U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddh Nagar. Hearing Bench-04 Order under Sections 38 / 40 / 63 Present: T. Venkatesh, Member Complaint No.: WM—NCRI45/09/80982/2024 Chitranjan Kumar and Rinku Devi Versus Rise Projects Pvt. Ltd. The file in the case in question was reserved for orders. The submissions of both parties were heard and the case file was perused. From a perusal of the file it is evident that the opposite party has not complied with the order dated 07.02.2022 passed earlier under Section 34 [?]. In the case in question, the complainant filed an application for enforcement of the order through the RERA portal on 45.07.2022. On it, the Authority issued a notice to the opposite party on 24.07.2022, directing it to comply with the [?] order by 5.08.2022 and to submit a compliance report. However, the opposite party did not furnish a compliance report. The Authority issued a show-cause notice under Sections 38 / 40 / 63 dated 7.08.2022, directing the opposite party to comply with the [?] order by 05.09.2022 and to submit a compliance report. The opposite party, filing a compliance report dated 07.07.2023, has recorded that, subject to the payments made by the complainant, it will make available the fit-out and physical possession of the said unit by December 2023 and March 2024 respectively, along with the necessary certificates and NOC.

The main objective of the Real Estate (Regulation and Development) Act, 20r6 is to protect the interests of consumers in the real estate sector and to dispose of disputes expeditiously. To fulfil this objective, the Authority has been given responsibilities and powers under the RERA Act. The functions of the Authority are mentioned in Section 34 (8) of the Real Estate (Regulation and Development) Act, 2016. 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;" Under the provision of Section 38 of the Real Estate (Regulation and Development) Act, 20॥6, 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 reads as follows: "38. (I) 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, 2046, the Authority has been given the power that, if a promoter is unable to comply with the Authority's order, the Authority may impose a penalty on the promoter of up to 5 percent 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 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, 20i6 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, if the 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.

The Authority issued notices under Sections 38 / 40 / 63, and in the course of these proceedings the Bench heard the matter on 46.44.2022, 20.04.2023, 29.04.2023 and 08.05.2023, and the final hearing was held on 04.07.2023. 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, keeping in view all the facts and circumstances, the Secretary, RERA, is directed to ensure that a recovery certificate is issued in the case in question for the deposited amount with interest, in respect of paragraph 4 of the order dated 07.02.2022 passed earlier by the Bench under Section 34 [?]. As the opposite party has not complied with the order dated 07.02.2022, the file shall be placed before the Authority for imposing appropriate penalty under Section 63 of the RERA Act, 2046. T. Venkatesh (Member) U.P. Real Estate Regulatory Authority

So प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर। सुनवाई पीठ-04 आदेश अन्तर्गत धारा-38 /40 / 63 उपस्थिति:- टी. वेंकटेश, सदस्य शिकायत WM—NCRI45/09/80982/2024 चितरंजन कुमार एवं रिंकू देवी बनाम राईज प्रोजेक्ट्स प्रा.लि. प्रश्नगत प्रकरण में पत्रावली आदेश हेतु सुरक्षित की गयी थी। उभयपक्षों के Tel को सुना गया व पत्रावली का अवलोकन किया गया | पत्रावली के अवलोकन से विदित है कि विपक्षी Ent पूर्व में ara 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 45.07.2022 को किया गया, जिस पर प्राधिकरण द्वारा विपक्षी को नोटिस दिनांक 24.07.2022 को जारी करते हुए दिनांक 5.08.2022 तक GAT आदेश का अनुपालन कर, अनुपालन आख््ा प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी। प्राधिकरण द्वारा धारा-38 /40/63 के अन्तर्गत कारण दर्शाओं नोटिस दिनांक 7.08.2022 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 05.09.2022 तक GR आदेश का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये थे। | विपक्षी द्वारा अनुपालन आख्या दिनांकित 07.07.2023 दाखिल करते हुए अंकित किया गया है कि विपक्षी, शिकायतकर्ता द्वारा किये गये भुगतान के अधीन दिसम्बर 2023 तक उक्त इकाई का फिट आउट तथा भौतिक कब्जा मार्च 2024 तक आवश्यक प्रमाण-पत्रों और एन.ओ.सी के साथ उपलब्ध करा देंगे। an

भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20r6 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, 20१6 में प्राधिकरण के कृत्यों का उल्लेख किया गया है। धारा-34(9)में निम्नलिख़ित 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) , 20॥6 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 निम्नवत है:- "38. (I) 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 le of natural justice and, subject to the other provisions of th is 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 निम्नवत है:- | 40. (7) If a promoter or an allottee or a real ote 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 fuilure by any person to comply with such order or direction, he 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 हैः- “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, 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 or कियान्वयन कराए तथा | | धारा-63 के अन्तर्गत प्रोमोटर पर अर्थदण्ड लगाए। प्राधिकरण दोनों कार्यवाही एक साथ कर सकता है।

प्राधिकरण द्वारा धारा-38 / 40 / 63 के अन्तर्गत नोटिस निर्गत की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक 46.44.2022, 20.04.2023, 29.04.2023, 08.05.2023 तथा अंतिम सुनवाई दिनांक 04.07.2023 को की गयी। विपक्षी (द्वारा दाखिल अनुपालन आख्या से यह स्पष्ट है कि उनके द्वारा ost 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 धारा-34 के अन्तर्गत पारित आदेश दिनांक 07.02.2022 के प्रस्तर संख्या-4 के कि पार 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, 2046 की धारा-63 के अन्तर्गत यथोचित अर्थदण्ड अधिरोपित किये जाने हेतु पत्रावली प्राधिकरण के समक्ष पेश की जाए। (5० ० वेंकटेश | (सदस्य) | उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण |