What is Association of People ?
As an alternate to cooperative housing societies, members of a group was allowed to create an Association of Apartment Owners (Persons) for the administration of the affairs of the apartments and the property appurtaining thereto and for the management of common areas and facilities.
Under Bombay NTC Act, formally the association was known as NTC while group not registered under any law is informally Association of Persons (AOP).
Bombay NTC Act 1959
Non Trading Corporations were required to register under provisions of Bombay NTC Act 1959. The entity (NTC) was hybrid of cooperative society, partnership firm and a company, composed of its member to carry out non-trading activities. It was considered as an entity like company, but was unable to trade and hence no equity capital like company existed. Unlike partnership there is no agency principle apply.
Why form AOP or Co operative housing Society ?
The formation of an Association or Society of Apartment Owners is for the self-interest of the apartment owners. Without such a body, the many problems of sharing common services and areas, and undertaking maintenance work for the entire complex, may not be properly handled. However, instead of leaving it to the apartment owners to voluntarily come together to form an association, it is considered a good move to put a provision in the Act, making it mandatory for individual owners to become members, with the promoter being made responsible for its registration. Besides, the legislation also provided required legal backing to a number of issues, which arise in the ownership, and management of an apartment complex.
Byelaws
The byelaws of Association included the constitution, structure, and powers of the Association and its office-bearers, are framed, and these abide the Association. The Act also deal with maintenance, repair and replacement of the common areas and facilities and payment for these, as well as the manner of collecting the share of common expenses from the apartment owners/occupants.
Role of State Government
Before repeal of the Act, State government through administrator used to
- Register NTC
- Check Compliance
- Audit
- Liquidation of NTC etc.
Taxation
By default if group of persons whether incorporated or not, work together but does not comply with one of essential condition as particular statute provide, such group is considered as Association of Person (AOP), and under Income Tax law, it attract the highest tax slab on its income.
Repeal of Bombay NTC Act 1959
13329 ‘NTC’ were registered in Gujarat till February 2005, when Government of Gujarat repealed the Bombay NTC Act 1959. Existing NTC’s thereafter are treated as mentioned in provision of sec. 7 of Bombay General Clause Act 1904. Repeal Act did not clarify how exactly the existing entities will be treated till the date of repealing the relevant legislation by government of Gujarat.
Reason for Repeal
The Bombay Non-trading Corporations Act, 1959 provides for incorporation, regulation and winding up of non-trading corporations, which are formed for the purpose of promoting or encouraging commerce, industry, literature, arts, science, diffusion of useful knowledge, foundation and maintenance of libraries, museums or such other purposes… (emphasis supplied) 2.7 This was the object of putting the aforesaid Act on the statute book. What follows in the Statement of Objects and Reasons of the Repeal Act is the reason for which the said Act came to be repealed;
…On gaining experience, it has been observed that these types of activities can be undertaken by forming a society under the Societies Registration Act, 1860 or under the Bombay Public Trusts Act, 1950 and therefore, it does not seem necessary to have such a special legislation for the above referred purposes. It is, therefore, considered necessary to repeal the said Act. This Bill seeks to repeal the Bombay Non-trading Corporations Act, 1959, in its application to the State of Gujarat…
Effect of Repeal
Where, this act or any Bombay Act (or Maharashtra Act) made after the commencement of this Act, repeals any enactment hitherto made or hereafter to be made then, unless a different intention appears, the repeal shall not
- Revive anything not in force or existing at the time at which the repeal takes effect; or
- Affect the previous operation of any enactment so repealed or anything duly done or suffered thereunder; or
- Affect any right, privilege, obligation or liability acquired, accrued or incurred under any enactment so repealed; or
- Affect any penalty, forfeiture or punishment incurred in respect of any offence committed against any enactment so repealed; or
- Affect any investigation, legal proceeding or remedy in respect of any such right, privilege, obligation, liability, penalty, forfeiture or punishment as aforesaid;
and any such investigation, legal proceeding or remedy may be instituted, continued or enforced and any such penalty, forfeiture or punishment may be imposed as if the repealing Act had not been passed.
Gujarat Cooperative Societies 
Where we have to register our non treading corporation (housing flate organisation located in JUNAGADH?
NTC act got cancelled in 2005. No new NTC can be registered.
What if the existing NTC wish to convert into their registration and create housing service or maintenance credit society for their administration limited to members fee and contribution towards common amenities ?
They can register a service society under Gujarat Cooperative Society Act.
I am a member of a society registered under NTC. The society had prepared a scheme of collecting transfer fee on transfer by sale. This amount keep increasing and now the charge is Rs 50000. Mow I transferred my flat by a gift deed to my son and the society has charged me transfer fee. Is society right in doing so? they had collected this amount from me as deposit and without proper discussion in AGM they decided to charge. Please guide me.
As the NTC act was cancelled in 2005, NTC is governed by the MOA and AOA and resolution passed in AGM. In this case the first step for you would be to ask for MOA, AOA and Copy of resolution passed in AGM and check details.
In case you do not receive a satisfactory answer, options with you are
A. Call for SGM with support of at least 1/3 members (MOA and AOA would have an exact number. Please check). Get relevant resolutions passed.
B. File a case in civil court against the current management committee.
But main point is legal validity of NTC to take money on name of share certificate transfer. Can such old NTC now take money on name of share certificate transfer ? When NTC is not there, how the association can ask for share certificate transfer?
NTC act has got repealed but the existing NTC are still valid body. These bodies are governed by their byelwas / MOA / AOA and resolution passed in their AGM. If above allow them to take transfer fee, then they can charge.
Can not take without AMC MEETING NOT TO PAY & TAKE LEGAL ACTION THR.ADVOCATE.
Good Morning Sanjaybhai
I have one question that there is land asset under NTC that was purchased in 2001 and now the members want to sell it as on today then what are the parameters need to check out and to whom the members can sell the land assets and what are other elements to keep in mind and how to calculate capital gain on the same.
looking forward to hear you soon.
HALLOW SIR,
WE HAVE PURCHASED A FLAT IN 1993 FROM THE MEMBERS OF NTC, (SHARE CERTIFICATE HOLDER) AND NAME OF MY FATHER WAS INITIATE AS OWNER IN SHARE CERTIFICATE VIA A.G.M RESOLUTION.
AT THAT TIME SALE DEED WAS NOT REGUSTERED, IS THIS TRANSFER IS LEAGAL OR NOT ?
IS SALE DEED WAS COMPELSORY FOR TRANSFER OF NTC PROPERTY OR NOT ?
Based on available information, one can assume that NTC is land owner and they have constructed the flats and allotted flats to members based on share certificate. Answer to your questions are based on above assumption.
1. Yes transfer is valid.
2. Again it depends on who is the owner of the land. If NTC is owner of land and constructed the property. Then based on share certificate allocation is valid. If not, then it is not valid.
Respected Sanjay Sir,
I am interested in buying the resale flat registered under NTC in 1995. The seller party owns original sale deed made in 1995. The property owners does not have a share certificate with them. Is it valid to buy the property just on the basis of sale deed or certificate is mandatory? The owners of the flat are insisting that the sale deed is a legal proof of ownership and NTC share certificate in name of owner is not a mandatory requirement now. Guide me in this matter. Thanking you,
Where is the office of NTC, so that we can contact them and take the latest circular At Ahmedabad
NTC act was repealed in 2005. There is now no department for the same.
Under NTC register apartment
A aop was issued a appointment letter on their letter head to developer to appoint as developer for redevelopment. Out of 18 members 15 members issued a formal appointment letter to developer after that they received offer & accepted proposal offer of builder. No time limit or validation was mentioned in letter
Then members of the aop meeting with builder for further process of redevelopment.
After meeting with developer they issued a list for document for redevelopment to the aop members
May be aop may issued some basis document like 7/12,6a, 6, 8a, etc etc by self certified.
Not a single document of members were submitted to the developer.
The offer was from builder was near in end of 2020.
Further no written communication was part by members & builders.
Now the aop is going with new deveopr without seeking nod or noc of old developer.
The old developer now comes with this fact & issued a notice on their letter & asking reimbursement of expenses or submit papers of members to further process of redevelopment from the aop.
The time of offer was placed before 18 months.
No mou or none agreement was signed by both on stamp paper.
No resolution issued in favor of developer by the aop.
Only general resolution which was passed by aop issued to developer.
What will
Who is having the power of charge of Registrar for existing NTC bodies, for the purpose of alteration in the memorandum of association?
Post repeal of the act, there is no registrar for NTC. For any changes in MOA / AOA of NTC, please call AGM or SGM, propose changes and if approved by the general body, they get changed.
Existing MOA and AOA will have rules on how to call AGM and how MOA and AOA can be amended which needs to be followed.
NTC REGISTER IN YEAR 2000 NTC SINCE CONTINUE
What Are the Power Of Chairman/Secretary’s In NTC Apartment ,In Gujarat ?
Power of Chairman and Secretary as defined in MOA and AOA of NTC. Please refer to the same.
Dear Sir,
Is the NTC which is formed in 2002 having rights to make sub NTCs under itself?
What will be process to dissolve that sub NTCs?
Please find revert to below query
1. There is no concept of Sub NTC
2. The NTC Act was revoked in 2005.
3. Said Sub NTC may have been created for specific purpose based on mutual agreement (verbal or written)
4. Before dissolving, need to check if there are any assets in Sub NTC. If not, cancelling Pan card if issued and closing bank account will dissolve the NTC
NTC run by Association is still valid or repelead . Are any laws applicable for NTC Registered Apartments .
Dear Sir,
Thanks for your prompt reply..
Can you guide for the below scenario..
I am member of 1 main NTC which is registered.
As you said NTC Act is revoked in 2005,
Was there any provision to make sub NTC under a main Registered NTC?
What will happened if sub NTC formed with our without any paper work?
Because in my case Sub NTC exist from last 20 years and there is some accounting issues of sub NTC and so that that sub NTCs are not being merged with the main NTC.
Our Society is a Flat Owners Association in Ahmedabad & Regd under NTC. We have 9 flats & most of the owners do not have a share certificate as the builder had not issued to them . How can we now issue new certificate as an association , to new members. We do not have any committee as of now .What rules are to be followed
Shivmandir owners Association is registered under NTC act in ahmedabad, Gujarat , & we had bank account & PAN Is also with us, My question is (1) is any provision for nomination for flat holder (2) if yes than is there any nomination form formats is available (3) for nomination execution any fee applicable?
1. NTC act is repealed in 2005. For details related to nomination, please refer to MOA and AOA of society. Legally, Nominees only act as a caretaker till the heir of the property is identified.
2. Sample nomination format is attached.
3. There are no charges for adding nomination
Society will have to maintain a nomination register and file of documents submitted by members.
My flat is.my sisters and brother in law’s name so now I have to do on my name so by gift deed I get back so it’s property on NTC rules so I have to paid society transfer fee also full or half?(have any other options) because they told me if your sister property Weil you then you have paid 50% transfer fee. So please guide me .. Thanks Paldi, Ahmedabad, Gujarat
આમાં કોઈ પરફેક્ટ સરકારી કાયદો નથી. આ સંસ્થા નુ પોતાનુ બંધારણ અને સમયે સમયે જનરલ મીટીંગ માં કરાયેલ ઠરાવ આધારીત હોય છે. સૌ પ઼થમ આવા ટ઼ાઈફી ને લગતા થયેલ ઠરાવ ની નકલ માગવી જોઈએ અને તેની કાયદેસરતા તપાસવી જોઈએ.
Hello sir, the certificate of our society is lost, so no. N.T.C. If we have the registration number, will we get the new certificate?
Ahmedabad, Gujarat
સાહેબ શ્રી સર્ટીફીકેટ ઈસ્યુઈંગ ઓથોરીટી સબ-રજી. સહકારી મંડળી પાસે રેકર્ડ હોય જ છે. ત્યાંથી ખરી નકલ માગી શકાય. તદઉપરાંત સીટી સર્વે કચેરી -પ઼ોપર્ટી કાર્ડ ના એસ.આઈ. પ઼કરણ ફાઈલ માં ઉપલબ્ધ હોય છે ત્યાંથી પણ જાત ખરાઈ પછી ખરી નકલ મેળવી શકાય છે. કોઈ સભ્ય એ બેંક /અન્ય લોન લીધેલી હોય તો ત્યાં પણ રેકર્ડ ફરજીયાત માંગવામાં આવતો હોવાથી આવા લોની કેસ તપાસી ત્યાંથી પણ મેળવી શકાય. ચંદારાણા-જુનાગઢ
On the third floor of the Sales Tax Dept (south west corner) on Ashram Road, Ahmedabad, there is one section dedicated to RTI. You will get copy from there
અમારો ફ્લેટ અમદાવાદમાં છે જેમાં 16 સભ્યો છે અને 1992 થી છે અમારું એક શ્રી સ્વસ્તિક અસોસિએશન નામનું અસોસિએશન છે જે NTC માં રજીસ્ટર્ડ નથી. પણ કોમન ખર્ચનો હિસાબ રાખે છે અને સરપ્લસ પૈસાની બેંકમાં અસોસિએશનના નામે ફંડ કરે છે અને અમારી પાસે અસોસિએશનના હોદ્દેદારો બેદરકાર હોવાના કારણે બેંક વ્યાજ ઉપર income tax કાપેછે જે અમને પાછા મળતા નથી. આ માટે ઘણી રજૂઆત કરવા છતાં કોઈ ધ્યાન આપતું નથી અને મીટીંગની કોઈ મિનિટ્સ લખાતી નથી અને સભ્યોને ઠરાવોની કોપી પણ આપતા નથી અને ફ્લેટ વેચાય તો ટ્રાન્સ્ફરફી પણ લે છે તો આની સામે હું કોઈ કાયદેસર કાર્યવાહી કરી શકું ? પ્લીજ઼ રિપ્લાઇમાં સલાહ આપશોજી.
લી.રમેશભાઈ ચંદુલાલ શાહ
મોબાઇલ 9428354900
Only option to file case in Civil Court
સાહેબ શ્રી. એશોશીએશન ના ફંડ નો ગેરકાનૂની રીતે હોદેદારો દ્વારા ગેર ઉપયોગ થાય તો પોલીસ-ફોજદારી ફરિયાદ પણ કરી શકાય છે.
અમારા એપાર્ટમેન્ટ મા 8 ફ્લેટ છે તેમા એકજ ફ્લેટ બે માડ નો પેંટ હાઉસ છે આનુ મેન્ટેનન્સ બીજા સભ્યો થી કેટલુ વધારે લઈ સકાય
Current practise is to collect maintenance as per Square Feet
We have 54 flat society registered under ntc act.as of now 47 members agreed for redevlopment but 6 members denied for it including present chairman and secretary.we have called sgm with majoity of members to change the body by made resolution.now present sec and chairman denied to give resignation.for redevlopment purpose we required chairman and secretary sign .so what should we do ?
You will have to refer to the MOA and AOA of NTC on the process of removing and appointing new committee members.
HELLO SIR, I LIVE IN A BUILDING OF 16 FLATS, THE BUILDING IS MADE IN 1998 UNDER NTC ACT, NOW THE CURRENT CONDITION OF BUILDING IS VERY POOR, SO WE DECIDED TO GO FOR RE-DEVELOPMENT OF BUILDING, BUT THE PROBLEM IS BECAUSE OF NTC, WE CANNOT MAKE A RE-DEVELOPMENT AGREEMENT TO THE BUILDER, SO IS THEIR ANY WAY, THAT HOW WE WILL GET OUT FROM THE NTC, OR ANY OTHER WAY TO HAVE RE-DEVELOPMENT.
NTC members can register as Service Society. Copy the registrar circular is attached for your reference.
Cooperative Registrar Circular for Registration of Service Society by NTC
Also advise you to approach a lawyer active in a redevelopment project.
We are members of Abhishek Apartments, located in Maninagar South Zone Ward. The outside side of our Abhishek Apartment Flat No: B1 Ground Floor is a society’s margin land as per the terms of Ahmedabad Municipal Corporation on which illegal construction has been done and the margin land has been encroached upon. Despite previous instructions, the local rules have been violated.
AMC has issued notice to him for demolition of illegal construction. First notification dated 18th March 2024 bearing reference number SZ/0466/001 and second notification dated 28th March 2024 bearing reference number SZ/0466/002. Apart from this, the first notice was issued to him by the society on 1st January 2024 and the second notice was issued on 6th April 2024.
However, no significant improvement has been observed at the site so all members of the society agree to demolish that illegal construction as per AMC norms.
I kindly request your guidance on the following matter: Is it possible for all society members to take initiative in this regard, or should we continue to await action from the AMC?
સાહેબ શ્રી.. સોસાયટી ના તમામ સભ્યો એકમત/એકજૂથ થઈ ને પણ કાયદો હાથ માં લઈ શકે નહીં. મતલબ પેશકદમી તોડી શકે નહીં . કાયદા ની જોગવાઇ મુજબ સામાન્ય સભા માં કાનુની કાર્યવાહી કરવા નિર્ણય જરૂર લઈ શકે. પેશ કદમી ડીમોલાઈઝેશૃ માટે એ.એમ.સી જ સતા ધારી છે. ઠરાવ અને ના.કોર્ટ માંથી હુકમ મેળવી એ.એમ.સી. ઉપર તત્કાલ ડીમોલાઈઝેન અને તેનો પુર્તતા રીપોર્ટ -રોજકામ ના. કોર્ટ માં મુકાવવા માટે યોગ્ય આદેશ મેળવી શકે. એટલું જ
2. The builder has not handed over the NTC documents of changed the membership to any of the flat owner, what can we do?
3. as the NTC is abolished, and we are only 8 flat members, can we form a co-op housing society.
One needs to look at land ownership status, whether it ownered by NTC or Members joints and then decide on further course of action. If you refer first sale deed between developer and first owner, it will give clear picture.
I hope this message finds you well. I am seeking your legal advice regarding a situation I am facing with my society in Ahmedabad. The details are as follows:
I own a flat in an NTC registered society in Ahmedabad, which is currently in the name of my late mother. After her passing, I, along with the other legal heirs, obtained a “Pedhinamu” from the Lal Darwaja court, which declares us as her legal heirs. We now wish to add our names to the society’s share certificate.
However, my father had previously laminated the original share certificate, making it impossible to write new names on it. To proceed with the name addition, we approached the society committee and requested a duplicate share certificate. We are ready to submit all the necessary documents and even provide the laminated original certificate in exchange for the duplicate.
Unfortunately, the society committee has not been responsive to our request. Instead, they have raised an unrelated issue from a few years ago. Back then, I had introduced a builder for a potential redevelopment of the society, and during the initial discussions, some members voluntarily provided copies of their ownership documents to the builder. The redevelopment plan did not proceed as expected due to unmet demands from certain shop owners, and the process was eventually stalled.
Now, the society committee is insisting that I retrieve the documents submitted to the builder before they will issue the duplicate share certificate. This demand seems entirely unrelated to my request for the certificate, as I did not compel anyone to submit their documents. Each member provided their documents voluntarily after reviewing the builder’s offer.
I would appreciate your guidance on how to address this situation. Is the society within its rights to withhold the duplicate share certificate based on this unrelated redevelopment issue? How should I proceed to resolve this matter legally and obtain the duplicate certificate so that we can complete the name transfer process?
Thank you in advance for your assistance. I look forward to your advice.
As discussed on phone, only option is to approach civil court
The Buildings Build Under Non-trading Corporation Act Before Feb.2005 It’s Administrative Authority Is Designated To Which Respective Authority In Ahmedabad/Gujarat?
from where to obtain duplicate NTC certificate by society
Sales Tax / GST Office by filing RTI
Dear Sir,
I own a house in a 4 storied independent flat. There are total 11 apartment in the flat. 3 each on ground, 1st and 2nd floor + 2 in 3rd floor. The building was constructed during 1981. The flat owners in the past has opened a S/B account with Bank of India. I purchased the apartment in 2001 only. Recently the bank has kept our account inoperative and asked us to submit the copy of registration of the apartment owners association. When I checked with the old residents I was informed that at the time of opening the account there was no need for such registration as there was only 11 members. Now the account is dormant and Manager is insisting to get the association registered and submit the copy of registration to make the account operative. Kindly advise
Get AOP Deed made in name of association on Rs 300 stamp paper, Apply for Pan Cards and submit documents in your bank
is NTC certificate valid document for society as a property document. And is it useful for process of property card. As society has lost NTC certificate but same is registered and registration number is there than copy of certificate can be obtained? if obtain from where it can be done.