U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddha Nagar. Hearing Bench-02 (Former Bench-1) Order under Sections 38, 40(2) and 63 Attendance:- T. Venkatesh, Member Complaint No.—NCR45/03/52388/2020 Chimman Lal Garg vs Rise Projects Private Limited In the matter in question, the file was reserved for order, in which learned advocates for both parties appeared. Arguments of both parties were heard and the file perused. Perusal of the record reveals that the order dated 27.44.2020 previously passed by the Bench under Section 31 has not been complied with by the respondent. In the matter in question, application for execution of order was made by the complainant through the RERA portal on date 43.0.2023, upon which notice was issued by the Authority to the respondent on date 06.:.2023 directing to comply with the said order by date 30.4.2023 and submit compliance report, but compliance report was not made available by the respondent. Show cause notice under Section-38 / 40 / 63 was issued by the Authority on date 06.42.2023 directing the respondent to comply with the said order by date 25.42.2023 and submit compliance report.

The primary object of the Real Estate (Regulation and Development) Act, 2046 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. (1) 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, 20:6, 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, 20i6, 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. Notice was issued by the Authority under Section-38 / 40 / 63, in furtherance of which hearing was held by the Bench on date i4.032024 and final hearing was presented on date 06.05.2024, in which learned advocates for both parties appeared. Argument was presented by the complainant that the order passed by the Bench under Section 31 has not been complied with by the respondent. During the hearing, request was made by the complainant for delivery of possession and interest for the delayed period.

No such evidence has been filed on record by the respondent showing that in compliance with the order dated 27.44.2020 passed by the Bench under Section 31, physical possession of the unit has been provided to the complainant and sub-lease deed of the unit executed. It is clear that the order dated 27.44.2020 passed by the Bench under Section 31 has not been complied with by the respondent. Therefore, taking into view all the facts and circumstances, Secretary, RERA is directed to ensure issuing a recovery certificate for interest for the delayed period in accordance with paragraph no.-2 of the order dated 27.44.2020 previously passed by the Bench under Section 31. Due to non-compliance of the order dated 27.44.2020 by the respondent, the file be placed before the Authority for imposing appropriate penalty under Section-63 of the RERA Act, 20i6. T. Venkatesh (Member) U.P. Real Estate Regulatory Authority

उ.प्र. भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | सुनवाई पीठ-02 (पूर्व पीठ-) आदेश अन्तर्गत धारा-38, 40(2) एवं 63 अन्तर्गत धारा-38, 40(2 एवं 63 उपस्थिति:- टी. वेंकटेश, सदस्य शिकायत PMT-—NCR45/03/52388/2020 चिम्मन लाल गर्ग बनाम राइज प्रोजेक्ट्स प्राइवेट लिमिटेड प्रश्नगत प्रकरण में पत्रावली आदेश हेतु सुरक्षित की गयी थी, जिसमें उभयपक्ष के अधिवक्तागण उपस्थित हुए। उभयपक्षों के cet को सुना गया व पत्रावली का अवलोकन किया गया। पत्रावली के अवलोकन से विदित है कि विपक्षी द्वारा पूर्व में ots के अन्तर्गत पारित आदेश दिनांक 27.44.2020 का अनुपालन नहीं किया गया है। प्रश्नगत प्रकरण में शिकायतकर्ता द्वारा रेरा पोर्टल के माध्यम से आदेश कियान्वयन कराये जाने हेतु आवेदन दिनांक 43.0.2023 को किया गया, जिस पर प्राधिकरण द्वारा विपक्षी को नोटिस दिनांक 06.:.2023 को जारी करते हुए दिनांक 30.4.2023 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 धारा-38 /40,/63 के अन्तर्गत कारण दर्शाओ नोटिस दिनांक 06.42.2023 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 25.42.2023 तक उक्त आदेश का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये थे।

भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 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(9)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;" (७... 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 पैनालटी या ब्याज अधिरोपित कर सकता है। धारा-38 रेरा अधिनियम निम्नवत हैः- "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 suo motu, make reference in respect of such issue to the Competition Commission of India." रेरा अधिनियम की धारा-40 निम्नवत 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 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, 20:6 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 taredt 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, 20i6 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 we 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। प्राधिकरण द्वारा धारा-38 /40/63 के ,अन्तर्गत नोटिस निर्गत की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक i4.032024 तथा अंतिम सुनवाई दिनांक 06.05.2024 को प्रस्तुत की गयी, जिसमें उभयपक्ष के अधिवक्तागण उपथित हुए। शिकायतकर्ता द्वारा तर्क प्रस्तुत किया गया कि पीठ द्वारा धारा-3 के अन्तर्गत पारित आदेश का विपक्षी द्वारा अनुपालन नहीं किया गया है। शिकायतकर्ता द्वारा सुनवाई के दौरान कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने का अनुरोध किया गया है। विपक्षी द्वारा पत्रावली पर ऐसा कोई साक्ष्य दाखिल नहीं किया गया है, जिसमें यह स्पष्ट हो कि पीठ द्वारा anes के अन्तर्गत पारित आदेश दिनांकित 27.44.2020 के अनुकम में शिकायतकर्ता को उनकी यूनिट का भौतिक कब्जा उपलब्ध कराकर यूनिट की wads डीड करा दी गयी हो। यह स्पष्ट है कि पीठ द्वारा धारा-3 के अन्तर्गत पारित आदेश दिनांकित 27.44.2020 का विपक्षी द्वारा अनुपानल नहीं किया गया है।

अतः समस्त तथ्यों एवं परिस्थितियों को दृष्टिगत रखते हुए सचिव, रेरा को निर्देशित किया जाता है कि प्रश्नगत प्रकरण में पीठ द्वारा पूर्व A os के अन्तर्गत पारित आदेश दिनांक 27.44.2020 के प्रस्तर संख्या-2 के अनुसार विलम्बित अवधि के ब्याज हेतु वसूली प्रमाण पत्र जारी करना सुनिश्चित करें। विपक्षी द्वारा आदेश दिनांक 27.44.2020 का अनुपालन न किये जाने के कारण रेरा अधिनियम, 20i6 की धारा-63 के अन्तर्गत यथोचित अर्थदण्ड अधिरोपित किये जाने हेतु पत्रावली प्राधिकरण के समक्ष पेश की जाए। | Cools वेंकटेश (सदस्य) Bono भू-सम्पदा विनियामक प्राधिकरण