Mumbai Daily

Wednesday, October 22, 2014

No clarity on rules for election to housing societies in Mumbai

No clarity on rules for election to housing societies in Mumbai

Though the state government has postponed the elections to co-operative societies till the end of 2014, there is no clarity on rules for elections to housing societies. The rules for election to housing societies have to be framed by the co-operative authorities.

Co-operation minister Harshvardhan Patil had told media persons that the co-operative societies with less than 100 members can conduct elections on their own. However, confusion still persists as the rules for the same are yet to be framed. The draft for framing of the rules is pending with the minister.

“Even housing societies with less than 100 members will not be allowed to conduct elections on their own. First let the rules be framed,” said an official of the co-operative department.

“It is for the minister to approve the rules and then we can frame them,” an official said.

There are 32,000 co-operative bodies, including housing societies, which have not held elections since 2011. The election authority will supervise, control and conduct polls to all registered co-operative societies, including housing societies, banks, credit societies, sugar factories and milk federations.

The state had amended the Maharashtra Co-operative Societies Act, 1960, and notified the authority too and also appointed certain posts for the election authority. However, it has not appointed the election authority that is the state co-operative election commissioner so far.

The state has around 2.28 lakh co-operative societies with around 5.25 crore members, including 88,472 co-operative housing societies.

The Bharatiya 10:43 PM

Flat owners to get revenue share from cell phone towers, hoardings

Flat owners to get revenue share from cell phone towers, hoardings

For the first time ever, members of housing societies will directly earn revenue from cell phone towers and advertising hoardings in society premises. The co-operatives department has come up with a new set of by-laws for housing societies, which will make it mandatory for societies to share with members 50 per cent of the revenue generated through towers and hoardings on society premises.

The new rules also make it mandatory for the society to seek the consent of 70 per cent of flat owners to allow erecting towers or hoardings. A society is also not allowed to lease out more than five per cent of its open space.

The Co-operatives Department has also proposed comprehensive changes in housing society rules with regard to parking space to ensure equitable distribution of space among members. However, the draft is yet to be finalised with the department studying the Supreme Court directive, as well as other Acts included in the Maharashtra Ownership Of Flats Act, on the issue.

"On mobile phone towers and advertising hoardings we have already drafted rules, but those will have to be approved by the minister, and only then will we issue a directive under Section 79 of the Co-operatives Act in this regard. The new rules will ensure society members directly get benefit. This will help members, who pay various charges to the society," said Co-operatives Department principal secretary Rajgopal Devara.

The draft rules also makes it mandatory for societies to obtain a structural audit report stating that the building would be able to withstand the weight of the cell phone tower or advertising hoarding, and present it at the general body meeting for members' consent. Only if 70 per cent of the members agree will the society be allowed to go ahead.

More importantly, the changes in rules also make it mandatory for the society to bear the expenses for repairing any damage, such as leakages, suffered by flats on the top floor from the 50 per cent revenue generated from the lease. The society will have to take care of damages to flats both internally and externally if they are caused due to erection of towers/hoardings.

The policy on cell phone towers and proposed changes in society rules were proposed by the Urban Development Department, however, it was the Co-operatives Department that took the initiative with regard to advertising hoardings and revenue sharing proposals.

The Bharatiya 10:41 PM

Maharashtra supervision for society elections

state mandate has 44 posts in authority committee that will be formed in next two weeks.

Housing societies in the state with more than 100 members will now have to conduct their society elections under the supervision of a state-appointed co-operative election authority.

The state government has approved 44 posts for the election authority that will come into being within the next two weeks. This is applicable for other co-operatives as well including co-operative banks, credit societies, sugar mills,etc.

In Maharashtra, as many as 32,000 co-operative societies, of which 12,000 are housing societies, will go through the process of elections once the election authority is established. The state will also appoint an election commissioner to oversee the functioning of the committee. A retired IAS officer at the rank of a secretary will fill the post.

Elections for all societies which were due in the last two years will need to be conducted by December 31, as per the stipulated deadline. This deadline is one of the mandates as per the amended Co-operatives Act.

An official of the state co-operatives department said, “We have prepared the election rules and are waiting for an approval from the Minister for Co-operation. Once the state co-operative election commissioner is appointed, the process will begin.”

The mandate, under the supervision of the election commissioner, will eventually apply to all co-operative housing societies, but as of now only societies with more than 100 members must conduct elections under the supervision of the up election authority.

There are a total of 2.27 lakh co-operative societies in Maharashtra. As per the amendments in the co-operative laws, that took place in April this year, the election process of all co-operative societies will be carried for a period of five years, along with the preparation of the voters’ list. The maximum numbers of directors on the board of each co-operative society have been limited to 21.

Besides this, the amendment also mandates a yearly audit for every co-operative society. The Annual General Meeting (AGM) of the co-operative society will have the right to appoint an auditor to conduct their financial audit.

What the amendment says
State government will set up an election authority. State has 44 posts under this authority that will come into being within two weeks

Election commissioner will be a retired IAS officer

Societies with more than 100 members are required to conduct elections under the election authority, it will soon apply to all housing societies.

Maximum numbers of directors on the board of each co-operative society have been limited to 21.

The Bharatiya 10:35 PM

Arbitrary rules harass Pune co-operative society residents

A number of co-operative housing societies see bitter fights and litigation between members because of serious differences over many issues.

A number of co-operative housing societies see bitter fights and litigation between members because of serious differences over many issues. Often, such issues are not given too much importance by the authorities, but to a suffering member, they become the cause of many problems.

Take the case of a society on NIBM Road, where some senior citizens objected to maintenance charges being calculated on per square foot rate, instead of a flat rate per apartment. “Since we are all using the same services such as lift and garbage collection regardless of the size of our flat, we proposed that the charges should be the same for all apartments,” said a senior citizen.

While there is a provision under the bye-laws to consider charging on flat rate, the committee was unwilling to take the members’ concern into account. When the member persisted, the lift to their top floor apartment was stopped, their water supply cut off and their garbage lay unpicked by the sanitary staff.

The deadlock was broken after the 85-year-old lodged a complaint with the senior citizens’ cell at the Pune Municipal Corporation. All this time, the couple had been duly paying all charges, albeit under protest.

What started as a disagreement regarding maintenance charges has today escalated into a litigation that is not only costing each party money, but also time and energy.

According to co-operative consultant and government approved administrator, Cyrus Shroff, the biggest problem plaguing housing societies in the city is that no one — including the managing committee (MC) members — knows the process of law that governs housing societies. “Everyone must know the law when they buy a house,” he said.

From his wide experience as a consultant, he believes that lack of knowledge of the law leads members to have a devil-may-care attitude. “No one turns up for general body meetings. Attendance in big societies is a dismal 10-15%. In elections, a show of hands is often considered enough to elect members, whereas the law clearly states that there should be a ballot system. In the long run, members don’t realise that they become party to the mess the elected managing committees create,” he said.

“In housing societies, issues are related to ego or money,” he said candidly. Sometimes unscrupulous people get themselves elected to committees and with their authority and control of a society’s finances, they may use their resources to misuse the funds.

“The members have two choices: either give up or fight. In fighting they have to spend money, time and so much effort, which can all be avoided if they consciously participate in the co-operative process,” said Shroff.

The Bharatiya 10:33 PM

Are you a repeat defaulter on your co operative housing societies maintenance charges for your flat? amendments to the Maharashtra State Co-Operatives Act

Are you a repeat defaulter on maintenances charges for your flat? Mend your ways.

Housing societies in the state will soon have the power to initiate recovery proceedings from flat owners who default on such charges.

This was one of the amendments to the Maharashtra State Co-Operatives Act cleared by the state cabinet on Wednesday to bring it in line with the 97th amendment to the Constitution, which is aimed at encouraging the economic activities of cooperatives.

Societies, however, don’t get a free run of things. If they initiate recovery proceedings, they will still have to take the help of a recovery officer of the state.

While the cabinet cleared a move to permit housing society executive bodies to even sell flats to recover dues in extreme cases, the final sale of a flat will require the approval of the registrar of cooperatives.

Worried over an amendment that disallows administrators to be appointed for unaided societies — a move that would do away with state intervention in co-operative societies that do not take any government aid — the state is looking at legal options to allow intervention if there is mismanagement and misappropriation of society funds.

Co-operation minister Harshvardhan Patil said the state is mulling over a legal option of imposing certain conditions which allow it to intervene. “People can then come to us, saying the societies are registered and that the government should do something about the co-operative institution if there is deposit erosion or liquidity collapse.”

The scope for state intervention in co-operative institutions receiving government aid has been further reduced with an amendment that allows suspension or supersession of the board for only a period of six months. In the case of co-operative banks, this period cannot exceed a year.
Another major amendment stipulates that members of co-operatives will have to attend at least one annual general meeting to stay an active member. Else, he/she will be dubbed ‘non-active’, ergo, losing the right to vote.

Advocate Vinod Sampath, housing societies law expert, picked holes in the amendments. “There are a few good things. But the move to allow housing societies to directly start recovery proceedings against defaulters and then get the approval of the registrar may not be right. Any penalty can be levied only by a court, and the society cannot decide and levy them. There has to be a counter-check to the powers vested with the society. The managing committee can charge whatever comes to their mind and levy a penalty on the house owner to recover dues. People with vested interests may take advantage of this amendment.”

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Monday, October 20, 2014

The Bharatiya 4:56 PM

Why we buy Utensils on Dhanteras in hindi

धनतेरस के दिन विविध वस्तुओं के खरीदने के पीछे छुपे हैं खास कारण |

Why we buy Utensils on Dhanteras in hindi

जिस प्रकार देवी लक्ष्मी सागर मंथन से उत्पन्न हुई थीं, उसी प्रकार भगवान धन्वन्तरि भी अमृत कलश के साथ सागर मंथन से उत्पन्न हुए थे।

देवी लक्ष्मी हालांकि धन देवी हैं परन्तु उनकी कृपा प्राप्त करने के लिए आपको स्वस्थ और लम्बी आयु भी चाहिए।

यही कारण है कि दीपावली के दो दिन पहले से ही यानी धनतेरस से ही दीपामालाएं सजने लगती हैं।

कार्तिक कृष्ण पक्ष की त्रयोदशी तिथि के दिन ही धन्वन्तरि का जन्म हुआ था इसलिए इस तिथि को धनतेरस के नाम से जाना जाता है।

धन्वन्तरि जब प्रकट हुए थे तो उनके हाथों में अमृत से भरा कलश था। भगवान धन्वन्तरि चूंकि कलश लेकर प्रकट हुए थे इसलिए ही इस अवसर पर बर्तन खरीदने की परम्परा है।

कहीं-कहीं लोकमान्यता के अनुसार यह भी कहा जाता है कि इस दिन धन (वस्तु) खरीदने से उसमें 13 गुणा वृद्धि होती है।

इस अवसर पर धनिया के बीज खरीद कर भी लोग घर में रखते हैं। दीपावली के बाद इन बीजों को लोग अपने बाग-बगीचों में या खेतों में बोते हैं।

धनतेरस के दिन चांदी खरीदने की भी प्रथा है। अगर सम्भव न हो तो कोई भी बर्तन खरीदें।

इसके पीछे यह कारण माना जाता है कि यह चन्द्रमा का प्रतीक है जो शीतलता प्रदान करता है और मन में संतोष रूपी धन का वास होता है।

संतोष को सबसे बड़ा धन कहा गया है। जिसके पास संतोष है वह स्वस्थ है सुखी है और वही सबसे धनवान है।

भगवान धन्वन्तरि जो चिकित्सा के देवता भी हैं, उनसे स्वास्थ्य और सेहत की कामना की जाती है।

लोग इस दिन ही दीपावली की रात लक्ष्मी-गणेश की पूजा हेतु मूर्ति भी खरीदते हैं।

जिस प्रकार लक्ष्मीजी समुद्र मंथन से उत्पन्न हुई थीं, उसी प्रकार भगवान धन्वन्तरि धन त्रयोदशी के दिन अमृत कलश के साथ समुद्र मंथन से उत्पन्न हुए थे।

दीपावली के दो दिन पहले से ही यानी धनतेरस से ही दीप प्रज्ज्वलित करने का प्रचलन भी है।

जैसा कि अभी बताया गया कार्तिक कृष्ण पक्ष की त्रयोदशी तिथि के दिन ही भगवान धन्वन्तरि का जन्म हुआ था, इसलिए इस तिथि को धनतेरस के रूप में जाना जाता है तथा व्यय के हिसाब से बहुत लाभकारी भी है।

भगवान धन्वन्तरि जब प्रकट हुए थे तो उनके हाथों में अमृत से भरा कलश था। भगवान धन्वन्तरि चूंकि कलश लेकर प्रकट हुए थे इसलिए इस अवसर पर बर्तन खरीदने की परंपरा है। यदि चांदी का नहीं खरीद सकते तो कुछ न कुछ अवश्य खरीदें।

कहीं-कहीं लोकमतानुसार कहा जाता है कि इस दिन बर्तन, चांदी की वस्तु आदि की खरीदारी करने से उसमें तेरह गुना वृद्धि होती है। इस अवसर पर धनिया के बीज खरीद कर भी लोग घर में रखते हैं।

दीपावली के बाद इन बीजों को लोग अपने खेतों में बोते हैं। कुछ लोग क्यारियों में भी बोते हैं। धनिया स्वास्थ्य के लिए उत्तम तो होता ही है, इसे स्वाद को बढ़ाने वाला भी माना गया है।

जैसा कि हम जानते हैं धनतेरस के दिन चांदी के बर्तन या जेवर खरीदने का भी प्रचलन है। माना जाता है कि यह चन्द्रमा का प्रतीक है, जो शीतलता प्रदान करता है और इसी दिन चन्द्र का हस्त नक्षत्र भी है।

उत्तरी भारत में कार्तिक कृ्ष्ण पक्ष की त्रयोदशी तिथि के दिन धनतेरस का पर्व पूरी श्रद्धा व विश्वास के साथ मनाया जाता है। धन्वन्तरि के अलावा इस दिन, देवी लक्ष्मी और धन के देवता कुबेर की भी पूजा करने की मान्यता है।

इस दिन को मनाने के पीछे धन्वन्तरि के जन्म लेने की कथा के अलावा, दूसरी कहानी भी प्रचलित है। कहा जाता है कि एक समय भगवान विष्णु मृत्युलोक में विचरण करने के लिए आ रहे थे, तब लक्ष्मी जी ने भी उनसे साथ चलने का आग्रह किया।

तब विष्णु जी ने कहा कि यदि मैं जो बात कहूं तुम अगर वैसा ही मानो तो फिर चलो। तब लक्ष्मी जी उनकी बात मान गईं और भगवान विष्णु के साथ भूमंडल पर आ गईं। कुछ देर बाद एक जगह पर पहुंचकर भगवान विष्णु ने लक्ष्मी जी से कहा कि जब तक मैं न आऊं तुम यहां ठहरो।

मैं दक्षिण दिशा की ओर जा रहा हूं, तुम उधर मत आना। विष्णुजी के जाने पर लक्ष्मी के मन में कौतूहल जागा कि आखिर दक्षिण दिशा में ऐसा क्या रहस्य है जो मुझे मना किया गया है और भगवान स्वयं चले गए।

लक्ष्मी जी से रहा न गया और जैसे ही भगवान आगे बढ़े लक्ष्मी भी पीछे-पीछे चल पड़ीं। कुछ ही आगे जाने पर उन्हें सरसों का एक खेत दिखाई दिया जिसमें खूब फूल लगे थे। सरसों की शोभा देखकर वह मंत्रमुग्ध हो गईं और फूल तोड़कर अपना श्रृंगार करने के बाद आगे बढ़ीं।

आगे जाने पर एक गन्ने के खेत से लक्ष्मी जी गन्ने तोड़कर रस चूसने लगीं। उसी क्षण विष्णु जी आए और यह देख लक्ष्मी जी पर नाराज होकर उन्हें शाप दे दिया कि मैंने तुम्हें इधर आने को मना किया था, पर तुम न मानी और किसान की चोरी का अपराध कर बैठी।

अब तुम इस अपराध के जुर्म में इस किसान की 12 वर्ष तक सेवा करो। ऐसा कहकर भगवान उन्हें छोड़कर क्षीरसागर चले गए। तब लक्ष्मी जी उस गरीब किसान के घर रहने लगीं। एक दिन लक्ष्मीजी ने उस किसान की पत्नी से कहा कि तुम स्नान कर पहले मेरी बनाई गई इस देवी लक्ष्मी का पूजन करो, फिर रसोई बनाना, तब तुम जो मांगोगी मिलेगा।

किसान की पत्नी ने ऐसा ही किया। पूजा के प्रभाव और लक्ष्मी की कृपा से किसान का घर दूसरे ही दिन से अन्न, धन, रत्न, स्वर्ण आदि से भर गया। लक्ष्मी ने किसान को धन-धान्य से पूर्ण कर दिया। किसान के 12 वर्ष बड़े आनंद से कट गए। फिर 12 वर्ष के बाद लक्ष्मीजी जाने के लिए तैयार हुईं।

विष्णुजी लक्ष्मीजी को लेने आए तो किसान ने उन्हें भेजने से इंकार कर दिया। तब भगवान ने किसान से कहा कि इन्हें कौन जाने देता है, यह तो चंचला हैं, कहीं नहीं ठहरतीं। इनको बड़े-बड़े नहीं रोक सके। इनको मेरा शाप था इसलिए 12 वर्ष से तुम्हारी सेवा कर रही थीं।

तुम्हारी 12 वर्ष सेवा का समय पूरा हो चुका है। किसान हठपूर्वक बोला कि नहीं अब मैं लक्ष्मीजी को नहीं जाने दूंगा। तब लक्ष्मीजी ने कहा कि हे किसान तुम मुझे रोकना चाहते हो तो जो मैं कहूं वैसा करो। कल तेरस है। तुम कल घर को लीपपोतकर स्वच्छ करना।

रात्रि में घी का दीपक जलाकर रखना और सायंकाल मेरा पूजन करना और एक तांबे के कलश में रुपए भरकर मेरे लिए रखना, मैं उस कलश में निवास करूंगी। किंतु पूजा के समय मैं तुम्हें दिखाई नहीं दूंगी।

इस एक दिन की पूजा से वर्ष भर मैं तुम्हारे घर से नहीं जाऊंगी। यह कहकर वह दीपकों के प्रकाश के साथ दसों दिशाओं में फैल गईं। अगले दिन किसान ने लक्ष्मीजी के कथानुसार पूजन किया। उसका घर धनधान्य से पूर्ण हो गया। इसी वजह से हर वर्ष तेरस के दिन लक्ष्मीजी की पूजा होने लगी।