AMRITA SHARMA vs ELAN BUILDCON PVT. LTD

frHARERA S eunuener,r BEFORE THE HARYANA REAI, f,STATE REGIJI-ATORY AUTHORITY, GT'RUCRAM complahrno..-,192d,m p{e orn'hgcohp6nalle.olror i!E!@4!tm nE 13.o3.2or1 Hous n3 14.120r, retor 72, j!,Ad,9!t:!rq srYi$nie* r(unlAi.c Esa*",q sh R"r"" (-m' H.h" (adrcarl M"4:l st ,l"t'**y, n..a. t u"o-t ) ORDER 1 r'hepresenr.ohptainthasbeenfiredbythcconpt.inant/allo(e.under sedion 3r or rh.

ReatE$ e (Resulanon and Developmetrrl ^.( 2or6nn sl'or, th.Adl re.d with rute29 ottheHarytrha Re:tEnatetRegutarionand Dcvelopmentl Rules, 2017 tin rhort, the Rute, ror vioLation of se.rion rr(4)Glorrhe^dwhoontrisinterati.rp.cs(ibedrhattheDromotcrnj,r beresponsiblerorallobtisalons,r.spotrsblrtiesand ru,dionsutrdertha provEonolthea.tortherutesatrdrestrtanonshad.thereunderorroth. sLLoteeasperrheasrementforsateexecuted interse I HARERA 2 lhe particuraB ol the pror.d, ihe dstaih oI sale cohsideBrioh sc amoutrt paid by rhe .omptaihant, date ol proposd handins over rhc posesnon and delay period, if a.y, have been detaited in rhe folowi,s GURUGliAM A.

Unl. and p.old ellrcd d.ta s tas per pase no lsor.onptainrl (on pase tro l5orconPhhrl :*""" - (kee! pase no 13 of the ohpranrl As pfl cl.Ds€ 11{a' orrhe sardapE.mcn. a EARERA GUl?UGl?AM tl-------- "- qry,,".*;;; n.a**;;;ffi= i;*tt*d**J-i- " " ",::1,,",..";;;;;;:i,1,:;?;l .,,ff1.1"11..1 ,t. .-,- ",,,,;:, ,"] '' i...,.;il;;;h;#- h;i",;;,; 1:l=lry3-*";i,:lil|"" ta !.e0.u00 ,, ^,^;;,,;ffih,; , ]ra'"mea s"x,".".,,",,.,,, 16 io..,pnr",@-;.;+ -- _ t_ j l 9t:Igt-.or,.,r j,Iii #,",""'rn :::l:::H*, : :;:,",Ti:i*:l' :;;;;:,;; :;ril': ";; HARERA GUNUGIiAM s'IhJtth.rspondent.onv'r.edrhedietrtblshowrqrh.Dapof rhcrood .outrutrir whsrpas theuniihad the seryLce.oridore hehind every&Eta utrir, whi.h ir an dsential asped of running the kr.hen ofthe tood.oun unit, .lso the .onplainant .outd .hoose the unit as Der htr !eish br sccing d'elayoutphr,Thecdmprainanr.hoserheunirasrhisunitwrsij.d D F, 6.That even before issuii.e ofthe a otmcnr lerer thc. lerer thc.onprinant t[d rlready paid Rs 1362,.174l on the deniid or the rerponrctrr t.rr burldcr buyer agreemenr in .obtEvenbon ot scdion 13 ot the RrR,\ 7 lliat otr 03.022013 a pre.pri.ted, one stded buitder buyo ae,!or.r bis cxc(tred heNeen the conrplriiaitand respondcn! rhe compLamrr h, nosayandrollowedrhsdofredtinesassetbynrerespondeIbuLLdcrin d,e agreement Thepayhent ptan agreed b.tueen was 10:2s:6s, wherc.rs d,e 6590 olth! amounr was to he paid ar the posesroi Thc.oirtnir rtLnt l,rsal'ndypard3syoofthea3reedamourt! dat.torherespoDdcrr 3'rhar.Ehentionedinrhebuilds.buyeraBreemcn!thesuperar.aorrhe rood.ourtLtrit issupposed tobe400 quare feet, whercas thabuitd!r l:itcd to rnnex the ex:d,llhensio.s of rhe unjtwiih the buitdcr buye,.rsrroncir .'nd akD i dtr..ooEeirdid not inform the.omptainanr iboutth.r..uil ciryel imaor s drmensions.

9 lhitaftcrre.ei|tof rhepose$ionlehcrihecomplainaDtwastrolhs]rrrl ro serdie (,it as thesupera.ca h:sbeen in(!ased lry 48o/. and rtso nrc lrrnt ro d'e.k ihe physi.alprosrcs on *e rvherc she troted thardeLLye oluiit$asrotinhneLvirhwh warpromisedonrhsfo oMngcouns l.he .o,nplaLnJntwas shocked to find oLrtha( th. a.tualcarper ares orrrrr unit trirjrstrr2squ efeettsDe'ir.xBslrsxerr) H.ntheru!ool.r.pd 9HARERT 4 armrr*ru area to nrper area h jus l9% or in thewords the loadingwas B1o/i otthe sr! agaltr$ rhe usual 45 50% h the commeriat uniis The respondpnt 'n(eased the superareaoftheu.its rrom 400sq ft io 593 sq ftand lras pur temendous ff nancial burden on iheconptarnant The toca!ons otthe trtri!s sre.onrpletdly.hanged as promked afd on whi.h the buitd.r .onvii(l 10 ThatinresponsetolheaforcsaidleReithe.omplainanrsentaL.n!, otr 0310.2020 to rhd respondent rnrorhins about rhe dh.r.parie! nj l]l, p,om6cd and a.tual unir aid fo. the.an.eLlion ot the un( a5 rhis higll loiding, Ddease in super arsa dd .hange in the layour plan Leithout .o'senr uas unac.eptable io ths complainant and ror reruidlnE ba.k th. ri 'lh. rhc various wn(en and verbaL. nd verbaL.enrinde( to the.oDrparres rtrd vh t to the or6.ewe.t unansuered by the icspondent aM comptai|anr is ror.ed toEke rheohDlai.a.tiothe honourabt. authoiry 12.Thar rs Nr the clause r6 of the builder buyer rsrccDdn rn, rerpondcnt.onvired the cohplaimnt lhar rhe .iryet arca w the it lcas d,e s0% olrhesuperaraawhi.h isin linewith the nanda pracri5e Ln th. .onrmcr.iar trtrits,andakodresenkecoddorsarea,cscnria p.norttr k dsksand rood cour unitsbuthas mh.iablyfaited to kcep irs cohhrmctrr As per the clause 10 of the buitder buyer asreeDent the respondenr th. respondenrcannotinc.ease thesuperarea beyond ts%bu nthis.asethe rcspordenthas in.reased thesuperareaby4s.% r3 Ihar dre,rain grievarceofthe.omptiinant in rhe preseDt.oDdaLnra ftom rcspondent the builder, r that the comptaina.t is an end user who qishedtoopenthefood.hainunitinthepEmhesbutthehishtoadi,jghrs rcndered thk unitas unfit lor the usageas the rood.ourt, as it be.oircs ,mpos'bl.ro openthe kit.hen in su.h as !ho 5pa.€.ahorher.spoDd.tr1 * HARERA db-arrunuu his exorbitani increased the super area ard ihe .ompLainant N iot jn a posit,on to aflord any additionat nhancial burden and the buitder has changed the layourofrhe unitand deprtv.drhecomptainant to choose the lr Thar dris becomesihe narer otthe rad thatth. rcspondeitrnkLed the .oD'phrMntabourrhe exorbft annyhiSh LoadinsaDd showed the one hyout ar the timeofbookinsand chan8ed the layour tateronwrhoutcons.irtrtrd in.rersed the super area -ithout any.ohse,t.

1s rh ai r' e responde nr a.red h contr entrci bsdion r '(4)orthe srd adind in spite orconvincinBtneconptainanrasperdause (t 6) ir burtder buyerrgreehentthaitheloidingtssxpe.tedtobeso%orthesuper 6r hrs dclivored the unit on 31% toadlhg., which i, quft high by rfy se( 16 That ihe respondenraded in.onrav.ndontosedron 12 oltherrd r.r .nd has.alsed the damags td the conplrinant by providrnS in.o...d trtrd ralse n.ncmcnr in the prospetuq tayout plan and the buitder buycr c.

Relief sought by th. complain. complain.ni 17 rrre.umplainant has rou8ht rouowiry reherGl ,.

Drre.t the.espoDde.t to rdfund the amoud of Rs.13,6r,47,t/. aLotr8 wirh hrer€st per annun.

Th. r.spondent by wry ol wdfren reply madc the rolbwLns 13.That ihe present cohplaint has ben lnstituted by the.omplainanr respe.t of (rosk bearine number 222 on 2id noor.dhsasu ng{n0 sq.

HARERA GUl?t]GNAM lo.ated at sector 67 , curugEh That n .eeds to be menxoned that applicarion lo.m dated 01.03.2016 had been votuota ynled and s,s.ed by ihe complahant p.elhing to purcha$ of a unit in the said proj-act .Thereafter, allotment ler.r dated oao3,2o17 had ben issued by the respondentto th€ complalnant vide which the sald kiosk h ad ben .llotted 19 lhat d,e liulels asrcenent $ 0302 20r1.

Th!.omptatnantwtuhout beins tr0ucn..d il 1l,t ..spotrd.f1 lri .xe.uted rhe buyer,s.rsrcmeDt ilter 20 Tl' rhe.omprain.nrhaswron8tysaiedthr heratioorcarpelrcrr. !Lpcrarca w rh resped ro thesaid unit was run 199! rh.coDrpl.nrrnts l,rve ilLgcd in rhe conpLaintth servicc co idor har noi beei proide.l an,lthe (rokand Food cou*unitmadebi.kro.back Thathe rarpondtt had applied to the con@rned authoriw tor ohtaijiDB thc o..up on .rditi.are u'de letter dated 20 03.

2020.

2r Thc.onptaLnant haswron8ty aleged rhat th. respondent had hiLed 1o providc the ex,d dimensions of lhe ktosk in the buiLder buyerr,!sr{ ncnr 'rhe.ohphiDanihasturtherallegedth.trherspotrderrdLdnotirr! h I rc .ompLa itrt.'boutthe caeet area orthe s.rd kiosk The rhc mhvrN do.umcDb had been fully provid,ad to thc.omplaLnantwhcrein rh..r.pct sreaofrhesaid kiosk aron8 with the exad dim.nsions had beon d Tl.ni :\roreoverrhi akobeetrconveyed to $a .onp iinant uxr r!.n thotrstl ilL reLevanr .lo.unents had been provided to her , he qas rnor rltr,n wol.ome to vkit ihe oflLce ofthe rerpondent to obbii iny do.unetrr.rr 22 The riar theconplarmnt has .trr.' ro supcrrreawith rcrp.dio thesaLd unitwasrus r9%.

Furthcnnore, ITHARERA S- cLnLnml,r nie.omplainrnt has intentionatty misinterpret. interpret.d ctause 1.6 orthe Uuyc/s aSreemcnt in order to bias the hind of the honourable adtudicdric ofri.er rr is pe'rinent to menrion that as per ctause 16 ofrh. buler s rsrrcD.r, drccovcr.d aretr h.ase ofa kLosk would ako iictude rhc arei ot,rtiig spi.e as weit as seryice .oDidor lvoreover, tr had never bean co'nmuni.ated to the complainant that the cfipet a.ea oarhe kiosk wotrtd bc at k:! s0% or the supe. ar .otripr nrn has rreBeltadmrred rh in.:s. oJ .onrnrer.iat un ts r \ nJdr.d pri.r.e rhai the.arler a.ea n approxi,narely 50y. ofthe supe. irei ltisperri,erttomentionthatth..omphinanthadbookedikLo*aDd norr full n ed ged .omne r.ial unitas ksoughr to be portrrycd brhtr 2:l Tl,dsin..the.onplrraithadbookedakioskwhichrvasto. inrh! lood .outr oi the 2 tloor in ths said projed, the .omptrinanr .atrnor .ontcnd that she deseres simrlaradvanbees and perksssDfovid.d ro dje :lloa.es of rull fledged commercr.l unih p'ovide.lhythe.omplainantinhhcomplaintwth.cspedro!hesaLdktrxk Jcctroncous,0awedandwithouranybasis ttwoutdnotb.outof pLa.cto nenrion that there N no hention of a ssryi.e cohdor in the [u],.r! ag'eerrnt.lt ha,l never been agreed betueen ihe pinies rhar a jptu.! .o,ndor trtrs to be provided for the kiosk hquenion..l,heohpLain.nnh.rj ,arcly 3llqed thara seNi.e corirdor was ro be prdvided for the k,osk in que$ron or that the same is a. essentialaspc.tofopenti,s a kiosk | 0rr rood.otr Moreover, a kit.hen hprovided (orhc rood.ou unrs htrt trD1 kiosks ro.rted ri the foo.l.ou( Theconptarnrnr,n ord.rtobLj( d,t nnDd or(his HonouEbLeAuthorttyhaspofuayedasirhoihthefood.ouruntrs atrd the k osks lo.ated in rhe fdodcourtareone aDdrhpsame thr s 24'Ih.toiiheo.eha.dthecomplainanrhasreneduponvarioust rmsatrd condltions in.orponred h the buyer s aff.snenr and the oiher hand rhe iTHARERA S ernuenau .otr,phi',ant has entirely ignorcd .ehrin .onnactual .ovenuG corFiied rhereLn lt has been provided in clause L(il olthe buyer s asrcncnt rh thc con,plrinant alier beiig rully sathfi. ly sathfi.d trnd relyi'is upon hr. our rudgmcnt had decided to bookthe said kLosk, nninlucnced natr]' Mrrcl hy thc ilspondent Itis pe in.nt io mentior that at the time ofbooking itscll the conplainant had been provided with all the relevrnt doo,ne s anddnxvi',sswithrspedtothesaidkiosk Thecomplairarl had no1 ntrni 25 'Ihl rl,e $Lper aretr Ln tne p.o,ed induding the .ommcri.rL untr r qua*ion has beetr.akulated*ncdyin a.cordance wth theAnD.xui. l ol bnyers )gr.em.ntdared 0:1.02 2013 ThecomplarnanG are.oN. dr onhrs id rDd havr nsed hivolous alleganons pertainrng to rllegc.l !v oisfu .oDputaiion orsuper ai.a.

The super area has, thus, baen.omptrttl otr tlE bash olac.epted norms of .omputatio.olsuper area as incorpofr t.d tr drc voLrntilv iid.o.sctoudy exe.ut d buyeE a8re.mcnt ftturPa n rrnlr 'Ire iilegrtions petaining to alldsed lvrongrul and uniud'oriz.d D' e'\' r super a.ea r withoutanybasis ard has notbeen sub*rntiated bv the 26 Ih*thecomplai.anr has wro.gly *ated thr rhe lavouipl.n! [ ir hqr .hrnsed unilaterallyby the respo.denr lt is pertinsnt b nanbon rh* ih' Loctiotr orihc sald koskis in.onsonan.ewith whathrd beenpronnsed to rhe .ompLainant and mentioned in the layout plans lt is peitnttrt to ncniioo that rhe Layout plans lor rhe saLd projcd a.e Dubli. d Dntrtr uh,.h . readilyavarlable on theoffroalwebsiteand wnh the HonouihLe r{riRA Atrthority Moreovdr, the .omplainant has appended a irap Dtrrpoftcdlyshowingthelocation orthe kLoskallPsedLvhanded ovcrtr hff 6vrhrnrDordcntrtthetiDeolbooki'rqasAnnexureP6 ltisP(t arro i.frion ihtrt rhe laid map does not evei .onGin the kLosk r quciLon HARER GlJRIJGNAI,4 1,.'\ iLLeEally.laimcd thLs hiShly belated *ase rhat the dim.nro n,tr( Moreover the said docuhenr had never been handed over to the coDrplainaDt by the responddht.

Even at the iime of aquments, the counsel for rhecomplainantwas u.able to polnt outthe exact location orthe kLork 27 lhar d,e raspondenthas dulydischarBed its lesal oblig. sal oblig.tions towardr the complalnant as per the buyels agreenent exeoted beMftn the patles.Mo@ver, the location and slzd df the sard kiosk is in.onromiry wrh rhe.onkadual coven.ns contai.ed i. the buyer'3 a3lement ]'he .omDLainanr in order to gai! @4gl'llly ar the expense of the rcspo.deni trrssurcm.nt olthe said kioskare.ot ln.onlormity with wh h3d h..n rll.ged y promtredbherbythe respondent 28.

Copiesoralltherelcvanrdohavebeenliledandplaccdonrecord lhetr .nnhetrft,iy h not in dispute, Hencq the.omplaint.an be decided or d'c brsBor thcse trndEputed do.umentsand rubmiseotrs ma.lc bydr.

Pi rs [.

Iurisdlctlon of lhe authorlty: 29'Ihe plea orthe respondenrregardilgrciection ol.ofr plainton ground o, ur sdidion{a.d! rqeded.

The authoity obser.s thatnhastetriloirl.r wcllr rbjcd m*d lurisdktion to adiudl.de rhe prelent compLii'n lnr 0. r rertod,llunsdiction ^\pertro!fi.ationno.1/e2l20r7 lrcPdatsd14122017hnLcdLr r' 1n ,n,d aounry l,lanning Department the )urdLction ol ltcaL L*re R.s ulato ry Authoflty, Curugram shallbe entire Curugram Disrd for 3U prrposc w*h ofllces situated in6uruSram ln the present.re ihe prored Ln quo{Lotr ts situated dithin th r r snbjcd n,trer,urisdiction HARERA GURUGRAI/ 'Ihereforc, ihis authonty has 32 Ftrrthei, the authodty h.s ro sEnt a relief ot efund in .ompLere teriron:lrursd(ron ro der wth hibn h pr(eedinewlth thecomPlaintand present mate. in view of the iuftemerts 3o sedion 11{41[a) orthe act, ?016 provides that the promoter sMll bc responsb)e to the allotes as perasleenent for sale section tlt4l(al is ta) hc re5p iLk Jor dt obtisdb , Q'Pribh'ts ld p rp5 unet e orcv'oil q tr\ al alb(r' l rt 3t :", n h" -*"** rd1,h",,,, *;" "e rry re b d?

4b.6. -, o$ n,0 olqtbn4\ r, $e @nPert q vtun 34.tu\d!ons olbr authtty 34(n ol $e Ad phad* b env.e ortphrcc ol rc 3i so, in view oftheprovisons oftheactquoted above, the autho'irv has .omplete iurisdkdo. io decide ths.omplaint regarding notr.oDrphrn(. .oDrphrn(. o' ol,ligalotrs hy the pronroter leavi4 aside compcnsrloi whi.h \ 'o I'e dod!d by thc adJudi.ating offi ce! irptrreucd by the.onplainanrs I : l3Er pased by the Hon ble Apex cout in Neetuch Prcnow3 dnd DqelopeB Privote Ltntt2tt vs sb@ ol u.P- ond ots 2020 2021 (1) RcR (c) 357 ondreturot tt in .ose oJ /s sano &zotbts Pttwte Ltnu..t & orhet vs HARERA GL.]RI]GRAM Uniu oJ hdto & oth6 12rt202?uhir.r hJs been a d dohn:s undsr "36 ton the vhenc af rhe Ad rJ\|hth r idnibd t*rerc? io' v , nn 4lbbry qnrui4 qnd ddjrdtrM, tlat,wht trutv rkt n:l!nd, \ruu.t tqdq otd to srdae olkdbn513 and 1e de{tt nqaitst da. eie\ r @n4 .o EJ'nd al the ana{ht, ard nt{4t aa 6t retuad qnot ot eredhs pqtn,t al ute.$t for ddqa tdr4 oJ ro{5'aL or nc tht ! aa.

1,] o 4bsqEnMolf&re tre nrtl ol adjrdst@ cdnFeMdar u) k]Db L 11.

13 ad 1e.*e adlud,@nw 4fiet *.ia\.t ho' de Do|* lo de@nae' k4t\41n Aew $e @l { w reqdn! a| kdon, rcodwi6kdbr72al.re^tLni"odvrtu'rd{ t qhrda b fre ddiuda$e ofi$r 6 Fotqt kd r ou vcv tu@ al bc Paw{\ u t tunpb at ke odtld@riv qnet v vq a b asoh " he nqntuk ol tr.

A ra16 " 33.HeMe, in vid of the authoribtlve pronouncemcnt of the rlor'lrle strprene court i. the cases ncndoned above, thc aurhoritv his mo trtridi.tion to entefrain a .odplamt seekins rclund or the 3'notrni rDd rnicren .r rhe retund ahoutrt F.r Dlred m€ respo.dentb refund the ahount o, Rs,13 62,474l' .lonq 0lrh ht€rcs per.nnum, sLP lcwit) o. tioos ol 2020 .tecided 34,In ths pBent cass the complaimnt apDrcached the Honble Adjudicati4Omcerinyear2O2l seekins refundortheamountp.'dbvthc co'nplainant alonc wuh intelest.

The same was dispd$d of vide odei. dated 20.03 2021, the Hon'ble AdiudL.ling om.er dlrecEd the .€spondent to rerund th€ amount paid t9 the complainant alon€ with bt're( Th.reaftei rhe respondent apprcached the Appsllate Tribunal bv fiLinBin HARERTT GURUGRAI/ appeal !o, 565 or 2021 against d:e said order pa$ed by the Hon'ble id)udi.rtinS officer.

S officer.

The said appear was anoLeed vide order d ed 25042022 and the older passed by Hon'bLe Adjudlcating 0ffLcer d,ted 20 03202r was set aside iaiing that rhe.:se is 'e'ntrred ror n!rh orl,f i..ordin.e wth law to the learned llary.fa Rea litare rregLiltrm y atrthority on2s.0s 2022 lorfudher proceedLngs. ll rhe,e3rte',thepresent.asewaslhtcdforh.a,itrsbdorttlt ho'irl rnd thc sam. wrs dsposad ofron 14.03 2023 whoe'n the.ounrd n, bolll tlF D11,es h:d agreed that the case hay bede.ided )nterms oforderdled 03 03.2023 pascd in cR No.4390 of2l)20 ii..se ttled a!Amrta sh3.rl Vc,sus El.,n Btrildcon Pvt.

Ltd.lt is obseNed d,at the cR Do 43c0 ol20?l) w$ decid.d hytheAuthoritysithihe dnedioni hereor Rerund s.iLLt,{cd utrh,nrere*at therateof10.70% p.a..s prescribed uider rule ls oI rh! lh'rana RcalEnac (Resuladonand Developn'eni) RrLes 2017 iror tln' d*colcrhpiymenttillthe4tualdateolr€lundof thedeposir.drf. ir 36 rh.

Dresent.ase was listed lorre.hearingon 1107202:l !itl' 'e\r.d to llre Nsue or gE.e pe.iod whkh was not cil.ulated to rhe due drtP oJ hitrdi,goverorposesstonDtheprc.eedingdated0303.2023 HorNrr rr 0T2023wh.Einboththe.ounselrrorthepa icsnated br.'l tl,e arilorry hi rlready delibemtcd the mdter whetr the.on.erned.:s.s uo? dkpos.d oll in terms orear op.n.datthisnigeasthedocrineof fuictrrolfidoipDhes ]nv,er old,. beiig dsDosed ori,r to.ns olllk'or(]d G.Dire.tions or rx. authority HARERA GL]ilUGRAi/ 37.

Hence, the authority hereby pa$es thh order and hsue, the rotiownjs directiois unders{rion 37 ofthe Act to efturc.ohptian.o orobllgarions .an trpon the promoteras per theluncrion enf usted to the aurhonh undor i Thc respondent/proDoter is dnected ro .sruid rhe aDoutrr ft.cived by it from rhe conptai.anr atong with inte.e* at the rareof1070% p.a. as presoibed under rule 15 of rhe Hatuine lopnen, Rute'2o17 rrom dre ddeorrer!ndoft hcdepus ted R€ ryrilix-.,66ir HAR Rea I trsbte R€gu la to.y Auiho rityi c uruBrah