U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddha Nagar | Hearing Bench-02 (formerly Bench-4) Order under Section-38, 40(2) and 63 Attendance:- T. Venkatesh, Member Complaint No.—NCR45/09/8882/2024 Rajeev Kumar Chauhan and Malti Devi versus Saya Homes Private Limited The applicant / complainant's complaint was presented for final arguments through video conferencing on date 24.06.2024. On call, learned advocate Shri Yogesh Singh appeared on behalf of the applicant / complainant and learned advocate Ms. Malini appeared on behalf of the respondent. In the case, reserving the file for order on date 24.06.2024 itself, both parties if they wish may submit their respective written arguments before the Authority within 04 weeks. The main objective of the Real Estate (Regulation and Development) Act, 20i6 is that the interests of consumers in the real estate sector be protected and disputes be expeditiously disposed of. For achieving this objective, responsibilities and powers have been conferred upon the Authority under the RERA Act. The functions of the Authority are mentioned in Section-34(8) of the Real Estate (Regulation and Development) Act, 2046. 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, 20i6, the Authority has been empowered that if obligations cast upon the promoter are violated by the promoter, 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. (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 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, 20i6, the Authority has been given the power that if the promoter fails to comply with the order of the Authority, the Authority may impose penalty against the promoter up to 05 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 relates to the Real Estate Regulatory Authority, and Section-63 falls under Chapter-8 of the Real Estate (Regulation and Development) Act, 2046, which relates to offences, penalties and adjudication. From the above provisions it is clear that under the RERA Act, the Authority is empowered to execute its orders under Section-40 upon non-compliance of orders by the promoter and impose penalty on the promoter under Section-63. The Authority can take both actions simultaneously. In the case in question, application was made by the complainant through the RERA portal for execution of the order, on which the Authority, issuing notice to the respondent, directed it to comply with the order passed by the Bench under Section-34 on date 04.05.2023 by date 04.44.2023 and submit a compliance report, but no compliance report was made available by the respondent.

The Authority, issuing show-cause notice dated 47.44.2023, directed the respondent to comply with the said order by date 05.42.2023 and submit a compliance report, but no compliance report has been filed by the respondent. Notice under Section-63 was issued by the Authority, in furtherance of which hearing was conducted by the Bench on date 44.04.2024, 29.04.2024 and final hearing was held on date 24.06.2024. In respect of the complaint in question, the Bench passed an order under Section-34 on date 07.05.2023. From perusal of the order passed by the Bench under Section-34 on date 04.05.2023, it is clear that the respondent was directed to ensure giving possession of the complainant's unit after completing it as per the agreement along with OC/CC (deemed approved dated 24.0.2024) within 90 days from the date of uploading of the order and get registration done as per rules after receiving the payable stamp duty, but no such evidence has been submitted by the respondent from which it could be clear that in compliance with the order passed by the Bench under Section-34 on date 04.05.2023, the respondent has at present provided physical possession of the unit in question to the applicant/complainant, settled the account, and executed registration. Rule-24 of the RERA Rules, 2046 provides the manner of implementation of the orders and directions of the Authority. Rule-24 of the RERA Rules, 20:6 is as follows:-

“ .24Manner of implementation of order, direction or decisions of the adjudicating officer, the Authority or the Appellate Tribunal.— For the purpose of sub-section ( (2 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.” Therefore, in view of the above-described facts and all circumstances, the file is referred under powers vested in Rule-24 for hearing before the Hon'ble Adjudicating Officer on date 22.04.2025 for proceedings of physical possession of the unit.

Secretary, U.P. RERA ensure taking action as per rules for issuing recovery certificate for the amount of delay period interest payable by the respondent before the date of hearing date 22.04.2025 in accordance with paragraph-2 of the order dated 04.05.2023 in the case, and make the file available to the Hon'ble Adjudicating Officer before the date of hearing. If during the proceedings of Rule-24 the Hon'ble Adjudicating Officer finds that timely compliance of the order under Section-34 dated 07.05.2023 is not being ensured by the respondent / promoter, then in such circumstance the Hon'ble Adjudicating Officer may refer the case back to the Bench for taking action under Section-63 of the RERA Act. The order be uploaded on the portal. (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 WeIT—NCR45/09/8882/2024 राजीव कुमार चौहान एवं मालती देवी बनाम साया होम्स प्राइवेट लिमिटेड weit / शिकायतकर्ता का परिवाद अंतिम बहस हेतु वीडियो कॉन्फ्रेंसिंग के माध्यम से दिनांक 24.06.2024 को प्रस्तुत किया गया। पुकार पर प्रार्थी / शिकायतकर्ता की ओर से विद्वान अधिवक्ता श्री योगेश सिंह उपस्थित हुए एवं विपक्षी की ओर से विद्वान अधिवक्ता सुश्री मालिनी उपस्थित हुईं। प्रकरण में पत्रावली आदेश हेतु दिनांक 24.06.2024 को ही सुरक्षित रखते हुए उभयपक्ष यदि चाहें तो वह 04 सप्ताह के अन्दर अपनी-अपनी लिखित बहस प्राधिकरण के समक्ष प्रस्तुत कर सकते हैं। भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20i6 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 है:- "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 प्राधिकरण को यह अधिकार दिया गया है कि प्रोमोटर द्वारा उस पर डाली गयी बाध्यताओं का उल्लंघन किया जाता है, तो प्राधिकरण इस अधिनियग और उराके अधीन बनाए गए नियमों एवं विनियमों के अधीन tered} या ब्याज अधिरोपित कर सकता है। धारा-38, रेरा अधिनियम निम्नवत्‌ a "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, 20I6 F 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 dared लगा सकता है। धारा-63 निम्नवत हैः-

“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 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 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 04.44.2023 तक पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 04.05.2023 का अनुपालन कर, अनुपालन we प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी।

प्राधिकरण द्वारा कारण दर्शाओं नोटिस, दिनांक 47.44.2023 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 05.42.2023 तक Gat 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 क्रग गें पीठ द्वारा रुनवाई दिनांक 44.04.2024, 29.04.2024 एवं अंतिम सुनवाई दिनांक 24.06.2024 को की गयी थी। ward शिकायत के सम्बन्ध में पीठ द्वारा धारा-34 के अन्तर्गत दिनांक 07.05.2023 को आदेश पारित किया गया। उपरोक्त पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 04.05.2023 के अवलोकन से यह स्पष्ट है कि पीठ द्वारा विपक्षी को आदेशित किया जाता है कि वह शिकायतकर्ता की यूनिट को अनुबन्ध पत्र के अनुसार पूर्ण कराकर आदेश अपलोड किये जाने की तिथि से 90 दिनों में ओ. सी/सी.सी (डीम्ड एप्रूब्ड दिनांकित 24.0.2024) सहित कब्जा देना सुनिश्चित करें और देय स्टाम्प शुल्क प्राप्त कर नियमानुसार रजिस्ट्री करायें, परन्तु विपक्षी द्वारा ऐसा कोई साक्ष्य प्रस्तुत नहीं किया गया है, जिससे यह स्पष्ट हो सके कि पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 04.05.2023 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, 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 है:-

“ .24Manner of implementation of order, direction or decisions of the adjudicating officer, the Authority or the Appellate Tribunal.— For the purpose on of sub-section ( (2 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 22.04.2025 को संदर्भित की जाती है।

सचिव, उ.प्र. रेरा प्रकरण में आदेश, दिनांक 04.05.2023 के प्रस्तर-2 के अनुसार सुनवाई की तिथि दिनांक 22.04.2025 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. न्यायनिर्णायक 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 07.05.2023 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। Saal (सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण =