U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddha Nagar. Hearing Bench-02 (Formerly Bench-4) Order under Section-38, 40(2) and 63 Attendance:-- T. Venkatesh, Member Complaint WAW—NCRI44/0/8797/2022 Bhupendra Singh Chauhan and Malti Devi Versus Patel Advance J.V. The applicant / complainant's complaint was presented for final arguments through video conferencing on date 48-04-2024. On call, learned counsel Mr. Manu Lakhotia appeared on behalf of the applicant / complainant and learned counsel Ms. Malini appeared on behalf of the respondent. Thereupon, hearing the arguments of both parties in detail, the file was reserved for orders on date 48-04—2024 itself. The primary object of the Real Estate (Regulation and Development) Act, 20i6 is that the interests of consumers in the real estate sector be protected and disputes be expeditiously resolved. To accomplish 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(g) of the Real Estate (Regulation and Development) Act, 20i6. 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 the provision of Section-38 of the Real Estate (Regulation and Development) Act, 20i6, the Authority has been empowered 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 oF ‘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.

In Section-63 of the Real Estate (Regulation and Development) Act, 2076, the Authority has been empowered that if a promoter fails to comply with the order of the Authority, the Authority may impose penalty on the promoter up to 05 per cent 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 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 Authority.” Here it is noteworthy that Section-40 falls under Chapter-5 of the Real Estate (Regulation and Development) Act, 2046, which relates to the Real Estate Regulatory Authority, and 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 empowered to execute its orders under Section-40 in case of non-compliance of orders by the promoter and impose penalty on the promoter under Section-63. The Authority can undertake both proceedings simultaneously.

In the matter in question, an application was filed by the complainant through the RERA portal for execution of the order, upon which the Authority issued a notice to the respondent giving directions to submit a compliance report by date 25-02-2023 after complying with the order dated 30-05-2022 passed by the Bench under Section-31, but no compliance report was made available by the respondent. Issuing a show cause notice dated 02-03-2023, the Authority directed the respondent to submit a compliance report by date 20-03-2023 after complying with the said order, but no compliance report has been filed by the respondent. A notice was issued by the Authority under Section-63, in pursuance of which hearings were held by the Bench on date o9—t0-2023, date 48-42-2023, 26-02-2024 and final hearing on date 48-04-2024, in which during the hearing the complainant requested for delivery of possession of the unit in question along with delayed period interest. The respondent, while filing its written compliance report dated 45.04.2024, stated that zero period should be granted to the respondent (promoter) from date 27-04-2040 to the present time. In addition, the respondent also submitted that it is ready to refund the amount deposited by the complainant against the unit in 4-6 monthly instalments starting from August, 2024. Regarding the complaint in question, the Bench passed an order on date 30-05-2022 under Section-31.

From perusal of the order dated 30-05-2022 passed by the above Bench under Section-31, it is clear that the respondent was to ensure to provide possession of the original unit allotted to the complainants with O.C./C.C. by December 2022, but the respondent has not produced any such evidence along with its undated written compliance report that could show that in compliance with the order dated 30-05-2022 passed by the Bench under Section-34, the respondent at present has handed over physical possession of the unit in question to the applicant / complainant, settled the account, and executed the registry. The manner of executing orders and directions of the Authority is provided in Rule-24 of the RERA Rules, 20i6. Rule-24 of the RERA Rules, 206 is as follows:-

“ .24Manner 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.” Therefore, in view of the facts and all circumstances stated above, under the powers vested in Rule-24, the file is referred for hearing before the Hon'ble Adjudicating Officer on date 47-02-2025 for proceedings of physical possession of the unit.

The Secretary, U.P. RERA shall ensure that in accordance with paragraphs-(b) and (d) of the order dated 30-05-2022 passed in the matter in question, after adjusting the force majeure period, proceedings as per rules are taken before the hearing date 47-02-2025 to issue a recovery certificate for the amount of delayed period interest payable by the respondent, and make the file available to the Hon'ble Adjudicating Officer prior to the hearing date. If during the proceedings under Rule-24 the Hon'ble Adjudicating Officer finds that timely compliance of the order dated 30-05-2022 under Section-31 is not being ensured by the respondent / promoter, then in that case 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. T. 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 उपस्थिति:-- टी. वेंकटेश, सदस्य i. शिकायत WAW—NCRI44/0/8797/2022 भूपेन्द्र सिंह चौहान एवं मालती देवी बनाम पटेल एडवांस जे.वी प्रार्थी / शिकायतकर्ता का परिवाद अंतिम बहस हेतु वीडियो armpit के माध्यम से दिनांक 48-04-2024 को प्रस्तुत किया गया। पुकार पर प्रार्थी,/शिकायतकर्ता की ओर से विद्वान अधिवक्ता श्री मनु लखोटिया उपस्थित एवं विपक्षी की ओर से विद्वान अधिवक्ता सुश्री मालिनी उपस्थित। इस पर पीठ द्वारा उभयपक्षों के तर्कों को विस्तार से सुनते हुए, पत्रावली आदेश हेतु, दिनांक 48-04—2024 को ही सुरक्षित रखी गयी। Ope 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, 20i6 4 प्राधिकरण के कृत्यों 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, 20i6 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 taredt या ब्याज अधिरोपित कर सकता है। धारा-38, रेरा अधिनियम निम्नवत्‌ हैः- ह "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. i. (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 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 oF ‘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, 2076 में 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 dared लगा सकता है। धारा-63 निम्नवत हैः- “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 Authority.” यहाँ यह उल्लेखनीय है कि धारा-40, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 के अध्याय-5 के अन्तर्गत आता है, जोकि भू-सम्पदा विनियामक प्राधिकरण से सम्बन्धित है तथां धारा-63, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 के अध्याय-8 कें अन्तर्गत आती है, जोकि अपराध, शास्तियाँ और न्यायनिर्णयन से सम्बन्धित है। उपरोक्त प्राविधानों से यह स्पष्ट है कि रेरा अधिनियम के अन्तर्गत प्राधिकरण को यह 'अंधिकार 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 शिकायत्तकर्ता 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 25-02-2023 तक पीठ द्वारा aRr3i के अन्तर्गत पारित आदेश, दिनांक 30-05-2022 का अनुपालन कर, अनुपालन आख्था प्रस्तुत करने तु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। प्राधिकरण द्वारा कारण दर्शाओं नोटिस, दिनांक 02-03-2023 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 20-03-2023 तक उक्त आदेश का अनुपालन कर, अनुपालन. आख्थया 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 o9—t0-2023, दिनांक 48-42-2023, 26-02-2024 एवं अंतिम सुनवाई दिनांक 48-04-2024 को की गयी, जिसमें शिकायतकर्ता द्वारा सुनवाई के दौरान विलम्बित अवधि के ब्याज सहित प्रश्नगत यूनिट का कब्जा दिलाये जाने का अनुरोध किया गया है। विपक्षी : द्वारा अपनी लिखित अनुपालन आख्यां दिनांकित 45.04.2024 दाखिल करते हुए अंकित किया गया है कि उनको दिनांक 27-04-2040 से वर्तमान समय तक विपक्षी (प्रमोटर) को शून्य अवधि प्रदान की जाये। इसके अतिरिक्त विपक्षी का यह भी कहना है कि वह शिकायतकर्ता को अगस्त, 2024 से 4-6 मासिक किश्तों में उनके द्वारा यूनिट के सापेक्ष जमा की गयी धनराशि वापस करने हेतु तैयार हैं। प्रश्नगत शिकायत के सम्बन्ध में पीठ द्वारा धारा-3 के अन्तर्गत दिनाक 30-05-2022 को आदेश पारित किया गया। ह उपरोक्त पीठ द्वारा a3 के अन्तर्गत. पारित आदेश, दिनांक 30-05-2022 के अवलोकन से यह स्पष्ट है कि प्रतिवादी परिवादीगण को आवंटित मूल इकाई का अधिपत्य ओ.सी,/सी.सी के साथ दिसम्बर 2022 तक उपलब्ध कराना सुनिश्चित करें, 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 पॉरित आदेश, दिनांक 30-05-2022 कें अनुपालन में विपक्षी द्वारा वर्तमान समय में प्रार्थी,// शिकायतकर्ता को प्रश्नगत यूनिट का भौतिक कब्जा देते हुए, अकाउन्‍्ट सैटेल कर, रजिस्ट्री निष्पादित करा दी गयी हो। रेरा 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 है:- oe “ .24Manner 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 47-02-2025 को संदर्भित at जाती है।

सचिव, उ.प्र. रेरा प्रश्नगत प्रकरण में पारित आदेश दिनांक 30-05-2022 के प्रस्तर-(खं) एवं (घ) के अनुसार फौर्स मैज्योर की अवधि को समायोजित करते हुए सुनवाई की तिथि दिनांक 47-02-2025 & 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. न्‍्यायनिर्णायक अधिकारी को उपलब्ध कराना सुनिश्चित we यदि मा. न्यायनिर्णायक अधिकारी नियम-24 की कार्यवाही के दौरान यह पाते हैं कि विपक्षी / प्रोमोटर द्वारा आदेश अन्तर्गत anist, दिनांक 30-05-2022 का समयबद्ध रूप से अनुपालन सुनिश्चित नहीं किया जा रहा है, तो det 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। al uj M ० वेंकटेश (सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण he