Housing society and RWA rules for terrace waterproofing and façade work
Who decides and who pays for terrace waterproofing, external painting and façade changes in Indian housing societies and apartment associations, and how to get approval.
In a housing society or apartment building in India, the terrace and the outside walls are usually common areas. That means waterproofing the terrace, repainting the exterior or repairing the façade is normally decided by the managing committee or the general body and paid from the society's repair or maintenance fund, or by a special contribution from members, rather than by one flat owner alone. Equally, an individual owner usually cannot change the façade, enclose a balcony, clad a wall or put a shed on the terrace without the society's written approval. The details depend on the society's registered bye-laws and the state law under which it is registered.
Part of roof and façade cost per sq ft in India.
Which law applies to your building
| Type of body | Typical legal basis | Who decides on common repairs |
|---|---|---|
| Co-operative housing society | State co-operative societies act and the society's registered bye-laws, often based on model bye-laws issued in that state | Managing committee, with general body approval for larger works |
| Association of apartment owners | State apartment ownership act, deed of declaration and bye-laws | Board or committee of the association |
| Resident welfare association (RWA) | Often registered under the Societies Registration Act, 1860 or a state version | Executive committee, within its rules |
| Building still with the builder | Agreement for sale and RERA rules until the association takes over | Builder or maintenance agency |
Check which one your building is. A registered co-operative housing society is governed differently from an RWA that only manages services.
Who pays: the usual split
| Item | Usually paid by | Notes |
|---|---|---|
| Terrace waterproofing over the whole building | Society / association | Common area, even though the top-floor flats benefit most |
| External painting and façade repair | Society / association | Often from a repair fund or special contribution |
| Repair of internal leaks from a flat's own bathroom | The flat owner | Internal fittings |
| Damage to a lower flat caused by an upper flat's internal leak | Usually the upper flat owner | Depends on bye-laws and facts |
| Exclusive-use terrace attached to a penthouse | Depends on sale deed and bye-laws | Some deeds make the owner responsible for upkeep |
| Balcony grills, enclosures, individual window shades | The flat owner, with approval | Façade uniformity rules often apply |
How the cost is shared among members is set by the bye-laws: some societies share by area of each flat, others equally per flat, and some by a mix. See the apartment façade repainting cost per flat for worked examples of both methods.
How a society usually runs a façade or terrace project
- Inspection and scope. The committee gets the building inspected. For older buildings, a structural audit may be required by local rules or advised by an engineer.
- Specification. A consultant or the committee writes the scope: system, coats, preparation, measurement method.
- Quotations. Several contractors quote on the same scope. Many societies use a tender-like process with sealed quotes.
- General body approval. Larger expenditure usually needs a resolution of the general body, according to the bye-laws.
- Contract and payment schedule. A written contract with stage payments and retention; see the retention and payment calculator.
- Supervision and handover. Water tests on the terrace, photographs of each stage, and an inspection after the first monsoon before releasing retention.
- Records. Minutes, quotations, contract, invoices and warranties kept with the society.
If you want to change your own façade
- Write to the committee with drawings and the product proposed (cladding, grills, a shed, a window enclosure).
- Expect conditions on colour, material, projection and safety. Many societies insist on a uniform façade.
- Remember that municipal permission may also be needed. Society approval does not replace it. See building permission for roof and façade alterations.
- Get the approval in writing before you pay a contractor.
If the society will not fix a leaking terrace
Top-floor owners often suffer first. Practical steps:
- Report the leak in writing to the secretary with dated photos.
- Ask for it to be placed on the agenda of the next committee or general body meeting.
- If the society is a registered co-operative and does not act, the state's registrar of co-operative societies has powers under the state act; some disputes go to the co-operative court.
- If the building is new and still within the builder's defect period, see new flat roof leak: builder and RERA.
FAQ
Can the top-floor owner be made to pay alone for terrace waterproofing?
In most societies the terrace is common property and repair is a common expense. The bye-laws or an exclusive-use clause in the sale deed may say otherwise; check them.
Does the society need GST on the contract?
If the contractor is registered and supplies and applies material, GST is generally 18% on the contract value. See GST on roofing, cladding and painting work.
Can a society refuse my balcony enclosure?
Societies often restrict changes that alter the façade or common areas. Ask for the reasons in writing and check the bye-laws.
What is a sinking fund?
A fund some societies keep for major repairs. Whether it can be used for terrace or façade work, and how, depends on the bye-laws.
Sources and where to check
- Your state's co-operation department and registrar of co-operative societies — bye-laws and dispute routes (search your state government portal)
- Ministry of Housing and Urban Affairs — RERA and housing policy
- India Code — text of central acts such as the Societies Registration Act, 1860 and the Real Estate (Regulation and Development) Act, 2016
