Redeveloping a CIDCO-leased building in Navi Mumbai: consent, NOCs and the freehold fee

Rules and rates as of 12 October 2026.

If your building in Vashi, Nerul, Sanpada or another older node sits on a plot leased from CIDCO, a redevelopment pitch has to clear two separate sets of rules. One governs how your society decides. The other governs what the landowner, CIDCO, and the planning authority will allow on the plot. Here is what we could confirm from official documents, and what you should still ask to see on paper.

How your society must vote: the 2026 rules

On 18 June 2026 the state's Co-operation, Marketing and Textiles Department notified the Maharashtra Co-operative Societies (Amendment) Rules, 2026, published in the Government Gazette (Extraordinary Part IV-B) on 22 June 2026. They add a separate chapter for housing societies. Under new Rule 106C-13:

• A special general body meeting on redevelopment needs at least 14 clear days' notice.
• Its quorum is two-thirds of the society's total members, not of those who turn up.
• It must be held in the presence of a Registrar's representative and be video-recorded.
• Selecting the developer needs approval from 51% of total members; members joining by video conference count.

The same rule says the general body acts in line with the government's directions issued under section 79A of the Maharashtra Co-operative Societies Act, 1960. So those directions continue alongside the new rules; the 2026 text does not repeal them.

What CIDCO's "51% consent" means

CIDCO announced in January 2023 that it had amended its 2013 reconstruction policy so that redevelopment of a building on its leased land needs written consent from 51% of a society's members instead of all of them, according to a PTI report at the time. We could not find the amended policy itself on CIDCO's website, so treat the exact wording and conditions as unconfirmed until you see the CIDCO document.

Do the two 51% figures clash? Not directly, but they are different tests. The co-operative rule is a vote of total membership at a properly convened, recorded meeting with a two-thirds quorum. CIDCO's figure, as reported, is about consent filed with the landowner. A proposal should meet both. A developer who shows you signatures from 51% of members but no recorded general body meeting has not met the 2026 rules.

The lease and the planning permission

CIDCO's own checklist for a commencement certificate asks, in a reconstruction or redevelopment case, for a demolition NOC from CIDCO's Estate Section, a society NOC with the redevelopment resolution, the attested agreement to lease, the possession receipt with demarcation plan, and where relevant an Estate Section NOC for additional FSI and a no-dues certificate. The Estate NOC is where lease conditions, any premium for extra built-up area and any transfer charges get settled. CIDCO lists "Transfer Charges 2026-2027" among its latest notices, but the document did not open for us, so we are not quoting any rate.

How much the new building can rise depends on the Unified Development Control and Promotion Regulations (UDCPR 2020), which CIDCO hosts. Regulation 7.6 covers redevelopment of old, dilapidated or dangerous buildings, and Chapter 10 has separate provisions for the Navi Mumbai Municipal Corporation (10.10) and other CIDCO areas (10.14). We could read only the index of that file, so ask the developer's architect to cite the exact regulation behind every FSI figure in the offer.

Depending on the node, building permission may come from the Navi Mumbai Municipal Corporation or from CIDCO, and we could not confirm the split from NMMC's website. Check which authority covers your sector.

Freehold conversion: announced, fee not yet confirmed

According to a July 2025 Housing.com report, CIDCO announced that holders of leased residential plots could opt to convert to freehold by paying a fee linked to the ready reckoner rate, with no CIDCO transfer charges afterwards. We could not find the government notification or CIDCO order that sets the percentage, so we cannot give you the real number.

Worked example (illustrative only)

A 40-member society on a 1,000 sq m plot. The voting figures follow Rule 106C-13; the rupee figures use an assumed land rate and assumed fee percentages, not CIDCO's.

• Quorum: two-thirds of 40 = 26.67, so 27 members must attend.
• Developer approval: 51% of 40 = 20.4, so 21 members must vote yes, even if only 27 are present.
• Land value at an assumed ₹1,00,000 per sq m ready reckoner rate: 1,000 × ₹1,00,000 = ₹10 crore.

Assumed fee (% of ready reckoner value)	Society's bill	Per member (40)
5%	₹50 lakh	₹1.25 lakh
10%	₹1 crore	₹2.5 lakh

Use this only to see how sensitive the cost is. Substitute the real rate once CIDCO publishes it, and the ready reckoner rate for your plot from the IGR.

Who approves what

Step	Authority	Document to ask for
Decision and developer selection	Society general body; Registrar's representative present	Notice (14 clear days), minutes, video recording, Registrar representative's report
Consent to reconstruct on leased land	CIDCO	The CIDCO reconstruction policy and your filed consents
Demolition and lease terms	CIDCO Estate Section	Demolition NOC, additional-FSI NOC, no-dues certificate
Building permission	NMMC or CIDCO, by sector	Commencement certificate citing the UDCPR regulation used
Freehold conversion (optional)	CIDCO	The notified order with the fee percentage

None of this is legal advice. A lawyer who handles co-operative housing matters should review any development agreement before your society signs.