KARTIK vs CZAR BUILDWELL PVT LTD

HARERA GURUGRA]\I BEFORE THE HARYANA REAL ESTATE REGULATORY AUTHORITY, GURUGRATT,I 1928 ol2024 21,O3.2025 Comptaint no.: Date otdecisiotrl 14r.

Ka.tik R/or H.No.

C 302 1.,ftoor., Bpt-p Anstorir Sector 102, Curugr:rm, Harynna Versus M/s Czar Buildwetl p.ivare r.tDrired Regd.

Otlice ar..ru2-A.

L^1. ruver.

Ser.oj l{, L,otr LoL'rse RoJd.

CurrgrJnr I2 200, CORAM: ShriAshok Sangwan APP[ARANCE: Sh.

Knshan Moh rn Shrrma {Advucare] l EX.PARTE ORDIR The present complainr has been filed by the complaiDanr/a ortee undcr section 31 oithe Reat Estate [Regutarion and Dcvetopnrcni] A.t 20t6 (rtr short, the AcrJ read with rule 28 oithe Haryana Reat Estare {Ites!t.Ir.f ,rtr(1 Development) Rutes,2017 [in short, the Rutes] tor viotatjof or,c.rr)n 11(a)[a) ol the Act wherein it is jnter ato prescr]bed rh.rr the pronroter shall be responsibte ior all obtigations, r.sponsibitiries .nd tu crrors !f(t.r the provision of the Act or the Rules and regulanons nr.rdc rhercund$ or r{) the allottees as per the agreement forsatc executed,n/.r v, Unlt and proiect retated detaits #HARERA SeUnUefU1,4 Jco-Lot"'n,ro r,,oo,,,,,, 2- The particulars of unit detaits, sale consideration, the amounr paid by lhe complainanl dare ofproposed handing ove. the possessron, detay pcriod, il an, havebeen derajled in the iollowins tabular fo.ml S, N, Det ils AfaordableBroup housing 10.44375 acres -Revaked vide order dared 1,t.03.2024 I 2 Natureoithe project l.

4. ; 1 ,: a.

9.

RERA Re8istered/ not T-5-1605, l6' itoor Unitrrea admeasuring 643.66 sq. ft.

03.t2.202t DatcofBBA 08.03_2022 lpage r0ot 4.

POSSESTON A- The developer propos.s to oftr, possession oi the sakl apartment r. the allottec wrthrn : nrrr d,,l 4 \r L trom ihc drte ot arD ,^rt ,,1,!;tLj, r plans or grarr "t *."--.,ii clearrncc, whrchov.r rs .rcr 25.10_2021 las perthe information pn)vi.ted hy th. respondent on lvchs rr ar rh. r;f,, of .egistr'.tion ot pr olr.r 27.04_2022 las per the websjte ofSEt4A, . ofSEt4A, .Bantrl 10 Date oi building plan 1l Date of environment *HARERA 1$- eunuc,n,cr,/ Complaint No.

1928 oi2024 I B, 3.

Factsofthecomptainr: The complainant has made the following submissions | - L That the comptainant booked a residential unir in the affordrble housing project namely ,,t\4ahira llomes104/\.,, siruxtcd nt S., to, ll)1 Curugram, Haryana (hereinafter refetred ro as thc protect l. b. fg developed by the respondent.

The r.spond. r altrrcd rh. complainant by giving aalse assurances rhat rhe oossessro or rt. allotted unir woutd be handed over withjn a reasonnbte tlme ticty,ng upon such assura.ces, rhe conrpjajnants paid a sunr of rt, t2()2(r,r/ (Rupees one Lakh 'rwenry-Nine Thousand Two rrurdrr.J Nrncr} N rr onlyl [i.e., Rs.

1,28,709l- + Rs.590/-] on 29.10.2021. as rhe booking amounrto become etjgible for thedraw.

L That the draw of tots for altotnrent ot unrts lvas .ondu.rcd on 03.12.2021, pursuant ro which Unit No.

T5 1605. sjrunled o thc I6rh Floor, Unir Type 2BHK+Uritity_Type-1, in-tolvcr t5. w.rr.rIoll.d rr) thecomplainant.

72.

Due date ofpossess,on 27.04.2026 [calculated I'rom a ycars from ofE.cl Rs.

26,24,640 / - lPage 17 ofth€ comptainrl R5.t0,94,572/- 13 Total Sale consideration (rsc) 14.

Amount paid by the 15.

Occupation certificate /Completion.ertificate C, PHARERA S- eunrnnnv IIl.

That rhereafter, rhe comptainanr pard the ncrr rfsrn nr.rr or Rs 533,a9A/ on 12.t2.2021 th rough Cheque No.

000462 rf rdd r o r. ,rn amounrotRs.1,00,000/ was paid in c.sh on 10.12.2021 ror!.rtuls rhr allotment ofca. prrking space lo.ated rn rhe basemenr of rh. prolc.t That in totat, the compiainants have pard a sunr ot R! l0.9,ta-tl fRupees Ten Lakhs Ninety [our'thous.rnd Six Uundr_e.i S.vcntv .t\ro only) to the respondent.

IV.

That despite having received approxim.tely 37.48% of rhe torat sale construcrion activiry at the projecr site, in vjolatron ol rhc obtrS.rrorjs a.ising out oi rhe booking and alorme.r. .Ihc respo dcnr h. po dcnr h.s ,,lso lailed to provide:ny starus updates or rimetirc wrth ,.rp.(1 ro commencement and conrplerion ot construcrror.

At prcsrfr ,rll known conract numbers ot the rcspond.hr aro rof r!n.r ijf.r .,,ri their registered olfice is found ro be vacatcd, rhercby.o.strt!t,oll .r clear breach ofcontract and abandonment of rcsponsihiIttcs V.

That rhe comptainanr has made severat arrenrprs to .oft,n.l lh. respondent rhrough various modcs includ ng rct.phonrc (., ls .,n,1 personal visits, but the respondent has taited to respon(t or e,nr, n accessible.

The conduct oftle respondenr refl.cts a wiItut .rrcnrr)r ro harass rhe con)ptainants .rnd nrisapprcprLrtc rtrcl hJrrt ..,,,r(Ll money by taking undue advanrag. of rhcir donlnrfr posrt on t)(.\r)rn full complinnce by the conrptainants in nrakLns rh. .tchrr(t.,i payments, the respondent has iailed ro take any effecrive steps towards project execution or mainrain comnrunicanon wIh r1rl, Reliefsought by rhe complainant: Complarnr No 1928 oI2024 5.

The complainanr has sought following retief(s): a.

Direct rhe r€spondent to refund the entire paid_up amounr ot Rs.10,94672l- along-wfih interest to the conplainant.

The present complaint was filed on 02.05.2024.

The aurhoriry rssu.d a notice dated 02.05_2024 ofrhe comptaint to the respondenr by speed posr and:lso on rhe given enrait address at inr se ed.n 03.05_2024.

The deUvery reporrs have bcen ptace.l rn rhc ntc Despite service ot notice, rhe respondent has preferred n.irhft ro f!r ,n appearance nor file.eply ro rhe complaint wrthrr rh. srrt)!trr.rj r)rL!i Accordingly, rhe authority is leit with no other oprion but to decide rhe complaint ex,pa rte aga ins t the respo nd ent.

Copies oaall the retevanr documents have been filc.l J,rd p.!...i or rt,r .ecord.

Their authenticjty is nor in drspure encc, rtre.ornptJrnt (,rrr ). decided based on rhese undispured documents and s!hDrissron n),rtr h, Jurisdiction of the Authority: The Autho.iry observes that it has territorial as wc . al as wc .s subr.{r nr,, ., jur,sdiction to adjudicate the present complaint for ih., rcrsons Avflr IPHARERA S-eunucn,qnr 6.

D.

7.

D.I Territoria I iurisdiction As per notification no. t/92l2017 lTCp dated 14.12 2017 ,ss!od bv .r_,)sf and Country Planning llepartmenr, rhe ju sdictron ot Rc.rt Lsr.re Regulatory Authoriry, Curugranr shall be cnrire Curugranr Disir]cr t,, .rll purpose wirh olfices situated in Curugram.

In the prescnr .rs. rh. r)r.r.i I in question is siruated within rhe ptanning aren or (jurugranj d st,.r Therefore, rhis authoriry has comptete rcrrirori.t lLnnlL.trof r. (lc,rl $ h the presenr complaint.

T-IA}{H I hrrapruup rom $ds d]Jty tr s_ D- II HARERA ot 2024 9.

Section 11(a)(a) of the Act, 2016 provid€s that the promorer shal hq responsible to the allottees as per agreement for sale.

Secrion I t(4)(a) rs reproduced as hereunde.: GURUGRA]\I Sublect matter iurisdiction section 11(4)(o) Be respontble fat all obliltatioh\, rcspontibtlttct tutt lil tnt\ rrtttt the ptai\iontoldlisA.tor the rulesahd rcsltatoDs nndc thercundct ort the ollottee os pcr tt)e aoNq ertfultte,at bth.ordulrt)tl ollottec, os the ro\e n ! be, ttll tllc.onr.!o... ot u ll t h n N t t rn r t \ Plats at bu dtngt as )c.atr nto! h., b thc olttt t ., th.

Ltrnntr o.easto the as..nniut 1)lultattee or thc.an)rct.ht ortttrnt .\ tht Section34 FutrctionsortheAuthority: 344 aJ the Act provnies to ensurc canptndrc of ttu: rhttt.tr,r toa upon the pratnatet, the allauee ond the reol caok aoc\6 urd.t th\ Actohtl the rules ond rcoulatbns rnade thertunrltr So, in view of the provisions of lhe Act quoted.bov., tlrr Aurhr)r lr rr\ complete ju.isdiction to decide the complaint .cgarding non .ont,L,,,f(. .l obligatio.s by the promoter leaving aside compensation which is to bc decided by the adjudicating officer ii pursued by the conrplainant ar a latcr st38e.

Further, the Authority has no hitch in proceeding with thc comdarnt and r{r grant a reliel of. reliel of.efund in thc present matter rn view 01 the iudSenrcfl passed by the Hon'ble Ap€x Court in lv€|rae.,, ProDoters on.l Dee.lopers Private Limited Vs State of U.P. and O$.'SCC Ot,lirc SC 1044 deckled on 11,11.2021 and followed i" M/s Sona Realtors P.ivate Lintited & others v/s Union ol Indio & others sLP (civil) No.

13005 ol zo2o decided oD 12.05.2022 whetein it has been laid down as undcr: 10.

11. "06.

Frcn the schetue ol the ^ct olwhkh o detoited relerenre hos been ode ond toking note oI power of odjudicotion d.tineoted ||th the rcgulotory outhonyond odjudicoting olfcer, whor lrotty tulk out 6 that although the Act indicotes the disrihct expreseons like'reIund, 'intere$', peholqr' ond tonpentution', o conjolnt reatlins oJ scction\ 1A ond 19 cleorlt nonilests that when n cohs to reJurd ol the onount and intsest on the relund adount, ot dre.bns poynent .J inter$t lor deloled detive,r of possion, or penotty ond tntere! / 7' *HARERA S-eunuenml ComDlaint No- 1928 of2024 thdeon, it is the regulotat! authority vhich hos the oower to eronhe ond deterkine the ouko e olo camploint At the \on. the wh.n t codes to o quatioh ol seekihg the retieJ ofodjtdoho Lanrcnsotran ond interest th.rean unde.

Sections 12,14, laand j9, the odjudicouns oJf@r exclusively has the power to deternine, keeping i; vtew h1 collective rcoding ol Section 71 rcod wth Sectian j2 oi.he Act_ I th. adjudicotion undq Sectiohs 12, 14, 1B ohd tg.ther than conpensotion os envisoged, ileNtended to the odjudt.oLno ol/i.et os ptawd thot. taoLt eA. nat tntend b ?/poa,t t\pa,ntu _nd,..rt,.1 the oowe^ ohd turdbn< ot th. adiudLouao .lt.rt dnd thotwould be agoinst the nondoteofthe act 2a16, Hence, in view of the authoritative pronouncement ot the on.btc Supr.nr.

Court in the matrer of M/s Newt€ch promote.s and Developers private Limited Vs State oiU.P. and Ors. . and Ors. and M/s Sana Reatrors privare Limired& others V/s Union of lndia & others (supral, the Authorty has rhc jurisdiction to entertain a complaint seeking retund of the amounr and int€reston the amountpaid by him.

FlndinSs on relief sought by ih€ comptainartl E.l Dlr€d tbe respondenr to refund tbe enrt.e paid.up amount ot Rs.10,94572l- along,with rnteresr to rhe comptainanr. t: 13.

The complainant applied fortheatlotment in thcafiordrbtc hou\Lng Irol.(r i.e., "Mahira Homes-104" tocated in sector-104, Curugram being devetoped by the respondenr i.e., M/s Czar Buitdwe privatc t.ihited.

The resoofd.nt ,ssuedanallornentlerterdated03.t2.20Zl int vorotthcconrpi frnl,,n(l thereby intimared to the complainant about rhe a otment oI unir no t.5 1605, tower-Ts, 15 floor in the proiect of the respond.nt i( lh. s.le consideration of Rs.26,24,640/ .

Hc has p.id i sunr ot Rs l0()46 l towards the subject unir. lhe possession of rhe unir w.s ro h. oln,,.,l within4yearslromtheapprovalofbuild,ngpians(25.I0.2021)or rro r rt,r date of environment ctearuice 127_04_2022), whicbever js taler, whrch comes out to be 27.04.2026 calculated from the datc of.nvir.nn,.nr clearance being later.

HARERA 14. lt is pertinent to mention that thc registr:rtion ol ttrc prcle.r n.nds,$,)k.rl under section 7 ot the Acr 2016, by the Aurhoriry vrdc or.lcr (trrr(l 17.03-2024 on account of grave violarions commirted by the promorer.

Accord,ngly, the respondent company shall nor be abte to sel rhe unsotd inventories in the project and the accounts of rhe proi..r.rc troTrf ts.

The Authority, considering rhe above mentioncd facts otrscrvcs rhil although the due dare of possessioD has not iapscd ycr. sectron lrJ or I r.

Act, 2016 is liable to be under the presenr circunsrnn(es as rnlokcrt rlrr promoter is unable to handover rhe possessjon of the ! nit as pcr ttrr r. cr ttrr r.r mr of the agreement due to disconrinuance othis business as devctopcr on account of suspension or revocation ofthc registration under thas Act and the complainant is entitled for entire refund of thc anrount p.id to th. responde nt along with the prescribed rare olinteresr.-rhc (,tcvant porrjof olsection 18 is reproduced below " Section 13: Return oJ onount & tutupensation: (1) lfthe pratnote. foils ta.ohptete or 6 uobtt b ltlt rn!s.\,ot rl an dpothent, plotor blil.li,tg,. (o) in ac.ordonce wth the tcrns olthe osrce olt td atttrt.^tht @se noy be, dul! contpleted by the darc sp..ilie.t the rcl r t, (b) dLe to discannruonrc alth busine$.s a dd.lqw M oin0rt .l suspension or.evocation oI the regisnation und.r thi\ A.t or lot on! olherreaen, heshollbe liablcan dehohtlta theollonec\,ih Lose thc(h t.t*trl\ to withdrow Itun the project, wnhout prejudtce ta on! other rene.jy ovoilobte, to return the ohount receivcd b! hih in .c\peo ol thnt opa.tncnt, plot, buildtnS, os th..o\e froy be, with tnte.e\toLsu.h ntc os ha! be presctibed ih thr behall )tlutthg (o,r).r!nrrr I rh, nonner asnrorided undct tht\ a.t " 16.

Thus, the Authority is of the view that rhe compl.I[.]nr rs cntrttcd r,, h \ r,ght under section 18(1)[b] .ead wirh 19(al ro clatnr th. ft,iunil 01 ,rnrtiurl paidalongwith iDterest at prcscribed,!rc hou rh. p()mor., 1..,,,(ijnq\ the Authority directs the respondcnt ro refund th. pird Lrl) inroutrr or Rs.10,94,672l, r€ceived by ir atong wirh inrerest.t rh. htc ot I I I {)r t).1 the affordable group housing policy,2013.) I.

Dlrecttonsofth€authoriry: 17.

Hence, the Aurhority hereby passes rhis order and issue the to owing directions under secrjon 37 ot rhe Act ro ensure compliance of obtigat,ons cast upon the promoter as per the function entrusred ro rhc aurhonry under section 34(0: L The respondent/promorer is directed to retund th. .nroL,nt r.

Rs.10,94,640/- received by it along with interesr.rr rhc rrr. oi I I rl) ,i p.a. l) ,i p.a. as presoibed under rute I S of the Haryana Rcat talrtL. (rtcg!t.rl!) and Developmenrl Rutes, 2017 tron rhe dare ol ..rch D,r!nrcnr I ti rh,, actual realisation otthe amount.

A period of 90 days is given to the respondenr to conrpty wrrh the directions given in rhk order and faiting whr(h ogrr .,)nr.{tL,.r(,.\ II 18.

Complaint stands disposed of 19.

Filebe consigned to registry.

HARERA GURUGRAIV [g ,rescribed und€r rute 15 of the Haryana Real elopmert) Rules, 2017 from the date ot each ization of the amount (tnadvertentty menrio 'd 21.03.2025 refund altowed afrer deducriob e P db reali 1928nl2024 egulation and till the actuat se 5[iii)(b] oI tPlaint No Estate (R payment ned in th (Ashok Datedr 2 Haryana Real Esrate Regularory