03 flow chart - redevelopment of the building

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

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

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

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

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

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

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

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

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

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

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

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

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

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

03 flow chart - redevelopment of the building

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03 flow chart - redevelopment of the building