As the Maharashtra government promises timely rehabilitation to residents of 19 dilapidated buildings near Elphinstone bridge, tenants from 15 similarly dangerous buildings in Lalbaug are left asking: “What about us?”

While residents of Elphinstone were assured of same-area rehabilitation to facilitate the bridge’s demolition and reconstruction, tenants of buildings such as Narayan Ashram Building No 6 in Lalbaug say they are being forced out without a clear redevelopment roadmap.

MHADA Eviction Notices Amid Developer Dispute

The Maharashtra Housing and Area Development Authority (MHADA) has declared Building No 6 unsafe and served eviction notices, citing the risk of wall collapse. One such notice warned idol-maker Santosh Kambli that his flat is unsafe due to a dangerously buckled wall.

Kambli responded, “We’re not against redevelopment. But how can we consent without knowing who the developer is? The landowner shows papers but won’t introduce the builder. Meanwhile, we’re being harassed by notices.”

Neighbours Moving Ahead While Building No 6 Stalls

Next door, Narayan Ashram Building No 7 residents have already signed with Bhagwati Developers, submitting their redevelopment proposal to MHADA. “We’re ready. If Building No 6 joins, redevelopment will be easier in this cramped Ganesh Gully area,” said Kulin Vohra from Bhagwati Developers.

However, trust issues with Building No 6’s landowner, Prasad Gavankar, continue to delay the process. “We’ve been stuck for years. Residents are frustrated. Some even spent money renovating recently, only to now face forced eviction,” said a resident.

Understanding the Legal Framework: Sections 79A & 79B

Under Section 79(A) of the MHADA Act, landlords must act within three months once MHADA declares a building unsafe. Failing that, tenants have six months to initiate redevelopment. If the owner still resists, Section 79(B) lets tenants bypass them and redevelop the property directly.

“We may invoke 79(B), but many fear retaliation. We feel abandoned while MHADA issues notices without clarity,” a resident added.

Understanding MHADA Act

Section 79(A) mandates compulsory redevelopment for cessed buildings declared dangerous by MHADA or its repair board. Once a notice is issued, property owners have three months to act. If they don’t, occupants have six additional months to propose redevelopment. Section 79(B) allows tenants to submit a redevelopment proposal themselves if the owner fails to act within the given timeframe.

Both Narayan Ashram buildings are among the 13,800 buildings MHADA has identified for redevelopment in the city. Meanwhile, 13 other buildings along the same lane are facing similar issues. “The BMC and MHADA are not on the same page,” said Pagadi Association chairperson Vinita Rane. “All 15 buildings stand on BMC-owned land leased to landowners, but were constructed by MHADA. MHADA hasn’t coordinated with BMC, so issues like collapsing walls are neglected in the blame game.”

Rane added, “When we asked MHADA officials to inspect the tilted wall, they seemed clueless. They didn’t even know how to implement 79(A). The miscommunication and lack of knowledge among authorities are putting residents under tremendous stress.” Despite multiple calls from mid-day, MHADA officials declined to comment.

Blame Game Between MHADA and BMC

The Pagadi Association states that all 15 buildings lie on BMC-owned land but were constructed by MHADA. “There’s no coordination. When we asked MHADA to inspect the tilted wall, they had no clue. Their staff doesn’t even understand how to implement 79(A),” said chairperson Vinita Rane.

With 13,800 buildings across Mumbai identified for redevelopment by MHADA, the Lalbaug situation highlights a wider systemic failure of coordination and trust. Despite repeated requests, MHADA officials have not commented on the issue.

Conclusion

The contrast between how Elphinstone and Lalbaug residents are being treated raises concerns of fairness and transparency. When both groups live in hazardous conditions, redevelopment support must be equitable. It’s time for authorities to apply the law consistently and engage meaningfully with all stakeholders—before lives are lost to inaction.

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