How to Compare Developer Tenders Before the Selection SGM

Three to five sealed offers on the table, and one recommendation to place before your members.

Compare developer tenders by normalising every offer to carpet area first, then listing rent, corpus, timeline, bank guarantee and amenities side by side on one sheet. Never judge on headline extra area alone, because a large area offer with weak rent, security or delivery terms can cost members more.

Why must every tender be normalised to carpet area first?

Developers quote differently. One offer may promise a percentage rise on your existing area, another a fixed new flat size, a third a number that quietly includes balconies or loading. Until all of them are expressed in the same unit, you are not comparing anything. Under DCPR 2034 and RERA 2016, carpet area means net usable floor area excluding walls — that is the only honest yardstick. Convert each quote using the carpet and built-up converter before the numbers go anywhere near your sheet.

What belongs on the comparison sheet?

Keep it to one page: one column per developer, one row per term.

Carpet area offered per member, in RERA carpet
Monthly transit rent, escalation, and months paid in advance
Corpus per sq.ft and when it is released
Bank guarantee — the 4 July 2019 directive contemplates around 20%
Completion timeline, against the directive's roughly two-year expectation
Shifting charges, brokerage, parking, amenities, stamp duty responsibility
MahaRERA registration and past delivery record

Test each rent figure against real market rents in your locality using the rent comparison tool. A generous area offer paired with unrealistic rent simply shifts cost onto members. Then score the completed sheet in the offer comparison tool, so your weightings are visible rather than merely felt.

How do we make the recommendation explainable to members?

The 4 July 2019 directive requires approval by at least 51% of total members, with a two-thirds quorum at the Special General Body Meeting. That threshold is only reachable if an ordinary member can follow your reasoning in five minutes. Circulate the comparison sheet in advance, state plainly why the recommended offer wins, and be honest about where it is weaker than the others. Committees that hide the trade-offs usually lose the vote.

Work it out for your own society

It scores up to four developer offers side by side on area, rent, corpus, timeline and security, so your committee can see which one actually leads.

Open the Offer Comparison Tool

Common questions

Should the committee always recommend the tender offering the most extra carpet area?

No. Headline extra area is the easiest number to inflate and the easiest to erode later through loading, quality reductions or delay. An offer with slightly less area but a stronger bank guarantee, realistic transit rent, a credible timeline and a clean delivery record usually serves members better across the whole project.

How many developer tenders should a society invite?

There is no fixed legal number, but three to five serious tenders usually gives enough spread to compare without overwhelming members. What matters more than quantity is that every tenderer is MahaRERA registered where registration applies, and that no managing committee member is connected to any bidding developer, as the 4 July 2019 directive requires.

Can the managing committee select the developer on its own?

No. The committee prepares and recommends, but the selection must be approved at a Special General Body Meeting with a two-thirds quorum and the consent of at least 51% of total members, per the 4 July 2019 directive. A comparison sheet circulated beforehand makes reaching that threshold far easier.