Homebuyers are increasingly showing interest in a digital upgrade. In fact, 2018 was a record year for the home automation industry, which showed a growth of 30% year on year. Developers, therefore, now commonly integrate their projects with smart solutions, such as home automation, smart security, and the like.

Mygate is a comprehensive platform that enables over 200 leading developers to deliver a safer and more convenient community living experience. Beyond security, it provides developers and resident welfare associations with powerful digital tools to manage accounting, finances, visitor logs, staff attendance, payments, and society operations seamlessly. Its e-intercom feature replaces traditional systems at a minimal monthly cost, allowing developers to reduce expenses by up to 95 percent while streamlining daily community management.

What are customer expectations from technology in the real estate space?

Customers are, of course, very comfortable with technology today. Every day, they come across innovations that claim to make their lives easier in one way or the other and there is no shortage of options to choose from. However, they are not just looking to automate processes, but are keen to adopt user-friendly products that can give solutions at a single stop.

Did you believe that the gate was one such solution?

Yes, so we were always managing security operations manually. However, due to high attrition among guards, we weren’t able to get the desired results. Also, the probability of human error in manual entries and physical registers, was always high.

With Mygate, as residents directly approve or disapprove visitors, they are always aware of the visitors they are expecting. To a large extent, this prevents any strangers from visiting the house and it’s quite safe as well.

Our residents are adopting the app well and there is positive feedback around them feeling secure and in control of who knocks at their door.

How would you define your experience with the Mygate team so far?

One of our first projects, Radiance Mandarin, adopted Mygate a year ago, marking the beginning of our journey with the platform. Today, the app is installed across seven sites. Residents appreciate Mygate because it eliminates the need for manual registers and provides real-time access to data.

Currently, we use the Visitor and Helpdesk management features. However, we are receiving requests to implement the Community Management module to streamline accounting, bill payments and other community-related tasks through a single, integrated platform.

How has Mygate improved the way your communities operate?

The operational efficiency of our communities has definitely improved. What started as a solution for visitor management and security has become much more than that.

Residents appreciate the convenience, security teams can manage visitor verification more efficiently, and community operations run more smoothly. We are also seeing increasing interest from RWAs in using Mygate for ERP, accounting, and financial management, so that multiple community functions can be managed through a single comprehensive platform instead of separate systems.

Overall, it helps create a more connected and well-managed community experience for residents, RWAs, and management teams.

In a rare but completely plausible scenario, your society and its members may feel that its current name does not really represent the essence of the residents’ collective spirit and may want to change it to something more in tandem with its motto and beliefs. Some societies also intend to change the name due to astrological or numerology beliefs, while some just intend to adopt a new name for a new beginning. Whatever your reason is, the government has provided you with an option to change the name of your society. But use it wisely, follow the guidelines and pick a name that resonates at all levels.

How do I change the name of my housing society?

There are no explicit guidelines in co-operative societies acts of states or bye-laws as such. But as a matter of fact, the Societies Registration Act 1860 lists a section titled – Societies enabled to alter, extend or abridge their purposes – which does list a series of small steps that co-operative societies can adhere to if they intend to change their name. Follow the steps listed below and you’re good to go.

• If the Managing Committee decides that a name change for the society is required, it may propose the idea to its members with appropriate reasons. A special body meeting should be held in which name change proposal of the society should the talking point.
• The members who are not likely to be present at the meeting should also be notified of such a resolution ten days prior to convening the special body meeting.
• One month after the initial meeting, a subsequent special body meeting should be held where (after reviewing opinions/objections (if any) from members, a final resolution is passed involving name change.
• The new name should be approved by 3/5th of the majority. Note that some states require 2/3rd or 3/4th of the majority. Delhi, Maharashtra, Gujarat, etc. need 3/5th majority. Unless the requirement of majority vote is met, no resolution is allowed to pass.
• A written notice is signed by the Secretary along with seven other members is to be executed and sent to the Registrar for sanction.
• If the Registrar approves the new name, the Society is required to send the original registration certificate to his office for incorporating the new name in the place of the old one in its records and the change of name is affected in the registration certificate as well. The new name is considered to be in effect from the date of registration.

The above mentioned procedure is a general one cited from the Societies Registration Act 1860. Different states may apply some minor differences, so be sure to check with the Registrar for any specific requirements.

Things to remember

• The new name of the society should be incorporated in the bye-laws and all other official documents, letterheads, etc. of the society.
• The new name should also be declared in the official government gazette so that it is publicly notified as well.
  The name change of the society is just that. It doesn’t change any obligations or liabilities the society has towards other entities, local authorities, service staff, members (living or deceased) or vendors. If the society is involved in any legal proceedings or cases, they have to be continued as before.
• There is zero to minimal cost in changing the name of your society.
• The new name cannot be identical to that of an already existing society in the area under the purview of your Registrar. If it is, the Registrar will not approve it.
• The new name of the society should not be misleading, negatively charged, and be in conflict with the motto or object of the society. It should not allude to or suggest racial, gender, caste or political discrimination in any manner so as to not offend or victimise any citizen.
• The new name should also not suggest or state explicitly that it is part of the government of India or any arm, department, wing or institute which is constituted by the government of India, thus not misleading the general public into thinking that it is under the patronage of the government. In other words, the name should not evoke conflict, negativity, prejudice or misrepresentation.

Before you go through the rigamarole of the legal procedure and brainstorm new names for your society, check with the register of societies to see if another society in your area already exists with the same name. This is to avoid the pitfall of disapproval from the Registrar. Generally, this is one of the simplest procedures to abide by in the legal maze of the constitution and should cause no heartburn if you follow the guidelines listed above, conjure an acceptable and maybe even an inspiring new name for your society.

Managing a large residential community comes with a different kind of responsibility.

When Mukesh Kumar joined the management committee at Bren Unity in Bangalore, he quickly realised that every decision had an impact far beyond his own home.

“People often forget that when you’re on a committee, you’re not thinking about one family. You’re thinking about hundreds of families. In our case, that’s 432 families.”

As part of the committee, Mukesh looks after the community’s IT infrastructure. Naturally, many of the issues that reach him are connected to security and technology.

“Since I handle IT infra, the complaints that reach me are largely related to security concerns.”

Over the years, he has worked on several initiatives within the community, from improving network infrastructure to strengthening surveillance systems and supporting day-to-day operations.

Security Questions Are Usually the First to Reach Us

In any large community, security is one of the most visible concerns.

Residents want to know who entered the premises, whether entries have been recorded correctly, and if there is a way to verify information when questions arise.

“Whenever there is a concern about a visitor entry or a security-related issue, residents expect quick answers. As committee members, we need to be able to verify information without spending hours looking for it.”

According to Mukesh, this is where Mygate has been particularly useful.

Having visitor records readily available has made it easier to address resident concerns and verify information whenever required.

“It gives us visibility. If a resident raises a question, we can quickly check the records instead of depending on manual processes.”

Technology Should Make Life Easier

Mukesh believes that technology should simplify community management rather than create more work.

That was one of the reasons the committee appreciated Mygate.

Initially, the focus was on visitor management and security. Over time, however, the committee began using the platform for much more.

“Once people start using it regularly, they realise it helps in other areas as well. Communication becomes easier. Residents stay informed. Information is available when you need it.”

Instead of managing different activities through separate channels, many day-to-day interactions could now happen through a common platform.

Managing a Community Involves More Than Security

For Mukesh, one of the biggest misconceptions about society management is that it revolves only around security and maintenance.

“There is a lot happening behind the scenes that residents don’t always see.”

Committee members regularly deal with vendors, service providers, resident requests, facility-related discussions, and financial decisions.

Every decision requires information.

“You need records. You need reports. You need visibility into what’s happening in the community. Without that, it becomes difficult to make informed decisions.”

As Bren Unity grew, having access to organised information became increasingly important.

Whether it was reviewing operational updates, checking records, following up on resident concerns, or discussing community expenses, the committee needed a reliable source of information.

Having Everything in One Place Helps

Mukesh points out that one of the advantages of Mygate is that different aspects of community management are connected.

Accounting, ERP, visitor management, resident communication, complaints, notices, operational records, and reporting are available through the same platform.

“As committee members, we don’t want to jump between multiple systems just to find basic information. Having everything in one place saves time.”

The platform also supports activities that are important for day-to-day administration, including maintenance management, reporting, and financial oversight.

For a community the size of Bren Unity, having a central system helps the committee stay organised and respond faster when residents need support.

Looking Ahead

Even after years of serving on the committee, Mukesh believes there is always room for improvement.

Every residential community evolves. New challenges emerge, resident expectations change, and committees must continuously adapt.

What remains constant, however, is the need for better visibility, better communication, and better systems.

“For us, the goal has always been simple. We want the community to run smoothly and residents to have a good experience.”

And when you are thinking about 432 families instead of one, having the right tools certainly helps.

If you’re wondering what your options are to transfer your property to a family member or anyone else you see fit to inherit your residence? Fret not, there is a simple and clear procedure provided by your society’s model bye-laws that cover every probability and circumstance that may occur in your life.

What are the rules?

You should be able to transfer the membership to any person of your choosing, be it a family member or any other. However, if the society rules that you have not been compliant according to the bye-laws, it may raise an objection. You have to be regular in paying your dues and maintenance, and should not have been held in gross violation of its rules and are not facing expulsion due to disrepute or persistent nuisance to other members.

What is the procedure?

Any member desirous of transferring ownership of his residence should give a 15-day prior written notice to the society’s Secretary, stating his intention.

The Secretary puts forth this notice in the next committee meeting. Member’s eligibility to transfer shares is verified according to bye-laws.

Any decision (of approval or disapproval) has to be taken by the managing committee within 30 days and has to be communicated to the member within 8 days of taking the decision. However, under exceptional circumstances, the time period can be extended to no longer than three months. If within that time period, no communication is sent to the member by the society, the person to whom the ownership is being transferred is deemed as the member of the society in place of the original member.

A ‘No Objection’ Certificate is usually not needed from the society in this matter, but if the member has requested for an NOC, the society must provide it to him. A society should not have any objections if the member intends to transfer ownership to another, unless there has been a serious non-compliance of bye-laws by the owner. If it cannot provide the NOC, it has to inform the member of the reason in 15 days. The member can then appeal to the three other committee members or apply to the Registrar.

Documents required

• Prescribed form in the bye-laws that states the intention of transfer along with Share Certificate
• Application in the prescribed form for Membership of the proposed Transferee
• Member/Owner’s resignation in prescribed form
• Valid reason for transfer of membership
• Letter of consent from the person to whom membership is being transferred
• Registered agreed copy with paid stamp duty
• Payment of the transfer fee of Rs 500 by the member and Rs 100 admittance fee paid by the transferee
• Submission of NOC from a financing agency (if any)
• Premium amount of Rs 25,000 (being the maximum amount to be paid, however could be less depending on what is decided in the General Body Meeting. However, the premium does not apply if the ownership of residence is being transferred to an heir/family member or if the members have decided to exchange flats between each other.

Procedure to transfer membership upon the death of the member

Most members appoint nominees to whom the society transfers the shares/interest in case of death. The nominees are required to submit an application for membership within six months from the death of a Member.

If there are multiple nominees, they should decide whose name will be primary and the others become joint or associate members.
If there are multiple nominees and they wish to nominate only one among themselves as the owner, they should give the society an Indemnity Bond, securing it against legal liability for its actions. Such cases occur when one is a trustee and holds the property till all the heirs are brought on record.

As such, the society verifies the nomination form and executes the transfer according to the court probated will or civil court succession certificate. It is not the society’s responsibility to verify who the actual heir should be as long as the nomination is according to its bye-laws and legally accurate.

If the member has not provided a nomination for transfer of ownership, the society (at the expense to the member) within six months of the member’s death, issues a public notice inviting claims or objections to the proposed transfer of shares and interest of the deceased member. This notice is published in two local newspapers with a good circulation.

After receiving a response, the society decides who is the legal heir to be granted ownership after receiving an Indemnity Bond from them securing itself against claims made by any other. If the society cannot decide, it transfers the ownership after asking the claimants to produce a succession certificate from a competent court.

We’ve all come across that obnoxious neighbor who bangs his door shut loudly to jumpscare people three floors down, dumps banana peels straight from his balcony on to the ground, plays loud music when the world is slumbering peacefully, lets his unleashed pet out in the open to bark and claw at unsuspecting passers-by, and, worst of all, the repeat offender who blatantly flouts every rule just to be a rebel without a cause. In all fairness, we all have committed some form of misdemeanor much to the inconvenience of our neighbors, albeit not always intentionally. This article covers the fundamental duties of a housing society resident in order to keep our occasional gaffes under check and help us understand the basics of acceptable behavior. Let’s take a look.

Maintenance of residence

Members and residents are required to keep their flats/homes and nearby premises clean and habitable.The residents should also maintain proper cleanliness etiquette while using common areas, parking lot, etc. and not throw litter from their balconies and windows.

Permissible structural changes

If any alterations or additions are in order, the residents should first submit an application to the Secretary of the society, providing him with the specific details of the process and plan.

Payment of dues

Members must regularly pay the maintenance charges and all other dues necessitated by the society.

Attend meetings

Bye-laws mandate members to attend at least one general meeting in five consequent years. But ideally, the residents should regularly check the notice boards for meetings and attend them for their own benefit. Members should also participate in the annual and special general body meetings to stay updated with the affairs of the society.

Follow bye-laws

Residents should be well-aware of society’s rules and obey the provisions of the bye-laws.It is highly recommended that members obtain a copy of the model bye-laws from the Secretary of the society.

Allow inspections

The Secretary, after prior intimation to the member, inspects the flat/home to inspect its conditions and to ascertain if any repairs are needed. Members have to allow for such inspections at a mutually convenient time.

Carry out repairs

If the Secretary recommends any repairs, renovations based on his inspection, the residents should carry them out at their own expense with the help of society-appointed architect. If they fail to do so, the society carries them out after giving a notice to the member and recovers the dues from him.

Storage of dangerous/unauthorized products

Residents should not, without prior permission of the society, stock any toxic or combustible goods which requires a permit from a competent authority.

Not conduct unlawful/criminal activities

Residents must not use their homes or society premises/property to engage in criminal and illegal activities of any kind. Serious legal action/penalty could be imposed if the members are found guilty.

Respect neighbor’s privacy

Residents should not be found intervening in the private matters of their neighbors unless solicited for their counsel. Behavior such as snooping through their mail, spreading rumors and creating disharmonious scenarios is unacceptable.

Build good rapport

Residents should maintain good relationships among one another to prosper as a society collectively.This includes being neighborly, cooperative and helpful when situations demand.

Report wrongdoings

If however, as a resident of a society, you suspect any suspicious behavior, criminal leanings, misuse of residence, financial malfeasance or any other incident of misconduct that is in breach of society bye-laws, you should immediately bring it to the notice of the managing committee.

Not create nuisance

Residents should not hold loud parties at odd hours so that others are not inconvenienced. While using the playground, residents should follow the time schedule for usage so that loud noises do not disturb other members.

Pet etiquette

Members should not keep pets, including but not limited to birds, dogs, cats, reptiles, etc. without obtaining prior permission from the managing committee. The society, on the other hand, should make clear guidelines regarding keeping and maintaining pets as per provisions adopted in the model bye-laws or making a resolution in any general body meeting. Members are required to train their pets so that they do not cause harm or nuisance to other residents and also wash their pets regularly so that no foul smell emanates around common areas during play time or daily strolls.

Maintain records and documents

Residents are required to maintain and safeguard all documents, agreements, share certificate, and other paperwork that is executed between him and the society.

Using residence for personal business

If a resident intends to use his flat or home for the purpose of business such as a yoga/meditation class, dispensary, coaching class, baby nursery, beauty parlour, or any other venture, they could do so as per society bye-laws. However, any code of conduct made during general body meeting should be followed and members should ensure no other resident is subjected to nuisance or trouble by their profession.

Parking responsibilities

Parking areas allotted by the society are the member’s rightful slots outside of which they should not park their vehicles. Other vehicles such as bicycles, children’s scooters should also not be haphazardly parked within society premises or placed in common areas without prior permission.

Provide accurate information

At the time of application to co-operative housing society and at the time of registration, members are mandated to submit correct and verifiable information regarding themselves with legitimate documents. Fraud in identity, omission of vital information and misrepresentation of facts are not allowed.

There is always that small percentage of people who need to be explicitly told these commonplace rules that arise from common sense. Most of our good behavior instinctively stems from an empathic, understanding human nature, which is why we would not intend to do that unto others which we would not have done unto us. At the end, we must not only be familiar with our duties as a member of a society, but also abide by them for an ideal co-habitation in a gated community.

A cooperative housing society is a beacon of good governance and peaceful co-existence. An unfortunate but true reality is that some societies meet with an untimely demise and move to dissolution by choice and sometimes by coercion. This article explores the various factors for the dissolution of the society and step-by-step procedure to be followed and sheds light on unavoidable consequences as a result of dissolution.

Why does housing society dissolve?

The most common reasons for a housing society to be dissolved are bankruptcy, inability to meet its objectives, involvement in illegal acts, inadequate number of members, ceasing of functioning over a period of time, contravention of law, or irreconcilable dysfunction.

How a society dissolved?

A society can be dissolved by a) its members b) the Registrar c) the Court or d) the Government. Below is the procedure for dissolution.

• A special body meeting has to be called upon where it has to be decided if the society intends to dissolve forthwith or at a later time agreed upon by the members.
• A notice should be sent to the members, creditors, vendors, and to any associated societies and entities with which it may have entered into a contract.
• Such a resolution should be passed by 3/5th majority votes.
• As per the rules of the society, disposal and settlement of the society has to be undertaken. This includes settling claims and liabilities.
• Within 15 days of the authorized resolution at the meeting, the society should send a copy of it to the Registrar, as without their approval, the resolution cannot be considered valid. A report of the settlement has to be sent along with details of any surplus left over. If the State Government is a member/contributor/affiliate of the society in any form, its approval is needed for dissolution too.
• The Registrar inspects the case and if he is satisfied with the due process undertaken by the society and ensures that no liabilities or assets, he passes the order to dissolve the society and deletes the name of the society from the register of societies and issue a certificate of dissolution to the society.
• If the Registrar is not satisfied after review, he issues a notice in the official gazette (the cost of which is to be borne by the society) of the proposed dissolution, thereby inviting objections, appeals from members and for the disposal of unpaid dues towards claimants and creditors within 2 to 3 months.
• If no objection is raised and no member comes forth to appeal against the resolution, the order is considered passed after the expiry of the time period of 2-3 months. If an objection is raised during that period, the order is not considered in effect until the Appellate steps in and takes the process ahead.

Section 13 of the Societies Registration Act 1860 includes the following provision – “In case of any dispute relating to adjustment of affairs of a society in case of dissolution, the matter has to be referred to the Principal Court of Civil Jurisdiction of the District where the Registered Office of the society is situated.”

There have been instances where the society does not intend to dissolve itself but the Registrar or the government intervenes and dissolves it for the following reasons:

• unlawful activities
• object clause has not been fulfilled
• members are below the required number of seven
• contravention of the provisions of the Societies Act
• society has ceased to function for more than three years
• society is insolvent and cannot pay its debts and liabilities

Before passing such resolutions, the Registrar asks the society to produce a show-cause in order to stop the dissolution. If the Registrar is not satisfied with the show cause, he may move the court for resolution.

No profits for members

Once the society is dissolved, its activities come to a standstill, and even after the settlement of claims and pending dues, the profits (if any) are not distributed among the members. Instead, the law states explicitly that profits are handed over to ‘some other society, to be determined by the votes of not less than three-fifths of the members present personally or by proxy at the time of the dissolution’. Some states have a subsection clause which states that if the members decide by a majority, the property after settlement may be conferred to the State Government for utilisation in any other project.

As such, a society founded on strong rules, efficient financial management and watchful managing committee members thrive for a really long time, handing over its reins to its inheritors in a sound and wholesome manner. If a society is truly dysfunctional and can no longer bear its own burden, or if deemed by the Registrar to be involved in criminal acts, its Managing Committee should turn to the rightful legal procedure for dissolution to avoid further repercussions.