Maharashtra Government Order on Redevelopment of Co-operative Housing Societies (30 September 2026) made simpler for layman

Short Notes: Maharashtra Government Order on Redevelopment of Co-operative Housing Societies (30 September 2026)

Government Order dated 30 September 2026

Redevelopment G.R.

30-09-2026 Redevelopment Govt Circular English-Marathi

Short Notes: Maharashtra Government Order on Redevelopment of Co-operative Housing Societies (30 September 2026)

Government Order dated 30 September 2026

1. Purpose of the Government Order

• Issued under Section 79A of the Maharashtra Co-operative Societies Act, 1960.
• Replaces the Government Resolution dated 4 July 2019 and subsequent circulars.
• Aims to ensure transparency, uniformity and member participation in redevelopment.

2. Applicability

• Applies to developer-led redevelopment, self-redevelopment, group redevelopment and cluster redevelopment.
• The prescribed procedures for appointing developers also apply to contractors in self-redevelopment.

3. Eligibility for Redevelopment

• The building must be declared dilapidated, ruinous, unsafe or dangerous by the competent authority.
• The society must be eligible under the applicable Development Control Regulations.

4. Authority to Decide

• Only a duly elected and legally constituted managing committee can initiate redevelopment decisions.
• An administrator or authorised officer appointed by the Registrar cannot take the redevelopment decision.

5. Special General Meeting (SGM)

• At least one-fifth of the society’s members can request an SGM.
• The SGM must be convened within two months of the application.
• Members must receive 14 days’ advance notice.
• A minimum of three architects or project management consultants must be invited to submit quotations.

6. Quorum and Approval

• The quorum for the redevelopment SGM is two-thirds of the total membership.
• Redevelopment requires approval from at least 51% of the total members.
• Eligible members may attend through video conferencing, subject to the requirement that at least 51% of total members are physically present.
• If quorum is not achieved at the adjourned meeting, the proposal cannot be reconsidered for three months.

7. Appointment of Architect/PMC

• The SGM selects an architect or project management consultant.
• The appointment letter must be issued within 30 days.
• The architect/PMC must prepare the project report within two months of appointment.

8. Project Report and Tender Process

• The project report must include carpet area, commercial space, parking, open space and construction specifications.
• Members must be given an opportunity to submit suggestions.
• The tender draft requires SGM approval.
• Public tenders must be invited through Marathi and English newspapers with the largest local circulation.
• At least three tenders should be obtained, with prescribed extensions if fewer are received.

9. Selection of Developer

• The developer must be selected at an SGM in the presence of a Registrar-appointed authorised officer.
• The quorum is two-thirds of total membership.
• Approval of at least 51% of total members is required.
• Voting may be by show of hands or secret ballot if requested in writing by one-fifth of total members.
• The meeting must be video-recorded.

10. Transparency and Documentation

• Members have the right to inspect redevelopment documents free of charge.
• Copies must be provided on payment of the prescribed fee.
• Meeting notices and minutes must be submitted to the Registrar within 14 days.
• Video recordings and relevant documents must be preserved.

11. Development Agreement

• The agreement with the developer must be executed within three months.
• The construction period should not exceed two years, or three years in exceptional circumstances.
• Bank guarantees must be decided by the general meeting.
• Alternative accommodation, rent or transit accommodation must be arranged for members.
• The development agreement and individual Permanent Alternative Accommodation Agreements must be registered.
• Development rights given to the developer are non-transferable.

12. Protection of Members

• Members should vacate only after all legal approvals are obtained and their permanent alternative accommodation agreements are registered.
• Carpet area must be clearly specified in the agreement.
• Existing possession rights must remain unaffected.
• New flat owners’ membership applications must be decided within three months of project completion or possession.

13. Allotment of Flats

• Flat allotment must be decided at an SGM with 14 days’ notice.
• Approval of at least 51% of total members is required.
• Flats should, as far as possible, be allotted floor-wise according to existing positions.
• If a lottery is necessary, it should be conducted after construction is complete.
• The allotment meeting must be video-recorded.

14. Group Redevelopment

• Group redevelopment may be undertaken through a housing federation that owns the land and common areas.
• A two-thirds quorum and at least 51% approval are required for the preliminary decision.
• The prescribed individual society approval and consent requirements must also be fulfilled.

15. Penalties for Violations

– Office-bearers and committee members responsible for violations, deception or misappropriation may face action under Sections 79A(3) and 78A of the Maharashtra Co-operative Societies Act, 1960.

Key takeaway: The order establishes procedures for member approval, transparent tendering, developer selection, documentation and protection of members’ rights throughout redevelopment.

1. Purpose of the Government Order

• Issued under Section 79A of the Maharashtra Co-operative Societies Act, 1960.
• Replaces the Government Resolution dated 4 July 2019 and subsequent circulars.
• Aims to ensure transparency, uniformity and member participation in redevelopment.

2. Applicability

• Applies to developer-led redevelopment, self-redevelopment, group redevelopment and cluster redevelopment.
• The prescribed procedures for appointing developers also apply to contractors in self-redevelopment.

3. Eligibility for Redevelopment

• The building must be declared dilapidated, ruinous, unsafe or dangerous by the competent authority.
• The society must be eligible under the applicable Development Control Regulations.

4. Authority to Decide

• Only a duly elected and legally constituted managing committee can initiate redevelopment decisions.
• An administrator or authorised officer appointed by the Registrar cannot take the redevelopment decision.

5. Special General Meeting (SGM)

• At least one-fifth of the society’s members can request an SGM.
• The SGM must be convened within two months of the application.
• Members must receive 14 days’ advance notice.
• A minimum of three architects or project management consultants must be invited to submit quotations.

6. Quorum and Approval

• The quorum for the redevelopment SGM is two-thirds of the total membership.
• Redevelopment requires approval from at least 51% of the total members.
• Eligible members may attend through video conferencing, subject to the requirement that at least 51% of total members are physically present.
• If quorum is not achieved at the adjourned meeting, the proposal cannot be reconsidered for three months.

7. Appointment of Architect/PMC

• The SGM selects an architect or project management consultant.
• The appointment letter must be issued within 30 days.
• The architect/PMC must prepare the project report within two months of appointment.

8. Project Report and Tender Process

• The project report must include carpet area, commercial space, parking, open space and construction specifications.
• Members must be given an opportunity to submit suggestions.
• The tender draft requires SGM approval.
• Public tenders must be invited through Marathi and English newspapers with the largest local circulation.
• At least three tenders should be obtained, with prescribed extensions if fewer are received.

9. Selection of Developer

• The developer must be selected at an SGM in the presence of a Registrar-appointed authorised officer.
• The quorum is two-thirds of total membership.
• Approval of at least 51% of total members is required.
• Voting may be by show of hands or secret ballot if requested in writing by one-fifth of total members.
• The meeting must be video-recorded.

10. Transparency and Documentation

• Members have the right to inspect redevelopment documents free of charge.
• Copies must be provided on payment of the prescribed fee.
• Meeting notices and minutes must be submitted to the Registrar within 14 days.
• Video recordings and relevant documents must be preserved.

11. Development Agreement

• The agreement with the developer must be executed within three months.
• The construction period should not exceed two years, or three years in exceptional circumstances.
• Bank guarantees must be decided by the general meeting.
• Alternative accommodation, rent or transit accommodation must be arranged for members.
• The development agreement and individual Permanent Alternative Accommodation Agreements must be registered.
• Development rights given to the developer are non-transferable.

12. Protection of Members

• Members should vacate only after all legal approvals are obtained and their permanent alternative accommodation agreements are registered.
• Carpet area must be clearly specified in the agreement.
• Existing possession rights must remain unaffected.
• New flat owners’ membership applications must be decided within three months of project completion or possession.

13. Allotment of Flats

• Flat allotment must be decided at an SGM with 14 days’ notice.
• Approval of at least 51% of total members is required.
• Flats should, as far as possible, be allotted floor-wise according to existing positions.
• If a lottery is necessary, it should be conducted after construction is complete.
• The allotment meeting must be video-recorded.

14. Group Redevelopment

• Group redevelopment may be undertaken through a housing federation that owns the land and common areas.
• A two-thirds quorum and at least 51% approval are required for the preliminary decision.
• The prescribed individual society approval and consent requirements must also be fulfilled.

15. Penalties for Violations

– Office-bearers and committee members responsible for violations, deception or misappropriation may face action under Sections 79A(3) and 78A of the Maharashtra Co-operative Societies Act, 1960.

Key takeaway: The order establishes procedures for member approval, transparent tendering, developer selection, documentation and protection of members’ rights throughout redevelopment.

Redevelopment G.R.