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Everything Mumbaikars need to know about co-operative housing society rules — bye laws, committee powers, maintenance charges, AGM rights, dispute redressal and key government portals.
| Charge Head | Basis | Legal Limit / Rule |
|---|---|---|
| Service Charge | Per flat, per month | Based on services; approved at AGM |
| Repair & Maintenance Fund | Construction cost | Min 0.75% per annum of construction cost |
| Sinking Fund | Construction cost | Min 0.25% per annum of construction cost |
| Non-Occupancy Charge | Service charge % | Max 10% of service charge (SC Ruling 2001) |
| Transfer Premium | One-time on transfer | Max ₹25,000 per transfer |
| Parking Charges | Per vehicle slot | As decided at AGM |
| Water Charges | Usage or flat-based | Actual BMC/utility charges passed on |
The Supreme Court in 2001 capped non-occupancy charges at 10% of service charge. Many societies still illegally charge more. You can challenge this at the Co-operative Court under Section 91 of MCS Act.
Mumbai has over 40,000 registered co-operative housing societies governed under the Maharashtra Co-operative Societies Act, 1960. Every housing society must register bye laws with the Registrar of Co-operative Societies and operate within the framework of the Model Bye Laws 2014 issued by the Maharashtra government.
A minimum of 10 members are required to register a co-operative housing society. The application is made to the Deputy Registrar of Co-operative Societies of the relevant ward via the MahaSahakar portal. Documents required include: application form, list of members, bye laws in prescribed format, proof of land/building, and NOC from builder.
The Maharashtra government issued revised Model Bye Laws in 2014 under the MCS Act. These standardised rules govern all aspects of society functioning — from membership eligibility and committee elections to maintenance charging, fund management, dispute resolution and winding up. All societies must adopt these bye laws.
Members can approach the Co-operative Court under Section 91 of the MCS Act for disputes between member and society. The Dy. Registrar of Co-operative Societies can also be approached for complaints against a Managing Committee. For urgent matters, members can call a Special General Meeting if signed by minimum 1/5th members.