The Maharashtra government has introduced revised rules to make housing society redevelopment more transparent and reduce the scope for unilateral decisions by management committees across the state, including Thane district.
The revised government order issued on September 30 replaces the earlier 2019 framework and establishes procedures covering redevelopment approval, appointment of project management consultants (PMC), preparation of project reports, developer selection, tendering and execution of agreements.
Under the new rules, redevelopment decisions can only be taken by a legally elected managing committee. Administrators or authorised officers appointed by the registrar cannot independently approve redevelopment.
If at least one-fifth of a society’s members demand a special general meeting, the committee must convene it within two months, with the agenda circulated at least 14 days beforehand. A two-thirds quorum is required for the meeting, while approval from at least 51% of the total membership is necessary for the redevelopment resolution. Members unable to attend physically for valid reasons may participate remotely, although the stipulated physical participation requirement remains applicable.
For appointing a PMC or architect, quotations must be obtained from at least three experts from government or local-authority panels. The selected professional must submit a project report within two months, covering FSI, TDR, residential and commercial areas, open spaces, gardens, parking and other development benefits.
Developer selection will also follow a structured tender process. At least three bids must be sought, with extensions provided if the required number is not received. Comparative details covering developers’ experience, reputation, quality and financial offers must be placed before members.
The developer-selection meeting must be conducted in the presence of a registrar representative, with video recording mandatory. Members can also demand a secret ballot if at least one-fifth submit a written request.
All redevelopment-related documents, including meeting records, PMC reports, tenders and draft agreements, must be made available to members for inspection.
After selection, the development agreement must be executed within three months. Projects should generally be completed within two years, extendable to three years only in exceptional circumstances. Permanent alternate accommodation agreements must be registered before members are asked to vacate.
Flat allocation must be approved by the general meeting, with floor positions retained where feasible. Committee members, office-bearers and their relatives are barred from becoming developers. Violations may attract action under Sections 79A(3) and 78A of the Maharashtra Cooperative Societies Act, 1960.
Source: Loksatta
