Every housing society that starts thinking about redevelopment eventually asks the same question: where do we begin? This guide sets out the full process for a cooperative housing society in Mumbai, in the order it actually happens, and reflects the Maharashtra Government Resolution of 30 September 2026 under Section 79A of the Maharashtra Co-operative Societies Act, which replaced the 2019 guidelines.
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The redevelopment process at a glance
- Check whether the building and the society are ready
- Hold the first special general body meeting and appoint an architect or PMC
- Get the project or feasibility report
- Review the report with members
- Approve the tender and invite developers
- Compare the bids
- Select the developer at a special general body meeting
- Approve and sign the Development Agreement
- Sign and register each member’s PAAA
- Approvals, then vacating the building
- Construction
- Occupation Certificate, flat allotment, possession and conveyance
From the first meeting to moving back in, most Mumbai redevelopment projects take four to six years. Our guide to redevelopment timelines breaks this down stage by stage.
Step 1: Check whether the building and the society are ready
Before approaching anyone, the managing committee should take stock of three things. First, the building: its age, the latest structural audit and the cost of repairs. Second, the documents: conveyance, approved plans, Occupation Certificate and an up-to-date member register. Third, the members: whether there is genuine willingness to go through a multi-year process. Consensus well beyond the legal minimum makes every later step smoother, because a determined minority can delay a project for years.
Useful reading at this stage: after how many years a building goes for redevelopment, 8 signs and 8 documents to check, and deemed conveyance if the land is not yet in the society’s name.
Step 2: Hold the first special general body meeting and appoint an architect or PMC
Only a duly elected managing committee can start redevelopment. The committee collects quotations from at least three eligible architects or Project Management Consultants (PMCs) and calls a special general body meeting (SGM) with at least 14 days’ notice. If one-fifth of members request redevelopment in writing, the committee must act on it.
- Quorum: two-thirds of total members.
- Approval: at least 51% of total members, not 51% of those present.
- Remote attendance: members abroad, seriously ill or otherwise unable to attend may join by video conference and are counted.
The general body, not the committee, selects the architect or PMC and approves the terms. See how to run the Section 79A meeting and how to choose a PMC or redevelopment consultant.
Step 3: Get the project or feasibility report
The architect or PMC prepares the project report, which the GR expects within two months of appointment. It should cover the plot’s area and title, conveyance status, the planning authority’s rules, permissible FSI and TDR, residential and commercial areas, open spaces, parking and specifications. Where different regulations offer different benefits, each option should be worked out separately so members can compare them.
This report is the society’s own reading of what its plot can support, and it is the basis for judging every developer offer that follows. Read what a feasibility report should contain.
Step 4: Review the report with members
The committee meets within 30 days of receiving the report, with the architect or PMC present to explain it. Members must be able to inspect the report and send suggestions. This is the moment to raise questions about the route, the risks and the expected entitlements, before any developer is involved.
Step 5: Approve the tender and invite developers
The draft tender, setting out eligibility, financial capability and evaluation criteria, is placed before an SGM for members’ approval. The tender notice is then published in widely circulated Marathi and English newspapers. At least three bids are expected; if fewer arrive, the deadline is extended. Societies that negotiate with only one developer from the start, often after an unsolicited approach, usually end up with weaker terms.
Step 6: Compare the bids
The architect or PMC prepares a comparative statement covering each developer’s experience, track record, technical and financial strength and the terms offered. The highest headline offer is not automatically the best: a developer who cannot finish the project leaves members far worse off than one with a slightly lower offer and a strong delivery record. Visiting the shortlisted developers’ completed projects and speaking to those societies is strongly recommended. Use our 10-point checklist for comparing developer offers, and see how corpus and rent are calculated.
Step 7: Select the developer at a special general body meeting
The developer is chosen at an SGM held in the presence of an authorised officer from the Registrar’s office, and the meeting is video recorded. The same two-thirds quorum and 51%-of-total-members approval apply, and voting is by secret ballot if one-fifth of members ask for it in writing. A committee member, an office-bearer or any of their relatives cannot be the developer.
Step 8: Approve and sign the Development Agreement
The Development Agreement (DA) is the most important legal document in the process. It sets out each member’s new carpet area, corpus, rent and deposit, the construction timeline, penalties for delay, the bank guarantee and what happens if the developer defaults. Under the new GR, the general body approves the DA and decides the amount and form of the bank guarantee, and the committee executes it within three months of selecting the developer. The DA must be registered. Have it reviewed by an independent advocate who is not suggested or paid by the developer. Read key clauses your society must insist on.
Step 9: Sign and register each member’s PAAA
Each member signs a Permanent Alternate Accommodation Agreement (PAAA) with the developer, stating the new flat’s carpet area as defined under RERA and the member’s individual entitlements. The PAAAs must be registered, within three months of the DA’s registration.
Step 10: Approvals, then vacating the building
The developer applies for the municipal approvals, including the Intimation of Disapproval (IOD), which sets out the conditions to be met, and later the Commencement Certificate (CC). This is often one of the slowest stages in Mumbai. Members should move out only after the required permissions are in place and their own PAAA is registered, with rent, deposit or alternative accommodation arranged as agreed. See shifting out during redevelopment.
Step 11: Construction
After demolition and the Commencement Certificate, construction begins. The GR expects completion within two years from the plinth or first certificate, extendable by one year in exceptional cases, though larger projects often take longer in practice. Where flats are to be sold, the developer must register the project with MahaRERA, which gives members an additional route to raise complaints. The committee or PMC should visit the site regularly and check progress against the agreed schedule. Read RERA compliance in redevelopment and what happens if a developer abandons the project.
Step 12: Occupation Certificate, flat allotment, possession and conveyance
Once the building is complete and the Occupation Certificate (OC) is issued, flats are allotted at a separate SGM, as far as possible floor-wise in line with the existing arrangement, with a draw of lots where needed. Members then take possession, new buyers are admitted to the society, and the land and building are conveyed to the society. Read society registration and conveyance after redevelopment.
Three things that decide how smoothly it goes
- Do not skip the early stages. An independent report and a genuine competitive tender are the highest-value time a society spends. Every later stage flows from them.
- Keep everything on record. Notices, minutes, reports, bids and recordings must be open to members. Transparency prevents the internal disputes that delay more projects than any regulator.
- Plan for the full timeline. Societies that budget emotionally and financially for several years fare far better than those expecting a quick turnaround.
Frequently asked questions
How many members must agree to redevelopment?
At least 51% of the society’s total members must approve, at a special general body meeting where two-thirds of total members form the quorum. See what to do when a few members block redevelopment.
Can a society redevelop without a developer?
Yes, through self-redevelopment, where the society manages the project itself with a PMC and arranges finance. Read self-redevelopment vs builder-led redevelopment.
When should members vacate their flats?
Only after the required approvals are in place and their own PAAA is registered, with rent or alternative accommodation arranged as agreed.
What changed with the 2026 GR?
Members now approve the tender and the DA, can attend remotely, can demand a secret ballot, and decide the bank guarantee. Read our full summary of the new redevelopment GR.
Starting the process?
Mungekar Realty works with housing societies and pagdi buildings across Mumbai, from the feasibility report to developer selection. To discuss your society, register your property or call or WhatsApp us on +91 98207 44734.
This guide is general information based on Section 79A of the Maharashtra Co-operative Societies Act and the GR dated 30 September 2026. It is not legal advice.