U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddh Nagar Hearing Bench-02 (former Bench-4) Order under Sections 38, 40(2) and 63 Present: T. [?], Member Complaint No.: 4टार44/0/257/2020 Naseemuddin Ansari Versus La Residencia Developers Private Limited The complainant's petition for final arguments was presented through video conferencing on 23-06-2025. On the call, the complainant's learned advocate Shri Rishiendra Vikram Singh appeared, and the opposite party's learned advocate Ms. Malini appeared. After hearing both sides' counsel in detail, the Bench reserved the file for order on 23-06-2025 itself. The main objective of the Real Estate (Regulation and Development) Act, 2006 is to protect the interests of consumers in the real estate sector and to ensure the speedy disposal of disputes. To serve this objective, the Authority has been given responsibilities and powers under the RERA Act. Section 34(8) of the Real Estate (Regulation and Development) Act, 20i6 describes the functions of the Authority. Section 34(8) 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;"

Under Section 38 of the Real Estate (Regulation and Development) Act, 2006, the Authority has been given the power that, if the promoter violates the obligations imposed on it, the Authority may impose a penalty or interest under this Act and the rules and regulations made under it. Section 38 of the RERA Act reads as follows: "38. (I) 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 sua motu, make reference in respect of such issue to the Competition Commission of India." Section 40 of the RERA Act reads as follows:

"40. (I) 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, 20i6, the Authority has been given the power that, if a promoter fails to comply with the Authority's order, the Authority may impose a penalty on the promoter of up to 05 percent of the estimated cost of the promoter's real estate project. Section 63 reads 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." It is noteworthy that Section 40 falls under Chapter 5 of the RERA Act, which relates to the Real Estate Regulatory Authority, whereas Section 63 falls under Chapter 8 of the Real Estate (Regulation and Development) Act, 2046, which relates to offences, penalties and adjudication. From the above provisions it is clear that under the RERA Act the Authority has been given the power, when a promoter fails to comply with the Authority's orders, to enforce its orders under Section 40 and to impose a penalty on the promoter under Section 63. The Authority may take both proceedings together. In the present case, the complainant applied through the RERA portal for enforcement of the order. On that, the Authority issued notice to the opposite party and directed it to comply with the order dated 6.2.2020 passed by the Bench under Section 3 [?], and to submit a compliance report by 30-04-2022. However, the opposite party did not furnish a compliance report. By show-cause notice dated 07.02.2022 issued by the Authority, the opposite party was directed to comply with the said order and submit its compliance report by 25.02.2022.

The Authority issued notice under Section 63. In that course the Bench heard the matter on 07.04.2022, and the final hearing was held on 23.06.2025, during which the complainant requested that possession of the unit be given to him along with delay interest. In response, the opposite party filed its compliance report, stating that the complainant had booked unit WAI-T34-03 on the 44 floor of its project, against a total price of Rs. 48,38,730 of which the complainant had paid Rs. 34,04,544/-; and that a builder-buyer agreement was executed between the parties on 20.0.2042, under which possession of the unit was to be given within 42 months and 06 months. The opposite party further stated that construction of its project is progressing rapidly, and that possession of the unit will be provided by July 2025. As regards the complaint, the Bench passed an order under Section 34 on 46.42.2020.

On a perusal of the Bench's order under Section 34 dated 46.42.2020, it is clear that the opposite party was directed to complete all facilities of the unit as per the allotment letter / agreement and, after adjustment as per paragraph 2 of the order, to issue a demand letter and give possession with OC / CC by 34.42.2024, and to obtain the stamp duty payable and execute the registry as per rules. However, the opposite party, in its written compliance report, which is undated, has not submitted any evidence showing that, in compliance with the Bench's order under Section 34 dated 46.42.2020, it has given the complainant physical possession of the unit, settled the account and executed the registry. Rule 24 of the RERA Rules, 206 provides the manner of implementing the orders and directions of the Authority. Rule 24 of the RERA Rules, 206 reads as follows:

"24. [?] 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, to 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 facts stated above and all the circumstances, the file is referred under the powers in Rule 24 to the Hon'ble Adjudicating Officer for hearing on 28-44-2025, for proceedings for physical possession of the unit.

The Secretary, U.P. RERA, shall ensure that, in the case in question and in accordance with paragraph 2 of the order dated 46.42.2020, before 45-44-2025 he takes action as per rules to issue a recovery certificate for the amount of delayed interest payable by the opposite party, and makes the file available to the Hon'ble Adjudicating Officer before the hearing date. If, during the proceedings under Rule 24, the Hon'ble Adjudicating Officer finds that the opposite party / promoter is not ensuring time-bound compliance with the order dated 46.42.2020 passed under Section 34, then in that case the Hon'ble Adjudicating Officer may return the case to the Bench for proceedings under Section 63 of the RERA Act. Upload the order on the portal. Venkatesh (Member) U.P. Real Estate Regulatory Authority

उ.प्र. भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | सुनवाई पीठ-02 (पूर्व पीठ-4) आदेश अन्तर्गत धारा-38, 40(2) एवं 63 उपस्थितिः- टी. dees, सदस्य शिकायत संख्या:-४टार44/0/257/2020 नसीमुद्दीन अंसारी बनाम ला रेजिडेंशिया डेवलपर्स प्राइवेट लिमिटेड प्रार्थी / शिकायतकर्ता का परिवाद अंतिम बहस हेतु वीडियो कॉन्फ्रेंसिंग के माध्यम से दिनांक 23-06-2025 को प्रस्तुत किया गया। पुकार पर शिकायतकर्ता की ओर से उनके विद्वान अधिवक्ता श्री ऋषीन्द्र विकम सिंह उपस्थित एवं विपक्षी की ओर से उनकी विद्वान अधिवक्ता सुश्री मालिनी उपस्थित gg] इस पर पीठ द्वारा उभयपक्षों के cel को विस्तार से सुनते हुए, पत्रावली आदेश हेतु, दिनांक 23-06-2025 को ही सुरक्षित रखी गयी। भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2006 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, 20i6 F प्राधिकरण के कत्यों का उल्लेख किया गया है। धारा-34(8) में निम्नलिखित प्राविधान हैः-- "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, 2006 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 पैनालटी या ब्याज अधिरोपित कर सकता है। धारा-38, रेरा अधिनियम निम्नवत्‌ है:- "38. (I) 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. Che (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 sua motu, make reference in respect of such issue to ' the Competition Commission of India." रेरा अधिनियम की धारा-40 निम्नवत्‌ &—

40. (I) If a promoter or an allottee or a real estate agent, as the case may be, fails fo 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. धारा-63,भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20i6 F प्राधिकरण को यह अधिकार दिया गया है कि 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 पैनाल्टी लगा सकता है। धारा-63 निम्नवत है:- “63. If any promoter, who fails to comply with, or contravenes anyof 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 A uthority.” यहाँ ग्रह उल्लेखनीय है कि धारा-40, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 206 के अध्याय-5 के अन्तर्गत आता है, जोकि 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। ८7 प्रश्नगत प्रकरण में शिकायतकर्ता द्वारा रेरा पोर्टल के माध्यम से आदेश क्रियान्वयन कराये जाने हेतु आवदेन किया गया, जिस पर प्राधिकरण द्वारा विपक्षी को नोटिस जारी करते हुए दिनांक 30-04-2022 तक पीठ द्वारा धारा-3 के अन्तर्गत पारित आदेश, दिनांक 6.2.2020 का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। प्राधिकरण द्वारा कारण दर्शाओं नोटिस, दिनांक 07.02.2022 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 25.02.2022 तक उक्त आदेश का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये थे।

प्राधिकरण द्वारा धारा-63 के अन्तर्गत नोटिस जारी की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक 07.04.2022 एवं अंतिम सुनवाई दिनांक 23.06.2025 को की गयी एवं शिकायतकर्ता द्वारा सुनवाई के दौरान माननीय पीठ के समक्ष विलम्बित अवधि के ब्याज सहित प्रश्नगत यूनिट का कब्जा दिलाये जाने का अनुरोध किया गया है, जिसके कम में विपक्षी द्वारा अपनी अनुपालन आख्या दाखिल करते हुए अंकित किया गया है कि शिकायतकर्ता द्वारा उनकी प्रश्नगत परियोजना में 44 वें फ्लोर पर यूनिट WAI-T34-03 बुक करायी गयी थी, जिसकी कुल कीमत 48,38,730 ,//- रूपये के सापेक्ष 34,04,544/— रूपये की धनराशि का भुगतान शिकायतकर्ता द्वारा किया गया था तथा उभयपक्ष के मध्य दिनांक 20.0.2042 को बिल्डर बायर Whe or निष्पादन किया गया था, जिसके अनुसार 42 माह एवं 06 माह में प्रश्नगत यूनिट का कब्जा प्रदान किया जाना था। इसके अतिरिक्त विपक्षी का यह भी कहना है कि उनकी प्रश्नगत परियोजना का निर्माण कार्य तीव्र गति से चल रहा है एवं विपक्षी द्वारा प्रश्नगत यूनिट का कब्जा जुलाई 2025 तक उपलब्ध करा दिया जायेगा। wed शिकायत के सम्बन्ध में पीठ द्वारा धारा-34 के अन्तर्गत दिनाक 46.42.2020 को आदेश पारित किया गया।

उपरोक्त पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 46.42.2020 के अवलोकन से यह स्पष्ट है कि विपक्षी को आदेशित किया जाता है कि वह शिकायतकर्ता को यूनिट को आवंटन पत्र /अनुबन्ध के अनुसार समस्त सुविधओं को पूर्ण कराकर एवं आदेश के प्रस्तर-2 के अनुसार समायोजन के उपरान्त मांग पत्र जारी कर ओ.सी /सी.सी सहित दिनांक 34.42.2024 तक कब्जा देना सुनिश्चित करें और देय स्टाम्प शुल्क प्राप्त कर नियमानुसार रजिस्ट्री करायें, परन्तु विपक्षी द्वारा अपनी लिखित अनुपालन आख्या तिथि रहित के साथ ऐसा कोई साक्ष्य प्रस्तुत नहीं किया गया है, जिससे यह स्पष्ट हो सके कि पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 46.42.2020 के अनुपालन में विपक्षी द्वारा वर्तमान समय में प्रार्थी,,शिकायतकर्ता को प्रश्नगत यूनिट का भौतिक कब्जा देते हुए, अकाउन्ट सैटेल कर, रजिस्ट्री निष्पादित करा दी गयी हो। Rr नियमावली, 20i6 के नियम-24 में प्राधिकरण के आदेशों एवं निर्देशों को क्रियान्वित करने की रीति दी हुई है। रेरा नियमावली, 206 का नियम-24 निम्नवत्‌ हैः- Bu

#. ><बवब्ाकाशा of implementation of order, direction or decisions of the adjudicating officer, the Authority or the Appellate Tribunal.— For the purpose of sub-section ( (2of Section 40, every order passed by the adjudicating officer, regulatory authority or AppellateTribunal, 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 अन्तर्गत यूनिट के भौतिक कब्जे की कार्यवाही हेतु मा. न्‍्यायनिर्णायक अधिकारी के समक्ष सुनवाई हेतु, दिनांक 28-44-2025 को संदर्भित की जाती है।

सचिव, उ.प्र. रेरा प्रश्नगत प्रकरण में पारित आदेश दिनांक 46.42.2020 के प्रस्तर-2 के अनुसार दिनांक 45-44-2025 सै पूर्व विपक्षी द्वारा देय विलम्बित अवधि के ब्याज की धनराशि हेतु वसूली प्रमाण-पत्र जारी करने हेतु नियमानुसार कार्यवाही कर, पत्रावली को सुनवाई की तिथि से पूर्व मा. न्यायनिर्णायक्र अधिकारी को उपलब्ध कराना सुनिश्चित करें। यदि मा. न्यायनिर्णायक अधिकारी नियम-24 की कार्यवाही के दौरान यह पाते हैं कि विपक्षी / प्रोमोटर द्वारा आदेश अन्तर्गत धारा-34, दिनांक 46.42.2020 का समयबद्ध रूप से अनुपालन सुनिश्चित नहीं किया जा रहा है, तो ऐसी दशा में मा. न्यायनिर्णायक अधिकारी प्रकरण को रेरा अधिनियम की धारा-63 की कार्यवाही किये जाने हेतु पीठ को वापस whic कर सकते हैं। आदेश पोर्टल पर अपलोड किया जाये। ‘So वेंकटेश Chr, [oa 2s (सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण