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 Number:-487245//02634/2022 Prem Singh Samant versus Rise Projects Private Limited The applicant / complainant's complaint was presented for final arguments through video conferencing on date 49-06-2025. On call, his representative Shri Yogesh Goyal appeared on behalf of the complainant and learned advocate Ms. Malini appeared on behalf of the respondent. Thereupon, hearing the arguments of both parties in detail, the file was reserved for order on date 49-06-2025 itself. The main objective of the Real Estate (Regulation and Development) Act, 2046 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, 2046, 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, 2046, 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 24.09.2023 by date 34-04-2024 and submit a compliance report, but no compliance report was made available by the respondent. The Authority, issuing show-cause notice dated t6.02.2024, directed the respondent to comply with the said order by date 05.03.2024 and submit a compliance report.

Notice under Section-63 was issued by the Authority, in furtherance of which hearing was conducted by the Bench on date 06.05.2024, 4.07.2024, 02.09.2024, 08.0.2024 and final hearing was held on date 49.06.2025, and request was made by the complainant during the hearing before the Hon'ble Bench to provide possession of the unit in question along with delay period interest, in furtherance of which the respondent, filing its compliance report, stated that obtaining completion certificate from the competent development authority on date 49.08.2024, offer of possession was sent to the complainant on date 45.09.2023 and the complainant may obtain possession of the said unit upon paying his payable amount against the unit in question. In respect of the complaint in question, order was passed by the Bench under Section-34 on date 24.09.2023.

From perusal of the order passed by the Bench under Section-34 on date 24.09.2023, it is clear that the respondent is directed to ensure giving possession along with OC / CC after completing all amenities of the complainant's units as per the allotment letter / agreement by date 30..2023 and get registration done as per rules after receiving payable stamp duty, but no such evidence has been submitted by the respondent along with its undated written compliance report from which it could be clear that in compliance with the order passed by the Bench under Section-34 on date 24.09.2023, 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, 20i6 provides the manner of implementation of orders and directions of the Authority. Rule-24 of the RERA Rules, 2046 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 ( (2of 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 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 date 20:44:2025 (or 20442025) in accordance with paragraph-02 of the order passed on date 24.09.2023 in the case in question, 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 24.09.2023 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 (gi te) आदेश अन्तर्गत धारा-38, 40(2) एवं 63 उपस्थिति:- टी. dees, सदस्य शिकायत संख्या:-४८7245//02634/2022 प्रेम सिंह सामंत बनाम राइज प्रोजेक्ट्स प्राइवेट लिमिटेड प्रार्थी ,/ शिकायतकर्ता का परिवाद अंतिम बहस हेतु वीडियो कॉन्फ्रेंसिंग के माध्यम से दिनांक 49-06-2025 को प्रस्तुत किया गया। पुकार पर शिकायतकर्ता की ओर से उनके प्रतिनिधि श्री योगेश गोयल उपस्थित एवं विपक्षी की ओर 'से उनकी विद्वान अधिवक्ता सुश्री मालिनी उपस्थित Ee इस पर पीठ द्वारा उभयंपक्षों के तर्कों को विस्तार से सुनते हुए, पत्रावली आदेश हेतु, दिनांक 49-06-2025 को ही सुरक्षित रखी गयी। भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20:6 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, 20i6 4 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, 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 निम्नवत्‌ "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. ce (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, हि 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) अंधिनियम, 206 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 है:-

“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, 206 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 (4 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 34-04-2024 तक पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश, दिनांक 24.09.2023 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 t6.02.2024 को जारी करते हुए विपक्षी को निर्देशित किया गया है कि वह दिनांक 05.03.2024 तक उक्त आदेश का अनुपालन कर, अनुपालन आख्या प्रस्तुत करने हेतु निर्देश दिये गये थे। प्राधिकरण द्वारा धारा-63 के अन्तर्गत नोटिस जारी की गयी, जिसके क्रम में पीठ द्वारा सुनवाई दिनांक 06.05.2024, 4.07.2024, 02.09.2024, 08.0.2024 एवं अंतिम सुनवाई दिनांक 49.06.2025 को की गयी एवं शिकायतकर्ता द्वारा सुनवाई के दौरान माननीय पीठ के समक्ष विलम्बित अवधि के ब्याज सहित प्रश्नगत यूनिट का कब्जा ard जाने का अनुरोध किया गया है, जिसके कम में विपक्षी द्वारा अपनी अनुपालन आख्या दाखिल करते हुए अंकित किया गया है कि उनके द्वारा सक्षम विकास प्राधिकरण से दिनांक 49.08.2024 को पूर्णता प्रमाण पत्र प्राप्त करते हुए दिनांक 45.09.2023 को शिकायतकर्ता को ऑफर ऑफ पोजेशन प्रेषित किया गया है तथा प्रश्नगत यूनिट के सापेक्ष शिकायतकर्ता अपनी देय धनराशि का भुगतान कर उक्त यूनिट का कब्जा प्राप्त कर सकते हैं। gana शिकायत के सम्बन्ध में पीठ द्वारा धारा-3॥ के अन्तर्गत दिनाक 24.09.2023 को आदेश पारित किया गया।

उपरोक्त पीठ द्वारा धारा-34 के अन्तर्गत पारित आदेश; दिनांक 24.09.2023 के अवलोकन से यह स्पष्ट है कि विपक्षी कों आदेशित किया जाता है कि वह शिकायतकर्ता की यूनिटद्स की समस्त सुविधाओं को आवंटन पत्र/अनुबन्ध पत्र के अनुसार पूर्ण कराकर दिनांक 30..2023 तक ओ. सी /सी.सी सहित कब्जा देना सुनिश्चित करें और देय स्टाम्प शुल्क Wat कर नियमानुसार रजिस्ट्री ar, परन्तु विपक्षी द्वारा अपनी लिखित अनुपालन आख्या तिथि रहित के साथ ऐसा कोई साक्ष्य प्रस्तुत नहीं किया गया है, जिससे यह स्पष्ट हो सके कि पीठ द्वारा aes के अन्तर्गत पारित आदेश, दिनांक 24.09.2023 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 a रेरा नियमावली, 20i6 के नियम-24 में प्राधिकरण के आदेशों एवं निर्देशों को क्रियान्वित करने की रीति दी हुई है। ह रेरा नियमावली, 2046 का नियम-24 निम्नवत्‌ हैः- “ 24वाार' of implementation of order, direction or decisions of the adjudicating officer, the Authority or the Appellate Tribunal.— For the purpose a

of sub-section ( (2९ 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. न्‍्यायनिर्णायक अधिकारी के समक्ष सुनवाई हेतु; दिनांक 28-7:-2025 को संदर्भित की जाती है।

सचिव, उ.प्र. रेरा प्रश्नगत प्रकरण में पारित आदेश दिनांक 24.09.2023 के प्रस्तर-02 के अनुसार दिनांक 20-44-2025 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-34, दिनांक 24.09.2023 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। ) Ve, les Les (सदस्य) उ.प्र. भू-सम्पदा विनियामक़ प्राधिकरण