The society decides to look at it
Society
A member or the committee raises redevelopment; the secretary calls a special general meeting, with the agenda circulated to every member fourteen days ahead. The meeting is minuted and video recorded.
Redevelopment · Mira Road, Bhayandar and Mumbai
The buildings coming up for redevelopment are the buildings of our generation.
We put up our first building in Bhayandar East in 1990. The societies now sitting down to discuss redevelopment went up in those same years, on those same roads, under the same municipal regime — and in a few cases we built them. We are not arriving in this market to bid for your plot. We have never left it.
How old is your building?
Age is not a qualification and it does not decide anything on its own — a structural audit does. But it is usually what starts the conversation in the general body, so it is worth knowing where you stand.
Enter the year and we will tell you the age, and what societies at that stage usually do next.
Why talk to us
Three things a society can check before it trusts anyone.
A society is being asked to hand over its land on a promise. These are the three claims we make that you can verify yourself, without taking our word for any of it.
Twenty-seven buildings, one market
Every project since 1990 is within a few kilometres of the first. We are not a company that follows FSI from suburb to suburb. If a project of ours goes wrong, we are still living next to it.
A record you can walk
Ask for the list, then go and see it without telling us. A thirty-year-old Medtiya building and one handed over in 2025 are twenty minutes apart. Knock on doors. Ask about leakage, about maintenance, about whether possession came when it was promised.
We compete on the offer, not on the pitch
Run a proper tender through your own PMC and put us alongside everyone else. A developer who wants to be appointed without one is telling you something.
The route under section 79A
How a society redevelopment actually proceeds.
The Maharashtra government’s directive of 4 July 2019 under section 79A of the Co-operative Societies Act sets the procedure, superseding the 2009 directive. It exists because societies were being rushed. Follow it in order — the sequence is the protection.
Appoint an architect or project management consultant
Society · at its own cost
Drawn from the panel maintained by the government or the local authority, after inviting quotations from at least five. The PMC works for the society, not for any developer — this is the single most important appointment the society makes.
Get the title clean
Society · advocate
Redevelopment cannot proceed unless the society holds the land title. Where the original promoter never executed conveyance, the society applies for deemed conveyance first. This is the step that most often delays a project by a year or more.
Feasibility and the tender
PMC
The PMC works out what the plot can carry under UDCPR and MBMC norms — permissible FSI, TDR loading, road width, setbacks — and drafts the tender. Developers are invited to bid against a common brief so the offers can actually be compared.
Developers present, the society chooses
Society · in general meeting
Bids are tabulated side by side and each developer presents to the general body. The society selects on the strength of the offer and the developer's record, in a meeting recorded and minuted, with the Registrar's representative present.
Consent, then the agreements
Society · developer · each member
Since the 2019 directive under section 79A, consent from 51% of members carries the resolution — down from 70%. The development agreement is signed with the society, and a Permanent Alternate Accommodation Agreement is registered with each member individually, fixing that member's new flat, carpet area, transit rent and corpus in writing.
Approvals, then the building comes down
Developer
MahaRERA registration, IOD and commencement certificate from MBMC. Members vacate only after the PAAA is registered, the bank guarantee is in place and the first transit rent is paid.
Construction, occupation certificate, possession
Developer · society
Transit rent continues every month until possession. On completion, flats are allotted as agreed — where lots have to be drawn, it is done in the presence of the Registrar's representative and video recorded. Then the OC, and the members come home.
This is a general outline, not legal advice, and the details differ by society. Your PMC, advocate and the Deputy Registrar's office are the authority on what your society must do at each stage.
Due diligence
Seven questions to put to every developer. Including us.
Ask all seven, in writing, of everyone who bids. Compare the answers side by side. A developer who is uncomfortable with any of these has told you what you needed to know.
- What is the bank guarantee, and for how long is it valid?It is the society's protection if work stops. Ask for the amount, the issuing bank and the validity period, and have your advocate confirm the society can actually invoke it.
- What is the transit rent, and what happens if you are late?Get the monthly figure, the escalation each year, how many months are paid in advance, and the penalty on the developer for delayed possession. A rent that stops when the project stalls is worthless.
- Is the carpet area quoted under RERA carpet?Insist every area in the offer is RERA carpet area. Offers quoted on built-up or super built-up cannot be compared with each other, which is often the point.
- Which of your finished buildings can we visit?Ask for occupation certificates and addresses, then go without telling the developer and talk to the residents. A developer who cannot name a completed, occupied building is asking you to be the first.
- Will the PAAA be registered before we vacate?Each member's agreement should be registered before a single flat is handed over. Verbal assurances about flat numbers and carpet area do not survive a change of mind.
- Is anyone on our committee related to you?The 79A directive bars a committee member or office bearer, or their relative, from being the developer. Ask the question on the record.
- What is your MahaRERA registration number?Check it yourself on the MahaRERA portal, along with the developer's other registered projects and any complaints filed against them.
What we put on the table
Our terms, in the same order you will ask for them.
Numbers depend on the plot, the permissible FSI and the road width, so they are settled at tender rather than promised on a website. These are the heads under which we will make an offer.
Extra carpet
Add the offer basis — % over existing RERA carpet
Transit rent
Add rate per sq.ft per month + yearly escalation
Corpus
Add corpus basis and when it is paid
Shifting
Add shifting allowance, both ways
Bank guarantee
Add amount, bank and validity
Delay penalty
Add penalty per month beyond agreed possession
Timeline
Add months from vacation to possession
MahaRERA
Add registration number once the project is registered
Common questions
What committees usually ask first.
If your committee is asking something that is not here, put it to us directly — we would rather answer it before the tender than after.
How old does a building have to be?
There is no age at which a building automatically qualifies. In practice societies in Mira Road and Bhayandar start the conversation somewhere around twenty-five to thirty years, when repairs stop being economical — but the decision should rest on a structural audit by an empanelled structural engineer, not on the calendar.
If your building has already been declared dangerous or dilapidated, that changes the position considerably and you should move faster.
What does it cost the members?
The construction is at the developer's cost. The society does carry its own costs early on — the PMC or architect's fees, the advocate, the structural audit, and deemed conveyance if the title is not yet with the society. Budget for these before the tender, because a society that cannot pay for its own consultant ends up relying on the developer's.
Some of our members do not agree. What then?
Since the 2019 directive, consent from 51% of members carries the redevelopment resolution, and the Bombay High Court has held repeatedly that a minority cannot block a project the majority has approved. The Court has also held that a development agreement signed by the society is binding even where individual members have not signed it.
That is the legal position, not an argument for steamrolling anyone. A project that starts with a bitter minority tends to end in litigation, and litigation costs everybody more than the extra months spent bringing people along.
Should we consider self-redevelopment instead?
It is a legitimate route and some societies do well out of it, because the developer's margin stays with the members. It also puts the financing, the approvals, the contractor and every delay squarely on the managing committee, for four or five years.
Ask your PMC to cost both routes honestly. If self-redevelopment is right for your society, it is right whether or not we are bidding.
We have shops on the ground floor. Does that complicate things?
It has to be handled explicitly rather than left to the end. Commercial members' areas, frontage and transit arrangements differ from residential ones, and shopkeepers lose trade during the build in a way flat-owners do not. Get the commercial terms into the tender brief from the start.
How long does it take?
Honestly: longer than anyone tells you at the first meeting. The society-side work before a developer is even appointed — audit, PMC, conveyance, tender — commonly runs a year or more. Construction and approvals follow after that.
Be wary of any developer who gives you a confident total at the first meeting. They do not yet know your title position.
Start a conversation
Send us your society's details. We will come to your meeting.
Building name, year, number of members, plot area and road width is enough for a first conversation. We will tell you plainly whether the plot is worth redeveloping — including when the answer is not yet.
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Office
Sai Baba Nagar, Mira Road (East),
Thane 401107, Maharashtra
Thane 401107, Maharashtra
Bring your PMC to the first meeting. If you have not appointed one yet, appoint one before you meet any developer, us included.