How to calculate society maintenance charges in India (with examples)
HousingMS Team · 12 Oct 2026 · 3 min read
Every month the treasurer has to answer the same question for every flat: how much does this flat owe? The answer is a sum of several "heads". Here is how most Indian housing societies build a maintenance bill, and how to calculate each part.
1. Fixed charges — the same for every flat
Some costs are shared equally because every flat benefits equally: security guards, housekeeping, common-area electricity, lift AMC. These are usually billed as a fixed amount per flat, for example ₹900 a month for security and housekeeping.
2. Per square foot charges — bigger flats pay more
Costs that grow with flat size — such as a general repairs and maintenance fund — are often billed per square foot of carpet area. A 650 sq.ft flat at ₹0.75 per sq.ft pays ₹487.50 a month.
3. Sinking fund and repair fund
Co-operative housing societies set aside money for major future repairs. Under the model bye-laws these are commonly worked out as a percentage of the construction cost of each flat each year:
- Sinking fund: usually 0.25% of the construction cost per year
- Repair & maintenance fund: commonly up to 0.75% of the construction cost per year
Example: construction cost ₹3,200 per sq.ft, flat of 650 sq.ft → construction cost of the flat ₹20,80,000. Sinking fund at 0.25% = ₹5,200 a year, or ₹433.33 a month.
4. Non-occupancy charges — only for rented flats
When an owner lets the flat out, many societies add a non-occupancy charge. It applies only to rented flats, so your billing system must know which flats are let out. Check your state's rules for the maximum allowed.
Putting it together: one flat's bill
| Head | How it's charged | Amount |
|---|---|---|
| Security & housekeeping | Fixed | ₹900.00 |
| Water charges | Fixed | ₹350.00 |
| Repair fund | ₹0.75 × 650 sq.ft | ₹487.50 |
| Sinking fund | 0.25% of construction cost ÷ 12 | ₹433.33 |
| Monthly total | ₹2,170.83 |
Let the software do the arithmetic
Doing this by hand for 100 flats every month is where mistakes creep in. In HousingMS maintenance billing you set each head once — fixed, per sq.ft or % of construction cost, for all flats or rented flats only — and a live preview shows what a flat will pay. Bills for every flat are then generated automatically on the 1st of each month.
Always follow your society's registered bye-laws and general body resolutions when setting rates.