Many redevelopment projects get stuck not because of the developer, but because the society’s own meetings were not run properly. A missed notice, a wrong count of members or a missing recording can give a single unhappy member grounds to challenge the whole process. Since the Maharashtra GR of 30 September 2026, the rules for these meetings are stricter and more detailed.
This guide walks a managing committee through the special general body meeting (SGM) that takes the first redevelopment decision, step by step.
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Step 1: Get the basics in order
- An elected committee. Only a duly elected managing committee can start redevelopment. If your society is under an administrator, hold elections first.
- An up-to-date member register. Quorum and consent are counted on total members. Settle pending transfers and nominations, and list deceased members’ legal heirs, before you start.
- Architect or PMC quotations. Collect quotes from at least three eligible architects or PMCs so the general body can appoint one at this stage.
Step 2: Call the meeting the right way
- The meeting can be called by the committee, or must be called if one-fifth (20%) of members request it in writing. In that case the committee takes note within 8 days and the secretary calls the SGM within 2 months.
- Send the notice and agenda to every member at least 14 days before the meeting. Keep signed acknowledgements or delivery proof for each one.
- Invite written suggestions, which members can send up to 8 days before the meeting.
- Write the agenda clearly: the proposal to redevelop, appointment of the architect or PMC, and their scope and terms.
Step 3: Arrange remote attendance
The new GR lets members who are abroad, seriously ill, disabled or otherwise unable to come join by video conference, and they count towards quorum and the vote. Identify these members early, collect their requests in writing, test the link, and have a way to record their vote. Remember that 51% of total members must still be physically present.
Step 4: On the day, check quorum
- Quorum is two-thirds of total members, including those joining remotely.
- Keep an attendance register with signatures, flat numbers and time of arrival. Note remote attendees separately.
- Video record the whole meeting, from the quorum count to the close.
- If quorum is not met, adjourn and call the meeting again within the next month with 7 days’ notice. If it fails again, the proposal cannot come up for 3 months.
Step 5: Discuss, then vote
Give members time to ask questions and record the main points raised. The resolution passes only if at least 51% of total members approve it, not 51% of those in the room. Take written consent from each member who votes in favour, signed and dated, with the flat number. Members who oppose can ask for their objection to be recorded.
Step 6: After the meeting
- Prepare minutes that record attendance, the vote count, the resolution text and the appointed architect or PMC.
- Send the notice and minutes to the Registrar’s office within 14 days.
- Issue the architect or PMC’s appointment letter within 30 days, and sign a written agreement on the terms the general body approved.
- Keep the minutes, consents and recording available for any member to inspect free of cost.
What comes next
This first SGM is only the start. The architect or PMC has 2 months to prepare the project report. Then the draft tender goes to another SGM, and a third SGM, held before the Registrar’s authorised officer and video recorded, selects the developer with the same two-thirds quorum and 51% approval. The same care with notices and records applies each time.
Common mistakes to avoid
- Counting 51% of those present instead of total members.
- Short notice, or no proof that every member received it.
- Discussing a specific developer at this first meeting before any tender.
- Missing or partial video recordings.
- Not sending minutes to the Registrar on time.
- A committee member, or their relative, being linked to a developer, which the GR now bars outright.
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This article 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.