PMC - SCOPE OF WORK
A Presentation by
Shri. Shrikant Chavan
Architect,
1. STATE GOVERNMENT GUIDE LINES FOR
REDEVELOPMENT DATED 3 RD JAN, 2009.
• Initial Step in redevelopment is to
appoint a Project Manager to achieve
transparency, to implement technocommercial knowledge to
achieve
target quality and completion for proper
handover new premises.
• Publishing an advertisement in news
papers for inviting developers to collect
tenders from Society appointed PMC.
• To invite officer appointed by Registrar
for SGM for selection of Builder. with
video shooting arrangement of SGM
1. GUIDANCE FOR PROCURING REQUIRED
Documents OF ALL LEGAL /
PROPERTY PAPERS.
• Society registration certificate.
• Conveyance deed of the land
& building.
• PR Card.
• City survey plan of the land
• D P. Development plan
remarks as per MCGM.
• Approved plans of the existing
buildings.
2. SURVEY OF EXISTING LAND &
BUILDING UNDER POSSESSION.
• Existing land and building are
to be surveyed by surveyor.
• Carpet area of every tenement
are to be verified with original
approved plan
• The land area to be compared
with the area in final PR card
• Existing parking nos. are put
in record.
3. OFFER DETAILS OF MAXIMUM FSI AND
TDR CAN BE MADE AVAILABLE.
• FSI differs as per type &
location of the property.
• Minimum TDR to be bought
to achieve maximum FSI
benefit.
• Available balcony, niches,
dry balcony, flower beds may
be considered.
4. PREPARE PROJECT FEASIBILITY STUDY
REPORT WORKING ON MAXIMUM FSI
• Original plot area
• Deductions due to any DP
Reservations.
• Availability of set back
area
• FSI index as per area and
type of proposal.
• Maximum TDR required.
4. PREPARE PROJECT FEASIBILITY
STUDY REPORT
• Cost of TDR .
• Cost for approval of
plans & various NOCs.
• Fees of appointed
Professionals like
Design Architect, Liaison
Agency, Structural
Engineer, Advocate &
Document registrations
etc.
4. PREPARE PROJECT FEASIBILITY
STUDY REPORT
• Sum of Corpus Fund or
Deposits.
• Rent for 24-36 months
Cost for approval of plans
& various NOCs.
• Cost of to & fro transport
expenditures to be paid
to Society members etc.
• Interest on investments
4. PREPARE PROJECT FEASIBILITY
STUDY REPORT
• Arithmetic calculations for
construction cost of total FSI,
& cost of type of amenities
demanded by society members
• Consider the cost of demolition
of existing building.
• Calculate the approximate cost
appreciation for the sale part of
the developer, the viability
checked with demands of the
society.
5. GUIDELINES TO FINALIZE ON
MAXIMUM DEMANDS OF SOCIETY
FROM DEVELOPERS.
• Percentage of additional carpet
area than existing carpet area
• Corpus Fund
• Modern Amenities
• Bank guarantee
• Rent for temporary residence
• Construction period
5. GUIDELINES TO FINALIZE ON
MAXIMUM DEMANDS OF SOCIETY
FROM DEVELOPERS.
• The calculations of cost of
projects is compared with
Market value of saleable part
of the developers
• The said calculations are to be
justified for reasonable profit
for developer’s large funds
investment, the risk factors
and cost of administration of
techno, financial aspects to
developer
to
arrive
at
reasonable demand by the
6. TENDER DOCUMENT PREPARATIONS
DECIDE ON TERMS & REQUIRED INFO.
• Earnest money deposit
• Additional Carpet area
over & above existing
• Project completion period
• Offer on Modern Amenities
• Corpus Fund
• Bank Guarantee
6. TENDER DOCUMENT PREPARATIONS
DECIDE ON TERMS & REQUIRED INFO.
• Company Profile.
• Audited Balance sheet for
last three years.
• List of Similar executed
projects
Developer Selection
procedure
• PMC To Offer services on
preparation of Tenders,
• Guide society to choose
minimum five best bids
• Prepare Comparison chart of
the bids selected best five
bids.
• Physically
verify
similar
projects executed by them.
• Check their credentials
• Prepare the report.
Developer selection
procedure
• PMC & Society may invite the
developers for negotiation and
discussions.
• Revised quotes may be asked
to submit after meeting.
• Revised Comparison are
studied with society office
bearers
• Society may decide on one
developer for redevelopment.
Selection of developer
• In an SGM for selection of
Developer in presence of
Registrar office, PMC shall
then arrange the services of
an legal advisor to prepare or
verify the drafts of LOI,
Power of Attorney,
Development Agreement,
Individual Agreement for the
Perfect Documentations to
safeguard interest of the
society members.
PRE-CONSTRUCTION PHASE
• Getting executed the
Individual Tripartite
agreement just after IOD.
• On complying decided
financial commitments to
the society members by
developers, members may
be given one month notice
after IOD to vacate their
existing flats.
PRE-CONSTRUCTION PHASE
• Demolition of Existing
building may start only
after vacating it totally
• Inform society the status
of getting Commencement
certificate (CC) for starting
the construction of
proposed building.
• Date commencement of
construction shall be
recorded & informed.
CONSTRUCTION PHASE
 Watch for Proper methodology
during construction activities
 Strict adherence to the
specifications and makes of
ingredients and materials.
 Record for daily activities and
stock check of materials.
 Advance intimations & Timely
instructions for every smallest
construction activity
CONSTRUCTION PHASE
 Progress assessments
 Bill certifications /
Reconciliation of
specialized consultants.
 Change/ variation
reports, assessment &
guidance to Society.
 Dispute/ Claims
management
POST CONSTRUCTION PHASE
 Resolve Claims and Contract
Disputes
 Insurance/ Warranties
Validations.
 Water Supply & Lifts
Completion Certification
 Getting Completion/
Occupation certificate.
 Handing over duly completed
flats to original society
members
POST CONSTRUCTION PHASE
 Guide lines to society for
strategies regarding new
members after completion.
 Handover the flats after due
completion of snag list items
and verification on offered
amenities.
 Handing over of complete set
of Approval documents IOD,
CCs, drainage completion,
application for assessment
cert., lift completion cert,
BCC & OC.