Redevelopment
How it actually goes.
Written for the committee member who has been handed a file and a deadline, and has never done this before.
The sequence
Seven steps
The society decides it wants to
Not the developer, not one member with a contact. A requisition from members, a special general body meeting, and a resolution on the record. Everything after this is downstream of getting this part clean.
Appoint your own consultant
A project management consultant who works for the society, paid by the society. They write the feasibility, the tender and the comparison sheet. If a developer offers to arrange one for you, that is your answer about the developer.
Feasibility
What the plot can legally carry: FSI, TDR, premium FSI, side margins, parking, the width of your road. This is arithmetic, not opinion. Every number a developer later quotes has to reconcile to it.
Tender and comparison
Invite offers on one written brief so that they can be compared on one sheet. Carpet area gained, corpus, rent, timeline, penalty. A bigger flat with no penalty clause is not a better offer.
Appoint, then agree
The general body appoints. Then the development agreement is drafted — by the society's lawyer, registered, with the corpus schedule, the rent schedule, the delay penalty and the bank guarantee written in numbers, not adjectives.
Vacate, and get paid to
Rent starts before you move out, not after. Shifting allowance in hand. The RERA registration is up before a single unit is sold. If any of those three are missing, you are early.
Build, hand over, convey
Monthly progress to the committee. Occupancy certificate before possession. Conveyance of the new society completed — the step most often left dangling for years after everyone has moved back in.
Keep a copy
The file every
committee needs
If a developer asks for something on this list and the society cannot produce it, that is not the developer's problem to solve for you. Get it first.
- Registered society certificate
- Property card & 7/12 extract
- Approved layout and building plans
- Original conveyance deed
- Index II of the plot
- Member list with share certificates
- Occupancy certificate of the old building
- Latest property tax receipt
- Structural audit report
- NA order, where it applies
- Society bye-laws, current
- Last three years' audited accounts
Ask us too
Questions for any developer in your meeting
We put this here knowing you will point it at us. That is the intended use.
Show me a project you finished late
Everyone has one. What matters is whether they pay the penalty without being chased, and whether they will give you the number of the secretary of that society.
Who funds this, and what happens if they stop?
Own funds, bank, or sales receipts? If it is sales receipts, your building's completion depends on a market you do not control. Ask what the bank guarantee covers.
Is the carpet area RERA carpet?
Carpet, built-up and super built-up are three different numbers for the same flat. Insist that every offer on the table uses RERA carpet so the comparison sheet is honest.
What is the delay penalty, per month, in rupees?
If the answer is a percentage of something unnamed, or "we will not be late", the clause does not exist. Ask for the figure and the date it starts running from.
Which of my members have you spoken to privately?
A fair answer is a list. A developer working the room one flat at a time before the general body has resolved anything is telling you how the rest of it will go.
Bring the committee, not just the file
First meetings go better with the people who will vote in the room. We will come to your society if that is easier.
Common questions
About redevelopment.
The society does, and the society pays. They write the feasibility, the tender and the comparison sheet, and they work for you — not for the developer. If a developer offers to arrange one, that is your answer about the developer.
Under the Maharashtra rules a society redevelopment requires the consent of a qualified majority of members at a properly convened special general body meeting. Your consultant and the society's lawyer will confirm the current threshold and the notice requirements — do not take it from a developer.
Before you move out, not after. Shifting allowance in hand, and the RERA registration up before a single unit is sold. If any of those three is missing, you are early.
A figure in rupees per month, with a date it starts running from, registered in the development agreement. If the answer is a percentage of something unnamed, or “we will not be late”, the clause does not exist.
Because most of what we build comes from redevelopment, and a committee that understands the sequence is a better client than one that does not. We would rather lose a tender to a better offer than win one because somebody did not know what to ask.