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 ChartRedevelopment 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

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. Disclaimer: . , , . Disclaimer . Disclaimer . Civil Engineer , Financial Controller Project Management - Monitoring , , , , , site - site , - . : , . . ' ' , . : . ' ' , . , . . Sudhir Vaidya 27-09-2015 Time Permitting, Follow me on ..... http://spandane.wordpress.com/ www.spandane.com

Sudhir Vaidya Preface Disclaimer

01)Disclaimer Building Redevelopment Referencer

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I do not accept any responsibility for the accuracy or completeness of any material contained

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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.

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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 Societys Building:-

Not less that 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 Societys 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 societys 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 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 societys

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 societys

building or not. Such decision must be taken with majority vote of more than 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 Societys 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 societys 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 Societys 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. Societys

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 Registrars office.

c) If there is no quorum for Special General Body Meeting:-

If the quorum of 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 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 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.

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(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 Registrars 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 - 500\2 GOVERNMENT CIRCULARS & COURT JUDGEMENTS 2008\2 GOVT CIRCULARS 2007\142 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 Societys Building:

Not less that 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 Societys 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 societys 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 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 societys 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

societys building or not. Such decision must be taken with majority

vote of more than 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

a) To survey Societys 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.

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 societys 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 Societys 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 Societys 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 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 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:

PMCArchitect & 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 Registrars 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 societys 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 societys 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.


2

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


3

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 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 of the total members.

9.0 Voting:

9.1 Society should also decide as to how voting exercise will be carried out etc. Ballot


4

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 buildings 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 Societys 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 Analysis

2

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


2

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 PMCs, 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


3

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 members 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 CCTVs 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

Developers 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 PMCs 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.


2

Five PMCs 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.


3

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


4

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 Members 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 Societys notice board.

4.2 Members 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


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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, Members 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 members 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


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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

Building redevelopment referencer 27-09-2015-protected

Real Estate

Transcript of Building redevelopment referencer 27-09-2015-protected