1. Real Estate Regulation and
Development Act 2016
Dubai, 2nd June 2016
Dr Sanjay Chaturvedi
LLB, PhD
2. The Act
The Real Estate Regulation and
Development Act 2016.
Which repealed Maharashtra
Housing (Regulation and
Development) Act 2012. (Sec 92)
Sec56 of MHA repealed MOFA
3. Objective of the Act
An Act to establish the Real Estate Regulatory Authority
for regulation and promotion of the real estate sector
and to ensure sale of plot, apartment or building, as the
case may be, or sale of real estate project, in an
efficient and transparent manner and to protect the
interest of consumers in the real estate sector and to
establish an adjudicating mechanism for speedy dispute
redressal and also to establish the Appellate Tribunal to
hear appeals from the decisions, directions or orders of
the Real Estate Regulatory Authority and the
adjudicating officer and for matters connected therewith
or incidental thereto.
4. Real Estate Promotor
(zk) "promoter" means,—
(i) a person who constructs or causes to be
constructed an independent building or a building
consisting of apartments, or converts an existing
building or a part thereof into apartments, for the
purpose of selling all or some of the apartments to
other persons and includes his assignees; or
(ii) a person who develops land into a project,
whether or not the person also constructs structures
on any of the plots, for the purpose of selling to other
persons all or some of the plots in the said project,
whether with or without structures thereon; or
5. Definition : Promotor
(v) any other person who acts himself as a builder, coloniser,
contractor, developer, estate developer or by any other name or
claims to be acting as the holder of a power of attorney from the
owner of the land on which the building or apartment is
constructed or plot is developed for sale; or
(vi) such other person who constructs any building or apartment
for sale to the general public.
Explanation.—For the purposes of this clause, where the person who
constructs or converts a building into apartments or develops a plot for sale
and the persons who sells apartments or plots are different persons, both of
them shall be deemed to be the promoters and shall be jointly liable as such
for the functions and responsibilities specified, under this Act or the rules and
regulations made thereunder;
6. Definitions
2 (k) "carpet area" means the net usable floor
area of an apartment, excluding the area
covered by the external walls, areas under
services shafts, exclusive balcony or verandah
area and exclusive open terrace area, but
includes the area covered by the internal
partition walls of the apartment.
7. Definitions
(b) "advertisement" means any document
described or issued as advertisement through
any medium and includes any notice, circular or
other documents or publicity in any form,
informing persons about a real estate project, or
offering for sale of a plot, building or apartment
or inviting persons to purchase in any manner
such plot, building or apartment or to make
advances or deposits for such purposes;
8. Definition : Buyer
(d) "allottee" in relation to a real estate project,
means the person to whom a plot, apartment or
building, as the case may be, has been allotted,
sold (whether as freehold or leasehold) or
otherwise transferred by the promoter, and
includes the person who subsequently acquires
the said allotment through sale, transfer or
otherwise but does not include a person to
whom such plot, apartment or building, as the
case may be, is given on rent;
9. Definition : Apartments
(e) "apartment" whether called block, chamber, dwelling
unit, flat, office, showroom, shop, godown, premises,
suit, tenement, unit or by any other name, means a
separate and self-contained part of any immovable
property, including one or more rooms or enclosed
spaces, located on one or more floors or any part
thereof, in a building or on a plot of land, used or
intended to be used for any residential or commercial
use such as residence, office, shop, showroom or
godown or for carrying on any business, occupation,
profession or trade, or for any other type of use ancillary
to the purpose specified;
10. Definition
(m) "commencement certificate" means the
commencement certificate or the building permit
or the construction permit, by whatever name
called issued by the competent authority to allow
or permit the promoter to begin development
works on an immovable property, as per the
sanctioned plan;
11. Definitions
(q) "completion certificate" means the completion
certificate, or such other certificate, by whatever
name called, issued by the competent authority
certifying that the real estate project has been
developed according to the sanctioned plan,
layout plan and specifications, as approved by
the competent authority under the local laws;
12. Definition : OC
(zf) "occupancy certificate" means the
occupancy certificate, or such other certificate by
whatever name called, issued by the competent
authority permitting occupation of any building,
as provided under local laws, which has
provision for civic infrastructure such as water,
sanitation and electricity;
13. Definition : Sanction Plan
(zq) "sanctioned plan" means the site plan,
building plan, service plan, parking and
circulation plan, landscape plan, layout plan,
zoning plan and such other plan and includes
structural designs, if applicable, permissions
such as environment permission and such other
permissions, which are approved by the
competent authority prior to start of a real estate
project;
14. Registration & Licensing
3. (1) No promoter shall
advertise, market, book, sell or
offer for sale, or invite persons
to purchase in any manner any
plot, apartment or building, as
the case may be, in any real
estate project or part of it, in any
planning area, without
registering the real estate
project with the Real Estate
Regulatory Authority
established under this Act:
15. Registration and Licensing
Provided that projects that are ongoing on the date of
commencement of this Act and for which the completion
certificate has not been issued, the promoter shall make an
application to the Authority for registration of the said project
within a period of three months from the date of commencement
of this Act:
Provided further that if the Authority thinks necessary, in the
interest of allottees, for projects which are developed beyond the
planning area but with the requisite permission of the local
authority, it may, by order, direct the promoter of such project to
register with the Authority, and the provisions of this Act or the
rules and regulations made thereunder, shall apply to such
projects from that stage of registration.
16. Registration and Licensing
(b) where the promoter has received completion
certificate for a real estate project prior to
commencement of this Act;
(c) for the purpose of renovation or repair or re-
development which does not involve marketing,
advertising selling or new allotment of any
apartment, plot or building, as the case may be,
under the real estate project.
17. Revoking License
7. (1) The Authority may, on receipt of a complaint or suo
motu in this behalf or on the recommendation of the competent
authority, revoke the registration granted under section 5, after
being satisfied that—
(a) the promoter makes default in doing anything required by or
under this Act or the rules or the regulations made thereunder;
(b) the promoter violates any of the terms or conditions of the
approval given by the competent authority;
(c) the promoter is involved in any kind of unfair practice or
irregularities.
18. Unfair Trade Practice
Explanation.—For the purposes of this clause, the term "unfair
practice means" a practice which, for the purpose of promoting
the sale or development of any real estate project adopts any
unfair method or unfair or deceptive practice including any of the
following practices, namely:—
(A) the practice of making any statement, whether in writing or by
visible representation which,—
(i) falsely represents that the services are of a particular standard
or grade;
(ii) represents that the promoter has approval or affiliation which
such promoter does not have;
(iii) makes a false or misleading representation concerning the
services;
19. Unfair Trade Practices
(B) the promoter permits the publication of any
advertisement or prospectus whether in any
newspaper or otherwise of services that are not
intended to be offered;
(d) the promoter indulges in any fraudulent
practices.
20. Functions and Duties of Builder
(3) The promoter at the time of the booking and issue of
allotment letter shall be responsible to make available to
the allottee, the following information, namely:—
(a) sanctioned plans, layout plans, along with
specifications, approved by the competent authority, by
display at the site or such other place as may be
specified by the regulations made by the Authority;
(b) the stage wise time schedule of completion of the
project, including the provisions for civic infrastructure
like water, sanitation and electricity.
21. Function and Duties of Builder
11(4) (a) Responsible till the last unit is handed over
(b) be responsible to obtain the completion certificate or
the occupancy certificate,or both, as applicable,
(c) be responsible to obtain the lease certificate, where
the real estate project is developed on a leasehold land
(d) be responsible for providing and maintaining the
essential services, on reasonable charges, till the taking
over of the maintenance of the project by the
association of the allottees
(e) enable the formation of an association or society or
co-operative society,
22. Function and Duties of Builder
(f) execute a registered conveyance deed of the
apartment, plot or building, as the case may be, in
favour of the allottee
(g) pay all outgoings until he transfers the physical
possession of the real estate project
(5) The promoter may cancel the allotment only in terms
of the agreement for sale:
23. Booking Amount
13. (1) A promoter shall not accept a sum
more than ten per cent of the cost of the
apartment, plot, or building as the case may be,
as an advance payment or an application fee,
from a person without first entering into a written
agreement for sale with such person and register
the said agreement for sale, under any law for
the time being in force.
24. Buyers’ Consent
15. (1) The promoter shall not transfer or
assign his majority rights and liabilities in
respect of a real estate project to a third party
without obtaining prior written consent from two-
third allottees, except the promoter, and without
the prior written approval of the Authority:
Provided that such transfer or assignment shall
not affect the allotment or sale of the apartments,
plots or buildings as the case may be, in the real
estate project made by the erstwhile promoter.
25. Penalties
59. (1) If any promoter contravenes the provisions of section
3, he shall be liable to a penalty which may extend up to ten per
cent. of the estimated cost of the real estate project as
determined by the Authority.
(2) If any promoter does not comply with the orders, decisions or
directions issued under sub-section (1) or continues to violate the
provisions of section 3, he shall be punishable with imprisonment
for a term which may extend up to three years or with fine which
may extend up to a further ten per cent. of the estimated cost of
the real estate project, or with both
26. Penalties
60. If any promoter provides false information or
contravenes the provisions of section 4, he shall be
liable to a penalty which may extend up to five per cent.
of the estimated cost of the real estate project, as
determined by the Authority.
61. If any promoter contravenes any other
provisions of this Act, other than that provided under
section 3 or section 4, or the rules or regulations made
the reunder, he shall be liable to a penalty which may
extend up to five per cent. of the estimated cost of the
real estate project as determined by the Authority.
27. Penalties
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.
64. If any promoter, who fails to comply with, or contravenes
any of the orders, decisions or directions of the Applellate
Trinbunal, he shall be punishable with imprisonment for a term
which may extend up to three years or with fine for every day
during which such default continues, which may cumulatively
extend up to ten per cent. of the estimated cost of the real estate
project, or with both.
28. Duties of Buyer
Pay as agreed in the agreement
The allottee shall be liable to pay interest, at
such rate as may be prescribed, for any delay in
payment
Shall participate towards the formation of an
association or society or co-operative society of
the alottees, or a federation the same.
shall take physical possession of the apartment
within two months of OC
29. Duties / Rights
Every allottee shall participate towards
registration of conveyance deed of the
apartment, plot or building as the case may be,
within specified period as per sanction plans as
provided under the local laws.
30. Rights of Buyers
1. Right to information relating to sanctioned plans,
layout plans along with specifications approved by the
competent authority.
2. Right to claim possession of the apartment, plot or
building.
3. Right to claim compensation or interest from
Promoter for breach of agreement of sale.
4. Right to execution of registered agreement of sale
before being called upon to pay amounts in excess of
10 percent of cost of flat/plot/apartment.
31. Rights
5. Right against alterations to project without consent.
6. Right to participate towards the formation of an
association or society or cooperative society of the
allottees.
7. Right against transfer or assignment of project by
promoter to third party without consent.
8. Right to claim compensation from promoter for loss
caused by defective title.
9. Right to transfer of title insurance and other
insurance.
32. Thank You
Advocate Dr Sanjay Chaturvedi
sanjay@chaturvedi.biz
sanjay@accommodationtimes.com
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