Entitlement: existing carpet, entitled area, uplift, extra area and the split

On a redevelopment offer, the existing carpet is what the allottee holds today, the entitled area is what the developer promises them in the new building, and the extra area is what the allotted units actually give over and above that promise. The split says how much of the entitlement falls on each allotted unit, which fixes the area each unit's purchase charges for. All of these are measured in the area the offer was measured on: the project's Chargeable area for members and tenants when the offer was created (Carpet Area (Mofa) unless the organization or project says otherwise). A later change of the setting leaves the offer on its own area unless the developer applies it to the offer on the review page.

How it works in NirmaanOne

Existing carpet

Existing carpet (Mofa) on the offer starts from the allottee's record ("Defaults from the allottee") and can be changed on the offer. It is "Usually blank for a landowner", who holds nothing in the old building. It has two uses: the uplift guidance is worked out from it, and benefit plan lines "per sq ft of existing carpet" are multiplied by it.

Entitled area and the uplift guidance

The Entitled Carpet Area (Mofa) (its label follows the offer's area: Entitled RERA Carpet Area, Entitled Super Built-up Area) is the area the offer promises. NirmaanOne fills it in only when the field is blank, and a typed figure always wins:

1. The uplift guidance, while nothing is allotted yet. Carpet area offered (Mofa) "% of existing" (from -100 to 200), set for every project on the organization's Projects card under Settings > Organization, or for one project under Sales on its Settings tab (shown for redevelopment projects; the project's own value wins), fills the entitlement as existing × (1 + percentage ÷ 100), rounded to 2 places. The field's hint shows the working: "Project guidance +8% = 553.5 sqft · +41 sqft vs existing (+8%)". It is guidance, not a rule: type over it and the typed figure stays.
2. The allotted units' total, once units are on the offer and the field is still blank ("Defaults to the allotted units' total"). The offer then gives exactly what the units measure, and the extra area is 0.

A blank entitlement also blocks purchases: "Record the entitled area on the offer".

Extra area

The read-only Extra Carpet Area (Mofa) is the allotted units' total area on the basis, less the entitled area:

• positive means the allottee gets more than the entitlement, the area they buy through the units' own estimates; it is charged in whole square feet, rounded up (91.50 becomes 92; 91.00 stays 91). When the split is in place the rounding is done per unit and the units' extras are added up;
• negative means the units fall short of the entitlement (a shortfall), and is left as it is;
• a dash until a unit is allotted, or while a unit has no figure for the basis area ("A unit has no <basis> recorded; add it on the unit, or save to see the server's figure.").

The offers grid shows it as "+<n> sqft allotted" under "<existing> → <entitled>", with the tooltip "<Extra … label>: the allotted units' total less the entitled area". The grid follows the saved offer, recomputed when the offer is drafted or saved; the drawer's field updates as you allot units.

The split

Once a saved offer has units and an entitlement, the Entitlement split & purchases card lists each unit with its Area, Entitled share, Extra, Charged and Free. The rules:

• every share lies between 0 and its unit's area ("A share is larger than its unit (<units>)");
• the shares add up to the entitlement, capped at the total allotted area when the entitlement is larger ("The shares add up to <n> sq ft; they must add up to <n>");
• by default the entitlement fills the units in allotment order, each up to its area, and the shares are reset to that default whenever a change to the offer makes a hand-made split stop adding up (adding a unit the entitlement does not reach keeps the hand-made split);
• a unit's extra area is its area less its share, rounded up to whole square feet;
• Charged is how much of that extra the allottee pays for: blank charges all of it, 0 gives it all free, anything between lies between ("The area charged must lie between 0 and the unit's extra area (<units>)"). A charged figure is never allowed above the unit's extra: if a new share shrinks the extra, the charged figure shrinks with it, so what was given free stays free;
• the split can only be changed on a Draft ("Reopen the offer as a draft to change the split"), and Save split confirms with "Entitlement split and chargeable areas saved.".

Once a unit's estimate has gone out (Sent or later) or the unit is booked, its share and charged figure are frozen until that estimate is revised or the booking cancelled. See Allottee purchases.

Business reason

Redevelopment agreements promise members a percentage more carpet than they hold; the flats actually built rarely match that figure to the square foot. Separating the promise (entitlement), the reality (the allotted units) and the difference (extra area) keeps the letter honest and lets the developer decide, unit by unit, how much of the difference to charge. Whole-square-foot rounding is how the trade quotes differential area.

Example

The project measures members and tenants on Carpet Area (Mofa) and its Carpet area offered (Mofa) guidance is +8%.

Mrs Kulkarni. Her record gives the offer an existing carpet of 512.50 sqft. With nothing allotted, the entitlement fills in as 512.50 × 1.08 = 553.50 sqft, and the hint reads "Project guidance +8% = 553.5 sqft · +41 sqft vs existing (+8%)". The rehab officer keeps it and allots A-1203, 645 sqft. The extra area is 645 − 553.50 = 91.50, shown as 92 sqft. The split has one unit: share 553.50, extra 92, charged 92 (blank). Had she allotted A-1203 before the entitlement was set, the entitlement would have filled in as 645 and the extra as 0; typing 553.50 over it brings the 92 back.

Mr Shah, landowner, two units. No existing carpet; the entitlement is typed as 1,200 sqft. The offer allots B-1101 (900 sqft) then B-1102 (780 sqft), 1,680 sqft in all, so the extra area is 1,680 − 1,200 = 480 sqft. The default split fills B-1101 first:

Unit	Area	Entitled share	Extra	Charged	Free
B-1101	900	900.00	0	0	0
B-1102	780	300.00	480	480	0

Splitting it 600 / 600 instead gives extras of 300 and 180, the same 480 in all. At the default split, typing 400 in B-1102's Charged gives 80 sqft free; at the 600 / 600 split the most B-1102 could be charged for is its 180 sqft extra. If the entitlement were typed as 1,800 sqft, larger than the 1,680 allotted, the shares would have to add up to 1,680 ("the entitlement (capped at the allotted area)") and the extra area would show the shortfall, -120.00 sqft.

Rounding is per unit. Two units of 645.50 sqft each against an entitlement of 1,290 split 645 / 645 have extras of 0.50 each, charged as 1 sqft each: an offer extra of 2 sqft, not the 1 sqft that rounding the raw difference of 1.00 would give.

Where you see it

• Society & Tenants: the offer drawer's Existing carpet (Mofa), Entitled Carpet Area (Mofa) and Extra Carpet Area (Mofa), the Entitlement split & purchases card, and the offers grid's Existing → offered (Mofa) column.
• Allottee: the Offers card's Existing, Entitled and Extra columns.
• Project settings: Carpet area offered (Mofa) and the Chargeable area for members and tenants override.
• Organization settings: the Chargeable area for members and tenants and the organization-wide Carpet area offered (Mofa).
• Change the chargeable area: re-measuring existing offers after the project's setting changes.
• Structure: the unit areas the figures are measured on.
• New estimate and Estimate: "<basis>: A sqft · entitled B · chargeable C" on an allottee's estimate.

Related

• Unit areas and the chargeable areas
• Member offer (term sheet)
• Allottee purchases
• Allottees: society members, landowners and PAP tenants
• Benefit plans and benefit accrual
• Society & Tenants