Question 1

What is 79(A)?

Accepted Answer

The Government of Maharashtra has issued Directives for Redevelopment under Section 79(A) of the MCS Act. These are to be complied with to the extent possible to ensure complete transparency in the entire Redevelopment process.

Question 2

What will be the benefits of Redevelopment to the members?

Accepted Answer

Expected benefits of Redevelopment for members:

1. Newly constructed buildings with larger flats.
2. Amenities like lawns, walking tracks, sit-outs, children's play area with equipment, gymnasium, indoor games, etc.
3. Community Hall and Swimming Pool could be added as per decision of members, taking into consideration the recurring maintenance costs and space to be consumed. 
4. A substantial Corpus amount to each member to generate sufficient interest income to offset the increased maintenance costs because of amenities, lifts, etc. and increase in Property Tax applicable to new constructions.

Question 3

Will we need to move out of our old homes or can we stay on when the new buildings are being constructed in the available open spaces?

Accepted Answer

Option of "no shifting", "partial shifting" or "total shifting " will have to be a collective decision of the members, taking into consideration the monetary costs and time factor in each option, as well as the noise and dust pollution that we will have to endure if we stay on when the buildings are being constructed.

Question 4

If we have to shift out for Redevelopment to happen, will the Developer provide us with temporary alternate accommodation?

Accepted Answer

It is not practically possible for any Developer to provide 224 members with temporary alternate accommodation of the presently held size in the same locality. So the practice is that the Developer gives proportionate rent prevailing in our area, for the duration of staying out to all the members to comfortably find rental accommodation of their choice.

Question 5

If temporary shifting is required, at which stage will we have to move out?

Accepted Answer

If we need to shift out, it will be only after the Developer has obtained sanctions of FSI and all permissions required for the project.

Question 6

What will be the safeguards for us to get our new homes?

Accepted Answer

Choosing a financial strong and experienced Developer, signing a rock-solid Development Agreement, obtaining all required advance payments towards Corpus fund and rent, securing requisite Bank Guarantees for construction cost, etc. will help to ensure the success of the project and our safe return to our new homes.

Question 7

How tall will our new buildings be? Will we be able to select the floor of our new homes?

Accepted Answer

Our Society falls within the 500 metre radius of INS Trata, a Navy installation. The height of our buildings will depend on what is permitted by the Defence authorities. Allocation of floor for the rehab members is usually done by lottery system.

Question 8

Will there be a large number of new flats for sale? Will the saleable component flats be housed in separate buildings or will they be merged with our rehab component of existing members?

Accepted Answer

This, too, has to be decided collectively by the existing members. If there are separate buildings for sale and rehab, we can expect to move in earlier while the saleable portion is still being constructed. However, merging the two components would take a lot more time but will ensure uniformity of quality for all.

Question 9

How long will the project take for completion?

Accepted Answer

It may be reasonable for the Developer to obtain FSI sanction, all necessary permissions and Commence Certificate within two years from the date of appointment. Shifting could take another 6 months and construction should be completed in about 42 months thereafter. The entire project could take 6-7 years assuming all project milestones progress well and on time as planned.

Question 10

Will the Managing Committee or any other Redevelopment Committee take important decisions regarding Redevelopment on their own?

Accepted Answer

No Committee will  be empowered to take independent policy decisions regarding Redevelopment. The General Body of the Society comprising of members of the Society, will have a final say in all policy matters. The Managing Committee shall be the responsible facilitator and executor of the project and any other committee formed shall be a sub-committee under it and shall play an advisory role.