NirmaanOne Help
ConceptReviewed 2026-09-29

Member offer (term sheet): benefits and charges, never netted

The one live offer an allottee has on a project: the area they hold and are entitled to, the new units allotted, and the money on both sides, benefits the developer pays and charges the member pays, each with its own schedule and never set off against the other.

Member offer (term sheet): benefits and charges, never netted

An offer, also called a term sheet, is what a redevelopment project gives one allottee: the area they hold today and the area they are entitled to, the new units allotted to them, and the money on both sides. Benefits are what the developer pays the member (corpus, transit rent, shifting); charges are what the member pays the developer. The two flows are kept apart, each with its own schedule and totals, and never set off against each other. Each allottee has one live offer per project.

How it works in NirmaanOne

What an offer holds

  • Allottee & area: the allottee (a society member, landowner or PAP tenant), Existing carpet (Mofa), Entitled Carpet Area (Mofa) and the read-only Extra Carpet Area (Mofa); see Entitlement.
  • Allotted new units: up to 50 units ("At most 50 units per offer"), drawn from Saleable stock for members and landowners and from PAP stock for PAP tenants, each Available or Reserved For Tenant when allotted. Allotting makes a unit Allotted; removing it, or cancelling or deleting the offer, releases it to what it was.
  • Benefits ("We pay the member"): lines of Tenant Benefit components, each a rule: an Amount per installment (or Per installment), a calendar Cadence, the number of Installments (1 to 600; "One-time" for Lumpsum), a First payment date and a Due day (1 to 31, -1 for month end). The line total is amount × installments, and the rows of the schedule fall one cadence apart from the first date, the day pinned by the due day. A blank first date leaves the rows undated ("Blank = undated until set by hand"). Milestone-linked cadences are refused ("Milestone-linked cadences are not available for member offers"), and a Custom Dates line is refused when the offer is saved ("Custom Dates rows are dated through a payment plan, not a rule"). One line per component ("This component is already on the offer").
  • Charges ("The member pays us"): Tenant Charge lines, with Tax lines that may be Computed on a charge at a Rate % (the tax takes the charge's cadence and dates, and its amount is the charge amount × rate ÷ 100, rounded half-up to 2 places). This block appears only on an offer that already has charge lines; a new offer takes benefits only, because what a member pays for extra area is now sold through allottee purchases.
  • Notes, the Entitlement split & purchases card, and a Documents card.

Any other kind of component is refused: "<component> is a <kind> component; a member offer takes Tenant Benefit, Tenant Charge and Tax lines".

Never netted

Benefits are payable by the developer; charges are receivable from the member. NirmaanOne reports each direction on its own: the drawer shows "Total benefits ₹… · paid ₹…" under the benefits block and a separate total under the charges, the offers grid has a Benefits (we pay) column, and an offer letter template receives the benefits total and the charges total as two separate figures. Charges are billed with demands (Raise demand: "Only charges and tax the member pays can be demanded. Benefits the developer pays are settled by payouts and are not listed here."); benefits are paid through Member Benefits payout runs, which accrue each due row on the member's ledger and pay it. A rupee owed to the member is never used to reduce a rupee the member owes, and the member's ledger shows both.

Statuses

An offer is Draft, Issued, Accepted, Signed or Cancelled. Only a Draft can be edited ("A <status> termsheet cannot be edited; reopen it first"), and every button needs the Edit permission on Termsheets except Draft offer (Create) and Delete (Delete).

From Button To Rules
— Draft offer Draft Allotted units become Allotted; the schedules are generated
Draft Issue to member Issued Disabled with "Save your changes first" while unsaved; the dialog picks a Letter (a published template that renders an offer) or "Issue without a letter" and the Issued on date; a letter is generated first and every earlier document on the offer is voided as "Superseded by <no>"
Issued Mark accepted Accepted
Issued or Accepted Mark signed Signed Optionally uploads the signed copy as a document titled "Signed — <file>"
Issued, Accepted or Cancelled Reopen as draft Draft Refused while a demand is live ("A demand has been raised on this offer; cancel the demand first"); from Cancelled, refused when a newer live offer exists, and the cancelled rows return to Pending; the issued date is cleared
Issued, Accepted or Signed Cancel offer Cancelled Refused once money is recorded ("Money has been recorded against this termsheet…") or a demand is live; every schedule row becomes Cancelled and the units are released; the record stays
Draft or Cancelled Delete removed Refused with money recorded, or when a demand was ever raised ("Demands were raised on this offer; it can only be cancelled")

"Money recorded" means any row paid or partly paid, waived, or accrued by a payout run. An offer whose units are mid-purchase (an estimate out, or a booking) cannot be cancelled or deleted either: "Unit <n> is being bought by the allottee (estimate out or booked); cancel that first".

Letters and workflow

Issuing with a letter generates an Offer Letter document (numbered OL-…) from the chosen template and voids earlier letters on the offer as superseded, so an older print in the member's hands can be traced to the one that replaced it. Seeded workflow rules react to the offer: on issue, "Member offer issued: collect the signed copy (system)" notifies Rehab Officers and creates a task due in 14 days; on signing, "Member offer signed: accounts and legal (system)"; on cancellation, "Member offer cancelled (system)". "Member offer issued: email the member (system)" ships switched off.

Business reason

On a redevelopment the developer owes each member rent and compensation while the member may owe the developer for extra area or legal costs. Auditors, the society's committee and RERA want both sides shown in full; a netted figure hides what was promised and what was collected. Keeping one live offer per member per project, with the cancelled ones as history, gives a single place where the terms stand.

Example

Mrs Kulkarni's offer on Skyline Heights, drafted on 20 October 2026 by the rehab officer:

  • Existing carpet (Mofa) 512.50 sqft, Entitled 553.50 sqft, allotted unit A-1203 (645 sqft), extra 92 sqft.
  • Benefits, applied from the plan "Society members – standard": Corpus Fund ₹5,00,000.00 Lumpsum on 15 November 2026; Shifting Charges ₹40,000.00 Lumpsum on 15 November 2026; Transit Rent ₹28,187.50 Monthly × 36 from 1 November 2026, due day 5. "Total benefits ₹15,54,750.00".
  • No charges: her 92 sqft of extra area is sold through her purchase of A-1203, an estimate of ₹18,16,600.00.

On 22 October the officer clicks Issue to member, keeps the letter "Offer letter (standard)" and Generate letter & issue: OL-2026-27-00014 is generated, the offer is Issued with issued date 22 October 2026, and a Rehab Officer gets the task to collect the signed copy. Mrs Kulkarni signs on 30 October; Mark signed with the scanned copy files "Signed — Kulkarni offer.pdf" and the offer becomes Signed.

The two flows then run apart. The payout run of 2 January 2027 accrues and pays her the ₹5,96,375.00 due by 31 December; her booking's demands collect the ₹18,16,600.00 in installments. Nowhere does NirmaanOne show ₹18,16,600.00 − ₹15,54,750.00. The bills owed to her sit on her allottee ledger, and her booking's demands on her own ledger as the buyer, in the same books; neither is settled against the other.

An older offer that was drafted with charges still shows them: a Differential Area Cost of ₹17,02,000.00 Lumpsum with a GST tax line Computed on it at 5%, ₹85,100.00, billed by Raise demand. Such an offer cannot start purchases until that line is removed ("The offer charges a Differential Area Cost; remove it - the extra area is sold through the units' estimates").

Where you see it

Related

  • Society & TenantsScreen

    On a redevelopment project, link the society being redeveloped, keep its members and the project's landowners and PAP tenants, and give each of them an offer that allots new units and sets the benefits the developer pays.

  • AllotteeScreen

    One society member, landowner or PAP tenant on a page: who they are, what they hold today, their co-owners, their offers on each project, the letters and files filed for them, their bank accounts and parking.

  • Tenant BenefitsScreen

    Keep ready-made benefit plans (corpus, transit rent, shifting…) that a rehab officer applies to an allottee's offer in one go.

  • StructureScreen

    Build and maintain a project's towers (wings), floors and units, generate them in bulk, and see every unit's status and designation at a glance.

  • Document templatesScreen

    The list of your organization's document templates (demand letters, offer letters, termsheets, agreements, allotment letters, receipts, cost sheets), with filters and the actions to create, duplicate, open or delete one.

  • Generated documentsScreen

    The organization-wide log of every document generated from a template or uploaded against a record, where you preview, download, email, void or delete them.

  • DemandScreen

    One demand: the installments it bills, its amounts with GST, the expected TDS and what is payable in money, the receipts and TDS credits against it and how the money is placed on the charges, with the actions to edit, issue, cancel or delete it.

  • Payout runsScreen

    Every payout run of the chosen books, the dialog that drafts a new run of member benefits, commissions or refunds, and the scheduled rules that draft runs automatically.

  • RulesScreen

    Every automation rule in your organization, system and custom, with filters, the switch that turns each rule on or off, and shortcuts to edit, test, clone, see the run history of or delete a rule.

  • Project setup wizardScreen

    Set up a project step by step, from the land and RERA details and bank accounts to towers, society, members, offers, amenities, parking, stages and pricing; each step saves as you go.

  • Allottees: society members, landowners and PAP tenantsConcept

    The people who receive new units through an offer on a redevelopment: society members (under the society, with an existing flat and consent), landowners and PAP tenants (under the project); each is a contact with co-owners, one live offer per project, documents, bank accounts and parking.

  • Entitlement: existing carpet, entitled area, uplift, extra area and the splitConcept

    The area figures on an allottee's offer: the carpet they hold today, the area they are entitled to (typed, or filled from the project's uplift guidance or the allotted units), the extra area the allotted units give beyond it, and how the entitlement is split across the units to fix what each one charges for.

  • Benefit plans and benefit accrualConcept

    A benefit plan is a project's ready-made list of what the developer pays an allottee (corpus, transit rent, shifting), applied to a draft offer in one go; benefit accrual is how a Member Benefits payout run books each due installment as an expense and a bill on the member's ledger before paying it.

  • Allottee purchasesConcept

    How an allottee buys the units their offer allots: one purchase per allotted unit, priced only on the area beyond their entitlement, through the same estimate, payment plan, approval and booking chain as any buyer, with the unit staying Allotted throughout.

  • Unit status lifecycle: available, reserved, allotted, held, booked, soldConcept

    Where a unit stands right now, from Available through the rehab path (Reserved For Tenant, Allotted) or the sales path (Reserved For Buyer, Booked, Sold), who moves it and what each status blocks.

  • Unit designation: Saleable, PAP, CommonConcept

    What a unit is for, separate from its status: Saleable stock, a PAP unit kept for Project Affected Persons, or a Common unit housing an amenity; the designation decides who can be allotted or sold the unit and whether it shares the project's cost.

  • Charge components and their kindsConcept

    The catalogue of money lines the business uses (unit price, floor rise, PLC, legal charges, corpus, transit rent, commission …), the six kinds that decide where a component may appear, the fixed code each carries, and how charge groups and per-line GST turn them into a price.