106C-13
Management, AGM & redevelopment
Rule 106C-13 is the most comprehensive rule in Chapter XI-B, covering model bye-laws adoption, managing committee duties, general body powers, AGM quorum, video conferencing, casual vacancies, repair spending limits, and the full redevelopment procedure.
Model bye-laws (Rule 106C-13(1))
Every housing society must be governed by bye-laws approved by the Registrar. The Registrar issues model bye-laws for housing societies, associations of societies, and co-operative housing associations.
Every housing society must adopt the Registrar's model bye-laws within three months of their publication. Failure to adopt may result in the Registrar treating the model bye-laws as automatically applicable.
Managing committee — duties (Rule 106C-13(2))
- Execute decisions taken by the general body.
- Prepare the annual budget.
- Maintain financial records.
- Ensure timely audit, repairs, and maintenance of society property.
- With general body approval: appoint architects, contractors, and other professionals for society projects.
- Ensure the society adheres to and performs duties under the adopted model bye-laws.
General body — powers (Rule 106C-13(3))
The general body is the supreme decision-making authority. Its decisions are binding on the managing committee.
Members can now participate in general body meetings via video conferencing or other audio-visual means, provided the system records and recognises member participation and stores proceedings with date and time.
AGM quorum and adjournment rules
| Situation | Rule |
|---|---|
| Quorum required | Two-third of total members OR 20 members — whichever is less |
| Notice for regular AGM | As per Act and bye-laws |
| Notice for special general body | Five clear days — section 76 of the Act |
| If no quorum — meeting requisitioned by members | Meeting dissolved if no quorum within half an hour |
| If no quorum — other meetings | Adjourned same day same place one hour later; then to 7–30 days later with no quorum requirement |
| Decision threshold | 51% majority of members present (including video conferencing) |
| Redevelopment meeting notice | 14 clear days (mandatory — cannot be waived) |
| Redevelopment meeting quorum | Two-third of total members |
| Developer selection threshold | 51% of total members (including video conferencing) |
Redevelopment procedure (Rule 106C-13(3)(i)(j))
- Special general body meeting with 14 clear days' notice (mandatory — cannot be waived).
- Quorum: two-third of total members of the society.
- A representative of the Registrar must be present at the meeting.
- The entire meeting must be video recorded.
- One copy of the video recording must be in the custody of the Chairman.
- Another copy must be kept in the office of the Assistant/Deputy Registrar for Co-operative Societies in whose jurisdiction the society is located.
- Developer or contractor selection: by 51% majority of total members, including those attending via video conferencing.
- The Registrar's representative must submit a factual report to the Registrar, who then communicates it to the society.
A redevelopment resolution passed without the Registrar's representative present, or without video recording, is procedurally defective and can be challenged.
Casual vacancies in the committee (Rule 106C-13(4))
- Casual vacancies arise due to death, resignation, disqualification, removal, incapacity, or any other reason before term expiry.
- Filled by the managing committee (not by election).
- Secretary gives 7-day notice on notice board, inviting nominations from members.
- Valid nominations placed before the committee.
- If more nominations than vacancies: filled by majority vote of the committee.
- Co-opted member's term is coterminous with the remaining term of the other committee members.
Repair expenditure limits (Rule 106C-13(5))
The managing committee can approve repair and maintenance expenditure within these one-time limits per financial year without general body approval:
| Society size (members) | One-time limit per financial year |
|---|---|
| Up to 25 members | ₹1,00,000 |
| 26 to 50 members | ₹2,00,000 |
| 51 to 100 members | ₹3,00,000 |
| 101 to 1,000 members | ₹4,00,000 |
| 1,001 and above | ₹5,00,000 |
Any single repair expenditure exceeding these limits requires prior general body approval. A managing committee that bypasses this limit may be held personally liable.
Frequently asked
If the meeting was requisitioned by members and quorum is not met within half an hour, the meeting is dissolved — it cannot be adjourned. A fresh requisition would be needed.
Need help applying these rules to your society?
This page is for informational purposes only and does not constitute legal advice. For advice specific to your situation, consult a qualified advocate familiar with Maharashtra co-operative law.
Source: Maharashtra Government Gazette, Part IV-B, No. 366, dated 22 June 2026 · Notification No. Sanini 0321/C.R.41/13-C, dated 18 June 2026