SONAL GULATI vs MAGIC EYE DEVELOPERS PVT. LTD

ffiHARERA #*eunt.rcRAM BEFORE THE HARYANA REAL ESTATE REGULATORY AUTHORITY, GURUGRAM bate of Decision: | 0e.0S.2025 NAME OF THE BUILDER MAGIC EYE DEVELOPERS PRIVATE LIMITED PROJECT NAME "PLAZAAT 106.I" S.

No.

Case No.

Case title APPEARANCE 1. cR/3se212023 Ashok Taneja V/S Magic Eye DeveloPers Private Limited and Mr.Surendra Nath Panda[AR of R1) Ms.

Vandeeta GuPta Advocate Shri Gaurav Rawat Advocate 2. cR/3602/2023 Sonal Gulati V/S Magic Eye DeveloPers Private Limited and Mr.surendra Nath Panda(AR of R1) Ms.

Vandeeta GuPta Advocate Shri Gaurav Rawat Advocate CORAM: Shri Vijay Kumar GoYal ORDER 1.

This order shall dispose of both the complaints titlcd as above filed before this authority under Section 31 of the Real Iistate (Regulation and Development) Act,2016 (in short, the Act) read with rule 28 of the Haryana Real Estate (Regulation and Development) Rules, 2017 (in short, the Rules) for violation of section 11(a)[a) of the Act wherein it is inter alia prescribed that the promoter shall be responsible for all obligations, responsibilities and functions under the provision of the Act or the rules and regulations made there under or to the allottee as per the agreement for sale executed inter se' 2.

The core issues emanating from them are similar in nature and the complainant(s) in the above referred matters are allottees of the project, complaint No.

3592 of 2023 & another Member Page 1 of 25 ffiHARERA ffieunuennnrt namely,,,P|azaat105.I,,[CommercialComplex)beingdevelopedbythe samerespondent/promoteri.e.,M/sMagicEyeDevelopersPrivate Limited.

The terms and conditions of the buyer,s agreements, fulcrum of the issue invorved in all these cases pertains to fairure on the part of the promotertopaycommitmentcharges,seekingrefundofthecostpaid cn,1ZOOZl2023 Sonal Gulati v/s Magic EYe Develoners Tt*s::, ;ffiil;J;;a r'r'' surendra Nath Panda(AR of R1) L4.12.2023 cn -1zssz lzozz Ashok Taneia V/S Magic EYe DeveloPers Priv-ate ii*i.,ia and Mr' Surendra Nath Paqs-q(48.9[B1L- .ZE. [B1L- .ZE.ound noor & Tower-B [As Per Page no' 47 of the complaint- ComPlaint No., Case Title t4.L2.2023 comPlalnt ,, crofra nmr & Tower-B .- As Per Page no' 46 of the Unit no. $; ;.t Prg" no' 46 of the vv'r'r---- -ra, ,ta") and 7ZB sQ. ft. [sut , 339 sq. ft. [carPet "tt.a] . r,- ^ .As Per RERA registration plus 6 months . as- 1"^t irennne notification no' g IS-ZOZO dated ZO.OS.ZO20 for the Proiects having comPletion date on or after ZS.O3'2O2O) complaint 02.09.2019 As Per Page no' 33 of the complaint- 30.06.2022 s0.rr.zorg As per page no.

3 ofthe repl [As Per Page no' 47 of the mur) and 328 sq. ft. (carPet areal . ., proiects hi]ii1 iompletion date on or after L5,.03,ZO20 comPlaint [As Per Page no' 33 of the 02.09.20t9 30.06.20?2 [As Per RERA registradon ot.rt^ O months as Per ireneRA notification no' O 1}-ZOZO dated ZO.OS.ZOZO for the 30.11.2019 no.3 of *,S-I9II Area admeasuring execution of Oue date of handing over ofpossession 01.03.2021 no.

56 of ltlg 01.03.2021 no.66 oflhq Page 2 of 26 for covered car parking along with interest' Thedetailsofthecomplaints,replytostatus,unitno.,dateofagreement, possessionclause,duedateofpossession,totalsaleconsideration,total ComPlaint No' 3592 of 2OZ3 & another HARERA ffieunuGRAM 4.

The aforesaid complaints were filed by the complainants against the r !-- rL^ ^llatvnont lPttef promoter on account of different payment plan t: *:."]":111t::: t;;'; ,n..o*prainanrs than shown in the booking scheme and cancellingtheunitwaybeforetheduedateonaccountofnon-payment, seeking payment of commitment charges' 5.

It has been decided to treat the said complaints as an application for non-complianceofstatutoryobligationsonthepartofthepromoterf respondentintermsofsection3a(floftheActwlrichmandatesthe authoritytoensurecomplianceoftheobligatitlnscastuponthe promoters,theallottee(s)andtherealestateagentsundertheAct,the rules and the regulations made thereunder' 6.

The facts of alr the complaints fired by the comprainant/allottee are also similar. o similar.outoftheabove.mentionedcase,theparticularsofleadcase CR/35g2/2023,casetittedasAshokTanejaV/SMagicEye DevelopersPrivateLimitedandMr,surendraNathPanda(ARofRl) arebeingtakenintoconsiderationfordeterminingtherightsofthe allottee[s)quapaymentofcommitmentchargesalongwithinterest, costoflegalnotice'litigationexpensesandcompeltsation' A' Unit and proiect related details [InadvertentlY mentioned as \i.iz.zozo in PoD dated comPlaintl 20.03.2025 complaint] Tsc nr-egJ o,llz l' (As Per Page no' 45 of - the comPlaint) AP: Rs.4O,LL,222f' (As per aPPlicant ledger d1e{ 'OO.LZ.ZO23 on Page no' 15 of TsG R"3g,7o,5tzl' [As Per Page no' 47 of - the comPlaint) AP: Rls.32,42,9821' (As per receiPt inlo^tl"I* on page no.52-60 of the comPlaint Total Consideratio n/ Total Amount Paid bY the comPlainant Page 3 of 25 ffiHARERA ffiGuRuennu T.Theparticularsoftheproject,thedetailsofsaleconsideration,the amountpaidbythecomplainants,dateofproposedhandingoverthe possessionanddelayperiod,ifany,havebeendetailedinthefollowing tabular form: Name olth" 3.725 acres Commerc!4!-Prqiecg Natut. of Proiect 7 dated Registered vide )i."os.ibrz u"rid "p to 31.1?=202,1; .:: ;: -egistered/not 2t.06.2072 " 2 valid uP to 55 of 2012 dated DTCP License no' Name of licensee ruor,Tower-B unit No.

7, Ground F lOOr' I uwEr- u ie, pu.

P"e" no' +z ortht tomPl"int Unit no.

Uil rper area) tAs Per Page no' 47 of the com Unit measuring 02.09.20t9 er ,.t r" Date of executlon ur ffiaoftheunit 7.7 Schedule for possessio! "f 'l::^y:::'" tttt'tvt'tw'1""- iA of the COmplaint) (As per Pageto'' , _ , ;;,' ;;";;i'i- oi iu s - and und erstand s ii*rii^,tly defivZry o/ possession-of the ,'rrt t" tie qilottul ii the essence of the aoreement.

The promoter based-on the ;;;;;;;; prais and -sPecifications ossures to haniover Posse*:'-l !^'\i "T;;';; ,;"';;';;;;"tioned at sr'-no' 2o in schedule A unless there is delay due 'io Jorr" maieure conditions' lf' However' the completion of the proiect-is. roiect-is.delayed due to the force'maieu're conditions then the allottee agrees tiat the.p'o^:::::ni::" ;';;;;;;;;-i" ii' '*t'nsion of time for itt ii of the possession o[ th-" unit' pr"rrira that such force maieure conditions are not of a naiure wh.ich mqke i" i,i'iArc for in' contact to be implemented""""r"^ .., - -^*-r^inrl Possession clause ffisostrnra"t"cof nw1 Eommitment Charges fv Page 4 of 26 HARERA ffieunllGRAM Commitment Charges: lrrespective of anything contrqry contained in tle body ,i ogrir^rrt, Promoter shatl (through wrC Noida DeveloPment ComPanY Private Limited or otherwise) be entitled tu grant long/short rcrm lease/license of unit to appropriate tenant/user for such tenure (which may be even beyond the committed period) and other terms and conditions, which promoter/WTc Noida Development Company Private Limited may deem fit and proper ot.p'.'.0::'.:"'nn-, be rented out either by promoter or I nPrrrrnrotive bodY of attottees of non- lo'ckable llnit along with other adioining units.

Promoter has committed that allottee shall get a minimum of following amount from sub-leasing/renting of unit lo,, , period of ThirtY t:: "":\t !l: ' ;"; r;; ; r " n a rr, o n i r o' n - Lo ckab t e It n i ts w ilt on First Floor: Rs' 73/- (R"P"t S*'"tY 'committed period) with effect from -date of offer of possession of unit by promoter. 'lf Unit is a Retail llnit and is situated o" Ground Floor: Rs' S1/' (RuPees Eighty One Onty) per month per square feet of super area of Unit (inclusive of all Taxes). ln case' during the -commO*!, prrroi, rent realized from sub-leasing of unit is less than the aforesaid amount' promoter shall pay the sho.ryfall .t1 "::":, 'r,J'ro^-^rt-,rn't inorgr.

After the end of committed period promoter shall not be tiable to pay any money to allottee and allottee shall be entitled to actual proportionate monthly rent paid by tunant.

If ltnit is a Retail llnit ::d O :'::::::!, Page 5 of 26 ffiffi HARERA GURUGRAM rcnant .

M rcnant . l If ltnit is Lockable Studio unit: Rs' 30/- inup"r, ThirtY OntY) Per month Per 'rqrorc feet of super area (inclusive of all Taxes)'+ 500/o of rent/user chorges paid by Lessees/Licensees for the uni| Balance 500/o of actual rent/user charges paid by Lessee/Licensee during committed period Three hnty) per month per square feet of super areo oT lJnit (inctusive of all Taxes)' ln' case, during the committed period' rent realized from sub-leasing of unit is less than the aforesaid amount' promoter shall ih^rt^tnt ,no'g'' After the end of committed period promoter shall not be tiable tu pay any money to allottee and ollottee shalt be entitled to actual proportionate monthly rent paid by shatl belong to Promoter/Managing Entity.

After the end of committed period' alloitee shall be entitled rc ia complete rent paid by Lessee/License' Subiect to Lease/License alreadY granted bY promioter/promoter's nominee' allottee 'shall have to right to himself use/grant leaseflicense of ltnit to appropriate person. 'All payments shall be made on monthly basis after deduction of TDS' Commitment Chargis shatl be payable only .if allouee has made PaYment of his all dues to Promoter within 30 days from the date of receipt of offer of possession'.

Promoter shall be entitled to adiust its dues' if any' from the commitment charges' ln case allottees create any hindrance in renting of such units by promoter or declii to avqil the renting opportunity N Page 6 of 25 ffiHARERA ffieuntiennHl available with promoter' promoter shall stand discharged of its obligation of payment of commitment charges to allottee B.

Facts of the comPlaint: B.

The complainant has made the following submissions: As per no.

50 of the com Ashok Taneia, is a Peaceful at E-70, Greenwood CitY' laint I.

That the comPlainant Mr' abiding citizen residing Gur gaon, Haryana -122003' and law- Secor-45, 30.06.2022 [n, p..

RERA registration plus 6 months l' p!.

HnRERA riotificatio" 1l ?lt:::,12 ilil zZ'sii. il zZ'sii.iozO for the proiects-having .o*pt.tion date on or after 25'03'20201 Due date of Possession Rs^39 ,7 O,SLZ I - i;;,;' 6tal sale consideration -R*40,1t,2221' 1emit.g.d by the. complainant on page no.

12 oithe comPlaint) Rs.32,42,9821' [es put receipt information on page no' iz-oo of the comPlaintl ffi-ot"t ".ount Paid bY the comPlainant [To be confirmed) 28.11.20t9 30.11.2019 [s per Page no' 3 of the rePl 01.03.2021 fa;;. r"-. t"'oo of the comPlaint 04.10.2021 i^t ,* rr*. no' 79 of the comPlaint) 14.07.2023 i;;;.; prse no' tio of the comPlaint) Offiition certificate Off"t of Possession C--on*y"nce deed to 04.07.2024 L"as"J-. u a *ittt I nstakart for 3 Years i.e', 05'07 '2021 ffi.i.. ror p"yment of remaining commitment .t rtg"t - and assured -iniir.t rental charges and Page 7 of 25 As Per OTCP weUsite v Complaint No.

3592 of 2023 & another II.

I II.

N.

V. ffiHARERA ffiGltRuenntr,t That the .promoter, M/s Magic Eye Promoters Private Limited with their registered office at GF - 09, P|aza - M6, jasola District Centre, }asola,NewDelhi-ll0ozsisaprivatelimitedcompany incorporated under the companies Act, 2013 and is involved in the business of developing and constructing real estate proiects' Thatthepromoterownedapieceoflandadmeasuring3.T25acres on which they constructed a commercial proiect namely "PLAZA at L06-1" situated at Sector - LO6, Gurgaon after obtaining license fromDTCPbearingno.65ofT0L2dated2t.o6.2o].2.Thesaid projectisalsoregisteredwithRERAbearingregistrationno.T2of 2OL7 dated 21.08.20L7 ' That the complainant came to know about the proiect through sales team of the respondent company wherein they had approached the complainantonvariousoccasionstoprovideinformationaboutthe project and the benefits the comlllainant can avail by purchasing a commercial unit in the project. e project.

The reprcscntatives of the respondentcompanyfurtherinformedtheconrplainantwouldbe receiving assured commitment charges every mtlnth after getting the Possession of the unit' ThatthecomplainantwasConvincedonbasistlfrepresentations and warranties made by the respondent company and duly booked aunitintheprojectbypayingRs.2.00.000/-.Videreceiptdated 05.04.20]'g,thecomplainanthasconfirmedtheSameandbecame the bonafide owner of the comrnercial unit no' 07' having a super areaofT2Bsq.ft.(CarpetAreitof32Bsq.ft.)situatedonground floorofTowerB2inthepro|ectalongwithoneindependentcar parking space.

Page 8 of 25 v HARERA GURUGRAM VI.

That vide agreement dated O2.Og'20t9, the complainant procured the allotment of commercial unit from the respondent company' vll.

That the complainant has disbursed all payments timely' to the completesaJisfactionoftherespondentcompanyandin accordance with the terms of the agreement' The complainant has fulfilledallitsobligationsandresponsibilitieswithrespecttothe agreement.Thecomplainantmadepaymentsintranchesinterms oftheagreementandthusthecomplainanthadpaidthetotal considerationofRs.40,||,Z22l.inclusiveofalltaxes,PLC,Club Membership Fee, External Development Charges' Internal DevelopmentChargesandothercharges,ifany(IFMS)' ull.

That as per letter dated 03-02'2020, the respondent company called thecomplainantforregistrationofconveyancedcedandpayment ofstampdutyandregistrationchargeswhichamountedtobe Rs.].,79,900/.andRs.20,006/-respectively.ltisf.urthersubmitted thatintheinvitationtherespondentcompanyalsodemandedthe complainanttopayincashforAdvocatesfeeandmiscellaneous expenses amounting to Rs.1.Z,oool- at the time of registration of thesaidunit.Itwasneveragreedbetweentherespondentandthe complainantthattheAdvocatesfeesandmiscellaneousexpenses will be borne bY the comPlainant' Ix.Thatviderevisedletterdated2T.ol. ated2T.ol.2o2l,therespondentcompany againcalledthecomplainanttopayanadditionalamountfor registrationofConveyancedeedduetoincrettseinstampduty chargesbyZo/ovidenotificationdated2}.l2.2o20bytheMunicipal CorporationofGurugram,theadditionalstampdutybornebythe complainantwhichamountedtobeRs.T].,900/-.Theexcessive Stampdutychargespaidbythecomplainantwasaresultofdelayin Complaint No.

3592 of 2023 & another Page 9 of 26 HARERA Complaint No.3592 of 2023 & another GURUGRAM registeringtheConveyancedeedbytherespondentcompanyand hadtherespondentcompanydiligentlyacteduponitsfirstletterof intimation then the complainant would have not paid the excess amountofRs.Tl,gool-.Itisevidentfromboththelettersof intimation that there is a clear delay of almost one year by the respondent company to register the conveyance deed' x.Thatthereafteruponreceivingallthepaymentssuccessfullythe respondent company executed the conveyance deed through its authorizedrepresentative,being,respondentno.2,infavorofthe complainant, which was signed by both parties on 0]..03.202L and was duly registered with the sub,Registrar Kadipur' Gurugram vide registration no' 5755' xl.Thattherespondentcompanytilldatehasnotprovidedthe independent/designatedcarparkingspacetothecomplainant.The respondentcompanyhasviolatedthetermsandconditionsofthe conveyance deed and have modified the dedicated car parking space of each allottee to a common multi-level car parking area without any consent or agreement' xll.

That the clause g of Schedule c of agreement states that the promoterisobligatedtopayanamountRs.Bll-persq.ft.per monthofsuperareaofunitwhichwillbercpresentedasthe commitmentchargeswhichshallbepaidtotheowneroftheunit.

The promoter commits that the tlwner of the unit in the said project shall receive assured minimum rental charges every month from sub.leasing/rentingofunitforaperiodof36rnonthswitheffect from the date of offer of possession' xlll.

That the respondent company are obligated to pay an amount Rs. amount Rs.B1/-permonthperSq.ft.ofSuperareaoftheuniti.e.,T2Bsq.ft., Page 10 of 26 ffiffi mir c{i ComPlaint No.

3592 of 2023 & another HARERA GUt?UGRAM whichiscommitmentcharges,thesamehasbeencalculatedtobe an amount of Rs'58'968/- per month as per the respondent company'ssalesteamrepresentationandthetermsofthe agreementdatedoz.og.zolg.However,thecomplainantwasin uttershockthattherespondentcompanydisbursedonlyan amount of Rs.29,4841. in the month of Iuty 2020, for the commitmentchargeswhichwereduetothecomplainantagainst the amount of Rs'58'968/- per month as per the terms and conditions of the agreement' xlv.Thatthecomplainantwasneverconveyednorwasprovidedany |ustificationinrelationtothedeficiencyintheamountwhichwas paidtohimandneitheranyconsentwastakenfromhiminrelation totheSame.Thatwithoutholdinganydiscussion,therespondent companyhasdemandedthedeficientamountonthecomplainant which has varied from time to dme and is in violation of the settled terms and conditions as per the agreement.

That, further going forwardthecomplainanthasonlyreceivedpartpaymentofthe entirecommitmentchargespayablebetweentheperiodof|uly zozoto|uly[oz3.Thecomplainantwasentitledtobepaidan amountofRs.21,B I,Bt6l-,however,therespontlentcompanyhave onlypaidRs.].4,].l,lizgl.tothecomplainantandthereforethere hasbeenadeficiencyofRs.T,T0,6BTl-whichhasbeenwithheldby the resPondent' xV'ThattherespondentCompanySentaletterdated:,.3.o}.zo2\tothe complainantandinforminghimabouttheexecutionofleasedeed dated05.07.2021infavorofM/slnstakartServicePrivateLimited foracarpetareaof4200sq.ft.withanamountofRs.60l.persq.ft. ofthecarpetarea.Thecomplainant,sunitofT2Bsq.ft.ofSuper Page 11 of 26 HARERA ffi {t[b @iIffi GURUGRAM Areawasalsoleasedoutintheabovelease.Theafore-mentioned leasedeedwasexecutedwithoutmakingthecomplainant,the confirmingpartyasthesaidunitincontentionisownedbythe complainant.Priortoexecutingsuchleasedeed,thecomplainant wasneitherinformednorpermittedtoconsenttothesame. tothesame.The complainantwasalsonotpaidtheentireamountofRs.60/-per monthperSq.ft.ofSuperareaofunitasperthetermsofthesaid leasedeedbytherespondentcompanywhichisanunlawfulacton thepartoftherespondentcompany.Therespondentcompany i without ever taking the have acted on their whims ahd' fancies consentofthecomplainantorevendiscussingthedecisionswhich was solely taken by the respondent company' xvl.Thattherespondentcompanysentareworl<edletterdated o4.lo.2o2ttothecomplainantwithreferencetothemodified paymentofthecommitmentch:trgesaStherespondentcompany wereearninggoodfromtheproiectandhavemalafideintentionto gainunlawfullyfromthecomplainant,sproperty.Therespondent companyagainpromisedtopiryanamountofRs.6T.50l-per - 're unit to the comPlainant in month per sq' ft' for the super area of th theletterforwhichtheresponrlentCompanyagainfailedtodoso andbeingincontinuousdefaultwiththeirpromises.The respondentcompanythroughtheletterdated04.10.202l,putan additionalcostofanamountRs.l,Bs,3l0/-for.theimprovement andbrokeragefortheleasedunitwhichwasimposedonthe complainantwithoutanypriorapprovalandacknowledgment.The improvementandbrokeragecostwereforcedonthecomplainant andinformedhimthatthesameshallbeadjustedproportionately fromthecommitmentcharges.Therespondentcompanyhas ComPlaint No.3592 of 2023 & another Page 12 of 26 ffiHARERA ffiGURuennHl Complaint No.3592 of 2023 & another performed an illegal act as per law without considering or conducting any discussions with the complainant and against the termsoftheexecutedagreementandconveyancedeed. /*totheuttershockofthecomplainant,itwasinformedbyother investorsoftheproject,thattherespondentcompanyhasbeen performingitsdutyofcommitmentcharges.However,forthe reasonbestknowntoit,therespondentcompanyismerely evading its liability of providing the entire commitment charges to the comPlainant' xvll. ant' xvll.Thatthecomplainantonafewoccasionsvisitedtheofficeofthe respondentCompanytodiscussabouttheshortfallinthe commitmentchargesbuthowever,Borepresentativeofthe as available to entertain the issue' resPondent comPany w XUII.

That since the respondent company failed to address the issue in personduringthevisitsmadebythecomplainant,thereforethe complainantwasforcedtoseekoutstandingamountofthe commitmentchargesvidelegalnoticedated1r4.07,2023. xx.

That the respondent company has blatantly and deliberately defaulted on the terms and conditions of the agreement and conveyancedeed,wherebytherespondentCompanyhasfailedto provideRs'81/.permonthpersq.ft.ofsuperareaofunitasapart of guaranteed minimum return on the investment made by the comPlainant' xx.ThattherespondentCompanyhasdeceivedthecomplainantwith itsmisleadingrepresentationsofprovidingtheassuredminimum rental charges every month against the booking of the unit in the saidpro|ect.Therespondentcompanyhadmaliciousintentfrom Page 13 of 25 {^, ffiHARERA ffiGttrtuennnrt Complaint No' 3592 of 2023 & another thebeginningandneverintendedtopaythecompletecommitment chargestothecomplainantandthereisprovenignoranceand wilful misconduct on its Part' xK.ThattherespondentCompanyfailedtoadheretotheexecutionand performanceofthetermsoftheagreementandtheconveyance deed as entrusted in it and breached the terms of the agreement andtheConveyancedeedwhichhascausedmonetarylosstothe complainant and therefore the respondent company is under an obligation to PaY for the same' xxll.

The present complaint is being filed seeking payment of Rs.7,70,6871-towardsunpaidcommitmentchargesandpaymentof Rs.2,50,5501-towardsinterestchargedondeficiencyinpayments of commitment charges' C.

Relief sought by the complainant: g.

The complainant has sought following relief(s): ,to paY a sum of Rs'7,70'687 f - on ' ayments towards the comPlete account of deficiencY ln Pi commitment charges from Iuly 2O2O to Iuly 2023' under the obligation as per the agreement dat eement dated 02'09'2019' Direct the respondent company to pay a sum of Rs'2'50'550/- towardstheinterestondeficiencyinpaymentswhichhassuffered monetary loss from f uly 2020 to f uly 2023' Direct the respondent company to pay the assured minimum rental chargesforanamountRs'81/.llermonthpersq.ft.ofsuperareaof theunitl.e-,72|sq'ft''whichhasbeencalculatedtobeanamount ofRs.SB,g6sl.permonth,whenthecommitmentchargesaredue in future. i. ii. iii.

Page 14 of 26 ComPlaint No.

3592 of ZO23 & another ffiHARERA ffiGtlRuennu iv.Directtherespondentcompanytodesignatetheindependentcar parking space for the complainant' v.

Direct the respondent to pay litigation cost' D.

RePIY bY the resPondents: 10.

The respondents have contested the complaint grounds: a.

That the complainants took the allotment of unit no' 7 floor, tower B of proiect named 'The Plaza at 106-l' on ground Sector-106, Gurugram vide agreement dated 02 '09'20L9' ' )mPleted on 28'11'2019 b.

That construction of aforesaid proiect $ot ct andrespondentofferedpossessionoftheunittocomplainanton 30.ll.20lg.Thecomplainantgottheconveyancedeedoftheunit executed and registered on 0L'03'zAZt' C.Thatabrandnamedlnstakartcontactedrespondentfortaking Someareaoftheproject(includingcomplainant,sunit)onleasefor aperiodof3yearsatamonthlyrentofRs.ZTl-permonthpersq'ft. of super area with effect from A5'07 '?'021' d.Thatthepartiesdiscussedtheofferoflnstakartandarrivedata consensusthroughexchangeofemailsandvideletterdated 04.|o.2o2t[whichwassignedbycomplainanton06.10.2021-), wherebY Parties agreed as under: """'ln supersession of the Buyer's Agree'm'ent 2nd September' 20L9 and prrrioui' iommunicatiorr,.;;';;t ai"reed between you/the complainant ;;*'n:X;;#^;::'::;l';'!ii,i',,.*i.91:/ per sq ft o!'up'r area or the ailotted unit *.r.ilol.i"o;;;;i t;u oi'o)'2024'which inctudes the actual rent of Rs'221- p" io n 'of yyer aria potd by Instakart and a,n,,,L-ni'io st- shatt. st- shatt.be borne by Respondent' C Afier 04,07,2024 ,n*, 'i,tl ue io obligations on Respondent fu pay anymoneytotheC"^pl'*i'und"anycircumstancesandyoushall be entitled to actual pffi)i'o'ot' ^onihly rent payable by tenant' Page 15 of 26 on the following HARERA ffiCUNUGRAM oLumpsumamountofComplainant,shoreofTenantlmprovementCost and brokerage in retation to lease oY p'op"ty to Instokart is Rs.7,88,370.58/- onty which shilt be adiuited piopotrtionately from the rent/commitment ihorg* iryiu, to compiainant w.e.f.

01'10'2021 . tl::ri'J,::?lrrouor, is onty for 3 years effective from 05'07'2021 titt 04.07.2024.

Itsubmittedthattheaforesaidamendedtermsandconditionswere dulyacknowledgedandacceptedbythecomplainant.Itis submittedthattherecanbetwomethodsforcalculationof complainant's commitment charges one strictly as per stipulations as contained in note no.

9 of Schedule C of developer buyer,s agreementdatedoz.og.zotgandotheraSperletterdated 04.10.2021. e.Thatifthecomplainant,Scommitmentcharges,ifcalculatedasper stipulationsaScontainedinNoteNo'gofScheduleCofdeveloper buyer's agreement dated O2'Og'2019' shall be as under: Complaint No.3592 of 2023 & another Table-A S.

Particulars . - - ilom*itmentchargesPaYable 01.06.2020 till 30'05.2023* @Rs.81/- X 655 (suPer area) 36 months (*as Per letter dated 07'03'20 {iffi; annexed herewith as Annexu @ -d.trat rental PaYable w lo+.ot.zozq a Rs.27l- x I Rs.19,656 P.m. x t2 month I-f otrt re ntal / co mmitme nt I o+.oz.zoz+ [c*o] - A.

B.

C.

D.

E.

Thatifthecomplainant,Scomnritmentcharges,ifcalculatedasper stipulations aforesaid letter dated }4J'O202L [signed by the comPlainant), shall be as under: ffi ) = Rs.53,055/- P'm' X 020 annexed herewith per ledger statement .nnexure R'4) Amount [Rs.) 21,22,848 14,95,907 6,26,941 2,35,872 ll 8,62,813 :s [A- Bl I"e.r.

0s.07.2023 till 728 [suPer area)' @i Page 16 of 26 {L ffiHARERA fficttRuenntrl Thatafterexecutionofletterdatedo4.l,o.2o2l,termsand conditions contained therein shall prevail. l prevail.

Therefore, complainant's commitmentchargesaretobecalculatedasperTable.Bandnotas per Table-A.

ThataSperserialno.ZZ(d)ofScheduleAoftheagreementdated O2.Og.2O1g,thecomplainanthasnotopted/paidcharges'percar fordevelopmentofcarparkingareaandtherefore,thecomplainant is/was entitled for allotment of car parking area' Thattheinstantcomplaintisbarredbyestoppel.Itissubmitted thatuponexecutionofconveyancedeeddatetl0l.03.202L,the complainant is now estoppr:d from raising these belated claims/demandsashehimselfhadacknowledgedandaccepted thal,,thattheyhavereceivedthe,possessionofthesaidunittotheir completesatisfactionandhavesignedtheposstlssioncertificatein respectthereof,Vendee(s)/complainant(s)hert:infurtherassured thattheyshatthavenoclaim'whatsocveragainstthe vendor/respondentincludinginrespectofanydefectordeficiencyin constructionorqualityofmaterialsusedoronaccountofanydelay, etc. and all such claim or obiection' if any shall be deemed tu have been waived off bY the vendee' complaint No.

3592 of z0z3 & another Table-B i '07 ,024 6iir^oi.sl-'x728 [super area) = Rs'49'140/- p'm' 14,95,907 A'ffil"qE"t statement ;;;;herewith asennexu[gR-1) -- -- . ---- e adjusted Tenant lmProvemen h. i.

Page 17 of 26 ComPlaint No.

3592 of 2023 & another ffiHARERA ffiGtlRuennt'rt i.Thatafterhandingoverofpossessionandtheexecutionof conveyancedeeddisputesrelatingtocommitmentchargesare beyond the iurisdiction of the Hon'ble Authority' k.ThatthecontentsofparasofbrieffactsSavethematterofrecord arewrong,falseandhencedenied.Itisdeniedthatthe complainantsareentitledforcommitmentchargesofRs.T,T0,68T/- oranyinterestaccruedthereononaccountofanyalleged deficiency.Rather,Conveyancedeedstandsexecuted,theunitof thecomplainanthasbeenalreadyleasedout,resultinginto dischargeofrespondentfromitsresponsibilitiestowardsthe comPlainant' l.Thatthereisnocauseofactionwhicheveraccruesoraccruesat mPlaint' It is denied that any point of time to file the instant co respondenthascommitteaUlea;fr"t::t. a;fr"t::t."Otigations'ltissubmitted thattherebeingnocauseofaction,issuesframcdarewrongand false and therefore denied' It is submitted that the complaint under replyisbarredbyestoppelandisthereforeliabletobedismissed.

The territorial iurisdiction is not denied' een filed and Placed on the 11.

Copies of all the relevant documents have b' record.Theirauthenticityisnotindispute.Hence,thecomplaintcanbe decidedonthebasisoftheseundisputeddocumenBandsubmission made bY the Parties' E. turisdiction of the authoritY: 12.

The obiection raised by the respondent regarding reiection of complaint ongroundofsubjectmatterjurisdictionstandsrejected.Theauthority observes that it has territorial as well as subiect matter iurisdiction to ad|udicatethepresentcomplaintforthereasonsgivenbelow.

E.I Territorial iurisdiction Page 18 of 26 HARERA Complaint No' 3592 of 2023 & another ffieunttGRAM Aspernotificationno.Ilg2lIol7-lTCPdatedl+.I2.2o17issuedby Town and country Planning Department, the iurisdiction of Real Estate Regulatory Authority, Gurugram shall be entire Gurugram District for all purposewithofficessituatedinGurugram.Inthepresentcase,the proiectinquestionissituatedwithintheplanningareaofGurugram District.

Therefore, this authority has complete territorial jurisdiction to deal with the Present comPlaint' E.II Subiect matter iurisdiction Sectionllt4)(a)oftheAct,zaffiprovidesthatthepromotershallbe responsible to the allottee as per agreement for sale' Section 11[a)(a) is reproduced as hereunder: Section 77 '[q rn, promoter shotl' iil O, resPonsibte for aLl ?btisi:'-'::" i"iriiiont of this.ict o' the r1l;s-' 'atllottees as'per the agreement for sa ,ir, ^oY be, till the conve.Yance of the casi maY be, to the allottees' .or 'l,i"iirr'';;;n;;";p'ie't authoritv' as the case mav be; Section 34: Functions of the Authority: obligations cast uPon the ';n:J;!:,i;:ff;:';!';::,; 'r^i::,:,?r::;i::;:i,;:;,i;;:;)'i' ii"na the rutes 'and regulations made thereunder' ].3. nder' ].3.

So, in view of the provisions of the Act quoted above, the authority has complete iurisdiction to decide the complaint regarding non-compliance ofobligationsbythepromoterleavingasidecompensationwhichisto be decided by the adf udicating officer if pursued by the complainant at a later stage.

F.

Findings on obiections raised by the respondent: F.Iobiectionregarding.t'".o*pt,i,,tbeingbarredbyestoppel.

14.

The ..rpora.ni has-rairua ,n oUj.ition that ihe i.stant complaint is barredbyestoppelaSuponexecutionofConveyancedeeddated 01.03.2021, the complainant is now estopped from raising these belated Page 19 of 25 responsibilities and functions under the 'rp)ukldons made thereunder or to the egulations made thereunoer or.

LU LIte -,iiu tnb association of allottees' as the the apdrtments, plots or buildings' as , ioii,on areqs' to the association of ffiHARERA ffictlRuennHit Complaint No.3592 of Z0Z3 & another claims/demands as he himself had acknowledged and accepted that ,,that they have received the possession of the said unit to their complete satisfaction and have signed the possessfon certificate in respect thereof' vendee(s)/ complainant(s) herein further assured that they shall have no claim, whatsoever against the vendor/respondent including in respect' of anydefectordeficiencyinconstructionorqualityofmaterialsusedoron account of any delay, etc. and all such claim or obiection' if any shall be deemedtohavebeenwaivedoffbytheyendee,,' 15.

The Authority observed that tho$E$ se .onveyance deed has been .,. l,, . executed on 01.03 .I[Ltbut as p-ei r$'q*iso to section 18 of the Act of 2OL6,if the allottee does not inie,p,f;to wititdraw from the proiect' he shau be paid, by the p e" "-.T,,,:+t rdi i:li:j:elav' till the handing over or por 'on, at ru"tti.rtu "t hay ": ,:::ribed' In the present complaint, ti'J'possessiot ul 'nt, ::':^t:t:.:::l"t with the ' 3r6"*"nt dated 02'99'2019 read with letter datedoT.o3.2020forthepurposeofleasing.of*::"'.:"_::..n''o. _::..n''o.party bytherespondentandthecomplsinantiatendtocontinuewiththe proiect, therefore the Somnlainant f entitled to commitment charges as agreed between trre $ard"' $a $"C*t$ ;,1e4 oz'o],201e' rhus' in , 'na tolditio"s duly agreed between the view of the agreed term:- parties,thecontentionOftheresp@dentst'andsreiected' G.

Findings on the relief sought by the complainant: G.I Direit the respondentto-p"'y to pay ' ttt* of Rs'7'70'687 /' on account of deficiency in n1V1""o towards the complete commitmentchargesfromlulvzoiOto|uly2023,underthe "ui.i.e;;, "'p"' tfi" "g'""ment dated o2.o9.2oL9.

G.IlDirecttherespondenicompany.o-p,vasumofRs.2,50,550/. towardsthei"tut"'to"a"niiencyinp-'yl:Tttwhichhas sufferedmonetaryto"fto-tuly2020tofuly2023' G.IllDirecttherespondentcompanytopaytheassuredminimum rental charges ro, "r, amount nrsri- n91 To",th ner sq' fu of super area of the unit i.e., zza sq. fi, *f,itn has been calculated Page 20 of 25 ffiHARERA fficllRuennvt ComPlaint No.3592 of 2023 & another to be an amount of Rs'58'968/- per month' when the commitment charges are due in future' 16.

The above-m.riior.a relief sorgt t by the complainants are being taken togetherasthefindingsinonereliefwilldefinitelyaffecttheresultof the other relief and the same being interconnected' \7.lnthe present matter the complainant was provisionally allotted a shop on05.04.IoLgshopbearingno.Shopno.T,Groundfloor,Tower-Binthe projectnamelyThePlazalocatedinsectorl.06,Gurugram.Thebuyer,s agreementwasexecutedon02.0g,}o[gandthecomplainantStarted payingtheamountdueagainsttheallottedunitanclpaidasumof <32,42,9821- for a total sale consideration of 139,70,5t21-.

As per clause 9 of schedule c of the agreement dated 02'09'2019 it was promised and assured to the complainant if unit is a retail unit and is situated on Ground Floor @{81/- per month per square feet of super area of unit [inclusive of all Taxes) for a period of thirty six months (i'e'' committed period) with effect from date of offer of posse r of possession of unit by promoter.TherelevantportionofclausegofSchcduleChasbeen reproduced below for the ready reference: Clause 9.of schedule C of BBA CommitmentCharges:I.rrespectiveofatythi:g:Yarycontainedinthebodyof agreement,Promotershalt(throWnWTCf.o'*o,,'-t'::elopmentComponyPrivate Limited or otherwise) be entitled to grsnt long/short t'erm lease/license of unit tu approprior, ,"'n-*i!ru", So, ,rri tenure-(which may be even beyond the committedperiod)andothertermsandconditions,whichpromoter/WCNoida DevelopmentCompanyPrivateLimitedmaydeemfitandproperasper prevailing market'roidrtron, Non-Lockable ;lnits witl be rented out either by promoterorrepresentativebodyofallotteesofnon-lockablellnitalongwith otheradjoiningunifs,Promoterhascommittedthatallotteeshallgetaminimum offollowingamountfromsub.leosing/rentingofunit.foraperiodofThirtySix Months (i.e., committed perioal wiin effei from date of offer of possession "iiil:rtlo:"#::::r"it and is situated on Ground Ftoor: Rs.

B7/' (Rupees Eightyonehnly)permonthpersquarefeetofsuperareoofl)nit(inclusiveofall Taxes).lncase,duringthecommittedperiod,rentrealizedfromsub-leasingof Page 21 of 25 (v ComPlaint No' 3592 of 2023 & another ffiHARERA ffieuntlGRAM unitislessthantheaforesaidamount,promotershallpaytheshortfalltoallottee ascommitmentcharge.Aftertheendofcommittedperiodpromotershallnotbe liabtetopayonymoneytoa,llotteeondallotteeshallbeentitledtooctual proportionate monthly rent paid by tenant' ^c )n1 A thp r 1g.

Further as per section 11(4)ia) of the Act of 2016, the promoter ts responsible for a, obrigations and responsibirities as per the provisions of the Act or the terms agreed as per agreement for sale' The relevant portion of section 11t )(a) is reproduced below: 'tl,'l: i::#::i;,)nfil, ^, obtisations, .responsibitities and functions under the provisions of this. s of this.Act or tn, jrt,i ,nd rigulations made ihereunder or to the attottees os per the asreem'"':;fi-;i!;:';;?ilassociation of attottees' as the case may be, till the conveyoni'-, of i;tt aPifinenys, plots or buitdings' as the case may be, *"iil"oll*tru, o, ti, ,o^;,*oi Arrru to ih' association of allottees or ;i;lni;*::;::;'#'I:r:{;,tr';'^'y:';voft r'withrespecttothestructurat defect or any other defect f';;';i peloa o' it "f i'ed to in sub'-section (3) of section 74, shall continue ,rrn oi,ri ,hr'ronu'yaice deed of alt the apartments' plots or auitaiig'' as the 'o"'^1yi'' tlo the aiottees are executed' 19.tn the pres.ri-.rr., on 07.03.2020 r, p,gt no' 13 of the reply' the respondentsentlettertocomplainantwhichisinctlntinuationofthe agreement dated 02.09.2019 stating that since they are working on finalizingleasingarrangements,thereforepaymentofcommitment chargeseffectivefrom30.ll.20lg,willnowstarteffectivefrom ' obiected to the same and 01.06.2020 and the comPlainant Y:: acceptedthepartpaymentintermsofletterdatedoT.o3.zo2o.

20.

The Act of 2ot6 defines ,.agreement for Sale,, means an agreement entered into betrryeen the promoter and the allottec [Section 2[c)]' An agreementforsaleisdefinedaSanarrangementetrteredbetweenthe promoterandallotteewithfreewillandconsentofboththeparties.An agreementdefinestherightsandliabilitiesofbtlththepartiesi.e., promoterandtheallotteeandntarksthestartofnewcontractual relationship between them' This contractual relationship gives rise to futureagreementsandtransactionsbetweenthem.Thedifferentkinds Page22of 26 ffi ffi wiq wif HARERA GURUGRAM of payment plans were in vogue and legal within the meaning of the agreement for sale.

One of the integral part of this agreement is the transaction of commitment charges inter-se parties.

Since the agreement defines the buyer-promoter relationship therefore, it can be said that the agreement for commitment charges between the promoter and allottee arises out of the same relationship. ationship.

The provisions of section 11ta)(a) of the Act of 2oL6 provides that the promoter would be responsible for all the obligations under the Act as per the agreement for sale till the execution of conveyance deed of the unit in favour of the allottee.

21.AIso, the respondent in its reply has categorically agreed that the committed charges were to be paid by the respondent w.e.f.

01,.06'2020 till 30.05 .2023 to the tune of {2 L,22,848l- and the respondent has paid <14p5,g07 /-.

Further the respondent agrees that an amount of tB62,Bl-3/- is pending on part of respondent to be prrid on account of committed charges.

But the respondent in its reply also mentioned that a letter dated 04.10.2021 signed by the complainant, the commitment charges were to be paid by the respondent w.e'l'.

0t.1,0.2021 till 04.07.2024 to the tune of <L6,21,62,0/- and the respondent has paid {14,95,90 7 /- andfurther an amount tlf Rs'1,88,3L0/- ltas been adjusted towards tenant improvement cost and brokerage.

22.The respondent has mentioned that the respondent has already paid excess amount than it was supposed to pay as per letter dated o4.lo.2o2l and no amount is pending on part of the respondent towards commitment charges.

However, it is the conrplainant who has to pay back an excess amount of {62,597/- paid by the respondent' It was also mentioned by the respondent in its reply that it was agreed between the parties that the letter dated 04'10'2021 will be in Complaint No.

3592 of 2023 & another Page 23 of 25 ffiHARERA ffiGURUGRAM Complaint No.

3592 of 2023 & another supersession of the agreement dated 02'09'2019 and all the previous communications.

However, there is no document placed on record by the respondent regarding the payments made in compliance of the letter dated 04.10.20 z\ or setting aside of the letter dated 07. dated 07.03'2020 which is in continuation of the buyer's agreement dated 02'09'2019' Therefore' the commitment charges are to be paid in terms letter dated 07 '03'2020 agreed by the parties as the letter dated 07.03.2020 flows from the buyer's agreement dated 02.0g.2019.

Accordingly, the authority hereby directs the respondent to pay the committment charges to the complainant at Rs.B1/- per month Per square feet of super area of unit for a period of three years from 01.06.2020 after adiusting the amount already paid by the respondent to the complainant on account of committed charges within 90 days from the date of this order' G.IV Direct the respondent company. to designate the independent car parking space for the complainant' 23.

The complainant his raised concerns regarding the allocation of independent covered car parking.

But as per schettule 22[d) of the agreement on page no.47 of the complaint no amount has been paid for development of car parking area.

Moreover, it is nowhere mentioned that the car parking is covered car parking' 24.TheAuthority, after carefully considering the submissions presented by the parties, finds that the complainant has failed to substantiate his claims with any documentary evidence or established agreements regarding the allocation of car parking slots' In the absence of such material proof, the Authority is unable to ascertain the legitimacy of the complainants' concerns about the claimed difficulties for the parking facilities.

Further, the Authority observes that, in the absence of any binding contractual obligations, the respondent appears to have exercised its discretion in the management and distribution of the Page 24 of 26 ffiHARERA #-eunllGRAM Complaint No.

3592 of 2023 & another parking slots, which falls within the scope of the respondent's right' Hence, the Authority cannot accede with the above sought relief in absence of any agreed terms between the parties' G.V Direct the respondent to pay litigation cost' 25. cost' 25.

The complainant is seeking abovl mentioned relief w.r't' compensation' Hon'ble supreme court of India in case titled as M/s Newtech promoters and Developers Pvt.

Ltd.

V/s State of Up & ors' 2021-2022(l) RCR [C), 357 held that an allottee is entitled to claim compensation & litigation charges under sections L2,14,Lg and section L9 which is to be decided by the adjudicating officer as.per section 7t and the quantum of rdjudged bY the adjudicating compensation & litigation expense shall be a officer having due regard to the factors mentioned irt section 72' The adf udicating officer has exclusive jurisdiction to deal with the complaints in respect of compensation & legal expenses' H.

Directions of the AuthoritY: 26.

Hence, the authority hereby prit.t r.his order and issue the following directions under section 37 of the Act tO ensul'e compliance of obligations cast upon the promoter as per the functiotrs entrusted to the Authority under Section 34t0 of the Act of 20L6: i.

The authority hereby directs the respondt'nts to pay the commitment charges to the complainants at Rs'B ll- per month per square feet of super area of unit for a period of three years from 01.06.2020 (after adjusting the amount already paid by the respondents on account of said charges) as already agreed upon by the respondents in his reply within 90 days from the date of this order.

Page 25 of 26 ffiHARER" #it euntlGRAM Complaint No.

A period of 90 days is given to the respondents to comply with the directions given in this order and failing which legal consequences would follow.

27 .This decision shall mutatis mutandis apply to cases mentioned in para 3 of this order.

28.

The complaints stand disposed of.

True certified copies of this order be placed on the case file of each matter.

29.

Files be consigned to the registry. \"f (Viiay Haryana Real Estate Regulatory Authority, Gurugram Dated: 08.05.2025 Member Page 26 of 26