M/S Ramprastha Developers Pvt Ltd and Ors v. State of Haryana and Ors

o o o 1o o o o INoTHEoHIGHoCOURToOFoPUNJABoANDoHARYANAo AToCHANDIGARHo

(120)oo o o o o o o o o o CWP-24591-2024o o o o o o o o DateoofoDecision:o30.01.2025o o M/SoRAMPRASTHAoDEVELOPERSoPVToLTDoANDoORSoo ...Petitionersoo o o o o o Versuso o o STATEoOFoHARYANAoANDoORSoo o o o o o o ...Respondentso o o CORAM:oo HON'BLEoMR.oJUSTICEoSURESHWARoTHAKURo o o HON'BLEoMR.oJUSTICEoVIKASoSURIo o Present:-o Mr.oAnandoChhibbar,oSr.oAdvocateowitho o o Mr.oSahejoMahajan,oAdvocateoo Mr.oVaibhavoSahne,oAdvocateoo Mr.oUtkarshoKhatana,oAdvocateoforotheopetitioners.oo o Mr.oAnkuroMittal,oAddl.oA.G.oHaryanaoo Mr.oSaurabhoMago,oD.A.G.,oHaryana.oo o o o Mr.oPuneetoBali,oSr.oAdvocateowitho o o Ms.oBhagyashrioSetia,oAdvocateoo forotheorespondent(s)oNo.2o&o3.o o Mr.oPravindraoSinghoChauhan,oA.G.oHaryanao Mr.oAnkuroMittal,oAdvocateo Mr.oSandeepoChabbra,oAdvocateoo Ms.oKushaldeepoKaur,oAdvocateoo o Ms.oSaanvioSingla,oAdvocateoforotheorespondent(s)-RERA.oo o *****o o SURESHWARoTHAKUR,oJ.o(Oral)o o

1.o Theoinstantowritopetitionohasobeenodirectedoagainstotheopassingo ofotheoimpugnedoordero(AnnexureoP-1).oAnnexureoP-1oisoaodecisionorecordedo ono 26.07.2024,o thuso byo theo Haryanao Realo Estateo Regulatoryo Authority,o Gurugram.o Theo decisiono suprao waso madeo ono variouso complaintso whicho 2025.02.10 18:10 becameoinstitutedoatotheoinstanceoofoYuvrajoAroraoandoVivekoArora,orathero o o o 2o o againstotheopresentopetitioners.oAllotheocomplaintsowereodecidedothroughoao commonojudgment(s)oasobecomesoembodiedoino(AnnexureoP-1).o OBJECTIONSo OFo THEo RESPONDENTSo THATo THEo INSTANTo WRITo PETITIONo ISo NOTo MAINTAINABLEo ASo THEo PRESENTo PETITIONERSoHAVEoANoALTERNATIVEoREMEDY.o

2.o Atotheooutset,otheolearnedocounseloappearingoforotheorespondento hasovigorouslyocontended,othatosinceotheoimpugnedoannexureoisoappealableo throughoaostatutoryoappealobecomingomade,othereagainstobeforeotheoauthorityo contemplatedo undero Sectiono 43(5)ofo theo Realo Estateo (Regulationo ando Development)oActoofo2016o(hereinafteroreferredotooasoRERAoAct),oprovisionso whereofobecomesoextractedohereinafter:-o o 43.oEstablishmentoofoRealoEstateoAppellateoTribunal.o o XXoXXXXXXXXXXXXXXXXXXXXXXXXo o "(5)oAnyopersonoaggrievedobyoanyodirectionoorodecisiono oroorderomadeobyotheoAuthorityoorobyoanoadjudicatingoofficero undero thiso Acto mayo prefero ano appealo beforeo theo Appellateo Tribunalohavingojurisdictionooverotheomatter:o o Providedothatowhereoaopromoterofilesoanoappealowithotheo Appellateo Tribunal,o ito shallo noto beo entertained,o withouto theo promotero firsto havingo depositedo witho theo Appellateo Tribunalo atleastothirtyoperocent.oofotheopenalty,oorosuchohigheropercentageo asomayobeodeterminedobyotheoAppellateoTribunal,oorotheototalo amounto too beo paido too theo allotteeo includingo interesto ando compensationoimposedoonohim,oifoany,oorowithoboth,oasotheocaseo mayobe,obeforeotheosaidoappealoisoheard.o o

3.o Asosuch,otheocounseloforotheorespondentsovigorouslyocontendso thato therebyso theo instanto writo petitiono iso requiredo too beo declaredo asooooooooooooo o o o 3o o mis-constituted.o Moreover,o theo counselo foro theo respondentso alsoo contendso thatotherebysotheoinstantochallengeoasobecomesocastotooAnnexureoP-1obutoiso requiredotoobeotheorejectedoatotheoveryothreshold.oo

4.o However,otheolearnedocounseloappearingoforotheopetitioners,oohaso vigorouslyoarguedobeforeothisoCourt,othatotheoimpugnedodecisionoisoriddeno witho ao jurisdictionalo defect,o inasmucho as,o theo Realo Estateo Regulatoryo Authority,o Gurugramo (hereinaftero referredo too aso 'RERA'),o rathero haso proceededotooassumeojurisdictionooverocomplaint(s),oratheroowhereoversonoo validojurisdictionowasosooassumable.oConsequentlyoheohasoarguedothatotheo impugnedoannexureoisoriddenowithotheoviceoofocoramononojudice.oo

5.o Theoreasonsowhichoheosooadvancesoareointeroaliaoi)onoolicenceo becomingograntedo too theopresentopetitionersoino termso ofo Sectiono3oofotheo RERAoAct,owhereas,otheomakingsoofotheoregistrationoofotheosubjectoprojecto rathero waso ao pre-requisiteo mandatoryo requirement,o thuso foro theo subjecto projectobecomingocoveredowithinotheoambitoofotheoRERAoAct.oo

ii)oAnnexureoP-3ocontentsowhereofobecomesoextractedohereinafter,o "RamprasthaoDevelopersoPvt.oLtd.oo Rgd.oOffice:oShopoNo.o10,oC-BlockoMarket,oVasantoVihar,oNewo Delhi.oo o o ReceiptoNo.o671o o o o o Datedo23/08/06o RECEIVEDowithothanksofromoM/so/oMs.o/oMr.oYuvrajoArorao&o VivekoArora.oo o R/ooINRoInternationaloE47/6ookhalaoInd.oAreaoPhaseoIIoDelhi.oo Ao sumo ofo Rs.24937500o (Rupeeso Twoo Croreo Fortyo Nineo Lacso thirtyoFiveoThousandoFiveoHundredoOnly).oo Videocheque(s)oNo.409900,o717917,o790502.oDatedo28/06/06.o DrawnoonoKaruroVyasaoBank.oo AgainstoyourorequestoforotentativeoRegistrationoofo250oXo26o?o 6500oSq.oYdsoplotoinoourofutureopotentialoprojects."o o o o 4o o o Whenobutobecomesoconfinedotootheoreceiptsoofopayments,ovis-à-visocertainospecificoprojectsoandowhenotheyodoonotocoverotheoinstantoproject.o Resultantly,oitoisoarguedothatotheosupraoextractedocontentsoofoAnnexureoP-3o alsoo doo noto leverageo right,o ifo any,o ino theo presento petitionerso too availo theo remedyounderotheoRERAoAct.oo

6.o Forodeterminingotheoforceoofotheosupraosubmissions,oitoisodeemedo imperativeo too extracto theo provisionso aso becomeo carriedo ino Sectiono 3o o ofo RERAoAct,otheosaidoprovisionsobecomeoextractedohereinafter:-o "Sectiono3:oPriororegistrationooforealoestateoprojectowithoRealo EstateoRegulatoryoAuthority.o

(1)oNoopromoteroshalloadvertise,omarket,obook,osellooroof-feroforosale,ooroinviteopersonsotoopurchaseoinoanyomanneroanyo plot,oapartmentoorobuilding,oasotheocaseomayobe,oinoanyorealoes-tateoprojectooropartoofoit,oinoanyoplanningoarea,owithoutoregister-ingotheorealoestateoprojectowithotheoRealoEstateoRegulatoryoAu-thorityoestablishedounderothisoAct:o Providedothatoprojectsothatoareoongoingoonotheodateoofo commencementoofothisoActoandoforowhichotheocompletionocertifi-cateo haso noto beeno issued,o theo promotero shallo makeo anooooooooooooooo applicationotootheoAuthorityofororegistrationoofotheosaidoprojecto withinoaoperiodoofothreeomonthsofromotheodateoofocommencemento ofothisoAct:o ProvidedofurtherothatoifotheoAuthorityothinksonecessary,oino theo interesto ofo allottees,o foro projectso whicho areo developedo beyondotheoplanningoareaobutowithotheorequisiteopermissionoofo theolocaloauthority,oitomay,obyoorder,odirectotheopromoteroofosucho projectotooregisterowithotheoAuthority,oandotheoprovisionsoofothiso Actoorotheorulesoandoregulationsomadeothereunder,oshalloapplyo toosuchoprojectsofromothatostageooforegistration.oMAHIMA o o o 5o o

(2)o Notwithstandingo anythingo containedo ino sub-sectiono

(1),onooregistrationoofotheorealoestateoprojectoshallobeore-quired-o

(a)owhereotheoareaoofolandoproposedotoobeodevelopedodoeso notoexceedofiveohundredosquareometersoorotheonumberoofoapart-mentsoproposedotoobeodevelopedodoesonotoexceedoeightoinclusiveo ofoallophases:o Providedothat,oifotheoappropriateoGovernmentoconsidersoito necessary,o ito may,o reduceo theo thresholdo belowo fiveo hundredo squareometersooroeightoapartments,oasotheocaseomayobe,oinclu-siveoofoallophases,oforoexemptionofromoregistrationounderothiso Act;o

(b)owhereotheopromoterohasoreceivedocompletionocertifi-cateoforoaorealoestateoprojectopriorotoocommencementoofothiso Act;o

(c)o foro theo purposeo ofo renovationo oro repairo oro re-developmento whicho doeso noto involveo marketing,o advertisingo sellingooronewoallotmentoofoanyoapartment,oplotoorobuilding,oaso theocaseomayobe,ounderotheorealoestateoproject."o o

7.o Forotheoreasonsotoobeoassignedohereinafter,otheo(supra)oaddressedo submissionsobeforeothisoCourtoareorejectedoprimarily,oforotheoreasono(1)othato evenoifoassumingly,o theopresento petitionerso wereonotograntedoao licenceoino termsoofoSectiono3oofotheoRERAoActo(supra),oprovisionsowhereofobecomeo extractedohereinabove.oHowever,otheononoissuanceoofotheorelevant/appositeo licenceotootheopresentopetitioners,oyetodoesonotoyetorestrictotheorightoofotheo homeo buyers,o too accesso theo remedyo aso contemplatedo undero theo instanto specificostatute,oi.e.otheoRERAoAct.oo o o o 6o o

8.o o Theoreasonoforostatingosooemanatesofromotheofactum,othatothoughoo theoprovisionsoembodiedoinosub-Sectiono1oofoSectiono3oofotheoRERAoAct,o thoughoentailoaostatutoryoobligationovis-a-visotheopromoter,oratheroagainstohiso advertising,o marketing,o booking,o sellingo oro offeringo foro sale,o oro invitingoooooo personsotooopurchaseoinoanyomanneroanyoplot,oapartmentoorobuilding,oasotheo caseomayobe,oinoanyorealoestateoprojectooropartoofoit,oinoanyoplanningoarea,othuso withouto theo promotero registering,o theo realo estateo projecto witho theo RERAoooooo Authorities.oo

9.o o Moreover,othoughotheofirstoprovisootoosub-Sectiono1oofoSectiono3o ofotheoRERAoAct,othoughomakesocontemplationsothatovis-à-visoprojectsothato areoongoing,oonotheodateoofocommencementoofothisoAct,oandoforowhichotheo completionocertificateohasonotobeenoissued,othereuponsotheopromoterobecomeso enjoinedotoomakeoanoapplicationotootheoAuthority,oforocausingotheoregistrationo ofotheosaidoprojectobutowithinoaoperiodoofothreeomonthsofromotheodateoofo commencementoofothisoAct.oooo

10.o o Inoadditionotheosecondoprovisoowhichooccursounderosub-Sectiono 1oofoSectiono3oofotheoRERAoAct,ofurtheromakesospeakingsotootheooextent,othato itocastsoaostatutoryoobligationouponotheocompetentoauthority,otooifoitoinoitsoooo profoundowisdomoitodeemsoitonecessary,obutoinotheointerestoofoallottees,otooquao suchoprojects,owhichoareodevelopedobeyondotheoplanningoarea,obutowithotheo requisiteoopermissionoofotheolocaloauthority,othusotoomakeoaodirectionouponotheo promoteroofosuchoaoooproject,otooregisterotheosameowithotheoauthority,owhere-uponsotheoprovisionoofotheosaidoprovisionoorotheorulesoandoregulationsomadeo o o o 7o o thereundersobecomeooofurtherodeclaredotooapplyotoosuchoprojectsofromotheodateo ofoooooooooooregistration.oo

11.o o Consequently,o thougho ino termso ofo theo secondo provisoo toooooooooo sub-Sectiono 1o ofo Sectiono 3o ofo theo RERAo Act,o thuso irrespectiveo ofo theooooooo promoteroratheroomittingotoothusowithotheoRERAoAuthorities,obutocauseotheo appositeoregistration.oYet,owhenoaostatutoryoobligationobecomesoencumberedo uponotheoauthority,otooinotheooointerestoofoallottees,othusoinorespectoofotheoooooo appositeoproject(s),otooyet,omakeoaodirectionouponotheopromoterotooensureotheo registrationoofotheorelevantoprojectowithotheoauthorityoconcerned.oMoreover,o witho theo provisionso aso embodiedo ino Sectiono 59o (2)o ofo theo RERAo Act,ooooooooo provisionso becomeo extractedo hereinafter,o makingo contemplationso vis-a-viso theonecessityoofoimpositionoofopunishmentouponotheoviolatoroconcerned,oupono his/heromakingoevidentoviolationsovis-à-visotheoprovisionsoembodiedoinosub-Sectiono1oofoSectiono3oofotheoRERAoActoorouponohisofailingotoocomplyowitho theoorderoasobecomeoissuedobyotheocompetentoauthorityoinotermsoofotheostatu-toryocontemplations,oasomadeoinotheosecondoprovisootooSectiono3,oratheroforoao termowhichomayoextendotoo3oyearsoorowithofineowhichomakesoextendouptooao furthero10%operocentumoofotheoestimatedocostoofotheoRealooEstateoProjectooro withoboth.o o o "Sectiono59:Punishmentoforonon-registrationounderosectiono3.o

59.o (1)o Ifo anyo promotero contraveneso theo provisionso ofosectiono3,oheoshallobeoliableotooaopenaltyowhichomayoextendoupo tootenoperocent.oofotheoestimatedocostoofotheorealoestateoprojectoaso o o o 8o o

(2)oIfoanyopromoterodoesonotocomplyowithotheoorders,ode-cisionsoorodirectionsoissuedounderosub-sectiono(1)oorocontinueso tooviolateotheoprovisionsoofosectiono3,oheoshallobeopunishableo withoimprisonmentoforoaotermowhichomayoextendoupotoothreeo yearsoorowithofineowhichomayoextendoupotooaofurtherotenopero cent.oofotheoestimatedocostoofotheorealoestateoproject,oorowitho both."o

12.o o Resultantly,oonomakingsoofocombinedoandoharmoniousoreadingso ofostatutoryoprovisionsosupra,otheoconclusionotherefrom,obutoisothat,othougho primao facieo thereo becomeso ano encumberedo ao statutoryo necessity,o upon,o aoooooooooooo developer/promoter,otoocauseotheoappositeoregistrationobeforeohisoproceedingo market,obook,osellooroofferoforosaleomanneroanyoplot,oapartmentoorobuilding,o asotheocaseomayobe,oinoanyorealoestateoprojectooropartoofoit,oinoanyoplanningo area.oMoreover,otheofurtheroensuingoinferenceotherefrom,oisothat,othereoalsooisoo aostatutoryoobligationocastouponotheocompetentoauthority,otoobutoinotheointeresto ofotheoallotees,oyetoinorespectoofotheoappositeoprojectsodevelopedobeyondotheo planningoarea,obutowithotheorequisiteopermissionoofotheolocaloauthority,othuso makeo ao directiono upono theo promotero too registero theo projecto witho theoooooooooo competento authority,o wherebyso theo provisionso ofo thiso Acto ando ofo theooooooooo thereunderoregulationsoareodeclaredotoobecomeoapplicableoquaosuchoprojectso fromotheodateooforegistration.oMoreover,otheofurtheroinferenceotherefroms,oiso that,osinceotheosanctionobehindotheolackoofocomplianceoquaotheoorderorenderedo inotheotermsoofotheosecondoprovisootoosub-Sectiono1oofoSectiono3oofoRERAo Act,othusoalsooobecomesooembodiedoinoSectiono51oofoRERAoAct,otherebysotheo appositelyomadeoorderorequiresooadherenceotheretosobecomingomade,orathero thusotooavoidotheoimpositionoofotheosupraopunishments.ooo o o o 9o o "51.oOfficersoandootheroemployeesoofoAppellateoTribunal—(1)o Theo appropriateo Governmento shallo provideo theo Appellateo Tribunalo withosuchoofficersoandoemployeesoasoitomayodeemofit.oo

(2)oTheoofficersoandoemployeesoofotheoAppellateoTribunaloshallo dischargeo theiro functionso undero theo generalo superintendenceo ofo itso Chairperson.oo

(3)oTheosalaryoandoallowancesopayable,otooandotheootherotermso andoconditionsoofoserviceoof,otheoofficersoandoemployeesoofotheoAppel-lateoTribunaloshallobeosuchoasomayobeoprescribed."oo

13.o Consequently,o thougho theo learnedo counselo appearingo foro theo petitioners,osubmitsothato wheno neitherotheo provisionso ofosub-Sectiono 1oofo Sectiono3oofoRERAoActosupra,obecameocompliedowithoatotheoinstanceoofotheo presentopetitioner(s)onorowhenoinotermsoofotheosecondoprovisooofosub-Sectiono 1oofoSectiono3oofotheoRERAoAct,otheoorderoordainedothereinsobecameomadeo byotheocompetentoauthority,owhereas,oonlyotherebys,othusotheoprovisionsoofo sub-Sectiono2oofoSectiono59oofoRERAoActowouldoobecomeogalvanized,owhicho howevero foro theo appositeo omissionso rathero cannoto becomeo galvanisedo .o Resultantly,o therebyso thougho thereo iso primao facieo someo substanceo ino theo argumentsoraisedotodayobeforeothisoCourt,obyotheolearnedocounseloforotheo petitioners,o thato ino theo wakeo ofo respectiveo non-issuanceo ofo theo appositeo licence,otootheorelevantoproject,obesides,oalsooforowantoofotheoprovisionsoofotheo secondoprovisoobecomingoactivated,otherebysothereowasonoovalidoassumptiono ofojurisdictionobyotheoRERAoauthorityovis-a-visotheoinstantocomplaints.oo

14.o Inootherowords,oforotheoaboveoomissionsoooroforotheoaboveowants,o itoisoarguedobeforeothisoCourtobyotheolearnedocounseloforotheopetitioners,othato theoassumptionoofojurisdictionooverotheosubjectocomplaints,owhereons,otheo o o o 10o o impugnedoverdictobecameorecordedoratherowasoanoilloassumedojurisdictiono thereooversoandoalsootherebysotheoimpugnedoorderoisonon-est.o

15.o Furthermore,othough,otheolearnedocounseloforotheorespondentso refersotoopageoNo.311oofotheopaper-book,owherein,othereoareospeakings,othato theopresentopetitionersohadosoughtorenewaloofolicenceoNo.128oofo2012odatedo

28.12.2012o foro settingo upo ofo Residentialo Plottedo Colony,o overo ano areao measuringo105.402oacresofallingoinoSector-37Co&o37D,oGurugram,oManesaro Urbano Complex,o wherefromso alsoo ito iso abundantlyo clear,o thato theo suprao licenceobecameonotoissuedowithinotheoambitoofotheocontemplationomadeoino sub-Sectiono1oofoSectiono3oofotheoRERAoAct.oHowever,oyetoforotheofurthero reasonsotoobeoassignedohereinafteroratherotheonon-compliances,oifoany,oorotheoooooooooooooo non-workabilitiesoifoany,ovis-à-visosub-Sectiono1oofoSectiono3oofoRERAoAct,o oronon-activationoofotheosecondoprovisooofosub-Sectiono1oofoSectiono3,orathero carryonooconsequentialoilloeffects,osootooforbidotheopresentorespondents,otoo agitateotheiroclaimoagainstotheopresentopetitioners,othusobeforeotheoRERA.oo

16.o Theoreasonoforosoostatingobecomesointeroaliaofoundedouponootheo factumo(I)othatotheopresentopetitionersohaveomadeoaorigidodependenceobotho uponotheoprovisionsowhichooccuroinosub-Sectiono1oofoSectiono3oofoRERAoActo andoalsoouponotheoprovisionsoasobecomeoembodiedoinotheosecondoprovisoo thereof.o Moreover,o theo counselo foro theo petitionerso buto haso alsoo remainedo unmindfulovis-à-vis,otheofactothatotheosaidoprovisionsowereotoobeoalsooreado alongwithotheootherocorrespondingoprovisionsowhichooccuroinotheoRERAoAct.oo

17.o Therefore,oallotheohereafteroalludedotooprovisions,oasooccurotheo RERAoAct,oareotoobeoalsooreadoharmoniouslyoalongwithotheosupraoprovisions,o whereuponothus,oforotheofurtheroreasonsotoobeoassignedohereafter,oratherotheo o o o 11o o argumentso addressedo beforeo thiso Courto byo theo learnedo counselo foro theo petitioner,obecomeorenderedoinfirmoandoasosuchodeserveobecomingorejected.oo TheosaidoprovisionsoareotheoonesowhichooccuroinoSectiono31oofotheoRERAo Act,oprovisionsowhereofobecomeoextractedohereinafter.oo o "31.o Filingo ofo complaintso witho theo Authorityo oro theo adjudicatingoofficer:-o o (1)oAnyoaggrievedopersonomayofileoaocomplaintowithotheo Authorityoorotheoadjudicatingoofficer,oasotheocaseomayobe,oforo anyoviolationoorocontraventionoofotheoprovisionsoofothisoActooro theo ruleso ando regulationso madeo thereunder,o againsto anyo promoter,oallotteeoororealoestateoagent,oasotheocaseomayobe."o o

18.o Aoreadingoofotheohereinaboveoextractedoprovisions,oasocarriedoino Sectiono31oofotheoRERAoAct,orevealothat,othereoisoaobestowmentoofoaostatutoryo rightoinoanyoaggrievedopersonotoofileoaocomplaintowithotheoauthorityoorobeforeo theoadjudicatingoofficer,othusorelatingotooanyoviolationsoorocontraventionsoquao anyoprovisionsoofotheoActooroofotheorulesoandoregulationsomadeothereunder,o and,otheosaidostatutoryoendowmentoisostatedothereinotoobeoablyoraisableoagainsto anyopromoter,oallotteeooroRealoEstateoAgent,oasotheocaseomayobe.oResultantly,o therebys,otheoissueorelatingotootheoexercisingoofoableojurisdiction,oupon,otheo appositeo complainto rathero becomeso moreo pointedlyo underpinned,o ono theo supraoprovisionsorelatingotootheoadjudicatoryocapacityoofotheoRERA,othanovis-a-visorespectiveoomissionsobeingomadeotooeitherosub-Sectiono1otooSectiono3oofo RERAoActoorotootheosecondoprovisootoosub-Sectiono1oofoSectiono3oofoRERAo Act.oo

19.o Theo necessityo ofo complianceso beingo madeo vis-à-viso theo provisionsooccurringoinosub-Sectiono1oofotheoSectiono3oofotheoRERAoActooro o o o 12o o vis-a-visotheoprovisionsoembodiedoinotheosecondoprovisootoosuboSectiono1oofo Sectiono 3o ofo RERAo Act,o rathero wouldo beo ofo immenseo consequentialo significance,obutoinsofaroasotheoinstantocaseoisoconcerned,otheostatuteodoesonoto demandorigidocompliancesotheretos,oratherotheyobutoareotoobeoreadoalongowitho theoStatutoryovestmentoofoadjudicatoryocompetenceoinotheoRERAoauthorities.o Theooreasonoforostatingoso,oemanatesofromotheofactum,othatotheosaidoprovisionso purportedlyodemandingoabsoluteocompliance,obutodoonotounderpinotheoissueo relatingotootheovestingoofoadjudicatoryocompetenceoinotheoRERAoAuthority.o However,o theo appositeo provisiono wherebyo becomeso conferredo theo jurisdictionaloadjudicatoryocompetenceoinotheoRERAoauthorities,oratheroisotheo oneowhichobecomeoembodiedoinoSectiono31oofotheoRERAoAct.ooo

20.o Ifoso,oinootherowords,otheovestingoofojurisdictionalocompetence,o inotheoRERAoauthority,oisopinpointedlyogroovedouponotheobestowmentoofoao remedyo tootheo aggrieved,othusothroughotheostatutoryo mandateo enclosedoino Sectiono31oofoRERAoAct,othanoupon,otheonecessityoofocompliancesobeingo madeobyotheopromoter,ovis-a-visotheomandateowhichooccursoinosub-Sectiono1o ofo theo Sectiono 3o ofo RERAo Act.o Moreovero therebyso wantso ifo anyo ofo compliancesoratheroevenobyotheocompetentoauthority,ovis-à-vis,otheomandateo enclosedoinotheosecondoprovisootoosub-Sectiono1oofoSectiono3oofoRERAoAct,o thusoisonototheooappositeostatutoryoprecursororatheroforovestingotheocompetento adjudicatoryojurisdictionoinotheoRERAoAuthorities.oo

21.o Moreover,osinceotheotermo'promoter'oasodefinedoinoSectiono2o

(zk)oofotheoRERAoAct,ohasobeenostatutorilyoimpartedoanoomnibusomeaningo wherebyoitocoversoo"anyoperson"owhooconstructsoorocausesotoobeoconstructed,o anoindependentobuildingooroaobuildingoconsistingoofoapartments,ooroconvertso o o o 13o o anoexistingobuildingooroaopartothereofointooapartments,oforotheopurposeoofo sellingo allo oro someo ofo theo apartments,o too othero personso ando includeso hiso assignees.oInosequel,otherebysoifotheosaidoplenitudeoofostatutoryomeaning,othuso becomesoassignedotoo"promoter"obesides,owhenotheotermoRealoEstateoProject,o haso beeno definedo too covero theo developmento ofo ao buildingo oro ao buildingo consistingoofoapartments,ooroconvertingoanoexistingobuildingooroaopartothereofo intooapartments,oorotheodevelopmentoofolandointooplotsooroapartments,oasotheo caseomayobe,oforotheopurposeoofosellingoalloorosomeoofotheosaidoapartmentsooro plotsoorobuildings,oasotheocaseomayobe.o

22.o Resultantly,o therebyso theo presento respondent,o quao whomo theo presentopetitionerouncontrovertedlyoissuedoAnnexureoP-3,ocontentsowhereofo becomesoextractedohereinbove,obutobecomesoanoallottee,oinasmuchoas,ohiso fallingowithinotheoambitoofotheosupraostatutoryomeaning,oasohasobeenoassignedo too theo coinageo 'allottee'o supra,obesidesowheno heo wouldo naturallyo througho AnnexureoP-3,othusosubsequentotheretoohenceoacquireotheotherebysopromisedo toohim,othusoallotmentobyosale,otransferoorootherwise.oo

(zk)o"promoter"omeans-o

(i)k Forgatheringotheodefinitionoofopromoteroitoisoobviouslyo relevantotooalludeotootheostatutoryodefinitionsohasobecomeo impartedo too promotero whoo ino theo suprao extractedo provisionso haso beeno declaredo too beao persono whoo constructsooro causeso too beo constructedo ano independento buildingo oro ao buildingo consistingo ofo apartments,o oro convertso ano existingo buildingo oro ao parto thereofo intoo apartments,oforotheopurposeoofosellingoalloorosomeoofotheo apartmentsotoootheropersonsoandoincludesohisoassignees;o o o o 14o o

(ii)k aopersonowhoodevelopsolandointooaoproject,owhetherooro nototheopersonoalsooconstructsostructuresoonoanyoofotheo plots,oforotheopurposeoofosellingotoootheropersonsoallooro someoofotheoplotsoino theosaido project,o whethero witho oro withoutostructuresothereon;ooro

(iii)oanyodevelopmentoauthorityooroanyootheropublicobodyo inorespectoofoallotteesoof—oo o (a)obuildingsooroapartments,oasotheocaseomayobe,o constructedobyosuchoauthorityoorobodyoonolandsoownedobyo themooroplacedoatotheirodisposalobyotheoGovernment;ooroo o (b)o plotso ownedo byo sucho authorityo oro bodyo oro placedoatotheirodisposalobyotheoGovernment,oo o foro theo purposeo ofo sellingo allo oro someo ofo theo apartmentsooroplots;ooroo o (c)oSinceotheopresentopetitionerohasoconstructedooro hasocausedotoobeoconstructedoaobuildingoooroindependento buildingooroapartments.oBesidesowhoohasodevelopedotheo subjecto landso ino theo o projecto thuso foro theo purposeo ofo sellingothenotoootheropersonsowhichoheohasotootheopromiseo toobeodoneotootheomakingoofoAnnexureoP-3.oMoreover,o wheno theo presento petitionero iso haso actedo himselfo aso ao builder,o coloniser,o contractor,o developer,o estateo developer.oInorespectoofotheosubjectoprojectsowhichoareosoo constructedoorovis-?-visotheosubjectoplotsowhichoareosoo developedo foro saleo whicho haso instantlyo happened.o Therefore,o wheno theo persono petitionero fallso withino theo ambito ofo promotero therebyso witho theo saido employedo statutoryodefinitionsotoorespectivelyotootheotermsoallotteeo andotootheopromoter.oThusoleadsotoofurtheroinfluenceothato theo presento respondentso illo actso ofo theo promoter.o Resultantly,owhenotherebysotootheopresentlyoaggrievedotheo respondentso fromo theo purportedo illo actso ofo theo presento petitionerowhoseotheopromoteroofotheosubjectoprojectsoaso o o o 15o o becomeoarouseothoughotheomakingsoofoAnnexureoP-3.oIno sequelo wheno theo presento respondento ono becomingo aggrievedo aso sucho becomeso empoweredo too withino theo ambito ofo Sectiono 31o (2)o filedo ao complainto beforeo theo RERAo authoritieso againsto theopresentopromotero whoo iso theo presento petitioner.o Theo vestingo ofo jurisdictionalo competenceotoodecideotheopresentosubjectocomplaintsoisotoo beobecomesorestedoonotheoprovisionsoembodiedoinosectiono speciallyo wheno theo saido provisionso theno theo provisionso incorporatedoinosub-Sectiono1oofoSectiono3oofoRERAoAct..o Allo theo provisionso incorporateo ino theo secondo provisoo Sectiono3othusoaolinchpinoorotheonerveocenteroforovestmento ofo competentoadjudicatoryojurisdictionalo competenceoino theo RERAo authority.o Wherebys,o theo subjecto complaintso areo declaredo too beo competentlyo institutedo beforeo theo RERAoAuthority.oo o

(iv)o ano apexo Stateo levelo co-operativeo housingo financeo societyoandoaoprimaryoco-operativeohousingosocietyowhicho constructsoapartmentsoorobuildingsoforoitsoMembersooroino respectoofotheoallotteesoofosuchoapartmentsoorobuildings;o oro o (v)oanyootheropersonowhooactsohimselfoasoaobuilder,o coloniser,ocontractor,odeveloper,oestateodeveloperoorobyo anyootheronameooroclaimsotoobeoactingoasotheoholderoofoao poweroofoattorneyofromotheoowneroofotheolandoonowhicho theo buildingo oro apartmento iso constructedo oro ploto iso developedoforosale;ooroo o (vi)osuchootheropersonowhooconstructsoanyobuildingo oroapartmentoforosaleotootheogeneralopublic.k o (zm)"realoestateoagent"oo o meanso anyo person,o whoo negotiateso oro actso ono behalfoofooneopersonoinoaotransactionoofotransferoofohiso o o o 16o o plot,oapartmentoorobuilding,oasotheocaseomayobe,oinoaorealo estateo project,obyo wayoofosale,o withoanotheropersonooro transferoofoplot,oapartmentoorobuilding,oasotheocaseomayo be,oofoanyootheropersonotoohimoandoreceivesoremunerationo orofeesooroanyootherochargesoforohisoservicesowhetheroaso commissiono oro otherwiseo ando includeso ao persono whoo introduces,othroughoanyomedium,oprospectiveobuyersoando sellersotooeachootheroforonegotiationoforosaleooropurchaseo ofoplot,oapartmentoorobuilding,oasotheocaseomayobe,oando includeso propertyo dealers,o brokers,o middlemeno byo whateveronameocalled;o o

23.o Consequently,oifotheosupraoimpartedostatutoryodefinitions,otootheo suprao statutoryo words,o areo reado alongwitho theo endowmento ofo ao statutoryo privilegeovis-à-visoanoaggrieved,ofromoanyoviolations,oasobecomeostatedoino Sectiono 31o supra.o Aso sucho wheno therebyso anyo aggrieved,o thuso becomeso bestowedowithotheoright,otooinotheoeventoofoanyopromoter,oallotteeoororealo estateoagent,oasotheocaseomayobeoratheromakingoviolationsovis-a-visoanyoofotheo statutoryoprovisions.oResultantly,owhenotheomakingsoofosuchoviolationsobyo supraovis-a-vis,othusoanyoofotheostatutoryoprovisionsoasooccuroinotheoRERAo Actooroquaoanyoofotheorulesoasobecomeoformulatedothereunders,owhenothuso conferso ao righto ino theo homeo buyer(s)o too agitateo hiso grievanceo beforeo theo RERAoAuthority.oo

24.o Consequently,o sinceo theo gamuto ofo theo appositeo jurisdictionalo provisions,orelatingotootheoconfermentoofocompetentoadjudicatoryojurisdiction,o uponotheoRERAovis-a-visotheoinstantocontroversy,oowhenobutoalsoonaturallyo coversopromoter(s),owhooirrefutablyoalsooisotheopresentopetitioner,oasoheohaso evidentlyoinotermsoofotheodefinitionoofo'promoter',oofferedothroughoAnnexureo o o o 17o o P-3oratherotheosubjectoprojectoforosaleotootheoprospectiveobuyers.oResultantly,o whenoonomakingsoofoplainoandoliteralointerpretationoofotheosupraoprovisions,o butomanifestsothatotherebysootheocompetentoadjudicatoryojurisdictionovis-a-viso complaints,oasoreceivedofromoanyoillooactoofoevenoaopromoter,oasotheopresento petitioner,othusois,ohenceoobecomesoconferredouponotheoRERAoauthorities.oIno sequelo botho theo filingo ofo theo complaintso ando alsoo ino theo makingso ofo decision(s)o thereons,o thuso neithero sufferso fromo anyo inherento jurisdictionalo defectonorotheoexercisingoofoadjudicatoryojurisdictionobyotheoRERAoauthority,o upon,otheosubjectocomplaints,obecomeoriddenowithotheoviceoofocoramonono judiceonoroalsootheoexercisingoofowritojurisdictionobyothisoCourt,othusoinotheo faceoofoavailabilityooforemedyoofoappealotootheopresentopetitioner,otootherebyso challengeoAnnexureoP-1,othusoisoaowellorecoursedoremedy.oo

25.o Resultantly,o alsoo therebyso theo nono registrationo ofo theo subjecto projectobyotheopresentopetitionersowithotheoRERAonorotheoopassingoofoanyo orderoinotermsoofosecondoprovisooofosub-Sectiono1oofoSectiono3oofoRERAoAct,o thusoisocompletelyomeaninglessonorotherebysotheocomplaintsofiledoobyotheo allotteeso concerned,o cano beo arguedo too beo noto competentlyo institutedo complaints,othusobyotheoaggrievedoconcerned,ofromotheopurportedoilloactsoofo theopromoter,owhooisotheopresentopetitioner.o

26.o Furthermore,osinceoSectiono37oofotheoRERAoAct,oalsooconfersoao plenitudeoofojurisdictionouponotheoRERAoauthorityotoorather,oforotheopurposeo ofodischargingoitsofunctionounderotheoprovisionsoofothisoActoorotheorulesooro regulationothereunders,oothusoissueosuchodirectionsoasorequiredofromotimeotoo timeovis-à-vis,opromotersooroallotteesoororealoestateoagents.oConsequently,otheo supraoplenitudeo ofo jurisdictiono aso envisagedo ino Sectiono 37o ofo RERAo Acto o o o 18o o whenoalsoocoversopromotersooroallotteesoororealoestateoagents,otherebysotoo,o thereowasonoorequirementoforotheopresentopetitionersoasoarguedotodayobeforeo thisoCourt,oforotheirsobeingoregisteredowithotheoRERAoAuthorities.oo o "37.o Powerso ofo Authorityo too issueo directions.—Theo authorityo may,o foro theo purposeo ofo dischargingo itso functionso underotheoprovisionsoofothisoActoororulesoororegulationsoamdeo thereunder,o issueo sucho directionso fromo timeo too time,o too theo promotersooroallotteesoororealoestateoagents,oasotheocaseomayobe,o aso ito mayo considero necessaryo ando sucho directionso shallo beo bindingoonoalloconcerned."oo o

27.oo Thoughotheolearnedocounseloforotheopetitionersohasovehementlyo arguedobeforeothisoCourt,othatotheopresentorespondentoisonotoanoallottee,osinceo ito becomeso displayedo byo Annexureo P-3,o contentso whereofo alsoo becomeo extractedo hereinabove,o thato heo haso onlyo tenderedo moneyo ino respecto ofo prospectiveoprojects,oandowhenoevidentlyonooprospectiveoprojectohaveoevero beenofloatedoatotheoinstanceoofotheopresentopetitioners,otherebysoatothisostage,o thereo wasonoo activatedocauseo ofo actionovestingo ino theopresento petitioners.o However,otheosaidoargumentoisoalsoorudderlessonorohasoanyotellingoeffectovis-à-viso theo locuso standio ofo theo presento respondento too instituteo theo subjecto complaints.oTheoreasonobeingothat,owhenowithinotheoambitoofotheostatutoryo meaningoassignedotooano'allottee',owherebysobecomesocoveredoalsoopotentialo asowelloasoprospectiveoallottees,ovis-a-visotheoprospectiveoprojects,otherebyso notoonlyoinorespectoofoongoingoprojects,obutoalsooinorespectoofoprojectsotoobeo launchedo ino future,o rather,o ato theo instanceo ofo theo presento petitioners,o thato therebysotheopresentorespondentobutobecameoanoallottee.oConspicuously,oalsoo whenoinotermsoofoAnnexureoP-3,oheobecameoopromisedotoobeomade,ootheoo o o o 19o o allotmentsovis-a-visoprojectsotoobeoundertakenoinofuture,owherebysoalsootheo presentorespondentowasoaoperson/allotteeowhoowouldosubsequentlyoacquireo theosubjectoprojectothroughosaleoorotransferothereofsobeingomadeoinohisofavour.oo

28.o Ino aftermath,o thiso Courto findso noo merito ino theo submissionso addressedo beforeo thiso Courto byo theo Counselo foro theo petitioners,o thato theo alternativeoremedyooasoavailableotootheopresentopetitioners,oinasmuch,oasoitso makingoanoappealoagainstotheoimpugnedoorder,othusoisonotoanoefficaciouso remedy,oasotheojurisdictionoassumedoonotheocomplaintowasonon-estoorowaso coramononojudice.oResultantly,otheoinstantowritopetitionoisodismissed.o

29.o Ino case,o theo petitionerso statutoryo appealo iso timeo barred,o thereupon,oonoanoapplicationocastounderoSectiono14oofotheoLimitationoAct,o becomingoappendedotherewith,othereuponsotheoappellateobody,oshallopassoao welloreasonedodecisionothereonoandoshallosubsequentlyoregisterotheoappealo whereafteroaowelloreasonedodecisionoshallobeomadeothereon,obutoafterohearingo allotheoaffectedoparties.o o o o o o o o o o (SURESHWARoTHAKUR)o o o o o o o o o ooooooJUDGEo o o o o o o o o o o (VIKASoSURI)o oooooJUDGEo

30.01.2025o o mahimao o Whetherospeaking/reasonedo o o Yes/Noo Whetheroreportableo o o o o Yes/Noo