Is Your Society Eligible for Redevelopment? Pre-SGM Checks

Most redevelopment projects stall on paperwork nobody checked before the first meeting was called.

Your society is ready for redevelopment when conveyance or deemed conveyance is done, the title is clear, the property card and CTS extract match your records, unauthorised structures are identified, a structural audit exists, and you know which DCPR 2034 scheme your building falls under.

What paperwork must be clear before calling the SGM?

Start with ownership. If conveyance has not been executed, the land is still legally the builder's or landlord's, and no developer can safely proceed. Societies stuck here should pursue deemed conveyance under Section 11 of MOFA 1963, read with Section 17 of the Registration Act 1908. Every document that transfers an interest in the property must be registered.

Then collect and cross-check the basics:

Property card and CTS extract — plot number, area and holder's name should match your society records
Approved building plans and the original occupation certificate
Share certificate and membership register, fully updated with nominations
Any pending litigation on title, tenancy or a member's flat

A single disputed flat or an unrecorded transfer can hold up the Development Agreement for months. Fix it before you count votes, not after.

The plot checks that decide what you are worth

Two measurements settle your development potential, and both should be in the committee’s hands before any developer is met:

9.00 mThe road width that doubles a suburban plot, from FSI 1.00 to 2.00

Net plotFSI applies after deducting surrendered land, not to the property-card area

Check	Where it comes from	Why it matters
Width of the access road	Measured on site, confirmed against the sanctioned plan	Sets your permissible FSI under Table 12. The first band is “less than 9 m”, so a road at exactly 9.00 m clears into the higher band.
Net plot area	Property card, less DP road, Regular Line, Reg 16, Reg 14 amenity and Reg 17 reservations	FSI applies to the net figure under Reg 30(A)(2). TDR is available for what you surrender, under Reg 32.
Cess status	Cess bill; confirmed in writing by MBRRB	Decides whether you are on 33(7), 33(5) or 33(7)(B) — and therefore which entitlement formula applies
Conveyance / title	Society records; deemed conveyance route under MOFA if not done	A society without conveyance negotiates from a weaker position

Source: DCPR 2034 (sanctioned), Table 12 and Regulation 30(A).

Worked example — what the road measurement is worth

Suburban society. Property card: 2,000 sq m. To be surrendered for a DP road: 150 sq m.

Net plot = 1,850 sq m

Access road at 8.6 m → band “less than 9 m” → FSI 1.00 → 1,850 sq m buildable

Access road at 9.0 m → band “9 m and above” → FSI 2.00 → 3,700 sq m buildable

400 mm of road width is worth 1,850 sq m — about 19,900 sq ft

Have the road measured properly and recorded before the SGM. It is the cheapest piece of due diligence available to a committee, and it changes what every subsequent conversation is about.

What about the building and the plot itself?

Get a structural audit from a registered structural engineer. It tells members honestly how urgent redevelopment is, and it is the document that turns a vague complaint about leakage into a case the whole society accepts.

Also list every unauthorised extension — enclosed balconies, terrace rooms, ground-floor encroachments. These do not automatically kill a project, but they must be declared early because they affect what the plans can regularise.

Finally, identify your scheme. A cessed building may fall under DCPR 2034 Regulation 33(7) or 33(7B), while other plots follow different routes. Our eligibility checker suggests the likely scheme, and the FSI calculator works out the potential for your specific plot. Never accept a single universal FSI figure — it is always plot-specific.

What happens once these checks are clear?

Only then call the Special General Body Meeting. Under Section 79A of the MCS Act 1960 and the Government of Maharashtra directive dated 4 July 2019, the process starts with a requisition by one-fifth of members, needs a two-thirds quorum, and approval by at least 51% of total members. Our step-by-step 79A guide covers the sequence in full.

Work it out for your own society

Answer a few questions about your building and papers, and see how ready your society really is and which DCPR scheme likely applies.

Open the Redevelopment Eligibility Checker

Common questions

Can a society go for redevelopment without conveyance?

It is possible in some cases, but it is risky and slow, because the landowner or original builder must also sign. Most developers and lenders will want clear title first. The safer route is to complete deemed conveyance under Section 11 of MOFA 1963 before you invite offers, so the society negotiates from a position of ownership.

Is a structural audit compulsory before redevelopment?

A structural audit is not what makes a project legal, but it is practically essential. It gives members an independent view of the building's condition, supports the case for redevelopment at the general body meeting, and helps the committee answer members who feel repairs would be enough. Use a registered structural engineer and share the full report with all members.

Do unauthorised extensions stop redevelopment?

Usually not, but they must be disclosed early. Hidden enclosed balconies or terrace rooms create disputes later when carpet areas are allotted, because members assume their existing built-up area will be matched. List every deviation, decide as a society how it will be treated in area allotment, and record that decision before signing anything.