U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddha Nagar. Hearing Bench- 04A Order under Section-38 / 40/63 Shri Rajive Kumar, Hon'ble Chairman Complaint Number:- 45/09/646/2020 Kusum vs Uppal Chadha Hi-Tech Developers Pvt. Ltd. In the matter in question, the file was reserved for order on date 20.04.2022 and directions were given to both parties to file written arguments by date 29.04.2022, but no written arguments were filed by either party. The primary object of the Real Estate (Regulation and Development) Act, 2046 is that the interests of consumers in the real estate sector be protected and speedy disposal of disputes be made. To fulfill this object, responsibilities and powers have been conferred upon the Authority under the RERA Act. Section-34(8) of the Real Estate (Regulation and Development) Act, 20:6 mentions the functions of the Authority. Section-34(8) 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, 2006, power has been given to the Authority that if obligations cast upon the promoter are contravened, then the Authority may impose penalty or interest under this Act and the rules and regulations made thereunder. Section-38 of the RERA Act is as follows:-

"38. (2) 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 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, 206, power has been given to the Authority that if the promoter fails to comply with orders of the Authority, the Authority may impose penalty against the promoter up to 5 percent of the estimated cost of the real estate project of the promoter. Section-63 is 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.”

Here it is noteworthy that Section-40 falls under Chapter-5 of the Real Estate (Regulation and Development) Act, 2046, which is related to the Real Estate Regulatory Authority, and Section-63 falls under Chapter-8 of the Real Estate (Regulation and Development) Act, 20i6, which is related to offences, penalties and adjudication. From the above provisions it is clear that under the RERA Act, power has been given to the Authority to enforce its orders under Section-40 upon non-compliance of orders by the promoter and impose monetary penalty on the promoter under Section-63. The Authority can take both actions simultaneously. Arguments of both parties were heard and the file perused. From perusal of the file, it is evident that the order dated 25.08.202 previously passed has not been complied with by the respondent. In the matter in question, application was made by the complainant through the RERA portal for execution of order, whereupon notice was issued by the Authority to the respondent directing to comply with the said order by date 45.2.2020 and submit compliance report, but compliance report was not made available by the respondent. Show cause notice dated 28.42.2024 was issued by the Authority directing the respondent to comply with the said order by date 45.04.2022 and submit compliance report, but no compliance report/reply has been filed by the respondent.

Notice under Section-63 was issued by the Authority, in furtherance of which hearings were conducted by the Bench on date 23.03.2022 and date 20.04.2022. It was stated by the respondent by filing written submission that an appeal has been instituted by them before the Appellate Tribunal in relation to the matter in question, but no such evidence has been filed by the respondent from which it can be known that their appeal was admitted by the RERA Appellate Tribunal. In the stated circumstance, the argument of the respondent is not fit to be accepted. Even after granting proper opportunity to the respondent in the matter, the respondent has not made compliance report available complying with the order dated 25.08.2024 previously passed by the Bench under Section-34. The respondent shall ensure delivering possession and executing registry in favour of the complainant in accordance with the order dated 25.08.2024 previously passed by the Bench. In view of the stated facts and all circumstances, the Secretary, RERA shall cause a recovery certificate to be issued for the interest amount of the delayed period in accordance with the order dated 25.08.2024, and the file be presented before the Authority for imposing appropriate penalty against the respondent/promoter under Section-63 of the RERA Act, 206. The order be uploaded on the portal. Date 2022 (Rajive Kumar) (Chairman) U.P. Real Estate Regulatory Authority

Bo yo भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर। सुनवाई पीठ- 04ए आदेश अन्तर्गत धारा-38 / 40/63 श्री राजीव कुमार, माननीय अध्यक्ष शिकायत संख्या:-नष्टारा45/09/646/2020 कुसुम ~S बनाम उप्पल चड्ढा हाई-टेक डेवलपर्स प्रा0 लि0 प्रश्नगत प्रकरण में दिनांक 20.04.2022 को पत्रावली आदेश हेतु सुरक्षित की गयी और उभय पक्ष को दिनांक 29.04.2022 तक लिखित बहस दाखिल करने हेतु निर्देश दिये गये, परन्तु उभय पक्ष द्वारा कोई लिखित बहस दाखिल नहीं की 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 8 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, 2006 & 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 निम्नवत हैः- Ne \ रेरा

"38. (2) 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." 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 2) 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 H 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 पैनालटी 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, 2046 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, 20i6 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 सकता है। उमय पक्ष के det को सुना गया व पत्रावली को अवलोकन किया गया। पत्रावली के अवलोकन से विदित है कि विपक्षी द्वारा पूर्व में पारित आदेश दिनांक 25.08.202 का अनुपालन नहीं किया गया है। yen प्रकरण में शिकायतकर्ता द्वारा रेरा पोर्टल के माध्यम से आदेश कियान्वयन कराये जाने हेतु आवदेन किया गया, जिस पर प्राधिकरण द्वारा विपक्षी का नोटिस जारी करते हुए दिनांक 45.2.2020 तक THT आदेश का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। प्राधिकरण द्वारा कारण दर्शाओ नोटिस दिनांक 28.42.2024 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 45.04.2022 तक उक्त आदेश का » 4 अनुपालन कर, अनुपालन आख््ा प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा कोई अनुपालन आख्या जवाब दाखिल नहीं किया गया है।

प्राधिकरण द्वारा धारा-63 के अन्तर्गत नोटिस जारी की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक 23.03.2022 एवं दिनांक 20.04.2022 को की गयी। विपक्षी द्वारा लिखित सबमिशन दाखिल करते हुए कहा गया है कि उनके द्वारा प्रश्नगत प्रकरण के सम्बन्ध FR अपीलीय अधिकरण में अपील योजित की जा चुकी है, परन्तु विपक्षी द्वारा ऐसा कोई साक्ष्य दाखिल नहीं किया गया है, जिससे यह विदित हो सके कि रेरा अपीलीय अधिकरण द्वारा उनकी अपील स्वीकृत की गयी हो। वर्णित स्थिति में विपक्षी का तर्क स्वीकार किये जाने योग्य नहीं है। प्रकरण में विपक्षी को समुचित अवसर देने के बाद भी पीठ द्वारा पूर्व में धारा-34 के अन्तर्गत पारित आदेश दिनांक 25.08.2024 का अनुपालन करते हुए, विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी है। विपक्षी, पीठ द्वारा पूर्व में पारित आदेश दिनांक 25.08.2024 के अनुसार शिकायतकर्ता को कब्जा देते हुए रजिस्ट्री निष्पादित कराना सुनिश्चित करें। वर्णित तथ्यों एवं समस्त परिस्थितियों को दृष्टिगत रखते हुए सचिव, रेरा प्रकरण में आदेश दिनांक 25.08.2024 के अनुसार विलम्बित अवधि के ब्याज की धनराशि हेतु वसूली प्रमाण पत्र जारी करायें एवं विपक्षी / प्रोमोटर के विरूद्ध रेरा अधिनियम, 206 की धारा-63 के अन्तर्गत यथोचित अर्थदण्ड अधिरोपित किये जाने हेतु पत्रावली प्राधिकरण के समक्ष पेश की जाये। आदेश पोर्टल पर अपलोड किया जाये। दिनांक Qe “7 2022 Que SO — Wor - 2.८ (राजीव कुमार) (अध्यक्ष) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण