Society transfer, NOC and maintenance dues
Legal & RERA · 5 min read · Reviewed February 2026
When a flat in a registered society changes hands, the society records the transfer: it issues a no-dues certificate and a transfer NOC, collects its transfer fee under its bye-laws, and updates membership and the share certificate. Outstanding maintenance and special levies typically attach to the flat, so a buyer should verify dues in writing before paying.
The documents that matter
The no-dues certificate confirms nothing is outstanding as of a date. The transfer NOC confirms the society has no objection to the transfer. Where share certificates are used, the endorsement in the buyer's name is the record of membership.
- No-dues certificate dated close to the handover.
- Transfer NOC addressed to the buyer.
- Share certificate endorsement or membership record update.
- Copy of the bye-laws and the latest AGM minutes for planned levies.
Charges you should ask about
Beyond monthly maintenance there is usually a sinking fund for major repairs, and sometimes a one-time special levy for lifts, painting or plumbing. A levy approved but not yet collected is a real cost to a buyer.
Transfer fees are governed by state co-operative rules and society bye-laws, and can be capped in some states.
What to do when dues are disputed
If the seller disputes an amount, keep the disputed sum in escrow or hold back a matching amount from the final payment until the society issues the no-dues certificate. Do not rely on a promise to settle later.
Frequently asked questions
- Can a society refuse to transfer a flat?
- It cannot unreasonably block a lawful transfer, but it can withhold the NOC until dues are cleared and its documented process is followed.
- Do unpaid dues become the buyer's problem?
- In practice yes, because societies pursue the flat and can restrict services. Clear them before or at closing and get it in writing.
- What is a sinking fund?
- A reserve collected from members for major future repairs and replacements, held by the society rather than refunded to a departing owner.