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Last updated on October 7th, 2024 at 02:20 am
It has been observed that a lot of confusion prevails among the general public between RERA Carpet Area, MOFA Area, Super Built Area & Built Up Area.
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There exist misunderstandings about the terms like: Carpet to Built Up, Carpet Area to Super Built Up Area, Super Built Up, Built Up Area to Carpet Area.
In this article, we delve deep into this subject to fully understand the differences between the Above Areas with proper examples & calculations.
It has been observed that a few of the confused Members of Co-operative Housing Societies who do not know about such matters add to confusion.
All this leads to unnecessary misunderstandings, delays in Redevelopment, Cancellation of Redevelopment, & financial losses.
To prevent unnecessary delays in Redevelopment, & financial losses, it is necessary to understand the difference between the above Areas.
Legalities About The RERA & MOFA Confusion
The Maharashtra Ownership Flats (Regulation of the Promotion of Construction, Sale, Management and Transfer) Act, 1963 (MOFA) is a Local Act / Law, whereas The Real Estate (Regulation and Development) Act, 2016, (RERA) is a Central Act / Law Legislation that supersedes the Local MOFA Act.
Therefore the Developers enter into Development Agreement (DA) quoting RERA Carpet Area in those Development Agreements (DAs).
This leads to more confusion among the Members of the Cooperative Housing Society about The RERA & MOFA Carpet Area.
[Also Read: Safety Guidelines In Society Redevelopment – Building Redevelopment Process]
The Aim & Purpose Of Real Estate (Regulation and Development) Act, 2016, (RERA)
The purpose / main goal of The RERA Act is to protect the home buyersโ rights while boosting the real estate sectorโs transparency, accountability, and efficiency. The legislation is to control the behavior of the developers, builders, and real estate brokers to accomplish this.
RERA Intends To-
To guarantee that real estate projects meet the promised specifications, timelines, and they remain free from any deviations, and it is very necessary to oversee them.
The RERA regulatory authorityโs guidelines, rules, and regulations have to be followed by all the developers.
Developers have to disclose all the connected/relevant information about the real estate project, including all the land details, approvals, and construction progress, to improve transparency in the real estate projects/industry.
It is very necessary to protect the interests of homebuyers by ensuring that developers do not engage in misleading practices or misuse the collected funds.
The Act establishes a grievance redressal mechanism for homebuyers to report any/all of their concerns against developers.
[Also Read: Real Estate Redevelopment: Avoid Delays & Hurdles In Society Redevelopment Process]
How To Calculate FSI For Redevelopment?
The method to calculate FSI for Redevelopment: FSI in Redevelopment is nothing but the Floor Space Area in Real Estate Redevelopment, also known as the Floor Space Index.
In this article, we analyze the FSI available in Redevelopment. The FSI has various calculations in Redevelopment like RERA Carpet Area, Built Up Area, Super Built Up Area and Usable Carpet Area inside the house / Flat which is also called Usable MOFA Carpet Area in the State of Maharashtra.
[Also Read: Carpet Area Vs Built Up Area In Booming Real Estate Development & Redevelopment Process Now]
What is RERA Carpet Area? (RCA)
RERA Carpet Area Meaning (RCA):
The RCA (Is Governed by The Real Estate (Regulation and Development) Act, 2016, (RERA) is a Central Act / Law Legislation,) and it includes all the usable areas of your House / Flat – Living Room / Hall, Bedroom, Bathroom / Washroom, Kitchen, Balcony, etc., the Area under the Internal Walls of the House / Flat, but it does not include the Area of your Flat’s Balcony.
What is MOFA Carpet Area?
Generally, all the Architects & Real Estate Surveyors in Maharashtra, measure the area of any existing houses / Flats from wall to wall for each unit of the Flat – Hall, Bedroom, Washroom, Kitchen, Balcony, etc., which added together is nothing but MOFA Carpet Area, and please note that this does not include the Area under the Internal Walls of the house / Flat.
The Purpose Of Maharashtra Ownership Of Flats Act (MOFA)
Maharashtra Ownership of Flats Act MOFA is an Act to regulate for a certain period in the State of Maharashtra. the promotion, of the construction of. the sale and management along with the transfer of Flats on an ownership basis.
[Also Read: Mumbai Redevelopment: Real Estate Price Boom, Mumbai Island City]
What is Super Built Up Area?
The Super Built-Up area of the property is the complete area of the property, including the built-up area and the share of the amenities areas & common areas. This Super Built Up Area includes areas like lobbies, lifts, staircases, swimming pools, gardens, gyms, and clubhouses.
Resolving The RERA & MOFA Confusion
People Also Ask How To Calculate RERA Carpet Area? (RCA)
Example – I (Inside The Flat)
In this present example, the Actual Usable MOFA Carpet Area Inside the Flat is 715 sq. ft. including the Balcony Areas as per prevalent calculations and excluding the area under the internal walls of the Flat.
Here it is important to note that previously the FSI for Balcony was neither charged nor counted in consumed FSI, and was free of cost, and therefore not charged. Hence the Above Usable MOFA Carpet Area Does not include the Balcony Area.
This happens mostly in the case of old buildings and old housing societies built / constructed during the periods ranging from 1940s to 2010 or so. In the buildings constructed thereafter the FSI used / consumed for Balcony has been taken into account in the consumed FSI and charged for, and therefore not free.
Therefore, the balcony areas in the buildings constructed after the year 2010 are taken into consideration for redevelopment process.
[Also Read: The Functions & Duties Of A Redevelopment Committee In Redevelopment Of Cooperative Housing Society]
The Method of RERA Calculation / RERA Carpet Area Calculation is as follows:
Again, Assuming that a Developer has committed an Average Increment of 83% of Additional on the Existing house / Flat Usable MOFA Carpet Area with the parameters of +/- 5%.
This means that the Increment could vary from 78% to 88% of the Existing house / Flat MOFA Carpet Area.
Actual Usable MOFA Carpet Area 715 sq. ft. x 1.78% (Increment By 78%) = 1272 sq. ft Approximately Actual Usable MOFA Carpet Area.
Or
Actual Usable MOFA Carpet Area 715 sq. ft. x 1.88% (Increment By 88%) = 1344 sq. ft Approximately Actual Usable MOFA Carpet Area.
Upon Increment of the above approximately 83% (meaning ranging from 78% to 88%) the Rehab Usable MOFA Carpet Area Inside the Flat Eligibility should range between 1272 sq. ft. to 1344 sq. ft. approximately.
Calculating RERA Carpet Area (Inside The Flat RCA)
Eligible Usable MOFA Carpet Area of 1272 – Balcony Area of 99 sq. ft. = 1173 sq. ft.
Eligible RERA Carpet Area = 1173 sq. ft. x 1.05 (Addition of 5%) = 1231 sq. ft. approximately.
Or
Eligible MOFA Carpet Area of 1344 – Balcony Area of 99 sq. ft. = 1245 sq. ft.
Eligible RERA Carpet Area = 1245 sq. ft. x 1.05 (Addition of 5%) = 1307 sq. ft. approximately.
Thereby indicating a RERA Carpet Area Eligibility of 1231 sq. ft. to 1307 sq. ft approximately for the above House / Flat presently measuring 715 sq. ft. Usable MOFA Carpet Area Inside the Flat.
How To Calculate Super Built-Up Area?
Example – II (Super Built Up Area – Including Common Usable Areas)
Assuming the measurement of one such house / Flat is 725.40 sq. ft. (Present Usable MOFA Carpet Area + the External Common Usable Areas) called the Super Built Up Area.
Please note that this Present Super-Built Up Area of 725.40 sq. ft. is arrived at by adding the Internal Usable MOFA Carpet Area of the Flat, along with the area of the Lobbies, Staircases, Lifts, Swimming Pools, Gymnasiums, Club Houses & Health Clubs.
Here in this present example, the Increment in Area could vary somewhere near/around the Permissible Fungible Area / FSI & Incentive being provided/sanctioned by the Government / Planning Authorities for the Redevelopment Project and the same may vary or range from 62% to 69% approximately depending upon the size of the Redevelopment Project.
In this present case the Super Built-Up Area [including internal as well as external areas) could vary from 1175 sq. ft approximately calculated at 62% to 1225 sq. ft approximately calculated at 69%.
[Also Read: How to Become a Real Estate Developer With No Experience? Start Now]
People Also Ask How To Calculate Built Up Area? (B/u Area)
Here we try to understand how to calculate Built Up Area / B/u Area:
Built Up Area (B/u Area) is that area of your house that is covered under the external walls of your house/ Flat.
Sanctions & Approvals by Planning Authorities / Municipal Corporations / Government:
Here it is important to note that all the sanctions & approvals by Planning Authorities including All the Municipal Corporations etc are issued in the terms of Built Up Area also written as B/u Area or BUA.
Example – III Built Up Area In Approved Plans Or Sanctioned Plans
Eligible RERA Carpet Area 1231 sq. ft. + 99 Sq. ft. (Combined Area Of 2 Balconies in Eligible Flat) = 1330 sq. ft.
1231 sq. ft. x 1.20 (Increment By 20%) = 1477 sq. ft. Approximately
Or
Eligible RERA Carpet Area 1307 sq. ft. + 99 Sq. ft. (Combined Area Of 2 Balconies in Eligible Flat) = 1406 sq. ft.
1406 sq. ft. x 1.20 (Increment By 20%) = 1687 sq. ft. Approximately
In the case of the above Flat (admeasuring Internal Usable MOFA Carpet Area of 715 sq. ft. approximately) / Example – I the Eligible Rehab Usable MOFA Carpet Area of 1272 sq. ft. Or 1344 sq. ft. in the Approved Plans / Sanctioned Plans of the Planning Authorities / Municipal Corporation will appear as 1477 sq. ft. Or 1687 sq. ft. approximately respectively, as the approved or sanctioned Built Up Area (BUA / B/u Area) respectively on Government Records, as the case/area may be.
The total of Sanctioned / Approved Built Up Area of 1477 sq. ft. Or 1687 sq. ft. Built Up Area (BUA / B/u Area) has been arrived at by increasing the RERA Carpet Area by 20% / by adding 20% of the RERA Carpet Area to the Inside the Flat RERA Carpet Area.
Misconceptions About Area Increment In Redevelopment
It is a myth that the Increment of the Flat’s Existing Internal Usable MOFA Carpet Area and in the External Common Areas / Super Built Up Area is the same.
This myth creates a lot of confusion in any Co-operative Housing Society among the Members of the Co-operative Housing Societies about the Comparative Increment.
Fact: In any Real Estate Redevelopment Project, the Increment of the Flat’s Existing Internal Usable MOFA Carpet Area and in the External Common Areas / Super Built Up Area may differ depending on the Fungible FSI available, also depending upon the size of the Redevelopment Project and various other parameters/factors.
There exists no thumb rule prevailing to ensure the same amount of increment in the internal & external areas of a Flat in Redevelopment.
Rehab FSI / Fungible FSI
Many people have a misunderstanding about the Rehab FSI / Fungible FSI.
Here it is very important to note the Rehab FSI & Fungible FSI can only be used/utilized for the purpose for which it is released by the Planning Authority, failing which the said FSI automatically lapses as the same is non-transferable, non-saleable, and therefore the same cannot be used for any other purpose/s.
Conclusion
For the purposes of Building / Society Redevelopment Projects, as generally in Co-operative Housing Societies having a variety of Existing House Configurations of Various Areas, +/- 5% in the Rehab Area is the prevailing general norm/trend in the process of Real Estate Redevelopment Projects.
The Abobe Three Examples very clearly explain the methods of calculating the various kinds of Areas / FSI, especially in case of Redevelopment, and how the said Areas & FSI appear on record of the Planning Authorities including Municipal Corporations / Government.
We hope this successfully Resolves The RERA Carpet Area, MOFA Carpet Area, Super Built Up Area & Built Up Area Confusion and prevents your financial losses.
Glossary:
RERA Full Form In English
Real Estate (Regulation and Development) Act, 2016, Also Known As Real Estate Regulatory Authority – RERA.
RERA Full Form In Hindi
เคฐเคฟเคฏเคฒ เคเคธเฅเคเฅเค เคจเคฟเคฏเคพเคฎเค เคชเฅเคฐเคพเคงเคฟเคเคฐเคฃ
RERA Full Form In Marathi
เคฐเคฟเค เคฒ เคเคธเฅเคเฅเค เคจเคฟเคฏเคพเคฎเค เคชเฅเคฐเคพเคงเคฟเคเคฐเคฃ
Your FAQs Answered Here
What is FSI in Real Estate?
FSI (Floor Space Index) is a vital metric in urban planning and real estate. FSI quantifies the exact permissible area for a building on a plot compared to its land size. A higher FSI permits more construction, influencing property values and urban density.
Factors affecting FSI include zoning regulations, infrastructure availability, height restrictions, and traffic management. FSI impacts urban development by shaping infrastructure planning, property values, and population density.
Understanding FSI is crucial for real estate investors, developers, and policymakers, as it directly affects the potential of a property and its contribution to the overall urban landscape.
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