Real Estate Regulatory Authority, Regional Office, Gautam Buddh Nagar | Hearing Bench-0 | Order under Sections 38//40/63.. | Present: T. Venkatesh, Member Complaint PWEI—NCRIL45/07/77862/202 Raksha Bakshi v. Rise Projects Pvt. Ltd. The file in the matter in question had been reserved for order. The submissions [?] of both parties were heard and the file was examined. From the perusal of the file it is clear that the opposite party [?] has not complied with the order dated 07.02.2022 passed earlier under [?]. In the matter in question, the complainant applied through the RERA portal for enforcement of the order on 07.09.2022, and on that the Authority issued a notice to the opposite party on 09.09.2022, directing it to comply with the [?] order by 30.09.2022 and to submit a compliance report. However, the opposite party did not provide a compliance report. The Authority, under Sections 38/40/63, issued a show-cause notice dated 070.2022, directing the opposite party to comply with the [?] order by 95.0.2022 and to submit its compliance [?]. Directions had been given accordingly. In filing its compliance report, the opposite party has stated that the complainant has not paid his dues on time. The opposite party will make available possession of the unit, along with all necessary certificates, by December 2023.

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 fulfil this objective, the Authority has been given duties and powers under the RERA Act. Section 34 (4) of the Real Estate (Regulation and Development) Act, 2046 describes the functions of the Authority. Section 34(9) contains the following provision: "'34(g). to ensure compliance of its regulations or orders or directions made in exercise of its powers under this Act;" According to the provision of Section 38 of the Real Estate (Regulation and Development) Act, 2076, the Authority has been given the power that if the promoter violates the obligations imposed on 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 is as follows:- 738, (9) 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 hae 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 is 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 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.

Under Section 63 of the Real Estate (Regulation and Development) Act, 2046, the Authority has been given the power that if the promoter is unable to comply with the Authority's order, the Authority may impose on the promoter a penalty of up to 5 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 worth noting here that Section 40 of the Real Estate (Regulation and Development) Act, 20i6 falls under Chapter 5, which relates to the Real Estate Regulatory Authority, and Section 63 of the Real Estate (Regulation and Development) Act, 2046 falls under Chapter 8, which relates to offences, penalties and adjudication. From the above provisions it is clear that under the RERA Act the Authority has been empowered, where a promoter does not comply with its orders, to enforce its orders under Section 40 and to impose a penalty on the promoter under Section 63. The Authority can carry out both proceedings together [?].

Notices were issued by the Authority under Sections 38/40/63, and in the course of them the Bench heard the matter on 22.2.2022, 46.02.2023, and the final hearing was held on 47.04.2023. From the compliance report filed by the opposite party it is clear that it has not complied in time with the order passed under Section 34. Therefore, having regard to all the facts and circumstances, the Secretary, RERA is directed to ensure issue of a recovery certificate for the deposited amount with interest, in accordance with paragraph 5 of the order dated 07.02.2022 passed earlier by the Bench in the matter in question under [?]. Because the opposite party has not complied with the order dated 07.02.2022, the file shall be placed before the Authority for imposition of appropriate penalty under Section 63 of the RERA Act, 20i6. (T. Venkatesh) (Member) U.P. Real Estate Regulatory Authority

॥ Bo yo भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | सुनवाई पीठ-0 | आदेश अन्तर्गत धारा-38//40/63.. | ॥ उपस्थिति:- टी. वेंकटेश, सदस्य शिकायत PWEI—NCRIL45/07/77862/202 रक्षा बक्शी बनाम । राईज प्रोजेक्ट्स प्रा.लि. प्रश्वगत प्रकरण में पत्रावली आदेश हेतु सुरक्षित की गयी थी। उभयपफक्षों के wat को सुना गया व पत्रावली का अवलोकन किया गया। | पत्रावली के अवलोकन से विदित है कि विपक्षी an पूर्व में on3 के अन्तर्गत पारित आदेश दिनांक 07.02.2022 का अनुपालन नहीं किया गया है। प्रश्नगत प्रकरण में शिकायतकर्ता द्वारा रेरा पोर्टल के माध्यम से आदेश कियान्वयन कराये जाने हेतु आवदेन दिनांक 07.09.2022 को किया गया, जिस पर प्राधिकरण द्वारा विपक्षी को नोटिस दिनांक 09.09.2022 को जारी करते हुए दिनांक 30.09 2022 तक VAT आदेश का अनुपालन कर, अनुपालन आख्या ग्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। प्राधिकरण द्वारा धारा-38,/40/63 के अन्तर्गत कारण दर्शाओ नोटिस दिनांक 070.2022 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 95.0.2022 तक VAT आदेश का अनुपालन कर, अनुपालन SAN Ags करने हेतु निर्देश दिये गये थे। | विपक्षी द्वारा अनुपालन आख्या दाखिल करते हुए अंकित किया गया है कि शिकायतकर्ता द्वारा अपनी देयता का भुगतान समय से नहीं किया गया है। विपक्षी सभी जरूरी प्रमाण पत्रों सहित यूनिट का कब्जा दिसम्बर 2023 तक उपलब्ध करा देंगे।

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 (४) भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 में प्राधिकरण के कृत्यों का उल्लेख किया गया है। धारा-34(9)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, 2076 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 tare) या ब्याज अधिरोपित कर सकता है। धारा-38 रेरा अधिनियम निम्नवत है:- | 738, (9) 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 hae 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 निम्नवत 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, 2046 में प्राधिकरण को यह अधिकार दिया गया है कि अगर 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 5 प्रतिशत तक पैनाल्टी लगा सकता है। धारा-63 निम्नवत है:- “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.” यहाँ यह उल्लेखनीय है कि धारा-40 भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20i6 के अध्याय-5 के अन्तर्गत आता है, जो कि भू-सम्पदा विनियामक प्राधिकरण से सम्बन्धित है तथा धारा-63 भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 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 कियान्वयन कराए तथा धारा-63 के अन्तर्गत प्रोमोटर पर अर्थदण्ड लगाए। प्राधिकरण दोनों कार्यवाही एक साथ कर “Cle है

प्राधिकरण द्वारा धारा-38,/40 //63 के अन्तर्गत नोटिस निर्गत की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक 22.2.2022, 46.02.2023 तथा अंतिम सुनवाई दिनांक 47.04.2023 को की गयी। विपक्षी द्वारा दाखिल अनुपालन आख्या से यह स्पष्ट है कि उनके द्वारा धारा-34 के अन्तर्गत पारित आदेश का समयानुसार अनुपालन नहीं किया गया है। अतः समस्त तथ्यों एवं परिस्थितियों को दृष्टिगत रखते हुए सचिव, रेरा को निर्देशित किया जाता है कि प्रश्नगत प्रकरण में पीठ द्वारा पूर्व में ana के अन्तर्गत पारित आदेश दिनांक 07.02.2022 के प्रस्तर संख्या-5 के अनुसार जमा धनराशि मय ब्याज का वसूली प्रमाण-पत्र जारी करना सुनिश्चित करें। विपक्षी द्वारा आदेश दिनांक 07.02.2022 का अनुपालन न किये जाने के कारण रेरा अधिनियम, 20i6 की धारा-63 के अन्तर्गत यथोचित अर्थदण्ड अधिरोपित किये जाने हेतु पत्रावली प्राधिकरण के समक्ष पेश की जाए। oe 0) | 9» ० वेंकटेश (सदस्य) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण