The order of work

Read this the way you would a society meeting.

This page is the path from the first letter to the new keys. Start at the top. Stop when you recognise your own society. Each step has two lines: what people hear in the hall, and what the file actually contains.

ऊपर से नीचे पढ़ें। पहले सदस्यों का पत्र, फिर सभा, फिर नाप, फिर बिल्डर की तुलना, फिर समझौता, फिर निर्माण। जहाँ आपकी सोसायटी है, वहीं रुकें।

We have only been talking We need the sizes checked Builders are already visiting The agreement is being written The building work has started
01Decide, then measure

Members ask. The meeting agrees. The plot is measured before any builder is treated as chosen.

 02Write the deal

Area, money, dates and penalties go into one agreement. Then the plans say who gets which flat.

 03Watch the building

People leave the old building only after permission. The office watches quality, quantity and time until the keys.

01 · Before a builder is chosen

The society decides in the open. Then the papers are measured.

One in four write the letter

25% of the members. That letter opens the subject.

Just over half agree in the hall

51% in the general body. Then the papers are measured.

  1. 1

    At least one in four members asks, in writing

    In the meeting

    A quarter of the flats sign a letter saying the society should take up redevelopment. Corridor talk is not this letter.

    In the file

    This is the requisition under Section 79(A). Without it, there is no society process to stand on.

  2. 2

    Just over half the members agree, in the general body

    In the meeting

    The hall agrees to proceed. People should hear what their own road and plot can support before a builder’s number becomes the only number in the room.

    In the file

    Consent of at least 51%. Major decisions stay in the general body. The Mumbai rules that set how much can be built are DCPR 2034, including what the road width allows.

  3. 3

    The society appoints its own consultant

    In the meeting

    That person works for the members. The builder’s team works for the builder. Both can be in the room. They are not the same seat.

    In the file

    The consultant is the PMC: feasibility, tender, comparison, the development agreement, and later the watch on site. Mr. Kalpesh Bhatt attends the general body.

Still in 01 · The measurement

Five papers. The smallest size is the one to trust.

The same flat is often written as five different sizes: what you measure, the property-tax bill, the valuer, the old agreement, and the old building plan. This office takes the smallest of those five as the area already used. That stops the society promising extra carpet the papers cannot support. After that, the width of the road decides how much new building the rules allow.

  1. 4

    Put the plot papers on the table first

    In the meeting

    Plot area, the property card, whether conveyance is done, the old occupation-certificate plan, and a check that the physical boundary matches the city survey plan.

    In the file

    Feasibility starts here. Higher FSI is a result of the road and the relevant DCPR 2034 policy. It is not a mood in the meeting.

Try it with your own numbers

Type the number only, as it is printed on the paper. 650 means 650 sq.ft. 1,250 is also fine. Do not write the words “sq.ft.” Leave a box empty if you do not have that paper yet.

The grey figures are one example flat: measured 650, tax bill 620, valuer 680, old agreement 700, old plan 640. The smallest is 620, so that is the size this office would use.

Type at least two sizes. The smallest one is the size this office uses.

What happens after the sizes agree

  1. 5

    Every builder answers the same questions

    Society details, plot details, and the terms go on one form. The tender can be public or private. Either way, it is written, so answers can sit side by side.

Ask the office to check your papers

Still in 01 · Choosing

One chart. Four ways to read every offer.

A visit and a brochure are not a selection. The general body should see the same rows for every builder.

1. The offer itself

Extra area, the corpus fund, rent for the period you are out, and the other money terms. Same rows for every bidder.

In the file this is the commercial offer.

2. Can they carry a job this size

Money strength, and what the real-estate regulator’s record shows.

In the file this is financial and RERA due diligence.

3. The conditions, not the first page

What is promised only if something else happens. The quiet lines are where societies get stuck later.

In the file these are the terms and conditions.

4. How they behave

Their other buildings, how they speak to members, and whether the offer matches the market.

In the file: brand and infrastructure, attitude to the project, and a market review.

  1. 6

    The meeting chooses

    In the meeting

    The chart is in every hand. The vote is in the hall. A builder who has been “talking to us” is still one line on that chart until the body selects them.

    In the file

    The order is feasibility, appoint the PMC, tender, comparison and due diligence, then selection. A consultant appointed after the builder is only narrating a decision already taken.

    Ask for a comparison meeting

02 · The written deal

If it is not in the agreement, it is a conversation.

  1. 7

    Five things the agreement must be able to answer

    In the meeting

    What money or security is kept aside. By which date each stage should finish. How much area and of what kind. What happens if a date slips. What the society must do, and what the builder must do.

    In the file

    Security, timeline, quality and quantity of the offer, penalties, and the duties of both parties. A balanced development agreement means each side can point to a clause, not only to a speech.

  2. 8

    Then the plans: who gets which flat

    In the meeting

    Allotment is written down. If a member wants a larger flat, that extra area is bought and recorded. It is not a favour in the corridor.

    In the file

    Planning covers allotment, a workable plan, each member’s requirement, and additional area as a documented purchase.

    Ask the office to read the draft with you

03 · The building

Leave only when the permission says so. Then keep a record.

  1. 9

    Close the pending points, then vacate

    In the meeting

    People move out peacefully after the first building permission, and only when the agreement’s conditions for leaving are met. A rumour is not that permission.

    In the file

    The first permission is the IOD. Further work needs the commencement certificate and other MCGM approvals. Those are monitored, not assumed.

  2. 10

    While it is being built: quality, quantity, time

    In the meeting

    The society should hear what was done, not only what was promised. The method used here is a daily update and a note every two weeks.

    In the file

    Construction monitoring covers quality, quantity and timeline against the development agreement.

  3. 11

    The keys are a measurement

    In the meeting

    Before you take the flat, it is measured together. After you take it, there is a period in which defects are still the builder’s to close.

    In the file

    Joint measurement, repossession, and the defect-liability period. Occupation certificate applied, or received, is a status of its own. It is not the same sentence as “the building looks finished”.

    Open the same path as a meeting deck Ask what the office watches on site

Words you will hear

The short meaning, then the file word.

PMC The society’s consultant. The builder is a different party, chosen by the society.
79(A) The starting rule this office follows: a letter from 25% of members, then agreement from 51% in the meeting.
General body The members’ meeting. The vote lives here.
DCPR 2034 Mumbai’s rulebook for how much can be built, including what a wider road allows.
Carpet Area inside the flat. Here, the consumed carpet is the smallest of the five records above.
Corpus The fund an offer often promises the society. It belongs on the comparison chart.
IOD The first building permission. The method is to vacate after this, peacefully, when the agreement allows it.
CC Permission to start or continue the construction.
OC Permission to occupy the new flats. Applying for it is not the same as holding it.
RERA The regulator’s record of a developer. It is one of the checks before selection.
Development agreement The contract: security, time, area, penalties, and who must do what.
FSI How much building the plot is allowed. It follows the road and the rules. It is calculated after the area papers, not before them.