MOFA to RERA Carpet Area Converter
Maharashtra flats sold before 2017 were agreed under MOFA, and MOFA never defined carpet area in a single binding way. RERA does define it, in section 2(k). That is why your agreement and your builder can quote two different numbers for the same flat. Enter what your agreement says and see the RERA figure, with every adjustment shown.
Want the exact figure? Send us what you have worked out and we will tell you exactly what an official valuation report involves.
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Why the same flat has two carpet areas
Maharashtra sold flats under MOFA, the Maharashtra Ownership of Flats Act 1963, for over fifty years. MOFA required a builder to state the carpet area. It did not say precisely what carpet area meant.
So builders decided for themselves. Most counted the enclosed balcony. Some counted a part of it. Very few stated whether internal walls were in or out. Two flats of identical size could be sold with carpet areas that differed by forty square feet.
RERA ended the argument in 2016 by writing the definition into the Act itself, at section 2(k). Carpet area is the net usable floor area inside the flat. Out go the external walls, the service shafts, the exclusive balcony or verandah and the exclusive open terrace. In come the internal partition walls.
What that does to your number
For most Mumbai and Pune flats sold before 2017, the RERA figure comes out lower than the agreement figure, because the balcony that used to be counted no longer is. The flat has not shrunk. The definition changed.
The internal walls pull the other way, and in a flat cut into several small rooms they pull harder than people expect. That is why this tool asks about them separately instead of applying one blanket percentage.
When the difference actually matters
Resale, most often. A buyer comparing your flat against a new RERA project is comparing two different definitions, and the older flat looks larger than it is. Correcting for that before you set an asking price avoids a renegotiation later.
It matters in a redevelopment too. Members are usually offered a percentage over their existing carpet area, and which definition that percentage sits on decides how much flat everybody gets. Read the offer carefully.
It matters to a bank. A lender valuing the flat measures it and reports what is on the ground, which may match neither number in your paperwork.
What this tool cannot do
It cannot measure your flat. It applies the RERA definition to figures you type in, and its answer is only as good as those figures.
If the difference is worth money to you, or somebody is disputing it, the flat needs measuring by somebody who can sign for the result. That is what a residential valuation involves, and in Maharashtra we do them out of the Mumbai and Pune offices.
Questions people ask us
- Is RERA carpet area always smaller than the MOFA figure?
Usually, but not always. The balcony coming out makes it smaller and the internal walls going in make it larger. In a small flat cut into several rooms the walls can outweigh a modest balcony, and the RERA figure comes out higher.
- My agreement predates RERA. Which figure is legally mine?
The agreement governs what you bought. RERA did not retrospectively change existing agreements. The RERA figure matters for comparison, for resale and for any new agreement, not for rewriting an old one.
- Does RERA carpet area include the balcony at all?
No. Section 2(k) excludes the exclusive balcony or verandah and the exclusive open terrace. A builder may quote those areas separately, and many do, but they are not carpet area.
- What about the flower bed and the dry balcony?
Both are excluded from RERA carpet area where they are exclusive to your flat. They were frequently counted before RERA, which is a large part of why old Maharashtra agreements show generous carpet areas.
- Can I use this output in a dispute with my builder?
Not on its own. It is arithmetic on figures you supplied, not a measurement of your flat. A dispute needs a measured report from a registered valuer, which is a different document and one we prepare.
Checked by Parish Rao, Chartered Engineer and Government Approved Valuer.
Page last checked on 16 September 2026.