law: Maharashtra Rent Control Act, 1999 
  11. Increase in rent annually and on account
  
  of improvement, etc. special addition etc. and special or heavy repairs. 
  (1) After the commencement of this Act a
  
  landlord shall be entitled to make an increase of 4 per cent per annum in the
  
  rent of the premises let for any of the purposes referred to in sub-section (1)
  
  of section 2.
  Explanation.- For the purposes of
  
  this sub-section, the period of one year on completion of which rent shall be
  
  so increased shall be computed from the date of commencement of this Act.
  (2) A landlord shall also be entitled to make
  
  such increase in the rent of the premises as may be reasonable for an
  
  improvement or structural alterations of the premises which has been made with
  
  the consent of the seventy per cent of the tenants given in writing.
  Explanation-  In this sub-section, improvements and
  
  alterations do not include repairs which the landlord is bound to make under
  
  sub-section (1) of section 14.
  (3) (a) Notwithstanding anything contained in sub-section
  
  (2), but subject to the provisions of clauses (b) and (d), a landlord shall
  
  further be entitled to make an increase in the rent of premises by an addition
  
  to the rent in the manner prescribed of an amount not exceeding fifteen per
  
  cent per annum of the expenses incurred on account of special additions to
  
  premises or special alterations made therein or additional amenities provided
  
  for the premises or on account of improvements or structural alterations made
  
  under sub-section (2) after the commencement of this Act.
  Explanation.- For the purpose of
  
  this clause, the expression "expenses incurred" in relation to the
  
  execution of any work specified therein, means the total cost incurred therefor
  
  as certified by the municipal authority or an architect from a panel of
  
  architects notified by the State Government for the purposes of this Act.
  (b) Before making any
  
  increase under clause (a), the landlord shall obtain a certificate from the
  
  municipal authority that he was required by it to make or to provide such
  
  additions, alterations, improvements or amenities and has completed them in
  
  conformity with its requirements.
  (c) If a landlord,
  
  when required by a municipal authority to execute the work of any such
  
  addition, improvement, alterations or amenities, fails to do so, the tenant or
  
  the tenants interested in such work may seek the approval of the municipal
  
  authority for executing such work. The municipal authority shall grant the
  
  approval, unless other measures are taken by it to execute the said work. While
  
  granting the approval, the municipal authority shall specify the nature of the
  
  work. Upon such approval being granted, the tenants shall be entitled to
  
  execute the said work and the expenses incurred for such work shall, for all
  
  purposes, be binding on the landlord. The tenants shall also be entitled to
  
  deduct amount of expenses incurred for such work from the rent which from time
  
  to time becomes due by them to the landlord or otherwise recover such amount
  
  from him :
  Provided  that, where such work is jointly
  
  executed by the tenants the amount to be deducted or recovered by each tenant
  
  shall bear the same proportion as the rent payable by him in respect of his
  
  premises bears to the total amount of the expenses incurred for such work :
  Provided  further that, the total amount so
  
  deducted or recoverable shall not exceed the amount of expenses incurred for
  
  such work.
  Explanation.- For the purposes of
  
  this sub-section,-
  (a) the expression "municipal
  
  authority" includes,-
  (i) in the case of any
  
  Municipal Corporation, the Municipal Commissioner or any officer of the
  
  Municipal Corporation authorized by him in this behalf;
  (ii) in the case of
  
  any Municipal Council, the Chief Officer of the Council; and
  (iii) in the case of
  
  any Cantonment, the Executive Officer of the Cantonment;
  (b) the expression "expenses incurred for
  
  such work" means the total cost as certified by the municipal, authority
  
  or an architect from the panel of architects notified by the State Government
  
  for the purposes of this Act.
  (d) In respect of any work executed by the
  
  tenants under clause (c), and where the total amount of the expenses incurred
  
  for such work is deducted or recovered by the tenant or tenants, as the case
  
  may be, in accordance with the provisos thereto, the landlord shall be entitled
  
  to make the increase permitted under clause (a) ; and such increase of rent
  
  shall be payable from the month following the month in which such total amount
  
  is so deducted or recovered.
  (4) (a) The landlord shall also be further 
  
  entitled to make, on account of special or structural repairs made by him in 
  
  accordance with the provisions of this sub-section a temporary increase in the 
  
  rent of premises by an addition to the rent, in the manner prescribed at a rate 
  
  not exceeding twenty-five per cent of the standard rent; and the increase of 
  
  rent shall be payable from the date of completion of the repairs till the amount 
  
  of the expenditure for such repairs is recovered from the tenant.
  Explanation.- Nothing in this
  
  sub-section shall apply to the structural repairs to buildings carried out by
  
  the Mumbai Repairs and Reconstruction Board under Chapter VIII of the
  
  Maharashtra Housing and Area Development Act, 1976.
  (b) Before making any
  
  increase under clause (a), the landlord shall obtain in the prescribed manner
  
  and in the prescribed form, a declaration from the prescribed authority or a
  
  certificate from an architect from a panel of architects notified by the State
  
  Government for the purposes of this Act, asserting that it is necessary to undertake
  
  such repairs and specifying the nature and extent of repairs required and the
  
  estimated cost therefor, and after such repairs are carried out, the landlord
  
  shall also obtain, in the prescribed manner and in the prescribed form, a
  
  certificate from such prescribed authority or such architect confirming that
  
  the repairs were carried out in accordance with the declaration or as the case
  
  may be, the certificate aforesaid and fixing the date of completion of the
  
  repairs and the actual expenses therefor.
  (c) The increase in
  
  rent under clause (a) shall be recoverable from all tenants, occupying premises
  
  in the building on the basis of the actual expenses incurred as specified in a
  
  certificate from the municipal authority or the architect as aforesaid and the
  
  amount to be recovered from each tenant shall bear the same proportion as the
  
  rent payable by him in respect of his premises bears to the total amount of
  
  actual expenses together with interest as afore said.