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Builder Fraud / RERA Complaint

A builder or developer has cheated you — delayed possession, changed the plan, did not deliver as promised, or refused to refund your money.

Do this now
  1. 01Check if the project is registered on the state RERA website
  2. 02Send a written legal notice to the builder demanding performance or refund
  3. 03File a complaint on the state RERA portal
  4. 04Gather all documents — agreement, payment receipts, brochures, advertisements
  5. 05If builder has fled or is unresponsive, file an FIR for cheating
  6. 06Join the homebuyers' association (if one exists for your project)
  7. 07Simultaneously file a Consumer Court complaint if needed
Evidence to collect
  1. Builder-buyer agreement (sale agreement)
  2. All payment receipts and bank transfer records
  3. Brochures, advertisements, and promotional material
  4. Layout plans (original and modified)
  5. Correspondence with the builder (emails, letters, messages)
  6. RERA registration details of the project
  7. Photographs showing construction status
Documents you need
  1. Builder-buyer agreement
  2. Payment receipts and bank statements
  3. RERA registration certificate of the project
  4. Legal notice copy sent to builder
  5. RERA complaint form
  6. ID proof and address proof
Where to complain
  1. State RERA Authority — Online complaint portal
  2. RERA Appellate Tribunal — For appeals against RERA orders
  3. Consumer Court — For deficiency in service
  4. Police Station — FIR for cheating (BNS 318)
  5. Economic Offences Wing — For large-scale builder fraud
  6. National Consumer Commission — For claims above Rs. 2 crore
Laws that apply
  1. RERA — Section 11 (Obligations of promoter regarding project)
  2. RERA — Section 14 (Adherence to approved plans)
  3. RERA — Section 18 (Return of amount with interest on delay)
  4. BNS Section 318 — Cheating
  5. Consumer Protection Act — Section 2(11) (Deficiency in service)
Understanding the issue

RERA (Real Estate Regulatory Authority) was established under the Real Estate (Regulation and Development) Act, 2016, to protect homebuyers. Every builder must register the project with RERA. If a builder delays possession beyond the agreed date, changes layout without consent, or sells the same property to multiple buyers, you can file a complaint with RERA Authority. RERA can order refund with interest, compensation, and penalties on the builder.

When to see a lawyer

Consult a lawyer experienced in RERA cases. A lawyer can draft the legal notice, file the RERA complaint, and represent you before the RERA Authority and Appellate Tribunal.