Social Audit for PMAY Consolidated Report

Social Audit for PMAY

Consolidated Report

January 2020 – May 2020

Mahila Housing Sewa Trust

Contents 1. Introduction ...... 4 1.1 Pradhan Mantri Awaas Yojana (PMAY) ...... 4 1.1.1 In-situ Slum Redevelopment (ISSR) ...... 5 1.1.2 Affordable Housing Project (AHP) ...... 5 1.1.3 Beneficiary Led Construction (BLC) ...... 5 1.1.4 Credit Linked Subsidy Scheme (CLSS) ...... 6 1.2 PMAY in India ...... 6 1.3 Need for review of PMAY through Social Audit: ...... 7 2 Social Audit ...... 7 2.1 What is Social Audit? ...... 7 2.1.1 Definition ...... 7 2.2 Objectives of Social Audit ...... 7 2.3 Scope of Social Audit ...... 8 2.4 Methodology ...... 8 2.4.1 Tools ...... 9 2.4.2 Parameters ...... 10 2.5 Cities Identified for Social Audit ...... 11 3 Beneficiary Led Construction (BLC) ...... 12 3.1 Case 1: Mansa ...... 13 3.1.1 Observations: ...... 13 3.2 Case 2: Modasa ...... 14 3.2.1 Observations: ...... 15 Case 3.3: Balasinor ...... 15 3.3.1 Observations: ...... 16 Case 3.4: Bavla ...... 17 3.4.1 Observations: ...... 17 Case 3.5: Umreth ...... 18 3.5.1 Observations: ...... 19 Case 3.6: Tarsadi ...... 19

3.6.1 Observations: ...... 20 3.7. Summary for BLC:...... 21 4. In-situ Slum Redevelopment (ISSR) ...... 24 4.1 Case 1: Ahmedabad ...... 25 4.1.1 Observations: ...... 25 4.2 Case 2: Vadodara...... 26 4.2.1 Observations: ...... 27 4.3 Summary for ISSR: ...... 28 5 Affordable Housing Projects (AHP) ...... 32 5.1 Case 2: Jamnagar ...... 33 5.1.1 Observations: ...... 33 5.2 Case 3: Surat ...... 34 5.2.1 Observations: Vesu: Affordable Housing Project...... 34 5.3 Summary for AHP: ...... 35

1. Introduction

India is on the path of global trend of increasing urbanization with 31.16% of its population living in the cities as per the 2011 census. This increasing urbanization has resulted in the demand of more housing across India. As a result various programs and policies were introduced to minimize the setbacks in the housing sector over a period of time. These efforts began with construction of houses in 1960s, to improvement and up gradation of slums through the 1970s and 1980s, since mid-2000 programs such as the Basic Services to Urban Poor (BSUP), Integrated Housing and Slum Development Program (IHSDP), Rajiv Awaas Yojana (RAY) in 2013, so on and so forth. Meanwhile, the shortage of housing continued to grow in India standing at 19 million homes as per the 2011 census. With such disquieting numbers, in 2015 the central government announced a comprehensive mission ‘Pradhan Mantri Awaas Yojana (PMAY) – Housing for all by 2022’.with two components- Urban and Rural.

1.1 Pradhan Mantri Awaas Yojana (PMAY) It is an initiative by Government of India in which affordable housing will be provided to the urban poor with a target of building 20 million affordable houses by 31 March 2022. This Mission will provide central assistance to implementing agencies through States and UTs for providing houses to all eligible families/ beneficiaries by 2022. Mission with all its components has become effective from the date 17.06.2015 and will be implemented up to 31.03.2022.

The mission seeks to address the housing requirement of urban poor including slum dwellers through following programme verticals:  Slum rehabilitation of Slum Dwellers with participation of private developers using land as a resource  Promotion of Affordable Housing for weaker section through credit linked subsidy  Affordable Housing in Partnership with Public & Private sectors  Subsidy for beneficiary-led individual house construction /enhancement.

As per the scheme, the identified beneficiaries are defined as follows, “A beneficiary family will comprise husband, wife, unmarried sons and/or unmarried daughters. The beneficiary family should not own a pucca house either in his/her name or in the name of any member of his/her family in any part of India to be eligible to receive central assistance under the mission.” For all the individual verticals/schemes under this mission various eligibility criteria have been identified/defined as per the respective state government in some cases. The following are the key components that shall be provided across the four verticals under this scheme:

 The mission will support construction of houses upto 30 square meter carpet area with

basic civic infrastructure  Slum redevelopment projects and Affordable Housing projects in partnership should have

basic civic infrastructure like water, sanitation, sewerage, road, electricity etc.  The minimum size of houses constructed under the mission under each component should conform to the standards provided in National Building Code (NBC).  The houses under the mission should be designed and constructed to meet the requirements of structural safety against earthquake, flood, cyclone, landslides etc. conforming to the National Building Code and other relevant Bureau of Indian Standards (BIS) codes.  The houses constructed/acquired with central assistance under the mission should be in the name of the female head of the household or in the joint name of the male head of the household and his wife, and only in cases when there is no adult female member in the family, the house can be in the name of male member of the household.  State/UT Government and Implementing Agencies should encourage formation of associations of beneficiaries under the scheme like RWA etc. to take care of maintenance of houses being built under the mission.

1.1.1 In-situ Slum Redevelopment (ISSR) “In-situ” slum rehabilitation is one of the vertical which uses land as a resource with private participation for providing houses to eligible slum dwellers. Slums, whether on Central Government land/State Government land/ULB land, Private Land, should be taken up for “in-situ” redevelopment for providing houses to all eligible slum dwellers. Slums so redeveloped should compulsorily be denotified.

For the purpose the project viability, tools such as provision of additional Floor Area Ratio (FAR)/Floor Space Index (FSI)/Transferable Development Rights (TDR) to developers as well as land owners in case of private owned lands could be provided by State government and cities as incentives.

1.1.2 Affordable Housing Project (AHP) The second vertical is targeted towards increasing the availability of houses for EWS category at an affordable rate. The States Government, either through its agencies or in partnership with private sector including industries, can plan affordable housing projects with Central Assistance at the rate of Rs.1.5 Lakh per EWS house available in this vertical. An affordable housing project can be a mix of houses for different categories but it will be eligible for central assistance, if at least 35% of the houses in the project are for EWS category and a single project has at least 250 houses

1.1.3 Beneficiary Led Construction (BLC) This component of the mission is directed towards assistance to individual eligible families belonging to EWS categories to either construct new houses or enhance existing houses on

their own to cover the beneficiaries, who are not able to take advantage of other components of the mission. Such families shall be eligible for central assistance of Rs. 1.50 lakhs and also State Government assistance as in case of Gujarat Rs. 2.0 lakhs for construction of new houses or for enhancement of existing houses under the mission. The beneficiaries are identified who have a Kutcha or Semi-Pucca house and may be residing either in slums or outside the slums. The assistance provided by the State and Central Government is limited to the construction of area not more than 30 sq.m. in case of Gujarat by the beneficiaries.

1.1.4 Credit Linked Subsidy Scheme (CLSS) The fourth vertical of the scheme is Interest subvention subsidy for EWS and LIG for new house or incremental housing. Credit linked subsidy will be provided on home loans taken by eligible urban poor (EWS/LIG) for acquisition, construction of house. HUDCO and NHB are the central are the nodal agency through which the subsidy will be channelized. Beneficiaries of Economically Weaker section (EWS) and Low Income Group (LIG) seeking housing loans from Banks, Housing Finance Companies and other such institutions would be eligible for an interest subsidy at the rate of 6.5 % for a tenure of 15 years or during tenure of loan whichever is lower. The Net Present Value (NPV) of the interest subsidy will be calculated at a discount rate of 9 %.

Eligible beneficiaries’ criteria are as follows: . EWS: Annual Household Income up to Rs.3 lakh and house sizes upto 30 sq.m . LIG: Annual Household Income between Rs.3-6 lakhs and house sizes upto 60 sq.m

1.2 PMAY in India As per the Annual Report 2017-2018 of Ministry of Housing and Urban Affairs (MoHUA), 7,474 projects have been accepted under the Pradhan Mantri Awas Yojana- Urban for Central Assistance of Rs. 57,652 crore for construction of 37,43,631 houses across 3,361 cities of 29 States and 6 UTs. Under the In-situ Slum Redevelopment (ISSR) vertical, 102 projects and 74,094 houses have been approved, 1038 projects and 13,98,489 houses for Affordable Housing in Partnership (AHP) and 6,151 projects and 20,45,866 houses for Beneficiary Led Construction (BLC). Central assistance of Rs. 13,150 crore has been released to the concerned States against approved projects.

In state of Gujarat, as per the 50th Central Sanctioning and Monitoring Committee (CSMC) meeting held on 27.12.2019, a total of 5,94,114 houses have been approved under the

PMAY-U mission out of which 64,370 are ISSR, 2,18,332 are AHP and 94,289 are BLC.

Currently 3,19,695 houses have been completed under the four verticals and 1,28,409 houses work is in progress.

1.3 Need for review of PMAY through Social Audit:

Pradhan Mantri Awas Yojana (PMAY) Housing for All (HFA) - Urban mission is a scheme with its expanse across 4,302 cities which requires the participation of various stakeholders such as beneficiaries, private partners, ULBs, NGO/CBOs that require mobilization, participation and support for successful and timely implementation. Thus it becomes necessary to evaluate the functioning of this scheme at various levels to evolve and introduce corrective mechanism in implementations of the scheme. Currently this scheme is being systematically monitored by the Ministry of Housing and Urban Poverty Alleviation (MoHUPA) at various levels. Constitution of Third Party Quality Monitoring Agencies (TPQMA) is one of the monitoring mechanisms used by the Ministry. Other than this, to identify the relevance of the Mission, from the point of view of the beneficiaries and other stakeholders and the “social impact” of this mission, social audit is a tool used for the purpose of evaluation of this mission under various parameters.

Social Audit provides the beneficiaries and other stakeholders an opportunity to scrutinize the procedures and benefits of the Mission. It effects better implementation, ensures accountability, transparency and participation.

2 Social Audit 2.1 What is Social Audit? 2.1.1 Definition Social Audit can be defined as an independent tool utilized for the evaluation of a public agency or program or a scheme to identify various positive and negative aspects as well as evaluate the process to introduce programme corrective measures while the implementation is on-going.1

2.2 Objectives of Social Audit The objective is to increase the efficacy of the mission by understanding any issues and gaps, as perceived by the project stakeholders and take timely remedial action. The key objectives of Social Audit are: i. To ensure identification of the needful improvements for the proper and successful implementation of the scheme ii. To ensure accountability in implementing the scheme and Improve the social performance of the HFA mission by making it inclusive, participatory and transparent and give voice to the vulnerable people, including women iii. To ensure participation of all the stakeholders, community participation and help them to realize their rights and entitlements

1 The definition, objectives and scope are referred from CUE Working paper 21, ‘Foisting Mass Housing

iv. To identify and resolve gaps and mismanagement v. To broaden the understanding of the social impact of the HFA Mission, particularly its reach and relevance to the beneficiaries by supplementing the information received from other monitoring and evaluation mechanisms.

2.3 Scope of Social Audit The Social Audit is useful at two levels: (i) community level, and (ii) organizational level (ULB). (i) Usefulness of Social Audit at community level  Builds people’s confidence and trust in the government institutions  Ensures participation and involvement of various sections of the society  Creates awareness and spreads accountability  Prevents corruption and curtails misuse of government funds and resources.

(ii) Usefulness of Social Audit at organisational level (ULB)  Making organizations credible

 Helping in programme/mission planning and implementation  Helping in sensitising government, CSOs, media and the community for effectiveness of the mission  Acting as a novel and innovative tool to assess the performance of programmes in a cost effective manner.

2.4 Methodology 1. Identification of projects and finalization of the number of beneficiaries in projects (10% of the approved projects using random sampling method) 2. Formulation of the teams in individual cities as identified by the AHM, Gujarat – a. Independent Facilitating Agency (IFA) to form a team consisting of • 06 Social Audit Experts • “Team Leader cum Document Auditor” , assistant to the Team Leader and 04 experts • Team Leader will be sole point of contact with AHM b. Social Audit Facilitating Team - designated expert from IFA and a specialist from AHM to spearhead the process of Social Audit. c. Social Audit Committee consisting of maximum 30 members representing the various stakeholders in the selected projects of PMAY 3. IFA meets the Senior Management Team of the selected ULBs and brief them about the Social Audit Plan

4. IFA will design tools as mentioned below for social audit 5. Stake Holder Mapping 6. The Social Audit Committee conducts social audit, a two-day program which included the 5 tools as mentioned below in each city 7. Formulation of the report by the SAC and submission to the ULB for review 8. ULB submits the report with changes as deemed necessary to AHM

2.4.1 Tools The following tools were identified in the Social Audit Guidelines by MoHUA, 2017

1. Review of Documents:  All relevant project documents reviewed, based on a Checklist.  IFA expert with the help of a Documents Auditor (deputed by the Social Audit  Committee) gather all required information prior to the Social Audit Meeting.

 Besides Project’s relevant financial statements, the Documents Review included Housing for All Plan of Action (HFAPoA), Detailed Project Report (DPR), Annual

Implementation Plan (AIP), Quarterly Progress Report(QPR), and other relevant documents available including media reports about the Project/Mission.

2. Jan sunwai/public hearing:  Jan Sunwai (also called Public Hearings) conducted at a public place, accessible to everybody in the city.

 Beneficiaries of the selected projects as well as those belonging to all verticals of PMAY in the city /ULB where Social Audit takes place were invited and encouraged to participate in Jan Sunwai.  Jan Sunwai were scheduled on a public holiday or any other convenient day as per the area involved in the Audit.

3. Key Informant Interviews with Service Providers:  Semi-structured questionnaires were formulated on the parameters stated below to collect relevant information from the concerned ULB officials on the projects and dwelling units to be audited.

4. Group Discussions:  Group discussions with invited members of the beneficiary communities to understand

community perspective/perception about the project, especially gaps in the project implementation process.

5. In-depth Interviews:  Interviews were conducted with beneficiaries to gain first-hand information on the working of the project, the issues and challenges faced at a personal level based on the parameters stated below.

2.4.2 Parameters The following parameters were used as the basis for the formulation of the structured and semi- structured questionnaires for the tools mentioned above based on the Social Audit Guidelines by MoHUA, 2017

Parameter Indicators Awareness Awareness of beneficiaries about their entitlements from the HFA Mission Inclusion Proportion of marginalized communities: SC/ST/OBC/minorities/ differently abled person/transgender manual scavengers/women (with overriding preference to widows) etc. among beneficiaries Participation Involvement of beneficiaries, CBOs/CSOs/ co-implementing agencies (e.g. banks/builders) in project related consultations and nature and frequency of consultations with these groups Effectiveness Identification of right beneficiaries. and Efficiency Whether the construction activities are being completed as per the planned duration, specifications and standards. Satisfaction about Project related services in meeting beneficiary’s requirements Transparency Proactive disclosures of project details including financial details by ULBs in the public domain Quality Existence of any technical group/committee with members different from those Monitoring involved in project implementation. Periodic reviews of project activities and actions taken on gaps found. Visits by ULB/CLTC staff to project sites. Accountability Measures taken to avoid malpractices and corruption Mechanisms o n grievance redressal and awareness of mechanisms for grievance redressal. Instances of grievances/complaints escalated to ULB authorities and duration of resolving those grievances/complaints Issues/ Any unresolved issues and complaints complaints

2.5 Cities Identified for Social Audit The following cities were identified to conduct the social audit by the Affordable Housing Mission, Gandhinagar;

Sr. No. City ULB Name Type of No of No of 10% of the Project Project Beneficiarie beneficiarie 1 Ahmedabad AMC s 1 s 100 10s 2 Vadodara VMC ISSR 1 128 13 Sub Total 2 1 (A) NP 1 Mansa 103 10 2 Modasa NP BLC 1 125 13 3 Balasinor NP 1 117 12 4 Bavla NP 1 140 14 5 Umreth NP 14 122 12 4 6 Tarsadi NP 1 120 12 0 Sub Total 6 (B) 1 Surat SUDA 1 275 28 2 Jamnagar JMC AHP 1 512 51 Sub Total (C) 2 512

3 Beneficiary Led Construction (BLC) Beneficiary Led Construction (BLC) provides assistance to individual eligible families belonging to EWS categories to either construct new houses or enhance existing houses on their own. Under this vertical, the beneficiary is entitled to assistance of Rs. 1.5 lakhs from the Central Government and Rs. 2.0 lakhs from the State Government. The beneficiaries are permitted to construct not more than 30 sq.m. as unit size. The following process was followed across three sites in Gujarat for the implementation of this vertical.

1 • Demand Survey of the city by the consultant

2 • Application by beneficiary with the necessary documents submitted to the consultant

3 • Verification of the documents submitted by PMAY cell

4 • DPR prepared by the consultant

5 • Verification, Stamp and signature by the nodal officer on all documents along with applications

6 • Physical Verification and third party agreement as per the DPR

7 • Approval by the Urban Local Body

8 • 1st instalment of Rs. 30,000 provided as an advance for the initiation of the construction

9 • 2nd instalment of Rs. 45,000 upon completion of construction upto the plinth level

10 • 3rd instalment of Rs. 55,000 upon completion of construction upto the lintel level

11 • 4th instalment of Rs. 1,00,000 upon completion of construction upto the slab level

12 • 5th instalment of Rs. 70,000 upon completion of finishing level • Last instalment of Rs. 50,000 upon 100% completion of the construction and upon issuance of 13 the of the completion certificate by the consultant.

3.1 Case 1: Mansa Mansa is a town with municipality and former princely state, in Gandhinagar district in the western Indian state of Gujarat. There are seven wards in the town. It is connected to important cities by road. As per Census 2001, Mansa has population of 27,922 which includes 52 % of males and 48 % of females.

Name of the Urban Local Body (ULB): Mansa Nagarpalika Name of the Consultant: Dhaval Engineers, Gandhinagar No. of beneficiaries as per Demand Survey: 170 No. of beneficiary as per DPR: 103 Total estimated cost: Rs.354.33 lakhs Amount Disbursed: Rs. 406 lakhs Implementation stage at the time of Social Audit: Construction Ongoing

3.1.1 Observations:

 Beneficiaries who want to construct new houses get the benefit of the scheme. While communicating with community, it was observed that people who want to repair their existing houses should also get the benefit of this scheme as they feel that they already have invested in their houses. However, as they are not getting benefit, the whole amount invested is wasted. Rather, they would have not constructed the houses, obtained the benefit, and had built a new house.  Due to nominal typing errors, the amount of installments is deposited in other beneficiaries account.  Beneficiaries face problems in getting the death certificates of their ancestors as they are very old documents and at that time people were not much aware to collect such documents. Due to this, transfer of ownership of the land in the name of current beneficiary is not possible and thus they are unable to get the benefit of the Scheme.  Some beneficiaries have two sons but one plot. Therefore, they have question about how to manage houses for both the sons on one plot.

3.2 Case 2: Modasa Modasa is the municipality city in district of Aravelli, Gujarat. The city is divided into 12 wards fir which elections are held evry 5 years. The Modasa municipality has population of 67,648 of which 34,917 are males while 32,731 are females as per the report released by Census 2011.

Name of the Urban Local Body (ULB): Modasa Nagarpalika Name of the Consultant: Deesha Civil Engineering Design, Gandhinagar No. of beneficiaries as per Demand Survey: 157 No. of beneficiary as per DPR: 125 Total estimated cost: Rs.684.45 Lakhs Amount Disbursed: Rs. 408.20 Lakhs Implementation stage at the time of Social Audit: Ongoing

3.2.1 Observations:  In Modasa, total 157 beneficiaries were identified for BLC in Demand Survey. Sharing of information and awareness regarding BLC was given through newspapers and hoardings.  During the process of Social audit the following points were identified : o Absence of providion under the scheme for the transit accommodation of the beneficiary when the construction is ongoing o Due to nominal typing errors, the amount of installments is deposited in other beneficiaries account. o Obtaining NOC by beneficiaries was difficult in case of two houses on same plots. o Respective authorities faced problems in the process of Geotagging and Aadhar linkages. o Difficulty is faced for obtaining the amount of last installment. o Beneficiaries face difficulty in getting the Raja Chithi for construction. o Lack of awareness among the beneficiaries about receipt of installments under BLC scheme.

Case 3.3: Balasinor Balasinor is a town located in Kheda district which is one of the most populated 10 districts in Gujarat State. Balasinor is located on the National Highway Number 59 and Gujarat State highway number 2. This city is divided is divided into 9 wards from which elections are held evey 5 years. As per Census 2011, the population of Balasinor is 39,330 of which 20,282 are males and 19,048 are females.

Name of the Urban Local Body (ULB): Balasinor Nagarpalika Name of the Consultant: Dhaval Engineering, Gandhinagar No. of beneficiaries as per Demand Survey: 145 No. of beneficiary as per DPR: 117 Total estimated cost: Rs.629.89 Lakhs Amount Disbursed: Rs.393.60 Lakhs Implementation stage at the time of Social Audit: Ongoing

3.3.1 Observations:

In Balasinor, total 145 beneficiaries were identified for BLC in Demand Survey, out of which 12 beneficiaries returned the first instalment amount because their forms were cancelled as they had taken the instalment but had not initiated the construction. Sharing of information and awareness regarding BLC was given through newspapers and household surveys and visits.

 Beneficiaries face difficulty in getting last instalment if they have not constructed their houses as per the plan.  Beneficiaries are in impression that they will have to pay double taxes if they build their houses under government scheme. This is helpful for tax recovery.  To obtain the benefit of the government scheme, beneficiary have to first pay their outstanding tax amount if any. This has created a positive atmosphere among the community and they get ready to pay the amount which has direct impact on increase in government revenue.  Due to fire burst in the government office in 1992, all the documents related to survey number 671 were destroyed. Hence, the information related to land ownership is missing. Therefore, beneficiaries are facing problems to obtain the benefit of the scheme

Case 3.4: Bavla Bavla is town of sub district in Ahmedabad in the state of Gujarat. Bavla is 14 km from Dholka and 18 km far from Sanand. National Highway 8A pass through Bavla. The city is further divided in 9 wards. Bavla has total population of 42458 as per Census 2011 which includes 53 % of males and 47 % of females.

Name of the Urban Local Body (ULB): Bavla Nagarpalika Name of the Consultant: Dhaval Engineers, Gandhinagar No. of beneficiaries as per Demand Survey: 268 No. of beneficiary as per DPR: 140 Total estimated cost: Rs.1150.50 Lakhs Amount Disbursed: Rs. 503.45 Lakhs Implementation stage at the time of Social Audit: Completed

3.4.1 Observations:

In Bavla, Nagar Palika officials and Councillor gave information regarding scheme to the beneficiaries. With their support, beneficiaries filled the forms and collection of documents such as income statements, BPL cards and affidavits was done. Awareness was done through newspapers and gave information on loud speakers by roaming in auto rickshaws. o The land of Bavla has undulating surface. As a result, the cost of construction due to the filling of the land increases. In case of beneficiaries who gets limited funds for construction of houses under BLC scheme faces financial issues during construction. Therefore, it is

necessary to inspect the topography of site and decide the cost estimates of the project accordingly while preparing the DPR. o Due to absence of city infrastructure, beneficiaries have to bear extra costs for building soakpits. o Beneficiaries who want to construct new houses get the benefit of the scheme. While communicating with communities, it was observed that people who want to repair their existing houses should also get the benefit of this scheme as they feel that they already have invested in their houses. However, as they are not getting benefit, the whole amount invested is wasted. Rather, they would have not constructed the houses, obtained the benefit, and had built a new house. o Beneficiaries face difficulty in getting last installment due to three issues:  If the houses are not constructed as per the plan  Submission of documents gets delayed due to server errors as the process is done online.  In case the verification of documents is not done.

Case 3.5: Umreth Umreth is a taluka and the administrative center of Anand District in the state of Gujarat, India. It is administered by Umreth Nagar Palika. It is located 22 km to the north of District headquarters Anand and 78 km from State capital Gandhinagar to the north. Umreth consists of 91 villages and 38 panchayats. As of 2011 India census, Umreth Nagarpalika had a population of 32,762. Males constitute 52% of the population and females 48%.

Name of the Urban Local Body (ULB): Umreth Nagarpalika Name of the Consultant: WAPCOS Limited No. of beneficiaries as per Demand Survey: 126 No. of beneficiary as per DPR: 122 18

Total estimated cost: Rs.474.32 Lakhs Amount Disbursed: Rs. 409.50 Lakhs Implementation stage at the time of Social Audit: Ongoing

3.5.1 Observations:

. Beneficiaries have to bear high expenses for getting the NOC for transformation of agricultural land into non-agricultural land. . Beneficiaries appreciated the social audit committee and expressed the desire that same committee should keep working in future. . Due to network errors, process of document upload through geotagging gets delayed and therefore, beneficiaries face problems in obtaining amount of last installment. . Beneficiaries wished to get advantage of the scheme on the lease land.

Case 3.6: Tarsadi Tarasadi is city and a Municipality in Surat district in the Indian state of Gujarat. The town is located 45 km North-East of Surat on Surat-Mumbai highway near Kosamba. By Road Tarsadi is located Approx 45 km from Surat City and 35 km from Bharuch City. The Tarsadi city is divided into 7 wards for which elections are held every 5 years. The Tarsadi Municipality has population of 29,305 of which 15,475 are males while 13,830 are females as per report released by Census India 2011.

Name of the Urban Local Body (ULB): Tarsadi Nagarpalika Name of the Consultant: Jayesh Dalal, Surat No. of beneficiaries as per Demand Survey: 205 No. of beneficiary as per DPR: 120 Total estimated cost: Rs. 893.70 Lakhs Amount Disbursed: Rs.513.65 Lakhs Implementation stage at the time of Social Audit: Ongoing

3.6.1 Observations:

 Beneficiaries are satisfied with the policy and they feel the amount is good enough to build the house of their choice.  Geotagging becomes a problem in case of network errors resulting into delayed document upload and therefore, beneficiaries face problems in obtaining amount of last instalment.  Drainage lines are not available which should be solved according to beneficiaries.

3.7. Summary for BLC:

Name Name of the City/Cities Name of the State Name of Urban of the selected: Level Nodal Agency: Local State: Bavla, Balasinor, Affordable Housing Bodies involved: Bavla Gujarat Mansa, Modasa, Mission, Gandhinagar Nagarpalika, Balasinor Umreth, Tarsadi Nagarpalika Mansa Nagarpalika Modasa Nagarpalika Umreth Nagarpalika Tarsadi Nagarpalika Names of verticals included: Beneficiary Led Construction 1 Awareness: Awareness of beneficiaries about their entitlements from the Mission:  Most of the beneficiaries across the cities had the knowledge about their entitlements for the mission through the directly Urban Local Bodies, newspapers, posters, radio, TV channels, neighbours and pamphlets. 2 Inclusion: Proportion of marginalized communities [SC/ST/OBC/minorities/differently abled person /transgender/manual Scavengers/women (with overriding preference to widows) etc.] among beneficiaries:  Inclusion of various marginalized communities was observed across all cities.  As per PMAY, It was observed that all the land entitlements were in the name of the male family members only upon becoming the eligible beneficiary and subsidy was transferred only in the owner's bank account. The documentation of the house will, however, is done on the joint ownership with the women from the household. 3 Participation: Involvement of beneficiaries, CBOs/CSOs/ co-implementing agencies (e.g. banks/builders) in project related consultations: Nature and Frequency of consultations with these groups:  For the purpose of involvement, in case of BLC a tri-party agreement between the ULB, Beneficiary and the consultant is formulated.  It was observed across all the sites, beneficiaries were involved in the planning and designing of the layout. In case of Mansa, the chief officer negotiated the consultancy fees with approved engineers for the layout preparation. 4 Effectiveness and Efficiency: Identification of right kind of beneficiaries  In most cases, the beneficiaries were identified through thorough verification of documents and the projects are divided in phased manner across the city.

Whether the construction activities are being completed as per the planned duration, specifications and standards:  As the design is finalized by the contractors who are employed by the beneficiaries themselves, the construction activities are done as per the sanctioned drawings.  Beneficiaries are facing problems in obtaining the amount of last instalment.  Beneficiaries are satisfied with the project services provided.  Certain beneficiaries have two sons but one plot. So they have question about how to build houses for two sons on same plots.  As BLC scheme is more prevalent in the smaller towns, basic services such as water and drainage are absent in some cases.  Technical issues regarding Geotagging are faced resulting into delayed upload of documents and release of last instalment.  Beneficiaries are available at scattered places and therefore their construction also starts at different time. But during documents uploading, details of construction status of at least 10 beneficiaries are gathered and then uploaded. 5 Transparency: Proactive disclosures of project details including financial details by ULBs in the public domain:  Disclosure of beneficiary lists and phase wise division was only done on official government websites hence many beneficiaries were not aware of the details. 6 Quality Monitoring: Existence of any technical group/committee with members differed from those involved in project implementation:  For quality monitoring by third party inspection, different agencies are going to be appointed. Review of project activities and actions taken on gaps found  No review or actions were taken as the process of implementation of the BLC vertical is in its initial phase across all the sites where social audit was conducted. 7 Quality Monitoring: Existence of any technical group/committee with members differed from those involved in project implementation:  For quality monitoring by third party inspection, different agencies are going to be appointed. Review of project activities and actions taken on gaps found  No review or actions were taken as the process of implementation of the BLC vertical is in its initial phase across all the sites where social audit was conducted. Visits by ULB/CLTC staff to project sites:  Monthly Visits by the consultants for the purpose of Geo-tagging and monitoring observed with the beneficiaries on the construction site as

well as visits by the ULB to address the issues raised by the beneficiaries and for monitoring of the construction progress. 8 Accountability: Measures taken to avoid malpractices and corruption:  As the beneficiaries receive the assistance through direct benefit transfer and formulation of Tri-party agreement, it restricts the malpractices and corruption Mechanisms on grievance redressal and awareness of mechanisms present for grievance redressal:  In most, cases the grievances are addressed by the ULBs. 9 Recommendations: Awareness:  More efforts should be laid on tools such as audio and visual mediums more rigorously. Inclusion  The subsidy amount is transferred to the bank accounts of the owner who are usually male members. As per the policy in this vertical, the house should have joint ownership with women, which should be ensured by the time of completion of the structure.  In some cases, when there are two sons and one plot, it becomes difficult to manage houses for both of them. In such situation, a guideline should be added in the policy which clarifies about who will get the house. Effectiveness and Efficiency:  One window approach should be taken to resolve issues related to State/Central land specific as it delays the process and make it easy for the beneficiaries to approach.  Delay in release of instalments due to time consume in process such as plan passing, Tri-Party agreements, NOC, etc. These processes should be completed within a given time frame for this particular mission.  Beneficiaries should also be given subsidy amount for repairing their houses as they have already invested in the construction of houses and they only need money for renovation and upgradation.  The ULB should identify cases where extra monitory help is required in case of geographical issues.  To solve the technical issues faced during geotagging, regular monitoring of internet services should be done. 10 Name and Contact Details of the Independent Facilitating Agency: Mahila Housing Trust, Ahmedabad 701-702, Sakar 4, Opp. MJ Library, Ashram Road, Ellisbridge, Ahmedabad-380006

4. In-situ Slum Redevelopment (ISSR) “In-situ” slum rehabilitation is one of the vertical which uses land as a resource with private participation for providing houses to eligible slum dwellers. Slums, whether on Central Government land/State Government land/ULB land, Private Land, should be taken up for “in- situ” redevelopment for providing houses to all eligible slum dwellers. The following processwas observed for ISSR across the sites:

1 • Slum notification by concerned authority

2 • Tender issued for the notified slums

3 • Tender bid by the builders

4 • Total Station Survey and Household listing

5 • Identity proofs and document collection as per the scheme notifications

6 • Verification of Proofs and documents by the concerned department in the ULB

7 • Identification and finalization of the eligible beneficiaries

8 • Designing and plan passing of the project

9 • Finalization of transit allowance by meeting between developers and beneficiaries

10 • Demolition of the slum

11 • Construction of the project

12 • Draw allocation and possession of flats to the beneficiaries

13 • Maintenance money deposited by the developers to the concerned authorities in ULB

14 • Handover of the maintenance money to the society

4.1 Case 1: Ahmedabad Ahmedabad is the largest city and former capital of the Indian state of Gujarat. It is the administrative headquarters of the Ahmedabad district. The city is divided into six zones constituting 64 wards. As per Census 2011, Ahmadabad had population of 7,214,225 of which male and female were 3,788,051 and 3,426,174 respectively.

1) Fakira Tank na Chapra, Asarwa Name of the Urban Local Body (ULB): Ahmedabad Municipal Corporation (AMC) Name of the Developer: Elegance SKYZ Private Limited No. of beneficiary as per DPR: 100 Total estimated cost: Rs.61,65,461/- Implementation stage at the time of Social Audit: Completed

4.1.1 Observations:  Complete transformation of ‘Fakira Tank na Chapra’ slum to ‘The Devipujak Co-operative Housing Society’ was observed as Society has been registered, Resident Welfare Committee is formed and they are handling the society independently.  Beneficiaries are already staying in the houses but they are not given allotment letters by the corporation since three years of their stay and therefore they are not able to develop identity proofs with new house address.  Certain clarity with the beneficiaries is needed while implementing the policy. As per the policy, husband and wife cannot get different houses. During survey there were 66 households among which 6 people had two houses in the name of husband and wife respectively. Due to confusion about the policy, they filled two forms with the expectation of getting two houses. But when the construction got over and allotment of houses was provided, those 6 beneficiaries got only one house. Later on, they got clarity about the rules of the policy.  This particular site is surrounded by various other slums. Among all the slums, only this site has been developed. Beneficiaries’ shared that people residing in surroundings park their vehicles and keep their belongings in the society’s common plots, stating that the remaining area other than building does not belong to residents. Hence, this behaviour of outsiders causes fights among them.  Big dustbin is kept near the society by the corporation which make the area unclean and is not removed even after complains by the residents.  Fire safety facility should be there in the society.  Water meters and sprinkler taps for reducing water usage are available in the society.  Leakage in sewage pipelines was observed.

4.2 Case 2: Vadodara Vadodara, formerly also known as Baroda, is the third largest city in the Indian state of Gujarat. It is the administrative headquarters of Vadodara District and is 141 kilometres (88 mi) from the state capital Gandhinagar. The city is divided into 38 wards. As per Census 2011, Vadodara had population of 4,165,626 of which male and female were 2,153,736 and 2,011,890 respectively.

1) Manjalpura

Name of the Urban Local Body (ULB): Vadodara Municipal Corporation (VMC) Name of the Developer: WAPCOS Limited No. of beneficiary as per DPR: 128

Total estimated cost: Rs. 614.38 Lacs Implementation stage at the time of Social Audit: Completed

4.2.1 Observations:

 Beneficiaries appreciated the scheme as they think due to this scheme people are getting pakka houses.  Beneficiaries had paid the maintenance amount of Rs.35000/- but the committee has not been formed to look after maintenance of the society. As the committee has not formed, the registration of the society is not done. Government officials shared that there was slow down in work of schemes due to some issues and so document verification gets delayed and therefore the process of registration is getting delayed.  Beneficiaries are facing drinking water issues because the groundwater supplied by Municipal Corporation and water supplied by borewell gets mixed in same tank.  Certain clarity with the beneficiaries is needed while implementing the policy. 22 beneficiaries’ names were included in the preliminary survey list, they were also given rent amount for transit accommodation but have not allotted houses. The reason is they have already obtained the benefit of other government housing scheme.  Due to availability of water tank in the area of common plot, beneficiaries face difficulties in organising social functions due to lack of space.  Beneficiaries should be consulted before allotment of houses, so that their neighbour remains same and their social relations are maintained.  Electricity SFP is not properly covered.

4.3 Summary for ISSR:

Name of Name of the City/Cities Name of the State Name of the selected: Level Nodal Agency: Urban State: Vadodara, Affordable Local Gujarat Ahmedabad Housing Mission, Bodies involved: Gandhinagar VMC, AMC Names of verticals included: In-Situ Slum Rehabilitation (ISSR) 1 Awareness Awareness of beneficiaries about their entitlements from the Mission: Most of the beneficiaries across the cities had the knowledge about their entitlements for the mission through the Urban Local Bodies and NGOs. 2 Inclusion Proportion of marginalized communities [SC/ST/OBC/minorities/differently abled person /transgender/manual Scavengers/women (with overriding preference to widows) etc.] among beneficiaries: The beneficiaries include the existing residents from the slum itself thereby including all the communities on site 3 Participation Involvement of beneficiaries, CBOs/CSOs/ co-implementing agencies (e.g. banks/builders) in project related consultations: Nature and Frequency of consultations with these groups:  Participation of beneficiaries across all the sites for design and planning was seen in Ahmedabad.  Due to lack of CBO’s / NGOs, in cities other than Ahmedabad, issues were not resolved as mediating link was absent between the developers and the ULB.  Women participation was seen at various stages in Ahmedabad 28

4 Effectiveness and Efficiency Identification of right kind of beneficiaries  Discrepancies in the identification of the eligible beneficiaries due to issues such as rented structures, multiple structure ownership, two- storied structures was observed which were not resolved by the concerned authorities. Whether the construction activities are being completed as per the planned duration, specifications and standards:  It was observed that the duration of construction period exceeded in most of the cases than the given time due to issues such as underground infrastructure problems, debates regarding religious structures, delays in BU permission and plan passing, etc. As a result various aspects were affected of the beneficiaries such as their livelihood, education of children, increased transportation costs, etc. due to the displacement of the slum dwellers temporarily for short term. Satisfaction about Project related services in meeting beneficiary requirements  Beneficiaries were not satisfied with the structure heights to be 7 floors since services such as lift are not always working and maintained thereby causing discomfort to the residents especially senior citizens on the upper floors.  In Ahmedabad, due to unavailability of lift in the building (P+4 floors), top floor beneficiaries are facing difficulties in climbing floors.  In Baroda, beneficiaries are still not habituated for usage of lifts and therefore they don’t use lifts comfortably. 5 Transparency Proactive disclosures of project details including financial details by ULBs in the public domain:  Disclosure of project financial details and area details not observed hence the beneficiaries not aware of the entire project 6 Quality Monitoring Existence of any technical group/committee with members different from those involved in project implementation:  Yes, different agencies such as Third party inspections for construction quality monitoring and NGOs and CBOs for process monitoring present Review of project activities and actions taken on gaps found  It was observed in case of Ahmedabad, that the decisions regarding various issues were taken by the SRC (Slum Rehabilitation Committee) and notifications and resolutions were issued for the successful implementation of the scheme Visits by ULB/CLTC staff to project sites: 29

 Regular monitoring by the concerned authorities and communication with the beneficiaries to address issues was observed 7 Accountability Measures taken to avoid malpractices and corruption:  Inclusion of Vigilance department in the process of evaluation and monitoring Mechanisms on grievance redressal and awareness of mechanisms present for grievance redressal:  In case of Ahmedabad, formulation of Lower and Higher committee by AMC and grievance redressal cell in the ULBs Instances of grievances/complaints escalated to ULB authorities and duration of resolving those grievances/complaints:  In Ahmedabad, the problem of leakage of sewage lines was solved immediately after two days of Jansunvai. 8 Issues/complaints Any unresolved issues and complaints:  In Ahmedabad, big dustbin is kept near the society which has not been removed after lodging complaints couple of times.  The Residential Welfare Association of the society at Baroda site is still not registered. 9 Recommendations: Awareness:  Spread of awareness related to the scheme and its details is needed to resolve the confusions about the benefits. Participation:  NGO or CBOs or CSOs should be mandated as a mediating link between the beneficiaries, developers and ULBs to resolve the issues arising on site in timely manner.  Women should be the part of RWA committee and her active participation is necessary in designing the plan.  The participation of beneficiaries for the designing and planning should be mandated through some measures. Effective and Efficiency:  The cut-off date for the eligibility criteria for documents should be revised on regular basis for the inclusion of the maximum beneficiaries.  Flexibility in the provision of documents for identification of the eligible beneficiary should be provided  The site conditions should be examined thoroughly in advance to avoid delays in construction to avoid hidden issues such as underground infrastructure, possession of land and should be considered in the time frame mentioned in the tender document. Also it should be followed strictly. Also, it should be followed strictly.

 One-window mechanism for the purpose of clearances for ISSR, particularly to reduce time delays in the procedurals such as plan passing, BU permission, Environment permissions, etc.  Consideration of the occupation and livelihood of the beneficiaries during the planning of the area to make the design more effective and efficient should be made mandatory in the policy.  The maintenance and monitoring of services such as lifts and water pumps should be maintained by the ULBs and check on the RWA  Formulation of RWA along with training and handholding support should be mandated and constant check on the RWA shall be done by the ULB  Alternatives for houses with area larger than 30 sq.m. can be provided to the beneficiaries, where extra expenses shall be incurred by the beneficiaries themselves as many beneficiaries are owners of houses larger than 30 sq.m.  An energy efficiency check should be done by the ULB, before allotment of houses to prevent high electricity bills. Transparency  Meetings should be conducted with the beneficiaries for the full disclosure of the project details upon completion of the project  The finalized beneficiary list should be on public display on site before the stage of demolition so as to resolve any objections if raised Quality Monitoring  It was observed that the beneficiaries were not aware of the visits by the authorities, thereby mechanisms to be introduced to ensure so  CBOs or the RWA should be a part in the process of monitoring of the construction and quality with support from the beneficiaries  Emphasis should be stressed on the workmanship in the process of monitoring.  Training and workshops should be given to the society / RWA / CBO for the maintenance of the services provide in the society such as lift maintenance, water-pump maintenance, etc. Accountability  Formulation of RWA with 50% constitution of women should be appreciated and implemented as done in Ahmedabad recently. 10 Name and Contact Details of the Independent Facilitating Agency:

Mahila Housing Trust, Ahmedabad 701-702, Sakar 4, Opp. MJ Library, Ashram Road, Ellisbridge, Ahmedabad-380006

5 Affordable Housing Projects (AHP) This vertical is targeted towards increasing the availability of houses for EWS category at an affordable rate. The States Government, either through its agencies or in partnership with private sector including industries, can plan affordable housing projects with Central Assistance at the rate of Rs.1.5 Lakh per EWS house available in this vertical. An affordable housing project can be a mix of houses for different categories but it will be eligible for central assistance, if at least 35% of the houses in the project are for EWS category and a single project has at least 250 houses. The following process was observed for AHP across the sites:

• Advertisement issued by ULB for AHP in media 1

• Collection of form by applicant with a fee from the affiliated banks in the scheme 2

• Submission of application along with necessary documents online or at ULB along with 3 earnest money

• Verification of the documents by the ULB 4

• Draw of eligible beneficiaries / Construction of Units in process 5

• Verification of Original Documents 6

• Allotment letter given to the beneficiary 7

• Registry document provided to the beneficiaries who have completed the payment 8

• Possession of the units to the beneficiaries 9

• Maintenance amount transferred to RWA 10

5.1 Case 2: Jamnagar Jamnagar is a city located on the western coast of India in the state of Gujarat in Saurashtra region. It is the administrative headquarters of the Jamnagar District. The city is divided into 16 wards. As per Census 2011, Jamnagar had population of 2,160,119 of which male and female were 1,114,192 and 1,045,927 respectively.

1) Affordable Housing Project for EWS (512) Name of the Urban Local Body (ULB): Jamnagar Municipal Corporation (JMC) Name of the Developer: Savjani A & E Consultants No. of beneficiary as per DPR: 512 Total estimated cost: Rs. 3055.45

5.1.1 Observations:

 Drinking water supplied by corporation and water supplied from borewell gets mixed in same tank.  Leakage in drainage lines and also they are not covered.  Beneficiaries expressed their wish to include women in the committee formed by the society.  Majority of houses are given on rent by owners causing nuisance in the society. This matter should be taken into consideration.

5.2 Case 3: Surat Surat is a city in the Indian state of Gujarat. It is the administrative capital of the Surat district. The city is located 284 kilometres (176 mi) south of the state capital, Gandhinagar; 265 kilometres (165 mi) south of Ahmedabad; and 289 kilometres (180 mi) north of Mumbai. The city is divided into 29 wards. As per Census 2011, Surat had population of 6,081,322 of which male and female were 3,402,224 and 2,679,098 respectively.

1) Vesu: Affordable Housing Project for EWS (275) in Surat Urban Development Authority Area (DPR-IV). Name of the Urban Local Body (ULB): Surat Urban Development Authority (SUDA) Name of the Developer: Shri S.M Seladiya No. of beneficiary as per DPR: 275 Total estimated cost: Rs. 5,47,26,683.5/- Implementation stage at the time of Social Audit: Completed

5.2.1 Observations: Vesu: Affordable Housing Project

 Beneficiaries get the ownership and legal documents of their houses after seven years. They felt that documents should be provided to them within 5 years.  Beneficiaries feel that they have to pay more amount as light bill as compared to the amount they used to pay earlier. The reason is earlier they have to pay only for their household but now they also have to pay the amount for common facilities.

5.3 Summary for AHP:

Name of Name of the City/Cities Name of the State Name of Urban the selected: Level Nodal Agency: Local State: Surat, Jamnagar Affordable Bodies involved: Gujarat Housing Mission, SUDA, Jamnagar Gandhinagar Municipal Corporation Names of verticals included: Affordable Housing Project (AHP) 1 Awareness Awareness of beneficiaries about their entitlements from the Mission:  Most of the beneficiaries across the cities had the knowledge about their entitlements for the mission through the Urban Local Bodies. 2 Inclusion Proportion of marginalized communities [SC/ST/OBC/minorities/differently abled person /transgender/manual Scavengers/women (with overriding preference to widows) etc.] among beneficiaries:  The identified beneficiaries include all communities as per the norms mentioned in the scheme  As the beneficiaries come from various backgrounds such as caste, communities, hesitance towards the scheme to live together was observed.  Beneficiaries feel that they have to pay more amount as light bill as compared to the amount they used to pay earlier. The reason is earlier they have to pay only for their household but now they also have to pay the amount for common facilities. Their expense can be reduced if the facility of solar is included in the policy and installed during construction itself. All the lights and lift etc. can be run by solar decreasing the electricity bill of the society. 35

3 Participation Involvement of beneficiaries, CBOs/CSOs/ co-implementing agencies (e.g. banks/builders) in project related consultations: Nature and Frequency of consultations with these groups:  As the beneficiaries are identified later in the AHP vertical, participation of beneficiaries across all the sites for design and planning was not possible, as a result the beneficiaries were little bit concerned about the designs of the houses.  Due to lack of CBOs / NGOs, issues were not resolved as link was absent between the developers and the ULB 4 Effectiveness and Efficiency Identification of right kind of beneficiaries  No issues observed in the process of identification of the right kind of beneficiaries Whether the construction activities are being completed as per the planned duration, specifications and standards:  It was observed that the duration of construction period exceeds than the given time. 5 Transparency Proactive disclosures of project details including financial details by ULBs in the public domain:  Beneficiaries lack the awareness of project details such as the bifurcation of amount of subsidy from the central and state government. 6 Quality Monitoring: Existence of any technical group/committee with members different from those involved in project implementation:  In SUDA and Jamnagar, no group or committee was involved in the project implementation.  In SUDA and Jamnagar, there is third party inspection done by different agencies. Review of project activities and actions taken on gaps found  Within defect liability period, if any complaint is received, the matter is referred to the developer. Visits by ULB/CLTC staff to project sites: Regular monitoring by the concerned authorities was observed. 7 Accountability Measures taken to avoid malpractices and corruption:  Records are maintained in digital format and regularly monitored by Affordable Housing cell. Mechanisms on grievance redressal and awareness of mechanisms present for grievance redressal:  Grievance redressal is done department wise according to the nature of the complaint. No specific cell to cater to the complaints. Instances of grievances/complaints escalated to ULB authorities and duration of resolving those grievances/complaints:  In Jamnagar, complaints regarding people staying on rent were raised by 36

the society and ULB were asked to bring some solution on it. ULB acted on the issue and released notice to the tenants and asked them to leave the house within three months. After receiving the notice, people left the house and the issue was resolved.  In Surat, complaints regarding water leakage in pipelines and uncleanliness on common plot was received which was resolved by SUDA within one month. 8 Issues/complaints Any unresolved issues and complaints: All the issues were resolved. There are no unresolved issues or complaints. 9 Recommendations: Awareness:  It was observed that the beneficiaries lacked the awareness of functioning of the society post possession even after the transfer of maintenance. Thus provision to address these issues and generate awareness more focus should be laid on the functioning of the society post possession for success of the scheme  Awareness regarding where and whom to approach in different matters should be created within the society. Inclusion:  As communal distress was observed, efforts such as community gatherings, meetings, inclusion in RWA could be taken. Participation:  Beneficiaries faced issues regarding the design and layout of the units even though details are disclosed prior as EWS category beneficiaries are not equipped to understand and read the design on paper. Thereby provision of sample flats for display on selected sites.  A 3D model of one unit could be displayed for the better understanding of beneficiaries towards the design of the unit.  To avoid issues such as location of site and design of units, participation of grassroots groups / communities to be included at the city level planning of the vertical in communication with various stakeholders Effective and Efficiency:  Duration of the construction period should be strictly followed  During the process of designing of the layout, lifestyle and daily routine of the EWS category should be taken into consideration  Priority should be given to issues such as provision of Trunk infrastructure and public transport connectivity  Case studies/ Impact studies should be published to create more awareness and bring a positive light to the mission. Transparency:  Project details such as developer's name, number of units to be constructed, key plan, financial details, etc. should be displayed on site. Quality Monitoring  Third party inspection should be done for the purpose of quality

monitoring at various stages.  CBOs or the RWA should be a part in the process of monitoring of the construction and quality with support from the beneficiaries  Emphasis should be stressed on the workmanship in the process of monitoring.  Training and workshops should be given to the society / RWA / CBO for the maintenance of the services provide in the society such as lift maintenance, water-pump maintenance, etc.  It was observed that the beneficiaries were not aware of the visits by the authorities, thereby mechanisms to be introduced to ensure so.  There should be more awareness created within the people regarding the defect liability in terms of time and elements covered. A display of the same may be done on the site to create pressure on the developer to act upon the complaints in a proper manner. Accountability  Formulation of RWA with 50% constitution of women  Beneficiaries get houses but in some cases it happens that they don’t go to stay in the house for many months. As a result, the formation of committee gets delayed. There should be a proper timeline mentioned in the policy that conveys the time frame in which the beneficiary should come and start staying in the house. In case the guideline mentioned is not followed then ULB should be given an authority to take action against them.  There should be some guideline in the policy for people who give their houses on rent. And if tenants don’t provide maintenance amount on time then RWA should have the authority to take action or collect fine form them. 10 Name and Contact Details of the Independent Facilitating Agency: Mahila Housing Trust, Ahmedabad 701-702, Sakar 4, Opp. MJ Library, Ashram Road, Ellisbridge, Ahmedabad - 380006.