FAQs Regarding Redevelopment
Q. Why should we think of Redevelopment?
A: We all cherish the memories we have built within the walls. However, as a Society, we must look at the facts:
• Structural Health: Our building is about three decades old. We are witnessing recurring issues with the structural cracks, leakages/seepages, plumbing etc.
• Maintenance Costs: Every year, we are spending more on ‘patchwork’ repairs that do not increase the life of the building significantly.
• Modern Standards: We currently lack the safety features, parking efficiency, and accessibility that modern living demands (Club House, Gym, Swimming Pool, Community Hall etc).
Redevelopment isn’t just a luxury; for many of us, it is becoming a necessity to protect our primary investment – our homes.
Q. What is the state of our buildings?
A: The Structural Auditors have put our buildings in C2B category. C2B has been defined by Mumbai Building Repairs & Reconstruction Board (MBRRB) as buildings requiring major repairs that can be carried out without needing occupants to vacate the premises.
Each & every member has different opinion on this subject. As MC, we respect a majority point of view.
Q. Why can’t we just keep repairing the building?
A: While we can continue repairs, a structural audit shows that the “life” of these repairs is decreasing while the costs are increasing. Redevelopment offers a permanent solution, earthquake-resistant structures, and modern amenities that patchwork repairs cannot provide.
Q. What is the update on present structural repairs of Our Buildings?
A: Shortlisting of 2 vendors has been completed. One vendor will be finalized and work order issued if required, post SGBM.
Q.Is our Society crumbling?
A: This expression was used by one of the members in a presentation forwarded on WA group. This member is more interested in hogging the limelight than doing any constructive work for our Society.
The same member had advocated for redevelopment rather than repairing every now and then. Pt 20 of AGM dated 28-Mar-2021 refers.
Q. Our Land lease has expired in 2020. What is the current status of Trifurcation/ renewal of lease (with MHADA)?
A: Despite best efforts by the MC & few knowledgeable members, trifurcation/lease renewal could not be completed as Sector C has been reluctant to follow directives of MHADA & AFNHB on the subject. MHADA & AFNHB, Sector A & B are ok with trifurcation with existing perimeter.
Q. Has Sector C reconciled now to trifurcation?
A: No, but by going ahead with redevelopment, they have de facto accepted the existing land holdings on ‘as is where is’ basis.
Q. What role does AFNHB have?
A: AFNHB is the builder and the holder of the land lease. However, as lease has already expired, AFNHB has no legal rights on the land.
Legally land and assets had to be transferred to the societies within 4 months after the formation of the Society as per Section 11 of the Maharashtra Ownership Flats Act (MOFA), 1963. However, AFNHB continued to hold the land lease in their name.
AFNHB also owes around Rs 5 Lakh (Rs 35 to 40 Lakhs with interest as of now) which they have refused to refund despite efforts by successive MCs.
Secondly, AFNHB has not paid property tax of Rs 7.25 Lakhs for the period 1993 to1996 which today stands around Rs 42 Lakhs inclusive of interest. This amount stands as liability on Sector B (H Block).
Q. What is the likely time for redevelopment? Someone quoted that it will be 8 years.
A: If everything goes as planned, it usually takes 3 years to complete the redevelopment. 8 years is the misinformation being spread by those who are against redevelopment.
Q. As per Govt of Maharashtra Order of May-2022, AGMs/SGBMs must be conducted in Physical Form. Is Holding SGBM in Hybrid (Physical & Online) Mode legal?
A: We have intimated Dy Registrar about the conduct of SGBM in hybrid mode and requesting him to send representative to attend. Though a period of around three weeks has since elapsed, there has been no objection to this format from him.
Cooperative Court, Raigad-Ratnagiri, Alibag has expressly upheld the right of the Society to conduct MC, SGBM, and AGM meetings in hybrid (physical and online) mode in the case of Mr Errol Francis Lobo (Plaintiff) Vs Power Grid Sankalp CHS (Defendant).
The said Cooperative Court has noted references to Supreme Court judgments affirming the legitimacy of videoconferencing and technology-enabled participation, stating:
“Advances in science and technology have shrunk the world… Video conferencing permits one to see, hear, and talk with someone far away, with the same ease as if physically present. Except for touch, all other modes of presence are the same.”
It held that video conferencing constitutes “presence” for legal purposes as per procedure established by law.
The Court found that the MCS Act, while not expressly mentioning online meetings, does not prohibit hybrid meetings, especially where members are given the liberty to attend physically.
Q. How will outstation/overseas members stay involved?
A: We are committed to a Hybrid Model. All major meetings will have a Google Meet link. All documents, feasibility reports, and tender copies will be sent via email/WhatsApp. Your vote from abroad carries the same weight as a member sitting in the hall.
Q. Will the builders expedite transfer of land in society’s name?
A: Yes, builders/PMC have better clout with the govt agencies & understanding of regulations. Builders do not commit their financial resources to developing property on land without clear title.
The lease deed is likely to be signed by MHADA in the name of Society.
Q. How much extra FSI will we get?
A: At the moment, MC has no information. However, it is understood from the CST of Sector C it is around 1.87 times the carpet area, besides rent, hardship compensation, two car parks per flat etc.
Q: Who is the builder selected for redevelopment?
A: It will be selected by the Redevelopment Committee and the SGBM(s).
Q: What prompted Evita Constructions Private Limited (an entity of Hiranandani group) to send us Expression of Intent dated 01-Dec-2025? This EOI was issued by name to the Chairman, Secretary, & the Treasurer. Some members have alleged that the MC had approached Hiranandani, or MC is on the Payroll of Hiranandani, or MC has been bought Over. What is the truth?
A: All these allegations are to malign the image of MC. MC is a duly constituted body elected by the members of the Society. We are considering suing these few members who have been indulging in defaming MC.
We want to clarify that none of the MC members approached Hiranandani. The EOI was sent to Sector B through e-mail.
As you are aware, Hiranandani has been selected to redevelop Sector C. However, before a contract could be signed between them, MC of Sector C was dissolved for some reason. In the meantime, we guess that Hiranandani wanted to explore the possibility of redeveloping Sector B, being on the same land parcel.
Q: Who will guide us through the legal and technical parts?
A: We will not do this alone. We will appoint a team of experts:
• PMC: To handle the transfer of lease, technical and tender process.
• Legal Advisor: To ensure our land title and agreements are 100% secure.
Q: What if I change my mind later?
A: The process has multiple “checkpoints.” Even after today, the General Body must approve the PMC’s feasibility report and, eventually, the specific builder. You will have multiple opportunities to voice your opinion at every milestone.
Powai Jal Vayu Vihar (Type B) , Mumbai 