U.P. Real Estate Regulatory Authority, Regional Office, Gautam Budh Nagar | Order under Section 34, Bench-II Present: Smt. Kalpana Mishra, Member Serial No. | Complaint No. | Complainants 1. NCRI45/05/94025/2022 — Vipin Kumar Sharma 2. NCR45/06/9602/2022 — Abhinav Garg Versus Rise Projects Pvt. Ltd. The complaint has been filed by the complainant Vipin Kumar Sharma, along with 0 other complainants, against the respondent. The facts and evidence of these two complaints are the same. Both complaints relate to the respondent's project Rise Organic Homes Phase-I. Therefore they are being disposed of by one common decision. Complaint No. NCRI45/05/94025/2022, Vipin Kumar Sharma, shall be the lead case. The complaint petition has been filed by the complainants against the respondent seeking possession and interest for the delayed period. In brief, the lead complainant states that he booked Unit Wo-Ts-60 [?] in the respondent's project Rise Organic Homes Phase-I. The total price of the unit was Rs. 4664,250/- [?], against which he has paid Rs. 45,86,890/- to the respondent from time to time in instalments. The complainant states that the project is 3 years delayed, and the respondent has still not completed the construction of the project, nor obtained any completion certificate or other certificates from the competent authority for the project. For this reason the complainant has requested possession and interest for the delayed period.

In support of his statement, the complainant has filed copies of the allotment / agreement letter dated 26.42.205 [?], the receipts of the deposited amount, the loan sanction letter, the tripartite agreement and other documents. In its reply, the respondent stated that the project is registered with RERA and was started in 20॥5 [?]. The complainant applied for the respondent's project Rise Organic Homes Phase-[?], and in pursuance of this an agreement letter dated 26.42.2045 was executed between the parties. According to the possession clause of the agreement, the respondent was to hand over possession of the unit within 42 months with a grace period of 6 months. The construction of the project was delayed by force majeure events, which were beyond its control. In view of the rising pollution in Delhi NCR, the Hon'ble Supreme Court and the National Green Tribunal (NGT) stayed construction work from October 2049 [?] to January 2020. Because of COVID-19 and the bans imposed from time to time by the National Green Tribunal, construction work was affected. The respondent has stated that the complainant will be handed over the unit with possession by June 2023. On the basis of these facts, the respondent has requested that the complaint be dismissed. The arguments of both sides were heard and the record examined, on the basis of which the following points have been framed:

4. Whether agreements executed before the RERA came into force fall outside the purview of RERA, and whether the provisions of RERA will not apply where the agreement between the parties was executed before RERA came into force? 2. Whether the project of the respondent was delayed due to force majeure events? If yes, what is the effect? 3. Whether the complainants are entitled to possession and interest for the delayed period? Disposal of Point No. 4 Point No. 1 is decided on whether agreements executed before RERA came into force fall outside the purview of RERA, and whether the provisions of RERA will not apply where the agreement between the parties was executed before RERA came into force. In this connection the observation made by the Hon'ble Supreme Court in Civil Appeal No. 6745-6749 / 202 [?], "M/s Newtech Promoters and Developers Pvt. Ltd. v. State of U.P. and Others", is important, in which it has been clearly stated: "54. From the scheme of the Act 2016, its application is retroactive in character and it can safely be observed that the projects already completed or to which the completion certificate has been granted are not under its fold and therefore, vested or accrued rights, if any, in no manner are affected. At the same time, it will apply after getting the on-going projects and future projects registered under Section 3 to prospectively follow the mandate of the Act 2016."

From the above legal position it is clear that all agreements executed before the RERA Act came into force, and projects existing before the Act came into force for which the promoter has not obtained a completion certificate, will be governed by the Act with retrospective effect. It is also clear from the RERA Act that "on-going" projects certainly fall within the ambit of the RERA Act. From the observation of the Hon'ble High Court it is also clear that although the agreements between the promoter and the allottee were executed before registration under RERA, if the project is registered under RERA, all the provisions of RERA will apply. The respondent has got the present project registered under RERA. Therefore it is clear that the respondent's project falls in the category of an "on-going project", and in such a case all the provisions of RERA will apply. Accordingly, Point No. 4 is disposed of. Disposal of Point No. 2 The complainants state that the respondent was to hand over possession of the unit within the fixed period, but has still not given possession, and has not obtained the required certificates or O.C. / C.C. from the competent authority. Under the respondent's reply, force majeure events have delayed the project. The Hon'ble Supreme Court, in its order dated 04.:7.20:9 in Civil Appeal No. [?]-73029 / 985, "M.C. Mehta v. Union of India", has given the following directions:

"With respect to demolition and construction activities we direct that no demolition and construction activities take place in Delhi and NCR region. In case it is found that such activity is done, the local administration as well as the municipal authorities including the Zonal Commissioners, Deputy Zonal Commissioners shall be personally held responsible for all such activities. They have to act in furtherance of the Court's order and to ensure that no such activity takes place. We direct that construction, demolition and activities be stopped forthwith as well as garbage burning. In case, any person is found in construction and demolition activity and garbage burning in Delhi and NCR region, he/she shall be penalized. Any person is doing construction and demolition activity in violation of this order, shall be penalized with Rs. 5 Lac for such activity. For garbage burning he/she shall be penalized with Rs. 5,000/- and besides liable for violation of the order passed by this Court to be dealt with in accordance with law." In addition, the Hon'ble Supreme Court, in its order dated 09.42.2049 in the same matter, Civil Appeal No. 43029 / 4985, has given the following directions: "In the affidavit dated 05.2.209, the Central Pollution Control Board (CPCB) has stated as under:-

'12. That it is respectfully submitted that it is normally experienced that in month of December depending upon Climatic Condition the AQI category varies. As a matter of fact, last year (208) 8 days in the month of December were in severe AQI category. Presently the situation not being severe, CPCB is of considered opinion that partial ban could be in place of construction activities in as much as no construction should be permitted during night time (6.00 pm to 6.00 am). The ban imposed could be partially lifted by permitting activities during day time (6.00 am to 6.00 pm), subject to the criteria stipulated in GRAP, wherein strict enforcement of rules for dust control in construction activities and closure of non-compliant sites is mandated in moderate to poor AQI category and further a ban on construction activities may be imposed by EPCA if Ambient AIR quality levels persist in severe+/emergency category for 48 hours or more.' Hence, the ban is relaxed in terms of the recommendations made by Central Pollution Control Board (CPCB), as quoted above. However, conditions for raising construction be scrupulously followed."

The Hon'ble Supreme Court had imposed a ban on construction for the period from 04.44.20i9 to 44.02.2020; by the order dated 09.42.2049 the complete ban was partially lifted and a partial ban was imposed. In this way construction work was banned by the Hon'ble Supreme Court for 35 days (from 04.44.2049 to 09.42.2049) and for 33 days (66+2) (from 40.42.2049 to 44.02.2020, from 6 p.m. to 6 a.m.). The respondent is therefore entitled to the benefit of a total of 35+33 = 68 days in which construction was affected. After considering all relevant facts, the U.P. RERA Authority, by its order dated 06.06.2020, in view of COVID-19 (Corona Virus Disease), granted an additional period of 6 months from 25.03.2020, that is, up to 25.09.2020, for completing all projects, and this additional period is to be treated as force majeure. In view of this, no interest for the delay in the project from 25.03.2020 to 25.09.2020 shall be paid by the promoter to the allottees, and no delay interest shall be taken from the complainants. Accordingly, Point No. 2 is disposed of. Disposal of Point No. 3 The lead complainant states that the project is 3 years delayed and that the respondent has still not completed construction of the project, nor obtained any completion certificate or other certificates from the competent authority. Therefore the complainants have requested possession and interest for the delayed period.

To this the respondent has stated that the complainant will be handed over possession of the unit by June 2023. On the record, the allotment / agreement letter dated 26.42.2045 filed by the lead complainant states, in clause 7 (1) [?], that the unit was to be handed over with possession by 26.42.2049 [?] under force majeure, with 42 months and a grace period of 6 months. But the respondent has not given possession within the stipulated period. In addition, under the head of force majeure, the respondent is entitled to the benefit of a total period of 68 days, as described in the disposal of Point No. 2. In this connection, the Hon'ble Bombay High Court, in the petition of "Neelkamal Realtors Suburban Pvt. Ltd. and Others v. Union of India", has held:

"Section 8()(b) lays down that if the promoter fails to complete or is unable to give possession of an apartment due to discontinuance of his business as a developer on account of suspension or revocation of the registration under the Act or for any other reason, he is liable on demand to the allottees, in case the allottee wishes to withdraw from the project, without prejudice in this behalf including compensation. If the allottee does not intend to withdraw from the project he shall be paid by the promoter interest for every month's delay till handing over of the possession. The requirement to pay interest is not a penalty as the payment of interest is compensatory in nature in the light of the delay suffered by the allottee who has paid for his apartment but has not received possession of it. The obligation imposed on the promoter to pay interest till such time as the apartment is handed over to him is not unreasonable." In view of the above judgment it is clear that under the provisions of RERA, interest for the delay and on the principal amount is payable as per the agreement between the promoter and the allottee, because the promoters have used the amount paid. In addition, the respondent is entitled to the benefit of a total of 68 days under the head of force majeure, as stated in the disposal of Point No. 2.

As to up to what period interest for the delay should be awarded, the Hon'ble Supreme Court, in Civil Appeal No. 6649-50 / 2018, "Supertech Limited v. Rajni Goyal", has held: "The period of Interest should close on April 206 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 206. The Respondent — Purchaser could not have any further grievance after April 206 with respect to delay in handing over possession. The Respondent — Purchaser ought not to be allowed to reap the benefits of her own delay in taking possession." In accordance with the above legal position, the complainants are entitled to interest for the delay up to the date of O.C. / C.C. or the date on which possession is offered, whichever is later. In such circumstances, the complainants are to be given interest for the delayed period from 26.42.2049 plus 68 days, that is, from 04.03.2020 [?], up to the date of O.C. / C.C. or the date of offer of possession.

As to the rate of interest payable, the State Government, under the Real Estate (Regulation and Development) Act 2016, on 7.:0208 notified the Real Estate (Regulation and Development) (Rules for Agreement for Sale / Lease) Rules 2048. In the format of the sale / lease deed annexed to those Rules, clause 9 defines the Events of Default of the promoter, and clause 9.2 provides for the allottee, in case of default by the promoter, as follows: "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:" The same rate is fixed in clause 9.3 for default by the allottee. Keeping this provision in view, it appears just that the allottee be awarded interest for the delayed period at the rate of MCLR+[?] per cent. Further, on 7.40.20i8, the U.P. Government, Housing and Urban Planning Department, Section-3, by Notification No. 4740 / 8-3-48-65 Miscellaneous / ॥6, mentioned the following regarding force majeure in clause 7 of the Model Agreement: "7. POSSESSION OF THE APARTMENT/PLOT:

7.1 Schedule for possession of the said [Apartment/Plot] - The Promoter agrees and understands that timely delivery of possession of the [Apartment/Plot] to the Allottee and the Common Areas to the association of Allottees or the competent authority, as the case may be, is the essence of the Agreement. The Promoter assures to hand over possession of the [Apartment/Plot] along with ready and complete Common Areas with all specifications, amenities and facilities of the Project in place on , unless there is delay or failure due to war, flood, drought, fire, cyclone, earthquake or any other calamity caused by nature affecting the regular development of the real estate project ("Force Majeure"). If, however, the completion of the Project is delayed due to the Force Majeure conditions then the Allottee agrees that the Promoter shall be entitled to the extension of time for delivery of possession of the [Apartment/Plot]:"

In the same sequence, after considering all relevant facts, the U.P. RERA Authority, on 20.05.2020, in view of COVID-19 (Corona Virus Disease), granted a period of 6 months from 25.03.2020, that is, up to 25.09.2020, for completing all projects, and this period is to be treated as force majeure. In view of this, no interest for the delay in the project from 25.03.2020 to 25.09.2020 shall be calculated, and no interest for that delay shall be paid by the promoter to the allottees, nor any delay interest taken from the complainants. Accordingly, Point No. 3 is disposed of. Having disposed of the above points, the following orders are passed: Order 1. The respondent is directed to ensure that the complainants' units are handed over with possession along with O.C. / C.C., after completing all facilities as per the allotment and the agreement, by 30.06.2023, and to get the registration done as per rules after receiving the stamp duty payable.

2. The respondent is directed to ensure that it pays to the complainant, on the amount deposited by the complainant himself, interest at the rate of MCLR+[?] per cent per annum from 04.03.2020 up to the date of O.C. / C.C. or the date of offer of possession. The amount of this interest shall be adjusted against the final payment. If the interest amount exceeds the amount due, it shall be returned to the complainant. In view of the force majeure period from 25.03.2020 to 25.09.2020, interest shall not be calculated for the delay in the project during that period. Further, if the complainant has any overdue amount, no interest for this period shall be payable on it. In the cases of the other complainants, the calculation shall be made as above, in accordance with the allotment letter / agreement. 3. The respondent is further directed that, under Section 2(2४)0) of the RERA Act, 2046, if after the RERA came into force the promoter charges any interest rate from the allottee for default, the same rate of interest shall be paid to the allottee when the promoter defaults. Accordingly, interest at MCLR+I per cent shall be payable by the complainant on the delayed payment. If any amount has been charged from the allottee for delay after the RERA came into force at a rate higher than this, the interest on the delayed amount shall also be calculated at that same rate.

4. A copy of this order shall be placed on each of the relevant files, and the amount and interest in each case shall be calculated in accordance with the principle laid down in this order. 5. Violation of this order is punishable under Section 63 of the Real Estate (Regulation and Development) Act, 2016 and other relevant provisions. Upload the order on the portal. 6. If the respondent does not comply with this order, the complainants shall have the right to have the order implemented through the RERA Authority. Date: 26/42/ 2022 (Kalpana Mishra) (Member) U.P. Real Estate Regulatory Authority

उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | आदेश अन्तर्गत धारा-34, पीठ-॥ उपस्थिति:-- श्रीमती कल्पना मिश्रा, सदस्य क्रम सं० | शिकायत संख्या शिकायतकर्तागण is NCRI45/05/94025/2022 विपिन कुमार शर्मा 2. NCRI45/06/9602/2022 अभिनव गर्ग बनाम राइज प्रोजेक्ट्स yo feo शिकायतकर्ता विपिन कुमार शर्मा के साथ 0 अन्य शिकायतकर्ता द्वारा विपक्षी के विरूद्ध वाद योजित किया गया है। इन दोनों शिकायतों के तथ्य और साक्ष्य एक समान हैं। यह दोनों शिकायतें विपक्षी की परियोजना Rise Organic Homes Phase- L¥4 सम्बंधित है। अतः एक ही निर्णय से इनका निस्तारण किया जा रहा है शिकायत सं0-- NCR45/05/94025/2022 विपिन कुमार शर्मा अग्रणी वाद रहेगा। प्रस्तुत शिकायत प्रार्थना पत्र शिकायतकर्तागण द्वारा विपक्षी के विरूद्ध कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने हेतु संस्थित किया गया है। संक्षेप में अग्रणी शिकायतकर्ता का कथन है कि उनके द्वारा विपक्षी की परियोजना Rise Organic Homes Phase-l में यूनिट Wo-Ts-60 बुक की गई थी जिसकी कुल कीमत 4664,250/— रूपये थी, जिसके सापेक्ष उनके द्वारा समय-समय पर किश्तों के आधार पर 45,86,890 //- रूपये का भुगतान किया गया है। शिकायतकर्ता का कहना है कि विपक्षी की परियोजना 3 वर्ष विलम्बित है और अभी तक विपक्षी द्वारा परियोजना का निर्माण कार्य पूर्ण नहीं किया गया है और न ही yeni परियोजना के संबंध मे कोई पूर्णता प्रमाण पत्र एवं अन्य प्रमाण पत्र सक्षम प्राधिकरण से प्राप्त नहीं किया गया है। अतः शिकायतकर्ता द्वारा कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने का अनुरोध किया गया है।

शिकायतकर्ता द्वारा अपने कथन के समर्थन में आंवटन/अनुबन्ध पत्र दिनांकित 26.42.205, जमा धनराशि की wie, ऋण स्वीकृति पत्र, त्रिपक्षीय अनुबन्ध-पत्र आदि की छायाप्रतियां दाखिल की गयी हैं। विपक्षी द्वारा अपने कथन के समर्थन मे जवाब दाखिल करते हुए कहा गया है कि प्रश्नगत परियोजना रेरा मे पंजीकृत है और वर्ष 20॥5 में प्रारम्भ की गई थी। ee: ° ee Page शिकायतकर्ता द्वारा उनकी प्रश्नगत परियोजना Rise Organic Homes Phase- में आवेदन किया गया था, जिसके अनुक्रम में उभयपक्षों के मध्य अनुबंध-पत्र दिनांक 26.42.2045 को निष्यादित किया गया। अनुबन्ध के कब्जा सम्बन्धी प्रस्तर के अनुसार विपक्षी द्वारा यूनिट का कब्जा 42 एवं 6 माह की अनुग्रह अवधि के अनुसार प्रदान किया जाना था। परियोजना का निर्माण कार्य फोर्स मैज्योर इवेन्टस्‌ के कारण विलम्बित हुआ, जो कि उनके नियंत्रण में नहीं था। दिल्‍ली NCR 4 बढ़ते हुए प्रदूषण को ध्यान में रखते हुए माननीय सर्वोच्च न्यायालय एवं एन.जी.टी. द्वारा अक्टूबर 2049 से जनवरी 2020 तक निर्माण कार्य पर रोक लगा दी गयी थी। कोविड-49 के कारण एवं समय-समय पर राष्ट्रीय हरित अधिकरण द्वारा निर्माण कार्य पर प्रतिबन्ध लगाये जाने पर निर्माण कार्य प्रभावी रहा। विपक्षी द्वारा अंकित किया गया है कि शिकायतकर्ता को यूनिट का कब्जा जून 2023 तक प्रदान कर दिया जाएगा उपरोक्त तथ्यों के आधार पर शिकायतकर्ता की शिकायत खारिज किये जाने का अनुरोध किया गया है। उभयपक्ष के तर्कों को सुना गया व पत्रावली का अवलोकन किया गया, जिसके आधार पर निम्न बिन्दु विचरित किये गये हैं :-

4... क्या रेरा आने से पूर्व के अनुबन्ध रेरा के दायरे में नहीं आते हैं ? व क्‍या पक्षकारों के मध्य रेरा लागू होने से पूर्व अनुबन्ध निष्पादित किये जाने पर रेरा के प्राविधान लागू नहीं होगें ? 2. क्या force majeure events होने के कारण विपक्षी की परियोजना विलंबित हुई? यदि हाँ तो प्रभाव? 3... क्‍या शिकायतकर्तागण कब्जा एवं विलम्बित अवधि का ब्याज पाने का अधिकारी है ? निस्तारण बिन्दु संख्या-4 बिन्दु Ger-i इस तथ्य पर विचरित है कि क्‍या रेरा आने से पूर्व के अनुबन्ध रेरा के दायरे में नहीं आते है तथा क्या पक्षकारों के मध्य रेरा लागू होने से पूर्व अनुबन्ध निष्पादित किये जाने पर रेरा के प्राविधान लागू नहीं होगें ? इस सम्बन्ध में माननीय सर्वोच्च. न्यायालय द्वारा सिविल अपील संख्या-6745--6749 /202 “ted =a प्रोमोटर्स एंड डेवलपर्स wo feo बनाम Soyo राज्य व अन्य” में दिया गया आब्जर्वेशन महत्वपूर्ण है, जिसमें स्पष्ट रूप से उल्लिखित किया गया है कि :- "54. From the scheme of the Act 206, its application is retroactive in character and it can safely be observed that the projects already completed or to which the completion certificate has been granted are not under its fold and therefore, vested or accrued rights, if any, in no manner are affected. At the same time, —a—_—_—=<=<—mwmesSTo—se 7 Page 2 it will apply after getting the on-going projects and future projects registered under Section 3 to prospectively follow the mandate of

the Act 20I6." उपरोक्त विधि व्यवस्था से यह we है कि रेरा अधिनियम लागू होने से पूर्व जो भी अनुबन्ध हस्ताक्षरित हुए या अधिनियम लागू होने से पूर्व की परियोजनाओं, जहाँ पर पूर्णता प्रमाण पत्र सम्प्रवर्तक द्वारा प्राप्त नहीं किया गया है, वहाँ पर अधिनियम का प्रवर्तन पूर्वव्यापी प्रभाव रहेगा। यह भी रेरा अधिनियम में स्पष्ट है कि “ऑन गोईंग” परियोजनायें निश्चित रूप से रेरा अधिनियम की परिधि में आते हैं उपरोक्त माननीय उच्च न्यायालय के आर्ब्जेवेशन से यह भी स्पष्ट है कि यद्यपि रेरा पंजीकरण से पूर्व प्रोमोटर एवं आवंटी के मध्य अनुबन्ध निष्पादित हुए हैं, परन्तु यदि परियोजना को रेरा में पंजीकरण कराया जाता है, तो रेरा के सभी प्राविधान लागू होगें। विपक्षी द्वारा प्रश्नगत परियोजना को रेरा में पंजीकृत कराया गया है। अतः वर्णित तथ्यों के आधार पर यह स्पष्ट है कि विपक्षी की परियोजना वर्तमान में “ऑनगोईंग प्रोजेक्ट” की श्रेणी में आती है। ऐसी दशा में रेरा के सभी प्राविधान लागू होगें होगें। तद्नुसार बिन्दु संख्या-4 निस्तारित किया जाता है। निस्तारण बिन्दु संख्या--2 बिन्दु संख्या-2 इस आशय का विचरित किया गया है कि क्‍या force majeure events होने के कारण विपक्षी की परियोजना विलंबित हुई? यदि हाँ तो प्रभाव? यह वाद बिन्दु विपक्षी के अभिकथनों पर विचरित किया गया है, जिसे साबित करने का भार विपक्षी पर है। विपक्षी की ओर से कथन किया गया है कि परियोजना फोर्स मैज्योर इवेन्टस्‌ के कारण विलम्बित हुई, जो कि उनके नियंत्रण में नहीं था। माननीय एन.जी.टी. एवं माननीय सर्वोच्च न्यायालय द्वारा लगाये गये प्रतिबन्ध एवं कोविड-49 महामारी फैलने के कारण परियोजना के निर्माण कार्य पर विपरीत प्रभाव पड़ा है|

माननीय सर्वोच्च न्यायालय द्वारा सिविल अपील Wer-73029 / 985 “एम. सी. मेहता बनाम भारत सरकार” में पारित आदेश दिनांक 04.:7.20:9 में निम्नलिखित निर्देश दिये है :- With respect to demolition and construction activities we direct that no demolition and construction activities take place in Delhi and NCR region. In case it is found that such activity is done, the local administration as well as the municipal authorities including the Zonal Commissioners, Deputy Zonal Commissioners shall be personally held responsible for all such activities. They have to act in furtherance of the Court’s order and to ensure that no such activity takes place. Page 3 We direct that construction, demolition and activities bestopped forthwith as well as garbage burning. In case, any personis found in construction and demolition activity and garbageburning in Delhi and.NCR region, he/she shall be penalized. Any person is doing construction and demolition activity in violation of this order, shall be penalized with ५. Lac for such activity.For garbage burning he/she shall be penalized with Rs.5,000/- and besides liable for violation of theorder passed by this Court tobe dealt with in accordance with law. इसके अतिरिक्त उपरोक्त सिविल अपील संख्या-43029 / 4985 में पारित आदेश दिनांक 09.42.2049 में निम्नलिखित निर्देश दिये है :- In the affidavit dated 05.2.209, the Central Pollution Control Board (CPCB) has stated as under:-

"]2. That it is respectfully submitted that it is normally experienced that in month of December depending upon Climatic Condition the AQI category varies. As a matter of fact, last year (208) 8 days in the month of December were in severe AQI category. Presently the situation not being severe, CPCB is of considered opinion that partial ban could be in place of construction activities in as much as no construction should be permitted during night time (6.00 pm to 6.00 am). The ban imposed could be partially lifted by permitting activities during day time (6.00 am to 6.00 pm), subject to the criteria stipulated in GRAP, wherein strict emforcement of rules for dust control in construction activities and closure of non-compliant sites is mandated in moderate to poor AQI category and further a bank on construction activities may be imposed by EPCA if Ambient AIR quality levels persist in severet+/emergency category for 48 hours or more." Hence, the ban is relaxed in terms of the recommendations made by Central Pollution Control Board (CPCB), as quoted above. However, conditions for raising construction be scrupulously followed.

माननीय सर्वोच्च न्यायालय द्वारा (दिनांक 04.44.20i9 से दिनांक 44.02.2020) की अवधि के लिए निर्माण कार्य पर रोक लगायी गयी है, जिसमें माननीय सर्वोच्च न्यायालय द्वारा पारित आदेश दिनांक 09.42.209 में पूर्ण प्रतिबन्ध को हटाते हुए आंशिक प्रतिबन्ध लगाया गया। ऐसे में माननीय सर्वोच्च न्यायालय द्वारा 35 दिन (दिनांक 04.44.2049 से दिनांक 09.42.2049) एवं 33 दिन (66+2) (दिनांक 40.42. 2049 से दिनांक 44.02.2020 तक Ua 6 बजे से सुबह 6 बजे तक) की अवधि के bet Page 4 लिए निर्माण कार्य पर प्रतिबन्ध लगाया गया। विपक्षी ऐसी दशा में कुल 35+33 = 68 दिन निर्माण कार्य प्रभावित रहने के कारण लाभ पाने का अधिकारी है। समस्त सुसंगत तथ्यों पर विचारोपरान्त Goro रेरा अथॉरिटी द्वारा दिनांक 06.06.2020 को कोविड-49 (Corona Virus Disease) के प्रभाव के कारण सभी परियोजनाओं को पूर्ण करने हेतु दिनोक 25.03.2020 से 6 माह की अतिरिक्त अवधि अर्थात्‌ दिनांक 25.09.2020 तक की अवधि दे दी गयी है और यह अतिरिक्त अवधि फोर्स मैज्योर इवेन्टस्‌ के कारण मानी जायेगी। इसको दृष्टिगत रखते हुए दिनांक 25.03.2020 से दिनांक 25.09.2020 तक परियोजना में हुए विलम्ब हेतु कोई ब्याज प्रोमोटर द्वारा आवंटियों को नहीं दिया जाएगा और न ही शिकायतकर्ता से कोई विलम्ब ब्याज लिया जायेगा। तद्नुसार बिन्दु संख्या-2 निस्तारित किया जाता है। निस्तारण बिन्दु संख्या-3

शिकायतकर्ता का कहना है कि विपक्षी की परियोजना 3 वर्ष विलम्बित है और अभी तक विपक्षी द्वारा परियोजना का निर्माण कार्य पूर्ण नहीं किया गया है और न ही प्रश्नगत परियोजना के संबंध मे कोई पूर्णता प्रमाण पत्र एवं अन्य प्रमाण पत्र सक्षम प्राधिकरण से प्राप्त नहीं किया गया है। अतः शिकायतकर्ता द्वारा कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने का अनुरोध किया गया है। जिस पर विपक्षी द्वारा कहा गया है कि शिकायतकर्ता को यूनिट का कब्ज़ा जून 2023 तक प्रदान कर दिया जाएगा। पत्रावली पर अग्रणी शिकायतकर्ता द्वारा दाखिल आवंटन »अनुबन्ध पत्र दिनाकित 26.42.2045 के प्रस्तर-«() में उल्लेख किया गया है कि विपक्षी द्वारा फोर्स मैज्योर के अधीन 42 एवं 6 माह की अनुग्रह अवधि अर्थात्‌ दिनांक 26.42.2049 तक यूनिट का कब्जा प्रदान किया जाना था, परन्तु विपक्षी द्वारा निर्धारित अवधि में कब्जा नहीं दिया गया है। इसके अतिरिक्त फोर्स मैज्योर के मद में विपक्षी कुल 68 दिन की अवधि के लिए लाभ पाने का अधिकारी है। (जैसा कि निस्तारण बिन्दु संख्या-2 में वर्णित है।) इस सम्बंध में उल्लेखनीय है कि माननीय बॉम्बे उच्च न्यायालय के नीलकमल रियलटर्स सबअर्बन प्रालि. आदि बनाम यूनियन ऑफ इंडिया की याचिका में माननीय बॉम्बे उच्च न्यायालय द्वारा अभिनिर्धारित किया गया है कि--

"Section 8()(b) lays down that if the promoter fails to complete or is unable to give possession of an aprtment due to discontinuance of his business as a developer on account of suspension or revocation of the registration under the Act or for any other reason, he is liable on demand to the allottees, in case the allottee wishes to withdraw from the project, without prejudice in this behalf including compensation. If the allottee does not intent to oa oi Page 5 withdraw from the project he shall be paid by the promoter interest for every month's delay till handing over of the possession,. The requirement to pay interest is not a penalty as the payment of interest is compensatory in nature in the light of the delay suffered by the allottee who has paid for his apartment but has not received possession of it. The obligation imposed on the promoter to pay interest till such time as the apartment is handed over to him is not unreasonable." अतः उपरोक्त निर्णय के आलोक में यह स्पष्ट है कि रेरा के प्राविधानों के अन्तर्गत प्रमोटर व Sa के बीच किये गये अनुबंध के अनुरूप विलम्ब तथा मूल धनराशि पर ब्याज देय होगा, क्‍योंकि प्रमोटर्स द्वारा उक्त धनराशि का उपभोग किया गया है। इसके अतिरिक्त फोर्स मैज्योर के मद में विपक्षी कुल 68 दिन की अवधि के लिए लाभ पाने का अधिकारी है। (जैसा कि निस्तारण बिन्दु संख्या-2 में वर्णित है |)

जहाँ तक किस अवधि तक का ब्याज दिलाये जाने का प्रश्न है। इस सम्बन्ध में सिविल अपील Go 6649-50 /20:8 "सुपरटेक लिमिटेड बनाम रजनी गोयल" में माननीय उच्चतम न्यायालय द्वारा अभिनिर्धारित किया गया है कि:- “the period of Interest should close on April 20I6 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 206. The Respondent — Purchaser could not have any further grievance after April 20]6 with respect to delay in handing over possession. The Respondent — Purchaser ought not to be allowed to reap the benefits of her own delay in taking possession. " उपरोक्त विधि व्यवस्था के अनुसार ओ.सी. /सी.सी. अथवा कब्जा ऑफर किये जाने की तिथि, जो भी बाद में हो तक शिकायतकर्ता विलम्ब ब्याज पाने का अधिकारी होगा। ऐसी दशा में शिकायतकर्ता को दिनांक 26.42.2049 + 68 दिन अर्थात्‌ दिनांक 04.03.2020 से ओ.सी. / AM. अथवा कब्जा ऑफर किये जाने की तिथि तक विलम्बित अवधि का ब्याज दिलाया जाना न्यायोचित प्रतीत होता है। जहां तक देय ब्याज दर का प्रश्न है, राज्य सरकार द्वारा भू-सम्पदा (विनियमन एवं विकास) अधिनियम 20i6 के अधीन दिनांक 7.:0208 को भू-सम्पदा (विनियमन और विकास) (विक्रय /पट्टा के लिए करार) नियमावली 2048 अधिसूचित की गयी हैं। इसमें संलग्नक के रूप में दिये गये विक्रय / पट्टा विलेख के प्रारूप के wee 9 में प्रमोटर्स के डिफाल्ट प्रकरण (Events of default) परिभाषित है, Page 6

जिसमें प्रस्तर 9.29) में प्रमोटर के डिफाल्टर होने की स्थिति में आवंटी हेतु प्राविधानित है किः- “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:“ यही दर आवंटियों के द्वारा डिफॉल्ट की स्थिति में भी प्रस्तर 9.30) में निर्धारित है। उक्त प्राविधान को दृष्टिगत रखते हुए आवंटी को ४८,२+ प्रतिशत की ब्याज दर पर विलम्बित अवधि का ब्याज दिलाया जाना न्यायोचित प्रतीत होता है। इसके अतिरिक्त दिनांक 7.40.20i8 को उ0प्र०0 शासन आवास एवं शहरी नियोजन अनुभाग-3 की अधिसूचना संख्या-4740 / 8-3-48-65 विविध /॥6 के द्वारा Fist wire के प्रस्तर-7 में फोर्स मैज्योर के सम्बन्ध में निम्न उल्लेख किया गया a "7. POSSESSION OF THE APARTMENT/PLOT:

7./ Schedule for possession of the said [Apartment/Plot] - The Promoter agrees and understands that timely delivery of possession of the [Apartment/Plot] to the Allottee and the Common Areas to the association of Allottees or the competent authority, as the case may be, is the essence of the Agreement. The Promoter assures to hand over possession of the [Apartment/Plot] along with ready and complete Common Areas with all specifications, amenities and facilities of the Project in place on , unless there is delay or failure due to war, flood, drought, fire, cyclone, earthquake or any other calamity caused by nature affecting the regular development of the real estate project ("Force Majeure"). If, however, the completion of the Project is delayed due to the Force Majeure conditions then the Allottee agrees that the Promoter shall be entitled to the extension of time for delivery of possession of the [Apartment/Plot]:" इसी कम में समस्त सुसंगत तथ्यों के बाद उ0प्र0 रेरा अथॉरिटी द्वारा दिनांक 20.05.2020 को कोविड--49 (Corona Virus Disease) के प्रभाव के कारण सभी परियोजनाओं को पूर्ण करने हेतु दिनाक 25.03.2020 से 6 माह की अवधि अर्थात्‌ दिनांक 25.09.2020 तक की अवधि दे दी गयी है और यह अवधि फोर्स मैज्योर की अवधि मानी जायेगी। इसको दृष्टिगत रखते हुए दिनांक 25.03.2020 से दिनांक 25. 09.2020 तक परियोजना में हुए विलम्ब का आंकलन नहीं किया जाएगा तथा इस हेतु कोई ब्याज प्रोमोटर द्वारा आवंटियों को नहीं दिया जाएगा और न ही Noi Page 7

lj से कोई विलम्ब ब्याज लिया जायेगा। तदनुसार बिन्दु संख्या-3 निस्तारित किया जाता है। उपरोक्त बिन्दुओं का निस्तारण करते हुए निम्न आदेश पारित किये जाते हैं। आदेश l. विपक्षी को आदेशित किया जाता है कि वह शिकायतकर्तागण की aca समस्त सुविधाओं को आवंटन-पत्र / अनुबन्ध के अनुसार पूर्ण कराकर दिनांक 30.06.2023 तक ओससी. /सी.सी. सहित कब्जा देना सुनिश्चित करें और देय स्टाम्प शुल्क प्राप्त कर नियमानुसार रजिस्ट्री करायें। 2. विपक्षी, शिकायतकर्ता को दिनांक 04.03.2020 से ओ.सी /सी.सी अथवा कब्जा ऑफर किये जाने की तिथि तक शिकायतकर्ता द्वारा स्वयं जमा धनराशि पर ८,₹+] प्रतिशत ब्याज अदा करना सुनिश्चित करें। ब्याज की यह धनराशि अंतिम भुगतान की धनराशि में समायोजित की जायेगी। ब्याज की धनराशि देय धनराशि से अधिक होने पर शिकायतकर्ता को वापस की जायेगी। फोर्स मैज्योर पीरियड को दृष्टिगत रखते हुए दिनांक 25.03.2020 से दिनांक 25.09. 2020 तक परियोजना में हुए विलम्ब हेतु ब्याज की गणना नहीं की जायेगी साथ ही यदि शिकायतकर्ता का कोई अतिदेय (Over Dues) है, तो उस पर भी इस अवधि का ब्याज देय न होगा। अन्य शिकायतकर्तागण के प्रकरणों में आवंटन पत्र/अनुबन्ध के अनुरूप उपरोक्तानुसार गणना की जायेगी। 3. विपक्षी को यह भी निर्देशित किया जाता है कि wr अधिनियम, 2046 की धारा 2(2४)0) के अनुसार यदि रेरा लागू होने के बाद कोई ब्याज दर आवंटी के डिफॉल्ट से प्रोमोटर द्वारा लिया जाता है, तो उसी दर से ब्याज प्रोमोटर द्वारा डिफॉल्ट किये जाने पर भी आवंटी को दिया जायेगा। अतः विलम्बित भुगतान पर शिकायतकर्ता द्वारा भी MCLR+i प्रतिशत की ब्याज दर से

ब्याज देय होगा। यदि इससे अधिक दर से कोई धनराशि रेरा लागू होने के बाद आवंटी से विलम्ब हेतु ली गयी है, तो विलम्बित अवधि हेतु ब्याज की धनराशि की भी उसी दर से गणना की जायेगी। 4. इस आदेश की एक-एक प्रति सम्बन्धित पत्रावलियों पर रखी जाये एवं इस आदेश में प्रतिपादित सिद्धान्त के अनुरूप धनराशि व ब्याज की प्रत्येक मामले में गणना की जायेगी। 5. इस आदेश का उल्लघंन भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 2046 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा। आदेश पोर्टल पर अपलोड किया जाये। Page 8 6. यदि विपक्षी द्वारा इस आदेश का अनुपालन नहीं किया जाता है, तो शिकायतकर्तागण को यह अधिकार होगा कि रेरा प्राधिकरण के माध्यम से अपने आदेश का कियान्वयन करा सकेगें। दिनांक :-- 26/42/ 2022 ८२४४७... TA | (कल्पना मिश्रा) (सदस्य) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण Page 9