Introduction

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About the Organisation:

Central Government Employees Welfare Housing Organisation (CGEWHO) has been established to promote, control and co-ordinate the development of houses at selected places, across India, on no profit-no loss basis as a welfare measure. CGEWHO is a registered body under the Societies Registration Act 1860. It operates from its headquarters at Janpath Bhavan, Janpath, New Delhi. There are no regional offices. The organisation maintains skeleton project teams at construction sites which look after day to day operations of construction and development.

The organisation has the mandate to:

a.       Undertake social welfare schemes on no profit-no loss basis for Central Government Employees, both serving and retired, and spouses of deceased Central Government Employees by inter-alia promoting the construction of houses and providing all possible help and required inputs to achieve this object.

b.       Do all such things as are incidental , or conducive, to the attainment of any or all of the above objects.

The goal of the organisation is to provide quality welfare service to Central Government Employees for housing. The organisation’s schemes at Chennai (Phase I), Nerul & Kharghar(Navi Mumbai), Panchkula, Calcutta(Phase I), Noida(Phase I & II), Gurgaon (Phase I & II), Chandigarh, Bangalore, Kochi(Phase-I), Hyderabad(Phase I), Pimpri-Chinchawad(Pune) and Noida(Phase III) have been completed. These comprised a total of  8386 dwelling units. The on-going housing schemes at Ahmedabad, Jaipur, Hyderabad(Phase II), Panchkula(Phase II), and Noida(Phase IV & V) have another over 3745 dwelling units under construction.

Constitutional Set-up:

Central Government Employees Welfare Housing Organisation has been registered as a society under the Societies’ Registration Act 1860. It has been formed under the aegis of then Ministry of Urban Development and Poverty Alleviation, Govt of India. There are four levels of control in the organisation:

                        1.         General Body

                        2.         Governing Council

                        3.         Executive Committee

                        4.         Chief Executive Officer

The General Body is a constitutional authority which lays down general policy guidelines and makes or amends Rules and Regulations of the society. Governing Council manages and administers the affairs of the society, approves requirements of staff and lays down policy for investment. Executive Committee looks after the day to day affairs of the organisation. Some of the powers of these bodies have been delegated to the Chief Executive Officer (CEO) who conducts the business and executes all contracts on behalf of the organisation.

Philosophy of the Organisation:

The Organisation at the Head Office of the CGEWHO functions on the following philosophy:

a.       All the works, be it civil construction, electrical, mechanical, developmental or planning, are contracted out to outside parties.

b.       Firms of Architects are engaged for providing professional services.

c.       Central procurement of materials for projects is confined to cement and steel only.

d.       Field Committee/Project Teams are set up for each project, to supervise the work. These teams are responsible to the Chief Executive Officer of the CGEWHO.

e.       Other professionals, like legal advisor, structural consultants, soil consultants etc. are engaged on part time basis or piece meal basis, as the situation demands.

f.         A reputed firm of Auditors is appointed to undertake concurrent audit of accounts of the organisation.

Organisational Structure:

            The range of activities covered by the CGEWHO are multidisciplinary, but the organisation operates under one roof. It is, therefore, prudent to have professional departments each looking after its own field and easily interacting with others. Professional grouping also makes the organisation more compact, effective and responsive. The organisation comprises three directorates, viz., Technical, Administration & Marketing and Finance, all supported by an IT cell.  Please click for Organisation Chart

 

Operations:

The activities of the organisation encompass the following:

Acquisition of Land

The basis on which land is procured in a particular station and the quantum thereof is dependent upon concentration of the Central Government Employees or the demand pattern for that particular station. In order to make an objective assessment, specific demand surveys are conducted. Such demand surveys are also helpful in determining the ratio of various types of dwelling units (DUs) to be built in a project. Following percentage density of DUs has been adopted in all the initial projects:

Type of DU

Accommodation

Approx Super Area (Sq Ft)

Percentage Density of DUs

A

1 Bedroom unit

550

15%

B

2 Bedrooms unit

850

60%

C

3 Bedrooms unit

1100

20%

D

3 Bedrooms & Study unit

1350

5%

Planning of projects is taken up only after firm allotment of the land has been obtained and the housing scheme is announced, subsequently. Procurement of land is made from the State Land Allotting Agencies or private agencies as considered appropriate, on case to case basis.

Planning of the Projects

The projects are planned and executed by adopting either of the following two methods:

(a) Conventional Method: Once the station is identified for taking up a project, the organisation procures land from local land allotting authorities. In this case, once the allotment of land is made, the organisation appoints an Architect Consultant to technically supervise the project during execution based upon the criterion and procedure, as approved by the Executive Committee, as well as the contractor(s), for execution of the project.

For undertaking the above activities, and also to technically supervise the projects during execution, a firm of reputed Architect Consultants is appointed based upon the criterion and procedure, already approved by the Executive Committee.

(b) Turnkey Contract Method: When land is not made available by the local land allotting authority inspite of clear demand in the station, this is the only method available to meet the aspirations of the prospective beneficiaries. This method has also got the merit of reducing the initial investment on the project towards procurement of land and keeping the same for a gestation period for planning and finalising the contracts for execution of works. In this method, the agency can be finalised prior to any investment from the organisation and funds towards procurement of land are required only when the turnkey contractor registers the same in the name of the organisation. In the intervening period, the scheme can be announced and the cost of land can be called from prospective beneficiaries, thereby reducing the cost of interest on investment towards procurement of land. Further, turnkey contracts enable the organisation to deal with one agency only which, in effect, reduces the administrative hurdles etc. towards execution of the contracts as well as release of payments. Further, turnkey contracts work out to be economical as the cost of development of land is substantially lower than that incurred by State Land Allotting Agencies.

Housing Scheme

A housing project, when planned and duly costed for different type of dwelling units, is offered to the eligible Central Government Employees as a `Housing Scheme’.

(a) Announcement: The housing scheme so formulated is announced through newspapers, inviting applications from the interested and eligible Central Government Employees. For better dissemination of information regarding the housing schemes, other methods of communication used are CGEWHO’s newsletter, letters addressed to various offices of Central Government in India as well as abroad, etc.

(b) Registration and Allotment: Applications are invited in pre-defined format (which is made available at a nominal cost on demand alongwith a brochure containing terms and conditions, known as ‘CGEWHO Rules’). A computerised draw, from amongst the eligible applicants, is held in case the number of applications received exceeds the number of dwelling units being offered. A small waiting list is also created, and further allotments are made based on withdrawals / cancellations. Allotment letters, issued to the successful applicants, include terms and conditions of allotment and tentative payment schedule. Instalments are called based on this payment schedule and progress of the project on ground.

Execution of The Projects

(a) Construction Agency: If the project is planned a conventional one, a construction agency is selected at this stage for execution of the project in accordance with the detailed and elaborate procedure, as approved by the Executive Committee. However, in case of turnkey contract method, the construction agency already exists and the same commences construction immediately.

(b) Management and Control of Projects: To ensure adherence to the planning schedule, maintenance of quality and economy in construction, CGEWHO projects are supervised, managed and controlled under four tier arrangements as under :

·         An Architect Consultant appointed to provide for Project Management Services.

·         A project team headed by a Project Manager, appointed specifically by CGEWHO for the particular project.

·         Technical inspections and monitoring of the progress by officers of the Technical Directorate from the Head Office including regular visits and inspections by the CEO.

·         Appointment of a reputed technical institution to provide quality assurance consultancy to the project viz. IITs etc.

 

Closure

On receipt of the final payment from the beneficiaries, which includes the escalation and interest components, if any, the Apartment Owners Association charges etc., possession of the dwelling units is handed over to the beneficiaries. A CGEWHO project is expected to be handed over completely within five months of the date of issue of the final call-up letters. An effort is made to adhere to this schedule, including complying with statutory requirements like registration of the respective sale/lease deed etc. On completion of this activity, a project/scheme of the CGEWHO is considered as closed.

Maintenance

An Apartment Owners’ Association is formed from amongst the beneficiaries towards the completion of construction activities and handed over the charge of the residential complex for managing its various affairs. In order to provide this association with an initial fund, an element of 1.5% of the cost of dwelling unit, which is built into the total cost of the dwelling unit, is reserved in the name of ‘Apartment Owners’ Association’ charges and handed over to the association.

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