GOVERNMENT OF MAHARASHTRA
LAW  AND  JUDICIARY  DEPARTMENT

MAHARASHTRA ACT No. XV OF 1971.

THE MAHARASHTRA APARTMENT OWNERSHIP
ACT,  1970.

(  As  modified  upto  the  4th  March  2016  )

PRINTED IN INDIA BY THE MANAGER, GOVERNMENT PRESS AND STATIONERY
STORES, KOLHAPUR AND PUBLISHED BY THE DIRECTOR, GOVERNMENT
PRINTING, STATIONERY AND PUBLICATIONS, MAHARASHTRA STATE,
MUMBAI–400 004.

[ Price : Rs. 11.50 ]

1971 : Mah. XV]

THE MAHARASHTRA APARTMENT OWNERSHIPACT, 1970
——————

CONTENTS

PREAMBLE.
SECTIONS.

1.

Short title, extent and commencement.

2. Application  of Act.

3. Definitions.

4.

Status  of  apartments.

5. Ownership  of  apartments.

6. Common areas and facilities.

7. Compliance  with  covenants,  bye-laws  and  administrative  provisions.

8. Certain work prohibited.

9. Encumbrances  against  apartments  ;  removal  from  encumbrances,  effect  of  part

payment.

10. Common  profits  and  expenses.

11. Contents  of  Declaration.

12. Contents  of  Deeds  of  Apartments.

13. Declarations,  Deeds  of  Apartments  and  copies  of  floor  plans  to  be  registered.

14. Removal from  provisions of  Act.

15. Removal  no  bar  to  subsequent  resubmission  of  property  to  Act.

16. Bye-laws,  their  contents.

17. Waiver  of  use  of  common  areas  and  facilities  ;  abandonment  of  apartment.

18.

Separate  assessment.

19. Charge  for  property  of  common  expenses.

20.

21.

Joint  and  several  liability  of  vendor,  etc.,  for  unpaid  common  expenses.

Insurance.

22. Disposition  of  property  ;  destruction  or  damage.

23. Action.

24. Act  to  be  binding  on  apartment  owners,  tenants,  etc.

24A.

Power  to  exempt  from  stamp  duty,  registration  fee  and  court-fees;  power  to

refund.

25.

Power to make rules.

26. Removal  of  doubt.

27. Amendments  of  certain  Acts.

28.

Severability.

SCHEDULE.

H 510-1

1

MAHARASHTRA ACT No. XV OF 19711

[THE MAHARASHTRA APARTMENT OWNERSHIP ACT, 1970.]
(This  Act  received  the  assent  of  the  President  on  the  12th  day  of  February  1971  ;  assent  was
first  published    in  the Maharashtra  Government  Gazette,  on  the  19th  February  1971).

Amended by Mah. 6 of 1974† (13-3-1974)*
Amended by Mah. 53 of 1974 (1-1-1975)*
Amended by Mah. 14 of 1986 (31-1-1986)*

An Act to provide for the ownership of an individual apartment in a building and to
make such apartment heritable and transferable property.

WHEREAS, it is expedient to provide for the ownership of an individual apartment in
a building and to make such apartment heritable and transferable property, and to provide
for  matters  connected  with  the  purposes  aforesaid  ;  It  is  hereby  enacted  in  the  Twenty-
first Year  of the  Republic of  India as  follows :—

(1) This  Act  may  be  called  the  Maharashtra  Apartment  Ownership  Act,  1970.

1.
(2) It  extends  to  the  whole  of  the  State  of  Maharashtra.
(3) This  section  shall  come  into  force  at  once;  and  the  remaining  provisions  of  this
Act shall come into force in such areas, and on such dates 2 as the State Government may,
by notification in the Official Gazette, appoint ; and different dates may be appointed for
different areas.

Short  title,
extent  and
commence-
ment.

2. This Act  applies  only  to  property,  the  sole  owner  or  all  of  the  owners  of  which
submit  the  same  to  the  provisions  of  this  Act  by  duly  executing  and  registering  a
Declaration  as  hereinafter  provided  :

Application
of  Act.

Provided  that,  no  property  shall  be  submitted  to  the  provisions  of  this  Act, 3[unless
it is used or proposed to be used for residence, office, practice of any profession or for
carrying on any occupation, trade or business or for any other type of independent use :]

1 For    Statement  of  Objects  and  Reasons, see  Maharashtra  Government  Gazette, 1970,  Part  V,

Extra,  p.  343-344.

2

(A)  10th  day  of August  1972  in  the  areas  of  (1)  Municipal  Corporation  of  Greater  Bombay,
(2)  New  Bombay,  (3)  Municipal  Corporation  of  the  City  of  Pune,  (4)  Corporation  of  the  City  of
Nagpur,  (5)  Municipal  Corporation  of  the  City  of  Solapur  and  (6)  Municipal  Councils  of  Akola,
Amravati,  Aurangabad,  Jalna,  Beed,  Dhule,  Jalgaon,  Ichalkaranji,  Kolhapur,  Nanded,  Malegaon,  Nashik,
Latur,  Osmanabad,  Udgir,  Basmatnagar,  Parbhani,  Pimpri-Chinchwad,  Islampur,  Ambernath,  Dombivali,
Thane,  Hinganghat  and  Pulgaon.

(Vide G.N., U.D.,  P.H.  &  H.D.,  No.  FOB.  1071/26752-I,  dated  the  10th  August  1972).
(B) 28th  day  of  May  1982  in  the  areas  within  the  limits  of  (1)  the  Kalyan  Municipal  Council  in

Thane  district,  and  (2)  the  Ulhasnagar  Municipal  Council  in  Thane  district.

(Vide G.N., H.  &  S.A.D.,  No.  MAD.  1180/(329)/II(ii),  dated  28th  May  1982).
(C) 1st  day  of  May  1983  in  the  area  within  the  limits  of  Ahmednagar  Municipal  Council  of

Ahmednagar  district.

(Vide G.N., H.  &  S.A.D.,  No.  MAO.  1182/1613/D-II,  dated  16th  April  1983).
(D) 1st  day  of April  1986  in  the  area  of  the  villages  of Tarapur  and  Boisar  in Thane  district.
(Vide G.N., H.  &  S.A.D.,  No.  1085/(7758)/II,  dated  31st  March  1986).
(E) 27th  day  of  November  1987  in  the  area  within  the  limit  of  Shrirampur  Municipal  Council  of

Ahmednagar  district.

(Vide G.N., H.  &  S.A.D.,  No.  1087  (9238)/II,  dated  27th  November  1987).
(F) 20th  day  of  June  1990  in  the  Municipal  areas  of  Sangli,  Miraj, Tasgaon, Vita, Ashta  Municipal

Councils  in  Sangli  district.

(Vide G.N., H.  &  S.A.D.,  No.  1088/262/D-II,  dated  18th  June  1990).
(G) 1st  day  of  January  1996  in  the  Municipal  areas  within  the  limits  of  Satara  and  Karad  Municipal

Councils  in  Satara  district.

(Vide G.N., H.  &  S.A.D.,  No.  MHS.  3895/(27)/DVP-2,  dated  27th  December  1995).
3 These  words  were  substituted  for  the  words  “unless  it  is  mainly  used,  or  proposed  to  be  used  for

residential  purposes”  by  Mah.  53  of  1974,  s.  2.

†Mah.  Ordinance  No.  II  of  1974  was  repealed  by  Mah.  6  of  1974,  s.  7.
*This  indicates  the  date  of  commencement  of  the  Act.

2

Maharashtra Apartment Ownership Act, 1970

[1971 : Mah. XV

1[Provided further that the sole owner or all  the owners of the land may submit such
land to  the provisions  of this  Act with  a condition  that he  or they  shall grant  a lease  of
such    land  to  the  apartment  owners,  terms  and  conditions  of  the  lease  being  disclosed
in  the  Declaration  either  by  annexing  a  copy  of  the  instrument  of  lease  to  be  executed
to  the  Declaration  or  otherwise.]

Definitions.

3.

In  this Act,  unless  the  context  otherwise  requires,—

(a) “ apartment ”  means a part of the property intended for any type of independent
use,  including  one  or  more  rooms  or  enclosed  spaces  located  on  one  or  more  floors
or  part  or  parts  thereof  in  a  building, 2[intended  to  be  used  for  residence,  office,
practice of any profession, or for carrying on any occupation, trade or business or for
any  other  type  of  independent  use]  and  with  a  direct  exit  to  a  public  street,  road  or
highway  or  to  a  common  area  leading  to  such  street,  road  or  highway  ;

(b) “ apartment owner ” means the person or persons owning an apartment and an
undivided interest in the  common areas and facilities in the  percentage specified and
established  in  the  Declaration  ;

(c) “  apartment  number  ”  means    the    number,    letter,  or  combination  thereof

designating  the  apartment  in  the  Declaration  ;

(d) “ Association of Apartment Owners ” means all of the apartment owners acting

as  a  group  in  accordance  with  the  bye-laws  and  Declaration  ;

(e) “ building ” means a building containing five or more apartments, or two or more
buildings,  each  containing  two  or  more  apartments,  with  a  total  of  five  or  more
apartments  for  all  such  buildings,  and  comprising  a  part  of  the  property  ;

(f) “ common areas and facilities ”, unless otherwise provided in the Declaration or

lawful  amendments  thereto,  means—

(1)  the  land  on  which  the  building  is  located  ;
(2) the foundations, columns, girders, beams, supports, main walls, roofs, halls,
corridors,  lobbies,  stairs,  stair-ways,  fire-escapes  and  entrances  and  exists  of  the
building  ;

(3)  the  basements,  cellars,  yards,  gardens,  parking  areas  and  storage  spaces  ;
(4)  the    premises    for  the  lodging  of  janitors  or  persons  employed  for  the

management  of  the  property  ;

(5) installations of central services, such as power, light, gas, hot and cold water,

heating,  refrigeration,  air  conditioning  and  incinerating  ;

(6) the elevators, tanks, pumps, motors, fans, compressors, ducts and in general

all  apparatus  and  installations  existing  for  common  use  ;

(7)  such  community  and  commercial  facilities  as  may  be  provided  for  in  the

Declaration  ;  and

(8)  all  other  parts  of  the  property  necessary  or  convenient  to  its  existence,

maintenance  and  safety,  or  normally  in  common  use  ;

(g)  “  common  expenses  ”  means,—

(1) all sums lawfully assessed against  the apartment owners by the Association

of  Apartment  Owners  ;

(2) expenses of administration, maintenance, repair or replacement of the common

areas  and  facilities  ;

1 This  proviso  was  deemed  always  to  have  been  added  by  Mah.  6  of  1974,  s.  2.
2 These   words were
Mah.  53  of  1974,  s.  3(1).

substituted

for  the  word  “intended  to  be  used  for  residential  purposes”  by

Mah.
XXV-
III  of
1977.
Mah.
XLV
o f
1963.

Mah.
XXIV
o f
1961.

1971 : Mah. XV]

Maharashtra Apartment Ownership Act, 1970

3

(3) expenses agreed upon as common expenses by the Association of Apartment

Owners  ;

(4) expenses declared as common expenses by the provisions of this Act, or by

the  Declaration  or  the  bye-laws  ;
(h) “ common profits ” means the balance of all income, rents, profits and revenues
from  the  common  areas  and  facilities  remaining  after  the  deduction  of  the  common
expenses  ;

1[(i)  “  Competent  authority  ”,—

(1) in relation to buildings constructed or to be constructed by the Housing and
Area  Development  Authority  established  under  section  3,  or  a  Housing  and  Area
Development Board established under section 18 of the Maharashtra Housing and
Area Development Act, 1976, or by a company, means the Deputy Chief Engineer
or  the  officer  referred  to  in  sub-section  (2)  of  section  7  of  the  Maharashtra  Own-
ership  Flats  (Regulation  of  the  promotion  of  construction,  sale,  management  and
transfer) Act,  1963 ;  and

(2) in any other case, means the  Registrar of Co-operative Societies as defined

in  the  Maharashtra  Co-operative  Societies  Act,  1960;]

(j) “ Declaration ” means the instrument by which the property is submitted to the
provisions of this Act, 2[as provided by section 2], and such Declaration as from time
to time  may be lawfully  amended ;
*

3*

*

*

*

*

(m)  “  joint  family  ”  means  an  undivided  Hindu  family,  and  in  the  case  of  other
persons, a  group or unit, the  members of which are  by custom joint in  possession or
residence  ;

(n) “ limited common areas and facilities ” means those common areas and facilities
designated  in  the  Declaration  as  reserved  for  use  of  certain  apartment  or  apartments
to  the  exclusion  of  the  other  apartments  ;

(o) “ majority ”  or “ majority of apartment owners ”  means the apartment owners
with  51  per  cent.  or  more  of  the  votes  in  accordance  with  the  percentages  assigned
in  the  Declaration  to  the  apartments  for  voting  purposes  ;

(p)  “  person  ”  includes  a  joint  family  ;
(q)  “  prescribed  ”  means  prescribed  by  rules  made  under  this  Act  ;
(r)  “  property  ”  means  the  land,  the  building,  all  improvements  and  structures
thereon,
* and  all  easements,  rights  and  appurtenances  belonging
thereto, and  all articles of  personal property intended for use in connection therewith,
which  have  been,  or  are  intended  to  be,  submitted  to  the  provisions  of  this  Act.

4*

*

4.

5[Subject      to    the  provisions    of    the    second    proviso  to  section  2  of  this  Act,
each  apartment],    together    with    its    undivided    interest    in  the  common  areas  and
facilities,  appurtenant    to  such  apartment,    shall  for    all  purposes    constitute  heritable

Status  of
apartments.

1 Clause  (i)  was  substituted  for  the  original  by  Mah.  14  of  1986,  s.  2(a)
2  These  words  and  figures  were  substituted  for  the  words  “as  hereinafter  provided”  by  Mah.  53  of  1974,

s.  3(2).

3 Clauses  (k)  and  (l)  were  deleted  by  Mah.  14  of  1986,  s.  2(b).
4 The  words  “all  owned  in  freehold  or  held  on  lease  or  as  occupant  under  any  law  relating  to  land

revenue”  were  deemed  always  to  have  been  deleted  by  Mah.  6  of  1974,  s.  3.

5  These  words  and  figure  were  deemed  always  to  have  been  substituted  for  the  words  “Each  apartment”

by  Mah.  6  of  1974,  s.  4.

Ownership  of
apartments.

Common
areas  and
facilities.

4

Maharashtra Apartment Ownership Act, 1970

[1971 : Mah. XV

and  transferable  immoveable  property  within  the  meaning  of  any  law  for  the  time  being
in  force  in  the  State  ;

and  accordingly,  an  apartment  owner  may  transfer  his  apartment  and  the  percentage
of  undivided  interest  in  the  common  areas  and  facilities  appurtenant  to  such  apartment
by  way  of  sale,  mortgage,  lease,  gift,  exchange  or  in  any  other  manner  whatsoever  in
the  same  manner,  to  the  same  extent  and  subject  to  the  same  rights,  privileges,
obligations,  liabilities,  investigations,  legal  proceedings,  remedies  and  to  penalty,
forfeiture  and  punishment  as  any  other  immoveable  property,  or  make  a  bequest  of
the  same  under  the  laws  applicable  to  the  transfer  and  succession  of  immoveable
property.

5.

(1) Each  apartment  owner  shall  be  entitled  to  the  exclusive  ownership  and
1[in    accordance    with    the    Declaration    executed    and

possession    of  his    apartment
registered  as  required  by  section  2  of  this  Act].

(2) Each  apartment  owner 2[shall  execute  a  Deed  of  Apartment]  in  relation  to  his

apartment  in  the  manner  prescribed  for  the  purpose.

6.

(1) Each    apartment    owner  shall  be  entitled  to  an  undivided  interest  in  the
common  areas  and  facilities  in  the  percentage  expressed  in  the  Declaration.  Such
percentage  shall  be  computed  by  taking  as  a  basis  the  value  of  the  apartment  in  relation
to  the  value  of  the  property  and  such  percentage  shall  reflect  the  limited  common  areas
and  facilities.

(2) The    percentage    of    the  undivided  interest  of  each  apartment  owner  in  the
common  areas  and  facilities  as  expressed  in  the  Declaration  shall  have  a  permanent
character,  and  shall  not  be  altered  without  the  consent  of  all  of  the  apartment  owners
expressed  in  an  amended  Declaration  duly  executed  and  registered  as  provided  in  this
Act.  The  percentage  of  the  undivided  interest  in  the  common  areas  and  facilities  shall
not  be  separated  from  the  apartment  to  which  it  appertains,  and  shall  be  deemed  to  be
conveyed    or    encumbered    with  the  apartment  even  though  such  interest    is  not
expressly  mentioned  in  the  conveyance  or  other  instrument.

(3) The  common  areas  and  facilities  shall  remain  undivided  and  no  apartment  owner
or  any  other  person  shall  bring  any  action  for  partition  or  division  of  any  part  thereof,
unless  the  property  has  been  removed  from  the  provisions  of  this  Act  as  provided  in
sections  14  and  22.  Any  covenant  to  the  contrary  shall  be  null  and  void.

(4) Each  apartment  owner  may  use  the  common  areas  and  facilities  in  accordance
with  the  purpose  for  which  they  are  intended  without  hindering  or  encroaching  upon
the  lawful  rights  of  the  other  apartment  owners.

(5) The  necessary  work  of  maintenance,  repair  and  replacement  of  the  common  areas
and  facilities  and  the  making  of  any  additions  or  improvements  thereto  shall  be  carried
out  only  as  provided  herein  and  in  the  bye-laws.

(6) The  Association  of  Apartment  Owners  shall  have  the  irrevocable  right,  to  be
exercised  by  the  Manager  or  Board  of  Managers,  to  have  access  to  each  apartment
from  time  to  time  during  reasonable  hours  as  may  be  necessary  for  the  maintenance,
repairs  and  replacement  of  any  of  the  common  areas  and  facilities  therein  or  accessible
therefrom,  or  for  making  emergency  repairs  therein  necessary  to  prevent  damage  to  the
common  areas  and  facilities  or  to  another  apartment  or  apartments.

1  These  words  and  figure  were  deemed  always  to  have  been  added  by  Mah.  6  of  1974,  s.  5.
2  These  words  were  substituted  for  the  words  “shall  execute  a  Declaration  that  he  submits  his

apartment  to  the  provisions  of  this  Act  and  a  Deed  of  Apartment”  by  Mah.  53  of  1974,  s.  4 .

1971 : Mah.  XV]

Maharashtra Apartment Ownership Act, 1970

5

7. Each  apartment  owner  shall  comply  strictly  with  the  bye-laws  and  with  the
administrative  rules  and  regulations  adopted  pursuant  thereto,  as  either  of  the  same
may  be    lawfully    amended    from  time  to  time,  and  with  the  covenants,  conditions  and
restrictions  set  forth  in  the  Declaration  or  in  the  Deed  to  his  apartment.  Failure  to
comply  with  any  of  the  same  shall  be  a  ground  for  an  action  to  recover  sums  due,  for
damages  or  injunctive  relief  or  both  maintenable  by  the  Manager  or  Board  of  Managers
on   behalf  of  the Association  of Apartment  Owners,  or,  in a  proper  case,  by  an  aggrieved
apartment  owner.

8. No  apartment  owner  shall  do  any  work  which  could  jeopardize  the  soundness  or
safety  of  the  property,  reduce  the  value  thereof  or  impair  any  easement  or  hereditament
nor  may  any  apartment  owner  add  any  material  structure  or  excavate  any  additional
basement  or  cellar  without  in  every  such    case  the  unanimous  consent  of  all  the  other
apartment  owners  being  first  obtained.

Compliance
with
convenants,
bye-laws  and
administrative
provisions.

Certain
work
prohibited.

9.

(1)  Subsequent  to  recording  the  Declaration  as  provided  in  this  Act,  and  while
the    property    remains    subject    to  this  Act,  no    encumbrance  of  any  nature  shall
thereafter  arise  or  be  effective  against  the  property.      During  such  period  encumbrances
may  arise  or  be  created  only  against  each  apartment  and  the  percentage  of  undivided
interest  in  the  common  areas  and  facilities  appurtenant  to  such  apartment,  in  the  same
manner  and  under  the  same  conditions  in  every  respect  as  encumbrances  may  arise  or
be  created  upon  or  against  any  other  separate  parcel  of  property  subject  to  individual
ownership  :

Encumbrances
against
apartments;
removal
from
encumbrances,
effect  of
part
payment.

IV  of
1882.

Provided  that,  if  during  the  period  any  encumbrance  has  arisen  or  been  created
against  such  apartment  and  the  percentage  of  undivided  interest  in  the  common  areas
and  facilities,  appurtenant  to  such  apartment,  no  apartment  and  such  percentage  of
undivided  interest  shall  be  partitioned  or  sub-divided  in  interest  :

Provided  further  that,  no  labour  performed  or  materials  furnished  with  the  consent  or
at  the  request  of  an  apartment  owner  or  his  agent  or  his  contractor  or  sub-contractor
shall  be  the  basis  for  a  charge  or  any  encumbrance  under  the  provisions  of  the  Transfer
of    Property    Act,  1882,  against  the  apartment  of  any  other  property  of  any  other
apartment  owner  not  expressly  consenting  to  or  requesting  the  same,  except  that  such
express  consent  shall  be  deemed  to  be  given  by  the  owner  of  any  apartment  in  the  case
of  emergency  repairs  thereto.    Labour  performed  and  material  furnished  for  the  common
areas  and  facilities  if  duly  authorised  by  the  Association  of  Apartment  Owners  the
Manager    or    Board    of    Managers    in    accordance    with    this    Act,    the  declaration  or
bye-laws,  shall  be  deemed  to  be  performed  or  furnished  with  the  express  consent  of
each  apartment  owner  and  shall  be  the  basis  for  a  charge  or  encumbrance  under  the
Act    aforesaid  against  each  of  the    apartments  and  shall  be  subject  to  provisions  of
sub-section  (2)  of  this  section.

(2) In  the  event  of  a  charge  or  any  encumbrance  against  two  or  more  apartments
becoming  effective,  the  apartment  owners  of  the  separate  apartments  may  remove  their
apartments  and  the  percentage  of  undivided  interest  in  the  common  areas  and  facilities
appurtenant  to  such  apartments  from    the  charge  or  encumbrance  by  payment  of  the
fractional  or  proportional  amounts  attributable  to  each  of  the  apartments  affected.    Such
individual  payment  shall  be  computed  by  reference  to  the  percentages  appearing  in  the
Declaration.    Subsequent  to  any  such  payment,  discharge  or  other  satisfaction,  the
apartment  and  the  percentage  of  undivided  interest  in  the  common  areas  and  facilities
appurtenant  thereto  shall  thereafter  be  free  and  clear  of  the  charge  or  encumbrance  so
paid,  satisfied  or  discharged.    Such  partial  payment,  satisfaction  or  discharge  shall  not
prevent  the  person  having  a  charge  or  any  other  encumbrance  from  proceeding  to
enforce  his  rights  against  any  apartment  and  the  percentage  of  undivided  interest  in  the
common  areas  and  facilities  appurtenant  thereto  not  so  paid,  satisfied  or  discharged.

6

Maharashtra Apartment Ownership Act, 1970

[1971 : Mah. XV

Common
profits  and
expenses.

10. The    common    profits    of    the  property  shall  be  distributed  among,  and  the
common  expenses  shall  be  charged  to,  the  apartment  owners  according  to  the  percentage
of  the  undivided  interest  in  the  common  areas  and  facilities.

Contents  of
Declaration.

Contents  of
Deeds  of
Apartments.

11.

(1)  The  Declaration  shall  contain  the  following  particulars,  namely  :—

(a)  Description  of  the  land  on  which  the  building  and  improvements  are  or  are  to
be  located;  and  whether  the  land  is  freehold  or  leasehold 1[and  whether    any  lease  of
the    land    is    to  be  granted  in  accordance  with  the  second  proviso  to  section  2  of
this  Act];

(b) Description  of  the  building  stating  the  number  of  storeys  and  basements,  the
number  of  apartments  and  the  principal materials  of  which  it is  or  is  to  be  constructed;
(c) The  apartment  number  of  each  apartment,  and  a  statement  of  its  location,
approximate  area, number  of rooms,  and immediate  common area  to which  it has  access,
and  any  other  data  necessary  for  its  proper  identification  ;
(d) Description  of  the  common  areas  and  facilities  ;
(e) Description  of  the  limited  common  areas  and  facilities,  if  any,  stating  to  which

apartments  their  use  is  reserved  ;

(f) Value  of  the  property  and  of  each  apartment,  and  the  percentage  of  undivided
interest  in  the  common  areas  and  facilities,  appertaining  to  each  apartment  and  its
owner  for  all  purposes,  including  voting;  and  a  statement  that  the  apartment  and  such
percentage  of  undivided  interest  are  not  encumbered  in  any  manner  whatsoever  on
the  date  of  the  Declaration  ;

(g) Statement  of  the  purposes  for  which  the  building  and  each  of  the  apartments

are  intended  and  restricted  as  to  use;

(h) The  name  of  a  person  to  receive  service  of  process  in  the  cases  hereinafter
provided,  together  with  the  residence  or  place  of  business  of  such  person  which  shall
be  within  the  city,  town  or  village  in  which  the  building  is  located;

(i) Provision  as  to  the  percentage  of  votes  by  the  apartment  owners  which  shall
be determinative  of  whether  to  rebuild,  repair,  restore,  or  sell  the property  in the  event
of  damage  or  destruction  of  all  or  part  of  the  property  ;

(j) Any  other  details  in  connection  with  the  property  which  the  person  executing

the  Declaration  may  seem  desirable  to  set  forth  consistent  with  this  Act  ;

(k) The  method  by  which  the  Declaration  may  be  amended,  consistent  with  the

provisions  of  this  Act.
(2) A  true  copy  of  each  of  the  Declaration  and  bye-laws  and  all  amendments  to  the

Declaration  or  the  bye-laws  shall  be  filed  in  the  office  of  the  competent  authority.

12.

(1) Deeds  of  apartments  shall  include  the  following  particulars,  namely  :—
(a) Description  of  the  land  as  provided  in  section  11  of  this  Act  of  the  post-office
address  of  the  property,  including  in  either  case  the  liber,  page  and  date  of  executing
2[Registration
Act,  1908],  and  the  date  and  other  reference,  if  any,  of  its  filing  with  the  competent
authority.

l

e

d

c

a

o

n

D

t

a

r

t

n

e

t

h

,

a

i

e

h

d

t

a

e

n

s

t

e

r

g

s

i

t

o

d

e

n

u

i

e

h

r

r

t

a

f

t

i

n

e

r

i

e

u

m

l

a

o

b

s

r

XVI
o f
1908.

(b) The  apartment  number  of  the  apartment  in  the  Declaration  and  any  other  data

necessary  for  its  proper  identification.

1  These  words  and  figure  were  deemed  always  to  have  been  added  by  Mah.  6  of  1974,  s.  6.
2  These  words  and  figures  were  substituted  for  the  words  and  figures  “Indian  Registration  Act,  1908”

by  Mah.  14  of  1986,  s.  3.

 
 
 
 
 
 
 
 
 
 
 
Declarations,
Deeds  of
Apartments
and  copies
of  floor
plans  to  be
registered.

1971 : Mah.  XV]

Maharashtra Apartment Ownership Act, 1970

7

(c) Statement  of  the  use  for  which  the  apartment  is  intended  and  restrictions  on

its  use,  if  any.

(d) The  percentage  of  undivided  interest  appertaining  to  the  apartment  in  the

common  areas  and  facilities.

(e) Any  further  details  which  the  parties  to  the  Deed  may  deem  desirable  to  set

forth  consistent  with  the  Declaration  and  this  Act.
(2) A  true  copy  of  every  Deed  of  Apartment  shall  be  filed  in  the  office  of  the

competent  authority.

13.

(1) The  Declaration  and  all  amendments  thereto  and  the  Deed  of  Apartment  in
respect    of    each    apartment  and  the  floor  plans  of  the  buildings  referred  to  in  sub-
section  (2)  shall  all  be  registered  under  the 1[Registration  Act,  1908].

(2)  Simultaneously  with  the  registration  of  the  Declaration  there  shall  be  filed
alongwith  it  a  set  of  the  floor  plans  of  the  building  showing  the  layout,  location,
apartment  numbers  and  dimensions  of  the  apartments,  stating  the  name  of  the  building
or  that  it  has  no  name,  and  bearing  the  verified  statement  of  an  architect  certifying  that
it  is  an  accurate  copy  of  portions  of  the  plans  of  the  building  as  filed  with  and  approved
by  the  local  authority  within  whose  jurisdiction  the  building  is  located.  If  such  plans  do
not  include  a  verified  statement  by  such  architect  that  such  plans  fully  and  accurately
depict  the  layout,  location,  apartment  numbers  and  dimensions  of  the  apartments  as  built,
there  shall  be  recorded  prior  to  the  first  conveyance  of  any  apartment,  an  amendment  to
the  Declaration  to  which  shall  be  attached  a  verified  statement  of  an  architect  certifying
that  the  plans  theretofore  filed,  or  being  filed  simultaneously  with  such  amendment,  fully
and  accurately  depict  the  layout,  location,  apartment  number  and  dimensions  of  the
apartment  as  built.

(3) In  all  registration  offices  a  book  called  “Register  of  Declaration  and  Deeds  of
Apartments  under  the  Maharashtra  Apartment  Ownership  Act,  1970”  and  Index  relating
thereto  shall  be  kept.    The  book  and  the  Index  shall  be  kept  in  such  form  and  shall
contain  such  particulars  as  the  State  Government  may  prescribe.

(4) It  shall  be  the  duty  of  every  Manager  or  Board  of  Managers  to  sent  to  the  Sub-
Registrar  of  the  sub-district  in  which  the  property  containing  the  apartment  is  situate,  or
if  there  is  no  Sub-Registrar  for  the  area,  to  the  Registrar  of  the  district  in  which  such
property  is  situate,  a  certified  copy  of  the  Declaration  and  Deed  of  Apartment  made  in
respect  of  every  apartment  contained  in  the  building  forming  part  of  the  property  together
with  a  memorandum  containing  such  particulars  as  the  State  Government  may  prescribe.

(5) The  Sub-Registrar,  or  as  the  case  may  be,  the  Registrar  shall  register  the
Declaration  alongwith  floor  plans  of  the  building  and  the  Deed  of  Apartment  in  the
Register  of  Declarations  and  Deeds  of  Apartments  under  the  Maharashtra  Apartment
Ownership    Act,    1970    and  shall  also  enter  particulars  in  the  Index  kept  under  sub-
section  (3).    Any  person  acquiring  any  apartment  of  any  apartment  owner  shall  be  deemed
to  have  notice  of  the  Declaration  and  of  the  Deed  of  Apartment  as  from  the  date  of  its
registration  under  this  section.

(6) Except  as  provided  in  this  section,  the  provisions  of  the 1[Registration Act,  1908],
shall mutatis  mutandis  apply  to  the  registration  of  such  Declaration  and  Deeds  of
Apartments  and  the  words  and  expressions  used  in  this  section  but  not  defined  in  this
Act,  shall  have  the  meanings  assigned  to  them  in  the 1[Registration  Act,  1908].

1  These  words  and  figures  were  substituted  for  the  words  and  figures  “Indian  Registration  Act,  1908”

by  Mah.  14  of  1986,  s.  4.

H  510-2

XVI
o f
1908.

Mah.
XV  of
1971.

XVI
o f
1908.
XVI
o f
1908.

Removal
from
provisions
of  Act.

Removal  no
bar  to
subsequent
resubmission
of  property
to  Act.

Bye-laws,
their
contents.

8

Maharashtra Apartment Ownership Act, 1970

[1971 : Mah. XV

14.

(1) All  the  apartment  owners  may  remove  a  property  from  the  provisions  of

this  Act  by  an  instrument  to  that  effect  duly  executed  :

Provided  that,  the  holders  of  all  charges  and  other  encumbrances  affecting  any  of
the  apartments  consent  thereto  or  agree,  in  either  case  by  instruments  duly  executed
that  their  charges  or  encumbrances  be  transferred  to  the  percentage  of  the  undivided
interest  of  the  apartment  owner  in  the  property  as  hereinafter  provided.

(2) Upon  removal  of  the  property  from  the  provisions  of  this  Act,  the  property  shall
be  deemed  to  be  owned  in  common  by  the  apartment  owners.    The  undivided  interest  in
the  property  owned  in  common  which  shall  appertain  to  each  apartment  owner  shall  be
the  percentage  of  undivided  interest  previously  owned  by  such  owner  in  the  common
areas  and  facilities.

15. The  removal  provided  for  in  the  preceding  section  shall  in  no  way  bar  the

subsequent  resubmission  of  the  property  to  the  provisions  of  this  Act.

16.

(1)  The  administration  of  every  property  shall  be  governed  by  bye-laws  a  true
copy  of  which  shall  be  annexed  to  the  Declaration.  No  modification  of  or  amendment  to
the  bye-laws  shall  be  valid,  unless  set  forth  in  an  amendment  to  the  Declaration,  and
such  amendment  is  duly  recorded,  and    a  copy  thereof  is  duly  filed  with  the  competent
autority.

(2) The  bye-laws  shall  provide  for  the  following  matters,  namely  :—

(a) The  election  from  among  the  apartment  owners  of  a  Board  of  Managers,  the
number  of  persons  constituting  the  same,  and  that  the  terms  of  at  least  one-third  of
the  members  of  such  Board  shall  expire  annually  ;  the  powers  and  duties  of  the  Board ;
the  compensation,  if  any,  of  the  members  of  the  Board  ;  the  method  of  removal  from
office  of  members  of  the  Board  ;  and  whether  or  not  the  Board  may  engage  the
services  of  a  Secretary,  a  Manager  or  Managing Agent,  and  specifying  which  of  the
powers  and  duties  granted  to  the  Board  by  this  Act  or  otherwise  may  be  delegated
by  the  Board  to  either  or  both  of  them  ;

(b) Method  of  calling  meetings  of  the  apartment  owners  ;  what  percentage,  if  other

than  a  majority  of  apartment  owners,  shall  constitute  a  quorum  ;

(c) Election  of  a  President  from  among  the  members  of  the  Board  of  Managers
who  shall  preside  over  the  meetings  of  such  Board  and  of  the  Association  of
Apartment  Owners  ;

(d) Election  of  a  Secretary  who  shall  keep  a  minute  book  wherein  resolutions  shall

be  recorded  ;

(e) Election  of  a  Treasurer  who  shall  keep  the  financial  records  and  books  of

accounts  ;

(f) Maintenance,  repair  and  replacement  of  the  common  areas  and  facilities  and

payments  therefor  ;

(g) Manner  of  collecting  from  the  apartment  owners  their  share  of  the  common

expenses  ;

(h) Designation  and  removal  of  persons  employed  for  the  maintenance,  repair  and

replacement  of  the  common  areas  and  facilities  ;

(i) The  method  of  adopting  and  of  amending  administrative  rules  and  regulations
governing  the  details  of  the  operation  and  use  of  the  common  areas  and  facilities  ;

1971 : Mah. XV]

Maharashtra Apartment Ownership Act, 1970

9

(j) Such  restrictions  on  the  requirements  respecting  the  use  and  maintenance  of
the  apartments  and  the  use  of  the  common  areas  and  facilities  not  set  forth  in  the
Declaration,  as  are  designed  to  prevent  unreasonable  interference  with  the  use  of
their  respective  apartments  and  of  the  common  areas  and  facilities  by  the  several
apartement  owners  ;

(k) The  percentage  of  the  votes  required  to  amend  the  bye-laws.
(3) The  bye-laws  may  also  provide  for  the  following  matters,  namely  :—

(a) Subject  to  the  provisions  of  this Act,  provision  for  regulating  transfer  or
partition  of  any  apartment  and  percentage  of  undivided  interest  in  the  common  areas
and  facilities  appurtenant  to  such  apartment,  subject  to  such  terms  and  conditions
as  may  be  specified  in  the  bye-laws  ;

(b) Provisions  enabling  the  Board  of  Managers  to  retain  certain  areas  of  the
building  and  lease  to  non-residents  for  commercial  purposes  and  for  distribution  of
resulting  proceeds  to  the  apartment  owners  as  income  or  application  thereof  in
reduction  of  their  common  charges  for  maintaining  the  building  ;

(c) Any  other  provisions  not  inconsistent  with  the  provisions  of  this  Act,  relating
to  the  audit  and  accounts  and  administration  of  the  property  and  annual  and  special
general  meetings,  annual  report  and  the  like.

17. No  apartment  owner  may  exempt  himself  from  liability  for  his  contribution
towards  the  common  expenses  by  waiver  of  the  use  or  enjoyment  of  any  of  the  common
areas  and  facilities,  or  by  abandonment  of  his  apartment.

18. Notwithstanding  anything  to  the  contrary  contained  in  any  law  relating  to  local
authorities,  each  apartment  and  its  percentage  of  undivided  interest  in  the  common
areas  and  facilities  appurtenant  to  such  apartment  (being  an  apartment  submitted  to
the  provisions  of  this  Act)  shall  be  deemed  to  be  separate  property  for  the  purpose
of  assessment  to  tax  on  lands  and  buildings  leviable  under  such  law  and  shall  be
assessed  and  taxed,  accordingly  ;  and  for  this  purpose,  a  local  authority  shall  make
all  suitable  rules  to  carry  out  the  provisions  of  this  section.    Neither  the  building,  the
property  nor  any  of  the  common  areas  and  facilities  shall  be  deemed  to  be  separate
property  for  the  purposes  of  the  levy  of  such  tax.

Waiver  of
use  of
common
areas  and
facilities  ;
abandonment
of apartment.

Separate
assessment.

19. All  sums  assessed  by  the  Association  of  Apartment  Owners  but  unpaid  for
the  share  of  the  common  expenses  chargeable  to  any  apartment  shall  constitute  a
charge  on  such  apartment  prior  to  all  other  charges except  only  (i)  charge,  if  any,  on
the  apartment  for  payment  of  Government  and  municipal  taxes,  and  (ii)  all  sums  unpaid
on  a  first  mortgage  of  the  apartment.

Charge  for
property  of
common
expenses.

20. Upon  the  sale  of  an  apartment,  the  purchaser  of  the  apartment  shall  be  jointly
and  severally  liable  with  the  vendor  for  all  unpaid  assessments  against  the  latter  or
his  share  of  the  common  expenses  upto  the  time  of  the  sale  without  prejudice  to  the
purchaser’s  or  grantee’s  right  to  recover  from  the  vendor  the  amount  paid  by  the
purchaser  or  grantee  therefore.  Any  such  purchaser  shall  be  entitled  to  a  statement
from  the  Secretary  or  Board  of  Managers,  setting  forth  the  amount  of  the  unpaid
assessment  against  the  vendor  and  such  purchaser  or  grantee  shall  not  be  liable  for,
nor  shall  the  apartment  sold  be  subject  to  a  charge  for  any  unpaid  share  of  common
expenses  against  such  apartment  accrued  prior  to  such  sale  or  request  in  excess  of
the  amount  therein  set  forth.

Joint  and
several
liability
of  vendor,
etc.,  for
unpaid
common
expenses.

10

Maharashtra Apartment Ownership Act, 1970

[1971 : Mah. XV

Insurance.

21. The    Manager    or    Board  of  Managers,  if  required  by  the  Declaration  or  the
bye-laws  or  by  a  majority  of  the  apartment  owners,  or  at  the  request  of  a  mortgagee
having  a  first  mortgage  covering  an  apartment,  shall  have  the  authority  to,  and  shall
obtain  insurance  for  the  property  against  loss  or  damage  by  fire,  and  such  other  hazards
under  such  terms  and  for  such  amounts  as  shall  be  required,  or  requested.  Such  insurance
coverage  shall  be  written  on  the  property  in  the  name  of  such  Manager  or  of  the  Board
of  Managers  of  the  Association  of  the  Apartement  Owners  as  trustee  for  each  of  the
apartment  owners  in  the  percentages  established  in  the  Declaration.  Premiums  shall  be
common  expenses.    Provisions  for  such  insurance  shall  be  without  prejudice  to  the  right
of  each  apartment  owner  to  insure  his  own  apartment  for  his  benefit.

Disposition
of  property  ;
destruction
or  damage.

22.

If  within  sixty  days  of  the  date  of  damage  or  destruction  to  all  or  part  of  the
property,  it  is  not  determined  by  the  Association  of  Apartment  Owners  to  repair,
reconstruct  or  rebuild,  then  and  in  that  event,—

(a) the  property  shall  be  deemed  to  be  owned  in  common  by  the  apartment  owners;

(b) the  undivided  interest    in  the  property  owned  in  common  which  shall  appertain
to  each  apartment  owner  shall  be  the  percentage  of  the  undivided  interest  previously
owned  by  such  owner  in  the  common  areas  and  facilities  ;

(c) any  encumbrances  affecting  any  of  the  apartments  shall  be  deemed  to  be
transferred  in  accordance  with  the  existing  priority  to  the  percentage  of  the  undivided
interest  of  the  apartment  owner  in  the  property  as  provided  therein  ;

(d) the  property  shall  be  subject  to  an  action  for  partition  at  the  suit  of  any
apartment  owner,  in  which  even  the  net  proceeds  of  sale  together  with  the  net  proceeds
of  the  insurance  on  the  property,  if  any,  shall  be  considered  as  one  fund  and  shall  be
divided  among  all  the  apartment  owners  in  percentage  equal  to  the  percentage  of
undivided  interest  owned  by  each  owner  in  the  property  after  first  paying  out,  all  the
respective  shares  of  the  apartment  owners  to  the  extent  sufficient  for  the  purpose
and  all  charges  on  the  undivided  interest  in  the  property  owned  by  each  apartment
owner.

Action.

23. Without  limiting  the  rights  of  any  apartment  owner,  actions  may  be  brought  by
the  Manager  or  Board  of  Managers,  in  either  case  in  the  discretion  of  the  Board  of
Managers  on  behalf  of  two  or  more  of  the  apartment  owners  as  their  respective  interest
may  appear,  with  respect  to  any  cause  of  action  relating  to  the  common  areas  and
facilities  or  more  than  one  apartment.    Service  of  process  on  two  or  more  apartment
owners  in  any  action  relating  to  the  common  areas  and  facilities  or  more  than  one
apartment  may  be  made  on  the  person  designated  in  the  Declaration  to  receive  service
of  process.

Act  to  be
binding  on
apartment
owners,
tenants,  etc.

24.

(1) All  apartment  owners,  tenants  of  such  owners,  employees  of  owners  and
tenants,  or  any  other  person  that  may  in  any  manner  use  property  or  any  part  thereof
submitted  to  the  provisions  of  this  Act  shall  be  subject  to  this  Act  and  to  the  Declaration
and  the  bye-laws  of  the  Association  of  Apartment  Owners  adopted  pursuant  to  the
provisions  of  this  Act.

(2) All  agreements,  decisions  and  determinations  lawfully  made  by  the  Association
of  Apartment  Owners  in  accordance  with  the  voting  percentages  established  under  this
Act,  Declaration  or  bye-laws,  shall  be  deemed  to  be  binding  on  all  apartment  owners.

1971 : Mah. XV]

Maharashtra Apartment Ownership Act, 1970

11

1[24A.

(1) The  State  Government,  by  notification  in  the Official  Gazette,  may

reduce  or  remit  whether  prospectively  or  retrospectively—

(a) the  stamp  duly  with  which  under  any  law  relating  to  stamp  duty  for  the  time
being  in  force,  instruments  or  documents  executed  by  or  on  behalf  of  a  promoter,  an
apartment-owner  or  association  of  apartment  owners  relating  to  any  of  the  purposes
of  the  Act  are  respectively  chargeable  ;

(b) any  fee  payable  by  or  on  behalf  of  any  promoter,  apartment-owner  or
association  of  apartment  owners  in  relation  to  the  instruments  or  documents  referred
to  in  clause  (a)  under  any  law  relating  to  the  registration  of  documents  or  to  court-
fees,  for  the  time  being  in  force  which  the  State  Government  is  competent  to  levy.

(2) The  State  Government  may  refund  the  amount  of  any  duty  or  fee  paid  in
pursuance  of  any  law  referred  to  in  sub-section  (1)  in  such  circumstances,  to  such
extent  and  subject  to  such  terms  and  conditions,  if  any,  as  the  State  Government  may
by  order  determine.]

Power  to
exempt  from
stamp  duty,
registration
fee  and
court-fees;
power  to
refund.

25.

(1) The  State  Government  may,  subject  to  the  condition  of  previous  publication
by  notification  in  the Official  Gazette,  make  rules  for  carrying  into  effect  the  provisions
of  this  Act.

Power  to
make  rules.

(2) Every  rule  made  under  this  section  shall  be  laid  as  soon  as  may  be  after  it  is
made  before  each  House  of  the  State  Legislature  while  it  is  in  session  for  a  total
period  of  thirty  days  which  may  be  comprised  in  one  session  or  in  two  successive
sessions,  and  if,  before  the  expiry  of  the  session  in  which  it  is  so  laid  or  the  session
immediately  following,  both  Houses  agree  in  making  any  modification  in  the  rule  or
both  Houses  agree  that  the  rule  should  not  be  made  and  notify  such  decision  in  the
Official  Gazette,  the  rule  shall,  from  the  date  of  publication  of  such  notification  have
effect  only  in  such  modified  form  or  be  of  no  effect,  as  the  case  may  be,  so  however
that  any  such  modification  or  annulment  shall  be  without  prejudice  to  the  validity  of
anything  previously  done  or  omitted  to  be  done  under  that  rule.

IV  of
1882.

26. For  the  removal  of  doubt,  it  is  hereby  declared  that  the  provisions  of  the
Transfer  of  Property  Act,  1882,  shall  in  so  far  as  they  are  not  inconsistent  with  the
provisions  of  this  Act,  apply  to  every  apartment  together  with  its  undivided  interest
in  the  common  areas  and  facilities  appurtenant  to  such  apartment  as  those  provisions
apply  in  relation  to  any  immovable  property,  and  the  provisions  of  this  Act  shall  take
effect,  notwithstanding  anything  to  the  contrary  contained  in  any  contract.

Removal  of
doubt.

27. The 2[enactment]  specified  in  the  Schedule  hereto  shall  be  amended  in  the

manner  and  to  the  extent  specified  in  the  third  column  thereof.

28.

If  any  provision  of  this  Act  or  any  section,  sentence,  clause,  phrase,  or  word,
or    application    thereof  in  any  circumstances  is  held  invalid,  the  validity  of  the
remainder  of  this  Act  and  of  the  application  of  any  such  provision,  section,  sentence,
clause,  phrase  or  word,  in  any  other  circumstances  shall  not  be  affected  thereby.

Amendment
to  certain
Acts.

Severability.

1  Section  24A  was  inserted  by  Mah.  53  of  1974,  s.  5.
2  This  word  was  substituted  for  the  word  “enactments”  by  Mah.  14  of  1986,  s.  5.

12

Maharashtra Apartment Ownership Act, 1970

[1971 : Mah. XV

SCHEDULE.

(See section  27)

Number and
year  of
enactment
1

Subject or title

Extent of amendment

2

3

1*

*

*

*

*

Mah. XLV of 1963.

The                Maharashtra
Ownership            Flats
(Regulation    of    the
promotion    of      con-
struction,                sale,
management          and
transfer) Act, 1963.

                        Mah.  XV
                    of  1971.

                Mah. XV
                of 1971.

Mah. XXIV
of 1961.

(1) In section 2—

(a) in clause (a),  after  the words
“part of a building” the words
“and  includes  an apartment”
shall  be  added  ;

(b) in clause (c), after the words
“building    of  flats”  the  words
“or      apartments”      shall      be
inserted;

(c)  in  clause  (e),  after  the  word
“flats” at both the places where
it occurs, the words “or apart-
ments”  shall  be  inserted;

(d) after clause (e), the following
shall  be  added,  namely  :—
“(f)  the  expressions  ‘apartment’
and    ‘apartment  owner’    shall
have the meanings, respectively
assigned to them in the Maha-
rashtra  Apartment  Ownership
Act, 1970”.

(2) Section 10 shall be renumbered
as sub-section (1) of that section
and    after    sub-section    (1)      so
renumbered,  the  following  sub-
section shall be added, namely :—
“(2) If any property consisting of
building or buildings is constuc-
ted or to be constructed and the
apartment takers propose to sub-
mit the apartments to the provi-
sions of the Maharashtra Apart-
ment Ownership Act, 1970 by exe-
cuting Declarations and Deeds of
Apartments  as  required  by  that
Act,  then  the  promoter  shall
inform the Registrar as defined
in the Maharashtra Co-operative

1  The  entries  relating  to  the  Bombay  Housing  Board  Act,  1948  and  the  Madhya  Pradesh  Housing

Board  Act,  1950  were  deleted  by  Mah.  14  of  1986,  s.  6.

[1971 : Mah. XV

Maharashtra Apartment Ownership Act, 1970

13

SCHEDULE—Contd.

Number and
year  of
enactment
1

Subject or title

Extent of amendment

2

3

Societies Act, 1960, accordingly ;
and  in  such  cases,  it  shall  not  be
lawful    to    form  any  co-operative
society    or    company,    and    each
apartment  owner  shall  be  entitled
to   the  exclusive    ownership   and
possession  of    his    apartment    as
provided  in  the  first  mentioned
Act.”.

(3) In section  11, after the  word “flat
takers”    the  words  “or  apartment
owners”  shall  be  inserted.

H 510-4,682 BKS.-3.2016

PRINTED  AT THE  GOVERNMENT PRESS,  KOLHAPUR.

