The main problem in almost all societies is that no one is interested in coming on the management committee since it is an unpaid job and social service. But everyone is ready to complain for anything and everything. So blaming management committee is not good. In many societies, people come on the management committee board when they are considering opting for redevelopment and considering the benefits if you are on the management committee. You are not educating people but scaring people away from redevelopment. However, redevelopment is a harsh reality, and you have to face it whether you like it or not. The life span of each building is small if constructed with cement. Today, all the buildings are constructed with cement. Hence, it starts deteriorating after the construction itself. Hence maintenance of the building is major work for the management committee. Efficient maintenance of the building increases the life span of the building. However, the average life span of the building is 30-50 years. So in Mumbai, the government allows redevelopment after your building reaches 30 years of age. In some areas, 70-80 or even 100-year-old buildings are still there, but the condition of most of the buildings is not good. Every Mansoon 1 or 2 buildings collapse, killing many people and injuring many. In this case, the government throws people into transit camps, and transit camps are living hells. If the government declares your building type C, you lose control of the building. The building will be demolished by the government as a dangerous building and uninhabitable. You may get someplace in a transit camp or you are on the road. Now about the redevelopment. It is a big project which you know nothing about or do not have any expertise. So by default, you are in a vulnerable condition. But people can be wise, and now a days a lot of information is available on the internet. 1. All the steps taken must be followed under 79A. All the steps must be documented and communicated well with every member of the society. 2. When opting for the redevelopment, you must finalize your demand considering ongoing projects in the neighborhood, your property size, your property condition, property location, accessibility from roads, conveyance, how many flats and buildings are there in your society, and many more criteria. Then get it approved in the special GM. Here brainstorming and some fights are expected. You may need many more SGM's to finally get approval for redevelopment. 3. Each redevelopment project is different from others and comes with its own difficulties. It also depends on present day laws approved by the local government. So do not compare your project with other ongoing projects. This is first and foremost condition when going for redevelopment. Many members fails to understand this and keep comparing or keep feeding good or bad information of other projects which is not relevant to your project. Stick to your own project and pros and cons of the project. Transparancy among the members is very important for successful project implementation. Hence government created guidelines and not rules for redevelopment, so it is flexible for each project. 4. First task after getting approval for redevelopment is to prepare redevelopment committee which will work only on redevelopment. If the society is small, then a be management committee becomes redeveopment committee. But if any member interested, then accommodate them, so that the process will be smooth and there are less differences. Take sometime after every step for breathing, so that even if you made any mistake, then you can rectify it and resolve it. Communicate each member with the documentation specially in native language and in English. It will reduce lot of noise in the members. Allow members to speak, it will reduce lot of heart burn and tension of members. 5. Second step is to select PMC. Do not make any mistake of skipping this step. Take your own time to complete this process. Advertising, getting offers, opening offers, interviewing, visiting projects, and then selecting PMC in Special GM. When you start this redevelopment project, many builder agents start approaching you with offers. Asking you to give the project directly to builder giving benefits to committee and others. Local politicians will also try to get involved, and you have to avoid all this. This is a trap, and you should avoid this and follow the proper steps. The more you brainstorm, better for the project. 6. Third step is to appoint advocate/Legal Advisor for the project for the entire project life. Most of the redevelopment projects skip this and face the difficulties in later stages. Since there is no permanent legal advisor, and temporary legal advisors are costly and non-comital. PMC selection is very crucial. If you choose wisely, then you will suffer less. 7. Once you achieve this, then next step/Forth step is to get the feasibility report developed by PMC with all your requirements approved in the Special GM while approving redevelopment. If there are any changes, then communicate with each member. then call Special GM and get feasibility and your requirement confirmed before next step. 8. Fifth step is very crucial of selecting the builder. But before that, get your conveyance done if not done, and do not leave it for builder to do it. They will reduce your benefit for this. Also check your property details and confirm everything is proper and there is no dispute or issues related to any society or members and get them resolved. There are many land related disputes and societies are not aware of this. When they start redevelopment, then they come to know and the project gets delayed. Like this there are many issues unknown to societies, which will delay the project for unlimited time, and people gets frustrated. So to avoid all this mess and work, generally management committee selects the builder directly without following due process and gets trapped in the hands of the builder. Here builder will take all the benefit. He moistures hands of management team to reduce the opposition for his work. 9. While selecting builder/developer follow all the steps without fail, like advertising. Get pre-bidding done instead of tendering. It will filter all the small builders out in the first step itself. It will reduce future financial and other difficulties. Select established builder with self net worth and reputation. Visit the projects current , completed and old to get an idea of the work done by the builders. Allow PMC to scrutinize the process and prepare the report and follow PMC at each step of the project. Let PMC do all the work for you, since he is appointed for this purpose only, and be in constant communication with PMC. Even if you did not know something, learn it from PMC and do not hesitate. If legal help required in this process, take help of legal advisor. Educate yourself in each step. Understand each step, consider the risks and then confirm it. Always communicate with all members the progress of the project. Select the builder in front of registrar, but before that go for Special GM for multiple times. Inform all the members about the process, builders. Take their opinion. Create a consensus on finalization of the builder. It is very time consuming and many committee members are not interested in all this. But insist on all the steps patiently. Take all the time you have before selecting the builder/developer. Once you select the builder/developer there is no looking back. Although you can put conditions in DA for removal of builder/developer in dispute, it is not that easy and your project will get long delayed if it becomes legal dispute between builder and society. So stop after every step, brainstorm in committee for future steps and risks involved. If required call Special GM to resolve the issues. It will help in long run. 10. Once builder gets selected allow builder and PMC to proceed further in approval process. At the same time prepare DA agreement document in consultation with legal advisor. Share your version with builder and ask him to include your terms in the agreement. Have meetings with the builder. Discuss on the plan, amenities, fittings, material used, color and many many more in details before finalizing on DA agreement. Floor/flat selection for members is guided by registrar. If you have 20 flats in society and new building is of 20 floors, then start from bottom floor with flat 1 and reach 20th floor for last flat. This is good solution. If there is any dispute then you have to call a meeting with the registrar and go for lottery system, by taking appointment of registrar and then video recording the entire process to reduce further disputes. It is up to you what to follow. 11. Once DA is signed, then next step is getting IOD and then CC. Many times builders hurries for shifting members before getting IOD and CC. But do not do this. Also complete the process of getting consent of each member of the society. Also get all the individual member agreements completed. Documentation is very important in this entire process. If possible do it yourself with some help. 12. Finally after all these steps you move out of the property. This is a very long process. You need some experienced people on the committee of redevelopment. Take every step cautiously. If you follow all the steps/guidelines created by government there are less chances of getting in to trouble. Mind it, this is just the beginning. Next step is 3-4 long years of waiting if everything goes as planned till coming back in new property.
Our Old building got demolished and builder stopped paying rent due to some bmc excuse and when we asked managing comittee for Bank guarantee from builder they said ..there is no bank guaranty ...builder had takem Mc on their side ..i remember how i paid 40k rent per month from my pocket without a Job for years . I never felt so anxious , stressed and insane then what i felt during redevelopment ....
I still remember your words krishna sir " bechke nikal jao in case of redevelopment " from your previous videos...how much ever we thankyou is not enough for making us understand the situation with solution 👌🏻😍
If we sell our old flat to builder (redeveloper) before redevelopment, at what cost will he buy our flat. i.e. if the value of the same flat in new construction is Rs.25 lacs so will he give us Rs.25 lacs or less than that as ours being old flat/construction.
Whatever the British built and left in south mumbai still stands good...our politicians builders destroyed all our cities by spreading slum clusters and now redevelopment which is basically vertical slums
Namaskar uncle lekin jinki building Girne ke kagar per Aakar Khadi Hui Hai BMC ki notice lagne Wali Hai vah Log Kya Karen development Nahin Karen Ghar Mein Baithe Rahe
After redevelopment m.c.members take flats at higher floors ( which has higher sales price & higher rent & preferred by prospective buyers & rental tenants) & other get at lower floor ( from 1st floor) who have to face several nuisance & problems!
According to your suggession, the best option for the society is "to sell off the entire land & building, lock-stock-barrel". You have mentioned this in brief, just one sentence! I request you to elaborate this option in more details from the angle of co-operative law/act. Can a co-op hsg society transact like a private person?
Coop hsg society is a "body corporate" or "legal person" in the eyes of law, and yes, it can transact business exactly like a private person who owns the property i.e. the land. I will make a detailed video on this. Thank you for sharing your thoughts and giving me a good suggestion.
DGS builder has recently screwed residents of the famous Nensey colony of Borivali East. This society has been in Borivali for over 50 years, he got the plot evacuated and building demolished after initiating the redevelopment only to turn around and say that he is unable to continue with project! Now 30 buildings / 400 families are screwed!!
one of flat member is in litigation with a bank who had this flat as guarantee/security. They are in court. What is the impact on redevelopment efforts? The offender in this case is one of the committee member and is already directly dealing with builders without proper PMC involvement etc. Any pointers?
Sir, looks like tou have a 100% negative opinion. There are so many successful redeveloped societies in Mumbai alone. Yes its risky because there are corruption everywhere in MCM, in BMC. In mahada & cheating by builders. So one has to take steps with utmost care.
It is observed that society committee and builder/devloper share profit out of difference between rate of land and cost of counstuction+rent paide , what should be distributed among shareholders (members).. This chapter dosen't include is in RERA. I know you,can promote this to the government lavel..
You have told that a Developer should purchase the flat, My flat cost is Approximately 70 L, I stay in Mumbai in a MHADA Society, if i sell my flat for 70 L, where in Mumbai can I get a same property for 70 L in Mumbai in new construction
Can WhatsApp be considered as an official way of communication? Our Managing committee relays info about redevelopment on WhatsApp when some of the members do not have WhatsApp. We have requested the committee to put the notice on the board but they do not listen.
@Rakhi. Managing committee should put everything especially with regards to society matters including redevelopment updates on the notice board which is mandatory as per the society bylaws. They can also put the society updates on the whatapp group of society members for those who don't stay in the society premises.
@@yuvrajmehta7744thank you for your response. I do not have WhatsApp but my brother does so he is added to the group. Since he post queries on my behalf committee is contemplating removing him from the group and keeping on flat owners in the group. Can they do that?
@@rakhit8523 Your Managing committee should not do that if you have no objection and have given your consent to add your any family member's name in the whatapp group for your convenience and comfort. Make sure your brother should post the messages with your consent and consultation as well which should be sensible, logical and in the interest all society members.
@@yuvrajmehta7744 absolutely, all posts or queries on behalf of me. But managing committee does not like members who speak up and ask questions. They find ways to silence ppl like us.
@@rakhit8523 Yes you are absolutely correct because members instead of raising their voice against wrong doings/Decisions and keeping no transparency in all society matters by Managing committee they do CHAMCHAGIRI Instead. But remember one thing wrong acts done by anyone will surely be punished sooner or later because truth does not require cowards support and one brave person can fight alone for his/her genuine right.
Honestly this happens when committee members are fraud and they are involve in illegal practice with builders. Sir can you please make a video on different documents that can we expect from our managing committee and builder in redevelopment process and what steps we can take if they do not share any documents or information?
@@RupeshSingh-ov9ei What give examples? Pl go and see hundreds of old societies done successfully redevelopment . My parents society in Pune did development in 2.5 years flat. Builder gave full rent during the period .
Illuminating video, however I do not agree with the documents point. If properly registered, they can be very easily retrieved in form of certified copies. Any simple lawyer can get them for you for a small fee. That is the point of registration. An entry has been made in the register at the nagar nigam. Same for property tax.
There are many societies in Maharastra charging exorbitant charges while issuing NOC for transfer. In many cases registrar have taken action under section 79 A (3) but it gets reverted in later appeal at Joint registrar. Can you guide in such cases....
I agree with all your points. If I consider all points, then one should not go for redevelopment. Ok. What next? Old building conditions are not good and maintainable. The only solution is to redevelop the existing building. Either self or by builder. How much will I get if I sell before redevelopment? Peanuts. The builder will not buy my flat, and even if he does, it will have around 30-50% less value compared to the property value after redevelopment.
Same thing has happened with us... committee members are getting bigger carpet area... committee members had signed the agreement so that our developer got more FSI by submitting our papers under SRA.
I am alone fighting....because I got the proof by RTI that our committee members had signed the agreement...about SRA. My lawyer is saying....he has given more carpet area to individuals...whitch was promised..so we can't go to court against him...also he has not registered the project under the RERA
That mns we should not go for redevelopment.?in some if the cases it may happen.but GD developer who is constructed societies he wl not cheat on us it's a posibolity1 percent.if we out al relevant points in agreement t binging on developer.he is liable to finish the work n deliver.the flats ss agreed.there r renowned builders who r successfully delivery don.its possible in som cases.negativity.so tge problm is to operate with each other n stand united at any cost.then only its posible
Very true and factual explaination with very good information by Krish Sahab.Most of landlords/builders with the help of bureaucrats are using Mal Practices against society members.
Sir, even if the flat owner plans to sell...should he not be asking for the appreciated rate (possession date after 3-4 years) instead of current market price?
He may ask for whatever he wants, but what he will actually get is a market-determined value i.e. market price. Market price is what buyers are willing to pay for your house in its present condition.
Managing committee should be faithful to the society members then only this redevelopment is possible, but most of the Managing committee members wants extra benefits from the builders so they ditch other members and thus the process of redevelopment fails. How about self-redevelopment instead of redevelopment through builders.
Sir , After my mother demise , the matter is pending before the high court for title with my mother. Now Question is :- Can society gives my room without my consent to the Builder and I already informed the society about the matter ? Please sir reply me urgent....
Sir hamari bunglow housing co op society hai Lagbhag 75% members join hokar builders ko approach kar rahe hai, redevelopment ke baad bunglow nahi rahega, flat milega. We don't want to live in flat. Can we protect our bunglow
Sir, our society just entered for redevelopment of our society which is just a single building. The builder has a plot adjourning to our society and hence he bought our building as well, so he gets a good front. His planning is to build is multiple tower society and the existing owners get some percent extra. He gave us 3 to 4 years' time limit to build our building first and then other towers simultaneously. You are spot on when you say Single flat owners are just like an Ant for these builders and they do not bother to listen or speak to them. Sometimes I think it is better to sell the flat and buy a ready flat instantly instead of waiting for 3 to 4 years for possession. To be very frank, these so-called big societies are worst when it comes to Unity, they all fight day in day out to prove other wrong or themselves right. In chawl system, at least people will help you in need, but in societies they will pull you down. My personal experience. I am still confused whether I should sell my flat before DA signing or I should wait for 3 to 4 years to get a new building.
Both waiting and selling off has advantage and disadvantage...the question is what is the real value you want?... if you think that you can afford to sell off the flat today at good price and buy similar property of same carpet area in your locality in newer buildings then selling off is a good option to save your self from all the hassle of redevelopment... But if you cannot buy a similar property and have to move out to other far away location to buy similar property with same carpet area then you can wait and evaluate your position to see if you would like to take the calculated risk of redevelopment which will appreciate the value of your old property by almost 1.5x ...see if it is worth the risk.
Thanks that our developer is not the owner he is only developer in the agreement. Only the problem is that our share in the land has decreased. Our builders reputation is good and developed 5-6 properties and the dwellers are happy with his work.
No builder will pay and buy the society or flat owners on outright basis. Instead in redevelopment there is a provision as per the cluster redevelopment policy DCR 33(9) where you are entitled to get extra residential area of 50% in place of your existing residential tenement which is higher then 375 sqft and Minimum entitlement is 600 sqft for every flat owner if his area is below 375 sqft. Secondly you have the right to sign the PAAA which should be registered and covering all your clauses where your rights of your flat occupation is incorporated. Thirdly Buidler is entitled to pay you the annual rents and post dated Cheques till the building is not full completed and you are not given possession. Hence Mhada which is a government body plays a very important role certifying your flats and your eligibility criteria for the ownership of the flat. So it is very important for each and every society general body to ensure that in their AGM they should do the due diligence of the builder, check his experience and then give their consents for redevelopment. Note : Society Self Redevelopment is not a practical solution.
Mhada ki koi bhi property land flares koi ek adami outright me kharid nahi sakta,in case koi kharidna chahta hai toh adhik rate dena chahiye,RCC construction guaranty 50yrs writing me likhwa lena chahiye court me jaise case stand kare woh points society ne DA IA POA Consent me pahele se hi likhne chahiye
I have had 2 properties redeveloped. Prop 1 - SRA took 15-13years for 23 Floors no managing committee, no knowledge. Prop 2 - Private Builder. Managing committee knowledgable, strong paper work, mix of democracy and dictatorship where needed. 4.5yrs to complete 5 wings of total 200 flats.
Sir, please advise if one of the office bearer viz. Chairman n few committee members keep the other ffice bearers viz Secretary n Trasurer in dark n in connivance with builder manages the majority without paying any attention to past performance even though pointed out by majority of the committee members n also Secretary n Treasure. Please advise
Abhi bhi istrah ka kaafi hota hai kya?? Kyunki flat system to ab common ho gya hai,,Gaaon ke log ya shahar ke log saare Awared ho gye honge,, exceptions ki baat nahi krunga mai. Kya builders Developers 100 flat owners ko is trah se aaj kal Batli me utaar lete hai kya😢
Self redevelopment is of course very good Idea but it requires a very good team of members who have sufficient knowledge about civil engineering/construction of building including all the materials with regards to their quantity, quality and especially rates etc.And most importantly society should be able to sell the flats in the market to repay the bank loan well in time otherwise it becomes dangerous for the society to get rid of the loan and interest on loan amount.
@@rafatshaikh760 Very true but in case of society is not able to extra flats which are selling components other than flats constructed for the existing members of the society in case of self redevelopment. If the society is going through the Developer/Builder the whole headache is of the builder.
these are being happening in NALLASOPARA WEST.SOCIETIES . Once self redevelopment schemes must intry , devoloper lobby is extreme power , keeps every authority in hands.
Very informative video sir ! Sir please tell what action can residents take if managing committee is not listening to residents and they are thinking of their benefits only. For example - in my society solar heater facilities have been abandoned and some of the infrastructure is still operational. Now some residents are getting benefits including managing committee members but some residents are not. My ask is everybody is paying equal maintenance then every one should get the facility or none. Or RWA should reimburse or compensate the monetary. What do you suggest sir?
Gentrification is the next phase of urbanization. Nobody can stop it. It is happening in developed countries and cities like Singapore , Hong kong, Chicago etc.
In our case we have a fullproof agreement with the builder/developer he will be providing rent for our accommodation during construction period and complete the construction in 24 months.
We were fortunate to get a good builder, who completed the project and gave us original members more carpet area apparments. We got a lawyer to make our redevelopment agreement, which we studied and made a few changes. Our building is in a mhada colony. We original members have benefited and live like one big family with old and new members. The important point is consult a lawyer before signing any papers.do not vacate till the redevelopment agreement is signed. All Members must participate on the negotiations with the builder.
@ Ranjna Bali . Advocate should be loyal towards the society and have sufficient knowledge and experience about the redevelopment of old buildings of cooperative housing Societies. Members should not vacate their flats till redevelopment agreement as well as P.A.A.(Permanent Alternative Agreement) between the builder and Society and each member of the society is signed respectively. Also make sure that builder has procured the I.O.D. (Intimation of Disapproval)from the BMC.All the terms and conditions should be clearly mentioned in the Agreements with regards to the extra area other than existing flat areas,each material to be used in the construction such as sand,cement, bricks, ceramic tiles, electric wiring and switches, sanitary Items should be specified with regards to its make and quality with 3 three options of equal value and quality of branded products. Make sure that for every single thing and delays in payment of rent and corpus funds penality clause should be there.
Sir,very informative video Sir,kindly guide can any co.bank sanction loan to co.hsg.Ltd.,in case the members of society ... going to develop individually by constructing two three flat extra and same will be sold out to proposed purchasers and society will closed loan from consideration getting from extra flats or proposed purchaser
Krish, it's nice to "see" you again. :) Could you tell me if it's okay to consider an extension redevelopment for a CGHS if members don't have to leave and move out of your flat. A lot of neighbourhood societies (I live in New Delhi) have gone through similar processes and become 4BHKs from 3BHK, and the same is proposed in our society as well by managing commitee who're planning to do this (tower-wise) directly with the help of architectural firms and working with DDA to get all FAR extensions etc. Is your answer in this case the same as you've given to Akshay Dusane? Pl let me know as I don't understand these terms as well.
While it seems like a good idea at first (because it does not dishouse the existing residents), it later on becomes a mess because you now have a hybrid of old and new structure, joined at the hip. That will not age well!
@@KrishnarajRaoUrbanNaxal For complet redevelopment, old structures has to be removed from the bottom making it clear land area. So the point of hybrid structures does not arise. Such is the practice in Gujarat
Very informative video. Even a lay person can relate to the situation demonstrated with the use of a corn cob. During the recording you accidentally cut your finger. This is exactly how a displaced owner of a former Sty, let's call him space-owner (SO), bleeds to death internally when the re-development project is extended over the two yr period for which the Developer has made advance payments to the original 'Space Owners'. My Question- Don't the original SO's hv any other option other than outright sale to Developer? I hv heard about self-development. Hv gone thru videos of many architects. But, even in those circumstances there is a likelihood of delays in completion of project in time. Isn't there any way to mk it safer for original SO's. Your views will be much appreciated.
The main problem in almost all societies is that no one is interested in coming on the management committee since it is an unpaid job and social service. But everyone is ready to complain for anything and everything. So blaming management committee is not good. In many societies, people come on the management committee board when they are considering opting for redevelopment and considering the benefits if you are on the management committee.
You are not educating people but scaring people away from redevelopment. However, redevelopment is a harsh reality, and you have to face it whether you like it or not. The life span of each building is small if constructed with cement. Today, all the buildings are constructed with cement. Hence, it starts deteriorating after the construction itself. Hence maintenance of the building is major work for the management committee. Efficient maintenance of the building increases the life span of the building. However, the average life span of the building is 30-50 years. So in Mumbai, the government allows redevelopment after your building reaches 30 years of age. In some areas, 70-80 or even 100-year-old buildings are still there, but the condition of most of the buildings is not good. Every Mansoon 1 or 2 buildings collapse, killing many people and injuring many. In this case, the government throws people into transit camps, and transit camps are living hells. If the government declares your building type C, you lose control of the building. The building will be demolished by the government as a dangerous building and uninhabitable. You may get someplace in a transit camp or you are on the road.
Now about the redevelopment. It is a big project which you know nothing about or do not have any expertise. So by default, you are in a vulnerable condition. But people can be wise, and now a days a lot of information is available on the internet.
1. All the steps taken must be followed under 79A. All the steps must be documented and communicated well with every member of the society.
2. When opting for the redevelopment, you must finalize your demand considering ongoing projects in the neighborhood, your property size, your property condition, property location, accessibility from roads, conveyance, how many flats and buildings are there in your society, and many more criteria. Then get it approved in the special GM. Here brainstorming and some fights are expected. You may need many more SGM's to finally get approval for redevelopment.
3. Each redevelopment project is different from others and comes with its own difficulties. It also depends on present day laws approved by the local government. So do not compare your project with other ongoing projects. This is first and foremost condition when going for redevelopment. Many members fails to understand this and keep comparing or keep feeding good or bad information of other projects which is not relevant to your project. Stick to your own project and pros and cons of the project. Transparancy among the members is very important for successful project implementation. Hence government created guidelines and not rules for redevelopment, so it is flexible for each project.
4. First task after getting approval for redevelopment is to prepare redevelopment committee which will work only on redevelopment. If the society is small, then a be management committee becomes redeveopment committee. But if any member interested, then accommodate them, so that the process will be smooth and there are less differences. Take sometime after every step for breathing, so that even if you made any mistake, then you can rectify it and resolve it. Communicate each member with the documentation specially in native language and in English. It will reduce lot of noise in the members. Allow members to speak, it will reduce lot of heart burn and tension of members.
5. Second step is to select PMC. Do not make any mistake of skipping this step. Take your own time to complete this process. Advertising, getting offers, opening offers, interviewing, visiting projects, and then selecting PMC in Special GM. When you start this redevelopment project, many builder agents start approaching you with offers. Asking you to give the project directly to builder giving benefits to committee and others. Local politicians will also try to get involved, and you have to avoid all this. This is a trap, and you should avoid this and follow the proper steps. The more you brainstorm, better for the project.
6. Third step is to appoint advocate/Legal Advisor for the project for the entire project life. Most of the redevelopment projects skip this and face the difficulties in later stages. Since there is no permanent legal advisor, and temporary legal advisors are costly and non-comital. PMC selection is very crucial. If you choose wisely, then you will suffer less.
7. Once you achieve this, then next step/Forth step is to get the feasibility report developed by PMC with all your requirements approved in the Special GM while approving redevelopment. If there are any changes, then communicate with each member. then call Special GM and get feasibility and your requirement confirmed before next step.
8. Fifth step is very crucial of selecting the builder. But before that, get your conveyance done if not done, and do not leave it for builder to do it. They will reduce your benefit for this. Also check your property details and confirm everything is proper and there is no dispute or issues related to any society or members and get them resolved. There are many land related disputes and societies are not aware of this. When they start redevelopment, then they come to know and the project gets delayed. Like this there are many issues unknown to societies, which will delay the project for unlimited time, and people gets frustrated. So to avoid all this mess and work, generally management committee selects the builder directly without following due process and gets trapped in the hands of the builder. Here builder will take all the benefit. He moistures hands of management team to reduce the opposition for his work.
9. While selecting builder/developer follow all the steps without fail, like advertising. Get pre-bidding done instead of tendering. It will filter all the small builders out in the first step itself. It will reduce future financial and other difficulties. Select established builder with self net worth and reputation. Visit the projects current , completed and old to get an idea of the work done by the builders. Allow PMC to scrutinize the process and prepare the report and follow PMC at each step of the project. Let PMC do all the work for you, since he is appointed for this purpose only, and be in constant communication with PMC. Even if you did not know something, learn it from PMC and do not hesitate. If legal help required in this process, take help of legal advisor. Educate yourself in each step. Understand each step, consider the risks and then confirm it. Always communicate with all members the progress of the project. Select the builder in front of registrar, but before that go for Special GM for multiple times. Inform all the members about the process, builders. Take their opinion. Create a consensus on finalization of the builder. It is very time consuming and many committee members are not interested in all this. But insist on all the steps patiently. Take all the time you have before selecting the builder/developer. Once you select the builder/developer there is no looking back. Although you can put conditions in DA for removal of builder/developer in dispute, it is not that easy and your project will get long delayed if it becomes legal dispute between builder and society. So stop after every step, brainstorm in committee for future steps and risks involved. If required call Special GM to resolve the issues. It will help in long run.
10. Once builder gets selected allow builder and PMC to proceed further in approval process. At the same time prepare DA agreement document in consultation with legal advisor. Share your version with builder and ask him to include your terms in the agreement. Have meetings with the builder. Discuss on the plan, amenities, fittings, material used, color and many many more in details before finalizing on DA agreement. Floor/flat selection for members is guided by registrar. If you have 20 flats in society and new building is of 20 floors, then start from bottom floor with flat 1 and reach 20th floor for last flat. This is good solution. If there is any dispute then you have to call a meeting with the registrar and go for lottery system, by taking appointment of registrar and then video recording the entire process to reduce further disputes. It is up to you what to follow.
11. Once DA is signed, then next step is getting IOD and then CC. Many times builders hurries for shifting members before getting IOD and CC. But do not do this. Also complete the process of getting consent of each member of the society. Also get all the individual member agreements completed. Documentation is very important in this entire process. If possible do it yourself with some help.
12. Finally after all these steps you move out of the property. This is a very long process. You need some experienced people on the committee of redevelopment. Take every step cautiously. If you follow all the steps/guidelines created by government there are less chances of getting in to trouble. Mind it, this is just the beginning. Next step is 3-4 long years of waiting if everything goes as planned till coming back in new property.
Fantastic. Thank you for giving hope and positivity to those who want to get away from those old leaky buildings 😊✌
Our Old building got demolished and builder stopped paying rent due to some bmc excuse and when we asked managing comittee for Bank guarantee from builder they said ..there is no bank guaranty ...builder had takem Mc on their side ..i remember how i paid 40k rent per month from my pocket without a Job for years .
I never felt so anxious , stressed and insane then what i felt during redevelopment ....
I still remember your words krishna sir " bechke nikal jao in case of redevelopment " from your previous videos...how much ever we thankyou is not enough for making us understand the situation with solution 👌🏻😍
Bhecke Nikal jaao.... I Always think this from Years...
Please provide me the link to the video where Mr. Krishna Raj gives this advice. Thanks.
Amazing clarity. Good for existing apartment owners and new builder. No painful hassles. No useless time waste to courts.
Thank you Krish very important advice.
I am saving this video and passing it to my friends .....
This needs to spread like wild fire 🔥🔥
Kitni mehnat karte h ap samjhane me thanks sir
If we sell our old flat to builder (redeveloper) before redevelopment, at what cost will he buy our flat. i.e. if the value of the same flat in new construction is Rs.25 lacs so will he give us Rs.25 lacs or less than that as ours being old flat/construction.
Less
5 to 10% less
How you stop the redevelopment process as an individual flat owner if you don't agree to it.
Actually managing committee members take tons of cash from builder for redevelopment.
Rightly said in our society there are two people having power in hand and other people don't even say against him.
Your solution is the most practical thing ever. Just liquidate your flat, buy a new ready possession house and live happily ever after.
Whatever the British built and left in south mumbai still stands good...our politicians builders destroyed all our cities by spreading slum clusters and now redevelopment which is basically vertical slums
Correct
Namaskar uncle lekin jinki building Girne ke kagar per Aakar Khadi Hui Hai BMC ki notice lagne Wali Hai vah Log Kya Karen development Nahin Karen Ghar Mein Baithe Rahe
Very very very indepth details
Sir I wish you need more grow on TH-cam
अतिशय समर्पक माहिती दिली सर.धन्यवाद
Excellent information. Thx a lot.
Perfect thanks
After redevelopment m.c.members take flats at higher floors ( which has higher sales price & higher rent & preferred by prospective buyers & rental tenants) & other get at lower floor ( from 1st floor) who have to face several nuisance & problems!
According to your suggession, the best option for the society is "to sell off the entire land & building, lock-stock-barrel".
You have mentioned this in brief, just one sentence!
I request you to elaborate this option in more details from the angle of co-operative law/act. Can a co-op hsg society transact like a private person?
Coop hsg society is a "body corporate" or "legal person" in the eyes of law, and yes, it can transact business exactly like a private person who owns the property i.e. the land. I will make a detailed video on this. Thank you for sharing your thoughts and giving me a good suggestion.
@@KrishnarajRaoUrbanNaxalsir if we want to sell individual flat to the builder will he give more money than outside buyer?
Information & honesty is good. But what about flat owners who are mentally attached with the location & comforts and don't want to sell out at all ?
Perfact solution and suggestion.
What a core explanation... Very informative
DGS builder has recently screwed residents of the famous Nensey colony of Borivali East. This society has been in Borivali for over 50 years, he got the plot evacuated and building demolished after initiating the redevelopment only to turn around and say that he is unable to continue with project! Now 30 buildings / 400 families are screwed!!
Bro whats the current status? Does work restart any idea 😢😢plz reply
one of flat member is in litigation with a bank who had this flat as guarantee/security. They are in court. What is the impact on redevelopment efforts? The offender in this case is one of the committee member and is already directly dealing with builders without proper PMC involvement etc. Any pointers?
Sir, looks like tou have a 100% negative opinion. There are so many successful redeveloped societies in Mumbai alone. Yes its risky because there are corruption everywhere in MCM, in BMC. In mahada & cheating by builders. So one has to take steps with utmost care.
It is observed that society committee and builder/devloper share profit out of difference between rate of land and cost of counstuction+rent paide , what should be distributed among shareholders (members)..
This chapter dosen't include is in RERA.
I know you,can promote this to the government lavel..
You have told that a Developer should purchase the flat, My flat cost is Approximately 70 L, I stay in Mumbai in a MHADA Society, if i sell my flat for 70 L, where in Mumbai can I get a same property for 70 L in Mumbai in new construction
You can get in similar type of building
Awesome information sir ! Thank you so much ! God bless you !
Very knowledgeable sir & emotionally touching too
Can WhatsApp be considered as an official way of communication? Our Managing committee relays info about redevelopment on WhatsApp when some of the members do not have WhatsApp. We have requested the committee to put the notice on the board but they do not listen.
@Rakhi.
Managing committee should put everything especially with regards to society matters including redevelopment updates on the notice board which is mandatory as per the society bylaws. They can also put the society updates on the whatapp group of society members for those who don't stay in the society premises.
@@yuvrajmehta7744thank you for your response. I do not have WhatsApp but my brother does so he is added to the group. Since he post queries on my behalf committee is contemplating removing him from the group and keeping on flat owners in the group. Can they do that?
@@rakhit8523
Your Managing committee should not do that if you have no objection and have given your consent to add your any family member's name in the whatapp group for your convenience and comfort. Make sure your brother should post the messages with your consent and consultation as well which should be sensible, logical and in the interest all society members.
@@yuvrajmehta7744 absolutely, all posts or queries on behalf of me. But managing committee does not like members who speak up and ask questions. They find ways to silence ppl like us.
@@rakhit8523
Yes you are absolutely correct because members instead of raising their voice against wrong doings/Decisions and keeping no transparency in all society matters by Managing committee they do CHAMCHAGIRI Instead. But remember one thing wrong acts done by anyone will surely be punished sooner or later because truth does not require cowards support and one brave person can fight alone for his/her genuine right.
Very enlightening video. May God bless you Sir.
Very good some more videos are expected 👌
Sir you will need proper set-up like
One in proper DSLR camera
And one digital board sir
Honestly this happens when committee members are fraud and they are involve in illegal practice with builders. Sir can you please make a video on different documents that can we expect from our managing committee and builder in redevelopment process and what steps we can take if they do not share any documents or information?
As such every activity can be called dangerous with assumption that some people will not have good intention.
. Thousands of society have done .
You are lying . If proper process is followed then redevelopment will not have any issue .
@@RD-ij2sz give an example bro..
@@RupeshSingh-ov9ei What give examples? Pl go and see hundreds of old societies done successfully redevelopment . My parents society in Pune did development in 2.5 years flat. Builder gave full rent during the period .
Very well explained Krishnaraj ji.
Thank sir,an eye opener.
What is the solution
What about self development like what was happening during 1970's etc.
Illuminating video, however I do not agree with the documents point. If properly registered, they can be very easily retrieved in form of certified copies. Any simple lawyer can get them for you for a small fee.
That is the point of registration. An entry has been made in the register at the nagar nigam.
Same for property tax.
Yes right
Very good video. Thanks
Dada saheb namaskar
Bahut khub 🙏
Mai bhi ek chairmen hun.
Sahi kaha aap ne .
There are many societies in Maharastra charging exorbitant charges while issuing NOC for transfer. In many cases registrar have taken action under section 79 A (3) but it gets reverted in later appeal at Joint registrar. Can you guide in such cases....
I agree with all your points. If I consider all points, then one should not go for redevelopment. Ok. What next? Old building conditions are not good and maintainable. The only solution is to redevelop the existing building. Either self or by builder. How much will I get if I sell before redevelopment? Peanuts. The builder will not buy my flat, and even if he does, it will have around 30-50% less value compared to the property value after redevelopment.
Sir, this video has started giving me goosebumps as my apartment is aged 9 yrs. I will sale it after 2 yrs (max). Patli gali se nikal luunga😂😂😂
You can safely stay till your apartment is aged 25 years, unless your office-bearers get a case of "redevelopment-khujli" 😂
Same thing has happened with us... committee members are getting bigger carpet area... committee members had signed the agreement so that our developer got more FSI by submitting our papers under SRA.
I am alone fighting....because I got the proof by RTI that our committee members had signed the agreement...about SRA. My lawyer is saying....he has given more carpet area to individuals...whitch was promised..so we can't go to court against him...also he has not registered the project under the RERA
Can members lodge a complaint against committee members?
That mns we should not go for redevelopment.?in some if the cases it may happen.but GD developer who is constructed societies he wl not cheat on us it's a posibolity1 percent.if we out al relevant points in agreement t binging on developer.he is liable to finish the work n deliver.the flats ss agreed.there r renowned builders who r successfully delivery don.its possible in som cases.negativity.so tge problm is to operate with each other n stand united at any cost.then only its posible
Fantastic every would be redeveloping society members should note this vidios
Can i get a loan on a property which is 50 years old? Do i have to pay the entire lian if it goes to redevelopment in say 5 10 years.
Be cautious don't hurt urself ur prices less
Very true and factual explaination with very good information by Krish Sahab.Most of landlords/builders with the help of bureaucrats are using Mal Practices against society members.
What about the option of self redevelopment. Society under takes the redevelopment without involvement of builder.
Sir Thanks for sharing . God Bless. 👍🙏🌹
If we want to stay in same locality and there are no options in similar price then what will be solution to redevelopment of old housing society?
Shilpa patel what a brilliant video 👍👍. very informative . thank you sir .may god bless you 🙏🙏
Sir, even if the flat owner plans to sell...should he not be asking for the appreciated rate (possession date after 3-4 years) instead of current market price?
Why will builder bear interest of 3-4 years on appreciated price?
He may ask for whatever he wants, but what he will actually get is a market-determined value i.e. market price. Market price is what buyers are willing to pay for your house in its present condition.
Managing committee should be faithful to the society members then only this redevelopment is possible, but most of the Managing committee members wants extra benefits from the builders so they ditch other members and thus the process of redevelopment fails. How about self-redevelopment instead of redevelopment through builders.
Sir , After my mother demise , the matter is pending before the high court for title with my mother.
Now Question is :- Can society gives my room without my consent to the Builder and I already informed the society about the matter ?
Please sir reply me urgent....
Call me tomorrow afternoon to discuss. My nos are 9821588114 and 8169471229.
Sir hamari bunglow housing co op society hai
Lagbhag 75% members join hokar builders ko approach kar rahe hai, redevelopment ke baad bunglow nahi rahega, flat milega. We don't want to live in flat. Can we protect our bunglow
Sir, our society just entered for redevelopment of our society which is just a single building. The builder has a plot adjourning to our society and hence he bought our building as well, so he gets a good front. His planning is to build is multiple tower society and the existing owners get some percent extra. He gave us 3 to 4 years' time limit to build our building first and then other towers simultaneously. You are spot on when you say Single flat owners are just like an Ant for these builders and they do not bother to listen or speak to them. Sometimes I think it is better to sell the flat and buy a ready flat instantly instead of waiting for 3 to 4 years for possession. To be very frank, these so-called big societies are worst when it comes to Unity, they all fight day in day out to prove other wrong or themselves right. In chawl system, at least people will help you in need, but in societies they will pull you down. My personal experience.
I am still confused whether I should sell my flat before DA signing or I should wait for 3 to 4 years to get a new building.
Sell off.your prop and buy another
Sell your property & go and live in chawl every one will co operate you
Both waiting and selling off has advantage and disadvantage...the question is what is the real value you want?... if you think that you can afford to sell off the flat today at good price and buy similar property of same carpet area in your locality in newer buildings then selling off is a good option to save your self from all the hassle of redevelopment... But if you cannot buy a similar property and have to move out to other far away location to buy similar property with same carpet area then you can wait and evaluate your position to see if you would like to take the calculated risk of redevelopment which will appreciate the value of your old property by almost 1.5x ...see if it is worth the risk.
Can society go ahead with redevelopment if court case is pending against society in Cooperative court?
Thanks that our developer is not the owner he is only developer in the agreement. Only the problem is that our share in the land has decreased. Our builders reputation is good and developed 5-6 properties and the dwellers are happy with his work.
Pls sent me that urs builders phone no.n address pls
No builder will pay and buy the society or flat owners on outright basis. Instead in redevelopment there is a provision as per the cluster redevelopment policy DCR 33(9) where you are entitled to get extra residential area of 50% in place of your existing residential tenement which is higher then 375 sqft and Minimum entitlement is 600 sqft for every flat owner if his area is below 375 sqft.
Secondly you have the right to sign the PAAA which should be registered and covering all your clauses where your rights of your flat occupation is incorporated.
Thirdly Buidler is entitled to pay you the annual rents and post dated Cheques till the building is not full completed and you are not given possession.
Hence Mhada which is a government body plays a very important role certifying your flats and your eligibility criteria for the ownership of the flat.
So it is very important for each and every society general body to ensure that in their AGM they should do the due diligence of the builder, check his experience and then give their consents for redevelopment.
Note : Society Self Redevelopment is not a practical solution.
How do u know all these details? Did you go through it?
Mhada ki koi bhi property land flares koi ek adami outright me kharid nahi sakta,in case koi kharidna chahta hai toh adhik rate dena chahiye,RCC construction guaranty 50yrs writing me likhwa lena chahiye court me jaise case stand kare woh points society ne DA IA POA Consent me pahele se hi likhne chahiye
Thank you very much sir.
I have had 2 properties redeveloped.
Prop 1 - SRA took 15-13years for 23 Floors no managing committee, no knowledge.
Prop 2 - Private Builder. Managing committee knowledgable, strong paper work, mix of democracy and dictatorship where needed. 4.5yrs to complete 5 wings of total 200 flats.
Excellent
Mine project is under issue since 11 yrs 7th floor Hal bana h uska cc nhi aaya h not getting what to do even best is asking for tdr benefit of 58 lac
Sir, please advise if one of the office bearer viz. Chairman n few committee members keep the other ffice bearers viz Secretary n Trasurer in dark n in connivance with builder manages the majority without paying any attention to past performance even though pointed out by majority of the committee members n also Secretary n Treasure. Please advise
Abhi bhi istrah ka kaafi hota hai kya?? Kyunki flat system to ab common ho gya hai,,Gaaon ke log ya shahar ke log saare Awared ho gye honge,, exceptions ki baat nahi krunga mai. Kya builders Developers 100 flat owners ko is trah se aaj kal Batli me utaar lete hai kya😢
Self redevelopment is of course very good Idea but it requires a very good team of members who have sufficient knowledge about civil engineering/construction of building including all the materials with regards to their quantity, quality and especially rates etc.And most importantly society should be able to sell the flats in the market to repay the bank loan well in time otherwise it becomes dangerous for the society to get rid of the loan and interest on loan amount.
Loyalty is the guide line
@@rafatshaikh760
Very true but in case of society is not able to extra flats which are selling components other than flats constructed for the existing members of the society in case of self redevelopment. If the society is going through the Developer/Builder the whole headache is of the builder.
@@yuvrajmehta7744
What a brilliant video Sir!!
💯% TRUE! Eye opener Sir 🙏
these are being happening in NALLASOPARA WEST.SOCIETIES .
Once self redevelopment schemes must intry , devoloper lobby is extreme power , keeps every authority in hands.
Love your videos
Very informative video sir !
Sir please tell what action can residents take if managing committee is not listening to residents and they are thinking of their benefits only. For example - in my society solar heater facilities have been abandoned and some of the infrastructure is still operational. Now some residents are getting benefits including managing committee members but some residents are not. My ask is everybody is paying equal maintenance then every one should get the facility or none. Or RWA should reimburse or compensate the monetary. What do you suggest sir?
It is not a black-and-white solution. I will discuss several facets of this problem.
Gentrification is the next phase of urbanization. Nobody can stop it. It is happening in developed countries and cities like Singapore , Hong kong, Chicago etc.
Very informative
In our case we have a fullproof agreement with the builder/developer he will be providing rent for our accommodation during construction period and complete the construction in 24 months.
Bro number do apna, jaankari chahiye detail mai
Lekin full amt leke bhi utne paiso me vohi area me to ghar milega nahi to they will hw to go far places so what's the use.
Why isn't there a THANKS button for this video!
Sir , how about self redevelopment?
What are the challenges a society may face in self redevelopment?
This option he has not told. Why? Think.
@@mohinderkumar7298 self-redevelopment is the way to go but there is a lack of knowledge and awareness on that subject.
Self development or hybrid model of development should be done. Builder should not be given ownership rights or the documents.
Excellent explanation
Nice explained sir 👏
Genuine advice. Thanks sir
nice information
Understood it perfectly
Sir rent payment me issue hota h kya ??
🙏🏻👌🏻🚩🇮🇳🌷🌹💐🪷BHAGWAN AAPKA BHALA KARE VERY WELL EXPLAINED. I AGREE WITH YOUR OPINIONS. ....THANKS FOR TJE GUIDANCE.
Sir here in mulund many of sra projects slowly running from last 8to 15year
You're telling the only possibility as if managing committee has sold yhe land to builder. No. Society never sells land and will never sell away.
Sir can you make vedio on phasewise and greenfield which better its the need of hour thanks in advance .
😢
Update Explain all present day solutions to this topic.
Great presentation.long.livej.
We were fortunate to get a good builder, who completed the project and gave us original members more carpet area apparments. We got a lawyer to make our redevelopment agreement, which we studied and made a few changes. Our building is in a mhada colony. We original members have benefited and live like one big family with old and new members. The important point is consult a lawyer before signing any papers.do not vacate till the redevelopment agreement is signed. All Members must participate on the negotiations with the builder.
@ Ranjna Bali .
Advocate should be loyal towards the society and have sufficient knowledge and experience about the redevelopment of old buildings of cooperative housing Societies. Members should not vacate their flats till redevelopment agreement as well as P.A.A.(Permanent Alternative Agreement) between the builder and Society and each member of the society is signed respectively. Also make sure that builder has procured the I.O.D. (Intimation of Disapproval)from the BMC.All the terms and conditions should be clearly mentioned in the Agreements with regards to the extra area other than existing flat areas,each material to be used in the construction such as sand,cement, bricks, ceramic tiles, electric wiring and switches, sanitary Items should be specified with regards to its make and quality with 3 three options of equal value and quality of branded products. Make sure that for every single thing and delays in payment of rent and corpus funds penality clause should be there.
Can you name the builder, as we are planning for redevelopment
Thank you Sir
There should be some Rules for redevelopment from rera
Sir,very informative video
Sir,kindly guide can any co.bank sanction loan to co.hsg.Ltd.,in case the members of society ... going to develop individually by constructing two three flat extra and same will be sold out to proposed purchasers and society will closed loan from consideration getting from extra flats or proposed purchaser
Krish, it's nice to "see" you again. :) Could you tell me if it's okay to consider an extension redevelopment for a CGHS if members don't have to leave and move out of your flat. A lot of neighbourhood societies (I live in New Delhi) have gone through similar processes and become 4BHKs from 3BHK, and the same is proposed in our society as well by managing commitee who're planning to do this (tower-wise) directly with the help of architectural firms and working with DDA to get all FAR extensions etc. Is your answer in this case the same as you've given to Akshay Dusane? Pl let me know as I don't understand these terms as well.
While it seems like a good idea at first (because it does not dishouse the existing residents), it later on becomes a mess because you now have a hybrid of old and new structure, joined at the hip. That will not age well!
@@KrishnarajRaoUrbanNaxal For complet redevelopment, old structures has to be removed from the bottom making it clear land area. So the point of hybrid structures does not arise. Such is the practice in Gujarat
Very informative video. Even a lay person can relate to the situation demonstrated with the use of a corn cob. During the recording you accidentally cut your finger. This is exactly how a displaced owner of a former Sty, let's call him space-owner (SO), bleeds to death internally when the re-development project is extended over the two yr period for which the Developer has made advance payments to the original 'Space Owners'. My Question- Don't the original SO's hv any other option other than outright sale to Developer? I hv heard about self-development. Hv gone thru videos of many architects. But, even in those circumstances there is a likelihood of delays in completion of project in time.
Isn't there any way to mk it safer for original SO's. Your views will be much appreciated.
Sale land on government ready recknor rate to builder.
Builder must not be owner,he must be only contractor i.e. service provider.