Appointment Through Transparent and Valid Process
Rule:
The PMC must be appointed by the Society only after a resolution passed in the Special General Body Meeting (SGBM) with proper notice to all members.
Legal Basis:
- Maharashtra Co-operative Societies Act, 1960
- Govt. GR dated 3rd January 2009 & 4th July 2019 (Redevelopment Guidelines)
Key Conditions:
- Minimum 14 days’ notice to all members before the meeting.
- Agenda must clearly mention “Appointment of PMC”.
- Selection should be based on comparative proposals (technical + financial).
- The minutes and resolution must be properly recorded and signed by the Chairman and Secretary.
Why: Ensures transparency and protects the Society’s interests before appointing a Developer.
PMC’s Role is Advisory and Supervisory — Not Executive
Rule:
The PMC cannot act as Developer or Contractor; it is a technical consultant and watchdog on behalf of the Society.
Duties include:
- Evaluating Developer proposals and feasibility reports.
- Preparing project reports and cost estimates.
- Verifying carpet areas, TDR potential, loading of FSI, and DCPR compliance.
- Reviewing architectural, RCC, and MEP drawings.
- Certifying construction quality and progress.
Why: Prevents conflict of interest — PMC must represent members, not developers.
Statutory and Regulatory Compliance
Rule:
PMC must ensure that all statutory approvals and compliances are correctly obtained and verified before each stage.
Includes:
- Verification of property title and conveyance deed.
- Checking IOD, Commencement Certificate (CC), and Occupation Certificate (OC).
- Monitoring adherence to DCPR 2034, MOFA, RERA, and GST compliance.
- Ensuring the Developer registers the project under MAHARERA before taking any booking or payment.
Why: Protects the Society from legal disputes, penalties, or unsafe constructions.
Documentation, Certification & Cost Control
Rule:
PMC must maintain complete documentation and certify every stage of construction and financial disbursement.
Key Practices:
- Maintain stage-wise progress reports (monthly/quarterly).
- Vetting all agreements — Development Agreement, POA, PAAA (Permanent Alternate Accommodation Agreement), and Bank Guarantees.
- Verify corpus fund, rent, hardship compensation, shifting charges, and possession timelines.
- Ensure cost control and value engineering — prevent unnecessary extras.
Why: Ensures financial discipline and accountability.
Independent and Impartial Functioning
Rule:
PMC must act independently, without bias toward any Developer, architect, or contractor.
Governance:
- The PMC must not have any financial link with the appointed Developer or Architect.
- Must disclose any conflict of interest in writing.
- Should submit all reports directly to the Managing Committee and General Body.
- Must be available to clarify technical or financial issues to members in SGBMs.
Why: Ensures the PMC remains the guardian of members’ interests.
Accountability, Reporting, and Handover
Rule:
PMC’s responsibility continues until Occupation Certificate (OC) is obtained and members take possession.
Final Deliverables:
- Final work completion certificate.
- Verification of OC, Fire NOC, water connection, and lift permissions.
- Snag-list verification and handover of as-built drawings.
- Final audit of accounts and compliance closure.
- Assist in formation of new society (if applicable) and conveyance of redeveloped property.
Why: Ensures safe, compliant, and transparent project completion.