Entitlement split refused: the shares do not add up, or a unit's purchase has frozen them
The entitled area of an offer is split across its allotted units; each share must lie between 0 and the unit's area, the shares must add up to the entitlement (capped at the allotted area), the area charged must lie within the unit's extra area, and a unit whose estimate went out or which is booked keeps its figures until that estimate is revised or the booking cancelled.
Messages this explains
- “The shares add up to <n> sq ft; they must add up to <n>”
- “The shares add up to <n> sq ft; they must add up to <n> sq ft - the entitlement”
- “The shares add up to <n> sq ft; they must add up to <n> sq ft - the entitlement (capped at the allotted area)”
- “Give every unit a share (0 or more)”
- “Give a share for every allotted unit (missing: <units>)”
- “A share is larger than its unit (<units>)”
- “Unit <u> is <n> sq ft (<basis>); its share of the entitlement must lie between 0 and that, not <n>”
- “The area charged must lie between 0 and the unit's extra area (<units>)”
- “Unit <u> has <n> sq ft over its share; the area charged for must lie between 0 (all of it free) and <n>, not <n>”
- “Nothing changed”
- “Save the offer's other changes first”
- “Reopen the offer as a draft to change the split”
- “The entitlement split no longer adds up (a unit's area may have changed). Set the shares again and save.”
- “The entitlement split on the offer no longer adds up (a unit's area may have changed); fix the split on the offer first”
- “The entitlement split on the offer does not add up”
- “The offer allots no units to split the entitlement over”
- “Record the entitled area before splitting it across the units”
- “The split names a unit this offer does not allot”
- “Unit <u> has an estimate out or a booking at a share of <n> sq ft; revise that estimate or cancel the booking before its share or chargeable area changes”
- “Unit <u> has an estimate out or a booking at a share of <n> sq ft, charged on <n> sq ft; revise that estimate or cancel the booking before its share or chargeable area changes”
- “Estimate v<n> was priced on <x> sq ft chargeable; the offer now gives <y> sq ft (entitled <e> of <a>). Reprice it first”
- “Fixed: the estimate went out or the unit is booked”
Entitlement split refused: the shares do not add up, or a unit's purchase has frozen them
Save split on an allottee's offer is greyed out or refused, the card warns that the split no longer adds up, or an estimate for an allottee's unit refuses to be sent, finalized or booked because the offer's figures moved after it was priced.
What you see
On the Entitlement split & purchases card of an offer, opened from Society & Tenants or the allottee's page:
- Save split is greyed out with the first of: "Reopen the offer as a draft to change the split", "Save the offer's other changes first", "Give every unit a share (0 or more)", "A share is larger than its unit (<units>)", "The shares add up to <n> sq ft; they must add up to <n>", "The area charged must lie between 0 and the unit's extra area (<units>)", or "Nothing changed". The Total row shows the shares' sum in red with "must be <n>" under it.
- After Save split, a red message from the server: "The shares add up to <n> sq ft; they must add up to <n> sq ft - the entitlement" (with " (capped at the allotted area)" when the units give less than the entitlement); "Unit <u> is <n> sq ft (<basis>); its share of the entitlement must lie between 0 and that, not <n>"; "Unit <u> has <n> sq ft over its share; the area charged for must lie between 0 (all of it free) and <n>, not <n>"; "Give a share for every allotted unit (missing: <units>)"; "The split names a unit this offer does not allot"; "The offer allots no units to split the entitlement over"; or "Record the entitled area before splitting it across the units".
- When a unit's purchase has gone out: "Unit <u> has an estimate out or a booking at a share of <n> sq ft; revise that estimate or cancel the booking before its share or chargeable area changes" (with ", charged on <n> sq ft" when an area charged was set). On the card the share reads "fixed" with the hover "Fixed: the estimate went out or the unit is booked".
- A red alert on the card: "The entitlement split no longer adds up (a unit's area may have changed). Set the shares again and save." Start purchases then lists "The entitlement split on the offer does not add up".
On an allottee's estimate, on Mark sent, Finalize pricing or Book, and in the booking wizard: "Estimate v<n> was priced on <x> sq ft chargeable; the offer now gives <y> sq ft (entitled <e> of <a>). Reprice it first". Pricing a purchase while the split is broken: "The entitlement split on the offer no longer adds up (a unit's area may have changed); fix the split on the offer first".
Why it happens
The offer gives the allottee an entitled area free. That entitlement is spread over the allotted units: each unit's Entitled share is the part of it that falls on that unit, and what is left of the unit (its area less its share, rounded up to whole square feet) is its extra area, sold through the unit's own purchase. The Charged area is how much of the extra area the developer bills (blank = all of it, 0 = all free). All areas are measured on the offer's chargeable area for members and tenants (fixed when the offer was created).
The rules keep those figures honest:
- Every unit needs a share, between 0 and the unit's own area: a unit cannot carry more entitlement than it has.
- The shares must add up to the entitlement exactly. When the allotted units together are smaller than the entitlement, the cap is the allotted area instead (the shortfall stays on the offer as a negative extra area).
- The area charged must lie between 0 and the unit's extra area.
- The split is only editable on a Draft offer, and after the offer's other changes are saved, so the shares are always checked against the units the offer really allots.
The app fills a default split in allotment order when you have not set one, and keeps a hand-made split as long as it still holds. When it stops holding (a unit's area was changed on the Structure tab, a unit was added or released, or the entitled area changed) the card tells you to set the shares again; a unit without the area the project charges on breaks the split too (Unit has no chargeable area).
Once a unit's estimate has gone out (Sent onwards) or the unit is booked, its share and charged area are frozen: the estimate was priced on exactly those figures, so changing them would silently change what the allottee was quoted. The estimate side is checked as well: at send, finalize and book, the estimate's recorded area, entitled share and chargeable area must still match the offer, or it must be repriced.
How to fix it
- Get the offer editable. On an issued or accepted offer use Reopen as draft (the Edit permission on Termsheets; in the default roles the Administrator, the Rehab Officer and Legal & Documentation), and save any other pending change to the offer first. A signed offer cannot be reopened, so its split stays as it is.
- Set the shares. Give every unit a number (0 is fine), none above the unit's Area, so the Total row equals the "must be" figure; leave Charged blank to bill the whole extra area, or enter a figure from 0 up to the unit's Extra. Click Save split; you see "Entitlement split and chargeable areas saved." Undo restores the saved figures.
- For a "no longer adds up" alert, first check the units: record any missing area on Structure, then set the shares again as in step 2.
- For a frozen unit, leave its row as it is and adjust the others; if that unit's share really must change, cancel its estimate or, on the estimate, create a New version (the Create permission on Estimates), then save the split and reprice; a booked unit needs its booking cancelled first.
- For "Reprice it first" on the estimate: create a New version of the estimate; the new draft is priced on the offer's current figures. Send, finalize and book that version. If the offer's change was the mistake, put the split back to the figures the estimate carries (shown on the estimate under Unit & plan) and save it.
- "Nothing changed" only means the figures match what is saved; there is nothing to do.
Related
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.
- EstimateScreen
One estimate version: its charges by group, payment plan, approvals, unit and parking hold and validity, with the lifecycle actions to send, finalize, request approval, approve or reject, extend, cancel, version and book.
- Book <unit> for <name> (booking wizard)Screen
The three-step wizard that turns an approved estimate into a booking: review exactly what was approved, add co-applicants and their shares, set the booking date and book the unit.
- 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.
- 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.
- 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 areas and the chargeable areas: Carpet area (Mofa), RERA Carpet Area, Super Built-up AreaConcept
Every unit carries up to three areas; two settings say which one money is worked out on: the chargeable area for buyers (what a Per Sqft price multiplies on a buyer's estimate) and the chargeable area for members and tenants (what a member's offer and an allottee's purchase are measured in).
- Unit has no chargeable area: the area the project prices on is missingTroubleshooting
Per Sqft prices and allottee entitlements are worked out on one area basis (Carpet Area (Mofa), RERA Carpet Area or Super Built-up Area); a unit without that area cannot be priced, previewed or split until the figure is recorded on the unit.
- "Purchases cannot start yet": the offer, its split or the project is not readyTroubleshooting
An allottee's purchases of their allotted units open only from an issued, accepted or signed offer that allots units, records the entitled area with a split that adds up, carries no Differential Area Cost, and sits on a project that is ready to sell and collect; a purchase then stays tied to its allotted unit and the allottee as buyer.