Every society splits its common expenses among flats somehow. The two honest ways are equal (fixed) charges and area-based (per sq ft) charges, and most committee arguments about maintenance are really an argument about which philosophy applies to which expense. Here is the clean way to think about it.
The two philosophies
| Fixed per flat | Per sq ft | |
|---|---|---|
| Logic | Services are consumed per household | Costs scale with the size of what you own |
| Fits best | Security, housekeeping, clubhouse, admin | Repairs, sinking fund, structural insurance |
| Feels fair to | Larger flats | Smaller flats |
| Watch out | Small flats subsidise big ones on asset costs | Needs a reliable area register |
What model bye-laws actually say
Model bye-laws in several states split the difference: service-type expenses are shared equally among flats, while property-linked charges follow the flat: repair fund and sinking fund as a percentage of construction cost (which scales with area), water by inlets or consumption, parking by slots. In other words, the honest answer is usually a mix, head by head, not one rule for the whole bill. Your society's registered bye-laws are the deciding document.
Worked example
A 50-flat society spends ₹2,96,000 a month. Two flats compare like this:
| Charge head | Basis | 2 BHK (900 sq ft) | 3 BHK (1,480 sq ft) |
|---|---|---|---|
| Security + housekeeping + admin | Equal | ₹2,600 | ₹2,600 |
| Repairs + sinking fund | ₹2.20 / sq ft | ₹1,980 | ₹3,256 |
| Total | ₹4,580 | ₹5,856 |
Both flats pay the same for the guard at the gate; the bigger flat carries more of the building's long-term upkeep. Most general bodies find this the easiest split to defend.
If your society wants to switch basis
- Verify the area register first: per sq ft billing is only as fair as the areas on file, and use one consistent definition (usually carpet or built-up as your bye-laws define).
- Model the new bill for every flat before the general body votes; surprises kill resolutions.
- Mind the GST line: area-based increases can push larger flats past the ₹7,500 exemption.
- Record the resolution and effective date, and keep the old basis visible in the books for the audit trail.
Basaira charge plans carry their basis per head: fixed per flat, or a rate times the flat's registered area. The flat register holds the areas, invoices show the multiplication on their face (rate × sq ft), and before any invoice run the committee sees a preview of every flat's bill, including who crosses the GST line. Changing basis is a configuration change with a preview, not a spreadsheet rebuild.
Common questions
Can different heads use different bases?
Yes, and that is usually the fairest design: equal for services, per sq ft for asset-linked heads.
Which area do we use?
Whichever your bye-laws define, applied consistently to every flat. Mixing carpet for some flats and built-up for others is how billing disputes start.
Do vacant flats pay?
Yes. Charges attach to the flat, not to occupancy; most bye-laws allow at most a partial concession on specific service heads, if the general body has resolved one.