Redevelopment seminar

Grand success of the seminar organized by www.redevelopmumbai.com (Edifice Erection Pvt.Ltd), which was very informative and educative .. the main objective was to spread the awareness among the societies members about the entire procedure of Redevelopment and 79(a) Maharashtra cooperative act. 

Mr.Durgesh Kothari gave speech on the fungible FSI calculations , Utkarsh Jani gave speech on role of Project management consultants and Mr. Dilip shah gave speech on scrutiny of Redevelopment agreement.

Shri Gopal Shetty, the Local MLA of Borivali was the chief guest, who accepted the invitation on short notice and graced the occasion , he also gave a lovely speech.

the audience was really good and very enthusiastic also raised really interesting questions.. 

we have finalized next seminar on 29th september at bandra , the venue and timings shall be public very soon...also we are going to be part of series of seminar (as a speaker) to be organized by leading gujarati news paper... 

we shall also come out with a dedicated youtube channel on our seminars and lectures very soon by year end...

please long on to www.redevelopmumbai.com for any query and do write us for any clarifications 

Redevelopment simplified - 10th August- Bombay Times

Utkarsh Jani-(Project Management Consultant)

Edifice Erection Pvt. Ltd

Redevelopment simplified 

We want to go for redevelopment but we only have 80% of consent of members for Redevelopment, can we still go ahead??

As per the guidelines given by the Maharashtra cooperative act 79(a),for 

Redevelopment of any housing society you need 75% of the consent to select the 

developer. On the basis of 75% consent society can obtain Registrar's NOC and 

society can also sign the development agreement with the developer. However, we must understand the valid reasons of dissenting members, if they are not genuine or obstructing the procedure with malafide intentions then before vacating the building the order for vacating such dissenting members must be obtained from the court if matter is not resolved amicably.

Our society is going for redevelopment but we are getting lesser offers than other buildings in the same locality, why?

In any redevelopment project, offers given are based on the plot area viz a viz 

consumed area occupied by members. There are many factors which determine the viability of the project, e.g whether the plot is in CRZ, if there are reservations like D.P. or municipal road, school, public housing, or there is no conveyance, or there is some balance FSI, any extra demands for terraces or garages. If the plot is affected by railway line or civil aviation zone. All such factors affect the project economy, Hence it is better not to look at the other plots and necessary to prepare the feasibility of your own plot from a PMC who has a licensed Architect and who is well acquainted with the MCGM development rules and regulations.  

Can we select a developer without following 79(a) procedure? 

No. There have been many complaints of irregularities received by registrar from 

members of societies gone for redevelopment, hence on 3rd January 2009 Maharashtra government issued guidelines for redevelopment of housing societies, the objective of the same is to bring transparency in the entire procedure of housing society's redevelopment. Such guidelines are highly recommended not only to maintain transparency but also to minimize the risk of the project as it mentions appointment of technical consultants to safeguard the interest of members, thus  the risk of getting cheated by the developer is minimized; Hence we advice to follow the 79(a) procedure.

For any queries 

Utkarsh.jani@edificeconsultants.in  

www.redevelopmumbai.com

Woman of Substance, Durga Shakti....

grown up listening to the stories of Goddess, interestingly in Hindu religion you have goddesses too, Muslims have Allah and Christians have god and these two religions are ruling the world. outside India a word Hindu has to be googled...

i don't believe in any god and i hardly have faith in any religion but one name Durga made me remember childhood stories of goddesses....

only 28 year old Durga shakti Nagpal has made so many headlines for the work she was supposed to do anyway, which in our country is novelty now...but as a professional having connected to construction industry , people must know the

drawbacks of sand mining and think of other options of greener materials. most of the river's natural flow is changed which is a serious concerns. in-spite being ban on sand mining in Gujarat and Maharashtra, in Bombay you get sand easily ...sad...

one can easily imagine the level of corruption in the trade, i truly salute Durga to have stood up against all odds to fight, which is commendable ...today you hardly get to see such brave young women of substance, otherwise you get to see lot of made up women seeking attention ...i am a strong believer of a women power, as i remember what my mother could do, my father could never do ...As they say there is always a woman behind a successful man , i would say there would be only women behind successful country...women are truly blessed with something called inner strength and will power which many men lack, no wonder mothers are called replacement of god ...today i realized it surely makes sense of telling stories of goddesses to a growing child .... 

we need many more such durga ,kali ,Ambe , laxmi, saraswati, bhavani, parvati, Sita, chandi, sati, radha, meera to make our nation ....

we call Bharat Mata but irony is that only so called politician Baap run the country....

jai hind and jai durga

Redevelopment Simplified- 3rd August Bombay Times

Utkarsh Jani-(Project Management Consultant)

Edifice Erection Pvt. Ltd

Redevelopment simplified 

We want to go for redevelopment but we only have 80% of consent of members for Redevelopment, can we still go ahead??

As per the guidelines given by the Maharashtra cooperative act 79(a),for 

Redevelopment of any housing society you need 75% of the consent to select the 

developer. On the basis of 75% consent society can obtain Registrar's NOC and 

society can also sign the development agreement with the developer. However, we must understand the valid reasons of dissenting members, if they are not genuine or obstructing the procedure with malafide intentions then before vacating the building the order for vacating such dissenting members must be obtained from the court if matter is not resolved amicably.

Our society is going for redevelopment but we are getting lesser offers than other buildings in the same locality, why?

In any redevelopment project, offers given are based on the plot area viz a viz 

consumed area occupied by members. There are many factors which determine the viability of the project, e.g whether the plot is in CRZ, if there are reservations like D.P. or municipal road, school, public housing, or there is no conveyance, or there is some balance FSI, any extra demands for terraces or garages. If the plot is affected by railway line or civil aviation zone. All such factors affect the project economy, Hence it is better not to look at the other plots and necessary to prepare the feasibility of your own plot from a PMC who has a licensed Architect and who is well acquainted with the MCGM development rules and regulations.  

Can we select a developer without following 79(a) procedure? 

No. There have been many complaints of irregularities received by registrar from 

members of societies gone for redevelopment, hence on 3rd January 2009 Maharashtra government issued guidelines for redevelopment of housing societies, the objective of the same is to bring transparency in the entire procedure of housing society's redevelopment. Such guidelines are highly recommended not only to maintain transparency but also to minimize the risk of the project as it mentions appointment of technical consultants to safeguard the interest of members, thus  the risk of getting cheated by the developer is minimized; Hence we advice to follow the 79(a) procedure.

For any queries 

Utkarsh.jani@edificeconsultants.in  

www.redevelopmumbai.com

Redevelopment process

STEPS INVOLVED IN THE PROCESS OF REDEVELOPMENT  

1)     Data collection and Preparation of feasibility report.

2)     Preparation of tender document and invitation of the offers from developers.

3)     Scrutinize the offers received from developers and finalize one developer on the basis of his offer, his market reputation, goodwill and his financial capacity.

4)     Prepare development agreement and finalize building plans with the selected developer.

5)     Preparation of municipal drawings and submitting the same in M.C.G.M. for I.O.D.

6)     Purchasing T.D.R. and Approving the building plans in lieu of purchased T.D.R. in M.C.G.M.

7)     Vacating and handing over the vacate and peaceful possession of the  building to the developer.

8)     Obtaining plinth C.C. from M.C.G.M.

9)     Completing the work upto plinth level and obtaining further C.C. for the entire work.

10)  Completion of the entire construction work.

11)  Obtaining occupation certificate of the completed building and giving possession of new flats to the members.

for more information

log on to     www.redevelopmumbai.com

Redevelopment or repairs ........ confused ???

WHAT IS REDEVELOPMENT?

Redevelopment is the process of demolishing existing old society building and reconstructing it by appointing a good developer who can construct and handover new flats to the society members free of cost with some additional benefits and make profit by utilizing balance plot potential by constructing additional flats and shops as per approval from M.C.G.M.

ADVANTAGES OF GOING FOR REDEVELOPMENT OVER REPAIRS

Today the societies are opting to go for redevelopment than repair for the following reasons :

Repairs                                                  Redevelopment

1) The repair work can increase life     Redevelopment gives a new  building

of the building by 3 to 4 years and       for which no major repairs required for

the problems can reoccur after few      longer period.

years.       

2) The old buildings are designed         New building is constructed with new

with old construction norms and           construction norms and hence can

hence cannot withstand with new         withstand with new climatic and

climatic and geographic conditions.      geographic conditions.          

3) For repairs members have to            In redevelopment, members get

spend money.                                        benefits in terms of money as well as

                                                              additional area.

4) In old building the steel inside           As the building is new this issue does    

concrete beams and column starts        not arise.     

corroding after 15-20 years which          

cannot be treated in repairs.

Thus in redevelopment, the members get new fresh building + additional area + monitory benefits without spending any money from their own pockets

leakages in building is a common problem and if not attended properly it starts eating the structure from within, hence i advice all those buildings which are built more than 30-40 years back, must contemplate the idea of Redevelopment only rather than wasting time and money on repairs... somethings are beyond repairs, be it stubborn woman or old dilapidated building ..

visit us at               http://www.redevelopmumbai.com  

Redevelopment simplified....Bombay times dated 06/07/13 (page.no.11)

Utkarsh Jani-(Project Management Consultant)

Edifice Erection Pvt. Ltd

Redevelopment simplified

Question 

We are a housing society going for redevelopment, but we are confused about which individual carpet areas to be considered, given in the agreement or as per physical measurements of flats?

Utkarsh simplifies  

Freezing individual carpet area is the most important and first step towards Redevelopment, as all the calculations are based on the area consumed by society members viz a viz plot area. Also the existing member’s fungible F.S.I. calculation is based on existing carpet area.  The carpet areas have to be worked out from approved plan copy of BMC by a licensed Architect. In case, Approved BMC plan is not available then the area as per assessment records is considered and if both records are not available then only physical survey of typical flat  (unmodified- original ) should be carried out and that carpet area should be considered.

Question

What is fungible FSI?

Utkarsh simplifies  

Fungible F.S.I. is additional F.S.I. allotted over and above the proposed principle F.S.I. The fungible F.S.I. is maximum 35% over principle F.S.I. in case of residential units and 20% over principle F.S.I. in case of commercial units. The said fungible F.S.I. can be utilized as a balcony, dry balcony, flower bed or can be utilized as part of area inside flat or shop

Question

If any member is in possession of Terrace or Garage then How to compensate such Private terrace areas and Garages.

Utkarsh simplifies  

As per previous policy of development, the terraces and garages were not counted in F.S.I. The terraces are meant to be the common areas or non accessible areas and garages were meant only for parking. However in old days developers used to sale those areas to the members. In case of garages the same used to get converted into shops and offices and used for commercial purpose. Now as per new policy covered garages and terraces attached to the flats are counted in F.S.I. and hence if the members are to be given alternate terraces and garages the same are to be counted in F.S.I. which will be loss to the society. Against all odd once in possession of garages or terraces members are always reluctant to give away the benefit of the same.

    There is no rule as such to compensate garages or terraces, however as a market practice to compensate terrace area, 1/3rd of the terrace area is given against terrace and for garages, and alternate parking space in stilt area is given or monetary compensation is offered.

For any queries

Utkarsh.jani@edificeconsultants.in

www.redevelopmumbai.com  9833890140, 65520686, 28984915

already inquiries and questions are flooding in....

shall choose only interesting questions, and will be answered in my next column..