AMIT KUMAR JAIN vs OCEAN SEVEN BUILDTECH PVT. LTD.

U HARERA Complaint No.

Sl2T of2022 HARYANA REAL ESTATE REGULATORY AUTHORITY, GURUGRAM Order reserved o n: 19,11.2024 Order pronoun(ed on: 18.03.2025 GUllUGRAN/ BETORE THE N]lvI Or t llI I]ulLDtiR O.€.n S.!.n Bxildt..h Pvt.

Ltd.

ExDressway Tow.rs, Sccto.- 109, Gurugram, Haryana (R/gr21/2022 ocean Scven Buildtech Private 0.eatrSeven Buildtech Prvale ocean seyen Euildtech Pnvate cF lar3a /2022 cF/4027 /2422 v/s I cF/8726/2022 ldr s V/I Bui t.

Uljwal Timir Taluakda. and D€va.ati v/s 0cean selen Bu'ldlech Priv.te ."1..

Jli",..,,.,".,.

I aR /4724 /2422 cR/a024/2a22 cR/aa2t/2022 2 5 ComplaintNo.Sl2Tof 2022 RA RAIV LE UG ,I}HA #-GUR CORAM: Chairman M€mber ShriVijay Kumar Goyal Shri Ashok Sangwan OR DT.R 1'his order shalldispose ol7 conrplarnts htled above filed before this Authority under section 31 ol the Real Estate (Regulation and Development) Act, 2016 (he.einafte. referred as "the Act") read with rule 28 oithe Haryana Real Estate IRegulation and DevelopmenO Rules,2017 (hereinafter .elerred as "the rules") forviolation olsection 11(4)(aJ oftheActwherein it is inter alia prescribed thdt the promoter shall be responsible for all its obligations, responsibilities and lunctrons to the allottees as perthe agreement for sale executed interse parties.

Thc corc issues enranating lronr them are similar in nature and the con)plainant(sl in the above referred matters are allottees ol the proiect, nanrely,'Expressway Towers", Sector 109, Curusram, Haryana being developed bythe respondent/pronoter i.e., M /s Ocean Seven Buildtech P.ivate Limited.

Thc terms and conditions ofthe allotment letter, buyer's agreements, fulcrum oithe issue involved in allthese cases pertains to failu.e on the part ol rl," pronol"r ro (lel,ver lrmely possession ot the unitc rn queslion speking awirrd of possession and delayed possession charges and execute the conveyance deed and oth.rs Thc details ofthe complaints, unit no., date ofagreement, possession clause, due date ofpossession, toialsale co. alsale co.sideration, totalpaid amount, and.eliefsought rre given in thetable belowr 1.

Pmje(tNameand Location ' [\presswdj Towcr\' ar sector 109.

Curugran.

Arr. drble gioup hous nts, olony F^ Building plan aDDroval dated *HARERA $-eunrennu :DTCP tt"."." "". ."d .tt- Complaint No.

Sl2T of2022 As,nformsnon.bblned from thP 301 0f 2017 dated 13.10.2017 'the Conpan! sholl encetcl! cndeovot to conplete E.!irondcnt.learin.e d:ted Possesslonclause perbuyer u,e conttuction and oller rhe possession ol the said unit within lve years Jrcm the date oJ the receiving ol lieeose ( conmihent Psiod"), but subject to lorce tudJeure ctause olthis Aqreement and tideu pafment ol instalm ts by the Alottee(s), Ho||ever in .ase the Conpohy .onptere\ tl1e contttLcthn pnor ta the petiod al S yeors the A ottee sholl not roise oty objecnon in tokins the posks{on oftq poynent of remdinins sate pri.e snd oLhbr chotget stipulote.! in the Agreemqt to Spll lhe ConDonv on abtatntno .erttfi.ate tat o.cupatian ohd rk bf the Conpetent Autho ue: s) lt hond over the \td rh ta the Atouee l.t hts/hetthet octupanon and up suqed to the 1 ( tv) oI the Allordable fl oasing Polic!, 2013 All such proje.ts shall be required ta be n.cstoril!

Lanpleted withih 4 teors lron the opprovol ol buil.ling plons or g.ant oI environmentol .learun.e, ||hichever b lotef, This date sholl bc refetrea b as the "date af connencehat of prciect for the pufiose a[ this paticy. lhe licenres sholl not be renewe.l beyond the soia 4 lcars Wiod fron the doE of commenceneht oI praject Iffi -r---; 06 0r2016 d.ted 16 06 2014, Vald up to- 1506 2021 tr-icensee- sh. shree Bhaswan c/o M/s o.ean Sev€n ?6.09.2016 [As informatio. obtained from $eDlanninebranchl u HARERA GURUGRA[/ ComplaintNo.0127o12022 lPu. r 7 or (oDsr@l omDrrntl romel.Lnrl L N",",_,,r T .R,B,:o,0, ' r50r i \m r hri hm , UnplJ l ":l:;:::' *'i::i#'" I -3o0"j,@ I tc 26,2e soo/.

6,2e soo/.

IAsperd ,ra ,r r01l /017 bflns rhe BBAinJee reor mmprantl HARERA GURUGRA[/ ComplainiNo,8127of 2022 I cR/3w4/zozz m*9 ffifiJ :41 6 (3l3r t7 /2a:2 (P.,3e tu 13 L i,s.

11 rI I lrHARERA S-eLrnuennttr tioi.. . i1e,.be ekmdrbo { ComplaintNo.0127oi2022 Reply re.elved by rh. r.spoMed!

Anounr pa'd by lnc,rlore4r t. 'l'he ficts otalldre complaints liled by the complainanrIs)/allottee(s] are simil.rr 0ut of the above-mentiotred case, the particulars of lead case CR/8127/2022 ritled as Niaisft,4ro.o ys.

Mr Ocean Seven Buildtech Pva lad are being taken 't!(i consideration ibr deterDinrng the .ights olthc allottceIs].

Proiect and unit relared details 'l'he pa.ticulars ofthe project, the details ofsale consideration, the amount paid b) thc conrplar nant, date of proposed handing over the possessio n, delay period, itany, have been detailcd in drc ibllowing tabularfonr: CR/A127/2022 titled as NltishAroraVs.

M/sOceanSeven Buildtech Pvt.

5. rowers, Sexbr 109, Guru N.rlrr .r lr !1..i ll oL!) |.usl!g r.ron rceister.d/nor Regisiered yide 301 of 2017 dated RERA Building 13.14.2017 ti],\ 12 10.2021 lj'll,( L.r.rr\r j.

6otllrlr)d.rr.(l16Lri,Jl)16 I r ,: r. .rrrL. i L, L,'l Name oi hcens.e Shrcc BhaSwan nr .oll.borat'on Soven Buildtc.h I,!,t l.rd '1o112417 P3p. nd 17.l..m.lrinr 645 sq. ft.

Jcarpet areal Prse n. l7.t..nr.l,inr 2t-09-20t7 I&r9!o.

1 2 glig!!rp]3!!! j& 1.

ZI < HARERA GURUGRAI\I Complaint No.

Sl2T of2022 Lan nc"c.tntnt.J !\u..t " 30.05.2022 [Calculated as 4 ycare from date ofapproval of environnent clcarance i.e., 30.11.2017 1(tt, oI the Afrordabte Eoustlg Potic.y, 2013 ''All such projecE sholl be .equned b be hece*orily cohpleted within 4 yeats Jrom the appfoval of buildinq plans or grunt oI qvl.onmqtol cleoronce, whichever is lote n This date sholl be rckfted to as the "dote of connencenent oI prc)ect" lor the purpose of thn policy. hn policy.

The licenses shall not be renewed beyond the sa id 4 yea6 period Itun the dote ol Due date ofposseseon 'lotrl salc considcraoon poliryof2013+6months noti8cation no 9/3 2020 lor the pro,e.ts having .omDletion date on o. after 25.03.2020.

Rs.21 ,6A3?l / lAs per ledser account at page no.

20 o, Toral anount p.id by t 1l\.21 60 121 / lAs Der ledger a.count .,1 O..ul)rt)on.r: 1Ll .at.

IJ (l Thecomplainant has made the fqllowing submissions in the complaintr- L 'Ihat relyins on the repre+ntations, wa.ranties, and assurances ot the respondent about the timPly delivery of possession, the complainant booked an apartment in thp real estate development of the respondent, known under the name an4 sryle of "Expressway Towers" at Sector 109, Curugram, under the Affotdable Housing Policy, 2013.

That since the bookinsoftheunit ofthe co plaimnt till date, the complainant(s) had been 13 l4 10 l1 facts ofthe complaint ComplaintNo.

8127of 2022 RA RAIV RE UG A UR H G u II IV {:ontinuously harassed by the defaulting conduct ofthe respondent, which shall be noted as under. 'lhat the complainant was allotted an apartment bearing no.

407, sth floor, jn Tower4having64S sq ft. carpet area and 99 sq. ft. balcony area in p roject ofrespondent namcd Exp ressway To!!c rs' atScctor 109,Gurugranr, under the Affordnble Ilousing Policy, 2013 vide allotment letter dated 21.09.20i7.

No, builder buyer agreement was executed betweeD the parties tilldate. 'Ihat after the allotnrcnt of dr. unit, to the complainant on 21.09.2017, the complarnant approached to the conplainant ibr execution of the builder buyer's agreement but the .espondeni paid no heed to the request of the complainant.

That on multiple occasions the complainant had approached the respondent f"r exec,rti"n of the buyer's agreement however. th. respoDdent has unlawiully rcstmined itsell from execution the buyer's agreement and till date no buyer's agreement has been executed by the respondent. espondent.

That the non-executjon ol the agreement does not bar th. prcscnt clairn ofthe complalnnn!.

That it is also categorical to note that b), ta king a substantial su m oi money without execu ting the buyer's agrecmcnt is a grave violation ofsectiot 13 ofthe Act. lldr uI.ler rhe Sec l(rvl ol the Afrordable Hou\ing Polrcy 20ll. hc possession ofthe unit was to be delivered within 4 ycars from the approval ol buildiDg plan or grant ol environnrental clearance, whichever E later.

Hence, the due date needs to be computed from the Affordable Housing Polic)',2013.

That tilldate, the possession has not bccn oifered and the projectis tar honr bcing completed.

It is a matter of record that no occupancy certificatc has been applied till date and the essential services are incomplete in the TII ComplainrNo.Sl2Tof 2022 p.oject.

The entire aim of creating affordable ljving has been miserably !iolated bythe respondent, due to its jnordinate delay.

Tbat the respondent failed in complying with all the obligations, not only with respect to the agreement with the complainant but also with respect to the concerned laws, rules, and regulations the.eunder, due to which the co mp lainant faced innumerable hardsh ips. l\4oreover, the respondentmade l:lse statements about the progress olthe project as and when inquired by the complainant. l'hat drereaiter, the malafide conduct and unlarvful activities of thc respondcnt continued which has consequently led the complainantto go through mentalilgony and iinancialdistress.lt is further submitted that takrng advantage of the dominant position and malafide intention had restored to unfair trade practices by harassinE the complainant by way ofdelaying the project by diversion ofthe rnoney iiom the rnnocentand sullible buyer. 'lhdr .n cd,e ol delry in hp 4ll"r olpo(session. the compldrnanr hds d riAhr under proviso of section 18 oithe Act to seek delay possession charges till rhe actual handover of poss. r of poss.ssion- That accordingly, the respondent is bound to nlake the paymert of interest on the anrount deposited by the complainant till the actual handover of possession.

That the complainant has a statutory right undcr section 18 ol the Act, which, cannot go unnoticed.

Hence, lor the delay caused in oftering the possession, the respondent is liable to pay the complainant the delay possession charges under section 18(11 of the Act r/w rule 15 of Haryana RERA Rules and section 11[4] of the Act, lrom thc due date ofpossession i.e.,26.09.2020 till actual handover ol physical !ossession after the receipt of occupaocy VI vl u G RA RAIV RE L]G A UR Com.LainrNo 3127o12027 HARERA GURUGRA[/ That it rs the lailure ol the promoter to fulfil his obligations, and responsjb ilities as to hand over the possession wirhin the stipulated period.

Accordingly, the non'compliance olthe mandate contained in section 11 l4l la) read lvith secnon 1tJ{11 ol the Acr on the p.rl ot the .espondcni it established.

As such the complar na nt is entitled ro delayed possessronatrhe prescribed rate of inte.est lrom the due date till the physical handover ol posscssion as per provisions olsection 18(t) ofthe Act. 'lhat the respondent has utterly failed to lulfil irs obligarion to deliver rhe possession of the apartnrent in time and adhere !o the contentions of rhe agreementwhich has caused mentalagony, harassment, and huge losscs ro the complainant, hence the present complaint. 'lhat it js a rnarrer oi fact thar the CS'l was inrplenlented on 01.07.2017. 'lhe.eafter, w.e.t.

01.04.2019, the rates of impositioD of cST were .cvis.d.

For an Aliordable Housing Project, the rate thnt can be charged i.on the i 1% lvithout inprLttaxcreditor i 8o/o with input tarcreditj 'lhat the promotcr was given an optionto€ither charge GST atthe new rates or continue charging the saTe at the old rates. old rates.

That the promoter has been charging GST @ 8% from the complainanl as is also evident from the demnnd letter issued to the complainant with due date 19.05.2020, however, Do iDput tax cred itllTC ivas given to thc conr plainant.

0f there has bcen additional demand aor CST by the respondent please providel.

The demand lette. issued by the respondent annexed herewith shoi! thc payme nt made by thc co nr plainan ts.

That d espite haviDg made the paymcn t olthc lawful demands, no input tax credit, or profiteering benefit has bee.

Sranted to the complainant.

IX, x xt Co,npr nrNo ri127 of20ll HAUNA GUl?UGRA]\I xll. x I xlv XV.

That the respondent has been acting in utmost malafide and deprivjng the complainant lrom entoying the benefits reserved to him in law and by the Sovernrnent.

That the respondent has always attempted to financially crunch the complainant and take undue benefits over wrongiul gain to the complainant, al1 or wbich cannot be accepred, under any circumstance 'lhat as per the Aflordable Ilousing Policy, 2013 (read with amendmenr dated 04.0r.2021 vide Menlo No.

PF-27lyoL.11t)/2a2o|2-ICP/41). the pa.king space is to be provided at the rate ofhalfequivalentcar space IECS] lb. every unit, and it is unclear as to what amount of pa.king chargc has been levied.l-ooking at the utter malafide activities oithe respondent, the complainant seeks clear bilurcation of the total sale price, ,ncluding the charge ol parking.

That in the circumstance, it is seen that an excessive charge is being demanded by the respondent, this Authority may kindly be pleased to direct the respondent to .e fund the same 'lhat morcov.r, as p.r the anrcndcd Aflordable ltousiDg Policy, additional car parkjng can be providqd/sold after deriving consent of 2/3 ol the allottees.

That iD completeviolation ofthesame, the builder has been sellrng the car parking at exorbitandrates and encroaching upon the common nreas of the projecl. e projecl. 'l'hat the builder should be restrained from carrying such tllegal, nolalide and unlawful activities in violation of the Affordable Housing Policy, 2013. 'Ihat it is a settled position of lnw that in affordable housing projects, the buildcr is bound to nraiDtain thc Prolcct fbr a span 01 5 years from thc d.te ot occupancy certihcate. 'Ihat the respondent has been charging the following charges as per clausc 25 oithe rpplication Iorm: complaint No.

0127 oi2022 HARERA GURUGRAN4 > Labour Cess; 'lhat lookrng at the urter malafide activities of the respondent, the compla'nant seeks clear bifurcation oithe total sale price, including labour cess, vAT, service tax, work contract tax and power backup charges and other similar charges. 'lhat the conduct of the respondenr has been malafide since the very beginnirg.

Despite having gravely delaulted in the construction ofthe unit, lhe matcrial being u sed for construction is sub-par, excess moniesarebeing collectc.l lrom the allottees, the builder has been commjtting rnisappropriation oi lunds, and srands in vrolatron olrhe DTCP norms and the nrandatory con)pliance under the Act of 2016. l:urther, in Seprember 2022, the DTCP had also recommended the cancellation ofthe license ofthe projects ofthe Respondent due to its continuous norl'compliance. 'lhat thereafter, vide another meeting of the allottees, conducted on 04.11.2022, with the Chainnan, Sl P, Curugram, .tll ol the said issues wrrc {:ategorically highUghted.

T\e Chairman had also suggested the allottees to ap p roach H REPlA ror red ressal ol bilateral issues i.e., fo rensic financial audit etc.

Addrtionally, d1e Respondent was di.ected to not sell car parking over the connnon areas and was required to subnrit the approved site plin, showing the parkiDgspace. 'lhat in light ol the above, in order to safeguard rhe interests of the co mplainant and save the compla inant Lom beins !vro nsfully p rejud iced by thc unlawlul . unlawlul .onduct ol the respondent and in line with the suggestion of the Cbainnan, SIP, it is most humbly requested that a localcommissioner be appointed to carry on the iollowing tasks: z'lo ascertain the strge ot construction olthe pr oiect; XVII \VT II xtx xx I]AREIA GURUGRAM > Toveri f > To veri& th > ro veri& is Additionally, the construction quality is sub'par; € illegal car parking be,ng sold by the respondentj the development is in accordance with the site plani a forensic audit of, the books oi accounts be conducted to xxl xx veriryi > The total amount ofmonies collected bythe alloftees ofthe proiectj > The total amount of monies yet to be couected from the allottees; > The total amount of monies utilised towards the .oDsftu.tion /development olthe project; The expend'ture yet to be jncurred (owards the construction development oidre proiect, If the lund irom the allottees is being maintained in the escrow account the pu\session has been bv the rc$ondcnt and hence the respond.nt should be dircct.d to provide on alti(lavLl, the date by (hcD thc lal and lesaloffer olpossession shall be made b), the respondent. ; Thc records ol the accountant verirying the disbursement of nronies towards expenditure donc for thc construction/development ol the project till dare; / Asceftain whether 700lo of the deposit by the allottees was being deposited in a separale bank rccount. 'Ihat the registration of the project has been expired srnce 12.10.2021 and the same has not been rencwed till date.

That accordingly, the respondent had comnritnrd defirult of section 6 of the RIjRA Act and hence, pcDal proceedin8s ir this regard be iritiated against the respondent. lqoreover, rfteran inordinate delay in rhe project, no specific date iorhanding over of c.

Reliersoushtbythecomplainlnl. -. rhn, ompla,nrnr has soushr tolllwins reliefls): t.

To restrain the respondent from termrnaling rhF unir rillthe final dispo;al of the presentcomplaint tl. plaint tl.

Toappointa local commissifner lo (arry o u I I h e I ask as mentioned in pdra 36 ofthe complainL Ill.

To conduct a forensic audi!of the book otaccounts ot the respondent as per tdsk mentioned rn para E7 of lhe complaint. complamt N6o.

8127sor 2022 | ConplairtNo.Sl2Tof 2022 HARERA GURUGRAIT/ To direct the respondent to provide on affidavit, a date till which a valid offer oi possession shall be given.

Il the respondent fails to provide the same, penal proceedings for violation of section 4(2)(l)(Cl be inrtrated against the respondent.

To direct the respondent to prov ide a va lid physica I po ssession after recerpt of occupancy certificate, To direct the respondent to give delayed possession charges @ MCLR+2% liom 2 6.0 9.2 0 20 ti11 the d ate oa actual physical po ssessio. at tbe prescrib ed 'lo di.ect thc respo.dent to givc anti-lDolit..nng crcdit/inputtaxcrcdit to 'lo direct the respoDdentto execute the conveyancc deed after ofrering valid offer ofpossessjon to the complainantj 'lo restrain the respondent lrom demand,ng Labour Cess, VAT, work Contract Tax and Power Backup chargesi 'lo direct the respondent to give bifurcation ofthe total sale price including thc clarillcation ol cost of parking under the Afto.dable Housing Policy, 20131 'Io restraln the respondent from charging any maintenance charges in t'utur. as the complainant is notbound to paythe same underthe Affordablc Housins Policy,20131 Direct the respoDdertto relund lhe ercess amount pnid by the complain.nt Dverand aboYe th( totalsale prlce. 'Io restrain the respondent fronr demanding car pa.king charges lronl the 'l'o take action forviolatron ofsedion 6, i.e., non'extenslon oaregistration of the A.t Crant dny other relief as this Hon'blc Authority decms fit in the peculia. iacts and circunst.nces ofthc prcsent complaint. present complaint was tiled on 31.01.2023- Despite multiple opportunities VII, VIII. x. xl XII, XIII. xtv. xv. . xtv. xv. to the respondent, the respondent has failed to file reply and in view of the same, the defence of the respondent was struck ofby the authority vidqorder dated r3.08.2024.

Written submission by the respondent 9.

Thc respondent is contesting the complaint on the iollow,ng grounds: i That thrs Authoritv lacks to adludicate upon the present complaint as vide clause 15.2 of the builder buyer agreement both &e D, HARERA GURUGRAM parties have unequivocalli asreed to a.bitration. resolve any disputes through That the complainant is a willful deirulter and deliberately, i.tentionally .'nd kn.s'inE\ hdvp noL pd,o rrme.y in\ulmenri.

That starting from Irebruary 2023, the construction activities have been severely impacted due to the suspension oithe licens. and the freezing of accounts bythe D ICP Chandigarh and 1l ltE IIA C urugran, respectively.

This suspension and lreezing ol accounts represent a ibrce majeure event bcyond thc control ol the respondent.

The suspension oi the license aDd tieezrng ofnccounts, startinE fiom Feb 2023 tilldate, have created a zero tinre sccnario for thc responde l.

Iurther, therc is Do delay on the palt ot rhe respondent proiect as it is covered under clause number 5.5 ibrcc lUajeure, which is beyond conbol ofthe respondent. 'lhat thc ilnalEC is CTE/CTO which has been received bythe respondent in February 2018.

I{ence the start date of p.olect is l'eb 2018 and rest d.tails Cumpldint No 8127 of2022 Covid and NCT Restricti.rions l,rolc.l ..nrIlL'tron l)atc Feb 22 aovld lo.k down lvalver srr: (l rnonths rpp,o\ iorevery rcarlir.6':l 1'otallime extended to be extended Accounts rreezed & licqnse suspended Fcb 2023 tilldatc lurthertime to he exiended tillthe unfreezing ofthe accounts i.e.

Feb- Nov Nov 23 project is unireezed) iurther time would be added till unfreezins the Nov 25 ffilAnrnl 9- eunLrcnnur As per the table given above, the final date ior the completion of construction is Feb 25 in cas€ the accounts are unfreezed by the compere he comperent autho.ity on thc date off,ling this reply.

From Feb 2023, the license has been suspended and accounts have been freezed by the D]'CP Chandigarh and IIRER,{ CuruErarn.

10.

Copics ofall the relevant documents havc been iiled and placed on the record 'I heir authenticity rs not in dispute. llence, the complainr can be decided on thc basis ofthese undisputed docunrents and submission made by the complainanr. ll.

1'h. complarnant and respondent have filed the written submissions on t9 02.2425 and 73 -a2-202 5 respectively, which is taken on record and has been considered by the Authority while adiudicating upon thc relief sought by the I:. lurisdiction ofthe authority l2. l'h. authority observes that it has tcrritorial as well as subject nrtrtter JUnnliction to adjudicate the prescnt conplaint for the reasons given belo$,.

E.l Terrilo rial i u risdicdon r3. ls p€r notification no- 1/92/2017-LTCPdated 74.12.2017 iss\edbyTown and Country Planning l)epartment, the jurisdiction ot Real Estate Regulatory Authority, Gurugram shall be entire Gurugranr District for all purpose with oflices situated in Curugram. ln the present case, the project in question is situ.ted within the planning area ofCurugram Distrjct.

Therefore, th,s authority h.rs complete ten itorial ju.inliction to deal with the prescnt complaint. [.ll Subject ma tter iurisdicti on 14. sec!ion 11(41[a.]olthe 4ct,2016 provides thatthe promotershallbe responsible (o the allottee as pe. asreement for sale.

Section 11(4)[a) is.eproduced as Complaint No,8127of 2022 HARERA I compr.intro.orzzoruo.z I GURuGRAM I cno6od'!ed I 14)fhe pmaotet tholl- (ot be re.ponibte tot ltt obt'sations. rctpontb tie\ ond lun tim undpt th? provitioit ol thn Act ot the rulps ond regulocin node thereu4det ot tothe oll4Pp o\ perrheagte.nentJot \ole, ot ro th. asauolion oI otlot@es ol oe tose na! be, utl th? .onveton.e ot dtt the oportneaB. plo6 ot bun4tnss as rne . ose doy be, @ the allod@t ot thp tonqor a@5 tA th. a@5 tA th. oss+iotion ol otlo,j.ees ot the conpetent ouhorit . asrhe.oynoyb?.

Se cti on 3 4 - Fu n.tlon t oft h e A u t h d t E : 344 otthe Ad ptovtdelt o ,rsup .of,ptionce ot rhe obtaations.6t lpon th.

DronotP6. lhe ltta.teesold the t@t enote ageaL\ undet thit Act ond the tuks and 'eelto|oa\ nodp theteLnder n view ofrhe provisions or thh Acr quored above, rhe authonry ha5 complete So, i turi!liction to decide the complaint regarding non-compliance ofobligations by the promoter leavin8 aside compensation which is to be decided by the adludicatiDg ofil.er ifpursued by lhe complain:nt ata Latcrstage. !_indings on obie.tions raised by the .espondent in the writter submission I F.l ob,e.tion regardlng complainant is in breach of agreement for non, invocation of arbitEtion, 'I'hc respondent has submitted that the complajnt is not maintainable ior the rcrson that thc agreement contains rn arbitratlon clause which rele.s to the dispute .esolution nechanism to be adopted by the parties in the event of any (lispute The authority is ofthe opinron thatthejurisdict'on ofthe authoriry.annot be lcltercd by the existence of an arbitration clause in the buyer's agreement.s it may be noted that sect()n 79 oftho Act bars the lurisdrcnon ofcivilcourts abort rny matter lvhrch falls within the purview of this authority, or the Real Estate AfpeLlate 1)rbunal.

Thus, the intention to render such disputes as non-arbitrable sccms to be cleer.

Also, s€ction 88 ol the Act says thdt the provisions olthis Act nlau be in addition to and not in der.,tation of the provisions ofany other las, n)r the timebejng in tbrce Fufther,theautho.ityputsrelilnceoncatenaofjudgments of the Hon'ble Suprehe Court, pffticularly in Nationol Seeds Co.porotion Lintited v.

M.

Madhusudhon Redrly &Anr. (2012) 2 scc506, wherein it has been heLd that the rehedi€s 0rovided under th€ (insunre'Protection Act rr! rn addrtion to rnd not in derogation ol thc other laws itr forco, consequently the Complaint No,8127of 2022 t7 &HAR 22 t7 &HARERA S^eunrnqAM rurhority would not be bound to refer parties to arbitration even ifthe agreement be[veen the parties had an arbitration clause.

Thcreiore, by applying same analogythe presen.€ ol.rbitratjon cLause couLd not be construed to take away th e jurisdiction of the Authority.

Fvthet,i\ Altab Singh and ors. vs.

Emaor MGF Land Ltd ancl ors., Consumer cose no.

701 of 2015 decided on 13.07.2017, the N.tionaL Consumer Disputes Itcdrossal Commission, Nei!

Delhi INUDRC] has held th.rt the arbitration clause rn agrccments bctlrecn the complai.ints and builders could not circumscribe the turls.iiction ola consumer.

Further, while considering the issue ofmaintainability of. complaint belore a consumer fo.um/commission in th€ fact of an existnrg arbLtmnon clarsc !r th. buildcr bu),cr agrccment, the llon'ble Supreme Cou't in cose titled as M/s Emoar MCF Land Ltd.

V.

Altob Singh in revlsion petltion no.

2629-30/Zot8 in civil appeol no.

2 3 512.23513 of2017 decided on 10.12.2018 has upheld the aforesaid judgement of NCDRC and as provided in Article 141 of thc Constitution olhrdia,thelawdeclared by theSuprenre coort shallbe binding on all courts uithin the territoDT ot lndia and accordingly, lhe authorty is bound by the aforesaid view.

The.elore,in view ofthe abovejudgem€nts and considering the f.ovision olthe Act, the authorityis ofthe view that complainant is wellwithj. his rightto seeka specirl remedy av.ilable in 3 benefioalAct such as the Consunrer lhtcction Act and RER Act, 2016 iistead ofgoing in for an arbitration.

Hence, wc heve no hcsitaho. in holdnrgthat this authority has the requisite jurisdiction to !Dtertain th. complaint and that the dispute does not require to be referred to arbrn-ation necess?rily !.1I Obiections resardingtorc€ haieure.

Thc respondeDt/promoter has raised the contention that the construction oi the project has been delayed due to lorce majeure circumstances such as ban on construction due to orders passed by NGT, major spread of spread of Covid_19 across woddwide, mspcnsioD of license by the DIC1r, ChandiEa.h and lreezing of Conplaint No.

Sl2T of2022 ffiLIARERA ".@- GURUGRAI\/ accounts by HREM Gurugram etc. which is beyond the control o[ the respondentand are covered under clause 5-5 ofthe agreement The respondent has lurther submitted that suspension olthe license and freezing ofaccounts, starting from Feb 2023 till date have created a zero-time scenario for the respondent.

Furthermore, the fina1 EC is CTE/CTO which has been received by the .espondent in February 2018, hence the start date ofproject is Feb 2018.

Moreover, the respondent company has filed the representation that the final completion date (incase project ls unfreeze) turther time would be added till unlreezing the accounts as the due date or possession may be considered as March 2026.

The counsel for the r€spondent during proceeding dated 19.11.2024, stated that the due date of possess,on may be calculated from the date oi'consent to establish' i.e.

05.02.2018 which comes out to be 05.02.2022 nn(l further requests to allow the grace period due to lorce majeure circumstanccs i.e., Covid-2019, ban inrposed by NGT from tinre to tinrc.

Nloreov.r, the dclay was happened due to.rgitahon by the membcrs of Association of allottees who obstruct the const.uction work at site as a result thc DTCP has cancelled the Ucense on 23.02.2023, vide l\4emo No.

LC-30U9' PA(VA)-2023/5475 and even theAuthority had trozcn allthe bankaccounts of the respondent company.

Thscounsclfor the respondent has placed on record a I e po rt ol Chartered Engineer dated 14.05.202 4 vide which bringing o ut the financill losses caused by the delayed payments and escalated material costs due to dela)ed payment by the allottcss Howcver, rll the pleas advanccd in this regard are dcvotrl ol meriis l'hlr Authority is ol coBsidered view that dre p.ovisions ol zero period is neithcr provided in the Act oi 2016 nor in the lfibr dable Group Housing Policy 2013. licy 2013.

Therefore, the due date olpossession is c.rlculated as per claus.

1(iv) ol tle Atlordable Llousirg Policy, 2013 it Ls prescribed that ",4/l su.n projects shall be rcquned h be necessarily completed ComplaintNo.El2Tof 2022 ComplaintNo.3127ol2022 RA RAI\I LE UG A UR Lr G within 4 yeors lan the .late of opproval af bujlding plans or gnnt of envt rcnmentol clearonce, whichever is later. this dote shallbe rekrred ta as the "etote olcammencementoJproject lar the puryase al,lr6 polr./.

The respondenr has obtained environment clearance and building plan approval in respect of the srid project on 30.11.2017 and 26.09.2016 respechvcly.

Therefore, the dne date ofposscssion is being calculated from the dat. ol enviro nmental clearuDce, being later.

Further, aD extension ot 6 nonths is granrcd ro rhe respondent in vielv ol notiilcation no.

9/3-2020 dnted 26.05.2020, on account olourbreak oi Covid-19 pandemic. lherefore, the duedate ofpossession was 30.05.2022.

As lar as other contentions of the rcspondent w.r.t dchy in .onstruct,on of tIe project is coDcerned, the same are disallolved as firsdy the orders passed by NCl banningconstruction in the NCR.egion wasforaveryshortperiod of time and thus, cannot be said to impact the respondent builder leading to such a delay in the conrpletron Secondly, the liccnse ofthe projcct ofthe respondeDt w.s suspended by DTCP, Haryana vide memo dated 23.02.2023, due to grave violations made by it in making oompliance oithe terms and conditions ol the hcense.

In view olthe same and to protect the interest ofthe allottees, the hank account oi th. rcsponderrt related to dre project !!.rs lroze| by this Au(horiry vide order dated 24.02.2023 1t is well settled principle that a person cannot (ake benefit olhis own tr(ong.

FhdinSs on the relielsought by the complain.nt.

G,l Dire.t the respondent to give d€l.yed possessnln charges .i the prescribed ratc i.e,, MCLR+2% t om 26.09. om 26.09.2020 tiU the date ofactual physical possession at the prescribed rate ofinteresL G,ll Direct the respond€nt to execute the conveyance deed after otfcring valid ofler ofpossession to the complainant. lhe complainant intends to continue with the p.oject and is seeking delay possessioD charg.s .s providcd undcr thc provrso to sc.tion 18(11 ol th.

Act Sec I8t1l Droviso reads as under t;.

SHARERA section 1A: .

Return oI odount anrl eomrensation ComplaintNo,8127of 2022 GURUGR 18( 1 ).

I the pronotd k i h to con pt e te ot i s u no b] e to s i ve postessior of dn apotttnent, plot, or build ing, - - -. . .. -.- - Provided thatwhercon dllottee does not intend b wnhdtuw lron the pnjeca he sholl be paid, br the pronoter, intetest fot every h@th ol dela!, till the hodingover of the posssion, otsuch rote 6 na! be 5.2 talks about the possession ofthe unit to the complainant, the releva.t portion is reprcduce as under : ''5.2 Possession fine '1hc conpan! shott sin.erely endeovor to conplete the construction and olJer the possession oI the soid unit '|ithin frle ,edts lrom the date ol the receivlns oI ti.ense (connitment Petiod ), but subject to lorce nojette.toute ol this asreenent ond tineu polment olinstalhnents by the Allottee(s), Hawever tn.ose the campdn! an)plctes tlle ronsitction ptiot ta the pe.iod olsyeorstheA otte. sha notrdis.aarobjection in toking the possBsion ofrer parhenr ol retuoi"ing le price ond other charges stiptlorc.l in rhe Agrement to Se The Cadpahy on obtutnrl! tetufcate fa. arcupotnn and us. b! nre canpetent trthdnie\ \holl hanl atet the sod mrt ta rh.

Allattee for htt/hct/dnn oc4tpatian lrd ^e .ublett tu n1e lLlottee hdvins tanphed wth all the tetna d d canditians al'tl)e .oid Pali.! and Ag.eenenL ta sell and lornents mode as per Patncnt Plan.' 21.

At ihe outset, it is relevant to coFment on the preset possession clause of the asrcement wherein dre possessiqn has been subjected to all kinds oiterms and conditions ofthis agreementand application, plication, and the cornplainant notbeing jr def.rult under any provisions o[ these ag.eements and compliance with all provisions, formalities and documentation as prescribed by the promoter.

The (lraltinB olthis clause and incorporation ofsuch conditions arc not only vagtrc and uncertain but so h.avily load.d in favour oithc pronDter and against thc allottees that even a single default by the rllottees in fulfiUing formalities and docunrentations etc. as prescribed by the promoter may make the possession clause i..elevant for the purposc of allottees and the commitment date lor handing over possessron loses rts Deaning. 'Ihe rncorporition ofsuch clausc in the buyer's agreetuent by the promoter is not only in erave violation olclause Page 21 ull3 ComplaintNo.Sl2Tof 2022 SHARERA & cunrcnlm 1[iv) of the Affordable Houslng Poliry, 2013, bur also deprive the a]lottees of their right accruing after delay ii possession.

This is just to comment as to how the builder has misused his dorhinant Dosit,on and drahed such mischievous clause in the rgreement and the hilotrees are left Mth no option but ro sign on the dotted lines.

22.

Clause 1[iv) ofthe Affordable Hdusins Policy,2013 provides for completion of allsuch projects l,cenced under ifand the same is reproduced as underror ready rcfFrcn.e' ,1ll such ptol.cE shall be le.!ut.e.l to be ne.e$@ly LatnplebA within I leoBltont thetoteolupptovatofb ildnts plansat oruntofenvircnnentot tleoronce,whichevet 6lotct lhk dote sholt be rcle.re.t toos the "dote al annetendt ofptojec{ Iat the ptrpose oJ the pottc, ' Due date ofha.ding over ofpossession: As per clause 1[iv) ofthe Affordable Housing Policy, 2013 it is presc.ibed that 'Ali sr.h projects sho be required to be necessarit! carryletetl \t,ithtn 4ycars fronl the (lote ofo pproval ol huildins phns or grant olenvionnentol clearonce, whichever is loter.This dote shallbe relen'etl to os the "date ofconn)encenen, af project" Ior the purpase of this policy.The respondent h. pondent h.rs obtained enviroument clearance an(l building plan approval in respect of the said p.oject on 30.11.2017 and 26.09.2016 .espectively.

Therefore, the due date of posFession is being calculated from lhe date oI .nvironmental clearance, being later.

Furthe, an extension of 6 months is gr.rnred to the respondentin view ofnorification no.9 /3-2020 dated 26-05.2a?0, o .lccount of outbreak of Covid 19 pnndemic.

Therelbre, the due d.ue ol possession comes out to be 30.05.2022.

Adlnissibility of delay possession charges at prescribed rate of interest; Provrso to tectlon 18 provrdes that where an allottce does not intend to wirhdraw fron the prolect, he shall be p.iid, by the pronrotcr, interest ior ev.ry nronth ol delay, till the handing ovcr of possession, at such rate as may be 2al 24 I HARERA ComplaintNo.8l2Tof 2022 has beFn prescribFd under rulc l5 of rhe rules.

Rule l5 ha( GURUGRA[/ been reproduced as underl Rule 15, P6tibed ro* oI interest- lProi& to yctiu 1Z s&ti@ 1a on.l sub-se.lion (4) in.t sub*cnon O) ol pctton 191 (1) For the pwpose oI praviso to section 1Z section 10; and sub- sections (4) and t7) ol secnan Ie, the "inzrest ot the mte prcsctibed" shall be the stote Bank ol tn.lia highest norginol cost ol len.ling rcte +2%: Prcvided thor in qoe the stote Bohk oI lndia norginol cosr oI lending rote UCLI) is not in uN, it sho be tepla.ed b! su.h benLhaotk lend'ngtote- whth the Stok Bonk ollndto hoy It ttoq rde b nde lat tendtagtathe9.4etol ptbhc, 25.

The legislature in its wisdom in thesubqrdinate Iegislation underthe provision oirJle lS of the rulec h.c determrned theprescnbed rate of rnterest.

The rdre of inierest so determined by the iqgislaturq reasonable and if the said rule uniiorm practjce jn all the cases.

26.

Consequently, as per website ofthe State Bankoflndia marginal cosi of lending rate shorr.

MCLR) as on dare i.e..

18.03.2025 is lilloved to alrad dre interest. itwilleDsure 0n 9.10ol0.

Accordingly, the presc lcndins rate +2% i.e., 11.10olo.

11.10olo. rate ol interest sill be margjnal con of 27. 'lhe defiDition of term'interest'as defined under section 2(za) of the Act provides thrtthe rnte olrnterest chargcable from thc rllottceby the prohroter, n crse oldefault, shall be equal lo lhe rate ofinterest which the promoter shall bclableto pay theallottee,in case of delault.

The rel€vant sect,on is r€produced "(,o) "interest" neansthe 4tes of intercst paloble b! the prodoter or the o ottee, os the cae no, be.

Explonotion. -For the purAov ofthis clau* tt) thc t ote ot 'ne4t c|orseobte ron $e otlot te bt t hc ptohotet, n cote ot defouh, thall b? pqtol to th" ,ate ol tntetert whi.h the pranoter shott be tidbte ta pdr the oltottee, in cose ol delouxr Ai) the interest patrble bt the prcftoter to the allouee shall be frcn the dote the p@otPr received theonountatony patt ther@f till the date the onotltt or pon thereol and intqest thqeon is rcfunded, and the inlerest patable bJ the ollottee to the ptunoter hii Page23.l l3 Compltr'nt No.8127 of 2022 *HARERA S- currrcnnvr sholl be lrcn the .lpte the ollattee deloults in palnent to the pronor.r dll th. dot+ it k pqid, 28.

Thereforq interest on the delay phyments from the complainant shall be charged rr rhF prei ribed rdre r.e..

1l.l00o by lhe respondenl/promoter which i' rhe snnre as is being granted to the complainant in case of delayed posscssion On consideration of the documents available on record and subnissions made by both the parties, the authority is satislied that the respondent is in contravention olthe Section 11(4)tal of the Act by not handing over possession by the due dnte as per the agreeftent.

By virtue ofclause r(ivl olthe Affordable Housing Po1icy,2013, the respondent/promoter shall be necessarily required to conrplete the construction ofthe irojectwithiD 4years irom the date ofapproval ol bLrilding plans or grant oi environmental clearancc, whichever is latcr. is latcr. 'lhcrefore, in vielv of the findings gi!en above, the duc datc of handing over ol possessiotr was 30.05.2022.

However, the respondent has railed to handover possession ofthe subject apartmantto the complainant tillthe date ofthis order.

Accordingly, it is the iailure ofthe respondent/promoter to lulfil its obligatio.s and responsibilities as per the agreenrent to hand ovc. the possession w,thin lhe stipulated period.

Further, thqre is no document available on record to .,ir.{r1rirr" rle,ldrm ol thF respondenL.

AcLordingly Ih".lrim uI lhF respondent is reiected being devoid olmerits.

Moreover, the authority obscNes thar thcre is no docunrent orr record lronr which it can be ascertained as to whether the respondcnt has applied for occupatron certificate or what is the stllus of constructron of the project.

Hence, this project js to be treated as on' going project and the provisions of the Act shall be applicable equally to thc builder as wcll as allotters.

Accordingly, the non-compliance of the mandate contained in section 11[4)[a] rcad with p.oviso to section 18[1) ol the Act on thc part ol the respondent is Page 24 ol33 t0 C.DpLanrt No.

3127 of 2022 ,I,/TARER . \oP-rlo )* - ^,--.,' Y L.rll(UL.r (A r' esiablis hed As such, the allottee shall be paid, by the pronroter, interest for every month of delay irom due date ol possessjon i.e., 30.05.2022 till vahd ofter of possession plus 2 months alter obtairing occupation certificate fronr the conrpetenl autho.itl, or actual handing ovcr of possession rvhichever is erdier, as per section 18(1J ofthc Act of2016 read lvith rrle 15 ol the rules.

Iu(her, as per section 11(alt0 and section 17[1) ol the Act or 2016, the pr.n'oter is under an obligatjon to gct thc convcyancc dccd exccut€d in favour ofthe complainnnt.

Whereas !s per scction 19(111 olthcr\ct of2016, the all.ttcc is also oblig.rted to participate lowrrds registration ol the conveyance deed of drc un't in question. question.

However, there is nothing on the record to show thal the rcst)ondent has applied lor occupation certificate or what is the status of thc dcvelopmcnt of thc above-mentioned project.

In vicw of the abovc, thc respondent is directed to handovei possession ol the flat/uDit and execL'te co veyance deed in favour olthe coniplainant in terms otsection 17(1J olthe Act ol20l6 on paynrent of stamp duty and registration charges as applicable, within three months ailer obtajning occLrpation cer1ilcltc from the conrpcnrt C.lll 'Io .estraitr the respondent from terminating the unit till the final disposal ofthe p.esent complaint. '1hc .oDrplainant in the present nrattcr is seeking possession of the unit along witI delay possession charges ar)d the authority has rlre]dy deliberatc.l thc sanrc in the ilndings $.r.t. relief no.

1 & 2 in ihe above paragraphs accordi.gly, iI view olthe same the present relief stands redundant. c.lv to appoint a local commissioner to .arry out the tasks as mentioned in para 36 ofthe conrplainti C,V To condu.t a iorcnsic audit olthe books ofa(couDts ofthe respondcDl as per task mention.d in para 37 ofthe complaint. c.vl To takea.tion forviolation otscctiotr 6, i,c,, non'extension ofregistration C.vll Direct the respondent to provide on aflidavit, a date till which a valid ofter of possession lhall bc given. lrthe respondent fails to providr thc PaB.25 it33 3l Conplaint No, 8127of 2022 RA RAIV RE UG A UR H G same, penal proceedings for violition ol lection 4(2)(l)(C) be initiated aSainst the respondent, l hc complainants have sought some other reliefs such as appointment ol L.C, conduct forensic audit ot the books ofaccounts ofthe respondent, initiation ol penal proceedinss fo. violation ot S..tion 4(2J(l)(cJ, Section 6 ofthe Acr, 2016 etc The Authority observes that due to several continuing violations ol the provisions ol the Act, 2016 by the respondent, the Authority has already taken Suo nrotu cognizance olthe project vide complaint beatin int beating Do- REM-GRG-7087- 2023 and tieczed the brnk a.count olthe respondentrela!ed to the project vide o er dated 24.02.2023.

The.elbre, the aurhority is procecding to decidc only the mrin reliet sought by the complainant in the present complaint i.e., dclay possession char8.s, possession and execution ofconveyan.e deed on the basis ofdocunrenls availnbleotr record rswellas submission made by the partirs G,vlll oirect thc respondentto provide a valid physical possession after rcceipt of o.cupancy certifi cate, 'l'hc respondent is legally bound to meet the pre requisites for obtaining ocorpation certifi.ate lrom rhe competent authority It is unsatiated th.t even aftcr the lapse of nrore than 2 years lrom the due datc of possession thc rcspondent has hiled to complete the construction and apply for OC to the conipetent authority.

The promoter is duty bound to obtain OC and hand over possession only after obtaining OC C.lX Direct thc respondent to rcfund the exccss anrount pald by rhe complainahr or cr and abote the totalsale price.

As per clause 4.1 olthe buyert agreement the sale consideratiofl/sale prjce of I1s.26,26,000/' shall be payable as per the payment plan annexed as aDn.xure- B, CST, servicc Tax, VAT, and othcr lcvies, duty il.rpplicable shall be paynbje by the aUottee over and above the sale consideration.

Furthcr, it was also agreed the service irx/VAT and other .rpplicable taxes and charges of any nature whrtsocver, which may be levied bv the Goverrinent Authorities lvith 11 34.

35.

ComplaintNo.8127ol2022 ffiHARERA -66- GURUGRAN4 prospective and retrospechve efrect shall be payable by the allottee over and above sale consideration mentioned herein above.

The relevant clause 4.1 of the BBA is reproduce herein below: ARTICL!] 4 SALI CONSIDERATION 4,1Sole Price Thot the ollottee ogrees to poy the cohpony Ior the purchare olthe nid lat/ unit a sun ol Rt,26,260O0/- o.taeotuing 611 sq, ft (cal.aldted @ Rs.4,00o/- pq sq. o/- pq sq. fr" olcarpet ared olthe tuld untt, a.lmedsunag llD tq, lL ond bolony oreo .olctlare.l @ Rs,S00/- pq sq, IL attache.! wlth th. ltat admedsurins ........-........- sq.lL), (hereinofter r4et ed to os "sate P ce/Sole consideration') shall be pdtdble os per the poydent plon onnqed as 'Annqure 'B' (hereinofter tqefted as Taynent ptan"), G.ST, Setut.e td.

VAf otly other leies duty ifdpplicoble shal be Pdlable by the ollottee ove. and obove th. tule conslderatlon.

EDc sholl be poroble os pet thc sai.l polic!.

The two wheeler porking sholl be identife.! ond ollocdted by the conpon! ot the tine al hon.ling over ofposesion olthe uhit totheAllattee.TheSenicetax/v,'tTandollatheroppli.abletoxesandchorges al ony noture whoBoeveL which mo! be levied by the Caw Authonry with prcspechve dnd retrosp.ctiw efrect shall be potoble by the allotte ovet ahd obove sole consideration ndntioned h ein obove. ln \ rew oi the above clduse, rhe Aurhoriiy observes that lhe sale considerrlion i1 exclusive of GST, Serv,ce Tax, VAT, and other lev,es, dury ,t applicable aDd the respondent is well within right to claim such amount as agreed betwe€n the parties and the same shall b€ piyable by the allottee over and above the sale consideration However, the respondent is dire.ted to lurnish the details of payment ol mch taxes paid to the concerned Authorty.

Il thc respondent/proDroter lailed to provide the detaih ot taxes as wellas apphcablc chnrges as per the law of land then tbe respondent shall refund the excess ofthc rotal sale priceitrcluding fte Affor.lable Housing l'olicy, demanding car parkingcharg€srrom thc Dircct the respondent to Sive bi the clarification of cost ofpa.ki 2013.

To restrain the respondent trom (;.x!

ComplaintNo.Sl2Tof 2022 ARER,I URUGRA[/] H G 37.

Since, amendment dated 04.01.2021 in the said Poliry 2013, which it is reproduce as 4.

Ihc clouse no 4(ii, al the Ajlbitobk |lousing Patic! dokn 1%hAugust, 201j rcta|etl to po. etl to po.kins nornsshull be \ubstttuted wth theJallowtns: "4(iii) Parkins Norms: o.

Mondotarynan.chorgedble 0.s Ecs patking spo.e r Mondatar! parkin9 spo.e ot the tote aJhollf:qurvalent Cat Space (ECS) for eaLh dwelhns unn sholl be prort.led ti un!ontL o.rheetrt t)r'klnlt ere shatt tu.atn.rked for eoch lat, ||htrh shull be utlottcll anl! to thelut o||ne^ 1 he parkihg bor oftwo- whecle.s shall be 0.3n112.5n unlesathcN8e speciled in the zontng tlan ri The baldnce ovailoble parkin! spoce, iany, beyond the allocoted two- ||heele. porking sites, .on be eamorked o\ tee.visitorcorpo ng spd.e b Aptionalond choeeuble pothng space ot the ture.J 0 s ECS perdwetlin.t 38.

In view of condlt,on of $e Affordable Group Housing Policy, 2013 direction w'r.t. the same can be deliberated by the authority at this stage. is the affordable housing proiect and as per the latest t.

The calant@ noy ptovde an odditional ond aptiohol parking spoce, hoxinun to the ettentalhofEqlirolentCat Space (ECS) per dwelltns ii. tn.osc tLch optt.lndl patkins space is p.ovtle.t by the calani:et tnaxtnum ofohe cqr parknlg \po.e perdwelting unit con be ollatted br the tok,)iset,4t I ttLe Nt.!ftedi,)q saa a[ thc tast al llat ta nLr i. ln cases where licanses under AHP 2a13 olrcad! stond gronted ond buldns plahsstond appravA \|ithautavolng the optianal0.5 ECS per l|\etthu uhit parklno spdce, thc colaniser shall be rcquired to tubtnn the.anscntofat1e[* a thr(]\ ofthe auotteer as pr the prcvisians.f Sector 11aJ Real Enatu (RcALtlohan ond Derelaphent) Act,2a1L,li rhc pupote aJ anten.l n1ent in bunding pta.s lbt ontling such a.ldt anul ona apnonal A,5 ECS per dwelling untt porktns spoce.

Futthet, thts benelt sho nat be owtldble for the projects whetein occupation et cote of oll ke rcsidential tawers hos uteody been obtoined. i A.lditi.rolpotkngnarnsandporahetea,ilo !, con be specified o the the above provisions, tirc respondent/prorroter is bound to contply *HARERA S-arRLrGRA[/ G.

LrGRA[/ G.xll Dlrect the respondent to glve anti'proliteering credit/input tax credit to the .ohplainants, :19 l he complainant has sought the relielwith regard to direct the respondent to givcantiprofiteeringcredit/i.puttaxcrcdittothecomplainantsand charEclhe GST as perrules and regulations, the attention ol the auth o rity was drawn to rhe fact thatthe legrslature while lranringtbe CST lawspecir'cally provided foranti- protitecrirrg measures as a check aDd to nraintain the balance in the inflation of costonthep.oduct/servicesduetochangeinmiErationtoanewtaxregimeie.

GST, by incorporating section 171 in Central Goods and Services Tax Act, 2017/Haryana Goods and Services TrrAct,2017, the same is reproduced herein ' 5qron t7 1 ()) Anr reducd.t) in tote.j tox an d\ t\pp\t olsaods a. entt.s ar rhc bcn4it al tnput tdx (.41t sholl be pos*d an to the tectptent br wat ol Lonnensurute reduction ih p.ices 10.

As per the above provision,lhe benefit olta\ reduction or'lnput Ta Credit'is requjred to be passed onto the custonrers in view oisection 171 of HCST/CCST Act, 2017.

ID the eveDt, the respondent/promoter has not passcd the beneli( oi I'l'C to the buyers olthe unit in cdntravcntion to the provisions ofsection 171(11 of the HGST Act,2017. lhe allottee is alliberty to approach the State Screening Conrmittee Haryana lor initiatingproceedings under section 171ofthe HGST,^ct agrinst the respondent promoter.

G,Xltl To rcstrain the respon.lent lrom charging any maiDtenance charBes in tuture as thc complaimnt is not bouDd to pay the same uoder the Atford.ble Housing Policy, 2 013. .11.

As pertheclarification regarding maintenancechargesto be levied on affordable group housing projects being given by DTCP, Haryana vide clarification no.

IrF- 27l/202413676 dated 37.01.2024, it is ve.y .learly mentioned that the utility charges (which jncludes electricity bill, waterbill, properry tax waste collection charges or any rcpair inside the individual flat etc. flat etc.l can be charged fronr the rllottees as per conn'mptions.

Complaint No, 0127of 2022 ffiHA&ERA .-@* GURUGRAN/ ComplaintNo,Sl2Tof 2022 ,12.

Accordingly, the respondent,s directed to charge the maintenance/use/utiliq, charges lrom the complainants/allottce(sl as per consumptions basis as has becn .larified by the Dilectorate oll own and Country I,lannin& Haryana vid. clanficatlon d:rted 31.01.2024.

G.XIV To rest.ain the respondent from demanditrg Labour Cess, VAT, Work ContractTaxandPowerBa.kupcharges, l:i 'l'hr complainant has sought the relief to restrnin rhe respondent tronr den)anding Labour Ccss, VAT, WC l rnd power backlrl) clrrSes.

Although, as per record, no demand undcr the above sard heads h.tve been made by the respondent (illdate, however in clause 4.9 (ii0 and tivl orthe buyer's agreemrnt daled 1706.2017, it has been menrioned that the allortee is liable io pay sepnr.rtely the abovr-said chargcs as per the denrands rarsed by the respord.n! conrpany 'thereiore, in lhe interest ofjustice and to avoid lurther litigation, the Authority is dcliberating its findings on the above said charges. .

LabourCess:. lhe Labourcess is levied @ 1% on the cost ol constmction incu..ed by an employer as pcr the p.ovisions ol s.ctons 3 [1) and 3(.1] ol the Building and Other Construction Workcrs'Wcltare Cess Act, 1996 read lvith Notiflcation No S.O 2899 dated 26.9.1996.It is levied and collected on thc cost ofconstruction incurred by employe.s inchrding contractors under specilic .onditions l\.loreover, this rssue has alrc.dy been dealtwith l)v thc authority in conrplaint bearxrg no.

962 of 2Al9 rirled Mr.

Sumit Kumar Gupta andAnr. vs Sepset Propenies Private Limitetl wherein it was hcld lhn( sincelabourcess is tobe paid bythe respondent, as such nolabourccss shoukl be separatcly cha.gt(l by llre respond.rrt l hc authority is ol tho vrew th.rt dre allottee is neither an enrployer no. a cotrtractor and labour cess is not a tax but a fee. but a fee.

Thus, the demand ollabour cess raised upon the .o mplainants is co nr pletely arb itrary and th e co nrphrnd n ts cannot he nrad e LIADEDT ! l r/1l\Ll\ , ' 0. '. \o bl2 o :J / / rn b o.hrrs {_:! ll(_: 14 ..

I liable to pay any labour cess to the respondent and it is the respondent builde. who is solely responsible forthe disbursement ofsaid amount.

VAT:'1he promoter is entidcd to chargcVAT fron the allottees where lhe same was leviable, at the applicable rate, if drey have not opted lor composition scheme.

However, ifcomposition scheme has been availed, no VAT is leviable.

Further, the promoter shau charge actual VAT fronr the allottces/prospechve buyers prid bv thc pronroter to the concerned departmcnt/authority on pro-rata basis i e. dependrng upon the area ofthe flat allotted to the complainant vii i-vis the total area oi the particular project Howevcr, the complainant would also be entitled to proololsuch paymcnts to thc coDccrned department along lvith a comput.tion proportionate to dre allotted unit, before makrDg payment under the WTC (work contracttax)!

The complainant is seeking above mentioned reliel wirh respect to restraining the respondent from demanding \\/ork contrncr'lax.lr this stage, lt rs rmportant to stress upon the definition ol term work contract' under Section 2(119) of the CGS I Act, 2017 and the sanre is reproduced belolv fqr ready refer€ncel ''(119) *orks tantrcd Dteatlt a LannaLt lot Lut|it)g, c.nsttuctto,, fa bt t. dttu n, c on p I ct oh, e rf .to., ) rsLo t hnD n, I i tL t n!] au t, 1n Pravetnena nanileatton repait nlointenance, .cnovotnn, ultetotioh .. .on n *sia n i ng ol ony i n n ovo ble prape ttt whe rc i n to n skr ol pro perr! n laads (Nhether os good\ ot in sone other fo.n) 6 invalved ih the cxc.u tian of such ca nt uct) After considering the above, lhe Authority r of the view that the complainanl/allottee is neith.r rn employer nor.r contractor and the same rs not applicable in the presenicase. esenicase. l'hus, the complainant/allottee cannot be made liable to pay the samc to the respondent.

Power Eackup Charges:-'lhe isme of power back rLp charges has alrcady been clarified by the otticc 01 DTCP, Ilaryan.r vide office orde. d.te(l Pase31ol33 (omplarnt No.

8127 of 2022 & HARERI *&- crnrcnrH,r 31 .01 202 4 wherein it has catego.ically clarified the mandatory services to bc provided by the colonizer/developer ifl affordable group housing colonies and servjces lor which maintcnance chirscs can be charsed tronr the auottees as per consurnption. ,^cco.ding, thc promoter can only charge mainten.rnce/use/utility charges from the conrplainant allottees as per consDrnption as prescribed in catego.y'll ol the omce order dated 31.01.2024.

H.

Directions ofthe authority 44 Hence, the aLrthority hereby passes thisorder and issue the following direction s rnder section 37 olthe Act to ensu.e compliance orobligations casted upon the promotcr as per the funct'oDs ent,'usted to the i'udrorty under sectron 3,1(D oI i. lhe respo ndent/promorer is directed to pay interest to the complainant(sl against the paid-up amount at the prescribed rate of 11.10% p.a. ior eve.y nronth ol delay from the dLle date oi possession i..., 30-05.2022 till valnl offer of possession plus 2 nlonths after obtaining occupation certrlicate lrom the competent auth4rity or actual handing over of possession, whichever is eadie., as per section 18[1] of the Act of 2016 read with rule I5 ofthe rules. ii.

The arrears ofsuch interest accrued trom 30.05.2022 till the date olorder by the authority shall be paid by the promoter to the allottee[s] withiD a period ot 90 days from date olthis order and interest lor every month ot delay shall be paid by the promoter to the allottee(s) belore 10ri ol thc subsequent month as per rule 16(2) olthe rules. iii. ules. iii.

The respondent/promoter shall handover possess,on of the flat/unit and execute conveyance deed in favour ofthe complainan(sl in terms ofsectior l7(1) olthc Act o12016 on paynrent olslamp d u!y and registration char8es Page 32 of33 45.

46.

HARER/ ComplarntNo.

8127oi2022 GURUGRAIV as applicable, within three onths after obtaining occupation certificate from the competent authori The complainant[s) are dilected to pay outstanding duer if any, after adjustment ofinterest for th delayedperiod. shall not charge anythlng from the the part ofthe buyert agreement as well as ll tioned in para 3 olthis each ol the complain ts. offaccordingly. le lr lottee[s)by the promoter, in case ribed rate i.e., 11.10% by the . rar. nf int..esr whl.h rh. in case oi default i.e, the *,i,1;'a;;^, Tbe respondent/promote complainantls) which is no Affordable Housing Policy, 2 vl.

The rate ofinterest chargea ol default shall be charg respondent/promoter whi promoter shall be I'a 1'his decieon sh.llnru oftlcr s,he.ein detajls olpai Complaint as wellas applica Files be consigned to reg,str ok sa RAM ma0 Haryana Real Estate Regulatory Authority, Gurugram R Ut Dated: 18.03.2025