Dilapidated structures in major cities like Mumbai are common site. Residents of such societies live in permanent danger to their lives and belongings. They are a society hazard and have caught the attention of the builder community and city planners for more than one reason.
Apart from posing danger to the inhabitants of old societies, these dilapidated structures add to the environmental challenges. Their renovation does not address the problem in total. It is here that the construction industry stepped in to employ new and emerging technologies in construction and refurbish living spaces in a shorter time. Additionally, availability of open lands being a premium in metros major developers are finding it convenient to take up redevelopment of old societies.
The city’s redevelopment process has been ongoing for almost a decade and half now with various projects such as residential complexes, malls, commercial spaces, etc. And with the ongoing construction in Mumbai's suburbs such as Virar and Vasai-Virar, more people will be given the opportunity to live in spacious homes which are closer to their workplaces.
The city is seeing a surge in redevelopment of old buildings. The redevelopment projects are giving the buildings a new life by refurbishing the interiors, adding amenities, increasing the plumbing and plumbing items, enhancing floor area and building additional parking spaces, improving security features among other things.
The objective of this blog is to provide an overview of the redevelopment process for housing societies, its benefits to the society residents. This article will also serve as a checklist for those who are planning to redevelop their apartment or housing society.
BENEFITS OF REDEVELOPMENT OF HOUSING SOCIETIES
Society buildings older than two decades are bound to pose multiple structural problems. Repairing such structural issues on a piecemeal basis might not be the solution where the building condition is too weak. At best, such measures amount to delaying the obvious solution- redevelopment. The redevelopment of housing society is a process of rebuilding, renovating and improving the quality of life in the building. Redevelopment is a sustainable solution and affords
a) Increased safety of residents for longer period
b) Enhanced market value of the property
c) Spacious, newer and cleaner spaces for residents
d) Additional facilities like swimming pools, gardens, gyms, playgrounds etc which were not in vogue when the society was originally constructed
e) Additional living spaces which enhance society revenue in the form of incremental maintenance charges.
There are various questions that one needs to ask themselves before they go ahead with redevelopment. These include evaluating the need for redevelopment, the extent of the damage and the budget available for renovation.
At the society level, a structural audit of the society will provide answers to the above questions. The Managing Committee should convene a meeting of the society members and obtain at least 51% of members’ consent for the proposed redevelopment. A supervising sub-committee must be entrusted with the work of overseeing the entire process of refurbishing the society like :
a) Obtaining comparative quotations from architects/construction consultants registered with the government and reputed in real estate development
b) Choosing the right agency from among the bidders based on their quote and track record in undertaking such tasks
c) Procuring a detailed project report for the envisaged reconstruction along with breakup of cost and building plan from the chosen architect
d) Obtaining suggestions and ideas from the society residents to the project report
e) Inviting and finalizing offers/tenders from developers to undertake the approved reconstruction plan and entering into a legally tenable agreement with the selected developer.
The process starts with getting approval from all necessary authorities and stakeholders. This would include managing any legal and technical constraints imposed by them and taking up remedial measures as prescribed by them.
The other aspect of redevelopment of housing societies is the issue of providing temporary accommodation for the society residents during the actual process of reconstruction. The proposed alternative accommodation must be approved by a majority of members of the society at a duly convened meeting for the purpose. The Management Committee must prepare an agreement of permanent alternative accommodation and obtain the approval of all the members. The agreement must be filed with the necessary government agency along with the redevelopment agreement of society
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DOCUMENTS NEEDED FOR REDEVELOPMENT OF HOUSING SOCIETIES
The Management committee must ensure to submit the following listed documents for obtaining the government agency permission for reconstruction of the society:
a) Society registration certificate
b) Conveyance deed (necessary for self-development projects)
c) Sale deed of the society,
d) A certified property card (showing ownership in the name of society)
e) Original building plan of the existing structure
f) Structure audit report
g) Development Plan (DP) with details of the land extent and its abutting area
h) Redevelopment agreement
i) copy of new approved plan
j) Details of Flat-wise carpet area list
k) Utility bills like electricity bill, water bill etc.
Redevelopment of society building is as good a task as building a new structure. It requires planning, supervision to ensure the activity is completed within envisaged time lines and does not overshoot the budget estimates. A responsible team of society residents must be ensured with the task to perform these duties with commitment. The cited list is indicative and must not be considered as a substitute for professional advice.