The image above is an AI generated illustration made for this guide. It does not show a real person or property.
Quick answer: a flat that nobody lives in still produces bills, dues and risks. Society service charges, municipal property tax, electricity and sometimes water keep running, and a leak or a locked door can turn into a bigger problem if nobody checks. This guide covers what to pay, how to pay it from abroad, what a society can and cannot charge a vacant flat, and how to authorise someone to act for you without giving away too much.
This is general information and not legal advice. Municipal and society rules, dates and tariffs change, and parts of this guide come from news reports and secondary sources, because several official pages could not be checked. Confirm each point with the body that bills you. This guide is independent and has not been reviewed by a lawyer.
What comes due, and who bills it
| Item | Who bills it | From abroad |
|---|---|---|
| Society service charges and sinking fund | The society | Bank transfer or standing instruction. Ask the society for its account details in writing. |
| Property tax | Navi Mumbai Municipal Corporation. See the NMMC property tax guide | Online or through a family member or representative. See below. |
| Electricity | MSEDCL | Online with an Indian payment method, or auto pay. |
| Water | NMMC, or CIDCO in CIDCO administered areas | Check which body bills your flat. Some societies recover water through the maintenance bill. |
| Piped gas or other connections | The provider | Ask the provider. |
Property tax
- The property tax guide has the details. In short, NMMC runs online payment on its website and has offered several payment modes, including counters, an app, UPI and cards (see the Free Press Journal report).
- In 2025 an early payment rebate of 10% on the general tax was reported for payment by 30 June. For 2026 we have not seen a notice of the rebate, although a June 2026 report says counters stayed open until 30 June to help people avoid late charges (see the Free Press Journal report). Check the current scheme on NMMC’s site.
- Penalties and waiver schemes for late payment have appeared from time to time. Do not plan around a waiver.
- We could not confirm that international cards or UPI on an overseas mobile number work for NMMC payments. The safe plan is an Indian card or net banking, or someone in India who pays and sends you the receipt.
- Keep every receipt. Property tax receipts are among the papers a buyer or a bank will ask for later.
What a society can charge a vacant flat
Societies in Maharashtra sometimes charge a higher amount for a flat that is not occupied by the member.
- A state order of 2001 under section 79A of the Maharashtra Co-operative Societies Act is described as capping non occupancy charges at 10% of service charges, excluding municipal taxes (see Moneylife and the Bombay High Court decision that discusses the order). Many blogs say “maintenance charges”, but the base is described as service charges.
- Another source cites a later order with a different cap. The position is not settled in the sources we found, so ask the society which order and which amount it applies and ask for it in writing.
- A report on amended Maharashtra Co-operative Societies Rules said to take effect on 30 June 2026 describes limits on non occupancy charges, lower interest on delayed maintenance and minimum contributions to the sinking fund and repair fund (see KSandK). This is a single secondary source. Check it with your society and the Co-operation Department.
- A flat that the owner or the family keeps for their own use is not obviously non occupied by a stranger. Ask the society what it relies on before you pay a surcharge.
See the society share certificate guide for membership papers and nominations.
Electricity
- MSEDCL says international cards are not accepted for online bill payment. Quick Pay needs the consumer number, and the accepted modes include net banking, UPI, wallets and Indian cards (see the payment conditions and the FAQ).
- A vacant flat with no use can still get a bill. Check your meter reading against the bill. If the bill is estimated or the meter is not read, raise it with MSEDCL and, if needed, the consumer grievance forum. Do not publish or rely on a fixed charge figure from a blog, because tariff orders change.
- Set up auto pay from an Indian account if you can. See the guide to opening an NRI bank account.
Water
The body that bills water depends on the area. NMMC bills some areas and CIDCO bills others. Ask your society which one issues your bill, and what the society recovers through its own charges.
Who does what: an authority letter or a power of attorney
- Model bye-laws are described as treating a holder of a power of attorney or letter of authority as a non member proxy who cannot attend general body meetings for the member (see Moneylife). A caretaker does not replace you as a member.
- For routine tasks, a limited authority letter naming one trusted person can cover paying bills, receiving notices, letting a repairer in and reporting leaks. Attach identity copies. Ask the society and the offices concerned whether they accept it, since we found no rule that settles it.
- Use a registered power of attorney only for repairs, contracts or legal matters. Do not give sale or leasing powers casually. See the NRI power of attorney guide.
- Give the society the name and number of your caretaker and a way to reach you.
Risks to a vacant flat, and a simple routine
| Risk | What to do |
|---|---|
| Leaks and damp | Ask someone to check taps, ceilings and walls after the monsoon and every few months. |
| Locked door and keys | Leave a set with one trusted person. Tell the society who it is. |
| Insurance | Ask an insurer about home cover for an unoccupied flat. We have not compared products. |
| Pests and dust | A periodic visit and a clean. |
| Unpaid dues | Auto pay or a calendar, and receipts kept in one place. |
| Notices from the society or NMMC | Make sure they reach your caretaker or you by email. |
For major repairs, ask the society what permission and notice it needs. See the NRI flat possession checklist for what to look at in the flat itself.
If you decide to let it out
A flat that earns rent is a different arrangement from a vacant one. Navi Mumbai Police’s tenant page describes the owner submitting tenant details and says no police clearance is needed for renting (see the police page). See the guide for rental property owners and the online rent agreement registration guide.
A checklist for the year
| When | What |
|---|---|
| Every month | Society charges, electricity and water paid, and receipts filed. |
| Before 30 June | Check NMMC’s property tax scheme and pay on time. |
| After the monsoon | Inspect for leaks and damp. |
| Each quarter | A visit by your caretaker with photos or a short report. |
| Each year | Confirm contact details with the society and your insurer, and check the authority letter is still right. |
See the guide to managing a flat from abroad for the wider picture of managing a flat from abroad.
Frequently Asked Questions
How do I pay NMMC property tax from abroad?
NMMC offers online payment on its website, and other modes have been reported. We could not confirm that international cards work, so plan on an Indian card or net banking, or ask someone in India to pay and send the receipt.
Can a society charge more for a vacant flat?
A state order is described as capping non occupancy charges at 10% of service charges, excluding municipal taxes. Sources differ on later orders, so ask the society for the basis and the amount in writing.
Can I pay MSEDCL with an international card?
MSEDCL says international cards are not accepted for online payment. Use an Indian payment method or ask a family member to pay.
Who bills water for my flat?
It depends on the area. NMMC bills some and CIDCO bills others. Ask your society.
Do I need a power of attorney for a caretaker?
Not for routine tasks. A limited authority letter can cover bills and access. Use a registered power of attorney only where you need real authority, and keep sale and lease powers out of it.
What should I check in a vacant flat?
Leaks and damp, the lock and keys, the meter and the dues. A short visit each quarter with photos is a practical routine.
Sources
| Point | Source |
|---|---|
| NMMC property tax | NMMC, Free Press Journal and Free Press Journal |
| Society non occupancy charges | Moneylife, Matru Ashish decision and KSandK |
| Electricity payment | MSEDCL and MSEDCL FAQ |
| Tenant details | Navi Mumbai Police |
Reviewed on 29 October 2026. The NMMC pages and several official sites could not be opened for this guide, so dates, rebates, penalties and the non occupancy cap should be confirmed with NMMC and your society before you rely on them. This guide has not been reviewed by a lawyer.
NaviMumbai.com is an independent information site and is not affiliated with any government body.
