The Real Estate (Regulation and Development) Act, 2016.

(1) This Act may be called the Real Estate (Regulationand Development) Act, 2016. (2) It extends to the whole of India except the State of Jammu and Kashmir*. (3) It shall come into force on such date1as the Central Government may, by notification in theOfficial Gazette, appoint: Provided that different dates may be appointed for different provisions of this Act and any referencein any such provision to the commencement of this Act shall be construed as a reference to the cominginto force of that provision.

In this Act, unless the context otherwise requires, (a) "adjudicating officer" means the adjudicating officer appointed under sub-section (1) ofsection 71; (b) “advertisement” means any document described or issued as advertisement through anymedium and includes any notice, circular or other documents or publicity in any form, informingpersons about a real estate project, or offering for sale of a plot, building or apartment or invitingpersons to purchase in any manner such plot, building or apartment or to make advances or depositsfor such purposes; (c) “agreement for sale” means an agreement entered into between the promoter and the allottee; (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; (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; (f)“Appellate Tribunal” means the Real Estate Appellate Tribunal established under section 43; (g) “appropriate Government” means in respect of matters relating to, (i) the Union territory without Legislature, the Central Government; (ii) the Union territory of Puducherry, the Union territory Government; (iii) the Union territory of Delhi, the Central Ministry of Urban Development; (iv) the State, the State Government; (h) “architect” means a person registered as an architect under the provisions of the Architects Act, 1972 (20 of 1972); (i) “Authority” means the Real Estate Regulatory Authority established under sub-section (1) of section 20; (j) “building” includes any structure or erection or part of a structure or erection which is intended to be used for residential, commercial or for the purpose of any business, occupation, profession or trade, or for any other related purposes; (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. Explanation. For the purpose of this clause, the expression “exclusive balcony or verandah area” means the area of the balcony or verandah, as the case may be, which is appurtenant to the net usable floor area of an apartment, meant for the exclusive use of the allottee; and “exclusive open terrace area” means the area of open terrace which is appurtenant to the net usable floor area of an apartment, meant for the exclusive use of the allottee; (l) “Chairperson” means the Chairperson of the Real Estate Regulatory Authority appointed under section 21; (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; (n) “common areas” mean (i) the entire land for the real estate project or where the project is developed in phases andregistration under this Act is sought for a phase, the entire land for that phase; (ii) the stair cases, lifts, staircase and lift lobbies, fire escapes, and common entrances andexits of buildings; (iii) the common basements, terraces, parks, play areas, open parking areas and commonstorage spaces; (iv) the premises for the lodging of persons employed for the management of the propertyincluding accommodation for watch and ward staffs or for the lodging of community servicepersonnel; (v) installations of central services such as electricity, gas, water and sanitation,air-conditioning and incinerating, system for water conservation and renewable energy; (vi) the water tanks, sumps, motors, fans, compressors, ducts and all apparatus connectedwith installations for common use; (vii) all community and commercial facilities as provided in the real estate project; (viii) all other portion of the project necessary or convenient for its maintenance, safety, etc.,and in common use; (o) “company” means a company incorporated and registered under the Companies Act, 2013 (18 of 2013) and includes, (i) a corporation established by or under any Central Act or State Act; (ii) a development authority or any public authority established by the Government in thisbehalf under any law for the time being in force; (p) “competent authority” means the local authority or any authority created or established under any law for the time being in force by the appropriate Government which exercises authority over land under its jurisdiction, and has powers to give permission for development of such immovable property; (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; (r) “day” means the working day, in the concerned State or Union territory, as the case may be, notified by the appropriate Government from time to time; (s) “development” with its grammatical variations and cognate expressions, means carrying out the development of immovable property, engineering or other operations in, on, over or under the land or the making of any material change in any immovable property or land and includes re-development; (t) “development works” means the external development works and internal development works on immovable property; (u) “engineer” means a person who possesses a bachelor's degree or equivalent from an institution recognised by the All India Council of Technical Education or any University or any institution recognised under a law or is registered as an engineer under any law for the time being in force; (v) “estimated cost of real estate project” means the total cost involved in developing the real estate project and includes the land cost, taxes, cess, development and other charges; (w) “external development works” includes roads and road systems landscaping, water supply, sewerage and drainage systems, electricity supply transformer, sub-station, solid waste management and disposal or any other work which may have to be executed in the periphery of, or outside, a project for its benefit, as may be provided under the local laws; (x) “family” includes husband, wife, minor son and unmarried daughter wholly dependent on a person; (y) “garage” means a place within a project having a roof and walls on three sides for parking any vehicle, but does not include an unenclosed or uncovered parking space such as open parking areas; (z)“immovable property” includes land, buildings, rights of ways, lights or any other benefit arising out of land and things attached to the earth or permanently fastened to anything which is attached to the earth, but not standing timber, standing crops or grass; (za) “interest” means the rates of interest payable by the promoter or the allottee, as the case may be. Explanation.For the purpose of this clause (i) the rate of interest chargeable from the allottee by the promoter, in case of default, shall beequal to the rate of interest which the promoter shall be liable to pay the allottee, in case ofdefault; (ii) the interest payable by the promoter to the allottee shall be from the date the promoterreceived the amount or any part thereof till the date the amount or part thereof and interest thereon is refunded, and the interest payable by the allottee to the promoter shall be from the datethe allottee defaults in payment to the promoter till the date it is paid; (zb) “internal development works” means roads, footpaths, water supply, sewers, drains, parks, tree planting, street lighting, provision for community buildings and for treatment and disposal of sewage and sullage water, solid waste management and disposal, water conservation, energy management, fire protection and fire safety requirements, social infrastructure such as education health and other public amenities or any other work in a project for its benefit, as per sanctioned plans; (zc) “local authority” means the Municipal Corporation or Municipality or Panchayats or any other Local Body constituted under any law for the time being in force for providing municipal services or basic services, as the case may be, in respect of areas under its jurisdiction; (zd) “Member” means the member of the Real Estate Regulatory Authority appointed under section 21 and includes the Chairperson; (ze) “notification” means a notification published in the Official Gazette and the expression “notify” shall be construed accordingly; (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; (zg) “Person” includes, (i) an individual; (ii) a Hindu undivided family; (iii) a company; (iv) a firm under the Indian Partnership Act, 1932 (9 of 1932) or the Limited LiabilityPartnership Act, 2008 (6 of 2009), as the case may be; (v) a competent authority; (vi) an association of persons or a body of individuals whether incorporated or not; (vii) a co-operative society registered under any law relating to co-operative societies; (viii) any such other entity as the appropriate Government may, by notification, specify in thisbehalf; (zh) “planning area” means a planning area or a development area or a local planning area or a regional development plan area, by whatever name called, or any other area specified as such by the appropriate Government or any competent authority and includes any area designated by the appropriate Government or the competent authority to be a planning area for future planned development, under the law relating to Town and Country Planning for the time being in force and as revised from time to time; (zi) “prescribed” means prescribed by rules made under this Act; (zj) “project” means the real estate project as defined in clause (zn); (zk) “promoter” means, (i) a person who constructs or causes to be constructed an independent building or a buildingconsisting of apartments, or converts an existing building or a part thereof into apartments, for thepurpose 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 constructsstructures on any of the plots, for the purpose of selling to other persons all or some of the plots inthe said project, whether with or without structures thereon; or (iii) any development authority or any other public body in respect of allottees of (a) buildings or apartments, as the case may be, constructed by such authority or body onlands owned by them or placed at their disposal by the Government; or (b) plots owned by such authority or body or placed at their disposal by the Government,for the purpose of selling all or some of the apartments or plots; or (iv) an apex State level co-operative housing finance society and a primary co-operativehousing society which constructs apartments or buildings for its Members or in respect of theallottees of such apartments or buildings; or (v) any other person who acts himself as a builder, coloniser, contractor, developer, estatedeveloper or by any other name or claims to be acting as the holder of a power of attorney fromthe owner of the land on which the building or apartment is constructed or plot is developed forsale; 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 abuilding into apartments or develops a plot for sale and the person who sells apartments or plotsare different person, both of them shall be deemed to be the promoters and shall be jointly liableas such for the functions and responsibilities specified under this Act or the rules and regulationsmade thereunder; (zl) “prospectus” means any document described or issued as a prospectus or any notice, circular, or other document offering for sale of any real estate project or inviting any person to make advances or deposits for such purposes; (zm) “real estate agent” means any person, who negotiates or acts on behalf of one person in a transaction of transfer of his plot, apartment or building, as the case may be, in a real estate project, by way of sale, with another person or transfer of plot, apartment or building, as the case may be, of any other person to him and receives remuneration or fees or any other charges for his services whether as a commission or otherwise and includes a person who introduces, through any medium, prospective buyers and sellers to each other for negotiation for sale or purchase of plot, apartment or building, as the case may be, and includes property dealers, brokers, middlemen by whatever name called; (zn) “real estate project” means the development of a building or a building consisting of apartments, or converting an existing building or a part thereof into apartments, or the development of land into plots or apartments, as the case may be, for the purpose of selling all or some of the said apartments or plots or building, as the case may be, and includes the common areas, the development works, all improvements and structures thereon, and all easement, rights and appurtenances belonging thereto; (zo) “regulations” means the regulations made by the Authority under this Act; (zp) “rule” means the rules made under this Act by the appropriate Government; (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; (zr) words and expressions used herein but not defined in this Act and defined in any law for thetime being in force or in the municipal laws or such other relevant laws of the appropriateGovernment shall have the same meanings respectively assigned to them in those laws.

(1) Nopromoter shall advertise, market, book, sell or offer for sale, or invite persons to purchase in any mannerany plot, apartment or building, as the case may be, in any real estate project or part of it, in any planningarea, without registering the real estate project with the Real Estate Regulatory Authority establishedunder this Act: Provided that projects that are ongoing on the date of commencement of this Act and for which thecompletion certificate has not been issued, the promoter shall make an application to the Authority forregistration of the said project within a period of three months from the date of commencement of thisAct: Provided further that if the Authority thinks necessary, in the interest of allottees, for projects whichare developed beyond the planning area but with the requisite permission of the local authority, it may, byorder, direct the promoter of such project to register with the Authority, and the provisions of this Act orthe rules and regulations made thereunder, shall apply to such projects from that stage of registration. (2) Notwithstanding anything contained in sub-section (1), no registration of the real estate projectshall be required (a) where the area of land proposed to be developed does not exceed five hundred square metersor the number of apartments proposed to be developed does not exceed eight inclusive of all phases: Provided that, if the appropriate Government considers it necessary, it may, reduce the thresholdbelow five hundred square meters or eight apartments, as the case may be, inclusive of all phases, forexemption from registration under this Act; (b) where the promoter has received completion certificate for a real estate project prior tocommencement 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 thereal estate project. Explanation.For the purpose of this section, where the real estate project is to be developed inphases, every such phase shall be considered a stand alone real estate project, and the promoter shallobtain registration under this Act for each phase separately.

(1) Every promoter shall make anapplication to the Authority for registration of the real estate project in such form, manner, within suchtime and accompanied by such fee as may be 1[prescribed]. (2) The promoter shall enclose the following documents along with the application referred to insub-section (1), namely: (a) a brief details of his enterprise including its name, registered address, type of enterprise(proprietorship, societies, partnership, companies, competent authority), and the particulars ofregistration, and the names and photographs of the promoter; (b) a brief detail of the projects launched by him, in the past five years, whether alreadycompleted or being developed, as the case may be, including the current status of the said projects,any delay in its completion, details of cases pending, details of type of land and payments pending; (c) an authenticated copy of the approvals and commencement certificate from the competentauthority obtained in accordance with the laws as may be applicable for the real estate projectmentioned in the application, and where the project is proposed to be developed in phases, anauthenticated copy of the approvals and commencement certificate from the competent authority foreach of such phases; (d) the sanctioned plan, layout plan and specifications of the proposed project or the phasethereof, and the whole project as sanctioned by the competent authority; (e) the plan of development works to be executed in the proposed project and the proposedfacilities to be provided thereof including fire fighting facilities, drinking water facilities, emergencyevacuation services, use of renewable energy; (f) the location details of the project, with clear demarcation of land dedicated for the projectalong with its boundaries including the latitude and longitude of the end points of the project; (g) proforma of the allotment letter, agreement for sale, and the conveyance deed proposed to besigned with the allottees; (h) the number, type and the carpet area of apartments for sale in the project along with the areaof the exclusive balcony or verandah areas and the exclusive open terrace areas appurtenant with theapartment, if any; (i) the number and area of garage for sale in the project; (j) the names and addresses of his real estate agents, if any, for the proposed project; (k) the names and addresses of the contractors, architect, structural engineer, if any and otherpersons concerned with the development of the proposed project; (l) a declaration, supported by an affidavit, which shall be signed by the promoter or any personauthorised by the promoter, stating: (A) that he has a legal title to the land on which the development is proposed along withlegally valid documents with authentication of such title, if such land is owned by another person; (B) that the land is free from all encumbrances, or as the case may be details of theencumbrances on such land including any rights, title, interest or name of any party in or oversuch land along with details; (C) the time period within which he undertakes to complete the project or phase thereof, asthe case may be; (D) that seventy per cent. of the amounts realised for the real estate project from the allottees,from time to time, shall be deposited in a separate account to be maintained in a scheduled bankto cover the cost of construction and the land cost and shall be used only for that purpose: Provided that the promoter shall withdraw the amounts from the separate account, to coverthe cost of the project, in proportion to the percentage of completion of the project: Provided further that the amounts from the separate account shall be withdrawn by thepromoter after it is certified by an engineer, an architect and a chartered accountant in practicethat the withdrawal is in proportion to the percentage of completion of the project: Provided also that the promoter shall get his accounts audited within six months after the endof every financial year by a chartered accountant in practice, and shall produce a statement ofaccounts duly certified and signed by such chartered accountant and it shall be verified during theaudit that the amounts collected for a particular project have been utilised for that project and thewithdrawal has been in compliance with the proportion to the percentage of completion of theproject. Explanation.For the purpose of this clause, the term “scheduled bank” means a bank included in the Second Scheduled to the Reserve Bank of India Act, 1934 (2 of 1934); (E) that he shall take all the pending approvals on time, from the competent authorities; (F) that he has furnished such other documents as may be prescribed by the rules orregulations made under this Act; and (m) such other information and documents as may be prescribed. (3) The Authority shall operationalise a web based online system for submitting applications forregistration of projects within a period of one year from the date of its establishment.

(1) On receipt of the application under sub-section (1) of section 4, theAuthority shall within a period of thirty days. (a) grant registration subject to the provisions of this Act and the rules and regulations madethereunder, and provide a registration number, including a Login Id and password to the applicant foraccessing the website of the Authority and to create his web page and to fill therein the details of theproposed project; or (b) reject the application for reasons to be recorded in writing, if such application does notconform to the provisions of this Act or the rules or regulations made thereunder: Provided that no application shall be rejected unless the applicant has been given an opportunityof being heard in the matter. (2) If the Authority fails to grant the registration or reject the application, as the case may be, asprovided under sub-section (1), the project shall be deemed to have been registered, and the Authorityshall within a period of seven days of the expiry of the said period of thirty days specified undersub-section (1), provide a registration number and a Login Id and password to the promoter for accessingthe website of the Authority and to create his web page and to fill therein the details of the proposedproject. (3) The registration granted under this section shall be valid for a period declared by the promoterunder sub-clause (C) of clause (l) of sub-section (2) of section 4 for completion of the project or phasethereof, as the case may be.