U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddha Nagar. Hearing Bench-02 Order under Section 38 / 40 / 63 Presence:- T. Venkatesh, Member Complaint Number:—NCR45/0/83704/202 Sunil Kumar Dubey vs. Rise Projects Private Limited In the case in question, the file was reserved for orders. From the perusal of the file, it is revealed that the order dated 44.40.2022 passed earlier by the respondent under Section 34 has not been complied with. In the case in question, application was filed by the complainant through RERA portal on dated 02.04.2023 for execution of order, upon which notice was issued by the Authority to the respondent on dated 42.04.2023 directing to comply with the said order and submit compliance report by dated 30.04.2023, but compliance report was not made available by the respondent. Show cause notice was issued by the Authority under Section 38 / 40 / 63 on dated 02.02.2023 directing the respondent to comply with the said order and submit compliance report by dated 20.02.2023. The primary objective of the Real Estate (Regulation and Development) Act, 2046 is to protect the interests of consumers in the real estate sector and ensure speedy disposal of disputes. To fulfill this objective, duties and powers have been conferred upon the Authority under the RERA Act. Section 34(8) of the Real Estate (Regulation and Development) Act, 2046 mentions the functions of the Authority. The following provision is 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;" According to the provision of Section 38 of the Real Estate (Regulation and Development) Act, 206, the Authority has been empowered that if the obligations cast upon the promoter are contravened, 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, 2006, the Authority has been empowered that if the promoter fails to comply with the order of the Authority, the Authority may impose penalty against the promoter up to 5 percent of the estimated cost of the real estate project. 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, 20i6, 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 has been empowered that in case of non-compliance of orders by the promoter, the Authority may execute its orders under Section 40 and impose monetary penalty on the promoter under Section 63. The Authority can undertake both proceedings simultaneously. Notice was issued by the Authority under Section 38 / 40 / 63, in furtherance of which hearings were conducted by the Bench on dated 40.05.2023, 6.0.2023, 4.03.2024 and final hearing on dated 20.05.2024. During the hearing on dated 6.40.2023, it was stated by the complainant that the order passed under Section 34 has not been complied with by the respondent.

On the other hand, no such evidence has been presented by the respondent from which it could be clear that in compliance of the order dated 44.40.2022 passed by the Bench under Section 34, physical possession of the unit in question has currently been delivered to the applicant, complainant by the respondent, and after obtaining all NOCs, registry has been executed. Therefore, taking into consideration all facts and circumstances, the Secretary, RERA is directed to ensure issuance of a recovery certificate for the deposited amount along with interest in accordance with serial number 4 of the order passed earlier by the Bench under Section 34 on dated 44.40.2022 in the case in question. Due to non-compliance of the order dated 24.:0.2022 by the respondent, the file be placed before the Authority for imposing appropriate monetary penalty under Section 63 of the RERA Act, 20:6. T. Venkatesh (Member) U.P. Real Estate Regulatory Authority

उ.प्र. भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर। सुनवाई पीठ-02 आदेश अन्तर्गत धारा-38 / 40 /63 उपस्थितिः- टी. deca, सदस्य शिकायत WeIM—NCR45/0/83704/202 सुनील कुमार दुबे बनाम राइज प्रोजेक्ट्स प्राइवेट लिमिटेड wed प्रकरण में पत्रावली आदेश हेतु सुरक्षित की गयी थी। पत्रावली के अवलोकन से विदित है कि विपक्षी द्वारा पूर्व में धारा-34 के अन्तर्गत पारित आदेश दिनांक 44.40.2022 का अनुपालन नहीं किया गया है। प्रश्नगत प्रकरण में शिकायतकर्ता द्वारा रेरा पोर्टल के माध्यम से आदेश कियान्वयन कराये जाने हेतु आवदेन दिनांक 02.04.2023 को किया गया, जिस पर प्राधिकरण द्वारा विपक्षी को नोटिस दिनांक 42.04.2023 को जारी करते हुए दिनांक 30.04.2023 तक उक्त आदेश का अनुपालन कर, अनुपालन आख्था प्रस्तुत 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 02.02.2023 को जारी करते हुए विप्रक्षी को निर्देशित किया गया है कि वह दिनांक 20.02.2023 तक VA आदेश का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये थे। 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, 2046 में 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;" Ch धारा-38 भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 206 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 पैनाल्टी या ब्याज अधिरोपित कर सकता है। धारा-38 रेरा अधिनियम निम्नवत हैः- "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 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, 2006 4 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 अच्तर्गत प्राधिकरण को यह अधिकार दिया गया है कि प्राधिकरण प्रोमोटर 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 ध कर सकता है। न्‍्नं प्राधिकरण द्वारा धारा-38 /40,/63 के अन्तर्गत नोटिस निर्गत क्रम में पीठ द्वारा सुनवाई दिनांक 40.05.2023, 6.0.2023, 4.03.2024 तथा अंतिम द्वारा आदेशों का की गयी, जिसके सुनवाई दिनांक 20.05.2024 को की गयी। शिकायतकर्ता द्वारा दिनांकित 6.40.2023 को सुनवाई के दौरान कहा गया है कि विपक्षी द्वारा धारा-34 के अन्तर्गत अनुपालन नहीं किया गया है। पारित आदेश का दूसरी ओर विपक्षी द्वारा ऐसा कोई साक्ष्य प्रस्तुत नहीं किया a है, जिससे यह स्पष्ट हो सके कि पीठ oat के अन्तर्गत पारित आदेश, दिनांक 44.40.2022 के अनुपालन में विपक्षी द्वारा वर्तमान समय में प्रार्थी, शिकायतकर्ता को प्रश्नगत यूनिट का भौतिक कब्जा देते हुए, saree Vea कर, रजिस्ट्री निष्पादित करा दी गयी हो।

अतः समस्त तथ्यों एवं परिस्थितियों को दृष्टिगत रखते हुए सचिव, रेरा को निर्देशित किया जाता है कि प्रश्नगत प्रकरण में पीठ द्वारा पूर्व में oes के अन्तर्गत पारित आदेश दिनांक 44.0.2022 6 WER संख्या-4 के अनुसार जमा धनराशि मय ब्याज का वसूली प्रमाण-पत्र जारी करना सुनिश्चित करें। विपक्षी द्वारा आदेश दिनांक 24.:0.2022 का अनुपालन न किये जाने के कारण रेरा अधिनियम, 20:6 की धारा-63 के अन्तर्गत यथोचित अर्थदण्ड अधिरोपित किये जाने हेतु पत्रावली प्राधिकरण के समक्ष पेश की जाए। Ca || ३८ © वेंकटेश (सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण