The new rules for redevelopment of society in Mumbai focus on transparency, safety, faster approvals, and stronger rights for members. The new rules include 51 per cent consent, compulsory RERA registration, video-recorded meetings, and clear timelines for completion. These rules help societies make informed decisions with less confusion.
Latest GR on Redevelopment in Mumbai for Housing Society
As per the latest Maharashtra GR and 2024–25 amendments:
- 51% member consent is now enough to pass a redevelopment resolution (reduced from 70%)
- Developer must provide a bank guarantee of 20% of total project cost (GR dated July 4, 2019)
- RERA registration is mandatory before construction begins
- MoU must specify rent, flat sizes, timelines, and penalty clauses
- Meetings must be video-recorded; all documents shared with all members
- Buildings 30+ years old or declared dilapidated by MCGM qualify
- Development Agreement and PAAA must be registered under the Registration Act, 1908
What Has Changed in the Rules for Redevelopment of Society in Mumbai?
The redevelopment guidelines in Mumbai have been updated by the Maharashtra government under DCPR 2034 and the Municipal Corporation of Greater Mumbai. These rules aim to give residents more confidence and reduce conflicts during redevelopment.
Some of the biggest changes include:
- Consent requirement reduced to 51 per cent
- Mandatory video recording of Special General Meetings
- Strict transparency rules
- A developer bank guarantee of 20 per cent project cost
- Clear project timelines and penalties for delays
- Mandatory Maharashtra RERA registration
- Registered agreements for all members
- Encouragement for self-redevelopment
These changes help societies move forward smoothly and reduce long-standing disagreements between members, committees, and developers.
What are the New Housing Society Redevelopment Rules in Maharashtra 2026?
A Government Resolution issued on September 30, 2026 replacing the 2019 redevelopment rules for housing societies. It covers developer led, self and group or cluster redevelopment.
Consent
At least 51% of total members must approve, and members voting in favour must give written consent.
Quorum
The special general meeting needs a two-thirds quorum.
Committee
Only a duly elected Managing Committee can start the process. Committee members, office bearers and their relatives cannot become the developer.
Tenders
The society must get at least three competitive bids and extend the tender if it receives fewer.
Recording
The developer selection meeting must be video recorded, with a copy submitted to the registrar.
Timeline
The project should generally finish within two years of the plinth certificate or three years in exceptional cases.
Penalties
If office bearers violate the rules or commit fraud can face legal action.
Why the New Rules for Redevelopment of Societies in Mumbai Matter?
Old buildings in Mumbai face structural issues, limited safety standards, and rising maintenance costs. Redevelopment gives members safer homes, better amenities, and more usable space. The new rules ensure societies do not feel pressured, misled, or rushed into decisions. They also protect members from stalled or abandoned projects, which used to be a common issue. These guidelines create a clear, step-by-step process that reduces confusion for residents.
Consent Rules Every Society Should Know
One of the biggest updates relates to member approval. Earlier, gaining consent from members was difficult and often slowed down projects. The updated guidelines make the process simpler and clearer.
Key consent rules:
- 51 per cent consent is now enough for societies to approve redevelopment.
- This decision must be taken in a Special General Meeting (SGM).
- The SGM must have a two-thirds quorum.
- The entire meeting should be video-recorded.
- All members must be notified in writing before the meeting.
- The resolution should be shared with every member through email or the society's notice board.
These rules reduce conflict and help societies maintain transparency.
Read also: Redevelopment of Housing Society
Transparency Rules that Protect Members
Transparent communication is one of the core requirements in the new redevelopment guidelines. Every society must ensure that members stay informed at all stages.
Mandatory transparency steps:
- Societies should have a website or communication channel to share notices, tenders, plans, and agreements.
- The tendering process must be open and fair.
- Committee members cannot be developers or related to developers.
- All technical reports should be accessible to members.
- Minutes of meetings must be circulated to every member.
These steps prevent hidden deals and keep the entire redevelopment journey open and accountable.
Developer Responsibilities and Financial Security
Choosing a developer is a major decision. The new rules ensure developers remain accountable throughout the process.
The developer must:
- Provide a bank guarantee of 20 per cent of the total project cost.
- Arrange temporary accommodation or give a monthly rent to members.
- Register the project with Maharashtra RERA.
- Follow the timelines specified in the development agreement.
- Maintain safety standards during construction.
The bank guarantee protects members in case of delays. RERA registration offers legal protection and allows members to track the project online.
Documents Required for Redevelopment of Society in Mumbai
Proper documentation is essential to avoid disputes. The new rules for redevelopment of society in Mumbai make legal paperwork compulsory and standardised.
Mandatory documents include:
- Registered Development Agreement between the society and the developer
- Permanent Alternate Accommodation Agreements (PAAAs) for all members
- Clear mention of carpet area as per RERA rules
- Rights of all lawful occupants
All agreements must be registered under the Registration Act of 1908. This ensures the terms cannot be changed without member approval.
FSI Rules and Redevelopment Benefits for Members
Redevelopment projects in Mumbai can benefit from additional Floor Space Index (FSI) under DCPR 2034. This allows developers to construct more floors, which helps provide extra space for members.
Common FSI ranges:
- 2.5 to 4.0 FSI, depending on road width and locality
- Higher FSI for cessed or old buildings
- Extra benefits for dilapidated structures
Members may receive 10 sq. m. or 15 per cent additional built-up area, whichever is higher. This helps families enjoy more comfortable and modern homes.
MHADA Redevelopment Rules for Housing Societies in Mumbai
If your society is on a MHADA layout or the building linked to MHADA, In addition to the general redevelopment rules, You also need to get MHADA’s approval. Which rules apply depends on the building type under DCPR 2034:
- Regulation 33(5): redevelopment of existing MHADA housing schemes, by MHADA or jointly with societies or occupiers.
- Regulation 33(7): redevelopment of cessed buildings in the Island City by a co-operative housing society.
- Regulation 33(24): MHADA-owned tenanted buildings built under slum clearance schemes, MCGM-owned Island City buildings, and buildings MHADA reconstructed earlier under DCR 1991 33(7). The rules were modified in October 2024.
What societies need:
- Member consent in a video-recorded SGM
- A registered Development Agreement and PAAAs
- Maharashtra RERA registration
- MHADA's NOC or approval, before MCGM issues the commencement certificate
Housing Society Redevelopment Rules in Navi Mumbai
Housing societies in Navi Mumbai do not follow MCGM's DCPR 2034. Redevelopment rules which are implemented by CIDCO and the Navi Mumbai Municipal Corporation (NMMC), based on the state wide UDCPR. Many CIDCO built housing societies are now eligible, as buildings constructed between 1975 and 1995 have crossed 30 years.
What a housing society should know:
- Member consent: CIDCO's amended reconstruction policy provides for written consent from at least 51% of society members in covered cases.
- Incentive FSI: First-constructed CIDCO buildings are eligible for a 35% incentive FSI, plus an additional 10% for larger plots.
- Society documents: The society should review its allotment, lease, conveyance and property documents before starting. Tenure can differ from one society to another.
- CIDCO/NMMC charges: Premiums, freehold conversion charges and rules requiring a share of balance FSI to be given to CIDCO and NMMC can affect project cost. Check the current position before budgeting.
- State rules still apply: RERA registration, a registered Development Agreement, a transparent tender and a video-recorded SGM are required, as explained above.
Timelines and Penalties for Delays
The project timeline should not exceed two years from the issuance of the first building certificate. In exceptional cases, a maximum of three years may be allowed.
If the developer fails to meet these deadlines:
- The society can impose penalties
- The agreement can be terminated
- The government can intervene in extreme cases
These rules protect societies from long, stalled redevelopment projects.
The Option of Self-redevelopment
The government now encourages self-redevelopment, where societies manage the project themselves without a private developer. This approach gives members full control and reduces the risk of disputes.
Benefits include:
- Lower premiums
- Subsidised loans from state housing finance institutions
- More decision-making power
- Transparent financial management
This option works well for societies with capable committees and professional guidance.
Step-by-step Process Under the New Rules
Here is the general redevelopment flow:
- Structural Audit to check building condition.
- Special General Meeting to discuss redevelopment.
- Approval with 51 per cent consent.
- Appointment of PMC and architect.
- Preparation of the feasibility report.
- Tendering and developer selection.
- Meeting with an authorised registrar officer during the final selection.
- Execution and registration of agreements.
- Approvals from authorities like MCGM or MHADA.
- Members vacate, and construction begins.
- Completion, OC, and handover of new flats.
This process gives societies a predictable path to follow.
After How Many Years, Building Goes for Redevelopment in Mumbai?
In Mumbai, a building typically becomes eligible for redevelopment once it crosses 30 years of age, or earlier if it's declared structurally unsafe or dilapidated by the BMC/MHADA. A structural audit usually confirms this before the process begins.
Under DCPR 2034 rules, redevelopment can proceed with just 51% member consent (reduced from the earlier 70%), and developers must provide a bank guarantee along with mandatory RERA registration. The process typically takes 2–3 years from planning approvals to final possession, with residents given temporary accommodation or rent compensation in the meantime.
Is Bank Guarantee Mandatory for Redevelopment in Maharashtra?
Yes. It is legally mandatory.
As per the GR dated July 4, 2019, developers must provide a bank guarantee equal to 20% of the total project cost before work begins.
What does the bank guarantee protect you against?
- Developer abandoning the project midway
- Failure to pay transit rent on time
- Delay in delivering the new flat
- Breach of any term in the Development Agreement
Real case to note: In "Swashray Co-op. Housing Society Ltd. v. Shanti Enterprises", the developer tried to substitute the bank guarantee with a lien on a flat through a supplementary agreement. The court did not accept this. The GR mandate is non-negotiable.
Society tip: Never sign the Development Agreement until the bank guarantee is physically submitted and verified.
Latest GR on Redevelopment in Mumbai Pdf
How NoBrokerHood Simplifies Society Redevelopment Approvals in Mumbai
Getting 51% member consent, keeping every resident informed, and maintaining a paper trail for the SGM, MoU, and Development Agreement can get messy if committees rely on WhatsApp groups and physical notice boards. NoBrokerHood’s society management app gives Mumbai housing societies a single digital platform to manage this entire process from raising the redevelopment resolution to tracking developer compliance so nothing gets lost or disputed later.
- Online Polls & E-Voting - Record member consent for the redevelopment resolution digitally, with a timestamped, tamper-proof log that shows exactly who voted and when useful if the 51% threshold or quorum is ever questioned.
- Notices & Circulars - Send SGM meeting notices, tender details, and MoU drafts to every member instantly, with read receipts to prove all members were informed in writing as required.
- Document Repository - Store the registered Development Agreement, PAAA, RERA certificate, and bank guarantee copies in one place so members and MC can access them anytime without chasing the committee.
- Helpdesk & Complaint Tracking - Log and track issues like delayed transit rent or missed construction timelines, keeping a documented history in case penalty clauses need to be invoked.
- Accounting Software - Track corpus fund contributions, transit rent disbursement, and other redevelopment-linked payments with full transparency for members.
- Visitor & Vendor Management - Monitor contractor and vendor entries at the site once construction begins, keeping the premises secure during the transition.
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