Get a personalized website for your Apartment using Residents Inc

Posted on May 6, 2013 by AditiK
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Residents Inc is the first to offer the ability to personalize domain names.

What does this mean? Well, for example, if you live in Alankar Apartments, you can create a customized site for your complex with the name alankar.residentsinc.com . This feature provides the best of both worlds to our customers – personalize their site plus have all the features and benefits that Residents Inc provides.

You can change your domain name at any time, and your content will always remain unaltered regardless of which of these options you choose.

We are also working to allow customization of look and feel such as font and colors of your apartment pages. This will be supported in future releases so watch this blog.

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Apartment Management System – Only 3 clicks to send EMAILS and SMS to thousands of Residents

Posted on February 18, 2013 by AditiK
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Do you know the easiest way to reach thousands of residents quickly?
When sending emails and SMS to residents about routine maintenance tasks (like water shut down due to tank cleaning etc) or payment reminders, you can save hundreds of man hours by using Residents Inc’s powerful Message Template features. This feature allows management committee of the association to create pre-defined customized messages that can be sent in bulk to select users just by few clicks.

Create New Message Template Screen

At the time of sending, the system can insert user specific values for name, maintenance amount or date.

Also, when such reminders are sent by junior office staff or by maintenance team, using a pre-defined template keeps the message consistent and avoids any grammar or spelling mistakes. All this makes the committee look professional and increases the level of engagement in the society.

Preview SMS message to be sent

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Paying EB bills online for Chennai & Tamilnadu

Posted on January 14, 2013 by lalitha
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EB bill payment Options

It was during the year 2009 that the Tamil Nadu government took a tech savvy step by introducing the online payment facility for EB bills for Chennai consumers.  This positive step was intended to nullify the long wait for consumers in EB bill payment counters in and around Chennai.  The following payment options are in addition to paying at the Teller counter in the EB office:

  • TNEB facilitates consumers to pay their EB bills online through their website (https://www.tnebnet.org/awp/login) using Credit Card, Debit Card & Internet Banking facility.
    • ‘News and Events’ in the TNEB online bill payment website provides details about assessment, error corrections, payment due dates and fines for late payment.
    • Guidelines (https://www.tnebnet.org/awp/guidelines) provides details on registration process.
    • FAQ (https://www.tnebnet.org/awp/faq) provides answers to frequently asked questions on registration and payment.
    • The board has further installed Any Time Payment (ATP) machines across select regions within Chennai, facilitating its consumers for direct drop payment of their EB bills through Cash, Cheque or a DD.
      • The ATP machines accept Cash payments.  However, Rupee note denominations of Rs.5 to Rs.1000 are only accepted by these machines.They do not accept coins.
      • Hence, you are required to round off your bill amount to the nearest Rs.5 exceeding the due (for instance, if you have an EB bill amount for Rs.2227, or Rs.2229, you have to pay in cash Rs.2230 as notes.).  All such excess amounts that you pay are adjusted in your next EB bill.
      • In case you pay or round off to the lesser amount, then the machine displays an alert/warning that since you have paid an amount lesser than your bill amount, your power connection would be disconnected and that you would have to pay your balance before the due date.
      • TNEB ATP machines are located at the following places in Chennai:
        • No.129 WallajahRoad,Triplicane, Chennai 600005
        • No.23, MalayappanStreet,Sowcarpet, Chennai 600001
        • No.41, ThanikachalamRoad,T.Nagar, Chennai 600017
        • No.144, Anna Salai, Chennai 600002
        • Refer to the following links for supporting and useful details:
  1. http://articles.timesofindia.indiatimes.com/2009-05-19/chennai/28209190_1_atp-machines-electricity-bills-power-bills
  2. http://centralgovernmentemployeesnews.in/2012/06/tneb-online-bill-payment-options/
  3. http://www.driveiin.com/chennai/listing/chennai/public-services/government-offices/electricity-department/tneb-any-time-payment-atp
  4. http://www.driveiin.com/chennai/article/atp-any-time-payment-tneb-tamil-nadu-electricity-board-any-time-payment-machine-anna-salai-triplicane-seven-wells-tnagar.html

How to get started and pay online:

  1. Consumers can visit the TNEB official websitehttps://www.tnebnet.org/awp/login and click on ‘New User’ to register as a new user.
  2. In this webpage, select your Region, enter Consumer Number (w/o region – refer to your white coloured meter card) and click ‘Check Details’.
    1. The first three characters in your service/consumer number is the section code, denoting your locality
    2. You can click on the ‘Select’ button appearing against the ‘Region’ field to select your region.  Your region and the corresponding Region Code is displayed against this field once you have selected your Region.  Your Region Code is also written on your Meter Card or printed in your previous EB bill receipts
    3. Then Enter your service/consumer number
  3. If the Service / Consumer Number you have entered is valid, then your corresponding Consumer Name and Address values also get displayed automatically.
  4. If you have entered a wrong Service / Consumer No while registering as a new User, you will be able to see the following error message:
  5. You will have to enter all other personal details in the rest of the fields and click on the ‘Submit’ button.
  6. Once the validations are complete, an automatic email with your newly created username and password is sent to your mail id.  You will then be ready to login to your user account.

Logging into your user account to pay your EB bill online

  1. Every time you need to pay your EB bill, you can visit the TNEB bill payment site at https://www.tnebnet.org/awp/login.   You can use your login credentials to enter into your Home page of your secure EB bill payment account.
  2. In this screen, details of your unpaid bills are displayed.  You can select the bill for which you require to pay your due amount.
  3. You can now select the appropriate option under the ‘Payment Options’ section to make your EB bill payment.
  4. If there are no dues, the screen provides an option to pay an advance.

Payment Gateway screen for consumers paying through Credit and Debit cards

a. Credit / Debit Card Payments: TNEB offers 4 Bank’s payment gateways (Bank of Baroda, IDBI Bank, Axis Bank, and ICICI Bank) for you to select from while you are paying your bill online, using your Credit / Debit card. Consumers can use any credit and debit cards that have a Visa or Master Stamping on them belonging to 39 banks listed on the site.

b. Further, TNEB facilitates customers of 3 banks, viz., Indian Bank, Indian Overseas Bank and Canara Bank to pay their bills directly using their Debit Cards.  Service Charges for these Debit Card transactions will vary from Rs.5 to Rs.10.

If you are paying through a Credit or a Debit card, the following set of payment gateway options appear for you to select, under the ‘Payment Mode’ section.

  • You will be now redirected to the corresponding payment gateway screen, where you can enter your credit or debit card details including the payment details.
  • Then select the required bank payment gateway.  Note here that you may select the gateway which has the least fees.
  • After you have entered your payment details check against the ‘I Agree’ check box.
  • Once you have entered these details, your online EB bill payment receipt is generated.  Your online EB bill payment is now complete.

Net Banking screen for consumers who avail Net Banking facility

If you are availing the Net Banking facility (No Charges), you will be redirected to your corresponding Bank’s Net Banking.  TNEB facilitates EB bill payments for its Consumers through its independent Net Banking set up with 14 banks.  Refer to the following picture.

  1. Click on the button next to the Bank in Net Banking section.
  2. You will be directed to your bank’s net banking screen
  3. To login, enter your bank’s net banking User ID and Password.
  4. The net banking process for online payment of EB bills differ from banks to banks.  Please refer to your Bank for the details. Once your payment is completed (success/failure), you will be redirected to the TNEB site with appropriate message.
  5. You can view your corresponding receipt in your TNEB login account website.

Further aspects you would need to note

    1. Multiple Consumer Numbers can also be registered through a single User login credential.  In this case every consumer number would have to be individually selected separately for making payment.
    2. Once the payment is made, you can also print your e-receipt for later references.
    3. You can also modify your profile or the password of your login.
    4. It has to be noted here that a Consumer Number or Username that has been registered once cannot be modified.  However, the same can be deleted and a new registration in turn can be made.

Other TNEB websites which may be useful

TNEB Reading Details – http://tneb.tnebnet.org/newlt/menu3.html

Complaints: http://tneb.tnebnet.org/ccms/

Bill Payment Guidelines – http://www.cityunionbank.com/uploads/tneb_screenshots.pdf

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Plans to make OMR a 6-lane affair

Posted on August 21, 2012 by GVK
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Nice thought, I thought reading in The Hindu about a plan for widening OMR to six lanes. Operative part of the news report reads: The 26.8 km stretch will run from Siruseri to Poonjeri, where it will join the East Coast Road. Two new by-passes have been planned to avoid areas that are urbanised and have too many buildings…. One by-pass,of 4.67 km, will come up in Padur and reach Thaiyyur-B  by-passing Kelambakkam.
I find no reference to a timeline for accomplishing this. For work on OMR Phase-1, started in 2008, has yet to be completed. Anyway, the media report carried on The Hindu website evoked some comments from residents. A notable comment, by Mr N.V.Chandrasekharan, suggest: : Build an elevated light rail track in the middle of the OMR right upto Thayur aligned with existing MRTS say from Taramani, run shuttle trains 24X7 at 15 minutes intervals, create huge ground level car / 2-wheeler parking sites in the vicinity of OMR at every km all along. This will encourage mass usage of the rail network for the future, reduce congestion on the road ….will also create a boom in housing all along OMR.

Cross-filed  at OMR Resident

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Property Tax, Water & Sewerage Tax assessment and payment – Chennai

Posted on August 12, 2012 by lalitha
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Just until a few years ago, water and sewerage tax was paid as part of the Property Tax in Chennai city.  However, after the formulation of the Chennai Metropolitan Water supply and Sewerage Board, Water and Sewerage taxes have to be paid separately.  Following are some facts:

  • The Water and Sewerage tax form 30% of the Property Tax.
  • Property Tax rates in Chennai are revised once in every 5 years.  It is levied on properties such as buildings, land and all other immovable property.

The following briefly describes the steps involved in the process:

  1. The first step is the assessment of property tax for your property.
  2. If you are satisfied with the assessment, you can pay the property tax once in every six months.
  3. If you are unsatisfied with the property tax assessment, you may appeal to the Chairman, Taxation Appeal Tribunal.
  4. We will look in detail each of the steps mentioned above regarding property tax.

Property Tax assessment for Chennai residents

The Commissioner of Chennai determines the annual value of any building, based on which the Property Tax is assessed.Property assessments are done based on predetermined rate per square feet (Plinth) of the property’s built-up area and used for calculating its Property Tax.

Method of Assessment

Reference courtesy: http://www.chennaicorporation.gov.in/departments/revenue/department.htm

“As per section 100 of Chennai City Municipal Corporation Act 1919, concept of reasonable letting value (R.L.V.) has been adopted for arriving at annual rental value and Half yearly tax for any property in Chennai City limits. The monthly rental value (R.L.V.) is fixed with reference to Basic Rate per Square feet for Residential and Non-Residential properties separately.”

This site provides details such as:

  • How the annual value of any property is calculated?
  • How Annual Value for Land(taken on lease or rent) is calculated?
  • Details of the Council’s resolution about levying property tax on vacant land based on its location.
  • Calculation of Half Yearly Property Tax for any property as percentage of annual rental value. Assessment methods of Special types of buildings like Nursing Homes, Hotels etc.

Online processes for all Property Tax related services

Chennai Corporation’s online website launch for easy access to information as well as services pertaining to Property, Water and Sewerage Taxes has come as a welcome move.  The following website provides links to all online processing related to Property tax:

http://www.chennaicorporation.gov.in/online-civic-services/Payment_NewIndex.htm

Online processing related to property tax in this website includes:

  • Property Tax Payment online
  • Acquiring receipt for Property Tax Online Payment
  • Viewing Property Tax payment status
  • Registering your phone number for services related to online Property Tax payments
  • Property Tax Self-Assessment

Property Tax – Current Rules and Procedures

Reference courtesy: http://www.chennaicorporation.gov.in/rules-procedures/propertyTax.htm

The above website details rules and procedures for (a) Rules and Procedures for Property Tax Assessment, (b) Property Tax Assessment Appeal, (c) Name Transfer in Property Tax Records.  For each category the website specifies aspects such as the place where forms are available, documents to be enclosed and the officers who could be contacted for the same.

Payment of Property tax

Residential property owners as well as commercial complex owners, hotels, hospitals, theatres etc. can now use the Chennai Corporation’s website to check status and make payments against related taxes levied.

  1. A demand notice is issued to every tax payer after the assessment of their corresponding taxes so that they can pay their dues.
  2. You can then adopt a suitable way of paying your Property tax as described under (Refer to the following heading on ,‘Modes of Property Tax Payment in Chennai’)

Modes of Property Tax Payment in Chennai

Currently there are different modes by which you can pay your property tax:

  1. Property taxes can be paid directly at the Chennai Corporation’s Zonal Offices.  The link, http://www.justdial.com/Chennai/corporation-zonal-officeprovides Zonal office addresses of Chennai Corporation where property taxes can be paid directly.
  2. Online payment:Online payment of property tax has become a very popular payment mode today.
    1. Use the URL/web address, http://www.chennaicorporation.gov.in/online-civic-services/editPropertytaxpayment.do?do=getCombo to access the online Property tax payment web page of the Chennai Corporation.
    2.                         Select your Zone Number and Division code.  Then enter your Bill Number and   Sub No and click on Submit button.
    3. You will be directed to the payment screen for payment of your Property Tax online.
    4. Property tax payments can also be paid through banks.  You can pay your property tax through 13 banks listed officially by the Chennai Corporation: Indian Bank, Canara Bank, Indian Overseas Bank, Punjab National Bank, ICICI, Corporation Bank, HDFC, City Union Bank, KarurVysya Bank, State Bank of India, Andhra Bank, Axis Bank etc.
  • These banks do not charge for their services while you pay your property tax through them.  You can pay using Cheques, Cash or Demand Drafts.

Issues with property tax Assessments and Appeals

  1. If the Assessment of Tax is found to be unsatisfactory, applicants can appeal by paying 50% of the assessment to The Chairman, Taxation Appeal Tribunal.
  2. Still if your case has been rejected by the Tribunal, you can further appeal for your case at the city civil court in Chennai. Refer to the website that specifies the rules and procedures of payment of Property tax (http://www.600042.in/index.php?option=com_content&view=article&id=134&Itemid=63)

Payment of Water & Sewerage Tax in Chennai

Online payment of Water & Sewerage tax

Using KIOSKs for Water & Sewerage tax payment

References:

  1. http://ibnlive.in.com/news/metro-water-instals-kiosks-to-pay-water-tax/207095-60-120.html
  2. http://www.chennaimetrowater.com/news/2011/pr_028.htm
  • Chennai Metro Water has installed KIOSKs in Anna Nagar and Indira Nagar areas for the residents to easily pay water tax.  Water tax payments can be made for any property in Chennai through these KIOSKs.  These KIOSKs function round the clock to aid consumers to pay their water tax bills anytime.
  • Following are the Metro Water office addresses where these KIOSKs are located:
    • Anna Nagar: office-V, No 227, second avenue, 12th main road, Anna Nagar
    • Indira Nagar: office-X, No 42, first Main Road, Indira Nagar
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Registering Home Owners Association in Chennai

Posted on July 6, 2012 by lalitha
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An Apartment Owner’s Association is a club where all owners / residents of the apartment (in some cases tenants too) are members.  This association protects the rights of the apartment owners, maintains the common areas, amenities and facilities available within the apartment complex.

In Tamil Nadu, The Home Owner’s Association of an apartment complex may be registered under the Tamil Nadu Societies Registration Act, 1975. By default all owners are members of the association.  (http://www.scribd.com/doc/43951806/The-Tamil-Nadu-Societies-Registration-Act-1975) or the Tamil Nadu Co-operative Societies Act, 1983.

Importance of registering a Home Owner’s Association

Disputes are a common phenomenon within a society.  Within an apartment complex especially, disputes pertaining to common areas, maintenance costs, car parking, common assets of the apartment complex such as back-up power supplies etc. are quite common.  Approaching a court to settle these petty issues would mean lot of time and money. However registered Home Owner’s Welfare Association (which has legal benefits and authority of suing or defending for issues) can  mediate and resolve such issues quicker.

How to form a Home Owner’s Association for an apartment complex

  1. A minimum of 5 residents (members) are required for forming a Home Owner’s Association, as per the provision in the Tamil Nadu Apartment Ownership Act, 1994.  They are the committee members of the association.
  2. A ‘Memorandum’ for the association has to be formulated in the first instance.
  3. Following aspects would have to be included in the memorandum:
    1. Name and objects of the association
    2. Name , Addresses, and occupation of the members of the committee
    3. Formulation of by-laws of the association, which includes all the rules and regulations conducting the society / apartment complex’s affairs.  Advice of a legal consultant may also be sought if necessary for formulation of the memorandum.  Major aspects of these by-laws include:

i.      Association’s basic details such as name of Association, Address, date of its formation, jurisdiction details along with its activities and objects, working hours etc.

ii.      Rights and Privileges for members.

iii.      Name and related significant particulars of persons who can legally represent on behalf of the Association or against whom legal action can be taken on behalf of the Association, details of persons to be contacted regarding the Association’s business and administrative affairs etc.

iv.      Restriction and enrolment of members, their qualifications, enrolment or other fee to be collected from members etc.

v.      Circumstances under which a member can be removed, penalties imposed against members during instances such as delay in payments.

  1. It has to be ensured that the formulated memorandum is in legal accordance / accordance to the by-laws (advice of a legal consultant may be sought)
  2. The memorandum has to be filed with the concerned Registrar of Societies by a member of the committee
  3. This legally correct memorandum would have to be then typewritten and duly signed by all the members.
  4. Please refer to the PDF document in the below link for the legal requirements to be fulfilled by the registered socities, statutory remedies and the address of the registration offices http://www.tn.gov.in/citizen/regist_dept.pdf
  5. Click here for a template by-law / Model Memorandum of Association document <Apartment_Association_Byelaws_Template>
    1. Registrar Offices in Chennai for registering Apartment Associations:

Renewal of Registration and periodic operations of the Association

The Tamil Nadu Societies Registration Act, 1975 section 44 (3) clearly indicates the process of renewal of registered societies.  A registered society would have to formally undertake significant operations such as conducting elections, filing of their tax returns, accounts statements and Minutes of their General Body meetings.  Once a Home Owners Association is registered, an annual renewal of this registration is mandatory, failing which the Association is deemed defunct and can be legally condoned.  Following websites can be referred for more information on how such societies are deemed defunct and condoned: http://www.hindu.com/2004/07/10/stories/2004071011570300.htm and http://www.scribd.com/doc/43951806/The-Tamil-Nadu-Societies-Registration-Act-1975.

Important information you would require

i.      Chennai(South): District Registrar,9, Jeans Road,Saidapet, Chennai -600 015; Email:drochennaisouth@tnreginet.net; (044)-24323170

ii.      Chennai(Central): District Registrar, 72 (Chamiers Road), PonMuthuramalingaThevar Rd, Chennai- 600 018; Email:drochennaicentral@tnreginet.net;  (044)-24363607

iii.      Chennai(North): District Registrar,1, Murthygal lane, Chennai – 600 001; Email: drochennainorth@tnreginet.net; (044)-25266215

  1. Services provided by clubs or welfare associations such as Home Owner’s Associations are defined as taxable services in Section 65, Clause (105) of the Finance Act 1994 (Click here for information on Service Taxes for applicable for Apartment Associations).
  2. Important websites:
    1. http://www.hindu.com/pp/2008/07/26/stories/2008072650020200.htm. (lists basic provisions framework of the Apartment Association and Society’s Act)
    2. http://www.hindu.com/pp/2004/09/18/stories/2004091800040300.htm (lists practical issues and accountability of an owner’s welfare association)
    3. http://www.hindu.com/pp/2007/11/10/stories/2007111050030100.htm(lists basic FAQs that may arise during formation of a Home Owner’s Association in Chennai).A few of these major FAQs may be

i.      Issues regarding changing name of the Association

ii.      Amendments required within by-laws of the Association’s memorandum

iii.      Definition and scope of the phrase, “Common areas / common facilities”.

iv.      Calculation of maintenance and other charges.

v.      Cutting amenities for a resident in case of non-payment of common maintenance?

vi.      Forum for instituting legal proceedings for issues of the Association.

vii.      Issues regarding car parking allotments

viii.      Restricted access of certain facilities within the apartment complex to select owners.

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Service Tax on Apartments in India / Union Budget 2012

Posted on June 19, 2012 by lalitha
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Service tax for payments made to buildings and complexes under construction or awaiting approvals from the concerned authority has been raised to 12.36% in the Union Budget 2012-13 from the earlier 10.3% proposed in the Union Budget 2010.  Such buildings include constructions of any form including apartment complexes, row houses, flats, or even industrial and commercial complexes.

Likely questions in homeowner’s mind include, who will pay for this service tax (builder or buyer), whether payments made for amenities like parking spaces and preferred locations/Views would attract service tax or how much would be the service tax for other aspects such as apartment maintenance etc.  Let us clearly probe into what this situation would mean to you as a home buyer.

Service Tax is applicable for:

  1. Service Tax is levied on properties and buildings that are under construction.  It is the builders responsibility to pay the service tax to the government and the burden is passed on to the buyer. Any building is deemed complete only after the concerned authorities have issued a ‘completion certificate’ to its builder.
  2. Most buyers tend to book their houses when it is still under construction, viz., before the ‘completion certificate’ is issued to the builder.  Hence, all such amounts paid by the buyer will come under service tax perview. Note: Around 67% of your property price fall under cost of land, materials etc., which do not come under this service tax bracket.  Hence, you are required to pay service tax only against the rest of the 33% of the cost of your property to the builder.
  3. The Service Tax is also levied on any modifications within or outside the complexes, on complexes sold for their preferential location such as houses located at a higher floor or facing amenities such as lakes, swimming pool or a particular direction.  Following are the other amenities for which the service tax is levied for:
    1. Extra amount you would be paying the builder for availing such amenities.
    2. Costs incurred via additional developments done by the builder within the complex such as roads within the complex, landscaping or pavements etc.
  4. Maintenance charges, collected by Apartment Owners Association (on a monthly basis) from the owners of the apartments, if above a threshold attract service tax. As per the Union Budget 2010, service tax is applicable against a threshold of Rs.3000/month/member paid as maintenance charges by an apartment owner.  This service charge threshold has however been increased to Rs.5000/month/member.

Service Tax is exempted under the following situations:

  1. If you have paid the entire amount for your property to the builder after he has obtained the ‘completion certificate’.  However such cases are very rare because most buyers pay the entire amount before the ‘completion certificate’ is obtained by the builder.
  2. Service tax is not applicable to resale properties because, they would have already obtained the ‘completion certificate’.
  3. It has been quite positively stated in the budget that you are not required to pay a service tax amount for the parking space you buy.
  4. Service Tax exemption is provided to construction done under the Jawaharlal Nehru National Urban Renewal Mission and Rajiv Awaaz Yojana by notification no. 28/2010 dated 22nd June 2010.

There are several more questions that may arise in a home buyer’s mind regarding the service tax paid to the builder. Some of these questions include:

i.      Whether a service tax would be levied for amounts paid after reception of the ‘completion certificate’ by the builder?

ii.      If a buyer withdraws from the scheme, will the Service Tax amount paid be adjusted if the builder refunds an amount paid by the buyer thus far?

iii.      If there is no construction happening for a considerably significant period of time, will the builder refund the ST to the buyer at any point of time? Etc.

These questions are answered in the webpage, http://bit.ly/h7eU0z or http://taxguru.in/service-tax/faq-on-service-tax-on-construction-of-residential-commercial-premises.html.

Case Study – Service Tax on Apartment Purchase

Let us consider a typical example.  Assume that you buy a 1000 sq. feet apartment for Rs.4000 per sq. ft.  Let us also assume that you are paying Rs.100 per sq. ft. extra as a higher floor facility cost in the 7th floor.  Further, assume that you also buy a parking space for Rs.1 lakh.  The total cost of your apartment will be Rs.42 lakhs.  Assuming that you have paid the entire amount to your builder before he obtains his ‘completion certificate’, let us investigate the amount of service tax that the builder would be recovering from you:

  • Rs.1 lakh that you pay for your parking space is not subject to any service tax.
  • However, the amount of Rs.1 lakh that you pay for availing the higher floor amenity is subject to service tax, which comes up to Rs.12,360.
  • Out of rest of the 40 lakhs that you are paying for your apartment, 67% of the amount (Rs.26,80,000) is considered as material, land and other costs.  Hence this amount does not have any service tax levied.
  • A service tax is levied only on the remaining 33% (Rs.13,20,000).  This amounts to Rs.1,63,152.
  • Hence the total service tax that you would have to pay will be Rs.1,63,152 + Rs.12,360 = Rs.1,75,512.
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