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. [?], Member Complaint PA: NCR45/05/94903/2022 Vinesh Kumar Saxena v. Rise Projects Private Limited The complainant/applicant's complaint was presented for final arguments through video conferencing on 04.08.2024. When called, learned advocate Ms. Malini appeared for the complainant/applicant, and learned advocate Ms. Varsha Madhukar appeared for the opposite party. The file was reserved for order on 07.08.2024 itself. The main objective of the Real Estate (Regulation and Development) Act, 20:6 is to protect the interests of consumers in the real estate sector and to ensure speedy disposal of disputes. To achieve this objective, the Authority has been given responsibilities and powers under the RERA Act. Section 34(8) of the Real Estate (Regulation and Development) Act, 2046 sets out the functions of the Authority. The following provision is made 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;" Under Section 38 of the Real Estate (Regulation and Development) Act, 20i6, the Authority has been given the right that if a promoter violates the obligations placed upon the promoter, the Authority may impose penalty or interest under this Act and the rules and regulations made under it. Section 38 of the RERA Act reads as follows:

"738, (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." Under Section 63 of the Real Estate (Regulation and Development) Act, 20i6, the Authority has been given the right that if a promoter fails to comply with the Authority's order, the Authority may impose a penalty against the promoter of up to 05 per cent 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 Real Estate (Regulation and Development) Act, 2046 falls under Chapter-5, which relates to the Real Estate Regulatory Authority, and Section 63 of the Real Estate (Regulation and Development) Act, 206 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 given the right to enforce its orders under Section 40 where a promoter does not comply with them, and to impose penalty on the promoter under Section 63. The Authority can carry out both proceedings together. In the present case, the complainant applied through the RERA portal for implementation of the order. On this, the Authority issued notice to the opposite party and directed it to comply with the order dated 26.2.2022 passed by the Bench under Section 34 and to submit a compliance report by 30.42.2023. However, the opposite party did not submit any compliance report. By show-cause notice dated 09.04.2024, the Authority directed the opposite party to comply with the said order by 25.04.2024 and submit a compliance report, but the opposite party has not filed any compliance report.

Under Section 63 the Authority issued notice, pursuant to which the Bench heard the matter on 02.04.2024, 40.06.2024 and at the final hearing on 07.08.2024. At the hearing the complainant stated that the opposite party has not complied with the order passed under Section 34 [?], and on that basis requested that possession of the unit and interest for the delayed period be given to him.

On the other hand, the opposite party, in its compliance report, stated that the Hon'ble Bench, by order dated 26.2.2022, directed that the opposite party ensure possession to the complainant by obtaining OC/CC by 30.06.2023. In pursuance of this, the opposite party obtained the OC relating to the unit on 49.08.2023 and, on 5.09.2023, sent the complainant the Offer of Possession for the unit, stating that the complainant should complete payment of his dues and other formalities within 30 days from the date of the Offer of Possession and take possession of the unit. Demand letters and reminder letters were also sent to the complainant on various dates. The opposite party further stated that before sending the Offer of Possession it had sent the complainant a pre-cancellation letter on 26.06.2023, pursuant to which the complainant deposited Rs.20,34,724/- through RTGS, excluding tax, on 04.07.2023. The opposite party states that Rs.8,45,88/- is outstanding against the unit and is to be paid by the complainant. The opposite party therefore requested the Bench to direct the complainant to pay the outstanding amount and to take possession of the unit. In connection with the complaint, the Bench passed an order under Section 34 on 26.42.2022.

From the order dated 26.42.2022 passed under Section 34 by the above Bench, it is clear that the Bench directed the opposite party to give possession with OC/CC by 30.06.2023 and to get the registry executed as per rules after receiving the payable stamp duty. However, along with its written compliance report, the opposite party has not produced any evidence showing that, in compliance with the order passed under Section 34 dated 26.42.2022, it has now given the applicant/complainant physical possession of the subject unit, settled the account and got the registry executed. Rule 24 of the RERA Rules, 2046 provides the manner of implementing the orders and directions of the Authority. Rule 24 of the RERA Rules, 2046 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 30.04.2025, for proceedings for physical possession of the unit.

The Secretary, U.P. RERA: In the matter, as per paragraph-02 of the order dated 26.42.2022, take action as per rules to issue a recovery certificate for the amount of interest for the delayed period payable by the opposite party before 20.04.2025, and ensure that the file is made available to the Hon'ble Adjudicating Officer before the hearing date. If, during the Rule 24 proceedings, the Hon'ble Adjudicating Officer finds that the opposite party/promoter is not ensuring [?] compliance with the order under Section 3, dated 26.42.2022, then in such a case the Hon'ble Adjudicating Officer may refer the case back to the Bench for proceedings under Section 63 of the RERA Act. Upload the order on the portal. Venkatesh (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. dees, सदस्य शिकायत PA:—NCR45/05/94903/2022 विनेश कुमार सक्सेना बनाम राइज प्रोजेक्ट्स प्राइवेट लिमिटेड प्रार्थी/ शिकायतकर्ता का परिवाद अंतिम बहस हेतु वीडियो otha के माध्यम से दिनांक 04.08.2024 को प्रस्तुत किया गया। पुकार पर प्रार्थी/शिकायतकर्ता की ओर से उनकी विद्वान अधिवक्ता सुश्री मालिनी उपस्थित एवं विपक्षी की ओर से उनकी विद्वान अधिवक्ता सुश्री वर्षा मधुकर उपस्थित हुईं | प्रकरण में पत्रावली आदेश हेतु दिनांक 07.08.2024 को ही सुरक्षित की गयी। भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20:6 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(8) में निम्नलिखित प्राविधान हैः- "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, 20i6 के प्राविधान के अनुसार प्राधिफरण को यह अधिकार दिया गया है कि प्रोगोटर द्वारा oo पर डाली गयी बाध्यताओं का उल्लंघन किया जाता है, तो प्राधिकरण इस अधिनियम और उसके अधीन बनाए गए नियमों एवं विनियमों के अधीन dared) या ब्याज अधिरोपित कर सकता है। धारा-38, रेरा अधिनियम निम्नवत्‌ हैः-

738, (7) The Authority shall have powers to impose penatty 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 निम्नवत्‌ हैः- 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, 20i6 4 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 a “63. If any promoter, who fails to comply with, or contravenes anyof 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, जोकि भून्सम्पदा विनियामक प्राधिकरण से सम्बन्धित है तथा धारा-63, भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 206 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

30.42.2023 तक पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 26.2.2022 का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। प्राधिकरण द्वारा कारण दर्शाओं नोटिस, दिनांक 09.04.2024 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 25.04.2024 तक उक्त आदेश का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा कोई अनुपालन आख्या दाखिल नहीं किया गया है। प्राधिकरण द्वारा धारा-63 के अन्तर्गत नोटिस जारी की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक 02.04.2024, 40.06.2024 एवं अंतिम सुनवाई दिनांक 07.08.2024 को की गयी, जिसमें शिकायतकर्ता का कहना है कि विपक्षी द्वारा asi के अन्तर्गत पारित आदेश का अनुपालन नहीं किया गया है, जिसके कम में उनके द्वारा wera यूनिट का कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने का अनुरोध किया गया है।

दूसरी ओर विपक्षी द्वारा अपनी अनुपालन आख्या दाखिल करते हुए अंकित किया गया है कि माननीय पीठ द्वारा दिनांक 26.42.2022 को आदेश पारित करते हुए यह निर्देशित किया गया कि विपक्षी, शिकायतकर्ता को दिनांक 30.06.2023 तक ओ.सी /सी.सी प्राप्त कर कब्जा देना सुनिश्चित करें, जिसके कम में विपक्षी द्वारा दिनांक 49.08.2023 को प्रश्नगत यूनिट से सम्बंधित ओ.सी प्राप्त कर शिकायतकर्ता को दिनांक 5.09.2023 को प्रश्नगत यूनिट का ऑफर ऑफ पोजेशन प्रेषित करते हुए अंकित किया गया है कि शिकायतकर्ता ऑफर ऑफ पोजेशन की तिथि से 30 दिनों के अन्दर अपनी देय धनराशि व अन्य औपचारिकताओं को पूर्ण कर प्रश्नगत यूनिट का कब्जा लेना सुनिश्चित करें, जिसके कम में शिकायतकर्ता को विभिन्‍न तिथियों पर मांग पत्र व अनुस्मारक पत्र भी प्रेषित किये गये। इसके अतिरिक्त विपक्षी द्वारा यह भी अवगत कराया गया कि ऑफर ऑफ पोजेशन प्रेषित करने से पूर्व उनके द्वारा शिकायतकर्ता को दिनांक 26.06.2023 को प्री-कैंसिलेशन पत्र भी प्रेषित किया गया था, जिसके कम में शिकायतकर्ता द्वारा दिनांक 04.07.2023 को 20,34,724 /-रूपये टैक्स रहित आर.टी.जी.एस के माध्यम से जमा करा दिये गये, जबकि प्रश्नगत यूनिट के सापेक्ष 8,45,88 /-रूपये बकाया है, जिसे शिकायतकर्ता द्वारा भुगतान किया जाना है। अतः विपक्षी द्वारा माननीय पीठ से अनुरोध किया है कि वह शिकायतकर्ता को निर्देशित करें कि वह बकाया धनराशि का भुगतान कर, प्रश्नगत यूनिट का कब्जा लेना सुनिश्चित करें। pera शिकायत के सम्बन्ध में पीठ द्वारा धारा-34 के अन्तर्गत दिनांक 26.42.2022 को आदेश पारित किया गया।

उपरोक्त पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 26.42.2022 के अवलोकन से यह स्पष्ट है कि पीठ द्वारा विपक्षी को दिनांक 30.06.2023 तक ओ.सी /सी.सी सहित कब्जा देना सुनिश्चित करें और देय स्टाम्प शुल्क प्राप्त कर नियमानुसार रजिस्ट्री करायें, परन्तु विपक्षी द्वारा अपनी लिखित अनुपालन आख्या के साथ ऐसा कोई साक्ष्य प्रस्तुत नहीं किया गया है, जिससे यह स्पष्ट हो सके कि पीठ द्वारा धारा-34 क॑ अन्तर्गत पारित आदेश के अनुपालन मै विपक्षी द्वारा वर्तमान समय में प्रार्थी / शिकायतकर्ता को प्रश्नगत यूनिट का भौतिक कब्जा देते हुए, अकाउन्ट सैटेल कर, रजिस्ट्री निष्पादित करा दी गयी हो। (अर a रेरा नियमावली, 2046 के नियम-24 में प्राधिकरण के आदेशों एवं निर्देशों को क्रियान्वित करने की रीति दी हुई है। रेरा नियमावली, 20:6 का नियम--24 निम्नवत्‌ हैः-

“ (24Manner of implementation of order, direction or decisions of the adjudicating officer, the Authority or the Appellate Tribunal.— For the purpose of sub-section ( (2of 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. न्यायनिर्णायक अधिकारी के समक्ष सुनवाई हेतु, दिनांक 30.04.2025 को संदर्भित की जाती है।

सचिव, उ.प्र. रेरा प्रकरण में आदेश, दिनांक 26.42.2022 के प्रस्तर-02 के अनुसार दिनांक 20.04.2025 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. न्‍्यायनिर्णयक अधिकारी को उपलब्ध कराना सुनिश्चित करें। यदि मा. न्यायनिर्णायक अधिकारी नियम-24 की कार्यवाही के दौरान यह पाते हैं कि विपक्षी / प्रोमोटर द्वारा आदेश अन्तर्गत धारा-3, दिनांक 26.42.2022 का समयवद्ध रूप से quiet सुनिश्चित नहीं किया जा रहा है, तो ऐसी दशा में मा. न्‍्यायनिर्णायक अधिकारी प्रकरण को रेरा अधिनियम की धारा-63 की कार्यवाही किये जाने हेतु पीठ को वापस सन्दर्भित कर सकते हैं। आदेश पोर्टल पर अपलोड किया जाये। lox वेंकटेश (सदस्य) उ.प्र. भू-सग्पदा विनियामक प्राधिकरण