U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddha Nagar. Hearing Bench- 04A Order under Section-38 / 40 / 63 Shri Rajive Kumar, Hon'ble Chairman Complaint Number:- +TARA 44/0/0204/2020 Satish Bansal vs Uppal Chadha Hi-Tech Developers Pvt. Ltd. In the matter in question, hearing arguments of both parties, the file was reserved for order by the Bench on date 43.09.2022 and directions were issued to both parties to file written arguments by date 30.09.2022, but no written arguments were filed by either party. The primary object of the Real Estate (Regulation and Development) Act, 20i6 is to protect the interests of consumers in the real estate sector and ensure speedy resolution of disputes. To fulfill this object, responsibilities and powers have been conferred upon the Authority under the RERA Act. Section 34(g) of the Real Estate (Regulation and Development) Act, 2046 mentions the functions of the Authority. Section 34(g) contains the following provision:- "34(g). to ensure compliance of its regulations or orders or directions made in exercise of its powers under this Act;" According to the provision of Section 38 of the Real Estate (Regulation and Development) Act, 2046, power has been conferred upon the Authority that if obligations cast upon the promoter are contravened, 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. (7) 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 regualtions 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, 20i6, power has been given to the Authority that if a promoter fails to comply with orders of the Authority, the Authority may impose penalty against the promoter up to 5 percent of the estimated cost of the promoter's real estate project. 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, 2006, which pertains to the Real Estate Regulatory Authority, and Section 63 falls under Chapter-8 of the Real Estate (Regulation and Development) Act, 2046, which pertains to offences, penalties and adjudication. From the above provisions it is clear that under the RERA Act, power has been given to the Authority to enforce its orders under Section 40 in case of non-compliance by the promoter, and impose monetary penalty on the promoter under Section 63. The Authority can take both actions simultaneously. Arguments of both parties were heard and the file perused. In the matter in question, application for execution of order was made by the complainant through the RERA portal, upon which notice was issued by the Authority directing to comply with the said order by date 30.06.2022 and submit compliance report, but compliance report was not made available by the respondent.

Show cause notice dated 04.07.2022 was issued by the Authority directing the respondent to comply with the said order by date 20.07.2022 and submit compliance report, but no compliance report/reply was filed by the respondent. Notice under Section-63 was issued by the Authority, in furtherance of which hearing was held by the Bench on date 43.09.2022, but no compliance report/reply was made available by the respondent, showing that despite grant of reasonable opportunity, the order previously passed under Section 34 has not been complied with by the respondent. Under such circumstances, it is proper that the respondent ensure delivering possession of the plot and executing registry in favour of the complainant in accordance with order dated 28.07.2020 passed by the Bench. Perusal of the file reveals that the order dated 28.07.2020 previously passed has not been complied with by the respondent.

In view of stated facts and all circumstances, if information of delivering possession and settling accounts as per order dated 28.07.2020 is not uploaded on the "complaint page" by date 30.44.2022, then after date 30.4.2022 Secretary, RERA shall cause recovery certificate to be issued for delayed interest amount as per order dated 28.07.2020, and the file be placed before the Authority for imposing appropriate penalty against the respondent/promoter under Section-63 of the RERA Act, 2006. Simultaneously, proceedings to deliver possession of the plot through the Authority shall also be taken. Order be uploaded on portal. (Rajive Kumar) (Chairman) U.P. Real Estate Regulatory Authority Date: 3 )/ of / 2022

Bo प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर। सुनवाई पीठ- 04ए आदेश अन्तर्गत धारा-38 /40 /63 श्री राजीव कुमार, माननीय अध्यक्ष शिकायत संख्या:-+टारा 44/0/0204/2020 सतीश बंसल बनाम उप्पल चड्ढा हाई-टेक डेवलपर्स to feo प्रश्नगत प्रकरण में पीठ द्वारा उभय पक्ष के cat को सुनते हुए दिनांक 43.09.2022 को पत्रावली आदेश हेतु सुरक्षित की गयी और उभय पक्ष को दिनांक 30.09.2022 तक लिखित बहस दाखिल करने हेतु निर्देश दिये गये, परन्तु उभय पक्ष द्वारा कोई लिखित बहस दाखिल नहीं की गयी है। भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20i6 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 veers किया गया है। धारा- 34(g) में निम्नलिखित प्राविधान है:- "34(g). to ensure compliance of its regulations or orders or directions 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 ow बनाए गए नियमों एवं विनियमों के अधीन पैनाल्टी या ब्याज अधिरोपित कर सकता है। धारा-38 रेरा अधिनियम निम्नवत है:-

"38. (7) 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 निम्नवत हैः- 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 regualtions 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 po 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, 20i6 4 प्राधिकरण को यह अधिकार दिया गया है कि अगर 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 5 प्रतिशत तक पैनाल्टी लगा सकता है। धारा-63 निम्नवत है:- “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, 2006 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, 2046 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। उभय पक्ष के TH को सुना गया व पत्रावली को अवलोकन किया गया। प्रश्नगत प्रकरण में शिकायतकर्ता द्वारा रेरा पोर्टल के माध्यम से आदेश कियान्वयन कराये जाने हेतु आवदेन किया गया, जिस पर प्राधिकरण द्वारा विपक्षी का नोटिस जारी करते हुए दिनांक 30.06.2022 तक उक्त आदेश का अनुपालन कर, अनुपालन आख्था प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। प्राधिकरण द्वारा कारण दर्शाओ नोटिस दिनांक 04.07.2022 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 20.07.2022 तक vad आदेश का » 4 अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा कोई अनुपालन आख्या /जवाब दाखिल नहीं किया गया है।

प्राधिकरण द्वारा धारा-63 के अन्तर्गत नोटिस जारी की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक 43.09.2022 को की गयी, परन्तु विपक्षी द्वारा कोई अनुपालन आख्या /जवाब उपलब्ध नहीं कराया गया है, जिससे यह विदित है कि समुचित अवसर देने के बावजूद भी विपक्षी द्वारा पूर्व में धारा-34 के अन्तर्गत पारित आदेश का अनुपालन नहीं किया गया है। ऐसे में उचित होगा कि विपक्षी, शिकायतकर्ता को पीठ द्वारा पारित आदेश दिनांक 28.07.2020 के अनुसार प्लॉट का कब्जा देते हुए रजिस्ट्री निष्पादित कराना सुनिश्चित करें। पत्रावली के अवलोकन से विदित है कि विपक्षी द्वारा पूर्व में पारित आदेश दिनांक 28.07.2020 का अनुपालन नहीं किया गया है। वर्णित तथ्यों एवं समस्त परिस्थितियों को दृष्टिगत रखते हुए यदि विपक्षी द्वारा दिनांक 30.44.2022 तक कब्जा दिये जाने की सूचना, आदेश दिनांक 28.07.2020 के अनुसार अकाउन्टस्‌ सैटेल कर “कम्पलेन्ट पेज” पर अपलोड नहीं की जाती है, तो दिनांक 30.4.2022 के बाद सचिव, रेरा प्रकरण में आदेश दिनांक 28.07.2020 के अनुसार विलम्बित अवधि के ब्याज की धनराशि हेतु वसूली प्रमाण पत्र जारी करायें एवं विपक्षी / प्रोमोटर के विरूद्ध रेरा अधिनियम, 2006 की धारा-63 के अन्तर्गत यथोचित अर्थदण्ड अधिरोपित किये जाने हेतु पत्रावली प्राधिकरण के समक्ष पेश की जाये। साथ ही प्राधिकरण के माध्यम प्लॉट का कब्जा दिलाने की कार्यवाही भी की जाये। आदेश पोर्टल पर अपलोड किया जाये। जे = et ल ' 7 OF WE (राजीव कुमार) (अध्यक्ष) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण दिनांक :3 )/ of / 2022