U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddh Nagar Hearing Bench-02 (formerly Bench-4) Order under Sections 38, 40(2) and 63 Present: T. Venkatesh, Member Complaint PEAT—NCR45/05/08309/2023 Piyush Singh vs. Rise Projects Private Limited The complainant's complaint was presented for final arguments through video [?] on 48-08-2025. On being called, the complainant's representative, Shri Yogesh Goyal, appeared, and for the opposite party, learned advocate Ms. Leena appeared. Having heard the parties' arguments in detail, the Bench reserved the file for orders on the same date, 48-08-2025. The main objective of the Real Estate (Regulation and Development) Act, 206 [?] is to protect the interests of consumers in the real estate sector and to ensure the speedy disposal of disputes. To achieve this objective, the Authority has been given duties and powers under the RERA Act. The functions of the Authority are mentioned in Section 34(8) of the Real Estate (Regulation and Development) Act, 2000 4 [?]. 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;"

Section 38 of the Real Estate (Regulation and Development) Act, 2or6 [?] empowers the Authority that, where the promoter violates obligations imposed on it, the Authority may impose penalty or interest under the Act and the rules and regulations made under it. Section 38 of the RERA Act reads: > "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 reads 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 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." Section 63 of the Real Estate (Regulation and Development) Act, 2046 [?] empowers the Authority that, where a promoter fails to comply with an order of the Authority, the Authority may impose a penalty 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 of the RERA Act, 2046 [?] falls under Chapter 5, which relates to the Real Estate Regulatory Authority, while Section 63 of the RERA Act, 20i6 [?] falls under Chapter 8, 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 enforce its orders under Section 40 where a promoter fails to comply with them, and to impose penalty on the promoter under Section 63. The Authority can carry out both proceedings together. In the case in question, the complainant applied through the RERA portal for enforcement of the order. On that application, the Authority issued notice to the opposite party and directed it to comply with the order dated 09.09.2024 passed by the Bench under Section 34 by 34-04-2024 [?] and to submit a compliance report [?]. The opposite party did not provide a compliance report.

The Authority issued a notice under Section 63, and in the course of those proceedings the Bench heard the matter on 04.02.2025, 07.05.2025, and on the final hearing date, 48.08.2025. The complainant requested possession of the unit in question along with delay-period interest. In response, the opposite party filed its compliance report dated 02.05.2025, stating that the complainant had booked a unit in its project in question; that the opposite party obtained completion with all required certificates on i9.08.2023 [?]; and that on 45.09.2023 it had sent the offer of possession. It further stated that the complainant may pay the amount due and then take possession of the unit in question. On the other hand, the complainant filed a reply dated t4.08.2025 [?] stating that possession of the unit in question was to be provided by 44.40.2020 [?], whereas the opposite party, in compliance with the order dated 09.09.2024 passed under Section 34 [?], neither adjusted delay-period interest for the delay in giving possession nor issued a final demand letter. The complainant has therefore requested possession of the unit in question along with delay-period interest.

In relation to this complaint, the Bench passed an order under Section 34 [?] on 09.09.2024. From the Bench's order dated 09.09.2024 passed under Section 34, it is clear that the opposite party was directed to give possession of the complainants' unit with OC/CC, as per the allotment/agreement, within 45 days from the date the order was uploaded on the portal, and to get the registry done on receipt of the payable stamp duty. However, the opposite party has not produced, with its written compliance report, which is undated, any evidence showing that in compliance with the order dated 09.09.2024 passed under Section [?], it has now given the complainant physical possession of the unit, settled the account and executed the registry. Rule 24 of the RERA Rules, 2046 [?] prescribes the manner of implementing the orders and directions of the Authority. Rule 24 reads as follows:

> "24. Manner 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 above facts and all the circumstances, the file is referred, under the powers contained in Rule 24, to the Hon'ble Adjudicating Officer for hearing on 30-04-2026 for proceedings regarding physical possession of the unit.

Secretary, U.P. RERA: As per paragraph 02 of the order dated 09.09.2024 passed in this case, take action as per rules to issue a recovery certificate for the delay-period interest payable by the opposite party, and ensure that the file is made available to the Hon'ble Adjudicating Officer before the hearing date, 45-04-2026 [?]. If the Hon'ble Adjudicating Officer finds during the Rule 24 proceedings that the opposite party/promoter is not complying in a timely manner with the order under Section 34 dated 09.09.2024, the Adjudicating Officer may refer the case back to the Bench for proceedings under Section 63 of the RERA Act. [?] Upload on the portal. (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 शिकायत PEAT—NCR45/05/08309/2023 पीयूष सिंह बनाम राइज प्रोजेक्ट्स प्राइवेट लिमिटेड प्रार्थी, शिकायतकर्ता का परिवाद अंतिम बहस हेतु वीडियो ambit के माध्यम से दिनांक 48-08-2025 को प्रस्तुत किया गया। पुकार पर शिकायतकर्ता की ओर से उनके प्रतिनिधि श्री योगेश गोयल उपस्थित एवं विपक्षी की ओर से उनकी विद्वान अधिवक्ता सुश्री लीना उपस्थित हुईं | इस पर पीठ द्वारा उभयपक्षों के तर्कों को विस्तार से सुनते हुए, पत्रावली आदेश हेतु, दिनांक 48-08-2025 को ही सुरक्षित रखी गयी। 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 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, 2000 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;" धारा-38, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2or6 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, रेरा अधिनियम निम्नवत्‌ a

"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— ह (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 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, 2046 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 पैनाल्टी लगा सकता है। धारा-63 निम्नवत है:- “63. If any promoter, who fails to comply with, or contravenes anyof the orders or SSE directions of the Authority, he shall be liable to a penalty for every day during which ch default continues, which may cumulatively extend up to five per cent., of the के imated cost of the real estate project as determined by the Authority.” oy y

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 तथा धारा-63, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20i6 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। 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 34-04-2024 तक पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 09.09.2024 का अनुपालन कर, अनुपालन siren प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। ह

प्राधिकरण द्वारा धारा-63 के अन्तर्गत नोटिस जारी की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक 04.02.2025, 07.05.2025 एवं अंतिम सुनवाई दिनांक 48.08.2025 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 दिनांकित 02.05.2025 दाखिल करते हुए अंकित किया गया है कि शिकायतकर्ता द्वारा उनकी प्रश्नगत परियोजना में यूनिट संख्या बुक की गयी थी। विपक्षी द्वारा सभी वांछित प्रमाण पत्र के साथ दिनांक i9.08.2023 को पूर्णता प्राप्त किया जा चुका है, जिसके कम में विपक्षी द्वारा दिनांक 45.09.2023 को ऑफर ऑफ पोजेशन प्रेषित किया जा चुका है। इसके अतिरिक्त विपक्षी का कहना है कि शिकायतकर्ता द्वारा अपनी देय धनराशि का भुगतान कर प्रश्नगत यूनिट का कब्जा प्राप्त कर सकते है। दूसरी ओर शिकायतकर्ता द्वारा दिनांकितः t4.08.2025 को जवाब दाखिल करते हुए अंकित किया गया है कि विपक्षी द्वारा प्रश्नगत यूनिट का कब्जा दिनांक 44.40.2020 तक उपलब्ध कराया जाना था, जबकि विपक्षी द्वारा ei—3i अन्तेर्गत पारित आदेंश दिनांक 09.09.2024 के कम में विपक्षी द्वारा न तो कब्जा दिये जाने हुए विलम्ब के लिए विलम्बित अवधि के ब्याज को समायोजित किया गया और न ही अंतिम मांग पत्र जारी किया गया। अतः शिकायतकर्ता द्वारा कब्जा एवं विलम्बित के | साथ प्रश्नगत यूनिट का कब्जा दिलाये जाने का अनुरोध किया गया है। wea शिकायत के सम्बन्ध में पीठ द्वारा धारा-3। के अन्तर्गत दिनांक 09.09.2024 को आदेश पारित किया गया।

उपरोक्त पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 09.09.2024 के अवलोकन से स्पष्ट है कि विपक्षी को आदेशित किया जाता है कि वह आदेश पोर्टल पर अपलोड होने की से 45 दिन के भीतर शिकायतकर्तागण की यूनिट को आवंटन पत्र/अनुबन्ध पत्र के अनुसार ओ.सी /सी.सी सहित कब्जा देना सुनिश्चित करें और देय स्टाम्प शुल्क प्राप्त कर रजिस्ट्री करायें, परन्तु विपक्षी द्वारा अपनी लिखित अनुपालन आख्या तिथि रहित के ऐसा कोई साक्ष्य प्रस्तुत नहीं किया गया है, जिससे यह स्पष्ट हो सके कि पीठ द्वारा sist _ के अन्तर्गत पारित आदेश, दिनांक 09.09.2024 के अनुपालन में विपक्षी द्वारा वर्तमान समय में प्रार्थी/ शिकायतकर्ता ot vera यूनिट का भौतिक कब्जा देते हुए, अकाउन्ट सैटेल कर, रजिस्ट्री निष्पादित करा दी गयी हो। रेरा नियमावली, 2046 के नियम-24 में प्राधिकरण के आदेशों एवं निर्देशों को क्रियान्वित करने की रीति दी हुई है। रेरा नियमावली, 2046 का नियम-24 निम्नवत्‌ है:-

# .24Manner 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 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. नन्‍्यायनिर्णायक अधिकारी के समक्ष सुनवाई हेतु, दिनांक 30-04-2026 को संदर्भित की जाती है।

सचिव, उ.प्र. रेरा प्रश्नगत प्रकरण में पारित आदेश दिनांक 09.09.2024 के प्रस्तर-02 के अनुसार दिनांक 45-04-2026 से 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 करें। यदि मा. न्‍्यायनिर्णायक अधिकारी नियम-24 की कार्यवाही के दौरान यह पाते हैं कि विपक्षी / प्रोमोटर द्वारा आदेश अन्तर्गत धारा-34, दिनांक 09.09.2024 का समयबद्ध रूप से अनुपालन aa नहीं किया जा रहा है, तो ऐसी दशा में मा. न्‍्यायनिर्णायक अधिकारी प्रकरण को रेरा की धारा-63 की कार्यवाही किये जाने हेतु पीठ को वापस सन्दर्भित कर सकते हैं। a पोर्टल पर अपलोड किया जाये। (सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण ० है