PRADHAN MANTRI AWAS

YOJANA (PMAY)
Central Government Scheme and its application in Gujarat State
Hon’ble Prime Minister envisioned Housing for All by 2022 when the Nation
completes 75 years of its Independence. In order to achieve this objective, Central
Government has launched a comprehensive mission “Pradhan Mantri Awas Yojana
– Housing for All (Urban)”.
 Four verticals of PMAY
• Slum rehabilitation of Slum Dwellers with participation of private developers using land
as a resource (In-situ Redevelopment)

• Promotion of Affordable Housing for weaker section through credit linked subsidy (CLSS)

• Affordable Housing in Partnership with Public & Private sectors (AHP)

• Subsidy for beneficiary-led individual house construction /enhancement (BLC)

1. In-situ Slum Redevelopment
• It aims to leverage the locked potential of land under slums to provide houses to the eligible slum
dwellers bringing them into the formal urban settlement.

• Slums which are situalted on Public land and on private land are all considered for in-situ
redevelopment

• Developer selected through open bidding process

• Incentive: TDR

• Central grant per slum HH: 1 lakh except private slums

• Powers to State Gov.: Decide cutoff date, how to develop slums on private lands, right to the
constructed house (ownership/ renewable/ mortgageable/ inheritable leasehold rights)
In Gujarat State

• Following policies are followed to redevelop slums in Gujarat State:

• Regulations for the Rehabilitation and Redevelopment of the slums 2010: for
slums on private lands ……….. Revoked from 14-06-2017

• Gujarat Slum Rehabilitation Policy – PPP – 2013: for slum on public lands
Slum Statistics

Latest policy 2013 changes.pdf

GR_MMGY_Housing.pdf
Back
Highlights of Gujarat Slum Rehabilitation Policy – PPP – 2013

• Cut-off date: 1-12-2010

• List of proofs: Electricity bill, Election Card, Slum survey/ Ration card. In case none these proofs is
available with slum dweller, diff. option for proofs can be decided by CLTC (City Level Technical Cell)

• Min. 30 sqm. Carpet area per DU

• Beneficiaries having shops in slum will get shop of min. 12 sqm. Carpet area

• Lease-hold right for 15 years to beneficiary. After 15 years, a free hold right to beneficiary.

• Ownership of the slum Rehab land: implementing agency

• In-situ rehab is carried out through PPP model

 Selection of Private Developer
• Open & Transparent bidding
• Eg.
• Assume land Premium bid by developer = A
• Assume Project Cost bid by developer = B (cost of construction, transit accommodation, Coverage of risks, etc.)

Case 1 Case 2
If A-B > 0 (ZERO) , It becomes a Positive Premium If A-B < 0 (ZERO) , It becomes a Negative Premium

TDR /

GOVERNMENT PRIVATE PARTNER GOVERNMENT PRIVATE PARTNER

Bidder-1 bidding Rupees X Bidder bidding maximum Bidder-1 bidding Rupees X Bidder bidding minimum
Bidder-2 bidding Rupees Y bid Amongst all will be Bidder-2 bidding Rupees Y bid Amongst all will be
Bidder-3 bidding Rupees Z selected Bidder-3 bidding Rupees Z selected
• Role & Responsibility of Private Developer:
• To create maintenance fund @ Rs. 250/- sqm. of carpet area.

• Structural Defect liability period: 7 years

• Incentives to the developer:

• 3 FSI on slum plot

• Land remaining after in-situ rehab of slum will be given to the developer as a free sale component with free hold rights

• Exemption from municipal charges in case of slum rehab.

• In case, if FSI remains unutilized after slum rehab then it can be transferred to the free sale area.

• Construction in Free sale area: upto 70 m. height considering local GDCR

• TDR:
• Prorata basis acc. to jantri of recipient land.

• Can be Transferred in parts, thrice. Tenure is of 10 years after getting completion certi. From authority

• TDR is given to developer in parts; after completion of construction of in multiples of 50 units in slum rehab. Last part of TDR is
transferred only after completion certi. is received.
Grant
• Tenable Slum:
• Central Gov.: 1 lakh per DU; State Gov.: 1 lakh per DU
• In case of positive premium: grant is collected with state gov. to use in case of
slums with negative premium.
• In case of negative premium, max. Rs. 3 lakh per DU used from reserves.
• Untenable Slum: (Slum-AHP)
• Central Gov.: 1.5 lakh per DU; State Gov.: 4 lakh per DU
• Max. of Rs. 1 lakh from beneficiary in case of insufficient grant
Step by Step HFAPoA preparation process
Step 1: Initiation of HFAPoA preparation

Step 2: Assessment of slums

Step 3: Demand Assessment of Urban poor in slums and Non-slum areas

Step 4: Devising development options for beneficiaries into 4 verticals

Step 5: Assessment & phasing of investment requirements and preparation of financial plan

Step 6: Formulating institutional framework for implementation of HFAPoA

Table of contents of
Step 7: Finalization of HFAPoA & Formulation of annual Implementation Plan HFAPoA report
Sr.
Chapter Description
No.
1 BEGINNING THE HFAPoA PROCESS
1.1 Conduction of stakeholders' workshops and meetings to prepare the ground for beginning the processes and surveys required under HFAPoA
1.2 Description of Housing scenario in India and in Gujarat State
Location and connectivity
Demography
Climate
1.3 Description of City Profile
Physical Infrastructure
Social Infrastructure
Housing scenario
1.4 Overview of Pradhan Mantri Awas Yojana (PMAY)
1.5 Review of Past and Existing Policies and Programs
2 CURATIVE STRATEGY FOR SLUM AREA
Slum Population
Households
2.1 Slum Profile of the city
Area
Density
Sr. No. Chapter Description
Slum name
Slum Households
Assessment of present status of
2.2 Slum Population
slums through mapping
Density
Distance between slums
2.3 Categorization of Tenable and Un-Tenable slums Vulnerability Matrix
3*3 Matrix including Housing, infrastructure, Social deficiency
2.4 Prioritization of Tenable slums Land Ownership
Tenure Status
3*3 Matrix including Housing, infrastructure, Social deficiency
Prioritization of Un-Tenable
2.5 Land Ownership
slums
Tenure Status
3 FORMULATION OF SLUM INTERVENTION STRATEGIES
3.1 Defining Slum Intervention Strategies
Part 1: SLUM INTERVENTION STRATEGIES FOR TENABLE SLUMS
3.2 List of the Tenable slums for viability study Viability Matrix for
Household density tenable slums
FSI/FAR
Cost of SRS (Construction and transit, etc.)
Viability analysis with
3.3 Cost of Free-Sale component
parameters
Selling of BUA under Free-Sale component
IRR
Viability Gap Funding Calculation
Sr.
Chapter Description
No.
3.4 Finalization of Slum Intervention Strategies for all Viable Slums
3.5 Finalization of Slum Intervention Strategies for Prioritized Non-Viable Slums
Part 2: SLUM INTERVENTION STRATEGIES FOR UN-TENABLE SLUMS
3.6 Finalization of Slum Intervention Strategies for all Prioritized Un-Tenable Slums
3.7 Finalization of priorities with respect to slum intervention strategies for Tenable and Un-Tenable slums
4 HOUSING FOR OTHER URBAN POOR
4.1 Housing Demand Assessment Demand Survey in verticals: CLSS, AHP, BLC & Slum-AHP
4.2 Details of Land Bank
4.3 Land Assessment towards demand
5 INVESTMENT PLAN
5.1 Financial Planning with share from Beneficiaries, ULB, State & Central
6 FINALIZATION OF HFAPoA REPORT
6.1 All Formats as per HFA 2016 Guidelines
7 ANNEXURES
7.1 Supporting tables, Graphs, Reports, Guidelines, Maps, Photographs etc.
VIABILITY ANALYSIS FOR TENABLE SLUMS Back

If C > 45% : Viable If C < 45% : Unviable

In-situ Viability check is

(A) Investment by the developer in slum Redevelopment repeated after adding
redevelopment project which includes: central gov. assistance
of 1 lakh per DU
• Slum Redevelopment cost
• Free sale component development cost
• Transit accommodation to the Viable Unviable
beneficiaries

In-situ
Redevelopment Viability check is
repeated after adding
State gov. assistance
(B) Selling price of the sale component upto 2 lakh per DU

Viable Unviable

(C) Profit to the developer in %

C = ((B – A)/B)*100 In-situ Selection of another
Redevelopment development option
 2. Affordable Housing Through Credit Linked Subsidy (CLSS)
• Credit Linked Subsidy component is a Central Sector Scheme to be implemented through Banks/ HFCs, etc.
• Loan can be availed for new construction or addition of rooms, kitchen, toilet etc.to existing houses.
• Beneficiary family should not own a pucca house anywhere in India.
• Manual Scavengers, Women, SC/ST/OBC, minority, widows, persons with disabilities and Transgender to be
given preference.
• HUDCO and NHB to act as CNAs.
• Primary Lending Institutions (PLIs- SCBs, HFCs, RRBs, State Co- operative Banks and UCBs and any other
Institution, as may be identified by the Ministry) can register with one CNA only. An MoU has to be executed
with any one of the CNAs Targets have to be set in consultation with CNAs/Ministry
• Central Nodal Agencies (CNAs) to channelize subsidy to the lending institutions
• Beneficiary can apply for a housing loan
• Either directly or
• through the ULBs/Local Agencies identified by the State/ULBs for facilitating the applications from intended beneficiaries.

PMAY-CLSS info
• SLNA will facilitate beneficiaries in getting approval and documents etc. to avail subsidy.
• PLI will be given lump sum amount of Rs. 1000 per sanctioned application in lieu of processing fees. PLIs
will not charge any amount as processing fee.
• Rs. 250/-per sanctioned application will be paid to ULBs or NGOs through State Governments for
facilitating applications.
• Subsidy to be paid to PLIs / HFCs through CNAs.
• Subsidy to be paid in proportion to the disbursed loan amount.

Carpet
Interest Subsidy Loan amount
Payback Area
Sr. No. Income Category Annual Income applicable with
Period
interest subsidy
By Central By State in Sqm.

1 EWS Upto 300000 6.5 0 20 6 lakh 30

2 LIG 300001-600000 6.5 0 20 6 lakh 60
3 MIG-1 600001-1200000 4 0 20 9 lakh 90
4 MIG-2 1200001-1800000 3 0 20 12 lakh 110
5 MIG-3 1800001-2250000 0 2.5 20 15 lakh 130
3. Affordable Housing in Partnership (AHP)

• Affordable housing projects are the projects where atleast 35% of houses are constructed for EWS category.

• Central Assistance at the rate of Rs.1.5 Lakh per EWS DU

• The States/UTs would decide on an upper ceiling on the sale price of EWS houses in rupees per square meter of

carpet area

• A single project has at least 250 EWS houses.

• All statutory towns as per Census 2011 and towns notified

• The Mission will support construction of houses upto 30 square meter carpet area with basic civic

infrastructure.

• Beneficiaries selected should be part of HFAPoA

Gujarat Affordable Housing Policy-2014
• “Gujarat Affordable Housing Policy 2014” had been announced vide order dated 15-01-2014 under “Mukhya Mantri
GRUH Yojana”.

• Generally housing schemes for economically backward communities shall be carried out by ULB/ UDA/ADA on public
land.

• Affordable housing for EWS-I, EWS-II, LIG and MIG-I shall be constructed through public private partnership and GHB.

• Generally, the ratio of LIG: MIG-I will be maintained at 65:35

• Central gov. grant: 1.5 lakh; State gov. grant: 1.5 lakh for EWS type of houses

Sr. Income Annual Income Carpet Area Max. Selling price

No. Category In Rs. In sqm. In Rs.
1 EWS-I Upto 3 lakh Upto 30 Upto 3 lakh
2 EWS-II Upto 3 lakh 31-40 Upto 5.5 lakh
3 LIG 300001-600000 41-50 Upto 12 lakh
4 MIG-I 600001-750000 51-60 Upto 24 lakh
• Incentives and roles of private developer:

• 3 FSI is available. FSI can be utilized only on plots where affordable houses are built and cannot be transferred to some
other places. Free to undertake any kind of construction on the plot remaining after affordable houses are built.

• On such land, developer can construct commercial 10% of total construction or as per local GDCR whichever is higher

• Exemption in municipal charges in case of EWS & LIG units

• Building of 45m ht on road of 18m width or more; Building of 70m ht on road of 30m width or more.

• Not more than 8 DUs per floor and not more than two blocks joint

• Beneficiaries get house on 99 years lease

• Locking period is of min 7 years in case of EWS/ LIG

• Locking period is of min 5 years in case of MIG

• Structural defect liability is 10 years

• O&M of lift for 3 years with developer

Model 1: Public Agency on Public Land
(Green Field Development)
• On public land with ULB/ULC, Development authorities and GHB

• Implementing agency: ULB, UDA, ADA, GHB

• Selection of contractor/developer: open bidding process

• BUA for affordable houses: atleast 60% of total BUA

• BUA for EWS/LIG: atleast 35% of total BUA or 15% of total no. of houses whichever is higher
Model 2: Private Developer on Public Land
• LIG/ MIG Dus can be constructed on land with ULB/ ULC/ UDA / ADA/ GHB
• Project of atleast 250 DUs
• Amount recovered from beneficiary above the construction cost will be deposited in housing
infrastructure fund
• Free sale development can be started after completion of atleast 33% of affordable housing
• Beneficiary has to pay 10% of total price of unit as down payment on allotment. Remaining amount to
be paid within next 3 months
• Selection of developer: open bidding process
• land for free sale on transferrable lease of 99 years.
Model 3: Private Developer on Private Land
• BUA for affordable houses should be atleast 60% of total area
• BUA of EWS/LIG houses is 35% of total BUA or 15% of total no. of
affordable units whichever is higher
4. Subsidy for beneficiary led individual house
construction/ enhancement (BLC)
• Assistance to individual eligible families belonging to EWS categories to either construct
new houses or enhance existing houses on their own
• Central assistance @ Rs. 1.5 lakh per house
• Beneficiaries, in or outside slums, to approach ULBs with proof of land/house ownership
• Kutcha houses in slums not taken up for redevelopment can be covered
• ULBs to ascertain ownership of land, economic status and eligibility etc. of beneficiary
• Socio-economic Caste Census (SECC) data to be used to verify current housing status of
applicant and consequent eligibility
• New House max. upto 30 sqm carpet area;
• Enhancement: Min 9 sqm. Max upto 30 sqm. Carpet area
• In Gujarat, Grant of 2 lakh for new house construction and 1.5 lakh for enhancement
per DU
• Central assistance will be
released to bank accounts
• GOI assistance will be
released in 3-4 instalment
• Last instalment of
Rs.30000 after completion
of house
• Tracking Progress through
Geo tagged photographs:
BHUVAN application
• Beneficiaries in slums
which are not being
redeveloped can be
covered under this
component if beneficiaries
have a Kutcha or Semi-
Pucca house.
Gujarat State Factuals
Progress under Housing schemes
As on 13.12.2016
Approved Dwelling Completed Dwelling Allottment Dwelling Dwelling Units Non Started Occupie
Scheme
Units Units Units in Progress / Dropped d

Without
With Infra
Infra

MMGY - GREEN FIELD 45900 5854 6238 38508 31445 2363 4875

SLUM PPP - 2013 0 0 0 0 0 0 0

HFA - AHP 62125 0 3379 17339 11075 47671 1060

HFA-PPP 37551 0 0 3600 3457 34094 0

TOTAL (A) 145576 5854 9617 59447 45977 84128 5935