उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | सुनवाई पीठ-02, उपस्थिति :- श्री बलविन्दर कुमार, सदस्य (er) शिकायत संख्या : 220487484 रवि चन्द्रा निवासी 209 खसरा न0 599 दुर्गा आश्रम मंदिर छतरपुर नई दिल्‍ली ees वादी बनाम जियोटेक प्रमोटर्स प्राणलि0, पता- जी-4 ,/ 449, ज्ञानखण्ड 4, इन्दिरापुरम, गजियाबाद...... प्रतिवादी अधि-निर्णय प्रस्तुत वाद वादी द्वारा प्रतिवादी के विरूद्ध जमा धनराशि पर विलम्बित अवधि का ब्याज व कब्जा दिलाये जाने हेतु संस्थित किया गया है। संक्षिप्त में वादी का कथन है कि वादी का कहना है कि प्रतिवादी द्वारा संचालित परियोजना में सबवेंशन प्लान में फ्लैट बुक किया था, जिसके एवज में वादी ने प्रतिवादी को रु० 22,3,938 /-भुगतान किया था। वादी व प्रतिवादी के बीच हुये हस्ताक्षरित अनुबंध के अनुसार मार्च 20:7 में वादी को कब्जा प्राप्त होना था। परन्तु अभी तक वादी को कब्जा नहीं प्राप्त हुआ है। अतः वादी द्वारा फ्लैट का कब्जा व विलम्ब के लिए क्षतिपूर्ति दिलाये जाने की याचना किया गया है। वादी ने वादपत्र के समर्थन में आवंटित पत्र, अनुबंधपत्र, प्रतिवदी को भुगतान की गयी धनराशि की रसीदें, की छायाप्रति दाखिल किये है। प्राधिकरण की ओर से प्रतिवादी को नोटिस जारी किये गये और जिसकी तामीला प्रतिवादी पर सम्यक रूप से की गयी। प्रतिवादी अधिवक्ता द्वारा दाखिल लिखित प्रतिवादपत्र में अंकित किया गया है कि शिकायतकर्ता को दिसम्बर 2009 में कब्जा उपलब्ध करा दिया जाएगा। सुना एवं पत्रावली का अवलोकन किया। उपरोक्त विश्लेषण से स्पष्ट है कि वादी अपनी यूनिट का कब्जा चाहता है और जब तक उसकी यूनिट नही दी जाती है, तब तक उसे जमा धनराशि पर ब्याज दिलाया जाये। इस सम्बंध में उल्लेखनीय

Scanned by CamScanner Under the Act, obligation of promoter has been provided under Sect 44 (4), which reads as: The promoter shall— (a) be responsible for al! obligations, responsibilities and functions under the provisions of this Act or the rules and regulations made there under or to the allottees as per the agreement for sale, or to the association of allottees, as the case may be, till the conveyance of all the apartments, plots or buildings, as the case may be, to the allottees, or the common areas to the association of allottees or the competent authority, as the case may be. On the other hand, rights and duties of allottee have been clearly provided under the Act. Sub-section 4 of Section 49 Read as under;(4) The allottee shall be entitled to claim the refund of amount paid along with interest at such rate as may be prescribed and compensation in the manner as provided under this Act, from the promoter, if the promoter fails to comply or is unable to give possession of the apartment, plot or building, as the case may be, in accordance with the terms of agreement for sale or due to discontinuance of his business as a developer on account of suspension or revocation of his registration under the provisions of this Act or the rules or regulations made there under.

Besides, Section 38 (72/97/0५९5 that “If the promoter fails to complete or is unable to give possession of an apartment, plot or building, in accordance with the terms of the agreement for sale or, as the case may be, duly completed by the date specified therein; or (b) due to discontinuance of his business as a developer on account of suspension or revocation of the registration under this Act or for any other reason, he shall be liable on demand to the allottees, in case the allottee wishes to withdraw from the project, without prejudice to any other remedy available, to return the amount received by him in respect of that apartment, plot, building, as the case may be, with interest at such rate as may be prescribed in this behalf including compensation in the manner as provided a under this Act: Provided that where an allottee does not intend to withdraw from the project, he shall be paid, by the promoter, interest for every month of delay, till the handing over of the possession, at such rate as may be prescribed. If we read these provisions conjointly, the language of these provisions suggest that if the promoter/developer fails to fulfill his obligations to handover the possession as per terms of the agreement, the allottee is entitled to claim refund. However, different Authorities set up under the Real Estate (Regulation & Development) Act,2026 across the country are taking a balanced /pragmatic

view as far as refund to the allottees of project is concerned when the projects ge of development. Authorities are considering are at a much more advance sta a le the situation of allottees of a real estate project as well as status of aon i.e stage of construction , timelines for completion, tentative possible ‘offer i the allotee of possession’ from the developer/promoter, possible consensus of oa Scanned by CamScanner in acceptanc € of possessi ithi : ete, ssion within the possible new ‘offer date of possession’ Secti - neat eae en Act deals with functions of the Authority for promotion Ficiindecehe en This sii reads as: The Authority shall in order to = competitive an 7 and promotion of a healthy, transparent, efficient and - estate sector make recommendations to the appropriate 0४थ॥एंशाएं of the competent authority, as the case may be, on,(a) protection of interest of the allottees, promoter and real estate agent;(b) सजा “मनन cag seeswees(A)eaccssseeese} (j) any other issue that the uthority may think necessary for the promotion of the real estate sector.”

On the other hand, Section 38 of the RERA Act, which deals with powers of the Authority expect the authority/RERA to act on the principle of natural justice. The Section reads as (4) The Authority shall have powers to impose penalty or interest, in regard to any contravention of obligations cast upon the promoters, the allottees and the real estate agents, under this Act or the rules and the regulations made there under. (2) The Authority shall be guided by the principles of natural justice and, subject to the other provisions of this Act and the rules made there under, the Authority shall have powers to regulate its own procedure” This provision confer power to the Authority to impose penalty or interest, in regard to any contravention of obligations cast upon the promoters, the allottees and the real estate agents for contravention of any provisions of the Act and Rules made there under and it also provides that the Authority shall be guided by the principles of natural justice.

If we read these provisions together along with the scheme of the Act, the Authority is created not only to protect interest of the allottee of the real estate project but also to protect the interest of promoters in order to promote a healthy growth of the real estate sector Thus, from the provisions referred above and view taken by the different authorities, it is clear that complainant has right to withdraw from the project if promoter failed to deliver the flat/unit within the time specified in the agreement. However, different real estate regulatory Authorities are deciding matters and awarding refund on the basis of fact of each case considering stage of construction of the project and period and reasons of delay in handing over the possession to homebuyers. In the project which are at advance stage of completion i.e 70% -80% pean and /or is about to be offered for possession within this year (up to the and 0 209), the Adjudicating Authorities are allowing interest for delayed Ree ie at prescribed rate of interest from the due date of handing over haber Scanned by CamScanner possession as originally agreed (as provided in Agreement to Sale) till actual date of handing over the possession. In this very case, the promoter has promised to hand over possession of flat to complainant by MARCH 2077 The promoter has even applied for occupation certificate or promised to apply OC by end of ......... According to the promoter, the construction at site is in full swing.

Under the circumstances, when the promoter is showing the seriousness of completing the project and handing over the possession of flat by the end of DECEMBER 2049, it’s fully justifiable to give the promoter the last opportunity to complete the project. If the Authority starts allowing refund in every case of delay in possession, it will defy the very object and scheme of the Act. Moreover, there are a large percentage of homebuyers who are keenly interested in taking over the possession of their flat. Now the promoter is also making effortsand trying to make arrangements of funds required to complete this project. In the cases, where the project is in very advance stage of completion and promoter is making serious efforts to hand over possession of flats to homebuyers within a fixed/revised timeline, homebuyers should not withdraw from the project and claim refund of deposited amount. In any case, the promoter will be required to pay interest on delayed period till the date of possession. However, if the promoter fails to provide possession as committed in this case to UP RERA, then the promotor will liable to refund the entire monies paid by the allotttee with prescribed rate of interest.

उपरोक्त निर्णय के आलोक में यह स्पष्ट है कि उ0प्र0 रेरा के प्राविधानों के अन्तर्गत प्रमोटर व केता के बीच किये गये अनुबंध के अनुरूप विलम्ब अवधि तथा मूल धनराशि पर ब्याज देय होगा, क्‍योंकि प्रमोटर्स द्वारा उक्त धनराशि का उपभोग किया गया है। अतः शिकायतकर्ता को विलम्बित अवधि तथा कब्जा देने तक की तिथि तक ब्याज दिलाया जाना न्यायोचित प्रतीत होता है। आदेश प्रतिवादी // प्रमोटर को आदेशित किया जाता है कि दिसम्बर 209 में वादी को कब्जा उपलब्ध कराना सुनिश्ति करें तथा शिकायतकर्ता एवं प्रमोटर्स के बीच हुये हस्ताक्षरित Agreement to Sale के अनुसार विलम्बित अवधि पर विधिक रूप से कब्जा देने की तिथि तक वादी द्वारा जमा की गयी धनराशि पर ४/८,१+] yer Scanned by CamScanner प्रतिशत ब्याज अदा करना सुनिश्चित करें। ब्याज की इस धनराशि को अंतिम देय धनराशि में समायोजित किया जाये। इस आदेश का उल्लघंन उ0फप्र0भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 206 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा। आदेश पोर्टल पर अपलोड किया जाये। दिनांक : 44/04 / 2049 CAN “a | र कुमार, सदस्य उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण आज यह निर्णय हमारे द्वारा खुले न्यायालय में हस्ताक्षरित एवं दिनांकित करके सुनाया गया। दिनांक : 74/07/20'9 eae (सदस्य) sono भू-सम्पदा विनियामक प्राधिकरण Scanned by CamScanner

उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | सुनवाई पीठ-02, उपस्थिति :- श्री बलविन्दर कुमार, सदस्य (er) शिकायत संख्या : 220487484 रवि चन्द्रा निवासी 209 खसरा न0 599 दुर्गा आश्रम मंदिर छतरपुर नई दिल्‍ली ees वादी बनाम जियोटेक प्रमोटर्स प्राणलि0, पता- जी-4 ,/ 449, ज्ञानखण्ड 4, इन्दिरापुरम, गजियाबाद...... प्रतिवादी अधि-निर्णय प्रस्तुत वाद वादी द्वारा प्रतिवादी के विरूद्ध जमा धनराशि पर विलम्बित अवधि का ब्याज व कब्जा दिलाये जाने हेतु संस्थित किया गया है। संक्षिप्त में वादी का कथन है कि वादी का कहना है कि प्रतिवादी द्वारा संचालित परियोजना में सबवेंशन प्लान में फ्लैट बुक किया था, जिसके एवज में वादी ने प्रतिवादी को रु० 22,3,938 /-भुगतान किया था। वादी व प्रतिवादी के बीच हुये हस्ताक्षरित अनुबंध के अनुसार मार्च 20:7 में वादी को कब्जा प्राप्त होना था। परन्तु अभी तक वादी को कब्जा नहीं प्राप्त हुआ है। अतः वादी द्वारा फ्लैट का कब्जा व विलम्ब के लिए क्षतिपूर्ति दिलाये जाने की याचना किया गया है। वादी ने वादपत्र के समर्थन में आवंटित पत्र, अनुबंधपत्र, प्रतिवदी को भुगतान की गयी धनराशि की रसीदें, की छायाप्रति दाखिल किये है। प्राधिकरण की ओर से प्रतिवादी को नोटिस जारी किये गये और जिसकी तामीला प्रतिवादी पर सम्यक रूप से की गयी। प्रतिवादी अधिवक्ता द्वारा दाखिल लिखित प्रतिवादपत्र में अंकित किया गया है कि शिकायतकर्ता को दिसम्बर 2009 में कब्जा उपलब्ध करा दिया जाएगा। सुना एवं पत्रावली का अवलोकन किया। उपरोक्त विश्लेषण से स्पष्ट है कि वादी अपनी यूनिट का कब्जा चाहता है और जब तक उसकी यूनिट नही दी जाती है, तब तक उसे जमा धनराशि पर ब्याज दिलाया जाये। इस सम्बंध में उल्लेखनीय

Scanned by CamScanner Under the Act, obligation of promoter has been provided under Sect 44 (4), which reads as: The promoter shall— (a) be responsible for al! obligations, responsibilities and functions under the provisions of this Act or the rules and regulations made there under or to the allottees as per the agreement for sale, or to the association of allottees, as the case may be, till the conveyance of all the apartments, plots or buildings, as the case may be, to the allottees, or the common areas to the association of allottees or the competent authority, as the case may be. On the other hand, rights and duties of allottee have been clearly provided under the Act. Sub-section 4 of Section 49 Read as under;(4) The allottee shall be entitled to claim the refund of amount paid along with interest at such rate as may be prescribed and compensation in the manner as provided under this Act, from the promoter, if the promoter fails to comply or is unable to give possession of the apartment, plot or building, as the case may be, in accordance with the terms of agreement for sale or due to discontinuance of his business as a developer on account of suspension or revocation of his registration under the provisions of this Act or the rules or regulations made there under.

Besides, Section 38 (72/97/0५९5 that “If the promoter fails to complete or is unable to give possession of an apartment, plot or building, in accordance with the terms of the agreement for sale or, as the case may be, duly completed by the date specified therein; or (b) due to discontinuance of his business as a developer on account of suspension or revocation of the registration under this Act or for any other reason, he shall be liable on demand to the allottees, in case the allottee wishes to withdraw from the project, without prejudice to any other remedy available, to return the amount received by him in respect of that apartment, plot, building, as the case may be, with interest at such rate as may be prescribed in this behalf including compensation in the manner as provided a under this Act: Provided that where an allottee does not intend to withdraw from the project, he shall be paid, by the promoter, interest for every month of delay, till the handing over of the possession, at such rate as may be prescribed. If we read these provisions conjointly, the language of these provisions suggest that if the promoter/developer fails to fulfill his obligations to handover the possession as per terms of the agreement, the allottee is entitled to claim refund. However, different Authorities set up under the Real Estate (Regulation & Development) Act,2026 across the country are taking a balanced /pragmatic

view as far as refund to the allottees of project is concerned when the projects ge of development. Authorities are considering are at a much more advance sta a le the situation of allottees of a real estate project as well as status of aon i.e stage of construction , timelines for completion, tentative possible ‘offer i the allotee of possession’ from the developer/promoter, possible consensus of oa Scanned by CamScanner in acceptanc € of possessi ithi : ete, ssion within the possible new ‘offer date of possession’ Secti - neat eae en Act deals with functions of the Authority for promotion Ficiindecehe en This sii reads as: The Authority shall in order to = competitive an 7 and promotion of a healthy, transparent, efficient and - estate sector make recommendations to the appropriate 0४थ॥एंशाएं of the competent authority, as the case may be, on,(a) protection of interest of the allottees, promoter and real estate agent;(b) सजा “मनन cag seeswees(A)eaccssseeese} (j) any other issue that the uthority may think necessary for the promotion of the real estate sector.”

On the other hand, Section 38 of the RERA Act, which deals with powers of the Authority expect the authority/RERA to act on the principle of natural justice. The Section reads as (4) The Authority shall have powers to impose penalty or interest, in regard to any contravention of obligations cast upon the promoters, the allottees and the real estate agents, under this Act or the rules and the regulations made there under. (2) The Authority shall be guided by the principles of natural justice and, subject to the other provisions of this Act and the rules made there under, the Authority shall have powers to regulate its own procedure” This provision confer power to the Authority to impose penalty or interest, in regard to any contravention of obligations cast upon the promoters, the allottees and the real estate agents for contravention of any provisions of the Act and Rules made there under and it also provides that the Authority shall be guided by the principles of natural justice.

If we read these provisions together along with the scheme of the Act, the Authority is created not only to protect interest of the allottee of the real estate project but also to protect the interest of promoters in order to promote a healthy growth of the real estate sector Thus, from the provisions referred above and view taken by the different authorities, it is clear that complainant has right to withdraw from the project if promoter failed to deliver the flat/unit within the time specified in the agreement. However, different real estate regulatory Authorities are deciding matters and awarding refund on the basis of fact of each case considering stage of construction of the project and period and reasons of delay in handing over the possession to homebuyers. In the project which are at advance stage of completion i.e 70% -80% pean and /or is about to be offered for possession within this year (up to the and 0 209), the Adjudicating Authorities are allowing interest for delayed Ree ie at prescribed rate of interest from the due date of handing over haber Scanned by CamScanner possession as originally agreed (as provided in Agreement to Sale) till actual date of handing over the possession. In this very case, the promoter has promised to hand over possession of flat to complainant by MARCH 2077 The promoter has even applied for occupation certificate or promised to apply OC by end of ......... According to the promoter, the construction at site is in full swing.

Under the circumstances, when the promoter is showing the seriousness of completing the project and handing over the possession of flat by the end of DECEMBER 2049, it’s fully justifiable to give the promoter the last opportunity to complete the project. If the Authority starts allowing refund in every case of delay in possession, it will defy the very object and scheme of the Act. Moreover, there are a large percentage of homebuyers who are keenly interested in taking over the possession of their flat. Now the promoter is also making effortsand trying to make arrangements of funds required to complete this project. In the cases, where the project is in very advance stage of completion and promoter is making serious efforts to hand over possession of flats to homebuyers within a fixed/revised timeline, homebuyers should not withdraw from the project and claim refund of deposited amount. In any case, the promoter will be required to pay interest on delayed period till the date of possession. However, if the promoter fails to provide possession as committed in this case to UP RERA, then the promotor will liable to refund the entire monies paid by the allotttee with prescribed rate of interest.

उपरोक्त निर्णय के आलोक में यह स्पष्ट है कि उ0प्र0 रेरा के प्राविधानों के अन्तर्गत प्रमोटर व केता के बीच किये गये अनुबंध के अनुरूप विलम्ब अवधि तथा मूल धनराशि पर ब्याज देय होगा, क्‍योंकि प्रमोटर्स द्वारा उक्त धनराशि का उपभोग किया गया है। अतः शिकायतकर्ता को विलम्बित अवधि तथा कब्जा देने तक की तिथि तक ब्याज दिलाया जाना न्यायोचित प्रतीत होता है। आदेश प्रतिवादी // प्रमोटर को आदेशित किया जाता है कि दिसम्बर 209 में वादी को कब्जा उपलब्ध कराना सुनिश्ति करें तथा शिकायतकर्ता एवं प्रमोटर्स के बीच हुये हस्ताक्षरित Agreement to Sale के अनुसार विलम्बित अवधि पर विधिक रूप से कब्जा देने की तिथि तक वादी द्वारा जमा की गयी धनराशि पर ४/८,१+] yer Scanned by CamScanner प्रतिशत ब्याज अदा करना सुनिश्चित करें। ब्याज की इस धनराशि को अंतिम देय धनराशि में समायोजित किया जाये। इस आदेश का उल्लघंन उ0फप्र0भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 206 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा। आदेश पोर्टल पर अपलोड किया जाये। दिनांक : 44/04 / 2049 CAN “a | र कुमार, सदस्य उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण आज यह निर्णय हमारे द्वारा खुले न्यायालय में हस्ताक्षरित एवं दिनांकित करके सुनाया गया। दिनांक : 74/07/20'9 eae (सदस्य) sono भू-सम्पदा विनियामक प्राधिकरण Scanned by CamScanner