U.P. Real Estate Regulatory Authority Regional Office, va-t69, Gamma-2, Greater Noida, Gautam Buddha Nagar-204308. Hearing Bench-04 (formerly Bench-0-A) Shri Sanjay R. Bhoosreddy, Hon'ble Chairman Complaint Number: 720:83737 Vinita Agarwal and Rakesh Agarwal versus Ansal Hi-Tech Townships Limited Order under Section-38, 40(2) and 63 The applicant / complainant's complaint was presented for final arguments through video conferencing on date 24-02-2025. On call, learned counsel Shri Manendra Kumar appeared on behalf of the applicant / complainant and the respondent remained absent. Thereupon, the Bench, hearing arguments of the applicant / complainant in detail, reserved the file for orders on date 2-02-2025 itself. The primary object of the Real Estate (Regulation and Development) Act, 206 is to protect the interests of consumers in the real estate sector and ensure speedy resolution of disputes. To fulfill this object, obligations and powers have been conferred upon the Authority under the RERA Act. The functions of the Authority are mentioned in Section-34(8) of the Real Estate (Regulation and Development) Act, 2046. Section-34(8) contains the following provision: "734(6) - to ensure compliance of its regulations or orders or directions made in exercise of its powers under this Act;"

As per the provision of Section-38 of the Real Estate (Regulation and Development) Act, 2046, the Authority has been empowered that if the obligations cast upon the promoter are contravened by the promoter, the Authority may impose penalty or interest under this Act and the rules and regulations made thereunder. Section-38 of the RERA Act is as follows: "38. (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 thereunder. (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 thereunder, the Authority shall have powers to regulate its own procedure. (3) Where an issue is raised relating to agreement, action, omission, practice or procedure that— (a) has an appreciable prevention, restriction or distortion of competition in connection with the development of a real estate project; or (b) has effect of market power of monopoly situation being abused for affecting interest of allottees adversely, then the Authority, may suo motu, make reference in respect of such issue to the Competition Commission of India." Section-40 of the RERA Act is as follows:

"40, (7) If a promoter or an allottee or a real estate agent, as the case may be, fails to pay any interest or penalty or compensation imposed on him, by the adjudicating officer or the Regulatory Authority or the Appellate Authority, as the case may be, under this Act or the rules and regulations made thereunder, it shall be recoverable from such promoter or allottee or real estate agent, in such manner as may be prescribed as an arrears of land revenue. (2) If any adjudicating officer or the Regulatory Authority or the Appellate Tribunal, as the case may be, issues any order or directs any person to do any act, or refrain from doing any act, which it is empowered to do under this Act or the rules or regulations made thereunder, then in case of failure by any person to comply with such order or direction, the same shall be enforced, in such manner as may be prescribed." Under Section-63 of the Real Estate (Regulation and Development) Act, 2046, the Authority has been empowered that if the promoter fails to comply with the orders of the Authority, the Authority may impose penalty against the promoter up to 05 percent of the estimated cost of the real estate project of the promoter. Section-63 is as follows:

"63. If any promoter, who fails to comply with, or contravenes any of the orders or directions of the Authority, he shall be liable to a penalty for every day during which such default continues, which may cumulatively extend up to five per cent., of the estimated cost of the real estate project as determined by the Authority." Here it is noteworthy that Section-40 falls under Chapter-5 of the Real Estate (Regulation and Development) Act, 206, which relates to the Real Estate Regulatory Authority, and Section-63 falls under Chapter-8 of the Real Estate (Regulation and Development) Act, 20i6, which relates to offences, penalties and adjudication. From the aforesaid provisions, it is clear that under the RERA Act, the Authority has been empowered to execute its orders under Section-40 upon failure by the promoter to comply with orders, and impose penalty on the promoter under Section-63. The Authority can take both proceedings simultaneously. In the case in question, an application was submitted by the complainant through the RERA portal for execution of the order, whereupon notice was issued by the Authority to the respondent directing them to comply with the order dated 25-04-2049 passed by the Bench under Section-34 by date 07-40-2020 and submit a compliance report, but no compliance report was made available by the respondent.

Issuing a show cause notice dated 23-70-2020, the Authority directed the respondent to comply with the said order by date 72-7:-2020 and submit a compliance report, but no compliance report was filed by the respondent. Notice under Section-63 was issued by the Authority, in sequence whereof hearings were conducted by the Bench on date 45--02--2024, date 28-42-2024, date 22-02-2022, date 07-04-2022, date 8-05—-2022, date 34—-05-2022, date 02-08-2024, date 40-40-2024, date 43-42-2024 and date 24-02-2025. However, despite granting adequate opportunities to the respondent by the Bench on all the aforesaid dates, no compliance report or proof has been uploaded or filed on the RERA complaint page by the respondent fully complying verbatim with the order dated 25-04-2049 passed earlier by the Bench under Section-34. I heard the arguments of the learned counsel for the applicant / complainant in detail and thoroughly perused all evidence and material available on record. In respect of the complaint, the Bench passed the following orders under Section-34 on date 25-04--2049:- "In the interest of justice, the Bench arrives at the conclusion that the complainant's application is decreed. The respondent is ordered as follows:

7. Completing essential infrastructure and satisfaction of the complainant, obtaining Occupation Certificate (0.0) on Unit No. 098, Sector No. 6028 in "Sushant Megapolis", possession/acquisition be provided by the end of February 2020. Simultaneously, as per the Builder Buyers Agreement (BBA) signed between the complainant and the promoter, penal interest at the rate of MCLR + % shall be paid by the promoter from the date of providing possession in respect of delayed period. This interest/penal amount shall be adjusted in the final amount due at the time of giving possession. If possession of the plot is not provided by the respondent to the complainant by the end of February 2020, the complainant shall have the liberty to submit an application before RERA for receiving their deposited amount along with interest from the respondent. 2. With respect to grant of compensation, it is noteworthy that compensation falls within the jurisdiction of the adjudicating officer. Hence the complainant may present a case before the adjudicating officer for obtaining compensation."

From perusal of the aforesaid order dated 25-04-2049 passed by the Bench under Section-34, it is clear that the respondent was ordered by the Bench to complete essential infrastructure and satisfaction of the complainant, provide possession of the unit in question along with O.C. by the end of February, 2020, and pay due delayed period interest; however, no evidence or proof has been uploaded or submitted by the respondent company on the RERA complaint page to show that in compliance with the order dated 25-04-2049 passed by the Bench under Section-34, physical possession of the unit in question has currently been given to the applicant / complainant along with final adjustment of accounts, whereas notice, notice via registered post and public notice were issued to the respondent company by the Bench to appear, present their side/averments and upload and file compliance report on the RERA complaint page; but neither did any representative/counsel appear on behalf of the respondent company to present their side/averments during the hearing before the Bench on the aforesaid dates, nor has any compliance report been uploaded and filed on the RERA complaint page. Therefore, from all the aforesaid facts, it is clear that till date no compliance has been ensured by the respondent of the order dated 25-04-2049 passed by the Bench. Rule-24 of the RERA Rules, 206 provides the manner of implementation of orders and directions of the Authority.

Rule-24 of the RERA Rules, 20:6 is as follows:- “24. Manner of implementation of order, direction or decisions of the adjudicating officer, the Authority or the Appellate Tribunal.— For the purpose of sub-section (2) of Section 40, every order passed by the adjudicating officer, regulatory authority or Appellate Tribunal, as the case may be, under the Act or the rules and regulations made thereunder, shall be enforced by the adjudicating officer, regulatory authority or the Appellate Tribunal in the same manner as if it were a decree or order made by the principal civil court in a suit pending therein and it shall be lawful for the adjudicating officer, regulatory authority or Appellate Tribunal, as the case may be, in the event of its inability to execute the order, send such order to the principal civil court, to execute such order either within the local limits of whose jurisdiction the real estate project is located or in the principal civil court within the local limits of whose jurisdiction the person against whom the order is being issued, actually and voluntarily resides, or carries on business, or personally works for gain.” Therefore, in view of the above-stated facts and all circumstances, under powers vested in Rule-24, the file is referred on date 44--08--2025 for hearing before the Hon'ble Adjudicating Officer for proceedings of physical possession of the unit in question as per paragraph-04 of the order dated 25--04-2049 passed by the Bench under Section-34.

Secretary, U.P. RERA to ensure taking action as per rules for issuing a recovery certificate for the amount of delayed period interest payable by the respondent prior to date 05-08-2025 as per paragraph-04 of the order dated 25--04-2049 in the matter, and make the file available to the Hon'ble Adjudicating Officer prior to the hearing date. If during proceedings of Rule-24, the Hon'ble Adjudicating Officer finds that timely compliance of the order under Section-34 dated 25-04-2049 is not being ensured by the respondent / promoter, then in such circumstance the Hon'ble Adjudicating Officer may refer the matter back to the Bench for proceedings under Section-63 of the RERA Act. The order be uploaded on the portal. Date: 23--06-2025. Chairman, RERA

उ.प्र. भू-सम्पदा विनियामक प्राधिकरण क्षेत्रीय कार्यालय, va-t69, गामा-2, ग्रेटर नोएडा, गौतमबुद्धनगर-204308. सुनवाई पीठ-04 (पूर्व में पीठ-0-ए) श्री संजय आर. भूसरेड्डी, माननीय अध्यक्ष शिकायत संख्या: 720:83737 विनीता अग्रवाल एवं राकेश अग्रवाल बनाम अंसल हाई-टेक टाऊनशिप्स्‌ लिमिटेड आदेश अन्तर्गत धारा-38, 40(2) एवं 63 प्रार्थी,/ शिकायतकर्ता का परिवाद अंतिम बहस हेतु वीडियो कॉन्फ्रेंसिंग के माध्यम से दिनांक 24-02-2025 को प्रस्तुत किया गया। पुकार पर प्रार्थी / शिकायतकर्ता की ओर से विद्वान अधिवक्ता श्री मनेन्द्र कुमार उपस्थित हुए तथा विपक्षी अनुपस्थित रहे। इस पर पीठ द्वारा प्रार्थी ,/ शिकायतकर्ता के cot को विस्तार से सुनते हुए, पत्रावली आदेश हेतु दिनांक 2-02-2025 को ही सुरक्षित की गयी। भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 206 का मुख्य उद्देश्य यह है कि भू-सम्पदा सेक्टर में उपभोक्ताओं के हितों का संरक्षण किया जाए तथा विवादों का शीघ्र निस्तारण किया जाए। इस उददेश्य की पूर्ति हेतु प्राधिकरण को रेरा अधिनियम के अन्तर्गत दायित्व तथा शक्तियाँ प्रदान की गयी हैं। धारा-34(8), भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 में प्राधिकरण के कृत्यों का उल्लेख किया गया है। धारा-34(8) में निम्नलिखित प्राविधान हैः- 7३4(6) - to ensure compliance of its regulations or orders or directions (J ip 4 made in exercise of its powers under this Act;"

धारा-38, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 के प्राविधान के अनुसार प्राधिकरण को यह अधिकार दिया गया है कि प्रोमोटर द्वारा उस पर डाली गयी बाध्यताओं का उल्लंघन किया जाता है, तो प्राधिकरण इस अधिनियम और उसके अधीन बनाए गए नियमों एवं विनियमों के अधीन dared? या ब्याज अधिरोपित Page | of 6 + E-Court सकता है। धारा-38, रेरा अधिनियम निम्नवत्‌ है:- "38. (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 thereunder. (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 thereunder, the Authority shall have powers to regulate its own procedure. (3) Where an issue is raised relating to agreement, action, omission, practice or procedure that— (a) has an appreciable prevention, restriction or distortion of competition in connection with the development of a real estate project; or (b) has effect of market power of monopoly situation being abused for affecting interest of allottees adversely, then the Authority, may suo motu, make reference in respect of such issue to the Competition Commission of India." रेरा अधिनियम की धारा-40 निम्नवत्‌ है:-

40, (7) If a promoter or an allottee or a real estate agent, as the case may be, fails to pay any interest or penalty or compensation imposed on him, by the adjudicating officer or the Regulatory Authority or the Appellate Authority, as the case may be, under this Act or the rules and regulations made thereunder, it shall be recoverable from such promoter or allottee or real estate agent, in such manner as may be prescribed as an arrears of land revenue. (2) If any adjudicating officer or the Regulatory Authority or the Appellate Tribunal, as the case may be, issues any order or directs any person to do any act, or refrain from doing any act, which it is empowered to do under this Act or the rules or regulations made thereunder, then in case of failure by any person to comply with such order or direction, the same shall be enforced, in such manner as may be prescribed. धारा-63, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 में प्राधिकरण को यह अधिकार दिया गया है कि यदि प्रोमोटर प्राधिकरण के आदेश का अनुपालन करने में असमर्थ रहता है, तो प्राधिकरण प्रोमोटर के विरूद्ध प्रोमोटर की भू-सम्पदा परियोजना की अनुमानित लागत का 05 प्रतिशत तक tect लगा सकता है। धारा-63 निम्नवत है:- Page 2 of 6 E-Court

“63. If any promoter, who fails to comply with, or contravenes any of the orders or directions of the Authority, he shall be liable to a penalty for every day during which such default continues, which may cumulatively extend up to five per cent., of the estimated cost of the real estate project as determined by the Authority.” यहाँ यह उल्लेखनीय है कि धारा-40, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 206 के अध्याय-5 के अन्तर्गत आता है, जो कि भू-सम्पदा विनियामक प्राधिकरण से सम्बन्धित है तथा धारा-63, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20i6 के अध्याय-8 के अन्तर्गत आता है, जोकि अपराध, शास्तियाँ और न्यायनिर्णयन से सम्बन्धित है। उपरोक्त प्राविधानों से यह स्पष्ट है कि रेरा अधिनियम के अन्तर्गत प्राधिकरण को यह अधिकार दिया गया है कि प्राधिकरण प्रोमोटर द्वारा आदेशों का अनुपालन न करने पर धारा-40 के अन्तर्गत अपने आदेशों का क्रियान्वयन कराए तथा धारा-63 के अन्तर्गत प्रोमोटर पर अर्थदण्ड लगाए। प्राधिकरण दोनों कार्यवाही एक साथ कर सकता है। प्रश्नगत प्रकरण में शिकायतकर्ता द्वारा रेरा पोर्टल के माध्यम से आदेश क्रियान्वयन कराये जाने हेतु आवेदन किया गया, जिस पर प्राधिकरण द्वारा विपक्षी को नोटिस जारी करते हुए दिनांक 07-40-2020 तक पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 25-04-2049 का अनुपालन कर, अनुपालन SIA प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी।

प्राधिकरण द्वारा कारण दर्शाओ नोटिस, दिनांक 23-70-2020 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 72-7:-2020 तक Tat आदेश का अनुपालन कर, अनुपालन आख्था प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा कोई अनुपालन आख्या दाखिल नहीं किया गया है। प्राधिकरण द्वारा धारा-63 के अन्तर्गत नोटिस जारी की गयी, जिसके क्रम में पीठ द्वारा सुनवाई, दिनांक 45--02--2024, दिनांक 28-42-2024, दिनांक 22-02-2022, दिनांक 07-04-2022, दिनांक 8-05—-2022, दिनांक 34—-05-2022, दिनांक 02-08-2024, दिनांक 40-40-2024, दिनांक 43-42-2024 wd दिनांक 24-02-2025 को की गयी। परन्तु विपक्षी को पीठ द्वारा उपर्युक्त समस्त तिथियों पर समुचित अवसर देने के उपरान्त भी विपक्षी द्वारा पूर्व में पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 25-04-2049 का अक्षरश: पूर्ण रूप से अनुपालन करते हुए, कोई अनुपालन आख्या एवं प्रमाण रेरा कम्प्लेन्ट पेज पर अपलोड तथा दाखिल नहीं किया गया है। मैंने प्रार्थी, शिकायतकर्ता के विद्वान अधिवक्ता के caf को विस्तार से सुना तथा Page 3 of 6 E-Court अभिलेख पर उपलब्ध समस्त साक्ष्य एवं सामग्री का were परिशीलन ferar | wd शिकायत के सम्बन्ध में पीठ द्वारा धारा-34 के अन्तर्गत दिनांक 25-04--2049 को निम्न आदेश पारित किये गये:- warmed में पीठ इस frat पर wah है कि थिक्रायतकर्ता का ग्रार्थना-पत्र आज्ञप्त किया जाता है। ग्रतिवादी को निम्नलिखित रूप से आवदेशित किया जाता है।

7. शिकायतकर्ता की सदुष्टि व आवश्यक अव्सरचनाओं का पूर्ण कर “Sushant Megapolis” में सेक्टर सख्याः 6028, यूनिट AT 098 पर Occupation Certificate (0.0) ग्राप्त कर कब्जा/अधिग्रहण फ़रवरी 2020 के अत तक ग्राप्त करा दिया जाए। साथ ही शिकायतकर्ता व प्रमोटर के बीच ge हस्ताक्षरित Builder Buyers Agreement (BBA) के अनुसार विलस्ित अवधि,४७क १०४ period को WIT में कब्जा प्राप्त कराये जाने की तिथि से MCLR + % की दर से WHET द्वारा दण्ड SMT/penal interest अदा किया BWW! ब्याज,/दण्ड की इस धनराशि को कब्जा दिये जाने को समय अंतिम देय धनराशि में समायोजित की जाएगी। यदि ग्रतिपक्षी द्वार फ़रवरी 2020 के अन्त तक शिकायतकर्ता को प्लॉट का कब्जा नहीं प्रदान fear जाता & तो शिकायतकर्ता को यह स्वतन्त्रता होगी fe वह अपनी जमा धनराशि मय ब्याज ग्रतिवादी से ग्राप्त करने के लिए RT के समक्ष आवेदन प्रस्तुत कर सकता है। 2. प्रतिकर (Compensation दिलाये जाने के सम्बन्ध में यह उल्लेखनीय है कि ग्रतिपूर्ति (Compensation) न्यायनिर्णायक अधिकारी (adjudication ०(१८०) के क्षेत्राधिकार में है/ अतः शिकायतकर्ता ग्रतिपूर्ति प्राप्ति के लिए न्यायनिर्णायक अधिकारी (adjudication ०८४) के समक्ष वाद IGT कर सकता है।..”

उपर्युक्त पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 25-04-2049 के अवलोकन से यह स्पष्ट है कि पीठ द्वारा विपक्षी को फरवरी, 2020 के अन्त तक शिकायतकर्ता की संतुष्टि व आवश्यक अवसंरचनाओं को पूर्ण कर, ओ.सी. सहित Wed यूनिट का कब्जा उपलब्ध कराये जाने तथा देय विलम्बित अवधि का ब्याज अदा करने हेतु आदेशित किया गया था, परन्तु विपक्षी कम्पनी द्वारा ऐसा कोई साक्ष्य एवं प्रमाण रेरा कम्प्लेन्ट पेज पर अपलोड एवं प्रस्तुत नहीं किया गया है, जिससे यह स्पष्ट हो सके कि पीठ द्वारा mers के अन्तर्गत पारित आदेश, दिनांक 25-04-2049 के अनुपालन में विपक्षी कम्पनी द्वारा वर्तमान समय में प्रार्थी, शिकायतकर्ता को प्रश्नगत यूनिट का भौतिक कब्जा देते हुए, अंतिम Page 4 of 6 E-Court ica कर दिये गये हों, जबकि पीठ द्वारा विपक्षी कम्पनी को उपस्थित होकर, अपना पक्ष / अभिकथन प्रस्तुत करने तथा अनुपालन आख्था रेरा Here पेज पर अपलोड एवं दाखिल किये जाने हेतु नोटिस, पंजीकृत डाक के माध्यम से नोटिस तथा पब्लिक नोटिस प्रेषित की गयी, किन्तु न तो उपर्युक्त तिथियों पर पीठ के समक्ष सुनवाई के दौरान विपक्षी कम्पनी की ओर से कोई प्रतिनिधि,/अधिवक्ता अपना पक्ष,/अभिकथन प्रस्तुत करने हेतु उपस्थित हुआ और न ही कोई अनुपालन आख्या रेरा कम्प्लेन्ट पेज पर अपलोड एवं दाखिल की गयी है। अतः उपरोक्त समस्त तथ्यों से यह स्पष्ट है कि विपक्षी द्वारा अभी तक पीठ द्वारा पारित आदेश, दिनांक 25-04-2049 का कोई अनुपालन सुनिश्चित नहीं किया गया है। रेरा नियमावली, 206 के नियम-24 में प्राधिकरण के आदेशों एवं निर्देशों को क्रियान्वित करने की रीति दी हुई है। रेरा नियमावली, 20:6 का नियम-24 निम्नवत्‌ हैः-

“24. Manner of implementation of order, direction or decisions of the adjudicating officer, the Authority or the Appellate Tribunal.— For the purpose of sub-section (2) of Section 40, every order passed by the adjudicating officer, regulatory authority or Appellate Tribunal, as the case may be, under the Act or the rules and regulations made thereunder, shall be enforced by the adjudicating officer, regulatory authority or the Appellate Tribunal in the same manner as if it were a decree or order made by the principal civil court in a suit pending therein and it shall be lawful for the adjudicating officer, regulatory authority or Appellate Tribunal, as the case may be, in the event of its inability to execute the order, send such order to the principal civil court, to execute such order either within the local limits of whose jurisdiction the real estate project is located or in the principal civil court within the local limits of whose jurisdiction the person against whom the order is being issued, actually and voluntarily resides, or carries on business, or personally works for gain.” अतः उपर्युक्त वर्णित तथ्यों एवं समस्त परिस्थितियों के दृष्टिगत पत्रावली नियम-24 में निहित शक्तियों के अधीन पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 25--04-2049 के प्रस्तर-04 के अनुसार प्रश्नगत यूनिट के भौतिक कब्जे की कार्यवाही हेतु मा. waht अधिकारी के समक्ष सुनवाई के लिए, दिनांक 44--08--2025 को संदर्भित की जाती है।

सचिव, उ.प्र. रेरा प्रकरण में आदेश, दिनांक 25--04-2049 के प्रस्तर-04 के अनुसार दिनांक 05-08-2025 से पूर्व विपक्षी द्वारा देय विलम्बित अवधि के ब्याज की Page 5 of 6 E-Court धनराशि हेतु वसूली प्रमाण-पत्र जारी करने हेतु नियमानुसार कार्यवाही कर, पत्रावली को सुनवाई की तिथि से पूर्व मा. न्यायनिर्णायक अधिकारी को उपलब्ध कराना सुनिश्चित करें। यदि मा. न्‍्यायनिर्णायक अधिकारी नियम-24 की कार्यवाही के दौरान यह पाते हैं कि विपक्षी /प्रोमोटर द्वारा आदेश अन्तर्गत धारा-34, दिनांक 25-04-2049 का समयबद्ध रूप से अनुपालन सुनिश्चित नहीं किया जा रहा है, तो ऐसी दशा में मा. न्‍्यायनिर्णायक अधिकारी प्रकरण को रेरा अधिनियम की धारा-63 की कार्यवाही किये जाने हेतु पीठ को वापस सन्दर्भित कर सकते हैं। आदेश पोर्टल पर अपलोड किया जाये। दिनांक: 23--06-2025. आर. ; अध्य, रेरा | Page 6 of 6