Short answer: Yes. Since 30 September 2026, a housing society member who lives abroad, is critically ill or has a disability can join the redevelopment general body meeting by video call, and that vote counts. But 51% of all members must still be physically present in the room. Video helps NRI owners take part. It does not let a society hold the meeting online.
What changed on 30 September 2026
The Maharashtra Co-operation Department issued Government Order No. SGRYO-2026/C.R.108/14-S under Section 79A of the Maharashtra Co-operative Societies Act, 1960. It replaces the 4 July 2019 GR that every society followed to choose a developer (official order, Marathi). The rules apply to developer-led, self and cluster redevelopment.
Under the 2019 GR there was no video option. A member abroad had to fly in or stay out of the decision.
Who can join by video
The order allows video participation for members who are:
- living abroad,
- critically ill,
- living with a disability, or
- otherwise unable to attend in person.
A member who joins by video counts towards the two-thirds quorum and towards the 51% approval vote (paras 6(a) and 12(c)).
The rule NRI owners miss: 51% must be in the room
Video members count, but they do not replace physical attendance. At least 51% of all members must attend in person for the meeting to be valid. The order also rounds every fraction up (para 15).
Take a society of 24 members:
- Quorum (two-thirds): 24 x 2/3 = 16 members.
- Physically present (51%): 24 x 0.51 = 12.24, rounded up to 13 members in the room.
- Approval (51% of all members): 13 yes votes, in person or by video.
If 9 of those 24 members live abroad, the 13 people in the room must come from the 15 who live in Mumbai. If three local members are unwell or travelling, the meeting cannot go ahead. If quorum fails, the society gets one adjourned meeting within a month. If that fails too, the subject cannot come back for three months (para 6(a)).
Can a relative vote for me instead?
Not at the developer-selection meeting. The order says a representative of a member cannot be sent (para 12(d)). In our reading, a relative holding your power of attorney should not expect to vote for you there. Confirm this with your lawyer for your own case.
A written objection or emailed opinion from a member who is not present is also not considered (paras 6(b) and 12(d)). If you want your view to count, join by video or attend.
What else NRI members should know
- Secret ballot on request. If one-fifth of members ask in writing, the developer vote is by secret ballot (para 12(d)).
- The general body decides the big terms. The draft tender, the development agreement terms and the developer's bank guarantee are now approved by the general body, not the managing committee alone.
- Notice by email. The developer-vote agenda must go out 14 days ahead, by hand, registered post or email (para 12(b)). Make sure the society has your current email ID.
- Nobody vacates early. Members move out only after all approvals are in place and their own permanent alternate accommodation agreement is registered (para 13(8)).
- Deadline for the developer. The project must finish within two years of the plinth certificate, three in exceptional cases (para 13(1)).
Why this matters in Juhu
On 3 August 2026, the defence restriction around the Signal Transmitting Station in Juhu was cut from about 457 metres (500 yards) to 100 metres, as mid-day reported. Around 200 older Juhu buildings were stalled by the old zone, according to the residents' association quoted by Hindustan Times. Many of these societies have members abroad. They will be among the first to run redevelopment from the start under the new rules, so the 51% in-person rule will decide whether their first meeting can happen at all.
What to do now if you live abroad
- Send your society your current email ID and phone number.
- Ask the committee how many members can attend in person. If they cannot reach 51% in the room, the meeting should not be called yet.
- Plan a visit around the meeting date if your society is close to the 51% line. Your presence may be what makes the meeting valid.
- Keep copies of the structural audit, conveyance papers and any old developer agreement.
If your society in Juhu, JVPD or Vile Parle West is starting redevelopment and many members live abroad, send us the member mix and the society papers. We will tell you whether the meeting maths works and what a realistic proposal for your plot looks like. Call or WhatsApp Dhaval Seth at Khojmaster Property Consultants on 9321058605. MahaRERA-registered advisory (A51800047853).
Based on the Government Order of 30 September 2026 and press reports cited above. General information, not legal advice.