म्हाडा अंतर्गत इमारतीचा पुनर्विकास कसा कराल ? सी ए . रमेश प्रभू
CIRCULAR ON REDEVELOPMENT
All the Co-op. Hsg. Societies in the State of Maharashtra u/s 79(A) of MCS Act 1960 to pass order regarding Redevelopment of Cooperative Housing Societies Co-op. Marketing & Textile ept.
Date : 3rd January 2009
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The natures of complaint received from majority of the Co-op Housing Societies undergoing redevelopment are as given below.
1) While carrying out the process, members are not taken into confidence.
2) Transparency not observed in the Tendering process.
3) Appointment of Contractors in a haphazard manner.
4) Breaches of the provisions of the MCS Act, /rules and Bye-laws in the working of the society.
5) Lack of Co-ordination between appointed Engineer and Project Consultants.
6) Non preparation of Feasibility Report.
7) Proper procedure not followed in the selection of Tender.
8)Disparities in the Development Agreement. And
Since, there are no laid down guidelines and / or firm procedures declared, based on the various complaints received and discussion held with the concerned experienced professionals the Commissioner for co-operation and Registrar a Co-op. Societies, Maharashtra State, Pune had appointed a Study Group under the Chairmanship of the Jt. Registrar of Co-op. Societies, CIDCO to consider various types of complaints on the subject and discuss the same with all the concerned parties in the Sector.
The SGM will consider the business as per following Agenda.
(1) To take primary decision, after considering the demands and suggestions from the members, on the Redevelopment of the Society Building/s
(2) To select expert and experienced Architect / Project Management Consultant, who are empanelled by Government / local Authority, for the work of Redevelopment and frame Rules / conditions of their work.
(3) To submit the project of proposed Redevelopment of the building.
3) TO RECEIVE WRITTEN SUGGESTIONS FOR THE MEMBERS ON THE REDEVELOPMENT OF BUILDING
4) DECISIONS TO BE TAKEN IN THE SPECIAL GENERAL MEETING (SGM)
(a) To approve the Terms and Conditions along with the scope of the work to be carried out by the eligible Architect / PMC who can be selected from the Panel of Govt./ Local Authority for the Building Redevelopment work.
(b) To submit proposal of Building Redevelopment Project.
5) TO CIRCULATE MINUTE OF THE MEETING TO ALL THE MEMBERS.
6) TO ISSUE LETTER OF APPOINTMENT TO THE ARCHITECT / PMC
7) THE INITIAL WORK TO BE CARRIED OUT BY THE ARCHITECT / PMC.
8) BUSINESS AFTER RECEIPT OF THE REDEVELOPMENT PROJECT REPORT
a) After receipt of the Redevelopment Project Report and considering the suggestions presented by society members, the Hon. Secretary of the society will call a joint meeting of committee members and Architect / PMC to obtain approval from majority towards the submitted Project Report.
b) The Hon. Secretary shall send all the suggestions received from the members to the Architect / PMC for their consideration, 7 days before the Jt. Meeting.
c) The said Jt. Meeting will consider the suggestions, recommendations received from members along with the opinion expressed by the Architect / PMC, and after detailed discussion on all the related matters and after incorporating the required corrections, the Project Report will be approved by the meeting.
9) TO PUBLISH LIST OF TENDERS RECEIVED
(a) The Hon. Secretary of the society will prepare list of the Tenders received till the last day of receipt and publish it on the Notice Board of the society.
(b) Within 15 days of the last date of the receipt of the Tenders, the Hon. Secretary of the society will call the Special Meeting of the Managing Committee. The meting will be attended by the official representatives of the Developers where interested members of the society can attend as observers.
10) SELECTION OF A DEVELOPER
a) The office of Registrar to appoint an Authorised Officer for the SGM.
b) To call SGM to finalise the Tender.
c) If there is no quorum for SGM.
The quorum for the SGM shall be 3/4th of the total number of members of the society. If the quorum is not attained, the SGM shall be adjourned for 8 days.
d) The business in the SGM for selection of the Developer.
Authorised Officer from the office of the Registrar will attend the SGM to observe the business of the meeting.
11) DEVELOPMENT AGREEMENT
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