BDA to Introduce New Apartment Maintenance Policy in Bengaluru
The Bangalore Development Authority (BDA) is set to roll out a new maintenance policy for its apartment projects from next month. This initiative primarily targets upcoming developments, while also exploring methods to incorporate existing apartments under a similar regulatory framework.
Addressing a Long-Standing Gap
Currently, BDA manages essential services including lifts, security, garbage disposal, and common areas. However, officials acknowledge the absence of a formal, structured policy governing how maintenance is administered and financed. The proposed policy aims to fill this void by clearly defining the developer's responsibility period, which is anticipated to span one to two years. During this phase, BDA will oversee maintenance before transitioning responsibilities to resident welfare associations (RWAs).
Standardizing Maintenance Charges
A key focus of the policy is standardizing the calculation and collection of maintenance charges. Presently, BDA collects approximately 1% of the flat cost for newer projects. The authority is evaluating alternative models, such as per-square-foot charges, uniform per-unit costs, and a hybrid approach combining fixed and variable components.
Navigating Legal Uncertainties
The move comes amid legal ambiguities surrounding apartment registration. While the Karnataka High Court has suggested that associations be formed under the Cooperative Societies Act, the lack of a formal government order has stalled registrations. Consequently, BDA cannot legally mandate RWAs or transfer common areas until clarity is achieved, leaving many apartment complexes in a transitional state.
"The policy is being developed in consultation with resident groups and is intended to act as an interim framework until the proposed Apartment Act is notified. Alongside, BDA is working on a transition mechanism to hand over maintenance to RWAs," a BDA official stated.
Resident Perspectives and Concerns
Residents have generally welcomed the initiative but are seeking greater clarity and accountability. Kiran Ramana, a resident of BDA apartments in Whitefield, shared: "We recently had a meeting where, since there is no association, we may hire a private vendor for maintenance. We are open to the new policy because without an association, it is difficult to collect maintenance charges and address defaulters legally. If BDA manages it, they can adjust dues from the amounts already paid by residents. However, we still believe that forming an association will help streamline maintenance and push BDA to complete all pending work faster."
Shashank S, a founding member of the BDA Apartment Owners Forum, commented: "We welcome the step. However, it requires clear and thoughtful implementation. At present, BDA collects 1% of the flat value as maintenance fee at the time of sale deed registration, but there is no defined SOP outlining the scope, duration, or management of these funds." He added: "We urge BDA to issue comprehensive guidelines covering a clear service charge framework, collection and compliance mechanisms, defined scope of day-to-day civil maintenance, and well-defined contractual provisions for future transfer of responsibilities to RWAs. Similar structured approaches adopted by authorities such as Delhi Development Authority (DDA) can serve as useful reference points."
