U.P. Real Estate Regulatory Authority, Regional Office Gautam Buddh Nagar Hearing Bench-3 Complaint No.: Wasi 45 7 05 / 54003 / 2020 [?] Presiding Officer: Balvinder Kumar (Member) Kusum Lata Versus Rise Projects Private Limited COMPLAINT: The complainant Kusum Lata has instituted complaint NCR445 / 05 / 54003 / 2020 against the respondent Rise Projects Pvt. Ltd. under Section 3 of the RERA Act. Documentary evidence: The complainants have produced the following documentary evidence: 4. Allotment letter-cum-apartment buyers' Agreement [?] 2. Photocopies of the receipts of the amounts paid 3. Tripartite agreement The respondent has produced the following documentary evidence: 4. Written statement 2. Photographs of the project Particulars submitted by the parties: (a) In brief, the complainant's statement is that in the project run by the respondent, RISE ORGANIC HOMES PHASE-I, Tower-6, Unit No. __ 24 [?] was booked, and against that booking the complainant paid the respondent (b) Rs. 28,87,344/- has been paid. In the complaint petition the complainant has stated: "Direct the builder to deposit money alongwith interest and compensation with the authority to protect the interest of complainant. Direct the concern to get financial and technical audit of builder company. we are paying loan EMI and bearing financial burden due to delay." Accordingly, the complainant has requested that possession of the unit and interest for the delayed period be granted.

In the written statement filed on behalf of the respondent, it is stated: "The complainant and her husband booked the apartment vide application form dated 20.04.20i5 in a residential group housing project of the respondent being developed under the name and Style of Organic Homes". Status of the project as on 04-07-2020, in Tower-6 (G+49), it is recorded that: "Brickwork is 90% completed upto 6th & 27th floor brick work in progress. Wall conduiting uotp 240 floor 90% completed & 22th to 24th floor work in progress, balcony railing Ist floor to ith floor work in progress. internal plumbing ist floor work in progress. internal & external plaster Ist floor 80 % completed and 2nd floor work in progress. That on many occasions due to environment pollution the NGT had completely banned any from of construction activity in Delhi NCR. That it is pertinent to mention herein that though the bar on construction is only for a few or month's days, as the case may be, its takes double the time to mobiles the labour, material and recommence the construction after the ban. it takes a period of 4-2 months depending upon the availability of labour and raw material to remobilize the construction work all these factors. That it is amidst such tough conditions that the respondent was striving to complete the project and deliver it to allottees as per the completion date registered with RERA, till the time the real estate sector was hit by force majure in form of COVID-9 pandemic.

The difficulties faced by the sector was duly understood and recognised by the government and the ministry of finance on i3th May 2020 declared the Covid 49 a force majure and accordingly advised the real estate regulatory authorities for the extension of the completion date of real estate projects by six months, which has been duly formalized by the RERA Uttar Pradesh vide its notifications dated 2.05.2020, thereby suo moto extending the completion date of the project by six months and further extendable by three months by the respective authorities. That considering the difficulties faced by the respondent and the real estate sector at large in wake of COVID-29 pandemic, this authority in complaint no. NCRI45/0/0880/2020, 484145/04/0935/2020, etc. 20 related to the same projects was pleased to order for possession of the project till June 202. The order [?] dated 22.06.2020." Page 3 Both parties were heard and the file was perused. On the basis of the pleadings of the parties, the following issues were framed: Issue No. 4: Is the project delayed? Issue No. 2: Whether the complainant [?] is entitled to interest for the delayed period?

Disposal of Issue No. 4: It is evident from the documents available on the file that an allotment letter-cum-apartment buyers' agreement was executed between the complainant and the respondent on 06.03.20i6, according to which possession of the unit was to be given after 42 months and an additional 6 months, i.e., in March 2020. However, the complainant has still not received possession of the unit. The respondent, in its written statement, has referred to other complaints decided earlier by this Bench, in which the fact of giving possession of the unit by June 2024 is recorded. Status of the project as on 04-07-2020, in Tower-6 (G+-49), it is recorded: "Brickwork is 90% completed upto 6th & 47th floor brick work in progress. Wall conduiting uotp lIth floor 90% completed & 2th to 4th floor work in progress, balcony railing Ist floor to iith floor work in progress. internal plumbing ist floor work in progress. internal & external plaster st floor 80 % completed and 2nd floor work in progress." On the RERA portal, the date of completion of the project is recorded as 30.09.2020, and in view of the COVID pandemic the period for completing the project has been extended up to 29 March 202. Page 4 As per the allotment letter, possession of the unit was to be given in March 2020, but till now the complainant has not received possession of the unit.

During the hearing, the learned advocate for the respondent informed orally that possession would be made available by June 2024 after completing the project. From this it is clear that the project is delayed. Accordingly, Issue No. 4 is decided. Disposal of Issue No. 3: It is evident from the documents available on the file that the complainant was to receive possession of the unit by March 2020. On the RERA portal the date of completion of the project is recorded as 30.09.2020, and in view of the COVID pandemic the period for completing the project has been extended up to March 2024. From this it is clear that the respondent's project is delayed and the complainant is entitled to interest for the delayed period. In this regard, the Hon'ble Supreme Court in Civil Appeal wo 6649-50 /20i8, Supertech Limited vs Rajni Goyal, has held that: "The period of Interest should close on April 2076 when the Full Occupancy Certificate was obtained as per the admission of the Respondent - Purchaser herself in Para 4(j) of the Consumer Complaint, wherein she has admitted that the Appellant - Builder had obtained the Completion Certificate as late as April 20/6, The Respondent - Purchaser could not have any further grievance after April 2076 with respect to delay in handing over possession. The Respondent - Purchaser ought not to [?] allowed to reap the benefits of her own del [?] taking possession." Page 5

In accordance with the above legal position, the complainants shall be entitled to interest for the delayed period up to the date of the O.C. or the offer of possession, whichever is later. In such case, the said complainant shall be entitled to interest only up to the date of O.C./C.C. or the date of possession, whichever is later. As regards the rate of interest payable, the State Government has, under the Real Estate (Regulation and Development) Act, 2046, notified on 47.40.2048 the Real Estate (Regulation and Development) (Agreement for Sale) Rules, 208. In the form of sale/lease deed given as an annexure to these Rules, the events of default of the promoter are defined in paragraph 9 (Events of Default), wherein paragraph 9.2(ii) provides for the allottee, in the event of the promoter being in default, that: "The Allottee shall have the option of terminating the Agreement in which case the Promoter shall be liable to refund the entire money paid by the Allottee under any head whatsoever towards the purchase of the apartment, along with interest at the rate equal to MCLR (Marginal Cost of Lending Rate) on home loan of State Bank of India +% unless provided otherwise under the Rules. within forty-five days of receiving the termination notice:

Provided that where an Allottee does not intend to withdraw from the Project or terminate the Agreement, he shall be paid, by the Promoter, interest at the rate prescribed in the Rules, for every month of delay till the handing over of the possession of the [Apartment/Plot], which shall be paid by becoming due." The same rate is also fixed in paragraph 9.30) for default by allottees. Having regard to the said provision, it appears just that interest be awarded to the allottee at MCLR+ [?] percent. It is also clarified that if any amount payable by the complainant is delayed, the respondent too shall be entitled to interest only at the rate of MCLR+ [?] percent. As is known to all people, the infection of the Corona virus pandemic has spread on a wide scale in all countries of the world. In such a situation, for the prevention and control of alfas—i9 [?], a lockdown was announced across the country on 24.03.2020. In the lockdown situation, all work was restricted, which affected all sectors, including the real estate sector. Keeping this in view, in the interest of justice, no interest for the delay in the project shall be paid by the promoter to the allottees for the period from 24.03.2020 to 30.09.2020. Accordingly, Issue No. 2 is decided.

On the principles of natural justice, and on a careful examination and analysis based on the evidence and arguments submitted, the Bench reaches the conclusion that it appears just that the complainant [?] be awarded possession of the unit and interest for the delayed period. ORDER (a) The respondent shall ensure that possession of the unit, with O.C./C.C., is made available to the complainant by June 2020. (b) The respondent shall pay interest to the complainant for the delayed period, from 07.03.2020 up to the date of receipt of C.C. or the date of offer of possession, whichever is later, at the rate of [?]% per annum. This amount shall be adjusted against the final amount due at the time of handing over possession, and the balance remaining shall be paid by the respondent to the complainant. Page 7 (c) If the complainant has any amount still to be paid, the complainant shall pay the outstanding amount to the respondent. If any amount has been paid by the complainant late, then in that case the respondent is entitled to receive interest for the delayed period under Section 2(29)0) of the Act, provided that the interest payable by the complainant shall not exceed the rate of MCLR+%.

(d) Having regard to the lockdown imposed in the country for the prevention and control of '@ifas-t9' [?], for the period from 24.03.2020 to 30,09.2020, if payments were not made on time by [?], and for the delay by the respondent in completing the project, interest shall not be calculated for the said period. Violation of this order shall be punishable under Section 63 of the U.P. Real Estate (Regulation and Development) Act, 2046 and other relevant provisions. The order be uploaded on the portal. Date: 2 + /ho/2 02.0 (Balvinder Kumar) [?] Member U.P. Real Estate Regulatory Authority Page 8

oy उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय गौतमबुद्धनगर सुनवाई पीठ--3 शिकायत संख्या : Wasi 45 7 05 / 54003 / 2020 पीठासीन — बलविन्दर कुमार (सदस्य) कुसुम लता बनाम राइज प्रोजेक्ट्स प्राइवेट लिमिटेड परिवाद : वादी कुसुम लता के द्वारा प्रतिवादी राइज प्रोजेक्ट्स प्रा.लि.के विरूद्ध रेरा अधिनियम की धारा- 3 के अन्तर्गत प्रस्तुत परिवाद dee एनसीआर445 / 05 / 54003 / 2020 संस्थित की गयी | अगिलेखीय साद्ष्य:- वादीगण द्वारा अपने निम्नलिखित अभिलेखीय साक्ष्य प्रस्तुत किये गये है- 4. आवंटन पत्र कम अपार्टमेंट बायर्स Witte 2. भुगतान की गयी धनराशि की रसीदें की छाया प्रति 3. त्रिपक्षीय अनुबंध प्रतिवावी द्वारा अपने निएनलिखित आगिलेशवीय wer प्रस्तुत किये गये है- 4. प्रतिवादपत्र 2. परियोजना की फोटोग्राफ पक्षकारों द्वारा प्रस्तुत विवरण:- (क) संक्षेप में वादी का कथन है कि प्रतिवादी द्वारा संचालित परियोजना RISE ORGANIC HOMES PHAE-I 4 टॉवर--.6 इकाई संख्या __ 24 इक कराई गयी थी, जिसके सापेश tae a gd बुक कराई गयी थी, जिसके सापेक्ष वादी द्वारा प्रतिवादी Page (ख) 28,87,344 ,/- भुगतान की गयी। शिकायत प्रार्थना पत्र में वादी ने यह अंकित किया है कि "Direct the builder to deposit money alongwith interest and compensation with the authority to protect the interest of complainant. Direct the concern to get financial and technical audit of builder company. we are paying loan EMI and bearing financial burden due to delay.” अतः परिवादी ने इकाई का कब्जा व विलम्बित अवधि का ब्याज दिलाये जाने हेतु अनुरोध किया है।

प्रतिवादी की ओर से प्रस्तुत प्रतिवादपत्र में यह उल्लिखित है कि “The complainant and her husband booked the apartment vide application form dated 20.04.20i5 in a residential group housing project of the respondent being developed under the name and Style of Organic Homes". Status of the project as on 04-07-2020 में टॉवर —6 (जी+49) में अंकित किया गया है कि " Brickwork is 90% completed upto 6th & 27th floor brick work in progress. Wall conduiting uotp 240 floor 90% completed & 22th to 24th floor work in progress, balcony railing Ist floor to ith floor work in progress. internal plumbing ist floor work in progress. internal & external plaster Ist floor 80 % completed and 2nd floor work in progress. That on many occasions due to environment pollution the NGT had completely banned any from of construction activity inDelhi NCR. That it is pertinent to mention herein that though the bar: on construction is only for a few or month's days, as the case ५ ५ ee 2 be, its takes double the time to mobiles the labour Page 2 ey, material and recommence the construction after the ban. it takes a period of 4-2 months depending upon the availability of labour and raw material to remobilize the construczion work all these factors. That it is amidst such tough conditions that the respondent was striving to complete the project and deliver it to alloltees as per the completion date registered with RERA, till the time the real estate sector was hit by force majure in

form of COVID-9 pandemic. The difficulties faced by the sector was duly understood and ecoginized by the government and the ministry of finance on i3th May 2020 declared the Covid 49 a force majure and accordingly advised the real estate regulatory authorities for the extension of the completion date of real estate projects by six months which has been duly formalized by the RERA Uttar Pradesh vide its notifications dated 2.05.2020 there by suo moto extending the completion date of the project by six months and further extendable by three months by the respective authorities. That considering the difficulties faced but the respondent and the real estate sector at large in wake of COVID-29 pandemic this authority in complainant no NCRI45/0/0880/2020, ॥४८४१45/04/0935/2020. etc 20 related to the same projects was pleased to order for possession of the project till June 202. The order (VV ted 22.06.2020.” ay Page 3 उभयपक्ष को सुना व पत्रावली का अवलोकन किया। पक्षकारों के अभिवचनों के आधार पर निम्नलिखित वाद बिन्दु विरचित किये गये :- बिन्दु संख्या 4: क्‍या परियोजना विलम्बित है ? बिन्दु संख्या 2 : क्‍या are) विलम्बित अवधि का ब्याज पाने के अधिकारी है? निस्तारण बिन्दु संख्या 4 :- पत्रावली पर उपलब्ध प्रपत्रों से विदित है कि वादी व प्रतिवादी के मध्य आवंटन पत्र कम अपार्टमेंट बायर्स एग्रीमेंट दिनांक 06.03.20i6 को निष्पादित हुआ जिसके अनुसार 42 माह तथा 6 माह अतिरिक्त अवधि अर्थात मार्च 2020 में इकाई का कब्जा दिया जाना था, परन्तु अभी तक वादी को इकाई का कब्जा प्राप्त नहीं हुआ।

प्रतिवादी द्वारा अपने प्रतिवादपत्र में पीठ द्वारा पूर्व में पारित अन्य परिवादों का संदर्भ अंकित किया गया जिसमें जून 2024 तक इकाई का कब्जा दिये जाने का तथ्य अंकित है। Status of the project as on 04-07-2020 में टॉवर --6 (जी+-49) में अंकित किया गया है कि “ Brickwork is 90% completed upto 6th & 47th floor brick work in progress. Wall conduiting uotp lIth floor 90% completed & 2th to 4th floor work in progress, balcony railing Ist floor to iith floor work in progress. internal plumbing ist floor work in progress. internal & external plaster st floor 80 % completed and 2nd floor work रेरा पोर्टल पर in progress. र परियोजना पूर्ण होने की तिथि 30.09.2020 अंकित है तथा कोविड महामारी को दृष्टिगत रखते हुये परियोजना पूर्ण किये 7 ने अवधि 29 मार्च 202 तक विस्तारित किया गया है। Page 4 ८9 आवंटन पत्र के अनुसार इकाई का कब्जा मार्च 2020 में दिया जाना था परन्तु अभी तक वादी को इकाई कब्जा प्राप्त नहीं हुआ। सुनवाई के दौरान प्रतिवादी की अधिवक्ता द्वारा यह मौखिक रूप से अवगत कराया गया कि परियोजना पूर्ण करके कब्जा जून 2024 तक उपलब्ध करा दिया जाएगा। इससे स्पष्ट है कि परियोजना विलम्बित है। तद्नुसार वाद बिन्दु संख्या 4 निर्णीत की जाती है। निस्तारण वाद बिन्दु संख्या 3 : पत्रावली पर उपलब्ध प्रपत्रों से विदित है कि वादी को मार्च 2020 तक इकाई का कब्जा प्राप्त होना था|

रेरा पोर्टल पर परियोजना पूर्ण होने की तिथि 30.09.2020 अंकित है तथा कोविड महामारी को दृष्टिगत रखते हुये परियोजना पूर्ण किये जाने की मार्च 2024 तक विस्तारित किया गया है। इससे स्पष्ट है कि प्रतिवादी की परियोजना विलम्बित है और वादी विलम्बित अवधि का ब्याज पाने का अधिकारी है। इस सम्बंध में सिविल अपील wo 6649-50 /20i8 सुपरटेक लिमिटेड बनाम रजनी गोयल में माननीय उच्चतम न्यायालय द्वारा अभिनिर्धारित किया गया है कि — "The period of Interest should close on April 2076 when the Full Occupancy Certificate was obtained as per the admission of the Respondent — Purchaser herself in Para 4(j) of the Consumer Complaint, wherein she has admitted that the Appellant —Builder had obtained the Completion Certificate as late as April 20/6, The Respondent - Purchaser could not have any further grievance after April 2076 with respect to delay in handing over possession. The Respondent — Purchaser ought not to _ पा YY allowed to reap the benefits of her own del " taking possession. Page 5 उपरोक्त विधि व्यवस्था के के अनुसार ओ.सी. मिलने व कब्जा ऑफर करने A की तिथि, जो भी बाद में हो, तक वादीगण विलम्बित ब्याज पाने का अधिकारी होगा। ऐसी दशा में उक्त वादी मात्र ओ.सी. /सी.सी अथवा कब्जा किये जाने की तिथि तक, जो भी बाद में हो के दिनांक तक ही ब्याज पाने के अधिकारी होगें। जहां तक देय ब्याज दर का प्रश्न है, राज्य सरकार द्वारा भू-सम्पदा

विनियमन एवं विकास) अधिनियम 2046 के अधीन दिनांक 47.40.2048 को भू-सम्पदा (विनियमन और विकास) (विकय /पटटा के लिए करार) नियमावली 208 अधिसूचित की गयी हैं। इसमें संलग्नक के रूप में दिये गये विकय /पटटा विलेख के प्रारूप के प्रस्तर 9 में प्रमोटर्स के डिफाल्ट प्रकरण Events of default) परिभाषित है, जिसमें प्रस्तर 9.2(ii) F प्रमोटर के डिफाल्टर होने की स्थिति में आवंटी हेतु प्राविधानित है कि:- "The Allottee shall have the option of terminating the Agreement in which case the Promoter shall be liable to refund the entire money paid by the Allottee under any head whatsoever towards the purchase of the apartment, along with interest at the rate equal to MCLR (Marginal Cost of Lending Rate) on home loan of State Bank of India +% unless provided otherwise under the Rules. within forty-five days of receiving the termination notice: Provided that where an Allottee does not intend to withdraw from the Project or terminate the Agreement, he shall be paid, by the Promoter, interest at the rate prescribed in the Rules, for every month of delay till the handing over of the possession of the [Apartment/Plot], which shall be paid by becoming due." oe, यही दर आवंटियों के द्वारा डिफॉल्ट की स्थिति में भी प्रस्तर 9.30) में निर्धारित है। उक्त प्राविधान को दृष्टिगत रखते हुए आवंटी को MCLR+ प्रतिशत की ब्याज दर पर ब्याज दिलाया जाना न्यायोचित प्रतीत होता है यह भी स्पष्ट किया जाता है कि यदि वादी की कोई देय धनराशि विलबित है, तो प्रतिवादी भी MCLR+] प्रतिशत की दर से ही ब्याज पाने का अधिकारी होगा।

जैसा कि सभी जन मानस को ज्ञात है कि विश्व के सभी देशों में कोरोना वायरस महामारी का संक्रमण व्यापक स्तर पर फैला हुआ है। ऐसी स्थिति में alfas—i9 की रोकथाम एवं नियंत्रण हेतु सम्पूर्ण देश में दिनांक 24.03.2020 को लॉकडाउन की घोषणा की गयी थी, लॉकडाउन की परिस्थिति में सभी कार्यो पर प्रतिबंध लगा दिया गया था, जिससे की सभी क्षेत्र प्रभावित हुए और इसमें रियल gece सेक्टर भी सम्मिलित हैं। न्यायहितें में इसी को दृष्टिगत रखते हुए दिनांक 24.03.2020 से दिनांक..30.09.2020 त्क परियोजना में हुए विलम्ब हेतु कोई ब्याज प्रमोटर द्वारा आंवंटियों को नहीं दिया जाएगा। तद्नुसार वाद बिन्दु संख्या 2 निर्णीत की जाती है। नैसर्गिक न्याय के सिद्ध।न्तों के अनुसार एवं प्रस्तुत साक्ष्य एवं तर्को के नीर क्षीर विवेक पर आधारित परिशीलन एवं विश्लेषण से पीठ इस निष्कर्ष पर पहुंचती है कि ae) को यूनिट का कब्जा व विलम्बित अवधि का ब्याज दिलाया जाना न्यायोचित प्रतीत होता है। आदेश (क) प्रतिवादी वादी को जून 2020 तक ओ.सी. /सी.सी के साथ यूनिट का कब्जा उपलब्ध कराना सुनिश्चित करें | (ख) प्रतिवादी, विलग्बित अवधि के सम्बंध में ब्याज दिनांक 07.03.2020 से Heenan ae a 22 सी.सी प्राप्त होने की तिथि या ऑफर ऑफ पजेशन जो में हो, तक mcire% वार्षिक ब्याज दर से प्रतिवादी द्वारा ye Page 7 को ब्याज भुगतान किया जायेगा। इस धनराशि को कब्जा दिये जाने an के समय अंतिम देय धनराशि में समायोजित (adjust) किया जायेगा तथा अवशेष बची धनराशि प्रतिवादी द्वारा वादी को भुगतान की जाएगी |

(ग) वादी द्वारा यदि कोई धनराशि का भुगतान करना शेष है तो वादी बकाया धनराशि प्रतिवादी को भुगतान करें। वादी द्वारा जो धनराशि विलम्ब से भुगतान की गयी है तो उस स्थिति में te अधिनियम की धारा 2(29)0) क॑ अधीन प्रतिवादी विलम्बित अवधि का ब्याज प्राप्त करने का अधिकारी है परन्तु वादी द्वारा ब्याज MCLR+% की दर से अधिक देथ नहीं होगा। (घ) @ifas-t9 की रोकथाम एवं नियंत्रण हेतु देश में हुये लॉकडाउन को दृष्टिगत रखते हुये दिनांक 24.03.2020 से दिनांक 30,09.2020 तक aay की ओर से समय से भुगतान न किये जाये तथा प्रतिवादी द्वारा परियोजना पूर्ण करने में किये गये विलंग्ब के संम्बंध में flere ब्याज की गणना उक्त अवधि में नहीं की. जाएगी | इस आदेश का उल्लंघन उ0प्र0 भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 2046 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा। आदेश पोर्टल पर अपलोड किया जाये। दिनांकः- 2 + /ho/2 02.0 | | nw (बल ) सदस्य उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण Paze 8