Co-operative Society / Ownership Flat v/s Apartment Ownership Act -Compared

Sl	Co-operative Society / Ownership Flat		Apartment Ownership Act
1	Co-operative Society, which is regulated by the Maharashtra Co-operative Societies Act, 1960 & 1963		Maharashtra Apartment Ownership Act, 1970, which provides for the formation of a Condominium. The buyers of Apartment / Premises in a Condominium are called Apartment owners who form an association known as an "Association of Apartment Owners " in case of both i.e. residential as well as non-residential premises.
2	To form a Society, 10 persons would be required and each of them is to be from a different family who reside in the area of operation of the Society (within the same city) and who have purchased premises in the building.		In case of Condominium / Apartment Association, even one person who owns the entire building can form a Condominium provided there are at least five Apartments in the building.
3	In the case of Co-Operative Society / Ownership flat, the title to the building and the land vests with Co-operative Housing Society or a Limited Company and the flat owners are not an owners of the flats in real sense but he has only a right to occupy the flat. This is a species of property, which is heritable and transferable.		In case of Apartment ownership , the legal title of the flat as an object, along with a proportionate share in the common areas of the building and also proportionate share in the land on which the building stands, vests in the Apartment owner. That means, the building belongs jointly between Owner/s and Association/ Builder but each Apartment owner has an independent exclusive rights limited to his Apartment to the exclusion of others.
4	In reference to a Judgment of Supreme Court of India in the Case of Zoroastrian Co-Operative v/s District Registrar Co Operative - Appeal (civil) 1551 of 2000 on 15 April, 2005 wherein regarding the rights of an individual member, the Lordships have stated:  Once a person becomes a member of a Co-operative Society, he loses his individuality qua the Society and he has no independent rights except those given to him by the Statute and the Bye-Laws.		However, in case of the Apartment, the decision taking always rests with each Apartment-owner.
5	With regard to the parties of the Deeds of Apartments, In the case of the first Deed of Apartment,    The Party of the First Part shall be either the sole owner or all the owners of the property who has or have executed and registered the Declaration in form “A” and  The party of the Second Part shall be the Apartment owner. In the case of subsequent Deeds of Apartment, the party of the first part shall be the Apartment owner and the party of the second part shall be his Transferee.		In case of conveyance of the Apartments, all transfers of Apartments by the sole owner or all the owners of the property (being an owner or owners who have or have executed and registered a declaration in form “A”)  to an Apartment owner and subsequent transfers from an Apartment owner to his Transferee.
6	In the case of a Society, the title of the land and the building is transferred and conveyed to the Society, which becomes the owner thereof. Buyers, upon purchase of flats, become members of the Society. In the case of a Condominium, the title of each Apartment rests with the Apartment owner, who also has a proportionate undivided interest in the land on which the building stands the common areas and facilities of the building.		In the case of a Condominium / Apartment Association , the title of each Apartment rests with the Apartment owner, who also has a proportionate undivided interest in the land on which the building stands the common areas and facilities of the building. However they may not have exclusive right on the open / Common areas.
7	A Society issues certain shares to its members as per the Bylaws and the Share Certificate becomes an important title deed, since the allotment of the premises are related thereto.		In a Condominium of Apartments/Buildings there is no provision for purchase / issue of shares.
8	In a Society, a member can nominate a person in whose favour shares of the Society should be transferred upon the member’s death.		An Apartment can be transferred to a person to whom the Apartment owner bequeaths the same by his will , sale or to the legal representative of the Apartment owner’s estate.
9	In case of  the Co-operative Societies Act /Ownership Flat Act  , the assessment of the flats will be in the name of owner of the land or builder or the Society.		In case of Apartment Ownership Act there will be separate assessment in respect of each Apartment and its percentage of undivided interest in common areas and facilities.
10	In case of Co-Operative Society / Ownership Flat Act, there will be registration of Co-Op Society or Pvt. Ltd Company as contemplated under Section 10 of State /Maharashtra Ownership Flat .		In case of Apartment Ownership Act, a declaration is required to be made in prescribed form before the Magistrate as required under the Act. (See Rule 2)
11	A Society adopts the Model Bylaws periodically with changes if required but only with subsequent approval from Dy. Registrar of respective ward. It is governed by the subject State Co-Operative Housing Society rules.		In the Bylaws in a Condominium, suitable changes can be made so long as the provisions of the Act are not contravened.
12	Bye-laws and Rules of ‘Society’ are binding on all the residents and nobody can act as per his/her whims. Hence, if the Society decides to ban any objectionable commercial activities in the flats such as noise-making music classes or using the flat for catering or courier activities etc or not to rent out to bachelors etc, then all the residents have to abide by it.		In an Apartment association , then owners can violate the Apartment Rules and the Apartment Body can just file a case in the Civil Court .
13	Society disputes are resolved in a separate Court i.e. Co-operative Court dealing with Society matters and hence they are fast resolved.		Apartment matters have to be taken to the normal Civil Court and hence they typically take years and decades to resolve
14	Only Society has exclusive right for use of All Common areas for use by all Shareholders / Stake Holders and no one else.		The builder retains the advantage for exclusive or in conjunction with Association the right for use ,  addition & Alterations and/or rent/sale of the  Common / open/other than Apartment areas at its discretion.
15	Only Society has exclusive right for use of relaxed or extended FSI if any in future by Govt / Corporation for use by all Shareholders / Stake Holders and no one else.		Builder takes the advantage of increased FSI if awarded by the Govt. for that area at any time in future as it owns the Common / Non-Sale areas and can use it any purpose. Thus, this process does not advantage Apartment Owners directly.
16	When the building contemplates redevelopment after 25-30 years, the Society’s decision will be final and hence the Society members will have negotiation power with the builder at that time.		When the building contemplates redevelopment after 25-30 years, in case of an Apartment, the consent of every Apartment-owner is required and hence it goes into an endless delay due to lack of a common decision acceptable to everybody. There are many instances in Mumbai wherein finally the dilapidated buildings had to be forcefully vacated by an eviction order from Court since they became unliveable. The Apartment Association goes with rule of ‘Acceptable by Everybody’. So if the builder has retained even one flat in an Apartment, he will play a veto card in his favour at the time of redevelopment.
17	Society under the Model Bylaws can charge only Rs. 500/- as Transfer Fee with a maximum of Rs 25,000/- as a Premium charges. In case of a Condominium, the Bylaws can be more flexible and the amount of Transfer Fee can be provided therein		In case of a Condominium, the Bylaws can be more flexible and the amount of Transfer Fee can be provided therein.
18	The affairs of the Society are managed by the Managing Committee which is elected by the members of the Society. The Managing Committee elects a Chairman, Secretary and a Treasurer.		The affairs of a Condominium are managed by the Board of Managers who is elected by the members of the Apartment Owners Association. This Board also elects a President, Vice-President, Secretary and a Treasurer
19	In a Society, permission of Managing Committee is mandatory to give his Flat/ Apartment on lease or leave & license basis, and  ‘Police Verification’ is required too.		In a Condominium, the owner can give his Apartment on lease or leave and license basis without the approval of the Board of Managers however ‘Police Verification’ is required as per new Govt / Security rules.
20	In a Society, every member has one vote one share, irrespective of the area of his premises or number of Flat / Apartment owned.		In a Condominium, every Apartment owner has a shares and voting right in proportion to the value of his premises which is generally as per the area of the Apartment owned by him and/or number of Apartments owned, which is defined while forming the Condominium
21	In a Society, disputes are generally referred to the Registrar appointed under the Act or to a Co-operative Court, depending on the nature of the dispute.		In the case of a Condominium, the Court having jurisdiction over the area in which the Condominium is located, hears the disputes.
22	A Society can expel its member under certain extreme circumstances.		In case of a Condominium, there is no such provision. However, if an Apartment owner fails to comply with the Bylaws or the Rules and Regulations, either damages or injunctive relief or both can be claimed against him.