Legal Article Real Estate Help

Forming Apartment Association under Apartment Ownership Act West Bengal

An apartment or a flat is a self contained housing unit that forms part of a building. Under West Bengal Apartment Ownership Act, 1972, (the Act) Section 3(a), an apartment means a property that has direct exit to a road or to a common area leading to such road and the apartment along with common areas and facilities forms an independent residential unit and it also includes a flat.

The object of the Act is to provide for ownership of an individual apartment and to make such apartment heritable and transferable property. The concept of apartment was born due to increasing population and growing need for housing in India and West Bengal. The object of the Act is not just to make such apartment units heritable and transferable but also to set out the common areas and facilities and the percentage share of each apartment owner in the apartment building. Most States in India have separate apartment ownership Acts that regulate such units in different States.

The main difference in Apartment Ownership Acts in different States of India is the purpose for which such apartments are utilized. While in States such as Maharashtra and Haryana, apartments can be utilized for residential as well as commercial purposes, apartments in West Bengal are Kerala are predominantly utilized for only residential purpose. Under West Bengal Apartment Ownership Act, 1972, Section 2, the Act applies to every building which is used, or is to be used, mainly for residential purposes.

Under West Bengal Apartment Ownership Act, 1972, Section 3(b), an association of apartment owners means the association competent to contract its own name and formed in accordance with provisions made in the bye-laws of the association.  This association can be formed in accordance with the Act and the West Bengal Apartment Ownership Rules, 1974.

The association works for the welfare of the residents in an apartment, conducts events and protects the rights of the apartment owners by maintaining varied duties.

The association in West Bengal can be formed by all the owners individually or they can give power of attorney to one person who can submit the building or property under the provisions of the Act. The benefit of registering the property under the Act is that it provides legal help to the residents in case of disputes. Further, it helps in organizing the maintenance of the society and provides clear bye-laws for the residents to abide and follow. If any association is formed which engages in maintaining the property or building without registering under the Act then it is cannot be termed as illegal per se but it is rather an interim/ad-hoc/unregistered association which needs to be registered under the Act.

Steps for Formation of Registered Apartment Owner’s Association under the Act:

Filing of Form A

  1. Firstly, the sole owner or all owners shall submit to the Competent Authority under the Act, a declaration in the given Form A in duplicate in non-judicial stamp paper of Rs. 10/- which needs to be duly signed and notarized. Enclosed within the Form A must be authenticated copies of the Building Plan, Site Plan and all relevant Title deeds. However, in case of prospective buyer, he may also enclose photocopy of the Agreement for Sale Deed duly attested by Notary instead of the sale deed.
  2. The filled in Form A with all annexure must be submitted in duplicate to the Competent Authority within 15 days from the date of their execution. Along with such Form A, the receipt of RBI fee paid and TR Form 7 has to be submitted to the Competent Authority.
  3. Form A can be submitted to the Competent Authority under the West Bengal apartment Ownership Act, 1972 at Law and Promoter Cell, 3rd Floor, ‘C’ Wing, New Secretariat Building, 1, Kiran Shankar Roy Road, Kolkata 700 001. Telephone No. (033) 22420801
  4. A forwarding letter needs to be sent to the Competent Authority along with Form A and all other necessary documents stating the fact that he is submitting the property under the West Bengal apartment Ownership Act, 1972 by way of filing Form A which may be accepted.
  5. After examination/verification of Form A and approval by Competent Authority, a copy of approved Form A with “Accepted” Stamp, date, signature and seal will be returned to the applicant.
  6. After receipt of Accepted Form A, the same needs to be registered within 15 days of return. The duly “Accepted” Form A must be registered under the Registration Act, 1908 with the Registrar / Sub-Registrar having jurisdiction over the property.
  7. After registration, the same needs to be notarized and communicated to the Competent Authority. A photocopy of the registered Form A duly attested by a Notary is to be filed with the Competent Authority along with Form 1 for getting Registration No. of the Association of the Apartment Owners.

Fees for Registration of Association

The fee for registering association is commensurate with the total value of the apartments of the building (i.e. if there are 8 flats of value Rs. 10,00,000/- each the total value of the Apartments will be Rs. 80,00,000/0_ is to be deposited with the Reserve Bank of India in T.R. Form No. 7 under the appropriate head of account.  The T.R.Form No. 7 and computerised receipt of the Reserve Bank of India (both original) and 1 set photocopy of both are to be enclosed.

(i) Amount of Fees :

(a) Upto Rs. 25 lakhs – Rs. 1000/-

(b) Above Rs. 25 lakhs upto Rs. 50 lakhs – Rs. 2000/-

(c)  Above Rs. 50 lakhs upto Rs. 1 crore   – Rs. 4000/-

(d) Above 1 crore upto Rs. 5 crores – Rs. 5000/-

(e) Above Rs. 5 crores – Rs. 10,000/-

(ii) Appropriate Head of Account :

“0216 – Housing – 02 – Urban Housing – 800 – Othen

Receipts – 008 – Receipt under the West Bengal Apartment

Ownership Act, 1972 – 16 – Other Fees”

(iii) Account Code : 0216 – 02 – 80000816.

(iv) Name of the Treasury : Kolkata P.A.O. – II

A specimen of duly filled in T. R. Form No. 7 is given below:

West Bengal Form No. 2380H

  1. R. FORM NO. 7

[See sub-rule (2)(b) of T.R. 3.06]

Challan for Deposit of money in the account of


  1. Name of the Bank of Branch  :  R.B.I., Kolkata
  2. (a) Name of the Treasury       :  Kol., P.A.O. – II

(b)   Treasury Code :

  C  A  C
  1. Account Code :

(14-Digit must be filled up properly)

  1. Detail Head of Account : “0216 – Housing – 02 – Urban Housing – 800 – Other Receipts – 800 – Receipt under the West Bengal Apartment Ownership Act, 1972 – 16 – Other Fees. Code : 0216 – 02 – 80000816”.
  2. (a) Amount : Rs. 250/-

(b)  In words : Rupees Two hundred fifty only.

  1. By whom tendered : Name & Address : XYZ,   ABC Road, Kolkata – 1.
  2. Name / Designation & Address of the Departmental Officer on whose behalf/favour money is paid : Competent Authority, Under the West Bengal apartment Ownership Act, 1972, Govt. of West Bengal, Deptt. of Housing, Law Cell, New Secretariat Building, 1 Kiran Shankar Road, Kolkata 700001.
  1. (a) Particulars and Authority of Deposit : Fees for Form – ‘C’ Instrument executed Apartment Owner(s) Under Sub-clause (i) of Clause (b) of Sub-Section (3) of Section 4 of the West  Bengal Apartment Ownership Act, 1972.

*(b) T. V. No. & Date of A. C. Bill :

  1. Accounts Officer by whom adjustable :         Accountant General (A & E),

Verified                                             West Bengal

Signature of Department/Treasury Officer

Depositor’s Signature                                   Treasury Receipted Challan No.

Date :                                                         Bank Scroll Serial No.

Received payment                                        Signature with seal of the Bank

Date :


*In respect of Challan relating to refund of unspent amount of A.C.Bill.

(6) In case the Declarant is the constituted attorney of the apartment owners he must enclose a photocopy of the Deed of Power of Attorney duly attested by a Notary

(b) Disposal of Form A by the Competent Authority:

If the Form A filed by the Declarant(s) is found in order the Competent Authority will accept the Form A and return one set of Form A duly endorsed as “Accepted” to the applicant(s).

Filling of Form C

  1. Another Form C, needs to be filled in duplicate in non judicial stamp paper of Rs. 10/- and duly notarized and submitted to the Competent Authority along with a copy of the Deed of Transfer and Sanctioned Plan after duly notarizing the same.
  2. Forwarding letter to the Competent Authority under the West Bengal apartment Ownership Act, 1972 requesting him to accept Form C.
  3. Declaration under Form C in Non-Judicial Stamp Paper of Rs. 10(ten) duly affirmed before a Notary (2 Sets) – One set will be retained by the Competent Authority and other set duly “Accepted” will be returned to the Declarant(s).
  4. Photocopy of the Title Deed/Agreement for Sale Deed duly attested by Notary.
  5. Photocopy of the Sanctioned Plan duly attested by Notary.
  6. Fee in T.R. Form No. 7 under the head of account and other details as Sl. No. (5) of item No. (c) of Form A.
  7. The requisite fees need to be deposited to the Reserve Bank of India, Kolkata in TR Form No. 7 and the receipt has to be submitted to the Competent Authority.Amount of Fees :

    (i) Upto Rs. 3 lakhs – Rs. 250/-

    (ii) Above Rs. 3 lakhs but upto Rs. 7.5 lakhs – Rs. 400/-

    (iii) Above Rs. 7.5 lakhs – Rs. 500/-

  8. Original copy of T.R. Form No. 7 and Reseve Bank of India Receipt thereof along with 1 set photocopy of the above.
  9. Photocopy of Registered Form A duly attested by Notary.
  10. In case the Declarant is the constituted attorney of the apartment owner he must enclose a copy of the Deed of Power of Attorney duly attested by Notary.
  11. If the Competent Authority finds the documents in order then he shall return Form C to the owner or owners duly accepted.
  12. When Form C is accepted one copy will be returned to the Declarant.
  13. The Declarant must get the Form C registered under the Registration Act, 1908 within 15 days of receipt.
  14. After completion of all these procedures the association and its allottees can apply for registration of the association. Only those members will form part of the association who have completed the above steps and submitted Form C.
  15. After getting accepted Form C from Competent Authority, the Apartment Owners or Allottees will hold a General Meeting and take steps to submit Form 1 of the West Bengal Apartment Ownership Bye-laws, 1974.
  16. Within 45 days from the date of submission of the property to the provisions of West Bengal Apartment Ownership Act 1972 (date of approval of Form A by the Competent Authority) or within such further period as the Competent Authority may allow, on application to it, the apartment owners shall in a General Meeting form an Association under some specific name and style and the Apartment Owner who presides over such Meeting shall immediately communicate the formation of such Association along with the names of the members in Form 1 to the Competent Authority. However, it must be understood that Apartment Owner implies any person who own one or more than one apartment within the same building.
  17. Thereafter the Competent Authority shall register the Association under a Serial Number and communicate the same to the Apartment Owners.
  18. Within 15 days of formation of an Association, the Apartment Owner presiding over the initial General Meeting for formation of the Association shall serve notice upon each member of such Association fixing therein the date (not before 15 days from the date of issue of such notice) on which and the time and place at which a General Meeting shall be held for election of the Board of Managers (BoM) of such Association by secret ballot. The number of managers in the BoM must be a minimum of 3 and maximum of 24. Votes need to be cast in person.
  19. After BoMs are elected, the Board shall within 10 days of the date of election of its Managers, hold its first meeting and elect its President who shall forthwith forward the names of President and BoMs in Form No. 3 of the West Bengal Apartment Ownership Bye Laws, 1974 to the Competent Authority who shall register such names.
  20. Thereafter the Association will gain legal identity and can function effectively.

Filling of Form 1

Form 1 under bye-law 3(2) is to be filed in plain paper along with a Xerox copy of the certified copy of the Registered Declaration under Form A shall be enclosed.

The names of all apartment owners shall be stated in Form 1 as per regulation 3 of the West Bengal Apartment Ownership Regulations, 1974.

A specimen copy of Form – 1 given below :-


[See Bye-Law 3(2)]


The Competent Authority,

Under the West Bengal Apartment Ownership Act, 1972,

Law Cell, Deptt. of Housing,

New Secretariat Buildings, 1st Floor,

1, Kiran Shankar Rop Ropad,

Kolkata 700 001.


I hereby communicate that a General Meeting duly held on ____ (date) presided over by the undersigned, the Association of apartment Owners under the name and style of “ABC Flat OWNERS’ ASSOCIATION” for our property at Premises No. 111, ABC Road, Kolkata 700 000, Police Station ________ already submitted according to Provisions of the West Bengal Apartment Ownership Act, 1972, has been formed under bye-laws framed under the said Act with the following as members thereof:

Sl. No.         Name of the members         Member of the Apartment

In the building by him.






It is further stated that the Declaration in Form No. a approved by you was registered in the Office of the Assistant Registrars of Assurance – 1, Kolkata, vide being No.01659/07.  A Xerox copy of the certified copy of the Declaration obtained form the Registration Office, Kolkata is attached herewith for your ready reference.

Now, I would request you to register our Association and send the Registration number of our society to us.

Dated  : _____

Place   : Kolkata                                           Sd/-

Signature of the Apartment Owner

Presiding the General Meeting held

On _________________________.

However, as of date, according to the West Bengal Apartment Ownership Act Office at Law and Promoter Cell, 3rd Floor, ‘C’ Wing, New Secretariat Building, 1, Kiran Shankar Roy Road, Kolkata 700 001. Telephone No. (033) 22420801, apartment ownership association formation is currently unavailable due to the recent decision of the Calcutta High Court in Dr. Debdas Banerjee & Ors. v The State of West Bengal & Ors. [W.P. No. 3724(W) of 2013].

In this matter, the Hon’ble Calcutta High Court has stated that Rule 3 of the WB Apartment Ownership Rules, 1974 as ultra vires Section 2 of the WB Apartment Ownership Act, 1972. The main contention in this matter and the confusion still prevalent is whether to form an association under WB Apartment Ownership Act, 1972, the declaration has to be signed by all apartment owners or whether the majority can sign the declaration. The unworkable situation has been created because under Section 2 of the 1972 Act and Form A, all the apartment owners need to sign the declaration while under Rule 3 of the 1974 Rules, signature of only majority members will be required.

However, Rules cannot take precedence over the Act and as such Rule 3 of 1974 Rules was declared ultra vires Section 2 of the 1972 Act. The matter is pending further adjudication or necessary amendments to be incorporated into the Act by the legislature.

In any case, if all apartment owners are willing to abide by the 1972 Act and sign the declaration then I don’t think there should be any issues in registering such Association even under the current legal scenario. I have heard that several Form A declarations have been kept pending as of date but I think if all apartment owners are willing to sign then the question of majority does not arise and the Association should be allowed to be formed under current law.

66 replies on “Forming Apartment Association under Apartment Ownership Act West Bengal”

Hi Chenoy,

Good Job on above information.
I as an owner is residing in an apartment of a complex in kolkata having app. 500 apartments.

The Promoter has sold app 100 car parking space extra bu converting the open space into parking plots & is charging us with hefty maintainence charges.

Owners are discussing about forming a welfare society or a company under Rule 8 of companies act. Both options are for maintainence of complex with equal distribution of common property rights & having a ulegal entity to save our rights/property with amenities like club, swimming pool etc from promoter by blocking him for gaining advantage further.

Please guide advantage /disadvantage for us to have legal entity in either company or welfare society form to achieve our goals as informed above.

Thanks & Regards
A Bajoria


Shop owners in a Residential cum commercial Building should include as member to form/register an Apartment owners association under W.B. Apartment owners Act. Is there any latest High Court ruling about this? Our agent is saying 100% of the Flat owners including Shop owners should be agreed to register an Apart. owners Association. Please inform me at your earliest..
Thanks. M. Roy, Kolkata.


Hi Chenoy,

My query are:

Being only an apartment owner does he/she have the right to vote for Board Manager’s Election in the AGM?
Secondly does he/she can participate as a candidate as Associations’ Board Manger without registering his/her name at housing Board?

What should the procedure?



In our association also non registered flat owners are not being permitted to participate in the voting process for electing Board Managers. But my common sense tells something different. The existing registered Association,by default, should bring all the owners under the same umbrella in order to maintain homogeneity of status among flat owners.. But they are very much indifferent in this matter. They are very much interested to confine the voting process only within among the registered members, In our case , there is 252 registered member out of 595 owners.That is, the opinion of 343 non-registered members , though they are the owner paying all the necessary maintenance and others are being ignored and neglected.I do not know what laws are telling in this regard but I think the law can put some mandatory points on board of Managers so that they will be compelled to bring all the non-registered owners to registered members.


How much amount do we need to form & register a residential flat ownership association in the ambit of Hooghly district ? We have 69nos. of flats in our complex. Please let us also know a competent lawyer in this regard, with whom we can make contact to appoint to do the lawful acts on our behalf.


Our building in Kolkata has 2 flats on each floor. There are altogether 4 floors. All 8 flats have 7 owners i.e. one member has two flats on the same floor. We have unregistered Apartment Owners’ Association and has one Bank account which is operated jointly by 2 members.Affairs of the Association is managed by one member duly elected by all members about 3 years ago. Recently, there is a dispute amongst the members and the defect group claiming support of 4 members have ousted the existing elected member by sending a letter. The defect group is also not allowing the elected member to call the General Body Meeting of the Association. There is a stalemate situation now. Please advise legal course of action available to break the deadlock.


If formation of association of the apartments and its registration are the responsibility of the promoter , then please let me know where the same is mentioned in the West Bengal Apartment Owners Act


In kolkata many of the apartment committee does not permit the owner to give their flat in rent to the unmarried professionals. I have not seen such rule or act in 1972 act. Can a society creates such type of bye law? I think being a good citizen irrespective of married or unmarried must have right to stay anywhere. Then how a society enforce such type of bye laws.


I have bought a flat in Kolkata . I wish to know whether CHS of West Bengal are charging maintenance on per sq.ft. or per flat rate per month on the basis of right to equality as Bombay HighCourt passed a judgement on November 30 , 1980 .
I also eager to know is there any rule of CHS to pay extra charge for my work garage .
An early rely is solicited .


I have bought a flat in Kolkata . I wish to know whether CHS of West Bengal are charging maintenance on per sq.ft. or per flat rate per month on the basis of right to equality as Bombay HighCourt passed a judgement on November 30 , 1980 .
I also eager to know is there any rule of CHS to pay extra charge for my own garage .
An early rely is solicited .


Only 3 flat woners are in possesion in our building which having 10 flats total. But there are so many shops in ground floor. Developer asking us ( 3 flat woners ) to take over the maintenance charges of the building. what should we do.


We have an apartments owners association in our complex, even though facing many problems as below :

1. They are trying to create a recurring fund by squeezing a good amount of money from the Car Owners and give some relaxation to the non car owners in the monthly maintenance charges, becoz the number of car owners is lesser then non car owners and this number will help them in election mandate. Actually it has been made as Car Owners vs Non Car Owners now.

While buying the flats from the builder it was clearly told and mentioned in the brochure of having ample of Free Car Parking space, against purchase of a flat and without any additional charges to be paid for that free area but now the Association is forcing Only the Car Owners to pay a lump sump amount individually with which they will develop a car parking area ONLY FOR THE PRESENT CAR OWNERS & NON CAR OWNERS WILL NOT BE THE PART OF THIS PROJECT and then again a monthly charge will also be imposed. Whereas already they are charging an amount in the name of “CAR PASS” from Only the Car Owners.

2. Year after year the same set of people are contesting & winning the elections, as no body else stands against them, they have made such type of provisions in the bye laws. While counting votes also they recruit their own law houses and they place their own people on the counting table as well, to ensure their win, so the vote result also which comes out is very much doubtful.

3.Some of the board members are utilizing their position to carry out their personal businesses in the name of their other family members, within the housing.

4. Association is using bye laws as their tool, where they make provisions for those points which goes against their activities in the main Act. They make permanent constructions for leasing out or renting it out. Now it has become impossible for a flat owner to know which construction has been leased out and which has been actually sold out. They have already eliminated a shopping market out of the associations periphery, which was supposed to be very much within the associations jurisdiction as per main deed. Shopping Market has been gifted out for their additional constructions & earning to some external forces in lieu they enjoy their support in maintaining their authority inside and continuing as board members year after year uncontest.


Hi Sir chenoy,
edencity maheshtala has around 1600 flats a and still construction is under process. the realtors are not willing in formation of owners association instead charging high maintenance charges to make their running maintenance cost and profit.
What’s are possible means to solve the issues. only 30 % owners are residing , others can not be contacted . possession started 3 years back.


I don’t know about the agreement that you entered into with the realtors. However, if the construction is not yet complete, it would be difficult to form the association. What was the timeline to finish construction? You can also file a suit for management and administration of suit premises under Order 1 Rule 8 of CPC. If there is any dispute with trade practices of the realtors you can also file your grievances before State Consumer Forum. Good luck.


Our housing complex comprises around 200 flats.Since our complex is on main VIP Road Kolkata. Our complex is apprx 20 years old, but so far our promoter/developer does not form our owners association. However seven years ago in 2008 we formed an ownership association and our first president was one of the director of our developers.(Developer/promoter is private ltd. co.). But so far our ownership association is not registered. Can we get it registered easily if our developer/promoter does not agree or support us, and what are the benefit of a registered ownership association in light of recently passed Act in our state(W.B) regarding registration of an association. Please guide us.


According to the new “West Bengal apartment ownership amendment act 2015” , I understand that 51% owners must agree to form an association.

But in a big housing complex involving multiple Towers and multiples Phases, can the association be formed by Towers (sometimes 2 towers form one Building) ?
Or, what’s the minimum size for association formation?

Thanks & Regards!


Hello Amit,
Thank you for your query.
Under the new law, depending on the nature of the towers, you can have multiple housing apartment associations. It makes sense as multiple Towers have varied needs and there is no rule that enforces just one association. However, it all depends from case to case. For more info email
Good luck.


Thank you very much response!
I would like to ask one follow up question.

If we make one association now for one tower/building and then when other buildings are ready, can those join the existing association?

If not, is there other way to form one umbrella association / organization to manage the whole complex efficiently?

Best Regards!
Amit Sarkar


Hello Amit,
There can be a provision in the association agreement to bring in other towers when they are formed or separate towers can have separate agreements for apartment associations. In the future, it would depend on the people living in other towers whether they want a separate association based on their needs.


Dear Mr. Chenoy,
I need some consultation related with forming apartment owners association and issue I am having by not having a formal association under the law. Let me know your contact details so that I can reach out to you for further discussion.


Hello ,

As per as my understanding , the procedure of election of board of managers , identifying the election conducting team etc. has to be as per as the bye laws. Now my question is that without getting approved the bye laws through some general body meeting or without informing all the flat owners about the bye laws , if in some apartment the election as well as formation of BOM is done then is it valid one ?


We are from Aparajita Apartment, at Konnagarh. In a GB meeting all flat owners agreed to form an association and unanimously approved a Bye-Law and formed a MC and agreed to pay monthly maintenance charge as decided in the GB excepting one who owns a large size Garage ( not owned a flat in the apartment) on the please of not using common facilities like water, Lift etc. though his garage is constructed in the building itself and facilities like electric connections, service of security etc are being availed by him. Pl. advise us suitably.


We have 18 flats in our building and we want to form an association and register the same what would be the process and cost involved in forming the association.


What exactly the Building refers to?
When two Towers are joined side by side and named Tower 1 and Tower 2.
When 10 of those Towers forms one Phase according to the Builder.


Building can refer to HIG, LIG or MIG classification based on income of the owners. Building can also be classified based on towers numbers. According to recent judgment and amendment to Apartment Ownership Act, several associations can be formed into one Society if the services, amenities and structure/classification of the buildings are different. If you need further help email me to


Sir , i need a help to understand whether registering a society under company act is good or registering it under apartment owners association act is better ?Need to know advantage and disadvantage on both the side .


Section 8 Companies Act is to register an association or company with non-profit charitable purpose. The procedure is long and elaborate. You need to register directors and your association will be subject to all regulations and obligations of a private limited company. I don’t see the reason to register under Section 8 of Companies Act 2013. I have no clue why any one will ask you to register an association for housing members to be formed as a Company under the Companies Act 2013. I don’t even think it will be allowed.
Registering as a co-operative society under West Bengal Co-operative Society Act or as an apartment association under Apartment Ownership Act will be the best path for you to follow.
Let me know if you need any further help.


Our housing complex comprises of 400 flats out of which 180 had started residing, 90 flats are yet to be registered, 120 purchaser are not residing. Till now promoter was maintaining the complex as we paid them 1 yr maintenance charges during registry.Now promoter gave a notice that they had formed a company under section 8, under which they want us to form a association so they again gave notice for submitting nomination .After some residents submitted nomination they declared election date ,after which they want to transfer the responsibility of maintenance to the elected members,Our promoter is saying that they will not pay for the maintenance charges for unregistered flats till they are registered. I feel we are heading towards promoters trap so that he can getaway . Please help how to stop this


If all of you can come together and form an apartment association then you don’t the promoter. 90 flats are yet to be registered and the maintenance responsibility is of the builder till he is able to sell them. You are not responsible to maintain the unsold flats. Email me to with further details. Thanks.


What is the advange of having registered as a co-operative society under West Bengal Co-operative Society Act or as an apartment association under Apartment Ownership Act ? If one has to choose between this two then which one would be better and why ?


Hi Sanjay, it all depends on the current situation with the Apartment. WBCS provides a better resolution for disputes, while APO provides ease of registration process. There are wide number of reasons which are facts related to decide which one would be best in a particular case.


Is complete occupancy certificate from builder is mandatory for formation of Apartment Owners Association in west bengal. Our flats have been handed over by builder and flats are registered


But there is no mention about the submission of occupancy or completion certificate in the article on formation apartment owners association as givenue above. Are they to be submitted along with Site plan, building plan etc? Further if the promoter is not willing to provide the site plan, building plan and the complete list of registered flat owners ( where some flat owners are not residing at their flats) then how we can get access to such documents.


Respected Sir,
I live in a building with 18 flats and about 6 shops in Agarpara. The building has a committee but wants to form an registered Owners Association. The responsibility has been given to me, but I am a total novice in this matter. I request you help me out by e-mailing me the procedures step by step, so that I can place them before the unrecognized/unregistered committee to act on it. I will be highly obliged if you can give an idea about the expenses involved.

It will be more helpful if you can let me know about the expense involved in case the whole responsibility is handed over to a professional (Advocate).

Thank you,


Hello Ratna,
I can definitely help you with all the necessary requirements to get the apartment association registered. It would be best if we can set up a telephonic conversation or a consultation at Calcutta High Court. If you can email me further details to, then I can provide the neceesary breakdown and time frame required to register an association.


Our builder is reluctant to assist us in the formation of Apartment Owners Association in the pretext that the project is in compete. However 23 towers each having around 70 flats have been completed and possession handed over to the flat owners and flats have been registered. He is not handing over building plan and site plan for the owners to enable them to move for formation of registered Apartment Owners Association. What should the flat owners do to get these documents. Regards


Since most of the owners now a days live out of city or out of country, can the Association go for E Voting during election for Board of Managers?? This is because we ant maximum participation. We have a dedicated website and can arrange secret E polling.




Hello Rajesh, as far as the Act is concerned, the only way of voting is by show of hands. I am sure things will change soon but till such amendment comes into effect, I think if the Society members agree and it is passed in the General Meeting, then evoting can be incorporated. It can also be legalized by incorporating in the society bye-laws.


Under 2016 Amendment to the West Bengal Apartment Ownership Act, Boards/committee can have a tenure of 3 years. However, any board elected before 1st May 2016 will have a tenure of only 1 year.


I am an apartment owner at a housing complex in South 24 Parganas. We have a total of 110 flats of which 5 remain unsold. A few months back a large number of residents came up with a noble idea of forming a housing association so that flat owners could save some money from the hefty amount that is being paid to the developer. In doing so, 11 people formed a committee and after a couple of months they conducted an election. Most of the committee members barring a couple were reelected and came to power. Now they are in between the process of registering the society under Apartment Owners Association.
However, as a resident and owner I would like to know if an election can be conducted by the Interim committee, where they themselves appointed an electoral officer, who also owns an apartment in the complex. Second, the name of the electoral officer was announced an hour before the election, while the name of the candidates were disclose only 2 hours prior to the voting process. Moreover, now they are also collecting advance payment for maintenance and are issuing receipts even before a society has been formally registered.
I would be highly obliged if you could shed light on these points, as many residents too have raised similar doubts on the intention of the governing body.


I have the following queries:
1) In our building there are three flats and total of four owners. Is it mandatory to form association? If some flat owner does not agree to form association and one/two owners proceed to form association, will it be binding on all owners to enter the association as per law?
2) After forming association, if some owners do no obey the rules and regulations of the association, what are the remedies? Will we have to move court, or is there any other place to lodge complaints.


51% members are required to form association. Not mandatory to form association but if formed all rules are applicable on all. There are several forums to settle disputes as well as lodge complaints under the Act. If you need specific help, email me to or call me at 9748072548 after the Pujas.


Under West Bengal Apartment Ownership Act 1972, for registering an association we need to pay fee using TR Form No. 7.
Suppose our apartment has 20 flats, values as per sale deeds for 10 flats are Rs 51,00,000 each and for balance 10 the values as per sale deeds are 1,10,00,000 each. The total value of 20 flats as per sale deed is Rs 16,10,00,000. What will be the fee payable:
Option 1: Considering the total value of 20 flats as relevant (i.e. Rs 16.10 Cr), fee payable is Rs 10,000 for the association
Option 2. Considering the total value of 20 flats as relevant (i.e. Rs 16.10 Cr), fee payable is Rs 10,000 per flat, so total fee is Rs 2,00,000 (Rs 10,000 X 20)
Option 3: Considering the value of individual flats for first 10 flats (value Rs 51 Lakh per flat) fee will be Rs 4,000 per flat and for remaining 10 flats (value of Rs 1.10 Cr per flat) fee will be Rs 5,000 per flat, so total fee is Rs 90,000
Option 4: Considering the average value of each flat Rs 80,50,000 (Rs 16.10 Cr / 20) fee will be Rs 4,000 per flat, so total fee is Rs 80,000


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