“What Every Society Must Ask Before Choosing a Builder for Redevelopment”
A Strategic Toolkit from D-Hub for Co-operative Housing Societies in Maharashtra
🏗️ A. Construction Planning & Building Features
- What will be the number of storeys in the new buildings?
- How many buildings will be constructed? Can you share tentative location and picture?
- What is the height of newly constructed flat?
- Will the individual flat have the pocket terrace?
- Will the terrace be kept vacant or have jogging track or amenities?
- Will there be dish antenna installed on the terrace?
- Approximately how many feet will the building be above ground floor level to avoid water logging?
- What are the salient features of redevelopment of the complex?
- Will the society have a separate office?
- Will there be a three-phase meter for each flat?
📐 B. Area, Floor & Flat Preferences
- How much extra area will be offered?
- If I want to purchase additional carpet area, will I get it?
- If I want a flat on a higher floor, what will be the extra money to be paid?
- If a member wants a flat on a higher floor, what is the additional consideration to be paid?
- If a person wants additional area, how will it be accommodated?
- If someone wants to amalgamate two flats, how will that be handled?
🛋️ C. Amenities and Common Facilities
- Has the list of amenities been explained in detail?
- What are the additional amenities to be provided to individual flat purchasers?
- What are the additional amenities to be provided to the society?
- What amenities will be shared among all societies?
- Who will control the common amenities?
- How many car parkings will be allotted to each member?
- If a member wants to purchase car parking, will that be possible?
🧾 D. Legal Documents & Approvals
- What documents should builder ask before taking up redevelopment?
- What is the importance of title clearance certificate?
- What things should the architect verify before builder’s final quote?
- What is the stamp duty on development agreement?
- Will all societies sign one common agreement or have separate agreements?
- What is the procedure for amalgamation of plot?
- Is registrar’s permission required for redevelopment?
- Should there be a termination clause if builder defaults?
- Can the society terminate the agreement for substantial delay by the builder?
- Society should insist for a copy of the agreement between builder and new flat purchasers.
- What types of land can builder acquire from MHADA/BMC for redevelopment?
💰 E. Financial Commitments & Taxation
- What are the hidden expenses that flat purchasers have to pay?
- Who will pay GST?
- Who will pay stamp duty?
- Who will pay registration fee?
- What will be the rent offered by the developer?
- What will be the corpus offered by the developer?
- What are the income tax implications on redevelopment?
- Does the society have to pay income tax?
- What are GST implications during redevelopment?
- Does the society have to pay GST on resale of flat?
- What are the income tax implications on corpus and rent?
- What is the best tax planning approach for society during redevelopment?
- Can rent and corpus be set off against extra area to reduce tax?
- What would be the appropriate charges paid to members – once or every 12 months?
- What will be the transportation charges – once or every 11 months?
🏦 F. Loan, Valuation & Finance Access
- What will be the likely loan rate?
- Which banks are empaneled for the project?
- Approximately how much loan can a flat purchaser expect?
- How will stamp duty be assessed for additional area purchased?
- What to do if some members have home loans — who will get NOC from the bank?
- How to ensure project does not get delayed due to member loans?
🏛️ G. Coordination Between Builder and Society
- Who will allocate flats – builder or society?
- Who will be the contact person for society/members?
- What precautions should the society take during redevelopment?
- Provide a bar chart for all stages of construction.
- Explain redevelopment progress timeline – documentation, IOD, CC, etc.
👪 H. Member Rights, Legal Succession & Women’s Rights
- What documents are needed for probate/letter of succession?
- Are extra benefits available for old/dilapidated buildings?
- If C1 category is declared, what advantages are available to society?
- What are women’s rights regarding stamp duty?
- Should members file nomination forms during redevelopment?
- If a member dies during redevelopment, how will builder transfer the flat to heirs?
📲 I. Communication & Monitoring Mechanisms
- How will communication be done after demolition?
- How can members track progress of construction?
- Will there be a WhatsApp group for members and builder?
- Will video updates be shared on WhatsApp every 3 months?
📑 J. Sample Agreements & Special Requests
- Please send a sample permanent alternate accommodation agreement.
- Will flats have pocket terraces? (Cross-listed for completeness)
➕ K. Smart Additions
- Is there a detailed Exit Strategy if the developer backs out mid-way or project gets stuck?
- What insurance coverage will be provided during construction for building risk or third-party damage?
- Will the developer provide a post-possession maintenance fund or deposit to manage society upkeep for the first 12–24 months?
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