On 30 September 2026, the Co-operation Department of the Government of Maharashtra issued a new Government Resolution (GR) under Section 79A of the Maharashtra Co-operative Societies Act, 1960. It replaces the redevelopment guidelines of 4 July 2019 and the circulars that followed them. If your housing society is thinking about redevelopment, or is already in the middle of it, these are now the rules you have to follow.
The broad direction is clear: more say for members, more documents open to them, fixed timelines for the managing committee, and personal accountability for office-bearers who cut corners. Below is a stage-by-stage walk-through in plain language.
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Who the GR applies to
It covers all forms of redevelopment of co-operative housing society buildings: developer-led, self-redevelopment, group redevelopment and cluster redevelopment. In group redevelopment, each society must pass its own resolution with the required votes.
1. Starting the process
- Only an elected committee can start it. Redevelopment must be initiated by a duly elected managing committee. An administrator or authorised officer appointed by the Registrar cannot take the redevelopment decision.
- Members can push for it. If one-fifth (20%) of members give a written request, the committee must take note within 8 days and the secretary must call a special general body meeting (SGM) within 2 months.
- Proper notice. The agenda must reach every member at least 14 days before the meeting, with acknowledgement kept on record. Members can send written suggestions up to 8 days before the meeting.
2. Appointing the architect or PMC
- The committee must collect quotations from at least three eligible architects or Project Management Consultants (PMCs).
- The general body, not the committee, selects the architect or PMC and fixes the scope and terms. The appointment letter must be issued within 30 days of the meeting, followed by a written agreement.
- The project report must be ready within 2 months of appointment.
3. A fuller project report
Earlier, the report mainly had to cover the FSI and TDR available. Now it must also look at conveyance status, the planning authority’s rules (MCGM, MMRDA, CIDCO and others, depending on who owns the land), residential and commercial areas, open spaces, parking and specifications. Where different regulations under DCPR or UDCPR offer different benefits, a separate report and comparison must be prepared for each scheme, so members can see which route gives them the most.
Once the report is received, the secretary must call a committee meeting within 30 days, with the architect or PMC present to explain it. Members must be told they can inspect the report at the society office and send suggestions.
4. Quorum and consent for the redevelopment decision
- Quorum: two-thirds of the total membership.
- Approval: at least 51% of the total membership, not 51% of those present.
- Remote participation is new. Members living abroad, seriously ill, persons with disabilities, or unable to attend for unavoidable reasons may join by video conference, and they count towards both quorum and the 51%. However, physical attendance of 51% of total members is still required.
- If quorum fails: the meeting is adjourned and called again within the next month with 7 days’ notice. If it fails a second time, the proposal cannot come before another SGM for 3 months.
5. Tender and inviting developers
- The draft tender is no longer finalised by the committee alone. It must be placed before the SGM and approved by members.
- The tender notice must be published in widely circulated local Marathi and English newspapers. Members may also tell reputed developers about it.
- At least three bids are expected. If fewer come in, the deadline must be extended by at least 15 days (earlier it was 7), and then by another week. If there are still fewer than three, the bids received can go to the SGM.
- The architect or PMC must prepare a comparative statement covering each developer’s experience, track record, technical and financial strength, quality of proposal and rates.
6. Selecting the developer
- Same thresholds as the first decision: two-thirds quorum, 51% of total members, with the same remote-participation rules.
- The meeting is held in the presence of an authorised officer from the Registrar’s office and must be video recorded. The Registrar must decide on appointing this officer within 14 days of receiving the society’s proposal.
- If at least one-fifth of members demand it in writing, voting will be by secret ballot instead of a show of hands.
- Minutes, attendance, written consents and the developer’s acceptance go to the Registrar. Notices and minutes of redevelopment meetings must reach the Registrar’s office within 14 days.
- A committee member, office-bearer, or any of their relatives cannot be the developer.
7. Development Agreement and member safeguards
- The general body approves the DA, not just the committee. The committee must then execute it within 3 months of selecting the developer, with the architect or PMC’s guidance.
- Bank guarantee: the 2019 rule fixed it at 20% of project cost. Now the general body decides the amount and form. This gives flexibility, but members must make sure it is not negotiated down too far.
- Completion: within 2 years from the first or plinth certificate, extendable by 1 year in exceptional cases (3 years maximum).
- Housing during construction: the developer should, as far as possible, arrange alternative accommodation in the same area, or pay monthly rent and a deposit acceptable to members.
- Registration: both the DA and each member’s Permanent Alternate Accommodation Agreement (PAAA) must be registered. PAAAs must be executed within 3 months of the DA’s registration.
- The PAAA must state the carpet area as defined under RERA. Development rights given to the developer cannot be transferred to someone else.
- No vacating too early. Members should move out only after the required permissions are in place and their own PAAA is registered.
8. Flat allotment and after possession
A separate SGM, with 14 days’ notice, decides the flat allotment. As far as possible, flats go floor-wise in line with the existing arrangement, with a draw of lots where needed. This meeting too must be video recorded, and the minutes, recording and certified allotment list go to the Registrar within a month. After possession, the committee must process membership applications of new flat buyers within 3 months and issue share certificates.
9. Transparency and accountability
The old requirement of a society website is gone. Instead, every redevelopment document (notices, minutes, project reports, tenders, bids, comparative statements, draft agreements and video recordings) must be open to members for free inspection, with copies on payment of the prescribed fee.
The GR also spells out consequences. If the process is not followed, or members are cheated or misled, the responsible office-bearers and committee members face action under Sections 78A and 79A(3) of the Act, including removal from office.
At a glance: 2019 GR vs 2026 GR
| Topic | 2019 GR | 2026 GR |
|---|---|---|
| Remote attendance | Not provided | Allowed for specific members; counts for quorum and vote |
| Draft tender | Approved by committee | Approved by SGM |
| First tender extension | 7 days | 15 days |
| Secret ballot | Not specified | On written demand of 20% of members |
| Approval of DA | Committee | General body |
| Bank guarantee | 20% of project cost | Amount and form decided by general body |
| PAAA timeline | Not specified | Within 3 months of DA registration |
| Member access to documents | Society website | Free inspection at office; copies for a fee |
| Penalty for violations | General powers under Act | Specific action, including removal of office-bearers |
What your society should do now
- Check where you stand. If you are mid-way (report done, tender out, or developer chosen), ask your advocate how the new GR applies to your stage before the next meeting.
- Update your member list. The 51% and two-thirds counts are of total members, so an accurate, current register matters more than ever.
- Plan the meetings properly. Arrange video recording, a remote-participation setup, signed attendance and written consent forms in advance.
- Decide the bank guarantee seriously. Now that it is your general body’s call, treat it as a key protection, not a bargaining chip.
- Keep a document file. Every notice, minute, report and draft should be ready for any member to inspect.
Overall, this GR is good news for members. It slows down nothing that should move quickly, and it closes many of the gaps that led to disputes in the past. Societies that follow it carefully will find developers take them more seriously too.
Need help following the new process? Mungekar Realty works with housing societies and pagdi buildings across Mumbai, from feasibility reports to developer selection. Call 98207 44734 or visit mungekarrealty.com.
This article is a general summary of the Government Resolution dated 30 September 2026 and is not legal advice. Please read the GR itself and consult an advocate before acting on it.