TATA PRIMANTI RESIDENT WELFARE ASSOCIATION

MONTHLY TOWNHALLOCTOBER 2020

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KICK OFF & AGENDA

Property Tax Update

Electricity Billing

ROS Updates

Festivities

Finance

Technology

Society Matters

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PROPERTY TAX UPDATEISSUES, DEVELOPMENT SO FAR AND WAY FORWARD

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ISSUESv Property tax has been raised by MCG from the date of occupation certificate till current financial

year. Tata has to make payment of some part i.e. period between date of OC and date of possession by unit owners

v In all cases MCG has calculated carpet area as 75% of super area. In fact carpet area is much lesser. Hence a correction in carpet area was required. Total tax impact for entire Primanti complex was Rs. 7 lac plus for one year. In case of individual property owners impact ranges from Rs. 200 per year to 2000 per year depending on super area and loading in particular unit

v Club Property ID to be created and applicable property tax to be paid

v In some cases ownership data in MCG record was not correct which required to be corrected

A SET OF OWNERS IN THEIR INDIVIDUAL CAPACITY SHOWED GREAT RUSH IN HAVING THE PROPERTY ID CREATED. SUFFICIENT HOMEWORK WAS NOT DONE IN ADVANCE. THE RESULTING MESS OF INACCURATE AREA CALCULATIONS, WORKING TO SOLVE BUILDER COMPONENTS TOOK ENORMOUS EFFORT AND TIME TO SET RIGHT.

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DEVELOPMENT SO FARv Tata has deposited its part of property tax amounting to 39 lakhs. Tata has done the

calculation of its part on the basis that if possession is offered by Tata during any year then property tax for the entire period need to be paid by unit owner even if possession is offered in the month of March. They seem to have simply divided by entire property tax by total number of years for which property tax is computed by MCG and multiplied the same with the number of years during which property possession was not offered

v No correction in carpet area has been made. As confirmed by JLL correct carpet area data has been given to survey team of MCG and correct carpet area will reflect in next year’s property tax calculations.

v It has been confirmed by JLL that in case of property ownership data, they have engaged a consultant who will get this correction done in this record, but this will be done once property tax has been paid by unit owner.

v Property ID of club not generated although issue has already been raised with TATA

BOTH TATA & JLL WERE IGNORANT ON CRITICAL ITEMS RELATED TO PT. IT WAS TPRWA’S DILIGENT BACKGROUND WORK (THAT IS, BY SH RAJKUMAR GARG)

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FINANCIAL IMPACT

See the table on slide #24

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WAY FORWARD

v Since the last date of payment was 31st October, we expect that all owners have made payment of property tax. After this date, amount payable will likely enhance as there may not be an extension in rebates.

v Those owners whose ownership data is incorrect in MCG record need to check on MCG portal whether correction is done. If not then same has to be followed with JLL. TPRWA will also continue to pursue the same

v We need to check if the carpet area gets corrected in the MCG system. If not, we have to check options. JLL is depending on MCG survey team. We are not sure as to whether carpet area data given now is correct or not. However, TPRWA will continue to track the issue and find ways to resolve.

v Establish the club property tax liability. Have Tata pay their component and make the billing current.

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CONTINUOUS COLLABORATION WITH TATA & JLL

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ELECTRICITY BILLING

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ELECTRICITY BILLING

1. ISSUES WITH RESPECT TO INVOICE RAISED BY DHBVNL

2. ISSUES WITH RESPECT TO NON CHARGING OF MINIMUM CHARGES FROM UNITS WHICH ARE VACANT OR UNSOLD UNITS

3. ISSUES WITH RESPECT TO NOT GIVING BENEFIT OF SLAB IN CHARGING ELECTRICITY TO UNIT OWNERS

4. SHOPS NOT CHARGED AT COMMERCIAL RATES

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ISSUES WITH RESPECT TO INVOICE RAISED BY DHBVNLThere were two issues in this regard:-

1. As per Haryana Electricity Regulatory Commission Regulations DHBVNL is supposed to charge for 95% of total units consumed.5% rebate is required to be given for transmission losses etc. DHBVNL has been giving only 4% and has been charging for 96% of units consumed till 31st March 2020. April onwards DHBVNL stopped giving benefit of eve 4%. (cumulative financial impact for the period from April 2019 till August 2020 is Rs. 28 lac approx.)

2. As per HERC Regulations if electricity consumption is less than 800 units per dwelling units then DHBVNL should charge Rs. 5.25 per unit. DHBVNL has been continuously charging electricity @ Rs. 6.20 per unit. (cumulative financial impact for the period from April 2019 to August 2020 is Rs. 92 lac approx.)

JLL/Tata has been ignorant about this fact. Issue was raised in last week of August by Team TPRWA and after a rigorous follow up of approx. 45 days a letter for recovery of approx. 1.2 crore has been issued to DHBVNL.

TPRWA has asked copies of all bills along with detail of dwelling units pertaining to those months to compute financial impact for the period prior to April 2019.

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ISSUES WITH RESPECT TO NON CHARGING OF MINIMUM CHARGES FROM UNITS WHICH ARE VACANT OR UNSOLD UNITSTata Primanti has got electricity connection as single point meter. In this category DHBVNL raise bill to Tata, maintenance agency makes payment to DHBVNL and maintenance agency raise invoice to individual unit owner.

At present JLL/Tata has been simply getting cost of per unit of electricity by dividing total number of units with the total amount of invoice. This way cost of 1 unit is computed and same is multiplied by number of electricity units consumed by particular apartment. This way, if there is no consumption of electricity then no charges are recovered from such apartments

As per HERC Regulations individual apartment owners have same rights and obligation as that of owner of an individual house. This way vacant units need to make payment of minimum charges which ranges from approx. Rs. 700 to Rs. 1,000/-. With a rigorous follow up of 45 days or more JLL now have agreed to raise invoice for minimum charges. We do not have data regarding which particular unit is occupied and which one is unoccupied, but we expect financial impact minimum 25 lac for current financial year and cumulative over 1.5 crore from the date of occupation certificate. We will follow for past recovery from unoccupied/unsold units once this invoicing system is in place

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ISSUES WITH RESPECT TO NOT GIVING BENEFIT OF SLAB IN CHARGING ELECTRICITY TO UNIT OWNERSAs elaborated in preceding slide that individual apartment owner has same rights and obligation as if bill is raised directly by DHBVNL. Hence with the implementation of this HERC guidelines following impact are going to happen:-

1. Those apartment owners who consume electricity less than 800 units per month will be given benefit of slabs as are available to persons who have their independent electricity connection from DHBVNL. Electricity bill of such units is going to be decreased

2. Those apartment owners whose consumption is more than 800 units per month will not be entitled to benefit of slab. Electricity bill of such unit owners will increase. They will be charged @ Rs. 7.10 plus fuel surcharge, electricity duty and municipal tax which will make their per unit cost approx. Rs. 7.72 per unit of electricity consumed

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SHOPS NOT CHARGED AT COMMERCIAL RATES

Placeholder for Raj to share orally

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ROS UPDATES

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WHERE WE ARE TODAY

§ SGBM held on 1.03.20

§ PRWA filled an appeal to SR against order for an SGBM – 02.03.20

§ Recommendation for Cancellation by DR – 13.03.20

§ SR hearing the Appeal filled by PRWA on SGBM – 17.8.20

§ TPRWA filed our reply to SR - 02.09.20

§ Show cause notice issued by SR to PRWA (why PRWA should not be cancelled) - 16.10.20

§ 2nd date of hearing given By SR – 29.10.20

§ When it was evident that the appeal will be quashed, PRWA filled fresh appeal on 29.10.20 , after 180 days to prolong /drag the case

§ Next (3rd) date awaited

SR – STATE REGISTRAR, CHDDR – DISTRICT REGISTRAR, GGN

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CANCELLATION RECOMMENDATION TO PRWA

PRWA not fulfilling provisions of HRRS Act

Managed by false and misleading facts

Deficiency in documents submitted for registration

Given enough opportunity, failed to submit any response

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THE HEARING ON THE 29TH

FEB-MARCH 2020§ PRWA filed an appeal on 2nd March against Order #1 AFTER WAITING to see the results of GBM on 1st

March. This order was by consent, meaning PRWA had agreed with DR to hold SGBM§ For seven months PRWA claimed the matter (Order #1) is sub-judice

ON 16TH OCTOBER

§ SR issued a show caused notice to finalize cancellation and called for a hearing to hear on 29th October

ON 29th OCTOBER

§ PRWA asked the court to consider their own appeal against Order #1 as infructuous

§ PRWA filed a fresh appeal – now against Order #2 – after waiting for 7 months

§ TPRWA team was ready to argue the new appeal then & there. PRWA advocate refused to argue HIS OWN REPLY, HIS OWN APPEAL saying he needed time

To understand the PRWA gameplan, it is important to remember that there are 2 orders by the District Registrar. Order #1 – Ordering SGBM Order #2 Recommending cancellation of PRWA

SR – STATE REGISTRAR, CHDDR – DISTRICT REGISTRAR, GGNSGBM – SPECIAL COMBINED GBM

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FALSE NARRATIVE

A false narrative is being propagated that the existence of TPRWA was under a cloud (sub-judice) and that the PRWA was sound.

As is evident from the foregoing, it is matter of fact that PRWA is sub-judice. The actual boat being rocked here is of PRWA – with the show cause notice of cancelling looming large.

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CAN PRWA ANSWER THESE QUESTIONS

1. Is PRWA ready to respect and abide by any decision in the next hearing or are they planning to escalate and drag further (PRWA official spokesperson has mentioned several times that this can go on upto Supreme Court)

2. Why did PRWA advocate stall proceedings of 29th? He had filed the reply on the matter, so why could he not argue the matter the same day?

3. Why did PRWA wait 6-7 months to withdraw their own previous appeal as infructuous?

4. How (and when) did the baton pass on from Mitul Mehra to Ankur Arora when Ankur was not even on the earlier BOM? Without announcements and elections

5. When is PRWA planning elections – the PRWA bye-laws allow the current BOM 3 years.

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FESTIVITIES

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FESTIVITIES

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FESTIVITIES

S.No Month Revenue generated (approx)

1) October 2020 INR 1,43,000/-

2) November INR 20,000/-

Forecast1) Karwachauth celebration (online and offline)

2) Diwali Festival

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FINANCE

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FINANCIAL IMPACT – VALUE ADD BY THE TEAMParticulars Amount Saved

(Rs. Lacs)Comments

Negotiated Rates of AC AMC 108.0 Negotiated Rates to INR 1800 per HP as against INR 3000 proposed

Extension of AC AMC 28.0 Extension of AC AMC for Voltas for Phase 1

Extension of AC AMC 10.0 Toshiba (this is approximate)

Extension of AC AMC Club AC AMC

Payment of Property Tax by Tata 39.0 Amount paid by Tata till offer of possession date

Payment of Property Tax by Tata for club TBD

Property Tax reduction due carpet area correction 7.0 Estimated recurring every year to the owners

Electricity Billing (5% discount) 28.0

Electricity Billing (Tariff correction) 92.0

Extension of VDP AMC 12.0

Revenue Generation 12.0

CAM Rate 195.7 Managing CAM @ 3.50 psf against INR 4 psf proposed by Tata

• Managed Savings for the Owners to the extent of INR 5 crores (approx.). Major items below.

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FINANCE UPDATESIBMS – Still lying with Tata and Interest being accumulated on it. Tata’s being requested to share details of the same with owners on one to one basis.

The TPRWA Finance Team had to urgently mobilize Tata senior management and JLL senior management to avoid a very critical situation of disconnections

Overdue from Owners/Residents –

• JLL putting in efforts to follow up and close

• Tower-wise efforts being put in by JLL Team. Tower 1 and 3 first round completed, Tower 4 in progress

• Some reduction in overdue from Owners

• Thanks to everyone who continues to pay in time and also for people who have cleared their outstanding

• However, still large outstanding from Owners/Residents

• Request to clear outstanding due at the earliest

• Any disputed amount can be withheld for resolution but the balance should be paid out

• JLL is thinking of taking the next step of naming the defaulters and taking due action.

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TECHNOLOGY

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TPRWA WEB PRESENCEwww.primanti.org◦ Website for the Residents◦ TPRWA Membership Forms◦ User Sign Up & Login◦ Residents & owners access◦ Notices from TPRWA◦ Townhall Presentations for Owners◦ Local Yellow Pages◦ View & Post Listings◦ Events

◦ Facebook Group◦ https://www.facebook.com/groups/primanti◦ Please provide your tower/flat number

otherwise denied◦ Includes Alumni community (i.e., moved out

tenants/owners)

PLEASE REGISTER YOURSELF ON THE WEBSITE AND FACEBOOK TODAY

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SOCIETY MATTERS

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ELECTION PROCESSFirst draft

• Legal scrutiny• BOM review & approval

Second draft

• Shared in member community• Update with approved incorporations, deletions and amends

Final draft

• Circulate to all members• Approval in a GBM

Adopted

byelaw

• Forward adopted byelaws for approval• Circulate to all members

Election• Hold election

Transition

• Handover to new Governing Body

The drafting of the first version is running behind schedule

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TPRWA MEMBERSHIP ITS AS SIMPLE S GOING TO WWW.PRIMANTI.ORG AND THEN 1-2-3

WHY

Membership to the Tata Primanti Residents Welfare Association (TPRWA), as per the Bye-laws and the Haryana Registration and Regulation of Societies (HRRS) Act, is mandatory for all owners to make them eligible for

1. Voting in the election

2. Nominations of self or their representatives for participating in elections

3. Holding a post as office bearers of RWA.

HOW

This can be done by submitting an online application or by depositing the forms physically.

Online TPRWA Membership Application:

Please visit the online link (available here: http://www.primanti.org/tprwa-membership/ ) and submit the form online for membership along with an online transfer of membership fees of Rs.100/-

If you would rather submit it physically, then please download the form from here https://tinyurl.com/tprwa-form, provide all details and submit it along with the required documents (listed in the form) and cheque to one of the volunteers listed alongside.

Priyanka Jha (9958033268)

Deepika Pant (9899026481)

Nikunj Manocha (9740733200)

Amber Deep (9873367022)

Varun Midha(9891153232)

Ila Sharma (9910552187)

ShafaliMidha(9871092130)

Nidhi Khanna (8800577055)

Shilpa Anand (9740644200)

Swati Kappur (9999277759)

Umesh Sharma (9560599492)

Vijay Choudhary (9560677333)