INFORMATION ON INTERNAL AND EXTERNAL REPAIRS

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INFORMATION ON INTERNAL AND EXTERNAL REPAIRS
The Managing Committee of a Society is required to carry out all kinds of structural repairs inside and outside the flats at society’s cost when the repairs are structural in nature and shall affect the stability of the building.
Otherwise, a member is required to maintain his flat in good condition. If a member fails to do so, the Managing Committee has the power, as per bye-law no. 68, to carry out the repairs at the member’s cost.
As per Section no.66 of the MCS Act, the society has to create a reserve fund. Also a Repairs and Maintenance Fund and a Sinking Fund are created at rates fixed by the General Body subject to a minimum 0.75 % per anum in case of repairs and maintenance fund and a minimum of 0.25 % per anum in case of sinking fund.
Depending on the total number of members, the committee has the financial powers to incur expenditure for minor repairs viz. pipeline damage, drainage, electrical fittings etc. However for major repairs such as terrace water-proofing or re-plastering of the building, the consent of the General body is a pre-requisite.
As these repairs will need major funds, consent from a majority of members is a must.
The Managing Committee is responsible to maintain the society property at all times.
By law, it is mandatory for all housing societies to carry out Structural Audits.
The Structural Audit has to be conducted by a Structural Engineer approved by the Municipal Corporation.  Then based on the Structural Engineer’s Report, the society must decide the next course of action.
The approval of the General Body is required to appoint an architect or Project Consultant by calling in tenders.
The Architect should be entrusted with preparing the estimates with detailed specifications, inviting tenders, preparing reports, supervising the works, approving the bills, issuing completion certificates etc. This however must be done under close supervision of the Managing Committee or a specially formed sub-committee.
Members are supposed to contribute their share towards the funds. Bye-law nos. 68 and 69 fixes the charges for each flat.
The funds contribution should be reviewed periodically – every 5 years – to take care of inflation. In case of major repairs, common amenities have to be distributed equally amongst all the flats, irrespective of their size.
(By Gajanan Khergamkar)

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