Maharashtra Redevelopment Rules 2026: 12 Key Changes for Societies
The 30 September 2026 Government Resolution rewrites how co-operative housing societies choose developers, sign agreements and protect members. Here is the full process and what it means for you.
Key takeaways
- The GR replaces the 4 July 2019 procedure and all later circulars.
- Consent stays at 51% of total members, but written consent is now mandatory.
- At least three developer tenders, and the selection meeting must be video-recorded.
- Individual PAAAs must be done within 3 months of the development agreement.
- Projects should finish within 2 years of the plinth certificate (up to 3 in exceptional cases).
On 30 September 2026, the Co-operation Department of the Maharashtra government issued a new Government Resolution (GR) on redevelopment of co-operative housing societies. It applies to developer-led redevelopment, self-redevelopment, group redevelopment and cluster redevelopment. The stated direction is clear: fewer opaque deals, more member participation, and deadlines where earlier there were none.
The redevelopment process at a glance
What stays the same
The special general body meeting (SGBM) that decides whether to redevelop still needs a quorum of two-thirds of total members, and a decision still needs consent from at least 51 per cent of total members.
What changes: 12 key points
1. Remote participation, with a physical floor
Members who are abroad, critically ill, disabled or otherwise genuinely unable to attend can join by video conference, and they count toward quorum and the 51 per cent majority. But at least 51 per cent of total members must still attend physically. Votes in favour must be backed by written consent, and views from absent members cannot be counted.
2. A wider project report
The architect or Project Management Consultant (PMC) must still assess FSI and TDR. The report must now also cover the rules of CIDCO, MMRDA and municipal corporations as applicable to the land, plus a scheme-wise comparative statement of benefits under the DCPR or UDCPR.
3. Deadlines for the committee and Registrar
The secretary must convene a managing committee meeting within 30 days of receiving the project report. The Registrar must decide on an authorised officer within 14 days of receiving the proposal. The 2019 GR had neither deadline.
4. The tender goes to the general body
The draft tender must be approved by a majority at the SGBM, and a public notice must run in leading Marathi and English newspapers.
5. At least three tenders
If fewer than three arrive, the first extension is now 15 days (earlier 7), followed by a second 7-day extension.
6. A recorded, tamper-resistant developer selection
Selection uses the same quorum and consent thresholds as the initial decision. A secret ballot can be demanded in writing by one-fifth of members. The meeting must be video-recorded, with one copy kept by the society and one filed with the Registrar.
7. Open records instead of a website
The website requirement is gone. Notices, minutes, attendance records, recordings, PMC reports, tenders, comparative statements and draft agreements must be open to members for free inspection, with copies on payment of the prescribed fee.
8. The general body approves the development agreement
Earlier the managing committee approved it. Now the general body does, and it also decides the extent and form of the developer’s bank guarantee.
9. Development agreement within three months
The agreement must be executed within three months of developer selection.
10. PAAA within three months of the agreement
Individual Permanent Alternate Accommodation Agreements must be completed within three months of registration of the development agreement. Members should vacate only after approvals are in place and their PAAA is registered.
11. Completion timelines
Projects should generally finish within two years of the first or plinth certificate, with up to three years for exceptional projects.
12. Action against office-bearers
Office-bearers or committee members who breach the GR, or who cheat or mislead members, can face action under the Co-operative Societies Act, including removal.
2019 GR vs 2026 GR: quick comparison
| Topic | 2019 GR | 2026 GR |
|---|---|---|
| Remote voting | Not provided | Allowed for members unable to attend; 51% physical attendance still mandatory |
| Managing committee meeting after report | No deadline | Within 30 days |
| Draft tender approval | Managing committee | General body (SGBM) |
| Extension if under 3 tenders | 7 days, then 7 days | 15 days, then 7 days |
| Authorised officer decision | No deadline | Registrar within 14 days |
| Member information | Society website | Free inspection of all records |
| Development agreement approval | Managing committee | General body |
| Bank guarantee | 20% of project cost contemplated | Extent and form decided by general body |
| PAAA registration | No deadline | Within 3 months of agreement |
| Non-compliance | General power under Act | Express liability of office-bearers |
What it means for you
Members and flat owners
The biggest gain is the PAAA timeline. A common complaint in Mumbai redevelopment is that residents vacate on promises while the individual agreement drags on. A three-month limit, plus the expectation that you move out only after registration, strengthens your hand. Recorded meetings and free access to documents also make it harder to steer a society toward a preferred developer.
Developers
Expect higher compliance costs and larger upfront liquidity needs. A flawed process can taint the developer’s appointment and, with it, the whole project.
Managing committees
The workload rises and personal exposure is clearer. Mandatory timelines, general body approvals and recorded meetings leave less room for informal decisions.
Open questions to watch
Enforcement: deadlines such as 14 and 30 days need administrative capacity behind them. Remote voting: the 51 per cent physical floor may be contentious in societies where many owners live abroad or have rented out flats. Bank guarantee: leaving the amount to the general body could produce wide variation between societies. Legal challenge: as with earlier redevelopment rules, parts of the GR may be tested in court. Societies already midway through redevelopment should confirm how the transition applies to them.
Frequently asked questions
What is the new redevelopment GR of 30 September 2026?
It is a Government Resolution of the Co-operation Department issued under Section 79A of the Maharashtra Co-operative Societies Act, 1960. It replaces the 4 July 2019 GR and all later circulars on redevelopment.
How many members must approve redevelopment?
At least 51% of total members must consent, with a two-thirds quorum at the special general meeting and 51% of members physically present. Consent must be in writing.
When must the PAAA be signed?
Individual PAAAs must be completed within three months of registration of the development agreement, and members should vacate only after their PAAA is registered.
Does the GR apply to self-redevelopment?
Yes. It covers developer-led, self, group and cluster redevelopment.
Is this the same as the MHADA Section 79A amendment?
No. That is a separate law for cessed buildings in Mumbai. This GR is under the Co-operative Societies Act.
Disclaimer
For information only. This article is a general summary prepared by 123bhk.in and does not constitute legal, financial, tax or professional advice. It does not create an advocate-client or any other professional relationship.
Based on secondary sources. The summary draws on published legal and trade commentary, including S&R Associates and Construction World, and not on a reading of the full official GR text. Details, clause numbers and exceptions may differ. Read the original GR on the Maharashtra Government website, and confirm with the Registrar of Co-operative Societies or a qualified advocate, before acting.
Subject to change. Government resolutions can be amended, clarified, stayed or struck down by courts. Their application to projects already under way depends on facts we have not assessed. 123bhk.in is not affiliated with any government body, developer or society, and accepts no liability for decisions made in reliance on this article.
Sources: S&R Associates, 9 Oct 2026; Construction World, 6 Oct 2026.