RE-DEVELOPMENT OF HOUSING SOCIETIES

To/Against/For: GENERAL
RE-DEVELOPMENT OF HOUSING SOCIETIES (1)

You must have read my previous article on UNHEALTHY AND UNLAWFUL PRACTICE BY CERTAIN DEVELOPERS IN REDEVELOPMENT OF HOUSING SOCIETIES IN MUMBAI :-( Aftermaths of Development Agreements executed with Societies) created by me on \"My Online Petition\" unmasking certain Builders with no moral status in the Construction Industry.

This article was an eye-opening attempt for those thousands of Housing Societies and their members who fall pray to such wicked and dishonest Builders after handing over their lifetime shelters for redevelopment and the projects are either delayed or are submerged in litigation due to the filthy nexus between the corrupt office bearers and the crooked committee members.

RE-DEVELOPMENT OF HOUSING SOCIETIES (2)

1. The Builder to demolish the building existing in the plot and construct new multi storied buildings taking into account the earthquake resistant factors as directed by The Municipal Corporation of Greater Mumbai. The new building should have stilt for car parking and should consist of _____ stories as per approved plans. The final plans are to be prepared after due consultation with the managing committee and understanding their requirements.

2. The Builder shall be responsible to obtain all the necessary approvals from The Municipal Corporation of Greater Mumbai and all other statutory and Government offices and departments which will include:

a. Survey of the entire plot with regards to the area and topography of the plot,

existing plot boundary and existing structures

b. Layout approval

c. Concession plan

d. Fire fighting NOC

e. Civil aviation NOC

f. Urban Land Ceiling NOC

g. City Survey office NOC

h. Intimation of Disapproval

i. Commencement Certificate

j. Transfer Of Development Right approval, utilization and deduction on the plot

More details are given in this article at a later stage.

3. The Builder should provide the following infrastructure after the completion of the re-development work:

a. Complete paving around the building finished with suitable materials

b. Storm Water Drain

c. Sewerage lines

d. Security arrangements

e. Garden and landscaping (wherever possible)

f. Pipe gas line (as per availability)

g. Internet facility (as per availability)

h. Society office

i. Adequate car parking spaces

The Builder has to provide extra area over and above the existing carpet area to all the members free of cost in the newly constructed building. The flower bed as open balcony area should be provided as permitted by The Municipal Corporation of Greater Mumbai. (Area will be approx sq.fts.)

4. The Builder should pay the society/individual member, a corpus fund of Rs (Rupees Only) towards granting of development rights. The above amount is helpful in paying all outgoings of the existing members in the newly constructed flats. The corpus amount is worked out on the basis of Rs. per sq.fts. On the existing carpet area.

5. The Builder should provide displacement compensation towards temporary alternate accommodation to the affected members during the construction work at the rate of Rs. per sq.fts. On the existing carpet area. The compensation has to be paid from the time the vacant possession is given by the members for demolition till the construction of the new building/s is/are complete and the peaceful possession of the new flats given by the Builder.

6. The society shall accept and admit the prospective/additional flat owners of the newly constructed building/s as members of the society and treat them at par with existing members.

7. The Builder should prepare a tentative layout of the new building which has to be shown to the members as and when required.

8. The Builder may tie up with leading financial institutions and banks and arrange for necessary approvals for housing loans for the existing members and prospective clients.

9. The Builder should complete the entire re-development work within a period of ___ months or as agreed with the Society after all the legal formalities and Municipal approvals are obtained. The initial Municipal approvals will take about three months depending upon the existing rules and regulations governing the redevelopment work.

STANDARD LIST OF AMEMITIES

Structure: The structure would be designed as Multi Frame Structure of RRC with provisions of Earth Quake resistance features.

Elevation and Planning: Exquisitely designed elevation features may be provided along with careful and detailed planning with plenty of light and ventilation in each rooms and minimum wastage space with proper co-ordination of all rooms. The building may be provided with sand faced plaster on the external face water proofing plaster and chicken mesh should be used as required

Entrance Lobby: The entrance lobby may be elegantly designed with Granite tile and POP false ceiling.

Doors: All the doors should be provided with Marine Flush Doors and CP frame with cover mouldings. The main door must be provided with good quality night latch, safety chain, tower blot and attractive handle. Internal doors may be provided by cylindrical mortise type locks.

Windows : All the windows of rooms and toilets should be provided with marbles frames with designed mouldings. Heavy section powered aluminum sliding windows with 5 mm tinted glass may be provided with imported bearings and fittings.

Plaster of Paris: Beautifully designed cornice has to be provided in living room. Walls of all the rooms to be finished with POP panning and grooves to be provided on top of the skirting

Electric work : All the electric wiring work must be done as per the norms of Reliance Energy using 1/18, 3/20, and 7/20 flexible wires with use of MCB and ELCB for safety of the flat owners. Latest available switches of reputed company must be provided. Extensive electric layout comprising of the following points to be provided:

Spot Lights (living room and bed room)

Tube lights

Fans

A.C. (living room and bed room)

Geysers

Exhaust fans

Aqua guard

Mixers

Washing machine

Refrigerator

T.V. cable

Gas pipe line (if available)

Refrigerator

T.V. cable

Gas pipe line (if available)

Plumbing: All the plumbing pipes, fixtures and fittings should be strictly as per IS Norms. CP plumbing fixtures (ESS ESS or JAGUAR) should be be provided in all toilets with matching sanitary ware of reputed company. Plumbing points should comprise of wall mixtures, showers, taps, washing machines and aqua guard.

Flooring and Tiling: Marble or granite or granite flooring should be provided with matching skirting of 3. Toilets should have full dado height of coloured glaze tiles of reputed company of Indian or imported make with designer borders and motifs.

Kitchen: Granite kitchen platform comprising of cooking and serving platforms may be provided with moulded facia patti and vertical sides. Stainless steel sink has to be provided.

Colour: The entire flat should be painted with Synthetic enamel paint including doors and ceilings. The external walls of the buildings must be painted with good quality cement paint.

Lift: Lift of OTIS/Johnson make may be provided with all the safety features.

Terrace: The terrace should be finished with china chips and high parapet wall with corner lights and water points.

Compound wall and gates: New compound wall should be constructed with proper design and sufficient electric points. M.S. main gate should be provided for safety.

Paving: The entire compound wall should be paved with concrete and finished with heavy duty checkered tiles.

STAGES OF RE-DEVELOPMENT

1. Offer letter to the society

2. Terms and conditions with the society

3. Agreement with the society

4. Sanction from mcgm in favour of the society

5. Loading of tdr in the societys name

6. Obtaining the iod

7. Shifting of the members

8. Demolition of the building

9. Obtaining the cc

10. Construction of the new building

11. Obtaining the o.c

12. Shifting the old members

Please ensure to collect all the listed certificates from the Builder/Developer as the same must be with the custody of the Housing Society once the redevelopment of the property is completed and the occupancy certificate is issued by MCGM for rehabitation of the members.

1. Development Planning Remark or Town Planning Remark: MCGM (Dev. Dept.)

2. Intimation of Disapproval (IOD): MCGM

3. Property Tax Assessment NOC: MCGM (Assessment Department)

4. Hydraulic Engineer No Objection Certificate: MCGM (Hydraulic Department)

5. Storm Water Drainage No Objection Certificate: MCGM

6. Sewerage No Objection Certificate: MCGM

7. Traffic Deptt. of Municipal Corporation of Greater Mumbai No Objection Certificate: MCGM

8. Urban Land Ceiling NOC: Competent Authority in Collector\'s Office

9. Tree No Objection Certificate: MCGM (Tree Authority)

10. Non-Agricultural Permission: Collector\'s Office

11. Civil Aviation No Objection Certificate: Airport Authority of India

12. Pest Control No Objection Certificate: MCGM (PCO)

13. MTNL No Objection Certificate: MTNL

14. Chief Fire Officer\'s No Objection Certificate: Fire Department Office

15. Commencement Certificate: MCGM

16. Lift Inspection No Objection Certificate: Inspector of Lifts, PW

17. Occupation Certificate (OC): MCGM

18. Water Connection Certificate under section 270A: MCGM

19. Drainage Completion Certificate: MCGM (Water Department)

20. Building Completion Certificate (BCC): MCGM

21.TDR Loading: MCGM

22. Building Demolition Work: Contractor appointed for demolition work

23. Soil Testing Report: The Concerned Laboratory

The task of satisfactory completion of redevelopment of any Housing Society and to get back their members in their dream houses is not difficult provided the office bearers and the committee members are honest and justify their respective posts in the welfare and well being of the members of the Society.

Bond under the Maharashtra Co-op Societies Act:

Contributed by Dilip Shah I take this opportunity to write something on Bond required to be executed by the members of the Managing Committee of the Co-operative Housing Societies within 15 days of their assuming the office under the Maharashtra Co-operative Societies Act 1960. The provision is important because if the bond is not executed within 15 days of his assuming the office or if the member fails to execute the bond he shall be deemed to have vacated his office as a member of the Managing Committee. Attention is also invited to the Bye-law no 136 of the old Model bye-laws and bye-law no 138 of the new Model bye-laws which lay down as under: "The members of the Committee shall be jointly and severally liable for making good any loss which the society may suffer on account of their negligence or omission to perform any of the duties and functions cast on them under the Act, Rules and Byelaws of the Society." In spite of above bye-laws an amendment was inserted by Mah. 41 of 2000, s. 3, of the amending Act (w.e.f. 23-8-2000) to Section 73 by introducing Section (1AB) to the Maharashtra Co-operative Societies Act 1960. Similarly Rule 58-A was inserted by G.N. of 18-2-2002 in the Maharashtra Co-operative Societies Rules, 1961. Similarly Form M-20 was also inserted by G.N. of 18-2-2002. Section 73(1AB) of the Maharashtra Co-operative Societies Act 1960 is reproduced below: "The Members of the Committee shall be jointly and severally responsible for all the decisions taken by the committee during its term relating to the business of the society. The members of the committee shall be jointly and severally responsible for all the acts and omissions detrimental to the interest of the society. Every such member shall execute a bond to that effect within fifteen days of his assuming the office, in the form as specified by the State Government by general or special order. The member, who fails to execute such bond within the specified period i.e. within fifteen days from joining the Managing Committee member, shall be deemed to have vacated his office as a member of the committee." Further the power to decide whether the losses incurred by the society are due to act or omissions of members of the committee is given to the Registrar "Provided that, before fixing any responsibility mentioned above, the Registrar shall inspect the records of the society and decide as to whether the losses incurred by the society are on account of acts or omissions on the part of the members of the committee or on account of any natural calamities, accident or any circumstances beyond the control of such members." Rule 58-A of the Maharashtra Cooperative Societies Rules 1961 is reproduced below: "Every elected member of the Managing Committee shall execute a bond in Form M-20 within fifteen days of his assuming the office. Such bond shall be executed on the stamp paper as provided under the Bombay Stamp Act 1958. The expenditure on stamp paper shall be borne by the society. The Chief Executive Officer / secretary of the society shall receive such bonds and keep them on record of the society and accordingly inform the Registrar within Fifteen days from the formation of the Committee." It is clear from above that the bond should be executed within fifteen days of assuming of office by each member of the Managing Committee in Form M-20 on a stamp paper. Failure will invite penal consequences. India: Managing Committee of Co-operative Housing Society Must Execute Bond March 2008 Article by Dilip Shah The legislature having experienced and realized that the members of the Managing Committee of different cooperative societies were acting in an arbitrary manner, with a view to have some accountability amongst the members of the Managing Committee, have enacted a provision in the Maharashtra Co-operative Societies Act, 1960 ("MCSA") mandating every member of such Managing Committee to execute a bond within 15 days from the date being elected as Committee member. If the committee member fails to execute the bond within the specified period, then such member shall be deemed to have vacated his office as member of the Committee. This provision has been given effect by Section 73(1AB) of the MCSA. This legislation was recently challenged by a Writ Petition filed in the Bombay High Court (Writ

Petition No. 457 of 2007) under Article 226 of the Constitution of India on the ground that the same is ultra virus. However, the Bombay High Court has upheld the legislatures act. The intention of the legislature is to make the members fully aware of their personal responsibility and liability towards the society and its members. The time limit laid down under section 73(1AB) is mandatory and the elected committee members have to hand over the bond to the Deputy Registrar of Co-operative Society within such stipulated time. This ruling of the Bombay High Court in the aforesaid writ petition emphasizes the basic principle of "ignorance of law is not an excuse" i.e. being unaware of the provision contained in Section 73(1AB) of the MCSA cannot be used an excuse for the failure to execute the bond within the stipulated time. Bandra building residents unearth Rs 100 crore fraud A resident of Rachna co-operative housing society at Hill Road in Bandra has accused some members of the managing committee of resorting to forgery to strike a Rs 100 crore deal for redevelopment rights. Mohammed Musaddique Shaikh, the resident, alleges the members resorted to forgery fearing the deal would fall through as the papers of the society were not in order. After the managing committee members entered into an agreement with the builder for redevelopment in December 2006, they realized that they had not filed the mandatory indemnity bonds, alleges Shaikh. When a managing committee is elected, it is mandatory for them to file indemnity bonds (before the registrar of societies) accepting responsibility for wrong-doing, if any, during their tenure. Without the indemnity bonds, the society cannot enter into a deal to redevelop the property. The election took place on May 25, 2004. The committee was constituted on the same day. The indemnity bonds ought to have been placed on record by committee members on or before June 9, 2004, which was not done, alleges Shaikh. His advocate Pradeep Havnur says, Members not having filed indemnity bonds within 15 days of being elected cease to be part of the managing committee. All documents signed when they have ceased to be managing committee members are illegal and cannot be given effect to proceed in any matter pertaining to the societys day to day affairs. When residents of the society insisted on seeing copies of the indemnity bonds, the accused purchased stamp papers and prepared back-dated indemnity bonds, alleges Shaikh. Another resident, S B Naik, moved the HC alleging fraud. The court asked the additional controller of stamps (Mumbai) to investigate. The investigation revealed that the dates on the indemnity bonds were forged. An officer at Bandra police station said a complaint was registered under Sections 465, 467 and 471 of the IPC. High Court orders fresh elections to managing committee of industrial cooperative society Dilip Shah Posted: Dec 25, 2007 at 09.45 hrs IST-Article Directory, India Mumbai, December 25: The Bombay High Court recently ordered fresh elections to the managing committee of an industrial cooperative society in Chunabhatti. Following their removal from the committee for non-execution of bonds under the Maharashtra Cooperative Societies Act, Deepak Rao and others had moved the HC contesting the order passed by the Divisional Joint Registrar as he was facing corruption charges and his anticipatory bail application was rejected by the sessions court. The Managing Committee of the Shri Mahalakshmi Industrial Premises Cooperative Society Ltd was superseded by an order of the Deputy Registrar of Cooperative Societies on July 6. The members challenged the order before the Divisional Joint Registrar Shivaji Pahinkar who is under suspension, according to Assistant Government Pleader G W Mattos. Pahinkar dismissed their appeal on October 23, following which the members moved the HC. According to Mattos, the petitioners contested Pahinkars order as he had passed it on October 23, a day after his anticipatory bail application was rejected by the sessions court. The petitioners expressed apprehension that the order was based on consideration other than merit, according to Mattos. According to Mattos, Justice A M Khanwilkar observed that if the petitioners' contention was accepted, the court would have to order an inquiry into the allegations and, if found true, the matter will have to be referred back to the appellate authority for fresh hearing. Mattos contended before Justice Khanwilkar that the managing committee was removed on

technical grounds as they ceased to be members for non-execution of bonds. Mattos submitted that instead of going into allegations and counter-allegations, it would be appropriate to hold fresh elections to the committee. According to Mattos, observing that the removal was technically correct, the court directed that the three members of the seven who had executed the bonds should continue to function as the Board of Administrators (BoA) instead of the single administrator appointed by the Deputy Registrar of Cooperative Societies on July 6. Mattos said the HC then directed the Deputy Registrar of Cooperative Societies to issue order in this regard by December 27. The court also directed that elections to the committee should be held within three months. The court has, however, asked the BoA not to take any major policy decisions during this period. Dilip Shah: dilip7shah@gmail.com

REDEVELOPMENT OF CO-OPERATIVE HOUSING SOCIETIES IN MUMBAI

To/Against/For: REDEVELOPMENT OF OLD HOUSING SOCIETIES

REDEVELOPMENT OF CO-OPERATIVE HOUSING SOCIETIES IN MUMBAI PLANNING FOR REDEVELOPMENT? READ THIS

Redevelopment of properties of existing Co-operative Housing Societies has been a subject of great interest in recent years, both to the societies and to the developers.

Redevelopment has become quite popular in Co-operative Housing Societies since it is a most practical, economical and long term solution in a scenario where old structures are proving uneconomical or obsolete; whereas for the developer it is a cost effective way to construct residential/commercial premises by utilizing the unused potential i.e. the Floor Space Index Transferable Development Rights with gradual capital investment, in times of heavy land prices and in a situation of unavailability of land in good locations.

With the real estate prices touching a new high, residents in old buildings are now discovering that they have an opportunity to unlock immense

value from their property by offering it to a builder/developer for redevelopment.

A Redevelopment arrangement begins with the conception of an idea to redevelop and it ends with the handing over of the agreed constructed area and the corpus money or other monetary consideration to the Society by the developer. Developers, on their part, are also on the lookout for properties with unused development rights where they can build a new structure of a few storeys higher and sell those additional flats for a tidy profit for them.

While it may sound like a typical win-win situation, the process of redevelopment isnt as easy as it sounds. It comes with a set of rules, procedures and implications which you need to understand.

It is needless to mention here that the Redevelopment of housing societies is usually burdened with bitterness and complaints of high-handedness and corruption against the Managing Committee. Hence, with a view to ensure transparency in societies seeking to undertake redevelopment projects, the State Co-Operative Department has, for the first time, issued guidelines for societies to follow under section 79 (A) of the Maharashtra Co-operatives act, 1960.

The recent guidelines are issued by a committee comprising the CoOperatives Commissioner and CIDCO Chairman pursuant to a deep study of complaints by members of Housing Societies undertaking the redevelopment of their property. According to an important feature in the guidelines, a redevelopment scheme has to be approved by the general body only if three-fourths of the society members are present at the meeting.

The subject of redevelopment has assumed great significance because in Mumbai, majority of the buildings owned by the Co-Operative Housing Societies are quite old and in a dilapidated state. In case of redevelopment of old buildings which have completed 30 years or are beyond repairs as certified by the Govt. approved architect on the basis of his Structural Audit.

The first and the foremost step before going in for redevelopment would be a structural audit of the building. The structural audit report will determine whether the building should go in for redevelopment or for major repairs. In the absence of the technical report it would not be legally permissible to pass a resolution in the general body meeting. However, it is a fact that many co-operative societies suddenly call for General Body meeting and decide to go in for redevelopment in the absence of a structural audit report.

By-Laws No.77 of the Co-operative Housing Societies specifies that every Society shall cause the Structural Audit of the Building/s of the Society as under: (1) For the Building ageing 15 to 30 years.Once in every 5 years. (2) For the Building ageing above 30years.Once in 3 years.

There are two important things in a Resident/Developer arrangement. One is from the commercial angle and another is from the technical angle. A Developer usually assures a certain amount of cash by way of corpus, an additional area or a mix of both. He may give an alternative accommodation for your temporary stay, foot your rentals or give you a monthly compensation within which you have to find your temporary accommodation.

Before you negotiate with a Developer, you need to establish the market value of the property you will receive on completion of redevelopment. This is a better approach than quoting a random figure to the builder that would make

them feel short-changed or the high amount would make the builder shy on the new project.

The technical angle refers to the finished good. Does it match the quality and terms and conditions assured by the builder? In fact, at the agreement stage itself, the society residents should appoint a lawyer to draft and finalize the agreement. It usually takes a year for a builder to convince the society members and take an in-principle approval. The society members should ensure the timely completion of the project which is the most important detail to be mentioned in the agreement.

The main parties involved in the any redevelopment project are Society and Developer. Committee Members dealing on behalf of cooperative housing society are mostly non-technical and are laymen.

Therefore it is very important that the drafting of the Tender / agreement is done meticulously so that there is no chance of dispute and/or difference between both the parties. Excellent skills and vast Legal & Technical knowledge is required to draft such an important document. It is very important to avail the services of a professional, who is legally as well as technically qualified and a person who has the vision to anticipate future problems and requirements.

In any scheme of redevelopment, the primary objective is to ensure guarantee of performance. Performance is principally in the area of timely construction, quality control and adherence to rules, and regulations. The best way to select the builder is to invite sealed tenders through a public notice and such tenders should have the basic eligibility criteria mentioned. This will bring in more transparency in selecting the developer. Brief details and advantages of the tendering process are given below.
BRIEF DETAIL OF TENDERING

 Preparation of Tender Document including Technical, Commercial and Legal conditions, detailed Specifications and offer etc

Advertisement in 3 local News paper

Selling Tender documents

Identification of Developer Recommendation

and

evaluation

of

offers

and

Guidance in Negotiation

Formation of suitable agreement

ADVANTAGES OF TENDERING

As advertisement is given in 3 prominent newspapers society will get good offers from reputed developers.

 As offers are invited in a sealed tender form, there is a severe competition among the bidders.

As all the specifications and terms and conditions are same for all the bidders, it becomes easy for comparison and evaluation.

Earnest Money Deposit in the form of PAY ORDER payable to the society is taken from each and every bidder so that unwanted or non interested parties do not bid for the work

Mode of measurement of carpet area and person who will certify the same is clearly defined.

Entire redevelopment proposal to be done in societys name making it safer for society in case of any problems faced by developer.

Right to change and or remove developer stays with the society.

As all the details pertaining to commercial terms such as Bank Guarantee, temporary accommodation, cost of additional area etc is clearly defined the chances of ambiguity and disputes are virtually non-existent.

Detailed technical methodology of work is laid out in the tender document under the head of technical specification.

Basic rates are mentioned in the tender document enabling members to change any specification for their individual uses.

 Right to check amendments of plans during the progress of work is kept with the society.

Material to be used is spelt out with brand names to avoid any confusion.

As all the items are defined clearly the chances of getting realistic offer are excellent.

Consequences of delay are defined in tender document.

Tender is a legally binding document.

Bye Law No 158 recommends need of tender document for construction of building.

After a proper feasibility report is submitted, the next step in the process of Redevelopment of any society is the most important one, viz: Selection of the PERFECT DEVELOPER, who will meet all the needs of the society, and at the same time be financially stable, and having a lot of experience of Redevelopment because unrealistic offers can often lead to redevelopment projects being stalled and leave residents in a fix.

This is achieved by the process of tendering, wherein the PROJECT MANAGEMENT CONSULTANT will float a tender document containing all the Legal, Technical, and Commercial & Other important Terms & Conditions, whereby maximum safety of the society members is ensured,

as they are parting with their life's most valuable possession.... their house, in the hands of a perfect stranger. Before we agree to re-development plan, please read carefully, the procedural aspects are strictly followed as per the Govt. guidelines at the Meetings of the Society.

The Government of Maharashtra has issued a Circular bearing No. CHS 2007/CR554/14-C, Co-operation, Marketing and Textiles Department Date: 3rd January 2009 which contains a Directive under Section 79 (A) of Maharashtra Co-operative Societies Act 1960 for all the Co-operative Housing Societies in the State of Maharashtra regarding the Redevelopment of Buildings of Co-operative Housing Societies that wherever, the buildings of Co-operative Housing Societies in the State of Maharashtra are being redeveloped on a large scale, a number of complaints were received from members against managements of Cooperative Societies in which redevelopment is taking place. In respect of most of the Co-operative Housing societies, nature of complaints relating to redevelopment is as under:-

1.

Not taking the members in confidence in the process of redevelopment.

2. There is no transparency in tender process. 3. Appointing contractors arbitrarily. 4. To work by violating provisions of Co-operative Act, Rules and ByeLaws. 5. No orderliness in the work of Architect and Project Consultant. 6. Not planning Redevelopment Project Report.

7. Not adopting proper procedure in finalizing tenders.

Whereas there is no concrete policy in respect of all above points of complaint and therefore Co-operation Commissioner and Registrar, Co-operative Societies, Maharashtra State, Pune had appointed a Study Group under the Chairmanship of Joint Registrar, Co-operative Societies (CIDCO) to study the complaints received at various levels and for consultations with all constituents working in the relevant fields. The said Study Group has expressed the opinion that it is essential to frame regulations for redevelopment of buildings of Cooperative Housing Societies after consultation with all the constituents in the field of Co-operative Housing.

Directive for Redevelopment of Building of Cooperative Housing Society

1.

Requisition for convening Special General Body Meeting for Redevelopment of Societys Building:-

Not less that members of the Society the building of which is to be redeveloped should submit a requisition to Secretary on the Managing Committee elected as per provisions of Bye-Laws and lawfully formed along with their scheme and suggestions for redevelopment of the Societys building for convening Special General Body Meeting to finalize the policy on redevelopment of the building.

2.

Convening Special General Body Meeting :-

On receipt of an application as per Directive No. 1 above, Managing Committee should take a note thereof within 8 days and Secretary of the society should convene General Body Meeting of all the members of the society, Agenda of the Meeting should be furnished to each member 14 days prior to the day of meeting and acknowledgement thereof should be kept on record of the society.

Before convening the said meeting, Society should obtain list of Architects / Project Management Consultants on the panel of Government / Local Authority and obtain quotations from minimum 5 experienced and expert persons for preparing project report for redevelopment work of the building and one expert person from among them will be selected in the Special General Body Meeting.

Following business will be transacted in the said Special General Body Meeting:-

1. To take preliminary decision by taking into consideration demand of the members for redevelopment of societys building and suggestions received in respect of the same.

2. To select expert and experienced Architect / Project Management Consultant on the panel of the Government / Local Authority for work of redevelopment of the building and to finalize items of work to be done by them and terms and conditions of work.

3. To submit outline of the program for redevelopment of the building.

3.

To accept written suggestions from members relating to redevelopment of the building:-

Members of the Society will be entitled to submit in writing to the committee eight days prior to the meeting their realistic scheme, Suggestions and recommendations for redevelopment of the building in the name of experienced and expert Architect / Project Management Consultant known to them. However, that Architect / Project Management Consultant should submit a letter that he is desirous of doing work of redevelopment.

4.

Decisions to be taken in the Special General Body Meeting:-

Quorum for the Special General Body Meeting convened for redevelopment of building of the Co-operative Housing Society will be of the total members of the society. If quorum is not formed, meeting will be adjourned for eight days and if there is no quorum for the adjourned meeting, it will be deemed that members are not interested in redevelopment of the building and meeting will be cancelled.

On formation of quorum for the meeting, suggestions, recommendations and objections from all the members with regard to redevelopment of the societys building will be taken into consideration and opinions expressed by all the members will be recorded in the minutes book with names of concerned members. Therefore a preliminary decision will be taken whether to redevelop societys building or not. Such decision must be taken with majority vote of more than of the members. On preliminary resolution about doing the work of redevelopment getting passed, following business will be transacted in the meeting.

a) To selected expert and experienced Architect / Project Management Consultant from the panel of the Government / Local Authority for work of redevelopment of the building and to finalize items of work to be done by them and terms and conditions for the same.

b) To submit an outline of the program for redevelopment of building.

5.

Providing minutes of Meeting to all members:-

Secretary of the Society should prepare minutes of Special General Body Meeting as above within ten days and a copy thereof should be furnished to all members and acknowledgement therefore be kept on record of the society. Also one copy should be forwarded to the office of the Registrar.

6.

Issuing Appointment Letter to the Architect / Project Management Consultant:-

Secretary of the society will within 15 days of the meeting issue Appointment Letter to the Architect / Project Management Consultant selected in Special General Body Meeting and Society will enter into an agreement with Architect / Project Management Consultant incorporating therein terms and conditions approved in Special General Body Meeting.

7.

Work to be done in the initial stage by Architect / Project management consultant:-

REDEVELOPMENTOF HOUSING SOCIETIES.....WHAT IS REDEVELOPMENT THAT EVERY SOCIETY WANTS TO KNOW?

To/Against/For: REDEVELOPMENT PROJECTS IN MUMBAI

REDEVELOPMENTOF HOUSING SOCIETIES.....WHAT IS REDEVELOPMENT THAT EVERY SOCIETY WANTS TO KNOW?

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. Today the societies are opting to go for redevelopment for certain reasons such as the repair work can increase life of the building by 3 to 4 years and the problems can reoccur after few years, the old buildings are designed with old construction norms and hence cannot withstand with new climatic and geographic conditions, for repairs members have to spend money and in old building the steel inside concrete beams and column starts corroding after 15-20 years which cannot be treated in repairs. On the other hand, the redevelopment gives a new building for which no major repairs required for longer period, new building is constructed with new construction norms and hence can withstand with new climatic and geographic conditions, the members get benefits in terms of money as well as additional area with latest amenities.

The Redevelopment method though within last few years that has hit Mumbai with great potential but has, by and large, also seen disagreement from members of the Society time and again. Redevelopment projects have often collapsed due to the growing demands of the members in majority. There is a high level of diffidence amongst the members when the idea of Redevelopment is proposed. There is persistent fear of insecurity whether the Builder will deliver the redeveloped property or leave it intermediately. As we all know that the Builder is earning generous amount out of a Redevelopment project and hence, the members start becoming more desirous at times. There are rounds of negotiations before a time to finalize the conclusive agreement is reached. The major reason for failure of many Redevelopment projects is that the members themselves dont trust the Office Bearers and Members of their Managing Committee. As the Managing Committee handles the entire process, often there is a suspicion of their being hand in gloves with the Builder and at times, it is assumed to have been true as the Managing Committee members also look forward for their life time personal gains rather than ensuring a fair deal for members or the corporate interest of the Society. First and foremost, the Housing Society members must ensure that their Office-Bearers and the members of the Managing Committee are elected as per the provisions of Maharashtra Co-operative Societies Act, Rules and Bye-Laws. In short, please ensure that the entire Managing Committee is lawfully formed. Secondly, it is learnt that in many Societies, the Managing Committees, who execute the documents with the Developers, do not possess any legal holding as they have never filed/nor aware of filing the Indemnity Bond in Form M-20 on a Stamp required under Section 73(1AB) and Rule 58A of the Maharashtra Cooperative Societies Act 1960. The members who fail to execute such Bonds within the specific period are deemed to have vacated his office as a member of the committee and no legal effects can be given to the documents executed by them with the Developers and the entire exercise of redevelopment efforts will come to a

zero if the mandatory filing of Indemnity Bonds in Form M 20 is not filed within 15 days of their assuming the office (within 45 days with effect from 14/1/2011). Even a delay of one day and the entire Managing Committee including Office Bearers shall have no legal footing to run the Society! Redevelopment of Housing Societies is usually burdened with bitterness and complaints of high-handedness and corruption against the Managing Committee. Hence, with a view to ensure transparency in societies seeking to undertake redevelopment projects, the state co-operative department has, for the first time, issued guidelines for societies to follow under section 79 (A) of the Maharashtra Co-operatives act, 1960. The guidelines are issued by a committee comprising the co-operatives commissioner and CIDCO chairman pursuant to a deep study of complaints by members of Housing Societies undertaking the redevelopment of their property. According to an important feature in the guidelines, a redevelopment scheme has to be approved by the general body only if three-fourths of the society members are present at the meeting. The special general body has to approve the bid of the successful bidder in a meeting attended by the registrar. The entire proceeding has to be videorecorded. Once the agreement is accepted in terms of area and corpus fund, it cannot be revised. The successful bidder has to give a bank guarantee equivalent to 20% of the total project cost to show his financial strength, and proof that he will not throw away the project midway. The Developer has to complete the redevelopment project in two years, or a maximum of three years. The Development Agreement must be signed on carpet-area basis. Most importantly, if, for some reason, the successful Developer is unable to complete the project, he cannot sell or assign his redevelopment work to another Developer. It has been often noticed that during the process of redevelopment, the terms of Development Agreements as agreed upon, are later twisted and grossly violated by the Developers and the ground rules of MRTP and DCR by unlawful planning are flouted by constructing

additional/unauthorized areas that are beyond the entitlement (i.e. beyond the plot FSI and the TDR/FSI loaded) for their hidden financial gains. The buyers of such unlawful flats/properties land themselves in deals that lead to litigation at a later date. At times, upon the completion of the Project, there are major inconsistencies and discriminatory features noticed in the approved plans v/s actual layouts, measurements and other aspects in respect of the constructions of residential area and the commercial area which may not be in conformity with the Development Agreement originally executed between the Society and the Developer. Under Right to Information Act, the Housing Society can procure all the Plans and the related documentary evidences from MCGM duly attested by two Senior Engineers of the Building Proposals Dept. to study the anomalies which exist in execution of the entire redevelopment project even after the occupancy certificate is issued. It has also been observed that the deviation of vital Rules and Guidelines of MRTP/MCGM/DCR are conveniently overlooked by few corrupt and dishonest but Sympathetic Officials of MCGM and the final plans with numerous anomalies so submitted by the said Developer are approved by them without verifying the justifiability or its conformity with the Development Agreement executed with the Society. IMPORTANCE OF PROJECT MANAGEMENT CONSULTANT IN REDEVELOPMENT Documents required to be furnished by the society to the Developer: Conveyance deed, Society Registration Certificate, General Body Resolution to go for redevelopment, List of member with their respective carpet areas. C.T.S. plan & property card for the plot, D.P. remarks, if the property is under TPS scheme then T.P. remarks and Copy of municipal approval plans The importance of Project Management Consultant in Redevelopment: A consultant is basically a team of Architects, Civil Engineers and Legal Advisors.

An Architect is required to prepare financial feasibility of project, Technical Analysis of offers of Developers, verifications of building plans prepared by the Developers and preparation of schedule of municipal process with Developer. The civil Engineer is required to cross check R.C.C. drawings of the proposed building and check onsite quality of the construction. Legal Advisor is required to prepare development agreement and individual MOFA agreements of society members of Developers and check other legal aspects of the proposal. A well adept Project Management Consultant can guide the society through entire process of redevelopment so that the members can get the maximum benefits from the builder and at any stage of redevelopment members do not get cheated by the Developer. Some of the duties of Project Management Consultant are given hereunder. Preparation of financial and technical feasibility report by studying existing building plans, consumed FSI, carpet area of existing members & available TDR/ additional FSI benefits so that maximum benefits the members can demand from the Developers. Preparation of Tender document: "Tender" is a crucial document, which is to be designed meticulously to avoid any kind of misunderstanding/argument during the course of project. It contain various information to bidder, technical and financial specifications, general conditions and detailed specifications which makes it easier to evaluate the offers received since they are given on the same base. Preparation of comparative chart of Developers: A chart showing the comparative analysis of all the offers is to be prepared to get the idea of the best offer received. Ranking shall be given to Developers. Finalization of Developer: On the basis of ranking, the projects carried out by the Developers inspected, their market reputation checked and accordingly the best Developer is recommended to the society.

Preparation of Development Agreement: While preparation of Development Agreement between society and Developer inputs are given in terms of technical clauses which would Safe guard the interest of the society and safety of the project. Finalization of building plans: The plans of proposed building prepared by the Developers are to be verified in respect of planning, carpet area, area calculations, legalization and authorization of the area allotted to the members. Vacating the building after the builder obtains the necessary permission: The care taken that the necessary permissions are obtained and legal formalities are fulfilled to secure the project by the Developer before he ask the members to vacate the premises so that the project doesn't stuck up after demolition of the building. Demolition and reconstruction of building: After demolition and during construction of building the regular inspection is carried out to check the quality and speed of the construction. Possession and occupation of building: During construction of building coordination with the Developer shall be done to see that all the formalities for the occupation of the building are fulfilled and members get possession with the occupation certificate. Preparation of Feasibility Report: A feasibility report shall be prepared by studying the plan, by applying the FSI & TDR rules, considering maximum benefits the member can demand from the Developers, a report will be submitted by the society. Preparation of Tender for Redevelopment: "Tender" is a crucial document, which is to be designed meticulously to avoid any kind of misunderstanding/argument during the course of project. It shall contain an agreement, technical and financial specifications, general conditions and detailed specifications and only reputed builders are invited for the project bid.

Selection of Developer: After detailed study of various bids, considering technical and commercial angle a bid comparison chart is prepared and after short-listing some Developers for interview and negotiations and over mutually acceptable Developer is finally selected to carry out proposed work. Project Planning: After placing of work order the Developer is asked to prepare a detail work schedule and the entire project is planned with deadlines. Verifications: In most of the projects the Developer/builder shows some plans to the society and gets approved different plan; so afterwards society is left on the mercy of BMC officials. The Project Management Consultant would verify the plans of building prepared by the Developers for the society members in respect of planning, area calculations, legalization and authorization of the area allotted to the members. Any alteration in the plans of society building prepared by builder should be to the satisfaction of society members. Quality controls: A regular visit of a project manager is required at least 34 times a week. Maximum emphasis is to be given on the quality of the constructions to avoid recurring expensive repairs afterwards. The project management consultant should supervise the quality of constructions and verify the structural plan, necessary instructions/specifications has to be issued to contractor as per the requirements of the structure to have long lasting durability. Inspections: Inspecting whether the work has been carried out as per approved plans and as per commitments made by the Developer with the society and whether all the necessary approvals are obtained by builders at every stage of the works. PROJECT MANAGEMENT CONSULTANCY SERVICES IN BRIEF: Arranging Soil Testing of the site Preparation of Detailed Brief for the preparation of concept proposals by the architect

 Selection/appointment of the architect, structural consultant, electrical consultant, sanitary consultant and execution of agreement with them Scrutiny of Concept Designs proposed by the architect and approval of the concept Arranging the coloured perspectives of the concept scheme and arranging Model Preparing Preliminary Cost Estimates for the total construction work Review/Approval of design work carried out by the architect and respective consultants. Co-ordination of design work between different consultants Monitoring the receipt of all the pre-construction NOCs, clearances permissions, sanctions from corporation, storm water, sewerage, electrical, garden, civil aviation, ULC, road and traffic dept. Etc Finalizing the specifications for the different items of work Arranging/co-ordination establishment of all temporary facilities at the project site Preparation/Review/Finalization of Bill of Quantities for different items of work in respect of all the trades Preparation/Review/Finalization of Detailed Tender Documents for all the trades Short listing / prequalifying the contractors for various trades Invitation of tenders, scrutiny of bides, clarification to queries, making comparative statements, negotiations with bidders, evaluation of prices and finalizing the contract for all the trades. Preparation of contract documents and execution of the same by the contractors

 Preparing schedules of materials in respect of items proposed to be procured by the employer/supplied to the contractors Managing procurement of the above stated materials, cement, steel, tiles and any other materials required to be issued to the contractors, including inviting quotations, negotiations, finalization of rate contracts, placement of purchase orders, inspection of materials and settling the bills of the suppliers. Detailed supervision of contractors works at project site. Co-ordination between different contractors Monitoring/expediting the progress of contractors through project management techniques Checking/certifying contractor's running and final bills and settlement of claims of the contractors Preparation of progress reports Arranging 'as built'/User Manual drawings, of all the trades Arranging all POST CONSTRUCTION APPROVALS Apart from the above, the Project Management Consultants can also arrange and co-ordinate with Financial and Legal Services which are equally important for a successful completion of any Redevelopment project.

FINANCIAL SERVICES

Preparation of Financial Feasibility Reports Managing Financing of the project from Financial Institutions

 Handling books of accounts up to finalization including profit and loss a/c and balance sheet Handling all Redevelopment accounting matters during the progress of

Handling property and other taxation matters and filing of Returns. Budgetary Controls Ratio Analysis Preparation of Cash Flow Statements

LEGAL SERVICES

Ascertaining correctness of Land ownership records (Title, P.R. Card, etc) in the name of the present owner. To get the road setback areas and other reserved areas transferred in the name of local bodies, as per local laws. To arrange conversion of land usage as per local laws To get NOCs, sanctions, approvals from Heritage Committee, as applicable To deal with Transfer of Development Rights matters, as applicable

NON-DESTRUCTIVE EVALUATION TESTS:

Non-destructive testing (NDT) are non-invasive techniques to determine the integrity of a material, component or structure or quantitatively measure some characteristic of an object. In contrast to destructive testing, NDT is an assessment without doing harm, stress or destroying the test object. The destruction of the test object usually makes destructive testing more costly and

it is also inappropriate in many circumstances. NDT-CE, Non-Destructive testing in Civil Engineering plays a crucial role in ensuring cost effective operation, safety and reliability of reinforced concrete or pre-stressed concrete structures

Concrete Strength Assessment: Rebound Hammer Test Ultrasonic pulse velocity test Core sampling & Testing Chemical Tests: Carbonation test Chloride content Corrosion potential assessment: Cover meter survey Half cell potential survey Resistively measurements BEWARE OF MANIPULATIONS It has been often noticed that during the process of redevelopment, the terms of Development Agreements as agreed upon, are later twisted and grossly violated by the Developers and the ground rules of MRTP and DCR by unlawful planning are flouted by constructing additional/unauthorized areas that are beyond the entitlement (i.e. beyond the plot FSI and the TDR/FSI loaded) for their hidden financial gains. The buyers of such unlawful flats/properties land themselves in deals that lead to litigation at a later date.

At times, upon the completion of the Project, there are major inconsistencies and discriminatory features noticed in the approved plans v/s actual layouts, measurements and other aspects in respect of the constructions of residential area and the commercial area which may not be in conformity with the Development Agreement originally executed between the Society and the Developer. It has also been observed that the deviation of vital Rules and Guidelines of MRTP/MCGM/DCR are conveniently overlooked by few corrupt and dishonest but Sympathetic Officials of MCGM and the final plans with numerous anomalies so submitted by the said Developer are approved by them without verifying the justifiability or its conformity with the Development Agreement executed with the Society. COMMENCEMENT CERTIFICATE Demolition of the building: Once the members have shifted into their alternate accommodation, the demolition of the building will take place either all the wings simultaneously or phase wise depending upon the scheme of re-development. Usually about three months are given to the members from the date of execution of the development agreement before asking them to shift to the alternate accommodation. Obtaining the CC: The IOD approval and demolition of the building will be followed by the issue of the CC (plinth level) by the MCGM which shall enable the Developer to start the construction work and after the plinth lines are verified by the MCGM officers, the further CC is granted for the complete building DUTIES AND FUNCTIONS OF THE DEVELOPER The Developer to demolish the building existing in the plot and construct new multi storied buildings taking into account the earthquake resistant factors as directed by The Municipal Corporation of Greater Mumbai. The new building should have stilt for car parking and should consist of _____ stories as per approved plans. The final plans are to be prepared after due consultation with the managing committee and understanding their requirements.

The Developer shall be responsible to obtain all the necessary approvals from The Municipal Corporation of Greater Mumbai and all other statutory and Government offices and departments which will include: Development Planning Remark or Town Planning Remark: MCGM (Dev. Dept.) Survey of the entire plot with regards to the area and topography of the plot, existing plot boundary and existing structures (Developers Architect) Intimation of Disapproval (IOD): MCGM Property Tax Assessment NOC: MCGM (Assessment Department) Hydraulic Engineer No Objection Certificate: MCGM (Hydraulic Department) Storm Water Drainage No Objection Certificate: MCGM Sewerage No Objection Certificate: MCGM Traffic Dept. of Municipal Corporation of Greater Mumbai No Objection Certificate: MCGM Urban Land Ceiling NOC: Competent Authority in Collector's Office Tree No Objection Certificate: MCGM (Tree Authority) Non-Agricultural Permission: Collector's Office Civil Aviation No Objection Certificate: Airport Authority of India Pest Control No Objection Certificate: MCGM (PCO)

REDEVELOPMENT OF OLD HOUSING SOCIETIES: RECORDING THE MINUTES OF MEETINGS

To/Against/For: HOUSING SOCIETIES IN MUMBAI Number of signatures required(target): 1000

REDEVELOPMENT OF OLD HOUSING SOCIETIES: RECORDING THE MINUTES OF MEETINGS

A minute is a record of proceeding of a meeting of any Housing Society duly kept in pursuance of the MCS Act and Bye-laws. Minutes contain inter alia a description of the type of meeting to which they relate, its date, time and venue, mention about persons attended the meeting concerned, confirmation of minutes of previous meeting as a result of practice, decisions taken process at the meeting, discussions held, voting on resolutions, etc.

Minutes can be classified into the following three types based on the kind of meeting to which they relate:

(i) Minutes of Annual General Meetings (ii) Minutes of Special General Meetings (iii) Minutes of Managing Committee Meetings

The normal practice is handwritten in Minutes Register or typed out and then pasted in the Minutes with seal of the Housing Society affixed on four corners of the page duly signed by the Chairman and Secretary. In certain cases, minutes may be kept in loose leaf binder provided the following conditions are fulfilled:

(i) The pages are serially numbered seal affixed and signed as narrated above; (ii) The loose leaves are bound up at reasonable interval, say not exceeding six months; (iii) There should be proper locking device to ensure security and proper control to prevent irregular removal of the loose leaves

Minutes of any Meeting should state the name of the Housing Society, time, date, place, type of meeting, a record of the name of the members present in the meeting, etc. Minutes should contain summary of the discussions held leading to the resolution.

If the necessity for altering minutes arises before they are signed by the Chairman and Secretary but after they are written in the minute book, the alteration may be made and initialed by the chairman and Secretary. Once minutes have been signed, they should not on any account be altered.

If it becomes necessary to vary a resolution previously adopted, that variation should always be carried out by means of a resolution passed at a subsequent meeting only.

In the case if it is subsequently desired that a resolution previously passed should not be acted upon, the resolution should be formally rescinded by a separate resolution at a later meeting. The minutes of the first meeting being a correct record of what took place at that meeting will remain, but a marginal note in red ink may be made to the effect that the resolution is "Rescinded by resolution of the Meeting dated .........".

Minutes of the proceedings of meetings are an evidence of the proceedings recorded therein. This does not mean, however, that such minutes are

conclusive evidence of the proceedings and cannot be brought into question. Meaning is, in the event of any legal proceeding, it will be accepted as evidence and the onus of disproving them will be upon the person who is contesting their accuracy.

The Minutes book must be maintained and kept at the office of the Housing Society. It cannot be taken to any other place outside the premises except, for getting the same inspected from any authority prescribed under the Law.

It is the duty of the Office Bearers/Managing Committee to arrange the dispatching the hard copy of the notices and final minutes of the meeting with acknowledge due from the member if stationed outside the Housing Society or, email him the soft copy on his email ID registered with the Housing Society.

We have an experience of many Housing Societies who avail my Counseling Services in Mumbai in the matter of administration and Redevelopment of Housing Societies in Maharashtra who have been following the rules very meticulously as recited above with an exemplary status of maintenance of the records of minutes. I brief below, the important excerpts from the latest ByeLaws governing the Co-operative Housing Societies in Maharashtra for the benefit and knowledge of Managing Committees to have effective maintenance of the minutes of various types of meetings held.

Bye-Law 90: Recording of minutes at the first General Body Meeting. The person, who presides over the first general meeting shall record the minutes of the meeting, sign them and hand them over to the Secretary of the Society elected at the first meeting of the Provisional Committee or nominated by the Registration Authority under the bye-law No. 89(b).

Bye- Law 99: Notice of a General Body Meeting. The committee shall decide the date, time and place of every general body meeting of the society and the business to be transacted thereat; provided that the business to be transacted at the requisitioned special general body meeting

shall be only that mentioned in the requisition. The notice convening the general body meeting shall be issued by the Secretary of the Society accordingly. On his failure to issue the notice, the Chairman shall issue it.

Bye-law 100: Period of notice of a General Body Meeting. In case of the annual general body meeting, 14 clear day's notice and in the case of the special general body meeting, 5 clear day's notice of the meeting shall be given to all the members of the Society, under intimation to the Federation and to the Registering Authority. In case of an emergency, the special general body meeting may be called even at a shorter notice, if the Committee unanimously decides to call the special general body meeting at a shorter notice. The agenda of such emergency meeting and the reasons of emergency for which the meeting is called shall be communicated in writing to all the members. Also the decision of such meeting shall be communicated in writing to all the members, within two days of such meeting.

Bye-Law 109: Recording of the minutes of the General Body Meetings. The committee shall finalize the draft minutes of every general body meeting of the society within 3 months of the date of the meeting and circulate the draft minutes amongst all the members of the society within 15 days of the meeting of the Committee at which the draft minutes were finalized. The members of the society may communicate to the Secretary of the Society, their observations, if any, on the draft minutes, within 15 days of the date of their circulation. The committee, at its subsequent meeting, shall prepare the final minutes of the general body meeting after taking into consideration the observations, if any, made by the members on the draft minutes and cause them to be recorded in the minutes book, by the Secretary of the Society or any other person authorized in that behalf.

Bye-Law137: Attending meetings of the Managing Committee and recording the minutes by the Secretary. The Secretary of the society shall attend every meeting of the Committee and record its minutes and place the same for confirmation before the next meeting

of the Committee, after the minutes are signed by the Secretary of the society and the Chairman of the meeting. In the absence of the Secretary of the society, the Chairman of the society shall make alternate arrangement for recording minutes of the meeting.

Whenever a member is removed or resigned due to any reasons the same has also to be recorded into the minutes of the committee meetings. However, such vacancies to be filled by co-option shall not be more than two.

Dilip Shah & Associates Senior Counsellors and Analysts for Redevelopment of Housing Societies www.redevelopmentofhousingsocieties.com dilip7shah@gmail.com 9819825752, 3241153