Maintenance is the cost buyers discover after possession, when it is too late to factor into the decision. It is worth asking about at booking.
How it is charged
Maintenance is typically levied per square foot of super area per month. That means a larger apartment pays proportionally more for the same services — the same lift, the same guard, the same pool. Over twenty years the difference between configurations is substantial.
What the charge covers
- Security staffing and CCTV
- Housekeeping of common areas
- Lift operation and annual maintenance contracts
- Diesel generator running and servicing
- Water supply, pumping and the sewage treatment plant
- Horticulture and landscaping
- Club and pool operation
- Common area electricity
- Administration and accounting
What drives the rate up
| Factor | Effect |
|---|---|
| Low density | Higher — fewer units share fixed costs |
| Extensive amenities | Higher — pools and clubs are expensive to run |
| Large landscaped area | Higher — horticulture and water |
| Poor occupancy | Higher — unsold units mean fewer contributors |
| Efficient design | Lower — good lighting and pumping design cuts running cost |
The low-density trade-off is real and worth understanding: the same open space that makes a project pleasant also spreads its upkeep across fewer households.
IFMS explained
Interest-free maintenance security is a one-time deposit collected at possession. It is held as a corpus, and the interest it earns is used to meet maintenance shortfalls and major repairs. It is refundable in principle when you sell, transferring to the new owner in practice. Ask specifically how it is held, who controls it, and how it transfers on resale.
The handover to residents
Maintenance is initially run by the developer or their facility company, and later handed to a resident association. That transition is where disputes commonly arise — over the IFMS corpus balance, pending dues, and the condition of equipment at handover. Ask what the agreement says about the timeline and terms of that handover.
What to verify before booking
- The estimated maintenance rate per sq. ft. per month
- Whether it is charged on carpet or super area
- The IFMS amount and how it is held
- Whether club charges are separate from maintenance
- How and when maintenance transfers to a residents' association
- What happens to maintenance liability on unsold units
Ask for the full cost picture
Request the estimated maintenance and IFMS figures for ACE Arte along with the price list, so you can budget for ownership, not just purchase.
Frequently asked questions
Is IFMS refundable?
It is held as a corpus and in practice transfers to the new owner on resale. Confirm the exact treatment in your agreement.
Why do low-density projects have higher maintenance?
Fewer households share the same fixed costs of security, landscaping, lifts and common services.