The Real Estate (Regulation and Development) Act, 2016, commonly known as RERA, was introduced to bring accountability, transparency, and efficiency to India’s real estate sector. If you have ever faced issues like project delays, false promises, or non-delivery of possession from a builder, RERA gives you the right to seek justice through a formal complaint mechanism.
This guide walks you through how to file a complaint under RERA, the step-by-step process, documents required, fees involved, and what to expect after filing.
What Is a RERA Complaint?
A RERA complaint is a legal grievance filed by a homebuyer, promoter, or agent against another party (usually a builder or developer) for violating RERA provisions. These complaints are typically filed before the State RERA Authority or RERA Adjudicating Officer.
The objective is to ensure fair practices, timely delivery, and adherence to approved project plans.
Common reasons for filing RERA complaints include:
- Delay in possession or project handover
- Misrepresentation or false advertisement
- Change in project layout without consent
- Non-refund of booking amount after cancellation
- Violation of builder-buyer agreement
Who Can File a Complaint Under RERA?
Under Section 31 of the RERA Act, any aggrieved person can file a complaint before the appropriate authority. This includes:
- Homebuyers who have invested in a project
- Developers or builders facing disputes with other parties
- Real estate agents registered under RERA
- Housing societies representing multiple buyers
If you have suffered financial or mental loss due to a developer’s negligence, RERA provides a direct and effective remedy.
Where to File a Complaint Under RERA?
The complaint must be filed with the State RERA Authority where the project is located. Every Indian state and union territory has its own official RERA website.
For example:
- MahaRERA for Maharashtra (https://maharera.mahaonline.gov.in)
- UP RERA for Uttar Pradesh (https://up-rera.in)
- HRERA for Haryana (https://haryanarera.gov.in)
You can file the complaint online or offline, depending on the specific state’s procedure.
What Are the Types of Complaints Under RERA?
RERA complaints can be classified into two main categories:
Complaint Before RERA Authority
This is for general violations, such as project delays, misinformation, or registration issues.
Complaint Before Adjudicating Officer (AO)
This is for claims related to compensation or interest, particularly when you seek monetary relief for loss caused by the builder’s actions.
Both authorities operate under the RERA Act but handle different types of grievances. Hence, choosing the right authority ensures your complaint is addressed effectively.
What Is the Process of Filing a Complaint Under RERA?
Filing a complaint under RERA is straightforward if you follow the correct procedure. Let’s go step-by-step.
Step 1: Visit the Official RERA Website of Your State
Go to the respective state RERA portal (for instance, Maharashtra RERA or Delhi RERA). Most states have an online complaint registration option available on their homepage.
Step 2: Create a User Account
Register as a complainant by entering your details such as:
- Name
- Email ID
- Mobile number
- Address
Once registered, you will receive login credentials to access the complaint form.
Step 3: Fill Out the Complaint Form
After logging in, click on “File Complaint” or “Complaint Registration”. Provide:
- Personal details of the complainant
- Details of the respondent (builder, promoter, or agent)
- Project registration number (available on the RERA portal)
- Description of the complaint
- Relief sought (refund, compensation, possession, etc.)
Make sure your description is concise but detailed enough to establish the issue clearly.
Step 4: Attach Supporting Documents
Upload all relevant documents such as:
- Builder-buyer agreement
- Payment receipts
- Allotment letter
- Correspondence or emails with the builder
- Brochures or advertisements (if relevant)
Step 5: Pay the Prescribed Fee
The complaint fee varies from state to state, generally ranging from Rs. 1,000 to Rs. 5,000. Payments can be made through online modes such as debit card, credit card, or net banking.
Step 6: Submit and Download the Acknowledgment
Once submitted, you will receive an acknowledgment or reference number. Keep it safe for future tracking.
How to File a RERA Complaint Offline?
If you prefer an offline process or your state does not have an online mechanism, you can file your complaint in writing.
Follow these steps:
- Draft a written complaint under Section 31 of the RERA Act.
- Address it to the Chairperson or Adjudicating Officer of your State RERA Authority.
- Include all personal and project-related details.
- Attach copies of supporting documents and payment proof for the complaint fee.
- Submit it physically or by registered post to the RERA office.
What Happens After Filing a RERA Complaint?
Once the complaint is submitted, the RERA Authority follows a structured process:
- Acknowledgment and Verification: The complaint is reviewed for completeness and correctness.
- Notice to the Opposite Party: The authority sends a notice to the builder or respondent for their response.
- Hearing: Both parties are called for a hearing where arguments and evidence are presented.
- Order and Relief: The RERA authority passes an order that may include:
- Refund of the booking amount
- Payment of interest for delay
- Completion of the project
- Compensation for mental or financial loss
The orders passed by RERA have binding legal effect and are enforceable in the same way as a civil court decree.
Can You Appeal Against a RERA Order?
Yes. If you are dissatisfied with the RERA Authority’s decision, you can appeal to the RERA Appellate Tribunal within 60 days of the order.
Further appeals can be made to the High Court under Section 58 of the RERA Act, but only on substantial questions of law.
What Are the Key Documents Required for a RERA Complaint?
Before filing, make sure you have the following:
- Proof of identity (Aadhaar card, PAN card)
- Builder-buyer agreement or sale deed
- Proof of payments made to the builder
- Project registration number
- Copies of all correspondence with the builder
- Proof of possession delay or project non-completion
Having complete documentation increases the chances of a swift and favourable order.
How Long Does It Take for RERA to Resolve a Complaint?
While timelines may vary, RERA is designed for speedy adjudication.Most authorities aim to resolve complaints within 60 days from the date of filing. However, complex matters involving compensation may take longer depending on hearings and evidence submission.
What Are the Advantages of Filing Under RERA?
Filing a complaint under RERA offers several benefits over approaching consumer courts or civil courts.
- Fast-track redressal compared to traditional litigation
- State-specific online portals simplify the filing process
- Transparency and accountability in project registration
- Binding orders enforceable under the law
- Protection against misleading advertisements and project changes
RERA empowers homebuyers to hold developers accountable and ensures projects are completed as promised.
Common Mistakes to Avoid While Filing a RERA Complaint
Before you proceed, avoid these common pitfalls:
- Not checking if the project is registered under RERA
- Submitting incomplete documents or payment proof
- Filing under the wrong jurisdiction
- Using vague or emotional language in your complaint instead of factual statements
Remember, clarity and proper documentation are crucial for success.
What Relief Can You Expect Under RERA?
Depending on your case, RERA may order:
- Refund of the entire amount with interest
- Compensation for mental agony or harassment
- Timely possession of the property
- Penalties on the builder for non-compliance
- Rectification of project defects
The authority ensures justice in accordance with Sections 18, 19, and 31 of the RERA Act.
Ready to Protect Your Rights Under RERA?
If you have invested in a real estate project and the developer has failed to meet commitments, filing a complaint under RERA can help you reclaim your rights and money.
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