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 No.: [?]45/0/62467/2020 Yagyadev Sharma Versus Rise Projects Private Limited The applicant/complainant's complaint was presented for final arguments through video conferencing on 44.03.2024. When called, the applicant/complainant was represented by his learned Advocate Shri Atul Kumar, and the opposite party was represented by its learned Advocate Shri Rishabh [?]. The file was reserved for orders in this case on the same date, 44.03.2024. The main object of the Real Estate (Regulation and Development) Act, 2006 is to protect the interests of consumers in the real estate sector and to ensure the speedy disposal of disputes. To fulfil this object, the Authority has been given duties and powers under the RERA Act. Section 34(8) of the Real Estate (Regulation and Development) Act, 2046 mentions 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;" Under the provision of Section 38 of the Real Estate (Regulation and Development) Act, 20i6 [?], the Authority is empowered to impose a penalty or interest if the promoter violates the obligations imposed on it under that Act. Section 38 of the RERA Act reads as follows:

"38. (1) 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 fails to comply with the Authority's order, the Authority may impose a penalty on 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 here 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 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 fails to 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. In the case in question, the complainant applied through the RERA portal for enforcement of the order. On that application the Authority issued notice to the opposite party and directed it, by 30.4.2022, to comply with the order passed by the Bench under Section 34 dated 8.06.2024 and to submit a compliance report. The opposite party did not submit a compliance report. The Authority issued a show-cause notice dated 04.42.2022 and directed the opposite party to comply with the GAT order and submit a compliance report by 20.42.2022, but the opposite party has filed no compliance report. The Authority issued a notice under Section 63. In the course of those proceedings, the Bench heard the matter on 40.05.2023, 6.40.2023 and, at the final hearing, on 44.03.2024, at which the complainant requested possession and interest for the delayed period.

On the other hand, the opposite party, in filing its compliance report, stated that the complainant can obtain possession of the unit after paying the balance amount due against the unit. In respect of this complaint, the Bench passed an order under Section 34 on 48.06.2024. From the order passed by the above Bench under Section 34 dated 48.06.2024, it is clear that the Bench directed the opposite party to ensure that possession with O.C./C.C. is given by 34.08.2000. However, the opposite party has not produced any evidence showing that, in compliance with the order under [?] dated 48.06.2024, it has now given the applicant/complainant physical possession of the unit in question, settled the account, and executed the registry. Rule-24 of the RERA Rules, 2046 provides the manner of enforcing the orders and directions of the Authority. Rule-24 of the RERA Rules, 206 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 facts stated above and all the circumstances, the file is referred, under the powers contained in Rule-24, to the Hon'ble Adjudicating Officer for hearing on 49.42.2024 for proceedings for physical possession of the unit.

The Secretary, U.P. RERA, in the case, shall ensure that, as per paragraph-2 of the order dated 48.06.2024, before the hearing date 49.42.2024, action is taken as per rules to issue a recovery certificate for the delayed-period interest payable by the opposite party, and that the file is made available to the Hon'ble Adjudicating Officer before the hearing date. If, during the Rule-24 proceedings, the Hon'ble Adjudicating Officer finds that the opposite party/promoter is not ensuring timely compliance with the order dated 48.06.2024 passed under Section 34, 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. The order shall 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 संख्या:-नप्टारा45/0/62467/2020 यज्ञदेव शर्मा बनाम प्रोजेक्टस राइज ea प्राइवेट लिमिटेड प्रार्थी, शिकायतकर्ता का परिवाद अंतिम बहस हेतु वीडियों कॉन्फ्रेंसिंग के माध्यम से दिनांक 44.03.2024 को प्रस्तुत किया गया। पुकार पर प्रार्थी ,/शिकायतकर्ता की ओर से उनके विद्वान अधिवक्ता श्री अतुल कुमार उपस्थित एवं विपक्षी की ओर से उनके विद्वान अधिवक्ता श्री ऋषभ उपस्थित | प्रकरण में पत्रावली आदेश हेतु दिनांक 44.03.2024 को ही सुरक्षित की गयी। भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2006 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(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, 20i6 S 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 पैनाल्टी या ब्याज अधिरोपित कर सकता है। धारा-38, रेरा अधिनियम निम्नवत्‌ a

"38. (() 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 है:- 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 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 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 Wy i

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 30.4.2022 तक पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 8.06.2024 का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये, परन्तु विपक्षी द्वारा अनुपालन आख्या उपलब्ध नहीं करायी गयी।

प्राधिकरण द्वारा कारण दर्शाओं नोटिस, दिनांक 04.42.2022 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 20.42.2022 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 क्रम में पीठ द्वारा सुनवाई दिनांक 40.05.2023, 6.40.2023 एवं अंतिम सुनवाई दिनांक 44.03.2024 को की गयी, जिसमें शिकायतकर्ता द्वारा कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने का अनुरोध किया गया है। दूसरी ओर विपक्षी द्वारा अनुपालन आख्या दाखिल करते हुए अंकित किया गया है कि शिकायतकर्ता प्रश्नगत यूनिट के सापेक्ष अपनी अवशेष धनराशि का भुगतान कर यूनिट का कब्जा प्राप्त कर सकते है। pera शिकायत के सम्बन्ध में पीठ द्वारा धारा-34 के अन्तर्गत दिनांक 48.06.2024 को आदेश पारित किया गया। उपरोक्त पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 48.06.2024 के अवलोकन से यह स्पष्ट है कि पीठ द्वारा विपक्षी को दिनांक 34.08.2000 तक ओ.सी/सी.सी सहित कब्जा देना सुनिश्चित करें, परन्तु विपक्षी द्वारा ऐसा कोई साक्ष्य प्रस्तुत नहीं किया गया है, जिससे यह स्पष्ट हो सके कि पीठ द्वारा ona के अन्तर्गत पारित आदेश, दिनांक 48.06.2024 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 क्रियान्चित करने की रीति दी हुई है। रेरा नियमावली, 206 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 ( (20f 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.” अत: 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 49.42.2024 को संदर्भित की जाती है।

सचिव, उ.प्र. रेरा प्रकरण में आदेश, दिनांक 48.06.2024 के प्रस्तर-2 के अनुसार सुनवाई की तिथि दिनांक 49.42.2024 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 ना सुनिश्चित करें | यदि मा. न्यायनिर्णायक अधिकारी नियम-24 की कार्यवाही के दौरान यह पाते हैं कि विपक्षी / प्रोमोटर द्वारा आदेश अन्तर्गत ars, दिनांक 48.06.2024 का समयबद्ध रूप से अनुपालन सुनिश्चित नहीं किया जा रहा है, तो ऐसी दशा में मा. न्‍्यायनिर्णायक 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। (सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण