soo 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 No. :-- NCRI44/0/63562/2020 Naveen Goyal vs. Uppal Chadha Hi-Tech Developers Pvt. Ltd. In the case in question, orders were reserved on date 46.02.2022 with directions to the respondent to make written arguments available by date 28.02.2022, in furtherance of which the complainant filing an Affidavite requested to deliver possession of the plot along with interest for the delayed period as per the order previously passed by the Bench. The sag party was heard and the file was perused. From perusal of the file, it is evident that the order previously passed on date 24.02.202 has not been complied with by the respondent. The primary objective 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 objective, obligations and powers have been conferred upon the Authority under the RERA Act. The functions of the Authority have been mentioned in Section-34(8), Real Estate (Regulation and Development) Act, 20i6. The following provision is in Section-34(8):- "34(g). to ensure compliance of its regulations or orders or directions made in exercise of its powers under this Act; 7"

According to the provision of Section-38, Real Estate (Regulation and Development) Act, 2046, the Authority has been empowered that if any obligations cast upon the promoter are violated, the Authority may impose penalty or interest under this Act and the rules and regulations made thereunder. Section-38, WI 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. (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 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, Real Estate (Regulation and Development) Act, 2046, the Authority has been empowered that if the promoter fails to comply with the order of the Authority, the Authority may impose penalty upon the promoter up to 5 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, 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 is empowered that upon non-compliance with orders by the promoter, the Authority may get its orders executed under Section-40 and impose penalty on the promoter under Section-63. The Authority can undertake both proceedings simultaneously. In the case in question, an application was made by the complainant through the RERA portal for order execution, on which the Authority issued notice to the respondent directing to submit a compliance report by date 5.08.2020 after complying with the said order, but compliance report was not made available by the respondent.

The Authority issued show-cause notice dated 44.09.2024 directing the respondent to submit a compliance report by date 25.09.202 after complying with the said order, but compliance report was not made available by the respondent. py 4 Hearing was conducted by the Authority under Section-63 on date 24.44.2024 and date 6.02.2022, but no compliance report / reply has been filed by the respondent, which shows that despite granting adequate opportunity, the order has not been complied with by the respondent. The complainant filing an Affidavite requested to deliver possession of the plot along with interest for the delayed period as per the order previously passed by the Bench. The order previously passed by the Bench under Section-34 was passed for possession and delayed period interest, otherwise refund of deposited amount along with interest. The complainant has requested for possession of the plot along with interest. In such situation, passing an order for refund of deposited amount would not be just. Therefore, the respondent shall ensure handing over possession of the plot to the complainant in compliance with the order previously passed by the Bench.

In the stated situation, if information of handing over possession after settling accounts as per order dated 24.02.2024 is not uploaded on the "complaint page" by the respondent by date 34.05.2022, then after date 34.05.2022 the Secretary, RERA shall get a recovery certificate issued for delayed interest as per order dated 24.02.2024 in the case, and the file be placed before the Authority for imposing appropriate penalty against the respondent / promoter under Section-63 of the RERA Act, 2046. The order be uploaded on the portal. Date -S7°% /2022 OT uae a 5्र neg 4-27 (Rajive Kumar) (Chairman) U0Pro Real Estate Regulatory Authority

soo भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | सुनवाई पीठ-04ए आदेश अन्तर्गत धारा-38/40 / 63 श्री राजीव कुमार, माननीय अध्यक्ष शिकायत संख्या :-- NCRI44/0/63562/2020 नवीन गोयल बनाम उप्पल चड्ढा हाई-टेक डेवलपर्स प्रा0 लि0 प्रश्नगत प्रकरण में दिनांक 46.02.2022 को आदेश सुरक्षित करते हुए विपक्षी को लिखित बहस दिनांक 28.02.2022 तक उपलब्ध कराये जाने हेतु निर्देश दिये गये थे, जिसके क्रम में शिकायतकर्ता ERI Affidavite दाखिल करते हुए पीठ द्वारा पूर्व में पारित आदेश के अनुसार प्लॉट का कब्जा मय विलम्बित अवधि का ब्याज दिलाये जाने का अनुरोध किया गया है। sag पक्ष के det को सुना गया व पत्रावली का अवलोकन किया गया। पत्रावली के अवलोकन से विदित है कि विपक्षी द्वारा पूर्व में पारित आदेश दिनांक 24.02.202 का अनुपालन नहीं किया गया है। 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 ore) 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 है:- "34(g). to ensure compliance of its regulations or orders or directions made in exercise of its powers under this Act; 7 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 पैनाल्टी या ब्याज अधिरोपित कर सकता है। धारा-38 WI अधिनियम निम्नवत हैः- "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 है:-

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 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 हे 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 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, 2046 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 कियान्वयन 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 कियान्वयन कराये जाने हेतु आवदेन किया गया, जिस पर प्राधिकरण द्वारा विपक्षी का नोटिस जारी करते हुए दिनांक 5.08.2020 तक उक्त आदेश का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी।

प्राधिकरण द्वारा कारण दर्शाओ नोटिस दिनांक 44.09.2024 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 25.09.202 तक उक्त आदेश का अनुपालन कर, अनुपालन आख्था प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। py 4 प्राधिकरण द्वारा धारा-63 के अन्तर्गत सुनवाई दिनांक 24.44.2024 एवं दिनांक 6.02.2022 को की गयी, परन्तु विपक्षी द्वारा कोई अनुपालन आख्या,/जवाब दाखिल नहीं किया गया है, जिससे यह विदित है कि समुचित अवसर देने बावजूद भी विपक्षी द्वारा आदेश का अनुपालन नहीं किया गया है। शिकायतकर्ता ERI Affidavite दाखिल करते हुए पीठ द्वारा पूर्व में पारित आदेश के अनुसार प्लॉट का कब्जा मय विलम्बित अवधि का ब्याज दिलाये जाने का अनुरोध किया गया है। पीठ द्वारा पूर्व में धारा-34 के अन्तर्गत पारित आदेश कब्जा एवं विलम्बित अवधि के ब्याज अन्यथा की स्थिति में जमा धनराशि मय ब्याज दिलाये जाने हेतु पारित किया गया है। शिकायतकर्ता द्वारा प्लॉट का कब्जा मय ब्याज दिलाये जाने का अनुरोध किया गया है। ऐसी स्थिति में जमा धनराशि वापस दिलाये जाने का आदेश पारित किया जाना न्यायोचित न होगा। अतः विपक्षी पीठ द्वारा पूर्व में पारित आदेश का अनुपालन करते हुए शिकायतकर्ता को प्लॉट का कब्जा देना सुनिश्चित करें।

वर्णित स्थिति में यदि विपक्षी द्वारा दिनांक 34.05.2022 तक कब्जा दिये जाने की सूचना आदेश दिनांक 24.02.2024 के अनुसार अकाउन्टस्‌ सैटल कर “कम्पलेन्ट पेज” पर अपलोड नहीं की जाती है, तो दिनांक 34.05.2022 के बाद सचिव, रेरा प्रकरण में आदेश दिनांक 24.02.2024 के अनुसार विलम्ब ब्याज हेतु वसूली प्रमाण पत्र जारी करायें एवं विपक्षी / प्रोमोटर के विरूद्ध रेरा अधिनियम, 2046 की धारा-63 के अन्तर्गत यथोचित अर्थदण्ड अधिरोपित किये जाने हेतु पत्रावली प्राधिकरण के समक्ष पेश की जाये। आदेश पोर्टल पर अपलोड किया जाये। दिनांक -S7°% /2022 OT uae a ५्र neg 4-27 (राजीव कुमार) (अध्यक्ष) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण