, the society shall cause to undertake the Structural Audit of the
building as follows: For the building aging 15 to 30 years … once in 5 years & for the
building ageing above 30 years … once in 3 years.
The society shall undertake to carry out periodical Fire Audit of the property as per the
State Fire Policy and maintain record thereof.
1.3 Essential Repairs should be carried out by conveying SGM as Redevelopment process
would take few years after seeking all approvals.
2.0 Basic Information about the PLOT:
2.1 To get the conveyance formalities completed / arrange for deemed conveyance.
2.2 To study DP Plan 2014-34 to confirm that MCGM has not marked any reservation on
the society’s plot.
2.3 To study DC Rules 2014-34 to find out the availability of FSI, TDR, Fungible FSI & other
guidelines regarding construction etc.
2.4 To carry out Digital Survey of the society’s Plot.
2.5 To draw Layout to show the position of buildings, play ground etc. after
Redevelopment.
2.6 DP Plan and Digital survey will throw light on the exact area of the plot, width of the
approach road etc. This information will be useful to calculate TDR availability, area to
be constructed etc to avoid the dispute at a latter stage. The Plot area as per Digital
survey should be compared with plot area as per Property Card and as per 7/12th
extract.

Sudhir Vaidya Road Map – Prior to 1st SGM2
2.7 Digital survey and Layout plan will be the base documents to proceed further.
2.8 To obtain final quotations from at least 5 PMC firms. (Refer Para – 4.0)
3.0 Survey of Redeveloped Societies in the nearby area:
3.1 The managing / redevelopment committee should conduct the survey of redeveloped
societies in nearby area and seek their opinion, problems faced etc. The feedback should
be circulated to members for reference.
3.2 The Redevelopment committee should meet the persons staying on L&L arrangement in
the society & nearby societies and seek their opinion, problems faced etc. The additional
information such as PMC, Developer, and Amenities promised, Corpus Fund, and
Xerox copy of agreement executed with Developer, PMC etc. should also be obtained.
The feedback should be circulated to members for reference.
3.3 The discussion summary of these meetings & Merits – Demerits of our project should be
circulated to members.
3.4 Opinion & Suggestions of the members should also be obtained on redevelopment prior
to 1st SGM conveyed to take decision on redevelopment with special reference to
additional area & corpus fund expected.
4.0 Project Management Consultant (PMC):
4.1 Before convening the SGM, Society should obtain List of Architects / PMC –Project
Management Consultants on the panel of Government / Local Authority and obtain
minimum 5 quotations from experienced and expert persons for preparing project
report for redevelopment work of the building. Society should obtain the quotations as
per the directive. It is suggested that Quotation should be obtained job wise instead of
consolidated % of construction cost. This is necessary to avoid the dispute at a later
date, in case the redevelopment project gets cancelled for any reasons.
5.0 To obtain Legal Opinion in respect of Approach Road:
i In case the society does not have separate approach road directly from the public road
then it is necessary to obtain the legal opinion in respect of the said ‘Agreement for use
of approach road’ with the owner of that land.
ii Can the Owner of the said road, take objection for the Redevelopment?
If yes, what is the legal remedy?
iii Can the owner of the said road take objection for formation of new housing societies for

Towers accommodating new members?
If yes, how the redevelopment scheme should be implemented?
6.0 Identity Cards to be issued to Members:
6.1 Photo ID Card should be issued to all members (Flat owners)
6.2 Para 10 (b) of Directive dated 03-01-2009 clearly states that any person other than the
formal members is not entitled to attend this meeting. Therefore Original Members (i.e.
Flat Owners) should attend the meeting with their Identity Cards.
It has also been clarified by competent authorities that Associate member has no right to
work on the redevelopment committee, attend & vote in the meeting held to discuss any
aspect relating to Redevelopment.
6.3 Entry for SGM should be allowed only after verification of Photo ID Card issued by the
Society. Members should not be allowed to leave the venue till the redevelopment
decision is arrived at. Society should also intimate the arrangement done for meeting,
how voting exercise will be carried out etc. before the SGM.
7.0 Volunteers:
7.1 Society should make an appeal to members to come forward to act as Volunteers for the
Redevelopment Project. The contribution of each member is required for successful
execution of Redevelopment Project – Major Repairs & for running the society.
7.2 Volunteer should be nominated for each wing who is supposed to co-ordinate with the
members staying in the wing for ensuring that minimum 75 % of members attend the
1st SGM. Quorum for the Special General Body Meeting convened for redevelopment of
building of the Co-operative Housing Society will be ¾ of the total members of the
society. If quorum is not formed, meeting will be adjourned for eight days. Hence it is
utmost important to ensure that 75 % of members are present at the venue, as per the
time mentioned in the Notice issued for conveying SGM.
8.0 Conveying SGM to take decision:
8.1 SGM may be conveyed after getting the favorable response from members to take the
formal decision on the Redevelopment after receiving the request to hold such meeting
from at least ¼ of the total members.
9.0 Voting:
9.1 Society should also decide as to how voting exercise will be carried out etc. Ballot

papers should be kept ready. Voting should be done by secret ballot to maintain the
peace in the society & to avoid the politics.
10.0 It is needless to say that Redevelopment Project should be executed without shifting
of members if the society is in possession of sufficient open space.

Sudhir Vaidya Redevelopment - SWOT Analysis
05) Redevelopment – SWOT Analysis
No. S W O T
1 How is the existing building’s condition?
2 Whether Society is having Freehold land?
Plot Area Sq. Metres.
3 Whether conveyance has been done in favour of the society?
4 Whether society is having leasehold land?
5 If yes, lease period expires on
6 Whether society has the sufficient open space so that
Redevelopment can be done without shifting?
7 Whether MHADA / MCGM has stipulated any condition for
utilizing specified % age of FSI for construction of small flats
to be handed over to them, considering the plot size?
8 FSI / TDR Guidance as per DP Plan 2014-34.
Any Reservation on the Society’s plot?
9.1 Whether society is situated on public road? i.e. direct access
9.2 If No, then what is the width of the approach road?
10 In case the society does not have separate approach road
directly from the public road then it is necessary to obtain the
legal opinion in respect of the said ‘agreement for use of
approach road’ with the owner of that land.
11 Can the Owner of said approach road take objection for the
Redevelopment? Legal Opinion?
12 Can the Owner take objection for formation of new housing
societies for Towers accommodating new members?
13 Entire Project completion would take atleast 3 years from
commencement of construction. The society will have to bear
the inconvenience (traffic jam at the gate, pollution, noise etc.)
during this period in case the project is to be carried out
without shifting.
14 Classification of Members – Senior Citizens % / Ladies %
15 Any scope for construction for commercial use such as shops,
offices, showrooms, hospital etc.

Sudhir Vaidya Redevelopment - SWOT Analysis2
16 How much additional area will be given to members free of
cost? Carpet Sq. Ft.
17 How much Corpus fund will be given by the developer?
Whether it can take care of increased society charges after
development?
18 New construction & Modern Amenities provided by the
Developer.
19 Cosmopolitan locality after redevelopment resulting into
Economic & Cultural differences in the society. Existing
peaceful atmosphere of the society may get spoiled.
20 Population density after redevelopment will increase.
21 If approach road is narrow, then it will be the bottleneck for
easy & free movement after Redevelopment.
22 Whether Water availability will be affected?
23 Any problem (Financial, Commercial, Political) faced by the
Builder may delay the project completion.
24 Recession in the economy may delay the project completion.
25 Total number of flats may be _____ after redevelopment.
Administration of such a large sized society would pose
problems.
26
27
28
29
30
SWOT: S: Strength / W: Weakness / O: Opportunity / T: Threat
1.0 Disclaimer:
1.1 I do not claim that this is the exhaustive checklist for studying Merits & Demerits of
Redevelopment Project. Managing Committee / Redevelopment Committee appointed
by the society should carry out SWOT Analysis as per above questionnaire and then
circulate their views to members for their feedback.

Sudhir Vaidya Formation of Redevelopment Committee
06) Formation of Redevelopment Committee
1 Constituting the Redevelopment committee is not mandatory but recommended to
ensure transparency in the dealings. Government directive dated 03-01-2009 does not
provide for formation of Redevelopment Committee.
2 General Body has the power to decide this issue. The General Body should decide the
election procedure, duties & responsibilities of the said committee etc. In my opinion,
Election Rules are not binding on selection of Redevelopment committee.
3 Redevelopment committee should be selected amongst senior members of the society
having active interest in the Redevelopment of the society, considering their time
availability, core competency, knowledge – education – experience in construction
activity etc. Two office bearers’ of the managing committee should be co-opted on
Redevelopment committee and should act as Chairman & Secretary of the said
committee. The total number of members may be 5 + 2 office bearers. Associate members
who are not the co-owners of flat can not be elected / selected / co-opted on
Redevelopment committee as clarified by the Mumbai Housing Federation to the
specific query raised by one of the housing society in Mumbai.
4 General Body has the power to decide the minimum and maximum period of operation
of Redevelopment committee. Initially the tenure can be given up to holding 1st SGM
and in case the decision is taken for Redevelopment in the said 1st meeting, then tenure
should be extended for the entire redevelopment project.
5.0 The General Body has to decide on the powers to be granted to the Redevelopment
committee. Following powers can be delegated to Redevelopment committee to start
with. (The said list is only illustrative & not necessarily in the order of importance)
5.1 To study the circular dated 03-01-2009 regarding Redevelopment and to ensure that the
project is being executed strictly according to Letter & Spirit of the said Circular.
5.2 The Redevelopment committee should meet the persons staying on L&L arrangement in
the society & nearby societies and seek their opinion, problems faced etc. The additional
information such as PMC, Developer, and Amenities provided, Corpus Fund, and Xerox
copy of agreement executed with Developer, PMC etc. should also be obtained. The

Sudhir Vaidya Formation of Redevelopment Committee2
feedback should be circulated to members for reference.
5.3 The Redevelopment committee should meet office bearers of nearby societies who have
successfully carried out Redevelopment Project to understand the practical difficulties
faced by them in completing redevelopment of their society, precautions taken by them
etc. The additional information such as PMC, Developer, and Amenities provided,
Corpus Fund, and Xerox copy of agreement executed with Developer, PMC etc. should
also be obtained. The feedback should be circulated to members for reference.
5.4 The discussion summary of these meetings (5.2 & 5.3) should be circulated to members.
5.5 Make the list of PMC’s, contact them, request them to submit their profile, study their
website, review their functioning, conduct site visits, obtain job wise quotations etc and
shortlist about 8 PMCs of which 5 PMCs should be recommended by Managing
Committee. A separate handout ‘How to Select PMC (Project Management Consultant)’
has been complied for ready reference.
5.6 To study Redevelopment – SWOT Analysis – Merits & Demerits.
5.7 Any other job that may be assigned by the Managing Committee, Chairman, Secretary
from time to time.
5.8 Take all the necessary actions for holding successfully 1st SGM to take Redevelopment
decision. (Booking of Hall, Seating arrangement, Mike, Arrangement of Presentation by
PMC, Video shooting, Photographer, Snacks, Water etc)
5.9 To work in close liaison with wing wise Volunteers appointed by Managing Committee.
6 SGM / Managing committee should nominate volunteers for each wing who is
supposed to co-ordinate with the members staying in the wing for ensuring that
minimum 75% members attend the 1st SGM. If quorum is not formed, meeting will be
adjourned for eight days. Hence it is utmost important to ensure that 75 % members are
present at the venue, as per the time mentioned in the Notice issued for conveying SGM.
7 On recommendation of General Body, a member of the Redevelopment committee or the
entire Redevelopment committee can be terminated if their actions are detrimental of the
interests of the Society / obstructing the working of the Managing Committee in
carrying out Redevelopment.
8.0 The following powers – responsibilities should be given to Redevelopment committee in
case the decision is taken for redevelopment in the said 1st SGM and Redevelopment

Sudhir Vaidya Formation of Redevelopment Committee3
committee is appointed for the entire project. (The said list is only illustrative & not
necessarily in the order of importance)
8.1 To study the circular dated 03-01-2009 regarding Redevelopment and to ensure that the
project is being executed strictly according to Letter & Spirit of the said Circular.
8.2 To prepare minutes of every redevelopment committee meeting, meeting with PMC /
Developer / Advocate etc. The minutes should be circulated to members for reference.
8.3 To work in close liaison with PMC, Advocate, Developer, Managing Committee.
8.4 To scrutinize the information, reports etc. received in respect of Redevelopment from
any authorities including MCGM, PMC, Developer etc.
8.5 To keep in touch with members and convey the feedback of redevelopment progress to
them.
8.6 To understand the suggestions, doubts, apprehensions etc about the redevelopment of
members and make an attempt to clarify the issue. (Provided you are aware about the
full facts. Otherwise discuss member’s feedback in the next meeting of the committee)
8.7 To review the draft (duly received from PMC, Advocate, Developer) of various
agreements, documents, POA, etc to be executed by the society.
8.8 To confirm that the various suggestions given by the members have been incorporated
in development agreement.
8.9 To ensure Building Material Quality & proper Storage.
8.10 To confirm that various tests suggested by Structural Engineer are being carried out as
per schedule and to take corrective action on the reports.
8.11 To watch the ‘back up’ regularly, if CCTV’s are installed at the site.
8.12 To visit the site regularly to keep track of construction activities.
8.13 To observe that the instructions given by PMC, Architect are being followed by
Developer’s Engineers and staff.
8.14 Any other job that may be assigned by the Managing Committee, Chairman, Secretary
from time to time.
9.0 Disclaimer:
9.1 I do not claim that this is the exhaustive note on the said subject. Managing Committee
& Members should consider these suggestions before formation of Redevelopment
committee.

Sudhir Vaidya How to select PMC?
07) How to Select PMC? (Project Management Consultant)
Selection of PMC (Project Management Consultant)
1 Approved PMC (Team of 5 Professionals – Architect, Advocate, Society Consultant,
Structural Engineer and Chartered Accountant) should be from the panel maintained by
Government/Federation / Registrar of Co-operative societies.
2 Bio data of directors and key personnel should be obtained. The details of his
organization, key personnel, staff strength etc. should be obtained.
3 Financial position of the PMC should be reviewed.
4 PMC from the Corporate field should be selected. PMC carrying on business in
individual name, Proprietary firm or Partnership firm, LLP should not be appointed.
5 The details of Redevelopment projects (Name, Address, No. Flats constructed, Total Plot
area, Built up area, timely completion, project delays, delay in obtaining occupation
certificate - completion certificate etc) executed in last 5 years and details of projects
under execution as on date should be obtained. Relationship with MCGM, Political
Parties etc. should also be reviewed.
6 The copies of all necessary registrations, certificates, empanelment etc. should be
obtained. (Refer Annexture)
7 Income Tax Clearance Certificate should be obtained.
8 Statement of Legal cases filed against the PMC and status as on date should be obtained.
9 Panel of committee members & Senior / Experienced members should visit the
Redevelopment projects executed 5 years back/executed recently / under execution by
the PMC before any final decision is taken about short listing his name. The agreements
entered by these societies and their feedback on the PMC may also be reviewed.
10 Confidential report of the PMC may also be obtained from the office bearers of
redeveloped societies done by the PMC & from the PMC’s Bankers.
11 The PMC should be subjected to 3 Cs Test namely Capital (Financial position) Capacity
(Technical, Manpower) and Character (Brand value, Goodwill)
12 It is suggested that Quotation for PMC Professional fees should be obtained job wise
instead of consolidated % of construction cost. This is necessary to avoid the dispute at a
later date, in case the redevelopment project gets cancelled for any reasons.
13 Separate discussion should be held with each PMC after he submits his proposal.

Sudhir Vaidya How to select PMC?2
Five PMC’s should be short listed before 1st SGM. PMC should give their presentation at
the time of 1st SGM.
14.0 Disclaimer:
14.1 I do not claim that this is the exhaustive note for the selection of PMC.
Managing Committee / Redevelopment Committee appointed by the society should
consider these suggestions before short listing PMC
15.0 Annexture – Details of Registrations with various Authorities:
Name of the Authority Since
15.1 Institute of Engineers (India)
15.2 License of Structural Engineers from MCGM / Municipal Authorities
15.3 Practicing Engineers, Architects & Town Planner Association
15.4 Indian Society of Structural Engineer (ISSE)
15.5 Institute of Valuer
15.6 Mumbai Building Repair & Reconstruction Board (MHADA UNIT)
15.7 License of Surveyor
15.8 License of Site Supervisor
15.9 American Society of Civil Engineers (ASCE)
15.10 Institute for Steel Development & Growth
15.11 Indian Society for Technical Education (ISTE)
15.12 Registered Member of the council Architect New Delhi
15.13 Associated member of the Indian Institute of Architects
15.14 ISO Certificate (specify the number )
15.15 IT PAN Card, Service Tax , VAT etc.
15.16 Certificate of Incorporation issued by ROC
15.17 Memorandum of Association & Articles of Association of a company /
Partnership deed duly registered with ROC /ROF.
15.18 Whether empanelled by MHADA? If yes, Letter to that effect.
15.19 Any other relevant documents in respect of business.

16.0 Suggested Scope of Work of Project Management Consultants: (Illustrative)
16.1 Pre-Tendering Stage (Phase I) :-
i Preparing feasibility report with respect to present government policy about utilization
of T.D.R.
ii Recommending the list of amenities, extra area corpus fund etc and preparing rough
designs of the building as per utilization of TDR and preparing a detail report to the
society before inviting Tender from builder/developer.
iii Preparing draft tender documents and to float the tender after discussion with the
committee.
iv Inviting the tenders (Technical and Commercial) from various approved
builders/developers, doing the technical evaluation, preparing comparison statement
and submitting the same to committee members.
v Conducting joint meeting with the short listed Builders / Developer along with the
committee members and finalizing the most suitable developer.
16.2 Before Construction Stage (Phase II) :
i Drafting Letter of Intent based on terms negotiated with the selected Developer.
ii Measurement of each flat and finalizing the carpet area of each member.
iii Listing down the requirement of each member and coordinating with the design
architect for the final drawing.
iv To arrange plane table survey / digital survey in order to work out the area of entire
plot precisely and accurately.
v Approving the plans prepared by the developer keeping in mind the interest of the
society only.
vi Assisting the society in selecting upon Solicitors/Legal Consultants and Tax
Consultants.
vii Preparing Bar charts/CPM-PERT Networks etc. for monitoring of the project.
viii Approving of all detailed Electrical and Plumbing layouts by Architect of
Builder/Developer.
ix Approving all working drawings and Structural drawings by Architect of
Builder/Developer.
x To carry out various Soil Investigation so to decide and select the required material or

construction techniques at the time actual work of foundation.
xi To confirm submission of layout proposal after its approval.
xii To obtain Layout approval.
xiii To confirm Submission of Building files.
xiv To review the progress of obtaining of I.O.D./ C.C. etc. & to take remedial steps.
16.3 Construction Stage (Phase III)
i Overall co-ordination with the society on technical and financial matter and co-
ordination with Builders/Developers as may be required and between various
engineering disciplines.
ii Maintaining complete co-ordination on the entire redevelopment project.
iii Preparation and issue of a project co-ordination procedure documents to committee
and developer.
iv Monitoring the entire redevelopment project from all angles and to issue of monthly
Project Reports to the Society indicating the status and progress of work.
v Preparation and issue of change notices, indicating any change in project which will
affect costs, planning etc.
vi To have overall co-ordination with the Society, Design Architects, Developers with
respect to the Municipal Drawings so as to ensure smooth progress of the Municipal
follow up.
vii Monitoring Work Progress as per the Agreed Construction Schedule.

Sudhir Vaidya Identity Cards to Members
08) Identity Cards to Members – Flow Chart
Sr.
No.
Particulars
1.0 Objectives of issuing Identity Cards to Members:
1.1 To ensure that only members would attend the meeting.
1.2 It has been mentioned in the Redevelopment Circular that entry for the meeting should
be given to members after verification of Identity Card.
1.3 Moreover, it has also been clarified by competent authorities that Associate member
has no right to work on the redevelopment committee, attend & vote in the meeting
held to discuss any aspect relating to Redevelopment.
1.4 The said Identity card will also serve the purpose as ‘Location Proof’ for the member.
2.0 To Whom Identity Card will be issued?
2.1 Identity card will be issued to every member who has a right to attend the Society
Meeting. (i.e. Flat Owner / Co-owners if any in absence of 1st Flat Owner)
2.2 Identity card will not be issued to Associate Members. (i.e. who is not the co-owner)
2.3 Identity card will not be issued to Leave & License tenants.
3.0 Documents to be collected for preparation of Identity Card?
3.1 Member’s Data Sheet (Format enclosed) The said format has been devised to obtain the
minimum necessary data from the members for issue of Identity Cards. (Phase I)
3.2 Two Passport size Photographs.
3.3 Xerox copy of IT PAN Card / Aadhar card / Passport etc.
3.4 Identity card specimen / format will have to be approved by the society. (Phase II)
4.0 __________Society Identity Card Project – Phase I
4.1 Take assistance from ____ volunteers for collecting the data. One Volunteer per wing
(consisting of ____ Flats) who is preferably staying in the same wing will be selected
with his consent. List of volunteers should be displayed on Society’s notice board.
4.2 Member’s Data Sheet will be Xeroxed and ___ sheets will be handed over to each
volunteer with one plastic folder for keeping data sheets & PAN Copies etc and one
envelope to keep the photographs.
4.3 Once the scheme outlined in this document is approved, the Society should display the

Sudhir Vaidya Identity Cards to Members2
notice requesting members to keep ready One Xerox copy of PAN Card & Original
PAN Card and one Passport size Photo. The notice should also state that volunteers
would personally visit the residence to collect the same and for obtaining the necessary
details.
4.5 Next weekend, volunteers would commence the visits for collection of data.
4.6 Volunteer would visit the residence generally by prior appointment. He would
complete the format by asking the necessary information. He would collect the Xerox
copy of PAN Card and would verify the Original PAN card and if found ok, he would
pass the remark on Xerox copy as ‘original seen’. He would also confirm the signature
on the PAN card with signature on the Data sheet and date of birth.
4.7 In case of Flats given on L&L, he would collect the address of the Flat Owner for our
records and further action listed in Sr. No.6.1.
4.8 The data sheets duly completed would be handed over to Mr.__________
4.9 The society should depute two committee members who are Flat Owners, to cross
verify the data with society records (Register I, J, Share Register etc.) and to incorporate
the details of share certificate no. – shares distinctive numbers - member since etc.
4.10 One passport size photograph will be pasted on the data sheet. Secretary or authorized
committee member would verify the details, PAN card Xerox, Member’s signature on
Data sheet & PAN Card (Xerox) and if satisfied would affix Society seal on the
photograph and authenticate the data sheet.
4.11 Such authenticated data sheets can be used to verify the identity of the member at the
time of entry for the society meeting, till the identity card is issued.
4.12 You will agree that this project execution is very challenging and timely success would
depend upon the member’s co-operation.
5.0 _________Society Identity Card Project – Phase II
5.1 Once the data sheet verification is completed as per 4.09 / 4.10, Identity cards will have
to be written. We will need volunteers with good handwriting for this job. Identity
Card will be issued in English.
5.2 The Identity cards will be signed by Chairman & Secretary under the seal of the society.
5.3 Register should be prepared for obtaining acknowledgement for receipt of identity card
to members/ co-owners.
5.4 Unused Identity cards & blank Data sheets will have to be stored safely to avoid the

Sudhir Vaidya Identity Cards to Members3
misuse.
6.0 Action to be taken on Flats given on L&L and Locked Flats:
6.1 The society will have to write letters to these flat owners about identity cards with a
request to contact the Secretary by telephone and seek his appointment for completing
the procedure for obtaining identity cards.
7.0 Estimated Project Cost:
7.1 The total cost per Identity card (handwritten with plastic jacket) would work out to
approx. Rs. 10/- per card.
8.0 Specimen of Identity Card
The card should have the following details such as
8.1 Name & Address of the Society, Registration Number.
8.2 Name of the Member
8.3 Membership Number as per ‘J’ Register.
8.4 Flat Number
8.5 Photograph

Sudhir Vaidya Identity Cards to Members – Data Sheets
________________Co-operative Housing Society Ltd.
No. Particulars
01 Bldg. No: Wing: Flat No: Floor:
02 Flat Status Occupied Given on L & L Locked
03 Owner 1) M / F
03 Co-Owner 2) M / F
03 Co-Owner 3) M / F
Flat Owner Co-Owner Co-Owner
04 DOB
05 Telephone
06 Mobile
07 Email ID
08 PAN No
09 S C No. /
Date
Shares Dist. Nos. Member Since
10 Name, Relation & Mobile no. of the relative staying with the Flat Owner:
11 Name & Address of the Flat Owner in case of LL / Locked Flats:
Signature 1)
2)
3)
Name:
Volunteer Checker Maker - I. Card Owner / Co-owners
Date:

Sudhir Vaidya Tenants Data staying on L&L due to Redevelopment

०९) पुन वकासामुळे भा यावर राहणा या लोकांची मा हती संकलन :
पुन वकास हा स या परवल चा श द झाला आहे. जु या इमारतीत राहणारा येक जण Tower म ये राह याचे
व न बघू लागला आहे.
पुन वकासासाठ सरकारने बंधनकारक मागदशक णाल तयार के ल आहे. सह नवासानी या Circular नुसार
पुन वकास करणे अपे त आहे. परंतु अनेक वेळा या circular चे Letter आ ण Spirit माणे पालन होत नाह व
यामुळे पुन वकास वेळेत होत नाह व अनेक सभासदांना काह वष कं वा कायमचे बेघर हावे लागते.
नवीन बांधकामा या त ार २-३ वषात सु होतात आ ण मग ल ात येते क आपल जुनी इमारत यापे ा बर होती.
पण ह प चात बु ी असते. पुन वकास हणजे के वळ जा त जागा, भरपूर corpus fund न हे, पुन वकास हा वेळेत
व नयमानुसार आ ण काह वष तर दु तीचा ास नसावा असा झाला पा हजे.
आप या सोसायट त असे काह भाडेक राहायला आले असतील. तसेच आप या प रसरातील वसाहतीत सु ा अनेक
भाडेक पुन वकासामुळे राहत असतील. अ या भाडेक ं ची मुलाखत घेऊन मा हती संक लत के ल तर, यांना हा ास
एका मयादेपल कडे का सहन करावा लागत आहे, याची कारण मीमांसा करता येईल व या चुका आप या
सोसायट या पुन वकासा या वेळी टाळता येतील.
बरेच वेळा, Developer प ह या वषाचे भाडे, Brokerage, shifting allowance देतो. परंतु अनेक वेळा २-३
घरे बदलावी लागतात. यावेळी यावे लागणारे Brokerage आ ण shifting चा खच दला जात नाह , असा अनेक
लोकांचा अनुभव आहे. अनेक वेळा दुस या वषापासून भाडे मळ याचे सु ा बंद झा याची अनेक उदाहरणे वाचायला -
ऐकायला मळतात.
मा हती संक लत कर यासाठ Format बन वला आहे, जेणेक न यां याकडून problems faced in respect of
their Redevelopment Project, PMC, Developer, and Amenities promised , Corpus Fund या
संदभात मा हती घेता येईल. तसेच Xerox copy of agreement executed with Developer मळाल , तर या
कागदप ांचा अ यास क न, यो य ती खबरदार घेता येईल.

Sudhir Vaidya Tenant’s (L&L) Data
________________Co-operative Housing Society Ltd.
No. Particulars of Tenant (L& L)
01 Bldg. No: Wing: Flat No: Floor:
02 Flat Owner M / F
03 Tenant M / F
04 Staying in our Society since: Existing LL expiring on:
Flat Owner Tenant (L & L)
05 Telephone
06 Mobile
07 Email ID
08 Name, Address & Telephone no. of the Developer:
09 Name, Address & Telephone no. of PMC:
10 Main Terms of Redevelopment Agreement:
10.1 Corpus Fund Agreed Rs. Received Rs. Not Received Rs.
10.2 Area offered sq. ft. Existing area sq. ft. Additional sq. ft.
10.3 Expected date of possession As per agreement
10.4 Whether Rent is paid regularly by Builder: Yes / No / Arrears since Rs.
10.5 Experience with Builder: V. Good Above Avg. Average Below Avg. Poor
10.6 Flat vacated on
10.7 Xerox Copy of Development Agreement Obtained Not Obtained
10.8
Volunteer’s Name Volunteer’s
Signature
Date Name of the Tenant giving the
above information

Sudhir Vaidya Flow Chart - Redevelopment decision: 1st SGM
10) Flow Chart - Redevelopment decision: Business to be transacted at
1 st SGM as per Redevelopment Directive dated 03-01-2009
1.0 Requisition for convening Special General Body Meeting for Redevelopment of
Society’s Building:
Not less that ¼ members of the Society the building of which is to be redeveloped
should submit a requisition to Secretary on the Managing Committee elected as per
provisions of Bye-Laws and lawfully formed along with their scheme and suggestions
for redevelopment of the Society’s building for convening Special General Body Meeting
to finalise the policy on redevelopment of the building.
2.0 Convening Special General Body Meeting :
2.1 On receipt of an application as per Directive No. 1 above, Managing Committee should
take a note thereof within 8 days and Secretary of the society should convene General
Body Meeting of all the members of the society, Agenda of the Meeting should be
furnished to each members 14 days prior to the day of meeting and acknowledgement
thereof should be kept on record of the society.
2.2 Before convening the said meeting, Society should obtain list of Architects / Project
Management Consultants (PMC) on the panel of Government / Local Authority and
obtain quotations from minimum 5 experienced and expert persons for preparing project
report for redevelopment work of the building and one expert person from among them
will be selected in the Special General Body Meeting.
(Quotation should be obtained job wise instead of consolidated % of construction cost,
This is necessary to avoid the dispute at a later date in case the redevelopment project
gets cancelled for any reasons.)
2.3 Following business will be transacted in the said Special General Body Meeting:
1 To take preliminary decision by taking into consideration demand of the
members for redevelopment of society’s building and suggestions received in respect of
the same.
2 To select expert and experienced Architect / Project Management Consultant on
the panel of the Government / Local Authority for work of redevelopment of the
building and to finalise items of work to be done by them and terms and conditions of

Sudhir Vaidya Flow Chart - Redevelopment decision: 1st SGM2
work.
3 To submit outline of the programme for redevelopment of the building
3.0 To accept written suggestions from members relating to redevelopment of the
building:
3.1 Members of the Society will be entitled to submit in writing to the committee eight days
prior to the meeting their realistic scheme, Suggestions and recommendations for
redevelopment of the building in the name of experienced and expert Architect / Project
Management Consultant known to them. However, that Architect / Project
Management Consultant should submit a letter that he is desirous of doing work of
redevelopment.
4.0 Decisions to be taken in the Special General Body Meeting:
4.1 Quorum for the Special General Body Meeting convened for redevelopment of building
of the Co-operative Housing Society will be ¾ of the total members of the society.
If quorum is not formed, meeting will be adjourned for eight days and if there is no
quorum for the adjourned meeting, it will be deemed that members are not interested in
redevelopment of the building and meeting will be cancelled.
4.2 On formation of quorum for the meeting, Suggestions, recommendations and objections
from all the members with regard to redevelopment of the society’s building will be
taken into consideration and opinions expressed by all the members will be recorded in
the minute’s book with names of concerned members. Therefore a preliminary decision
will be taken whether to redevelop society’s building or not. Such decision must be
taken with majority vote of more than ¾ of the members. (These suggestions should be
obtained from members well before conveying the SGM.)
4.3 On preliminary resolution about doing the work of redevelopment getting passed,
following business will be transacted in the meeting.
a To selected expert and experienced Architect / Project Management Consultant from the
panel of the Government / Local Authority for work of redevelopment of the building
and to finalise items of work to be done by him and terms and conditions for the same
b To submit an outline of the programme for redevelopment of building. (Our ideas
should be clear e. g minimum area to be expected after redevelopment, Corpus fund,

Sudhir Vaidya Flow Chart - Redevelopment decision: 1st SGM3
redevelopment to be carried our without shifting etc.)
5.0 Providing minutes of Meeting to all members:
5.1 Secretary of the Society should prepare minutes of Special General Body Meeting as
above within ten days and a copy thereof should be furnished to all members and
acknowledgement therefore be kept on record of the society. Also one copy should be
forwarded to the office of the Registrar.
6.0 Issuing Appointment Letter to the Architect / Project Management Consultant:
6.1 Secretary of the society will within 15 days of the meeting issue Appointment Letter to
the Architect / Project Management Consultant selected in Special General Body
Meeting and Society will enter into an agreement with Architect / Project Management
Consultant incorporating therein terms and conditions approved in Special General
Body Meeting.
7.0 Work to be done in the initial stage by Architect / Project management consultant:
c) To take into consideration prevailing policy of the Government and the regulations
applicable from time to time depending on ownership of the land
(MHADA/SRA/Municipal Corporation) and to obtain information about FSI and TDR,
which would be available in relation to building and land of the society.
d) To take into consideration suggestions and recommendations from the members for
redevelopment of the building as also the residential area to be made available to the
members, commercial area, vacant area, garden, parking, building specifications etc. and
to prepare a realistic project report.
e) Architect / Project Management Consultant should prepare the project report within
two months of date of his appointment and to submit the same to committee of the
society.
(Digital survey of the plot should be done to conform the land in possession of the
society vis a--vis land as per Property card / conveyance deed.)
The above handout is based on the Directive dated 03-01-2009 issued by Government
of Maharashtra.

Sudhir Vaidya Expectation from The Developer
11) What we should expect from the Developer?
Suggestions listed below are Not necessarily in the order of importance.
A Project Execution Stage
1 Redevelopment project should be executed without asking members to shift temporarily
in case the society is having sufficient open space. Redevelopment project should be
executed in a phased manner.
2 New flat purchasers should not be admitted as members / allowed to occupy the flats
unless all the existing members are shifted in Towers.
3 Redevelopment project should be completed within 24 months. (As per Para 11.1 of the
directive) Maximum period should not exceed 3 years.
4 Redevelopment agreement between society & the member (Old Flat no.) should specify
Tower number, New Flat no, Floor, Carpet area, Built up area, Amenities provided etc.
5 Allotment of flats in the Tower should be done by lottery. Lottery will be drawn to decide
the order for exercising choice of flats. In case the member is holding 2 flats, then he will
exercise the choice for both the flats simultaneously. However the allotment may be
changed mutually with the permission of the society.
6 Building construction should be strictly carried out as per IOD & endorsements made by
MCGM on Commencement Certificate issued to the Developer.
7 The directive dated 03-01-2009 and any subsequent directives issued by Government of
Maharashtra should be strictly followed.
8 Latest DC Rules 2014-34 & DP Plan 2014-34 should be strictly adhered to.
B Complex
1 The complex should ideally have the following ------
i Temples (Lord Ganesh, Lord Shiva, Dattaguru, Maruti)
ii Small Gym with basic equipments of about 500 sq. ft. Carpet.
iii Community Hall of say Carpet 2500 sq. ft. (Separate room within the hall should be

Sudhir Vaidya Expectation from The Developer2
provided for Senior citizens.)
iv Well equipped Library – Reading room for students (Say Carpet 500 sq. ft.)
v 6 shops of say Carpet 200 sq. ft to be given on rent by the society to Doctor, Chemist,
Grocery shop, Eating joint (Chapatti & Bhaji Kendra) , General shop (Stationery, packed
items) & Cyber café.
vi Bank may be given about Carpet 500 sq. ft for extension counter or smaller area for ATM.
vii Play ground for small kids with the necessary equipments. Play ground area to be
specified by the society.
viii Play ground with Jogging track of minimum width of 2.5 meters. Play ground area to be
specified by the society.
ix Jogging track should be made parallel to boundary line of the plot.
x 24 hours hi-tech security arrangement.
xi Additional Parking space for members & guests.
xii Well landscaped Gardens should be developed in the surrounding area of each building.
xiii Storm / Rain water drains should be covered.
2 The distance between the two buildings should be minimum 15 meters / As per DC Rules.
3 Roads within the society should be atleast 3 lane in width. / As per DC Rules.
4 No parking should be allowed on the society roads. Vehicles should be strictly parked in
the parking space & stilt of each building.
5 Solar Energy project should be executed to provide electricity for street lights, stair case
lights, hot water tap in each flat etc.
6 Used water from bathroom should be processed and recycled for gardens.
7 Waste Management project should be executed. Wormy culture project should also be
undertaken.
8 Rain water harvesting should be done.
9 To the extent possible existing big trees should not be cut / disturbed. The Trees should be
cut with the specific permission from the competent authorities.
10 Existing water pipeline should be connected for existing members only. Underground
water storage tank should be constructed for proper distribution of water.
11 Additional separate water pipeline should be laid down after approval of MCGM for the
Towers accommodating new members.

Sudhir Vaidya Expectation from The Developer3
12 Sewerage Treatment Plant (STP) should be erected to avoid the up gradation of existing
Drainage pipeline, if any.
13 Separate underground water storage tank should be constructed for Fire fighting.
14 Separate area (not out of RG) should be allotted for to Tata – Reliance for Power sub-
station.
15 Tower design (Outer Look) should be same for all Towers. (Existing & New Members)
C Towers
1 Number of floors should be minimum _______but not exceeding_____
2 It is needless to suggest that the Building should be constructed with A class construction
material. IS Codes & IS (Standards) should be laid down in Tender document. Preference
should be given for the branded material.
(The Government of India has approved new Bureau of Indian Standards Bill, 2015 to
replace the 29 year-old Bureau of Indian Standards (BIS) Act on 18-06-2015.)
3 Material should be Tested / Checked / verified by Structural Engineer on receipt.
4 Steel rods, plates should be painted /treated with chemical before use. (Anti-corrosion)
5 Soil Testing should be done for every building site.
6 Pile foundation should be done without resorting to short cuts.
7 Shuttering material should be of iron plates instead of wooden planks.
8 Iron scaffolding should be used during construction to avoid accidents.
9 Structural Engineer / his senior assistant should be present at the site during casting of the
slab for supervision.
10 Existing carpet area is approx. _________ sq. ft. If additional ___________sq. ft. area is
allotted free, then the layout should be drawn to accommodate 1.5 / 2 / 2.5 BHK.
11 Passage in front of flats should be should be spacious. Outside door frames of the flat
should not touch the adjoining flat outside door frame.
12 Staircase width should be adequate. It is needless to say that steps should be of equal
height & of adequate width.
13 Adequate natural light should be ensured in the passage in front of the flats.
14 Building should be earthquake resistant. (Earthquake Resistant Building Design as per

Building redevelopment referencer 27-09-2015-protected

Building redevelopment referencer 27-09-2015-protected

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