Maintenance Calculation - Karnataka Societies Registration - 1960
Dear Sir,
Please help me with expert’s advice and guidelines on below issue-
I live in an apartment in Bangalore, Karnataka and basically we have different sizes of flats-
1 BHK - sizes varies from 700 to 900 SQFT - Number of flats- ~8-10
2 BHK - sizes varies from 1000 to 1200 SQFT - Number of flats ~150+
3 BHK - sizes varies from 1200 to 1600 SQFT - Number of flats ~30-40+
Monthly maintenance that is being collected based on per SQFT. However the facility used by residents are same, below are major facility and the services that is availed by each owner irrespective of the size of their flat equally-
1. Common Area Maintenance - Size of common area remains same for each flat , since common area is equal for each owner to use, all the facility availed by each flat owner on every floor remains the same.
2. Power Backup inside the flat is same for each flat irrespective of the size of the flat.
3. Car Parking remains the same size for each flat size.
4. Water charges are divided equally i.e. (total expenses on drinking water / No. of flat)
5. STP Expenses are divided equally i.e. (total expenses on STP / No of Flat)
6. Security Services – again, remains the same for each flat sizes.
7. Garden Maintenance – again no difference for the flat size.
8. Children Play area, gym and Swimming pool – No extra facility given to big size flat owner. Same for each flat size.
Overall, every penny, which is spent on maintaining the apartment is availed by each flat owner equally.
In this case, the big size flat owners are forced to pay too much of monthly maintenance payment whereas the services availed by each flat owners are the same. And small size flat owners enjoy the same services with less maintenance expenses.
However, in the sale deed and bye law, it’s mentioned that all these expenses will be pro-rated (attached screen shot of byelaw) Please suggest if there is a way this can be rectified, is there a law clearly define that these expenses are borne by all the flat owners equally because the service availed by every individual are same.
Was going through the below (order from Bombay High court) link and looks like this similar issue that we have since the service availed by each flat owner equally, they are supposed to pay equal maintenance in spite of their flat size.
http://law-india.com/forum/index.php?p=/discussion/46/can-coop-housing-society-charge-maintenance-on-per-sq-ft-instead-of-per-flat-/p1
Note:-
1. while buying the flat I did not have liberty to modify any clause in sales dead as builder aks only name, father name,age, pan number and rest of things he took care and maintenance sqft clause comes bydefault on it.
2. Bye Law was signed by only approx. 50-55% of the members, and it was made by first Management committee based on their own view.
Question:
1. Is this fair for the big size flat owner to pay more money where as the services are availed equally by small size flat owners.
2. Is there any judgement that took place where it was ordered to charge owners equally for the maintenance as the the serivces availed by each individual equally? if thats the case... can you please help me with judgment order/case number etc...
Below points on code of conduct, written in bye-law on Maintenance-
Chapter VI - Code of Conduct-
Point no-2) Every member shall from time to time pay monthly or periodic assessments or any other payments as recommended by Managing Committee till such time revoked by the subsequent Managing committee which may include monthly payments to the general Operating Fund, Corpus Fund and Sinking Fund, if any for periodic repair, renovation, replacement etc. The assessment may also include an insurance premium for a policy to cover the cost of repair of damages caused by hurricane, fire, earthquake or other hazard or calamity.
Point no -3) The assessment shall be made pro-rata according to the area of the apartment vis-a-vis the total area of the land on which the building has been constructed. All such assessment shall be paid within the prescribed time and place. If anyone fails to do so, an actin shall be taken against the said member by the managing committee.
Please help me with your advice and suggest the go forward.
Thanks a lot for your help in advance.
Asked 8 years ago in Civil Law