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 'WA - NCRI45/06/9602/2022 Abhinav Garg v. Rise Projects Private Limited The applicant/complainant's complaint was presented for final arguments through video conferencing on 78-06-2025. When called, the complainant's advocate Shri Atul Kumar appeared for the complainant, and learned advocate Ms. Malini appeared for the opposite party. Hearing the arguments [?] of both parties in detail, the Bench reserved the file for order on 8-06-2025 itself. The main objective of the Real Estate (Regulation and Development) Act, 2046 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, 20॥6 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;"

As per the provisions of Section 38 of the Real Estate (Regulation and Development) Act, 2046, the Authority has been given the right that if the promoter violates the obligations placed upon it, 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: "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." Under Section 63 of the Real Estate (Regulation and Development) Act, 206, 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, 2006 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 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 present case, the complainant applied through the RERA portal for enforcement of the order. On this, the Authority issued notice to the opposite party and directed it to comply with the order dated 26.42.2022 passed by the Bench under Section 34, and to submit a compliance report by 34-08-2024. However, the opposite party did not provide a compliance report. By show-cause notice dated 43.09.2024, the Authority directed the opposite party to comply with the said order by 30.09.2023 and to submit a compliance report.

Under Section 63 the Authority issued notice, pursuant to which the Bench heard the matter on 24.06.2024 and 08.08.2024, and the final hearing was held on 46.06.2025. At the hearing the complainant requested the Hon'ble Bench to give him possession of the unit along with interest for the delayed period. In its compliance report dated 02.09.2024, the opposite party stated that it has obtained OC from the competent development authority, after which an Offer of Possession for the unit was sent to the complainant on 45.09.2023. The opposite party further stated that the complainant can take possession of the unit by paying the amount due against it. 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 opposite party was directed to complete all facilities of the complainant's unit as per the allotment letter/agreement, give possession with OC/CC by 30.06.2023, and get the registry executed as per rules after receiving the payable stamp duty [?]. However, along with its written compliance report, which is undated, the opposite party has not produced any evidence showing that, in compliance with the order dated 26.42.2022 passed under Section 34, it has now given the applicant/complainant physical possession of the subject unit, settled the account and executed the registry.

Rule 24 of the RERA Rules, 20i6 sets out 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 in Rule 24 to the Hon'ble Adjudicating Officer for hearing on 40-40-2025, for proceedings regarding physical possession of the unit. The Secretary, U.P. RERA: In the matter, as per paragraph-02 of the order dated 26.22022, take action as per rules to issue a recovery certificate for the interest for the delayed period payable by the opposite party before 30-09-2025, and ensure that the file is made available to the Hon'ble Adjudicating Officer before the hearing date. If the Hon'ble Adjudicating Officer finds during the Rule 24 proceedings that the opposite party/promoter is not ensuring time-bound 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. वेंकटेश, सदस्य शिकायत ‘WA—NCRI45/06/9602/2022 अभिनव गर्ग बनाम राइज प्रोजेक्ट्स प्राइवेट लिमिटेड प्रार्थी / शिकायतकर्ता का परिवाद अंतिम बहस हेतु वीडियो कॉन्फ्रेंसिंग के माध्यम से दिनांक 78-06-2025 को प्रस्तुत किया गया। पुकार पर शिकायतकर्ता की ओर से उनके अधिवक्ता श्री अतुल कुमार उपस्थित एवं विपक्षी की ओर से उनकी विद्वान अधिवक्ता सुश्री मालिनी उपस्थित gg | इस पर पीठ द्वारा उभयपक्षों के cet को विस्तार से सुनते हुए, पत्रावली आदेश हेतु, दिनांक 8-06—2025 को ही सुरक्षित रखी गयी। भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 का मुख्य उद्देश्य यह है कि भू-सम्पदा सेक्टर में उपभोक्‍ताओं के हितों का संरक्षण किया जाए तथा विवादों का शीघ्र निस्तारण किया जाए। इस उददेश्य की पूर्ति हेतु प्राधिकरण को रेरा अधिनियम के अन्तर्गत दायित्व तथा शक्तियाँ प्रदान की गयी हैं। धारा-34(8), भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20॥6 में प्राधिकरण के क्त्यों का उल्लेख किया गया है। धारा-34(8) में निम्नलिखित प्राविधान a "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, 2046 के प्राविधान के अनुसार प्राधिकरण को यह अधिकार दिया गया है कि प्रोमोटर द्वारा उस पर डाली गयी बाध्यताओं का उल्लंघन किया जाता है, तो प्राधिकरण इस अधिनियम और उसके अधीन बनाए गए नियमों एवं विनियमों के अधीन पैनालटी या ब्याज अधिरोपित कर सकता है। धारा-38, रेरा अधिनियम निम्नवत्‌ है:-

"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." 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, 206 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 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 भू-सम्पदा विनियामक प्राधिकरण से सम्बन्धित है तथा धारा-63, भू-सम्पदा (विनियमन एवं विंकास) अधिनियम, 2006 के अध्याय-8 के अन्तर्गत 3॥0॥ 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 i

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 34-08-2024 तक पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 26.42.2022 का अनुपालन कर, अनुपालन आख्था प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। प्राधिकरण द्वारा कारण दर्शाओं नोटिस, दिनांक 43.09.2024 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 30.09.2023 तक उक्त आदेश का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये थे। प्राधिकरण द्वारा धारा-63 के अन्तर्गत नोटिस जारी की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक 24.06.2024, 08.08.2024 एवं अंतिम सुनवाई दिनांक 46.06.2025 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। विपक्षी द्वारा अपनी अनुपालन आख्या दिनांक 02.09.2024 दाखिल करते हुए अंकित किया गया है कि उनके द्वारा सक्षम विकास प्राधिकरण से ओ.सी प्राप्त किया जा चुका है, जिसके उपरान्त शिकायतकर्ता को दिनांक 45.09.2023 प्रश्नगत यूनिट का ऑफर ऑफ पोजेशन प्रेषित किया गया है। इसके अतिरिक्त विपक्षी का कहना है कि शिकायतकर्ता प्रश्नगत यूनिट के सापेक्ष अपनी देय धनराशि का भुगतान करते हुए प्रश्नगत यूनिट का कब्जा प्राप्त कर सकते हैं।

gerd शिकायत के सम्बन्ध में पीठ द्वारा धारा-34 के अन्तर्गत दिनाक 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 विपक्षी को आदेशित किया जाता है कि वह शिकायतकर्ता की यूनिट समस्त सुविधाओं को आवंटन-पत्र / अनुबन्ध के अनुसार पूर्ण कराकर दिनांक 30.06.2023 तक ओ.सी /सी. सी सहित कब्जा देना सुनिश्चित करें और देय cera शुल्क प्राप्त कर नियमानुसार रजिस्ट्री करायें, परन्तु विपक्षी द्वारा अपनी लिखित अनुपालन आख्या तिथि रहित के साथ ऐसा कोई साक्ष्य प्रस्तुत नहीं किया गया है, जिससे यह स्पष्ट हो सके कि पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 26.42.2022 के अनुपालन में विपक्षी द्वारा वर्तमान समय में प्रार्थी// शिकायतकर्ता को प्रश्नगत यूनिट का भौतिक कब्जा देते हुए, अकाउन्ट सैटेल कर, रजिस्ट्री निष्पादित करा दी गयी हो। रेरा नियमावली, 20i6 के नियम-24 में प्राधिकरण के आदेशों एवं निर्देशों को क्रियान्वित करने की रीति दी हुई है। रेरा नियमावली, 2046 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. न्‍्यायनिर्णायक अधिकारी के समक्ष सुनवाई हेतु, दिनांक 40-40-2025 को संदर्भित की जाती है।

सचिव, उ.प्र. रेरा प्रश्नगत प्रकरण में पारित आदेश दिनांक 26.22022 के प्रस्तर-02 के अनुसार दिनांक 30-09-2025 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. न्यायनिर्णायक 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-3, दिनांक 26.42.2022 का समयबद्ध रूप से अनुपालन सुनिश्चित नहीं किया जा रहा है, तो ऐसी दशा में मा. न्यायनिर्णायक 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। gafn| 25 ee वेंकटेश (सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण