As per a reliable survey, 85% of the people living in metros prefer living in gated communities, thanks to the number of facilities, the standard of living and the security features they offer. However, once people have bought a home in one of these communities, they tend to relax on the security issues, since they feel that the management committee is taking good care of this factor. Here is when the problem creeps in and the residents of these gated communities open themselves to dangers while staying in these posh societies.
MyGate tackles these dangers in an attempt to give every family the safety and security they deserve. From replacing the traditional register entries with an intelligent digitized solution to reducing the time and effort taken at the gate to have a seamless entry for the right visitors, MyGate has a solution for it all.
However, there are some dangers that come along with the people who we consciously let into our homes, MyGate can tackle them too. We have listed out certain scenarios where crime could have happened and how those communities using MyGate are freed of these problems.
1. Maid stealing goods from the house
MyGate addresses this problem with the guard making a note on the MyGate app about all the things that the maid has before she gets into the complex and matches it on his MyGate guard app, with the number of things the house help has on leaving. Incase the resident decides to give something to the maid, they can inform the gate (by giving a gatepass) using the ‘Notify Gate’ option.
2. Delivery boy overstaying after a stipulated time
Overstaying could mean that the person is engaged in something other than what he has come in for. MyGate addresses this issue by keeping a tab on the time a delivery boy or a cab has entered the complex. If they have not checked out in the stipulated time decided by the management committee, an ‘Overstay alert’ alarm will start ringing on the MyGate app given to the guard. This will immediately notify the guard about the flat number where the delivery boy/ cab driver has entered.
3. A service provider misbehaving with the resident
MyGate has a feature called ‘Security Alert’ in the ‘Notify Gate’ tab that can be used to send an urgent message to the security guards at the gate. The guards will be trained to respond to this message with utmost urgency and immediately come to the rescue of the resident who had sent this message.
These are just a few examples of the many services that Mygate provides. Mygate is already deployed in over 25,000 communities across India, and this number continues to grow rapidly. With customers like Adarsh, Shobha, Mantri, and Salarpuria among many others, Mygate is deeply establishing its roots in the community management and security space of gated communities throughout the country.
The corporate world is packed with schedules and deadlines to meet on a daily basis. Some corporate officials were asked about their everyday routine and here is what one of them said, “I leave home at 9:30 am to reach office at 10 am every single day. To leave by 9:30 in the morning, I have to wake up by around 6:00 am, pack food for my kids and make breakfast for my in-laws. Also, my kids come back home by 3 pm from school, so my in-laws take care of them to the best of their ability at their age. While I am in office, many a times, I am busy juggling between my work and worrying about things like, did my kids reached home safely? Did the maid come on time and finish the work? I hope no stranger walked in at home and everything at home is safe. Due to our tight work schedules, it is not possible for me to keep calling every half an hour to check at home. This is also one of the most important reasons for me to be constantly wondering about the well being of my family at home.”
In most metro cities nowadays most members of the family are working in 9–5 jobs and hence the time spent with the family is increasingly decreasing. To compensate for the time that they are not at home, people rely on the house helps to take care of their families. However, while most people are guilty of not being able to spend enough time with their young kids or old parents at home, the worry they have right through the day about their well-being cannot be denied.
How can Mygate help?
With Mygate in play, the resident will be notified about anyone who enters or leaves their house and they can not only monitor these activities but also control who enters their house. Every time a visitor enters the gate of their community, the residents will be sent a notification of their arrival, if they accept the notification, only then will the visitor’s entry will be allowed or else it will be denied. This way the working people can be at peace wherever they are, knowing fully well that their family at home is completely safe and secure.
Mygate is already trusted by 100+ communities across India, with leading names like Adarsh, Shobha, Mantri, and Salarpuria among its customers. Beyond strengthening security, Mygate empowers residents and management committees with powerful ERP features seamless payments, transparent accounting, helpdesk support, and amenities management making community living smarter and more efficient. Discover how Mygate can help your society build a safe, convenient, and well-managed neighborhood.
Over the past decade, science and technology has evolved enough to slowly eliminate the complete need of human involvement in most tasks. Early 2014, a popular article by ‘The Economist’ was published with the title, “The Future of Jobs: The Onrushing Wave.” The piece spoke about how technological advancements are playing a huge role in eliminating jobs that need human resources. This line of thought with respect to security begs the question — Can human security guards be completely replaced with robots?
The first robotic security guard that was launched in the United Kingdom is called, ‘Bob’. Built to patrol the headquarters of G4S, (one of the largest provider of human security guards), Bob is doing a pretty decent job at not only keeping a vigilant eye during patrolling, but also managing to hold a basic conversation with anyone it bumps into.
The benefits of using robots instead of human security guards
Replacing human security guards with robots completely eliminates the need of initial training and then the periodic refresher/up-gradations of the same training. This also takes away the need of paying regular wages, effectively combating a high turnover and the continuous need to make sure that the employees are satisfied and are working as per their duties.
The downside of using robots instead of human security guards
The biggest threat of using any technological device is that they are not intuitive in nature, so in case of an emergency they would end up taking action as per their programme, ignoring an obvious better option. Also, if a situation that they are not programmed for arises, they will be completely clueless about what action to take. To add to this disadvantage, these devices are always at a risk of breaking down.
Mygate, a right mix between human security guards and technological devices
Mygate understands the pitfalls of using only technology or only human security guards and bridges these gaps with an intelligent security system. Mygate acts as a force multiplier for human security guards by helping them perform better by integrating technology and creating a security ecosphere where safety and security of the residents is greatly enhanced. Mygate makes sure that the blend between human and technology is just right so that, while technology takes over the routine work, maintaining human intervention in case anything goes wrong is always an option in hand.
We have created different solutions for enhancing the existing security features in an apartment without compromising on the convenience of the residents. All the solutions offered by us leverage to using technology to the best and are completely in sink with the security guards, be it our automated guest authentication, real time domestic help management, attandance management, etc.
Know more about why Mygate stands out against any other security services.
Mygate is now deployed in over 25,000 housing societies across India, serving more than 4 million residents a number that continues to grow rapidly. Trusted by leading communities such as Adarsh, Shobha, Mantri, and Salarpuria, Mygate has firmly established itself as the go-to all-in-one platform for accounting, security, community management, and smart living. By seamlessly integrating advanced ERP accounting, security features, visitor management, and smart home automation, Mygate is transforming the way gated communities operate, ensuring safety, convenience, and transparency at every level.
Redevelopment is the process of demolishing an existing building altogether and constructing a new one. It is a massive undertaking that requires a highly proactive and careful approach on behalf of the housing society. Let’s dive into the specifics of redevelopment and its many components. steps in redevelopment of society
What is the procedure for the redevelopment of a housing society?
Before opting for redevelopment, the society must complete a Structural Audit of the existing building. Once that is accomplished, you’d have to consider the below-mentioned steps:
1. Call a Special General Body Meeting (SGM)
As per the new rules of redevelopment of society the managing committee should convene a special meeting of the members to discuss the redevelopment project. The bye-laws state that 75% of the total number of members should be in agreement with the redevelopment project before it can be officially undertaken. (According to a redevelopment law amendment in Maharashtra, older and smaller buildings only need 51% of member approval). It is also recommended that a special redevelopment committee be set up to supervise the entire process.
2. Get quotations from architects/project management consultants (PMC)
The Committee should invite bids from at least 5 architects/PMC and present their quotes to the members before zeroing in on one of them in another SGM. They should be empaneled with the government or a legitimate authority and have a good reputation in real estate development. The members are allowed to give valid inputs and suggestions throughout the process.
3. Submit proposal for building redevelopment project
After finalising terms and conditions and, scope of work for the project with the architect/PMC, the committee must submit a proposal for the said project.
4. Receive project report
Within two months of their appointment, the architect/PMC will present to the committee a Project Feasibility Report. This report considers factors such as Floor Space Index (FSI) and Transfer of Development Rights (TDR) with respect to total residential area, common spaces, gardens, etc. The Report is made available to all members of the society, and suggestions are invited before any approvals are made.
5. Invite tenders from developers
The Architect/PMC prepares a Tender document to receive competitive bids from developers. One primary requirement is decided, which cannot be changed. This could be the carpet area or corpus fund (an amount paid by the developer due to redevelopment). In a subsequent SGM attended by the officials of the developers, all the tenders are discussed in open in the presence of the members.
6. Choose a developer
The Architect/PMC makes a comparative study of the tenders considering factors such as financial expenses, market reputation, technical soundness, successful projects of each developer and shortlists at least five. By the redevelopment rules, one of them is selected by the 3/4th majority of the members and the project can be initiated after making an agreement with the selected developer.
What are the documents needed for redevelopment?
Legal documents needed are society registration certificate, conveyance deed (necessary for self-development projects), sale deed, title certificate, a certified property card (showing ownership in the name of society), the original building plan, structural audit report, redevelopment agreement, copy of new approved plan, flat-wise carpet area list, Development Plan (DP) remark (details of the land and its surrounding area), electricity bill, water bill, and all other legal documents pertaining to the land and the buildings.
Self-redevelopment of a housing society
In recent times, more and more societies have started to opt for self-redevelopment, a process in which the builder/real estate developer is not involved in the equation at all. Societies hire architects/contractors and carry out the entire process by themselves. By choosing this option, the profit remains in the hands of society, and the possibility of fraud, delayed construction, and loss of FSI does not occur. The members end up getting a higher incremental carpet area, and the entire profit on the project gets divided equally among the members.
Financial loans and government schemes are available for self-redevelopment. As of January 2019, the government of Maharashtra is already considering giving a boost to the self-redevelopment model by sanctioning Rs.780 crore to redevelop 19 housing societies. In Mumbai alone, around 5800 projects are stalled due to glitches or setbacks at the hands of developers. Reportedly, around 50% of co-operative housing societies in Mumbai are in need of redevelopment. It was declared in March that the government will set up a special panel to incentivise self-redevelopment projects, especially in the suburbs. Mumbai Bank is giving a loan of Rs 50 crore per project. Other states are expected to follow suit in lieu of affordable housing initiative.
What is corpus fund in redevelopment?
In general terms, Corpus Fund meaning can be referred to as a capital fund; an amount kept aside for an organization/entity to operate, exist and maintain itself. These funds are not meant to be utilized for the attainment of any objectives and are accrued through voluntary contributions.
With respect to corpus fund for apartment, it’s the responsibility of the developer to collect the corpus fund in order to maintain the amenities and facilities. In other words, it’s a lump sum amount collected (think of it as a pre-paid maintenance charge) from the home buyer for maintenance purposes and is not included in the total sale amount of the property. Not the corpus fund but the interest generated on the amount can be actually utilized by the developer for the aforementioned maintenance expenses. However, once the housing society or the apartment association is formed, the developer has to hand over the corpus fund to the managing committee. For further permanent upkeep, residents pay a maintenance charge to the MC on a monthly, quarterly or annual basis on a calculation method decided unanimously.
A word to the wise
Once you give your consent in writing for redevelopment, it is irrevocable in the court of law. Therefore, the decision must be deliberated upon with caution. Also, it is imperative that you hire the services of a competent lawyer to draw out the agreement between the society and the developer and ensure that the timeframe clause is strongly captured with applicable penalties if the developer is not able to finish the project on time.
A developer is expected to finish the redevelopment project in two years with a maximum extension of one additional year. Along with the agreement, the developer is expected to give a bank guarantee of minimum 20% of the total project cost. Members residing in the building will have to move to temporary accommodation while the work is in progress. The developer usually provides alternative accommodation in the vicinity or pays monthly rents to the members for a year.
Before the residents can move out and the building can be demolished, the developer must submit the building redevelopment proposal to the municipal government, who then issues an IOD (Intimation of Disapproval). NOCs from fire authority, environment authorities, etc. are obtained. After these procedures, the Commencement Certificate is given. The residents can also claim expenses of moving and packing. You are also entitled to receive a security deposit from the developer which is the entire amount of the cost of redevelopment.
What are the benefits of redevelopment?
If your building is at least 25 years old or in dilapidated conditions, structural repair and renovation will only increase its lifespan by 4 to 5 years. Redevelopment is a more feasible and sustainable choice for the long run. The market value of a redeveloped apartment is higher than that of a repaired one. Its saleability and resale value increase by manifold. A redeveloped building offers wider, cleaner, newer living spaces for the residents, thus raising their standard of living.
Additionally, a redeveloped property usually gets upgraded amenities, such as swimming pool, gym, playground, community hall, the latest security systems, fire fighting systems, better lifts, bigger parking spaces among others. If your building is in a premium area and is slated to go for redevelopment, the market value will be even higher after redevelopment. Societies also have the provision to ask for an extra room in their apartment from the developer, thus making their living condition even more comfortable. If additional storeys are constructed, they can be sold off for profit, which, in a self redeveloped project. can become a massive source of revenue for the members.
All said and done, a poorly managed or unsupervised redevelopment project can be a nightmarish experience for the members. The members should ensure a reliable managing committee looks after their interests and exercises utmost caution in handing over the project to a conscientious developer and keep a vigilant watch over every procedure of the entire process.
Your residential building is typically constructed to last for about 80 to 90 years. It is not too different from a living and breathing organism that is programmed to live a full and healthy life, if all goes well. However, with the passage of time, the structural sanctity of a building may be compromised due to rainfall, extreme weather conditions, natural calamities, wear and tear or sheer neglect. When it comes to the structural audit of a building, the vaccine your building needs in order to fight off the viruses of decay and ageing.
What is a structural audit?
The meaning of ‘structural audit’ is an examination of the overall health of a building to ensure that it is safe, risk-free and habitable. The purpose of a structural audit is to correctly identify parts or sections of a building that may be in need of immediate repair, renovation or replacement. Structural audits are performed by licensed consultants who have the required expertise in civil construction and are empanelled with the government authorities.
A structural audit is government mandated. For buildings that are between 15 to 30 years old, the statutory requirement is to conduct a structural audit once in 5 years. For buildings over 30 years, a structural audit must be conducted once every 3 years. The said durations begin from the date the completion certificate/occupation certificate was issued or since at least 50% of the occupation of the built-up area, whichever comes first.
Purpose of structural audit
To enhance the overall lifecycle of the building, its components need to be periodically examined so that there is no danger to its inhabitants. Areas in need of crucial repairs need to be identified to employ corrective measures so that the day-to-day life of the residents is not inconvenienced on account of unexpected leakages or breakages.
In the probable scenario that the builder has cut corners and left any sections of a building prone to collapse or faster dilapidation, a structural audit is your best bet to avert any disasters. Even if the building is relatively sound in its basic framework, it is likely that during a preceding repair or renovation, less than ideal quality materials were used that have led to further damage or leakage. In cases where continuous neglect from the stakeholders persists, it may happen that a massive redevelopment project needs to be undertaken, costing the residents exorbitant amount of money. A structural audit is a highly recommended preventive measure to avoid any calamitous eventualities altogether.
What are the stages of a structural audit?
To begin with, the society needs to hire a Project Consultant/Agency after inviting tenders from prospective service providers. The estimated repairs or preventive actions need to be approved in a general body meeting. Once an agency is appointed, it is the responsibility of the society’s committee to provide them with all the pertinent details, plans and designs of the building including information on any previous reparations and maintenance history. Below are the phases and techniques of a structural audit.
1. Visual Inspection
The first stage of a structural audit consists of a visual inspection that should lead to the identification of defects, material degradation, deformation of any sections or interior components. If alterations, additions or replacements are needed, they should be identified during the visual inspection too.
All the elements of the building are examined, including but not limited to, columns, beams, slabs, balconies, false ceilings, roofs, parapets, railings, rooms, bathrooms, kitchens, lofts, mezzanine floors, stairways, water tanks, storage, plumbing lines, drainage lines. These inspections are carried out in order to ascertain cracks/deflections in retaining walls, leakages, and concrete durability. Dampness in the walls is also inspected along with varying loads on the structure that may have occurred. Additionally, soil bearing capacity is determined through pit trials or from soil data of the vicinity.
2. Non-destructive Testing
The structural integrity of a building is initially determined by the visual inspection; however, the strength and durability of concrete is an essential factor that decides its longevity and safety. For this purpose, non-destructive testing (NDT) should be carried out to check concrete strength, chemical attack resistance, corrosion assessment, among other things. Below are the common techniques to assess whether your building’s concrete will stand the test of time.
- Rebound Hammer Test on beams, slabs, etc. to check the compressive strength of the concrete.
- Ultrasonic Pulse Velocity Test to inspect cracks and to test the quality of concrete and natural rocks in the building.
- Core testing consists of a method in which samples are tested in a laboratory to determine strength.
- Chemical tests are performed to check carbonation and pH, water/acid soluble chloride and sulphate contents of the concrete.
- Rebar locators and cover meters are used to check the cover, diameter and reinforcement of steel
- Water permeability test is carried out to check the resistance of concrete under water pressure.
- Half-cell potential test is done to check corrosion or the possibility of it in the steel.
- Some other popular tests in current practice are Leak Testing, Electromagnetic Testing, Laser Testing, Magnetic Particle Testing, etc.
- Earthquake resistance (seismic diagnosis test) and fire readiness (fire fighting system analysis) is measured and analysed by the structural auditors in addition to the above mentioned tests.
3. Analysis Report
A structural audit report is presented to the society by the consultant which entails the following:
- Recommendations for repairs based on the assessment of deterioration, breakage, and faulty materials
- Retrofitting, and restoration measures to bring the damaged components up to the required standard
- Strengthening the current components of the building to make it more resistant to collapse and increase its load bearing capacity
The consultant provides the cost of labour, materials, equipment and overall services to the society in the audit report, and offers expertise on future maintenance and cost-effective measures to slow down future deterioration.
Why should a housing society conduct a structural audit correctly?
It is no secret that a number of structurally unsound buildings collapse during monsoons or due to ill-maintenance. Buildings older than 20 or 30 years are often found lacking in integrity as per modern standards. If the repairs are not done carefully, the loss of human lives in addition to property can be devastating. As the adage goes, it is better to be safe than sorry. The only way to avoid such mishaps is to conduct your structural audit with utmost sincerity and apply remedial actions immediately.
The managing committee should hire a reliable and recommended structural audit agency, which stands in good stead with customers. It is easy to fall into the trap of hiring a less-than-honest auditor who may offer his services at affordable prices and eventually do a half-baked job of misidentifying or overlooking critical repairs. At the same time, there is the possibility of someone overcharging and siphoning your money. Incompetent auditors who do their job poorly can leave your building open to damages and burn the society’s pocket holes in the long run.
The most vigilant approach to a structural audit is staying involved and alert from the start to the end. Engage the services of a certified, empaneled audit agency that has a proven track record in the field. Do not hesitate to seek expert opinions online or offline. Compare the list of services offered by each provider and select the one that best suits your requirements.
Benefits of a structural audit
All that talk of precaution may seem enough to dampen the walls of your spirit. Fret not… there’s a silver lining to the task of a structural audit. Recent changes have led to a slashing in the professional fees of a structural audit in most areas of the country. There is also the provision of taking out a bank loan in case if extensive repairs are needed. The issue of safety is paramount in the eyes of the residents, which is why it becomes relatively easy to educate residents in the matters of critically needed repairs and restoration.
The residents should be made aware of the benefits of a structural audit in the long run. A safeguarded building increases its own lifespan by decades. Most new buildings meet the quality standards set forth by the law with minor or negligent repairs that are discovered in structural audits. In the end, it is always wise to maintain good foresight and conduct timely structural audits for your housing society in order to thrive as a sustainable and safe community of mindful residents.
In life, we are constantly reminded of our ‘responsibilities’ and can be so busy fulfilling them that we pay little or no heed to our ‘rights’. A situation completely avoidable, we say; especially when it comes to being a member of a co-operative society.
Unlike in independent apartment ownership, you are entitled to a whole range of benefits and rights in a co-operative society. But you can only reap the rewards of optimum living if you are irrefutably aware of what is owed to you. So, we took the time to give you an insight into legal rights you are granted in a co-operative society. Dial up your woke by knowing your inalienable rights as a registered member.
Why is it important for you as a member to know what rights you hold?
The model bye-laws provide certain provisions to active members (who have made the necessary payments/acquired share capital in a society). This allows them access to an immersive role in the workings of society while ensuring that their common interests and fundamental rights are taken care of. Once you invest a substantial amount of money in your house, it is quite natural that you would want to safeguard your property and your investment against any swindle, neglect, or wrongdoing. By all measures, knowing and exercising your rights makes you a responsible, savvy, and important contributor to your society’s welfare as well as your own. Let’s take an in-depth look at your rights.
What are your rights as a housing society member?
1. Right to receive a copy of model bye-laws
Every society follows either the model bye-laws (or a variation of them), a copy of which has to be made available to all members. A prudent homeowner who likes to run a tight ship is well-versed with even the fine print. But for those of us who may not have the time to read all the bye-laws, it makes sense to glance through the contents and delve deeper as and when needed.
2. Right to nominate associate and nominal members
You can nominate an associate member who holds the right, title and interest in the property individually or jointly with others, but whose name does not stand first in the share certificate.The first nomination is free while fresh nominations are charged Rs.100 for membership. For the same fee, you can also appoint a nominal member who holds to legal ownership of the property.
3. Right to occupation and possession
Once you are allotted your residence, you have the right to possess and occupy the said housing. With your written consent, an associate member or a nominal member can also occupy the residence.
4. Right to inspect records
You can rightfully inspect free of cost books, registers, documents, annual profit-loss statements, etc. to examine financial transactions of the society. This is a helpful measure in case any embezzlement or fraud is suspected.
5. Right to attend the Annual General Meeting
As an active member of the society, you are entitled to attend the AGMs, the agenda for which includes the annual budget, financial statements, audit reports and other crucial developments. Additionally, you are rightfully allowed to read the minutes of the meeting of any annual, general or special meetings of the committee in case you have not been able to attend them.
6. Right to vote
Every housing unit gets one vote in the society’s election. If you have defaulted any payments, your right to vote remains intact. You also have the right to nominate members for various roles in the governing body and second any nominations you see fit. (If you are not a defaulter, you can nominate yourself in the election.)
7. Right to transfer shares, exchange and sublet apartments/housing units
After giving a prior notice of 15 days to the managing committee, you can transfer shares and interest in the capital/property of the Society to another person. However, a transfer fee of Rs.500 applies along with the requisite paperwork. You also have the right to exchange flats with a joint application and a valid reason for doing so. You can sublet your residence or give it on lease after intimating the committee and submitting a copy of the leave and license agreement, along with a copy of the intimation report to the police station.
8. Right to resign
You can resign from membership of the society after giving three months notice to the Secretary. Once the resignation is accepted, the Society acquires your shares and interests the capital/ property of the Society and pays you the value thereof. An associate member, nominal member, subletter, etc. can resign any time by writing a letter to the Secretary.
Why should you know your rights as a housing society member?
Model bye-laws can be quite bewildering if it is your first time as a member of a co-operative. However, with a little personal effort and research, the law can most definitely be turned into a trusted ally rather than a tormentor. Knowledge of your rights makes your life easier; not just because it encourages compliance with model bye-laws, but also because it helps you handle regular life scenarios more effectively.
We often face uncertain or unwanted situations in life that demand attention, forcing certain changes in our schedules and plans. Knowing your basic rights with respect to your living situation makes you well-prepared for such times.Whether you need to relocate to a different city, want to rent your apartment, suspect any malpractice in the society’s committee, feel the need to voice your opinions and ideas for the betterment of the society, or simply just wish to be a part of the bigger picture of a gated community, it makes complete sense to know your rights as a member first and foremost.
Co-operative societies are largely a voluntary endeavor and the committee members are more often than not law abiding citizens. It only behoves individual members to do their part and contribute positively towards the idea of communal living.