Documents Required by the society
1. Conveyance deed
2. Society Registration Certificate
3. General Body Resolution to go for redevelopment.
4. List of member with their respective carpet areas
5. C.T.S. plan & property card for the plot.
6. D.P. remarks, If the property is under TPS scheme then T.P. remarks
7. Copy of municipal approval plans
Importance of Project Management Consultant in Redevelopment
A consultant is basically a team of Architects, Civil Engineers and Legal Advisors.
An Architect is required to prepare financial feasibility of project, Technical Analysis of offers of developers, verifications of building plans prepared by the developers, preparation of schedule of municipal process with developer.
A civil Engineer is required to cross check R.C.C. drawings of the proposed building and check onsite quality of the construction.
Legal Advisor is required to prepare development agreement and individual MOFA agreements of society members of developers and check other legal aspects of the proposal.
Edifice in the field of Re-development
Edifice is well equipped with team of experienced architects, civil engineers and legal Advisors.
After working for so many years in the field of building Constructions, Reconstructions, designs and municipal approvals, we are well acquainted with development rules and regulations of M.C.G.M. and hence very well know how the maximum plot potential and benefits a developer can avail from any plot. Using that knowledge we guide society through entire process of redevelopment so that the members can get the maximum benefits from the builder and at any stage of redevelopment members do not get cheated by the developer. Our team of structural Engineers keeps check on the construction work and ensures the better quality of construction from the developer lace wigs uk
How can WE help society in Process of Redevelopment
1. Carring out structural Audit
To ensure redevelopment Passing general body resolution for redevelopment should be passed in AGM to go for redevelopment.
At least 15% members consent is required to start the process of redevelopment at the time of final decision 75% members consent is required
2. Preparation of financial feasibility report.
A feasibility report shall be prepared by studying existing building plans, consumed FSI, carpet area of existing members & available TDR/ additional FSI benefits. A report will be submitted by the society stating in the maximum benefits the members can demand from the developers.
3. Preparation of tender to invite offers from developers.
Preparation of Tender document, "Tender" is a crucial document, which is to be designed meticulously to avoid any kind of misunderstanding/argument during the course of project.
It shall contain an agreement, various information's to bidder, technical specifications, general conditions, and detailed specifications which makes it easier to evaluate the offers received since they are given on the same base
4. Preparation of comparative chart of developers.
A chart showing the comparative analysis of all the offers shall be prepared to Get the idea of the best offer received. Ranking shall be given to developers.
5. Finalization of developer on the basis of report given by the consultant.
On the basis of ranking , the projects carried out by the developers shall be Inspected , their market reputation shall be checked and accordingly the best developer shall be recommended to the society.
6. Preparation of development agreement
While preparation of development agreement between society and developer inputs shall be given in terms of technical clauses which would Safe guard the interest of the society and safety of the project .
7. Finalization of building plans
The plans of proposed building prepared by the developers shall be verified in respect of planning , carpet area , area calculations, legalization and authorization of the area allotted to the members.
8. Vacating the building after the builder obtains the necessary permission.
The care is taken that the necessary permissions are obtained and legal formalities are fulfilled to secure the project by the developer before he ask the members to vacant the premises. So that the project doesn't stuck up after demolition of the building.
9. Demolition and reconstruction of building.
After demolition and during construction of building the regular inspection is carried out to check the quality and speed of the construction.
10. Possession and occupation of building.
During construction of building co- ordination with the developer shall be done to see that all the formalities for the occupation of the building are fulfilled and members get possession with the occupation certificate.
REDEVELOPMENT RULES & REGULATIONS
Old Building Redevelopment Rules & Redevelopment Regulations:
STAGES OF REDEVELOPMENT
1. Offer letter to the society
2. Terms and conditions with the society
3. Agreement with the society
4. Sanction from MCGM in favour of the society
5. Loading of TDR in the society’s name
6. Obtaining the IOD
7. Shifting of the members
8. Demolition of the building
9. Obtaining the CC
10. Construction of the new building
11. Obtaining the OC
12. Shifting the old members
Offer letter to the society: The Housing Society is required to advertize in 2 leading news papers inviting the sealed tenders from the Developers and a Redevelopment Committee is formed to shortlist atleast 3 Developers on merits and the comparative data is placed before the SPGM for final selection. The selected Developer is informed accordingly and his terms are invited in writing as an Offer letter to the society
Terms and conditions with the society: The first step towards the re-development is agreeing on the basic terms and conditions between the members and the Developer. The broad terms and conditions will include extra area, corpus money, shifting charges, alternate accommodation, time of re-development, amenities in the new building, etc.
Finalizing the plans with members: After due consultation with all the members, the plan will be made to suit the requirements of the existing members and will be approved by them before applying for sanction from MCGM
Agreement with the society: The execution of the development agreement will be done once the above two points have been cleared by both the parties and after the draft copy of the agreement have been approved by the solicitors of both the parties. It is possible to appoint a common solicitor so as to reduce the time in execution of the document
Sanction from MCGM in favour of the society: After the execution of the development agreement, plans are put up for sanction from MCGM with regards to the entire layout as well as the concession plans in favour of TWO FSI (i.e. plot area + TDR purchased from open market). This step makes the society feel safe and confident towards the Develop
Loading of TDR in favour of the society: On receipt of the plans from MCGM approving the loading of TDR, the Developer will purchase the TDR from the open market in the name of the society and get the same deducted and loaded from MCGM. This step is taken with the intention of making the society feel secure about the entire development process
Obtaining the IOD: After the TDR is loaded, the IOD is obtained from the MCGM, the Developer then starts fulfilling all the conditions as mentioned in the IOD before obtaining the Commence Certificat
Shifting of the members: The members will feel lot more confident after the IOD is been obtained from the MCGM towards the entire development of TWO FSI. The members will now shift into their alternate accommodation as a pre-requisite before demolition of the building which is a must before obtaining the CC from MCGM
Demolition of the building: Once the members have shifted into their alternate accommodation, the demolition of the building will take place either all the wings simultaneously or phase wise depending upon the scheme of re-development. Usually about three months are given to the members from the date of execution of the development agreement before asking them to shift to the alternate accommodation
Obtaining the CC: The IOD approval and demolition of the building will be followed by the issue of the CC (plinth level) by the MCGM which shall enable the Developer to start the construction work and after the plinth lines are verified by the MCGM officers, the further CC is granted for the complete building
Construction of the building: The building construction work will began in full earnest as per the approved plans by the MCGM taking into consideration the various safety factors to be considered during the construction work. The quality and the amenities will be provided as per agreed terms and conditions
Obtaining the OC: The last step before the construction work is termed as complete is obtaining the Occupation Certificate enabling the Developer to allot the occupation to the old as well as the new member
Shifting the old members: On receipt of the Occupancy Certificate the Developer can lawfully allow the possession of the flats to be taken over by their owners
DUTIES AND FUNCTIONS OF THE DEVELOPER
1. The Developer to demolish the building existing in the plot and construct new multi storied buildings taking into account the earthquake resistant factors as directed by The Municipal Corporation of Greater Mumbai. The new building should have stilt for car parking and should consist of _____ stories as per approved plans. The final plans are to be prepared after due consultation with the managing committee and understanding their requirements.
2. The Developer shall be responsible to obtain all the necessary approvals from The Municipal Corporation of Greater Mumbai and all other statutory and Government offices and departments which will include:
1.Development Planning Remark or Town Planning Remark:
MCGM (Dev. Dept.)
2. Survey of the entire plot with regards to the area and topography of the plot, existing plot boundary and existing structures (Developer’s Architect)
3.Intimation of Disapproval (IOD): MCGM
4.Property Tax Assessment NOC: MCGM (Assessment Department)
5.Hydraulic Engineer No Objection Certificate: MCGM (Hydraulic Department)
6.Storm Water Drainage No Objection Certificate: MCGM
7.Sewerage No Objection Certificate: MCGM
8.Traffic Deptt. of Municipal Corporation of Greater Mumbai No Objection Certificate: MCGM
9.Urban Land Ceiling NOC: Competent Authority in Collector's Office
10. Tree No Objection Certificate: MCGM (Tree Authority)
11.Non-Agricultural Permission: Collector's Office
12.Civil Aviation No Objection Certificate: Airport Authority of India
13.Pest Control No Objection Certificate: MCGM (PCO)
14.MTNL No Objection Certificate: MTNL
15.Chief Fire Officer's No Objection Certificate: Fire Department Office
16.Commencement Certificate: MCGM
17. Lift Inspection No Objection Certificate:Inspector of Lifts, PW
18. Occupation Certificate (OC):MCGM
19.Water Connection Certificate under section 270A:MCGM
20.Drainage Completion Certificate:MCGM (Water Department)
21.Building Completion Certificate (BCC):MCGM
23.Building Demolition Work:Contractor appointed for demolition work
24.Soil Testing Report:The Concerned Laboratory
Please ensure to collect all the listed certificates from the Developer/Developer as the same must be with the custody of the Housing Society once the redevelopment of the property is completed and the occupancy certificate is issued by MCGM to rehouse the members.
3. The Developer should provide the following infrastructure after the completion of the re-development work:
a. Complete paving around the building finished with suitable materials
b. Storm Water Drain
c. Sewerage lines
d. Security arrangements
e. Garden and landscaping (wherever possible)
f. Pipe gas line (as per availability)
g. Internet facility (as per availability)
h. Society office
i. Adequate car parking spaces
The Developer has to provide extra areaover and above the existing carpet area to all the members free of cost in the newly constructed building. The flower bed as open balcony area should be provided as permitted by The Municipal Corporation of Greater Mumbai. (Area will be approxsq.fts.)
4.The Developer should pay the society/individual member, a corpus fund of Rs……..towards granting of development rights. The above amount is helpful in paying all outgoings of the existing members in the newly constructed flats. The corpus amount is worked out on the basis of Rs……..per sq.fts on the existing carpet area.
5.The Developer should provide displacement compensation towards temporary alternate accommodation to the affected members during the construction work at the rate of Rs…… per sq.ftson the existing carpet area. The compensation has to be paid from the time the vacant possession is given by the members for demolition till the construction of the new building/s is/are complete and the peaceful possession of the new flats given by the Developer.
6.The society shall accept and admit the prospective/additional flat owners of the newly constructed building/s as members of the society and treat them at par with existing members.
7.The Developer should prepare a tentative layout of the new building which has to be shown to the members as and when required.
8.The Developer may tie up with leading financial institutions and banks and arrange for necessary approvals for housing loans for the existing members and prospective clients.
9.The Developer should complete the entire re-development work within a period of ___ months or as agreed with the Society after all the legal formalities and Municipal approvals are obtained. The initial Municipal approvals will take about three months depending upon the existing rules and regulations governing the re-development work.
STANDARD LIST OF AMEMITIES
Structure:The structure would be designed as Multi Frame Structure of RRC with provisions of Earth Quake resistance features.
Elevation and Planning:Exquisitely designed elevation features may be provided along with careful and detailed planning with plenty of light and ventilation in each rooms and minimum wastage space with proper co-ordination of all rooms. The building may be provided with sand faced plaster on the external face water proofing plaster and chicken mesh should be used as required
Entrance Lobby:The entrance lobby may be elegantly designed with Granite tile and POP false ceiling.
Doors: All the doors should be provided with Marine Flush Doors and CP frame with cover mouldings. The main door must be provided with good quality night latch, safety chain, tower blot and attractive handle. Internal doors may be provided by cylindrical mortise type locks.
Windows:All the windows of rooms and toilets should be provided with marbles frames with designed mouldings. Heavy section powered aluminum sliding windows with 5 mm tinted glass may be provided with imported bearings and fittings.
Plaster of Paris:Beautifully designed cornice has to be provided in living room. Walls of all the rooms to be finished with POP panning and grooves to be provided on top of the skirting
Electric work:All the electric wiring work must be done as per the norms of Reliance Energy using 1/18, 3/20, and 7/20 flexible wires with use of MCB and ELCB for safety of the flat owners. Latest available switches of reputed company must be provided. Extensive electric layout comprising of the following points to be provided:
Spot Lights (living room and bed room)
A.C. (living room and bed room)
Gas pipe line (if available)
Gas pipe line (if available)
Plumbing:All the plumbing pipes, fixtures and fittings should be strictly as per IS Norms. CP plumbing fixtures (ESS ESS or JAGUAR) should be be provided in all toilets with matching sanitary ware of reputed company. Plumbing points should comprise of wall mixtures, showers, taps, washing machines and aqua guard.
Flooring and Tiling: Marble or granite or granite flooring should be provided with matching skirting of 3”. Toilets should have full dado height of coloured glaze tiles of reputed company of Indian or imported make with designer borders and motifs.
Kitchen:Granite kitchen platform comprising of cooking and serving platforms may be provided with moulded facia patti and vertical sides. Stainless steel sink has to be provided.
Colour:The entire flat should be painted with Synthetic enamel paint including doors and ceilings. The external walls of the buildings must be painted with good quality cement paint.
Lift:Lift of OTIS/Johnson make may be provided with all the safety features.
Terrace: The terrace should be finished with china chips and high parapet wall with corner lights and water points.
Compound wall and gates: New compound wall should be constructed with proper design and sufficient electric points.
GUIDELINES AS PER 79 (A)
Redevelopment of housing societies is usually 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 follow under section 79 (A) of the Maharashtra Co-operatives act, 1960.
The 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 important feature in the guidelines, a redevelopment scheme has to be approved by the general body only if three-fourths of the society members are present at the meeting.
The special general body has to approve the bid of the successful bidder in a meeting attended by the registrar. The entire proceedings have to be video-recorded. Once the agreement is accepted in terms of area and corpus fund, it cannot be revised. The successful bidder has to give a bank guarantee equivalent to 20% of the total project cost to show his financial strength, and proof that he will not throw away the project midway.
The Developer has to complete the redevelopment project in two years, or a maximum of three years. The development agreement must be signed on carpet-area basis. Most importantly, if, for some reason, the successful Developer is unable to complete the project, he cannot sell his agreement to another Developer.