When I bought my 2BHK in Pune back in 2022, the builder said maintenance would be Rs 3 per sq ft. Two years later, our society is charging Rs 5.50 per sq ft, and half the residents are fuming. The other half have no idea what they are paying for.
If that sounds familiar, this guide is for you. I dug into actual society budgets, talked to property managers, and crunched numbers across cities to give you the clearest picture possible of what maintenance should cost — and what you can do when it doesn’t add up.
How Maintenance Charges Are Calculated
There are two common methods:
Per square foot: Most societies charge Rs 2.50 to Rs 8 per sq ft of your flat’s built-up or super built-up area. A 1,000 sq ft flat at Rs 4/sq ft = Rs 4,000 per month. Simple, but unfair if you have the same amenities as the guy in the penthouse.
Equal share: Total expenses divided equally among all flats regardless of size. More fair for maintenance-type costs (watchman, lift, cleaning) but less fair for area-dependent costs (water, sinking fund).
Most well-managed societies use a hybrid — a base amount per flat for common services plus a per-sq-ft component for area-dependent costs.
What Your Maintenance Actually Covers
Here is a typical breakdown from a 120-flat society in Bangalore I reviewed:
| Expense | Per Flat/Month | % of Total |
|---|---|---|
| Security (guards) | Rs 800 | 18% |
| Electricity (common areas, lift, pump) | Rs 700 | 16% |
| Water supply | Rs 500 | 11% |
| Housekeeping & cleaning | Rs 450 | 10% |
| Lift maintenance (AMC) | Rs 350 | 8% |
| Garden & landscaping | Rs 250 | 6% |
| Sinking fund | Rs 500 | 11% |
| Insurance | Rs 150 | 3% |
| Admin & accounting | Rs 200 | 5% |
| Repairs & contingency | Rs 400 | 9% |
| Amenities (gym, pool, clubhouse) | Rs 200 | 3% |
| Total | Rs 4,500 | 100% |
Average Maintenance Charges by City (2026)
| City | Budget Society | Mid-Range | Premium/Gated |
|---|---|---|---|
| Mumbai | Rs 4-6/sq ft | Rs 7-10/sq ft | Rs 12-20/sq ft |
| Delhi NCR | Rs 2.50-4/sq ft | Rs 4-7/sq ft | Rs 8-15/sq ft |
| Bangalore | Rs 3-5/sq ft | Rs 5-8/sq ft | Rs 10-18/sq ft |
| Pune | Rs 2.50-4/sq ft | Rs 4-6/sq ft | Rs 7-12/sq ft |
| Hyderabad | Rs 2-3.50/sq ft | Rs 3.50-6/sq ft | Rs 7-12/sq ft |
| Chennai | Rs 2-3/sq ft | Rs 3-5/sq ft | Rs 6-10/sq ft |
Premium societies with swimming pools, clubhouses, and 24/7 power backup naturally cost more. The question is whether you actually use those amenities enough to justify the premium.
Red Flags in Your Maintenance Bill
Watch out for these:
No annual audit: If your society has never shared an audited financial statement, something is wrong. RERA mandates annual audits for registered societies.
“Miscellaneous” charges over 10%: Vague categories that keep growing are where mismanagement hides.
Sinking fund being used for routine expenses: The sinking fund is for major repairs (waterproofing, lift replacement, painting). If it is being used for monthly expenses, your society will have no buffer when something big breaks.
No separate electricity meter for common areas: Some societies split the builder’s commercial electricity bill among residents. This costs 2-3x more than a dedicated domestic connection.
Your Rights as a Flat Owner
Under the Maharashtra Apartment Ownership Act (and similar state laws):
- You have the right to see detailed financial records
- AGM must be held annually with audited accounts presented
- Major expenditure decisions need member approval in general body meetings
- Committee members cannot award contracts to relatives without disclosure
- Defaulters can be charged interest, but essential services cannot be cut off
Calculate Your Fair Share
Want to check if your maintenance charges are reasonable? Try our Maintenance Cost Calculator to see how your charges compare to similar societies in your city and what each component should roughly cost.
Knowledge is your best tool in the next society AGM. Go armed with numbers.