Life Cycle Of a Housing Scheme

This section briefly describes the various stages of a housing scheme in IRWO from concept to completion.

Demand Survey
The first stage in the project life cycle is carrying out a Demand Survey to assess the requirement of different types of houses at the place. The notice for Demand Survey is published in newspapers and also given in IRWO Samachar Darshan. However, the Demand Survey may be dispensed with if it is felt that adequate demand exists at the place. For example it has been the experience of IRWO that the requirement of dwelling units at places in or around metro cities is quite high.

Land procurement
The next stage is procurement of land. Efforts to procure land is commenced based on the assessment of demand. This is the most difficult and time consuming process. Earlier it was possible to obtain land directly from the state land development authorities at different places. This way the cost of land used to remain within reasonable limits. This source has dried up. The land development authorities are now selling land only through open auction. Therefore The only course now open is to procure land from private sources. This has not only proved to be time consuming and calls for extra care, it has also pushed up the cost of land.

Appointment of Architect
After the land is procured, an architect is appointed for preparation of plans, estimates etc. which have to be got approved by the civic authorities. Approval of plan by the concerned civil authority includes many different types of clearances and is a long arduous process.

Project Brochure
Simultaneously, in terms of Para 11.8 of IRWO General Rules, tentative details of the scheme are worked out and a Brochure is prepared containing project details, approximate costs, payment schedules etc. It also contains the Application Form for Booking of a dwelling unit. Wide publicity is give by placing advertisement in news papers, inserting the information in Samachar Darshan and in IRWO web site. Members can obtain the Project Brochure from IRWO, Railway Office Complex , Behind Shanker Market, New Delhi or download The Brouchure from IRWO Website and apply for a house along with the Booking Money.
Project Brochures are sent suo motto by IRWO free of cost to the participants in the Demand Survey for a particular scheme. Those who had not participated in the Demand Survey but are interested in procuring a house may purchase the Project Brochure from the address given above, or download it from the IRWO website.

Applying for a house
A Member may apply for a house in more than one scheme. However, only one IRWO dwelling unit will be allotted. More than one house may be allotted only if no first time applicant is waiting for a house in that scheme.

Tender for Works
Simultaneous steps are taken to finalize tenders and appoint contractors for construction of houses.

Payment Schedule
Members are required to pay the cost of the house in stages. First three installments are time related and are normally fixed in a manner to cover the cost of land and initial preliminary expenses. Since these installments are time related, no call letters are issued for their payment. Other installments are progress related. Generally, details of payment dates of a few (including at least first three) instalments are mentioned in the Booking letter. For other instalments, call letters are issued. However, details of latest call for instalments are also available on IRWO website, project-wise.

Booking Letter
On receipt of application for Booking of Dwelling unit, booking of a dwelling unit is made on the basis of seniority of Membership. A Booking Letter is then issued to those who have been able to be accommodated in the Scheme. The Booking Money of the unsuccessful applicants is returned. A few names are also kept on the Waiting List. Provisional Booking Letter is issued to those whose names are kept on the Waiting List and a Waiting List Number is allotted so that the Members can keep a track of their position. In case of withdrawal from the scheme by a Member to whom a Booking letter has been issued, the resultant vacancy is allotted to the senior most person on the Waiting List.

Allotment
On completion of construction, allotment of actual dwelling unit is made through a computerized draw of lots. However, possession letters are issued and possession given only after clearance of all dues by the Member.

Maintenance Fund & DRF
In addition to normal installment payment, Members are also required to pay one-time Maintenance amount and Depreciation amount for creation of a corpus for Maintenance Fund and Depreciation Reserve Fund which are passed on by IRWO to the Residents Welfare Society for maintenance and upkeep of the common facilities of the colony and replacement of capital assets as and when required.

Resident Welfare Association
Members of each scheme are required to form a Residents Welfare Society for the upkeep and maintenance of the common facilities of the colony. The RWA is to be registered with the Registrar of Societies, according to the relevant laws of the state concerned. Each allottees is automatically deemed to be a Member of the Society. The Society functions according to the by-laws framed by it in consultation with IRWO.

IRWO’s role becomes negligible after the Society is formed and maintenance of the colony is handed over to the Society, except for issue of No Objection certificate (NOC) for transfer of the Dwelling Unit.

IRWO houses can be sold/purchased subject to rules prevalent at the relevant point of time. For details please consult IRWO General Rules, 2013 .