Redevelopment Of Co-Operative Housing Societies

Tenant Rights - Redevelopment Of Co-Operative Housing Societies

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With the real estate prices touching a new high, residents in old structure are now discovering that they have an opportunity to unlock huge value from their property by gift it to a builder/developer for redevelopment. Developers, on their part, are also on the surveillance for properties with unused amelioration possession where they can build a new structure of a few storeys higher and sell those additional flats for a tidy behalf for them. While it may sound like a typical 'win-win' situation, the process of redevelopment isn't as easy as it sounds. It comes with a set of rules, procedures and implications which you need to understand.

What I said. It is not in conclusion that the actual about Tenant Rights. You see this article for information about an individual wish to know is Tenant Rights.

Tenant Rights

It is needless to mention here that the Redevelopment of housing societies is normally burdened with bitterness and complaints of high-handedness and corruption against the Managing Committee. Hence, with a view to ensure transparency in societies seeking to undertake redevelopment projects, the State Co-Operative department has, for the first time, issued guidelines for societies to result under section 79 (A) of the Maharashtra Co-operatives act, 1960.
The new guidelines are issued by a committee comprising the co-operatives commissioner and Cidco chairman pursuant to a deep study of complaints by members of Housing Societies undertaking the redevelopment of their property. According to an prominent feature in the guidelines, a redevelopment task has to be approved by the general body only if three-fourths of the community members are present at the meeting.

The field of redevelopment has assumed great point because in Mumbai, majority of the structure owned by the Co-Operative Housing Societies are quite old and in a dilapidated state. In case of redevelopment of old structure which have completed 30 years or are beyond repairs as certified by the Govt. approved architect on the basis of his "Structural Audit".

The first and the prominent step before going in for redevelopment would be a structural audit of the building. The structural audit description will decree either the construction should go in for redevelopment or for major repairs. In the absence of the technical description it would not be legally permissible to pass a resolution in the general body meeting. However, it is a fact that many co-operative societies suddenly call for general Body meeting and decree to go in for redevelopment in the absence of a structural audit report.

There are two prominent things in a Resident/Developer arrangement. One is from the industrial angle and an additional one is from the technical angle. A Developer normally assures a distinct number of cash by way of corpus, an additional area or a mix of both. He may give an alternative accommodation for your temporary stay, foot your rentals or give you a monthly recompense within which you have to find your temporary accommodation.

Before you negotiate with a Developer, you need to fabricate the market value of the property you will receive on completion of redevelopment. This is a great approach than quoting a random figure to the maker that would make them feel short-changed or the high number would make the maker shy on the new project.

The technical angle refers to the terminated good. Does it match the quality and terms and conditions assured by the builder? In fact, at the trade stage itself, the community residents should appoint a lawyer to draft and finalize the agreement. It normally takes a year for a maker to convince the community members and take an in-principle approval. The community members should ensure the timely completion of the task which is the most prominent detail to be mentioned in the agreement.

The main parties involved in the any redevelopment task are community and Developer. Committee Members dealing on behalf of cooperative housing community are mostly non-technical and are laymen.

Therefore it is very prominent that the drafting of the Tender / trade is done meticulously so that there is no opportunity of dispute and/or variation in the middle of both the parties. Perfect skills and vast Legal & Technical knowledge is required to draft such an prominent document. It is very prominent to avail the services of a professional, who is legally as well as technically superior and a someone who has the foresight to anticipate hereafter problems and requirements.
In any task of redevelopment, the original objective is to ensure guarantee of performance. Performance is principally in the area of timely construction, quality operate and adherence to rules, and regulations.

The best way to take the maker is to request sealed tenders through a collective consideration and such tenders should have the basic eligibility criteria mentioned. This will bring in more transparency in choosing the developer. Brief details and advantages of the tendering process are given below.

Brief detail Of Tendering
- preparation of Tender Document along with Technical, industrial and Legal conditions, detailed Specifications and offer etc
- Advertisement in 3 local News paper
- Selling Tender documents
- Identification of Developer and estimation of offers and Recommendation
- guidance in Negotiation
- Formation of convenient agreement

Advantages Of Tendering

- As advertisement is given in 3 prominent newspapers community will get good offers from reputed developers.
- As offers are invited in a sealed tender form, there is a severe competition among the bidders.
- As all the specifications and terms and conditions are same for all the bidders, it becomes easy for comparison and evaluation.
- Earnest Money Deposit in the form of Pay Order payable to the community is taken from each and every bidder so that unwanted or non curious parties do not bid for the work
- Mode of measurement of carpeting area and someone who will guarantee the same is clearly defined.
- entire redevelopment proposal to be done in society's name production it safer for community in case of any problems faced by developer.
- Right to change and or take off developer stays with the society.
- As all the details pertaining to industrial terms such as Bank Guarantee, temporary accommodation, cost of additional area etc is clearly defined the chances of ambiguity and disputes are virtually non-existent.
- Detailed technical methodology of work is laid out in the tender document under the head of technical specification.
- Basic rates are mentioned in the tender document enabling members to change any specification for their private uses.
- Right to check amendments of plans during the progress of work is kept with the society.
- Material to be used is spelt out with brand names to avoid any confusion.
- As all the items are defined clearly the chances of getting realistic offer are excellent.
- Consequences of delay are defined in tender document.
- Tender is a legally binding document.
- Bye Law No 158 recommends need of tender document for construction of building.

After a permissible feasibility description is submitted, the next step in the process of Redevelopment of any community is the most prominent one, viz: selection of the Perfect Developer, who will meet all the needs of the society, and at the same time be financially stable, and having a lot of palpate of Redevelopment because unrealistic offers can often lead to redevelopment projects being stalled and leave residents in a fix.

This is achieved by the process of tendering, wherein the task supervision counselor will float a tender document containing all the Legal, Technical, and industrial & Other prominent Terms & Conditions, whereby maximum security of the community members is ensured, as they are parting with their life's most principal possession.... Their house, in the hands of a Perfect stranger.

Before we agree to re-development plan, please read carefully, the procedural aspects are strictly followed as per the Govt. Guidelines at the Meetings of the Society.

The Government of Maharashtra has issued a Circular bearing No. Chs 2007/Cr554/14-C, Co-operation, Marketing and Textiles department Date: 3rd January 2009 which contains a Directive under Section 79(A) of Maharashtra Co-operative Societies Act 1960 for all the Co-operative Housing Societies in the State of Maharashtra about the Redevelopment of structure of Co-operative Housing Societies that wherever, the structure 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 reliance 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 task Consultant.

6. Not planning Redevelopment task Report.

7. Not adopting permissible course in finalizing tenders.

Whereas there is no concrete course 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 concept that it is principal to frame regulations for redevelopment of structure of Co-operative Housing Societies after consultation with all the constituents in the field of Co-operative Housing.

Directive for Redevelopment of construction of Co-operative Housing Society

1. Requisition for convening extra general Body Meeting for Redevelopment of Society's Building:-

Not less that ¼ members of the community the construction 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 task and suggestions for redevelopment of the Society's construction for convening extra general Body Meeting to finalize the course on redevelopment of the building.

2. Convening extra 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 community should convene general Body Meeting of all the members of the society, program of the Meeting should be furnished to each member 14 days prior to the day of meeting and acknowledgement thereof should be kept on description of the society.

Before convening the said meeting, community should fetch list of Architects / task supervision Consultants on the panel of Government / Local Authority and fetch quotations from minimum 5 experienced and devotee persons for preparation task description for redevelopment work of the construction and one devotee someone from among them will be selected in the extra general Body Meeting.

Following business will be transacted in the said extra general Body Meeting:-

1. To take introductory decision by taking into consideration examine of the members for redevelopment of society's construction and suggestions received in respect of the same.

2. To take devotee and experienced Architect / task supervision counselor on the panel of the Government / Local Authority for work of redevelopment of the construction and to finalize items of work to be done by them and terms and conditions of work.

3. To submit figure of the program for redevelopment of the building.

3. To accept written suggestions from members relating to redevelopment of the building:-

Members of the community 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 construction in the name of experienced and devotee Architect / task supervision counselor known to them. However, that Architect / task supervision counselor should submit a letter that he is desirous of doing work of redevelopment.

4. Decisions to be taken in the extra general Body Meeting:-

Quorum for the extra general Body Meeting convened for redevelopment of construction of the Co-operative Housing community 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 curious in redevelopment of the construction 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 construction will be taken into consideration and opinions expressed by all the members will be recorded in the minutes book with names of implicated members. Therefore a introductory decision will be taken either to redevelop society's construction or not. Such decision must be taken with majority vote of more than ¾ of the members. On introductory resolution about doing the work of redevelopment getting passed, following business will be transacted in the meeting.

a) To selected devotee and experienced Architect / task supervision Consultant

from the panel of the Government / Local Authority for work of redevelopment of the construction and to finalize items of work to be done by them and terms and conditions for the same.

b) To submit an figure of the program for redevelopment of building.

5. Providing minutes of Meeting to all members:-

Secretary of the community should get ready minutes of extra general Body Meeting as above within ten days and a copy thereof should be furnished to all members and acknowledgement therefore be kept on description of the society. Also one copy should be forwarded to the office of the Registrar.

6. Issuing Appointment Letter to the Architect / task supervision Consultant:-

Secretary of the community will within 15 days of the meeting issue Appointment Letter to the Architect / task supervision counselor selected in extra general Body Meeting and community will enter into an trade with Architect / task supervision counselor incorporating therein terms and conditions approved in extra general Body Meeting.

7. Work to be done in the introductory stage by Architect / task supervision consultant:-

a) To gawk Society's construction and land.

b) To fetch information about conveyance of land to the society.

c) To take into consideration prevailing course of the Government and the regulations applicable from time to time depending on possession of the land (Mhada/Sra/Municipal Corporation) and to fetch information about Fsi and Tdr, which would be available in relation to construction and land of the society.

d) To take into consideration suggestions and recommendations from the members for redevelopment of the construction as also the residential area to be made available to the members, industrial area, vacant area, garden, parking, construction specifications etc. And to get ready a realistic task report.

e) Architect / task supervision counselor should get ready the task description within two months of date of his appointment and to submit the same to committee of the society.

8. Performance to be taken on receipt of redevelopment task Report:-

a) On receipt of Redevelopment task description as above, Secretary of the community will convene a joint meeting to approve the task description with majority vote by taking into consideration suggestions received from Committee Members and Architect / task supervision Consultant. consideration in that behalf will be published on the consideration Board of the community mentioning time venue etc. Of the meeting.

b) It should be mentioned in the consideration that a copy of the task description is available in the society's office for members to see and the consideration 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 consideration should be kept on description of the Society.

c) Seven days prior to joint meeting, suggestions received from the members will be forwarded by Society's Secretary to the Architect / task supervision counselor for his Information.

d) There will be a detailed conference in the Joint meeting on the suggestions / recommendations from members and concept thereon of the Architect / task supervision counselor and task description will be approved with principal changes. Thereafter draft of tender from will be prepared and date of next joint meeting will be fixed for conference on draft tender form and finalizing the same.

e) While preparation draft tender form, in order to get contentious quotations from preponderant experts and experienced Developer, either carpeting area or corpus fund fixed (not to be changed) and by finalizing other technical matters, the Architect / task supervision counselor will request tenders. Society's members will be entitled to furnish information about it to the reputed and experienced Developer known to them.

9. preparation List of Bids Received:-

a) On the Last day for receiving quotations, Secretary of the community will get ready a list of offers received and display the same on the consideration board of the society.

After 15 days of the last day for receiving quotations, Secretary of the community will convene extra meeting of Managing Committee of the society. Authorized representatives of bidders and members of the community desirous of remaining present can remain present for the meeting as observers.

Tenders so received will be opened in the proximity of all and the Architect / task supervision counselor will gawk all tenders and get ready a comparative chart and after checking merit, reputation, palpate and comparative rate etc. And take minimum 5 bids and if the bids received are less than 5, all the bids for putting up before extra general Meeting and implicated bidders will be informed about it immediately.

10. selection of Developer:-

a) Office of the Registrar to appoint Authorized 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 Authorized officer to attend the extra general Meeting of the community for choosing a Developer out of those selected by committee of the community with the help of the consultant, by taking into consideration his experience, merit, financial capacity, technical capacity and contentious rate etc.

b) Convening extra general Body Meeting for finalizing tender:-

After appointment of authorized officer, with his prior permission Secretary of the community will fix the time and venue convene extra general Body Meeting for appointment of Developer and program 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 description 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 someone 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 implicated authority for sanctioning, selection of Developer and other work should have been done in the proximity of authorized officer from Registrar's office.

c) If there is no quorum for extra general Body Meeting:-

If the quorum of ¾ members out of total members is not formed for extra 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 construction and the meeting will be cancelled and thereafter the said field will not be taken up before the extra general Body Meeting for approval.

d) In the extra general Body Meeting to be convened for selection of Developer, authorized representative from the office of the Registrar will be present and gawk proceedings of the meeting. Also, on implicated 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 take Developer for redevelopment of the building, to finalize terms and conditions and finalize the tender.

iv) To fetch consent from the selected Developer.

v) Give information about additional work. It will be principal 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, additional Performance will be taken by presuming that they have given their consent for the project.

11. trade to be entered into with Developer:-

Subject to the terms and conditions approved by general Body Meeting of the Society, an trade should be entered into with the Developer within one month under guidance from the Architect / task supervision Consultant. Along with the points recommend by the Architect / task supervision counselor appointed by the Society, following points will also be included in the agreement.

(1) The duration for completing redevelopment task of the community 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 number equal to 20% of the task cost.

(3) during the duration of redevelopment, the Developer will make available to the members alternative accommodation in the same area as far as potential or arrange to pay monthly rent and deposit as proper to members or make available transit camp accommodation.

(4) The said trade will be registered under Registration Act, 1908.

(5) On completion of redevelopment project, new members will be admitted in the community only with approval of general Body Meeting of the Society.

(6) carpeting area to be allotted should be clearly mentioned in the agreement.

(7) amelioration 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) possession 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 trade to decree the same as per provisions of Section 91 of the Act.

(11) After receipt of occupation Certificate, flats in the redeveloped construction should as far as potential be allotted as per present conditions floor-wise and if it becomes principal 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 proximity of Registrar's representative and this process be recorded by video shooting.

(12) Any Committee member or Office Bearer of the community should not be the Developer or relative of the Developer.

(13) construction 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 community and it will be binding on the Committee to furnish the information by charging principal 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).

Select File (14-C).

Ref.: Z:0 - 500 Government Circulars & Court Judgements 2008 Govt Circulars 20072 Directive for Redevelopment of construction of Co-operative Housing community [English] 03-01-2009.

A well drafted consent of at least 70% the community members must be obtained in writing during the community meetings when the field of redevelopment is discussed. However, the minority members of co-operative housing community cannot obstruct a redevelopment project. On Jun 28, 2010, the Bombay high court has once again ruled that members of a co-operative housing community who are in minority cannot obstruct a redevelopment task and must abide by the majority decision of the society, unless they show that here is some prejudice caused to them or a fraud has been committed.

In a new ruling, the Bombay High Court has stated that the issue of minority of tenants cannot be an obstacle for redeveloping a property if minimum 70% of the tenants are ready for the same.

The judgment came against a matter of a redevelopment in Dadar where 17 members were opposing the redevelopment of an old Parsi chawl. Based on the writ petition filed by the group of dissenting members, Justice D.B.Bhosale granted the permission to Bmc to forcibly evict the families with the police help in case of any opposition from the others against the redevelopment.

It is prominent to note that as per the section 103B of Maharashtra Housing and Area amelioration Act, 1976, with the guidelines for redevelopment of old Municipal Properties by the Municipal Tenants Co-Operative Housing Societies on the land owned by the Corporation under regulation 33(7) of the amelioration Central Regulations for Greater Bombay, 1991, it is principal that more than 70% of the eligible existing Municipal tenants should give written consent to redevelop the property under the task with a formation of a co- operative community / connection and an initiative proposal for the redevelopment.

The court has held that once 70% or more occupants /tenants give their consent for redevelopment by forming a co-operative body and if the task is approved by the corporation, it is binding to all other occupants. As per the guidelines, the tenants / occupants with isolate stand, have no selection but to result the norms. Being in minority (about 30% or less than that) the only selection for them remains is, to give up their tenancy possession and quit from the scheme.

The extra general body has to approve the bid of the prosperous bidder in a meeting attended by the registrar. The entire proceedings have to be video-recorded. Once the trade is proper in terms of area and corpus fund, it cannot be revised. The prosperous bidder has to give a bank guarantee equivalent to 20% of the total task cost to show his financial strength, and proof that he will not throw away the task midway.

The Developer values the kind of Societies that either have some open plot of land or are willing to demolish the old structures to reconstruct new buildings. Where such redevelopment is possible, Developer normally agree to pay some consideration by way of Corpus Fund along with more area in their existing flats to the members and seek permission to fabricate a construction on the open plot of land or to fabricate a new, bigger construction using the Transferable amelioration Right (Tdr), Floor space index (Fsi) after demolishing the existing structure.

Depending upon the offer from the Developer and subsequent negotiations him, he either provides alternate residential flats to the members of the community or pay rent in progress by way of post dated cheques, one month rent as brokerage and communication charge etc. To fetch an alternate accommodation till the new construction is constructed and the members are rehabilitated in their new flats. All the demands and negotiations have to be considered recorded in the 'Development Agreement' for prosperous Performance of redevelopment in a housing community and the office bearers and the managing committee members have a strong role to play.

In any process of redevelopment, one must be aware of various documentations that are required and also one must understand the tax implications on redevelopment of immovable property. The principal documents are 'Development Agreement' and 'Power of Attorney' which are to be registered by paying proper stamp duty.

By executing the amelioration Agreement' with the Society, the Developer gets the required permission to fabricate the land and submits the papers to implicated civic authorities. Upon various sanctions available to him, the Developer constructs the structure at his cost, retains some flats for him to be sold in the open market and earn profit.

It is prominent for a community to have a valid conveyance of land and construction in its favor for it to be redeveloped at a later date and that includes acquiring marketable title, permission for reconstruction and construction of additional floors by use of Tdr and Fsi, or else, community may not get any approval of plan from Municipal Corporation. But due to our ignorance, majority of Builders fail to convey the title to a Co-Operative community after the flats initially constructed on a plot of land.

In fact, the greater majority of the Co-Operative Housing Societies, formed in Mumbai in the last twenty years, do not have the land conveyed in their favor which results in the Developer or the earlier owner continues to remain the owner of the property. This results in a situation where these Societies have only owner possession and not the possession possession over the land, depriving them of the additional Tdr Fsi that is the main driving force for entering into such redevelopment agreements when required at a later date.

The task of satisfactory completion of redevelopment of any Housing community and to get back their members in their dream houses is not difficult provided the Office Bearers and the Committee Members are honest and construe their respective posts in the welfare and well being of the members of the Society.

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