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.

Many of us use the words flat and apartment interchangeably in India. When you are looking to buy or rent a home, even a broker will say flat and apartment in the same breath, speaking about the same property. To us, it usually means a living unit in a building with a hall, kitchen, bedroom(s) and bathroom(s).

However, a flat and apartment aren’t quite the same when you speak about them outside of India. Flat is a word that is used mostly in the United Kingdom. It emerged during the industrial revolution immigrants from rural to urban areas began moving to cities and the need for buildings with affordable rental units became popular.

In America, people say ‘apartment’ when referring to the same housing units. In some cases though, the term ‘apartment’ indicates a better standard of accommodation than ‘flat’ would imply.

What is a flat?

The origin of the word ‘flat’ came from the Old English word ‘flet’ which referred to any place made for living – its literal meaning is house or floor. It dates back to the 1300s. The Scottish word ‘flet’ translates to the house interior. Today, the word is used to describe a living unit in a building which is on a single level.

What is an apartment?

The Italian word ‘appartamento’ is where the word apartment originates from. This word means private rooms for a person or a family to use in a house. The French word appartement is also where ‘apartment’ has originated from and it similarly means ‘a separated place’. It is usually used in American English, whereas the word ‘flat’ is used as an equivalent to ‘apartment’ in British English.

What is the difference between a flat and an apartment?

The term ‘flat’ and the term ‘apartment’ aren’t very different from each other, especially if you are living in India. The term is used identically here. However, if you do live abroad, there are some differences you should be aware of. For instance, in America, an apartment is a rented residential unit in a building with many such residential units. However, if these units are owned, they are called ‘condos’ – short for condominium.

In multi-story residential units, with no other residents living above or below your space, this type of residence is referred to as a ‘townhouse’.

Then there is a duplex, which is a multi-family home which has two units in the same building. While these separate units will share a common wall, their floor plan can be different. The two residential units can either be side by side or one on top of the other.

In the UK, the term ‘apartment’ has a more premium connotation than the term ‘flat’. An apartment is considered to be a residential unit that is luxurious and owned by high-society residents. The term ‘flat’ is often used when talking about homes belonging to lower-income residents of buildings.

In India, we use ‘flat’ and ‘apartment’ as if these are the same. Your preference for the term you use may depend on whether you are more accustomed to British English or American English. In India, the term flat can sometimes refer to living units of a smaller size in smaller, standalone buildings. In this case, a flat is a single residential unit that takes up a single floor of a building.

On the other hand, an apartment is often thought of as one of several residential units in a large building complex (which could have multiple buildings and blocks). Apartments are usually several residential units per a single floor as these buildings tend to be larger than those containing flats. In an apartment building, there could be multiple units of different sizes, such as 1BHK, 2BHK, 3BHK in a single floor. A building with flats would usually have only a single, smaller flat of one size per floor.

Pros and cons of living in a flat

1. Pros

There are usually a smaller number of living units in a building with flats and therefore you have more of a say in issues regarding the building. For example, if you buy an under-construction property, you may be able to give your inputs on the construction quality, materials used and the amenities to be provided by the developers.

As there are fewer residents in buildings containing flats, there is often more privacy and fewer rules governing the building. Flat owners rarely face issues that some apartment complex residents may come across regarding parking rules, pet ownership, etc.

Flat owners usually stay in buildings that are more centrally located which could make commuting to schools and workplaces easier. The availability of a range of shopping, healthcare and entertainment options could also be better.

2. Cons

Flats tend to have poorer security as there may be just one or two security guards to take care of the building.

Cleanliness and maintenance can also be a concern when there are fewer residents to pay and keep track to these services.

The amenities in buildings that contain flats can be limited as space is a constraint. So you may not find the facilities you enjoy in apartment complexes such as swimming pools, sports courts, game rooms and gyms.

Pros and cons of living in an apartment

1. Pros

When you live in an apartment, you are most likely to enjoy a building with a more spacious compound, especially if your housing society has many buildings.

Apartment complexes usually have amenities such as a swimming pool, gym, badminton court, basketball court, football field, club house and more.

Apartments tend to be cheaper to purchase as there are many residential units in these high-rise buildings that are often situated away from the main areas of the city where land prices are higher.

Because there are so many residents, the likelihood of making friends and socialising is higher.

Security and maintenance is often better in apartment complexes than in flats because there are so many people contributing and keeping track.

2. Cons

As there are a larger number of living units in an apartment complex, you may not have a lot of say in issues, especially if you disagree with the majority. Inputs on construction quality, materials used and the amenities to be provided by the developers will probably not be up for discussion.

In apartment complexes, there are usually a greater number of rules governing the buildings. Flat owners often have to abide by strict rules on parking, guest parking, pet ownership, changes to the flats and more.

Apartment owners usually stay in complexes that are not as centrally located, which could make commuting to schools and workplaces time-consuming.

The differences between a flat and an apartment in India

If we go by the usual definition of a flat and an apartment in India, we can point out the subtle differences between the two. Here are the key differences

Flat	Apartment
Word of British origin	Word of American origin
Usually is segregated into a hall, master bedroom, smaller bedrooms, bathrooms and a kitchen	Does not have a definite living plan and can be any form of dwelling – studio apartment, standard apartment, townhouse or duplex
Has all the basic living amenities	May have more than the basic amenities
Usually considered an average to premium living space	Usually considered to be a premium living space
Often referred to living units in smaller standalone buildings	Often referred to living units in larger complexes with multiple buildings
Tend to be more popular in well-known areas that have been developed for a long time	Usually popular in areas further away from the city centre where space is more abundant
May be more expensive than an apartment	Can be less expensive than a flat, especially if it is far away from the city centre

There’s no hard and fast rule that you must choose one over the other when looking to rent or buy a home. Most people will look at flats and apartments when searching for a place to live.

Whether you choose an apartment or a flat to live in will really depend on which area you’d like to live in, the affordability of the rent or price of the home, the number of bedrooms and size of place you require, what amenities you are looking for and which home you finally see yourself comfortable in.

Other important factors to keep in mind are parking, easy access to public transport, security of the building or complex as well as security of the neighbourhood, maintenance and whether there is smooth and cordial communication between residents and the managing committee.

Bangalore is one of India’s fastest-growing cities. It has the highest rate of employability and is the top choice for women seeking employment. It takes pleasure in being the city that caters the most to millennials with its business forums, quiet environment, and easy accessibility to a. Upscale apartments are popular in the city. Imagine waking up to the sun’s first rays illuminating one of the nation’s top cityscapes. Bangalore is a beautiful city with world-class amenities and infrastructure.

List of top luxury apartments in Bangalore: based on amenities and building quality

1. Sobha HRC Pristine Luxury Apartments, Jakkuru- Luxury at its best!

Sobha HRC Pristine is a green paradise in north Bengaluru. The luxury apartments in this property have access to clear sky, pure water, and untouched surroundings. Sobha HRC Pristine is located near Kempe Gowda International Airport, international schools, world-class hospitals, IT clusters, and recreational areas. Its newest residential property includes 3- and 4-bedroom luxury flats, penthouses, and rowhouses, making them one of the best flats in Bangalore.

Teak, mango, and silver oak trees beautify Sobha HRC Pristine’s natural landscape, and extra care has been taken to retain its distinctiveness. The apartments offer cool clay cladding, a bio-pond, a flowing stream, bird’s nest coves, and a reflexology walk.

2. Prestige Kingfisher Towers Luxury Apartments, Lavelle Road- Elevated modern luxury

These unique luxury apartments are in Bangalore’s Lavelle Road area. The project overlooks UB City and Cubbon Park, offering stunning views of the city’s most chic neighbourhoods. The 33-storeyed structure has flats starting from the 5th floor. The project features 3 towers—A, B, and C—each with 8,321 sq. ft. 4-bedroom apartments. Each unit of Prestige Kingfisher Towers has its own lift lobby, service lift area, and access to the clubhouse, pool, and gym. It is one of the top apartments in Bangalore to rent or own.

3. Prestige Leela Residences– Stellar amenities at your fingertips!

The ultra-luxury residences in Kodihalli Prestige Leela Residences comprise an upmarket east Bangalore property. Prestige Leela Residences is exquisitely designed to resemble the Mysore Royal Palace. The 3-acre property has 88 units of 4 BHK luxury residences. Indulge in a traditional lifestyle at Prestige Leela—one of the best apartments in Bengaluru!

4. Tata Promont Luxury Apartments, Banashankari- Your urban oasis

The Tata Group, one of the country’s oldest and most renowned business houses, has forayed into real estate under the brand Tata Housing. It has created the Promont atop Banashankari hill, Hosakerehalli in south Bangalore. Tata Promont is one of the best luxury apartments in Bangalore and among south Bangalore’s most iconic residential spaces.

The Promont is one of the most desirable “Hill Residences” in Bangalore, comprising 312 units of 3- and 4-BHK apartments and penthouses spread across 4 storeys. The Promont is a self-contained hamlet spread across 14 acres of lush natural landscape that offers modern pleasures and services and convenient access to the city and other essential locations.

Tata Promont provides numerous ways to break routine. Everything needed to live well can be found here. Enjoy the newest box office successes at the pretty little theatre or relish foreign cuisines without having to commute. The 3-level clubhouse has all this and more to rest, recharge, and entertain. All these features make Tata Promont one of the top apartments in Bengaluru.

5. RMZ Latitude– Lifestyle you deserve!

RMZ Homes’ magnificent creativity in development and architecture is well-known. RMZ Lattitude in Hebbal, Bengaluru, is a premium property. The 3.92-acre home development features green-lined boulevards and gardens. The property has 122 units of 3- and 4-BHK apartments with modern amenities. Rich, stylish decor, and international-standard amenities make RMZ Latitude one of the best apartments in Bangalore for rent and ownership.

6. Embassy One Four Seasons—Upscale living

The Embassy Group is one of the largest realty developers, with 54 million sq. ft. of real estate developments across India, Europe, and East Asia. The group’s ultra-luxury Embassy One Four Seasons caters to affluent clients. It is a 2.96-acre property with 109 ultra-luxurious apartments. The facilities on offer are a’ la carte services, limousine service, butterfly gardens, pools, and saloon services. North Tower contains 1- and 2-BHK apartments and South Tower has 3- and 4-BHK flats. The best apartments in Bangalore for rent or purchase are the 2-BHK luxury properties at Embassy One Four Seasons.

7. Phoenix One– Best luxury apartments in Bangalore west

Phoenix One is truly iconic. International architects Benoy and RSP built this 30-storey skyscraper to please selective clientele. The roughly 17-acre site features a beautifully planted green zone developed by Site Concepts of Singapore. Phoenix One Bangalore West provides vast, expansive apartments overlooking the cityscape comprising 4-bed homes with family and study facilities, 3-bed homes, 2-bed homes with a family room, and penthouses. Phoenix One is yet another property with the best apartments in Bangalore for rent.

A massive central green zone, an internal boulevard, and a 50,000 sq. ft. clubhouse with a temperature-controlled indoor pool, indoor and outdoor Wi-Fi connectivity, a bowling alley, multi-level outdoor pools with jacuzzis, a high-tech gym, fine-dining, and designated outdoor and indoor party areas offer you resort-like living in the city. Phoenix One Bangalore West meticulously integrates luxury, comfort, and lofty design with home automation technology and concierge services.

8. Phoenix Kessaku, Rajajinagar- Epicentre of luxury!

Phoenix Mills Ltd is one of the country’s largest retail-led mixed-use developers, noted for its large-scale developments. Phoenix Kessaku can be counted as the developer’s most popular endeavour following mega-commercial successes. The property is located in Bangalore’s Rajajinagar area. The premium home property is modelled on a Zen sphere and Far East architecture with 110 units in 5 towers named Zora, Niwa, Mizu, Faia, and Zefa. It has an infinity pool, garden, mini theatre, and more. It is among the best apartments in Bangalore for rent.

9. Karle Zenith Residences- Spacious modern living!

Karle Infra is noted for its architecture and planning. Bangalore, Mysore, and Goa residents may be familiar with this developer. Karle Zenith is one of the top luxury apartments in Bangalore, combining high culture and a premium lifestyle. The project boasts several first-rate amenities. This 4-acre property has 396 units of 3- and 4-BHK apartments that are among the best flats in Bangalore.

10. Total Environment Windmills of Your Mind– Experience the lifestyle!

The residential development “Total Environment Windmills of Your Mind” is probably the most aesthetically pleasing luxury apartment property in Bangalore. The developer’s architectural style is well-known for incorporating natural features. Total Environment Windmills of Your Mind combines luxury and calm. It is located in Whitefield, East Bangalore, and is a 24-acre premium residential project with 4-BHK simplex, duplex, and triplex residences and villas. Beautiful gardens, a water zone, and a courtyard make it one of the top apartments in Bangalore.

11. Sobha Indraprastha– Luxury, location, and convenience!

Sobha Limited is a reputable developer known for its sustainable urban development strategy. Sobha Indraprastha is in Rajajinagar, West Bangalore, and comprises a 37-storey tower with state-of-the-art facilities. Spread over 9.37 acres, the property has 356 luxurious 3- and 4-BHK homes and offers the best luxury apartments in Bangalore.

12. Salarpuria Sattva Luxuria– Style reimagined!

The Salarpuria Sattva Group is a trusted brand. It has come up with a luxurious apartment development in Malleshwaram, West Bangalore. The property is popular for its well-crafted concrete and glass architecture. This luxury complex has 197 units of 4-BHK flats for rent and ownership. It’s one of the best apartments in Bangalore for rent.

Who doesn’t desire a lovely home in an affluent city? These towers are perfect for a luxurious and relaxing house. They are right in the heart of the nation’s IT hub, which makes them much more appealing! Now, it remains to be seen which among these best luxury apartments in Bangalore has piqued the reader’s interest!

A campus-style gated community is becoming the standard form of housing these days. Such housing complexes or estates are typically preferred for their safety, open areas, and amenities, including shared gyms, swimming pools, play areas, and gardens. A standalone home can hardly have access to so many top-notch amenities. The cost of using these facilities are split evenly among the residents.

The Residents’ Welfare Association (RWA), a group of individuals chosen by the residents from amongst themselves, exists in almost every housing complex. The Societies Registration Act of 1860 governs these residents’ welfare associations.

However, for a residents’ welfare group to be recognised as a legitimate organisation, it must be registered with the government. This will allow a certified RWA to legally benefit from several privileges. The prerequisite for being an RWA member is to be aged 18 years or above. A minimum of seven such individuals are required to form a registered RWA.

What is a Residents’ Welfare Association?

A committee comprising individuals selected from among the tenants of an apartment building is known as a residents’ welfare association.

RWAs are required to be registered under the Societies Registration Act of 1860, and function according to their respective bylaws. Typically, RWA members are tasked with keeping clean the complex under their jurisdiction and maintaining the society’s pathways and other common areas.

One of the RWA’s principal tasks is to collect the monthly common maintenance fees from the occupants of all units and utilise those funds to develop high-quality amenities and infrastructure for the residents.

Apart from the ordinary members, each RWA also has committee members, a president, a treasurer, and a secretary.

Upon registration, a residents’ welfare group becomes a legal entity with specific legal powers. Such a group or association has the right to file a lawsuit against any person or entity on legitimate grounds, and can be sued in turn.

Role of RWA (Residents’ Welfare Association) officers

There are elected officers in each registered RWA. These officers are elected at the association’s general body meeting. A president, vice president, general secretary, secretary, financial advisor, and executive members make up an RWA’s board of directors.

The president chairs every meeting of an RWA, and also oversees the duties of all office holders. The president is one of the primary signatories on any letter or notice sent by an RWA, and has the authority to manage the association’s bank accounts. The vice president supports the president in carrying out his or her responsibilities and fills in for the president whenever required.

All residents and homes inside a housing estate or society are listed in records kept by the general secretary of an RWA. They represent their society in public and in governmental settings, and are a signatory to the RWA’s bank accounts. The secretary supports the general secretary in carrying out their responsibilities and steps in whenever unavailable.

The treasurer of an RWA keeps the association’s books of accounts and collect subscriptions, rent payments, and gifts. The account and funds are balanced in a specified bank. The association’s bank account must be managed, and regular account statements presented by the treasurer.

An RWA’s executive members are obligated to participate in the association’s daily operations. Additionally, they see to it that the association’s list of office holders is submitted to the registrar. According to Section 4 of the Societies Registration Act of 1860, it is essential to file this list of office-holders.

Powers of an RWA

An RWA’s primary power is to choose and determine the composition of its membership. An RWA has the authority to terminate an individual’s membership after providing appropriate reasons and grounds.

Collecting subscription fees from all residents and setting the rate is another important power of an RWA. The overall general maintenance and upkeep of the society is covered by this subscription. Any RWA member who consistently fails to attend meetings may get their membership terminated.

If tenants complain about substandard construction and the use of subpar building materials, a residents’ welfare group can file a lawsuit against the developer. The RWA can contact the police and lodge a complaint about any issues with the construction or builder.

An RWA’s financial year cycle

The financial year of an RWA moves from April 1 through March 31 of the subsequent year. This financial cycle provides a structured framework for fiscal planning and execution.

Funds of an RWA

All residents need to pay periodic maintenance fees, which are an RWA’s principal source of funding. Many organisations hold inter-resident activities and sports matches to raise funds. Housing communities also host fairs and social events. Residents and visitors can purchase food from stalls during events such as cooking competitions, and the association collects a nominal rent from each stall.

Strategies employed to raise funds include fees collected for renting out community halls and spaces for weddings and other social gatherings. These facilities are available on rent for residents from outside the society. Outsiders and visitors can park in public lots, against which the RWA charges a fee.

The funds raised through subscriptions and fundraising initiatives go to the RWA’s bank account. The succeeding RWA acknowledges the carryover funds. Only the RWA president, treasurer, or general secretary are authorised to handle this account. A trained auditor must be hired or appointed by the association to examine the RWA’s financial records.

Roles and responsibilities of an RWA

The President’s Role:

• The president has the power to represent the association for any legal action that is brought against it. The president also has the power to sue individuals on legitimate grounds.
• The decision on whether to accept and carry out the terms of a contract presented by the committee rests with the president.
• The president should keep a broad perspective of events and ensure that all residents and members are content and nurse no reservations or issues. The president should also keep an eye on all expenditures and ensure that they are wisely spent.

Treasurer’s Role:

• The role of the treasurer in an RWA is to oversee the management of all finances held by the association. The treasurer is the sole person in charge of keeping the funds and other important documents safe and secure.
• As these records and finances are crucial to the association, the treasurer’s position should be given to a seasoned professional with strong management skills.
• The treasurer should also calculate monthly and yearly expenses as well as the overall income. The residents will benefit from the constant regulation of the fund flow this way.

Secretary’s Role:

• An RWA entrusts the secretary with the task of presiding over numerous general body sessions.
• Additionally, the secretary will be charged with gathering the meeting’s minutes and reviewing all the data presented.
• To ensure that each resident actively participates, the secretary will need to raise any issues they may have.

These are the three most important positions in an RWA.

How are RWA roles chosen?

An RWA’s governing body must consist of at least seven individuals, including the president, vice president, secretary, and treasurer.

An Annual General Meeting (AGM) is necessary, and there must be a certain minimum number of residents present to constitute a quorum. The AGM must be postponed and due notice given to all estate residents if the actual attendance falls below the required quorum.

At the AGM, all new members of the association will be chosen by ballot. Simple hand motions are also acceptable. Following the election of a new committee, the list must receive the support of at least three officials from the outgoing committee. The Registrar of Societies must be notified when a committee is newly elected, along with the names of the new officers.

Come summer, a society’s swimming pool is an entertaining and vibrant hangout for children as well as adults. But if managed poorly, your community swimming pool can become a hotbed for infections, injuries and irritating behaviour. Follow this post to know about swimming pool rules and regulations for housing societies and keep your swimming pool a happy and safe place.

Specifications to know for the MC/RWA

1. Safety and rescue equipment

A throw rope equal to the width of the pool attached to a ring buoy (life-saving floating devices) along with below-listed items:

1. A fully equipped first aid kit displayed and mounted within the pool premises
2. Resuscitation equipment (orange life jackets, rescue tubes, respirators, etc.)
3. Emergency contact list
4. Chart for life-saving instructions
5. Depth markers indicating the depth of the pool in metres at shallow and deep ends, transition points and ‘no diving’ signs

2. Water quality

People, animals, debris and pathogens in the pool are the main source of contamination and at the same time, people themselves are at the risk of microbial and chemical hazards due to ingestion or surface contact.

Must require water standards

1. pH level – between 7.2 and 8 (if higher than 8, swimmers will get skin rashes, if lower than 7, it can sting the eyes)
2. Calcium hardness – 200- 250 ppm for concrete pools and 175-225 ppm for vinyl pools
3. Alkalinity – 120 – 150ppm
4. Water clarity – a 4-inch b&w object in the deepest end should be visible from the deck
5. Total coliforms – less than 10 in 100 millilitres
6. Fecal coliform – 0

Disinfection of water

A disinfectant should be quickly able to deactivate pathogens and microorganisms. Three common disinfectant types are chlorine-based (residual level 1.0-4.0 ppm), bromine-based (residual level 2.0-8.0 ppm) and ozone (concentration less than 0.1 ppm) with the addition of UV radiation techniques and the use of algicides.

Above mentioned pH and chlorine levels should be checked twice daily (or hourly for constantly used pools). Test kits should be kept available at all times.

For technical analysis and specifications, refer to Tamil Nadu State bye-laws, BIS Guidelines

and WHO Guidelines for a detailed understanding of recreational pool usage.

Pool care, operation and maintenance guidelines

• A society should hire a professionally qualified pool manager, lifeguard, swimming instructor and operations staff who are trained in handling chemicals and pool maintenance.

• Bather load limits should be strictly enforced.

• Pool operations timing and slot booking should be regulated as per pre-determined committee rules. A logbook (digital/physical) should be maintained so that any damages or mishaps can be accounted for.

• Develop definitive policies for accidental discharge of faeces, bodily fluids or vomit and safe evacuation and disinfecting procedures thereof.

• Follow manufacturer’s manual for operating and maintaining all equipment (filtration, recirculation pumps, valves, flowmeters, chlorinators feed pump tubing, injectors, perimeter overflow, skimmers, inlet-outlet fittings, hair and lint strainers, etc.)

• There should be preventive checks and repairs of equipment; any cracks or damages inside and outside the pool should be promptly fixed.

• Pool surfaces must be scrubbed daily to prevent slime, lint, dirt from settling in.

• Decks must be rinsed daily, water must be drained and replaced weekly (or monthly if less used), indoor and outdoor decks should be disinfected weekly.

• Shock treatments should be carried weekly basis of bather load and in case of rainfall, foul odours, extreme weather fluctuations, and algae growth.

• Run the water circulation pump for 8 hours minimum to avoid cloudy bacterial water.

• Brush the pool walls and use a pool vacuum to clean the pool floor weekly.

• Full-scale cleaning and maintenance should be done twice a year, especially after the monsoon.

General pool rules, etiquette and safety to follow

According to the swimming pool rules and regulations for apartments, it is crucial that you:

1. Do not engage in a conversation with the lifeguard as it may divert his attention.
2. Shower before and after swimming in the pool, do not use creams or lotions before entering the pool. Wear swimming attire, not regular clothes.
3. Instruct children to walk, not run around the swimming pool.
4. Adults should not engage in roughhousing in or around the pool.
5. No children under age 14 should be left unaccompanied while they’re in or outside the pool.
6. Put on a swimming cap if you have long hair.
7. Do not hang to the safety rope or play with it.
8. Spitting, spouting water from nose and mouth should be against the rules.
9. People with open cuts, wounds, bandages, injuries, cold, cough, fever, skin disease, venereal diseases and upset stomach must not be allowed to swim.
10. Pool interior, premises and patio should not be littered with food wrappers, cigarettes or other trash.
11. Safety equipment and pool appurtenances should not be played or tampered with.
12. Inexperienced swimmers should not be allowed to use the diving board (without the instructor).
13. Toddlers must be made to wear swim-proof diapers.
14. Animals and pets should not be permitted inside the pool.
15. Glass bottles should not be allowed inside the pool. Do not enter the pool if you’re inebriated.
16. Leave a towel on the lounge chair if you’re occupying it so that others know it’s taken.
17. Play music at a reasonable volume so residents are not disturbed.

A residential society should circulate the pool rules and etiquette manual for the residents beforehand so that violations are prevented from occurring.

An Emergency Response Team may sound like an alien concept to implement in a housing society but its many versions are commonly known to us all. A neighborhood watch or a SWAT team, or in more recent times, an ERT of medical practitioners. These are the first-hand responders in times of trouble. Let’s explore further.

What is an Emergency Response Team?

Also known as an Incident Response Team, it’s a group of people who are appointed to solve crises, and respond to emergencies (in a calm and collected manner) with practical action plans. Such a team consists of members who are qualified and prepared to handle emergencies (volunteers or designated members).

Why is an ERT needed in a housing society?

A housing society faces emergencies quite frequently. Some examples are listed below:

• COVID-19 (or other medical) cases that can escalate quickly.

• Lack of essentials during continuous lockdowns or unavailability of specific medicines and daily needs.

• Incoming (forecasted or otherwise) natural calamities like flooding issues, storms, earthquakes, etc.

• Accidental fires or structural breakdown in the building.

• Failure of society assets like composting units, electric/smart meters, fire alarm systems, etc.

• Domestic or community conflict (in some cases, physical assault).

• Intruders, robbers, and vandals are causing damage to property and disturbing the privacy of residents.

• Mishandling of hazardous materials during maintenance and repair.

Any such incidents need to be handled with caution so as to prevent any physical, monetary, psychological, and emotional distress to the spirit of community living.

How to form an Emergency Response Team (ERT) in your housing society?

Step 1: Identify the categories of emergencies within the desired Incident Response Team and appoint points of contact for each.

Points of contact for:

• Medical/Covid-19 emergencies

• Domestic/internal conflicts

• Technical failure, equipment malfunction

• Natural calamities or accidents within the premises

• Elevators safety and malfunctioning with people trapped inside.

• Any other categories as per the needs of your housing society

Step 2: Select members based on needs and qualifications
Circulate a notice to form ERT among group chats and notice boards and announce that volunteers are welcome.

Usually, the responsible members who are willing to help will step forward. Alernatively, if you already know the members who would do a good job as a reliable point of contact, you can approach them directly after discussing it within the MC meeting. Use both approaches as you’d be able to appoint a secondary point of contact through willing volunteers as well.

What will be the responsibilities of the ERT?

After you’ve appointed the primary and secondary points of contact for each category, formulate their core responsibilities and the action plan needed for their roles.

Here’s a sample.

1. ERT points of contact in society for accidental fire and natural disasters should have:

• An action plan for evacuation

• Fire safety plan

• A drill practiced in advance

• A plan for securing vehicles and other property of the society.

• Train the security guard and maintenance staff in damage control.

2. Points of contact in society for internal conflicts, robbery, vandalism should:

• Be able to intervene immediately.

• Hear out all parties involved, devise a fair judgment, and impose it.

• Apprehend the perpetrators immediately and hand them over to the local authorities.

• Set up a neighborhood patrol if needed.

3. ERT points of contact in society for Medical/ Covid-related emergencies should be responsible for:

• Arranging for first aid and CPR, temporary solutions like bandaging wounds, PPE /isolation protocols.

• Providing a list of nearby health facilities and doctors on call.

• Distributing safety measures for children, elderly family members of the patient.

• Making medicines or supplements available.

4. Points of contact in society for equipment failure should:

• Maintain a list of all associated vendors and their contact information.

• Be trained in emergency lift rescue protocols (usually, the guard and facilities manager should be able to handle such scenarios).

• Solve minor technical glitches or get someone from within the society premises to help immediately.

Above are some examples. However, each point of contact can create their own action plans and acquire skill sets to implement them based on society’s requirements. A society can set aside funds for ERT activities or go ad hoc for funds if needed. Team members can be from the MC/RWA as well as regular members.

Common rules for ERT members

• Protect people first, the property later.

• Be available at all times to respond.

• Choose ERT members with specific skill sets (e.g. medical health professionals, engineers, people with necessary life experience who may be in managerial/leadership roles in their careers or experienced business owners.)

• They should be self-trained in their ERT roles with periodic retraining to maintenance staff and guards.

• Each ERT member should make their own checklist along with an action plan to stay on top when an emergency strikes.

• Firefighting/escape and drills and basic medical emergency, first aid skills should be taught mandatorily to all ERT members.

An Emergency Response Team should be able to act swiftly, think on their feet, and consider the good of the many above selfish motives.