How to File a RERA Complaint: Step-by-Step Procedure

  Articles, Real Estate & RERA

For homebuyers in Delhi NCR who have faced delayed possession, incomplete handover, or developer defaults, knowing how to file a RERA complaint in India through the correct step-by-step procedure is the first practical step toward legal redress. The three RERA authorities most relevant to NCR buyers-Delhi RERA, Uttar Pradesh RERA, and Haryana RERA-each have distinct portals, forms, fee structures, and procedural requirements. This guide covers the complete process for each authority and explains the appeals route under the Real Estate (Regulation and Development) Act, 2016 (RERA 2016).

Preliminary Steps: What to Do Before Filing

Before approaching any RERA authority, the following preparatory steps are essential:

1. Verify Project Registration

RERA jurisdiction applies only to registered projects. Check the project’s registration status on the relevant state portal:

• Delhi RERA: [rera.delhi.gov.in](https://rera.delhi.gov.in)
• UP RERA: [up-rera.in](https://www.up-rera.in)
• Haryana RERA: [haryanarera.gov.in](https://haryanarera.gov.in)

A project that is registered but whose registration has lapsed or been cancelled creates procedural complications; legal advice may be needed in such cases.

2. Identify the Correct Authority

The appropriate RERA authority is determined by the location of the project, not the location of the buyer:

• Delhi projects → Delhi RERA
• Noida, Greater Noida, Ghaziabad, Lucknow projects → UP RERA
• Gurugram, Faridabad, Panchkula, Sonipat projects → Haryana RERA (there are two benches: HRERA Gurugram and HRERA Panchkula)

3. Assemble Documents

All three authorities require substantially similar documentation:

• Allotment letter
• Builder-Buyer Agreement (Agreement for Sale)
• All payment receipts (chronological)
• Demand letters and notices received from the developer
• Any correspondence about possession date, delay, or offers
• Home loan sanction letter and pre-EMI payment records (if applicable)
• Any prior RERA order (if filing a second complaint)

Filing with Delhi RERA (rera.delhi.gov.in)

Delhi RERA handles complaints for real estate projects located within the National Capital Territory of Delhi.

Step-by-Step Process:

1. Register on the Portal: Visit [rera.delhi.gov.in](https://rera.delhi.gov.in) and create a complainant account using email and mobile OTP.
2. Complete the Complaint Form: Select “File Complaint” and fill in all required fields: personal details, project name, RERA registration number of the project, nature of grievance, relief sought (refund under Section 18, delay compensation, possession, defect rectification under Section 14, or false advertisement under Section 12), and a brief statement of facts.
3. Upload Documents: Attach PDFs of all supporting documents (each file typically capped at 2 MB; document names must not contain spaces or special characters on most portals).
4. Pay the Filing Fee: Delhi RERA charges a nominal filing fee. Buyers should confirm the current fee on the portal at the time of filing, as fees are revised periodically.
5. Submit and Note Complaint Number: After payment, a complaint number is generated. Print the acknowledgment.
6. Physical Copies: Delhi RERA may require physical copies to be submitted to the RERA office. Check the portal for current requirements.

Timelines: After filing, notice is served on the developer. The first hearing is typically listed within four to six weeks of filing. Adjudication timelines vary significantly based on caseload, but Delhi RERA has been working to reduce pendency.

Filing with UP RERA (up-rera.in)

UP RERA is the relevant authority for projects in Noida, Greater Noida, Ghaziabad, and the rest of Uttar Pradesh. UP RERA has a dedicated eCourts module for online filing.

Step-by-Step Process:

• Register on the Portal: Visit [up-rera.in](https://www.up-rera.in), go to the Complaints tab, and select “Register Complaint.” Create a profile with email and mobile number. These credentials will be used for all subsequent updates.
• File Using Form M: For complaints against a promoter (the most common type), use Form M. For compensation claims (where a prior RERA order already exists but has not been complied with), use Form N, which goes to the Adjudicating Officer.
• Conciliation Option: Before the complaint form is displayed, UP RERA offers an option to opt for the Conciliation Forum as an alternative dispute resolution mechanism. The complainant may choose Yes or No.
• Fill in All Details:
• Responding party details (developer/promoter name, project RERA number)
• Details of the unit (tower, flat number, area, agreed price)
• Dates and amounts of each payment made (upload each receipt)
• Loan details if applicable
• Nature of relief sought
• Pay the Filing Fee: The current filing fee for a complaint under Form M at UP RERA is INR 1,000, payable through the SBI Payment Gateway on the portal.
• Submit and Generate Complaint Number: After payment, download the complaint and all attached documents and submit a self-attested hard copy to the UP RERA office at Lucknow (for non-NCR projects) or the NCR office (for Noida, Greater Noida, Ghaziabad projects), along with the advocate’s vakalatnama or authorisation letter.
• Upload Authorisation: Upload a copy of the vakalatnama (if represented by an advocate) or the authorisation letter.

Timelines: UP RERA lists the matter for first hearing typically within four to eight weeks. The revised SOP introduced in January 2024 by UP RERA has streamlined scrutiny and hearing procedures.

Filing with Haryana RERA (haryanarera.gov.in)

HRERA has two benches: HRERA Gurugram (for Gurugram, Faridabad, Rewari and nearby districts) and HRERA Panchkula (for Panchkula, Sonipat, Panipat and other districts). Buyers must identify and file before the correct bench based on project location.

Step-by-Step Process:

1. Access the Portal: Visit [haryanarera.gov.in](https://haryanarera.gov.in) and select “Register a Complaint.”
2. Complete the Complaint Form: Enter personal details, project RERA registration number, developer name, nature of complaint, and relief sought.
3. Make Payment: The filing fee at Haryana RERA is INR 1,000 for a complaint submission to the Authority, and INR 1,000 for an appeal to the Appellate Tribunal. Additional charges include INR 10 per annexure and INR 20 per additional affidavit. Payment may be made through online payment on the portal.
4. Generate Complaint Number and Print Acknowledgment: After payment, note the complaint number and print the acknowledgment page.
5. Print Performa B: Download and print multiple copies of Performa B (available on the HRERA portal)-typically five copies.
6. Attach the HRERA Self-Declaration Certificate: A self-declared certificate confirming that a copy of the complaint has been sent directly to the respondent (developer) must be attached.
7. Physical Submission: Submit three sets of the complete complaint package (complaint registration form, all annexures, demand draft receipt or online payment receipt, detailed typed complaint, self-declared certificate) to the Haryana RERA Gurugram or Panchkula office by hand or by post.

Timelines: After physical submission and verification, the matter is listed for hearing. First hearing is typically scheduled within four to six weeks.

What Happens at Hearings

At each hearing before the RERA Authority:

• Both parties or their authorised advocates appear.
• The developer files a reply/written statement to the complaint.
• Evidence is led, typically through written affidavits.
• Cross-examination of witnesses may occur.
• Written and oral arguments are submitted.
• The RERA Authority pronounces its order, granting or refusing the relief claimed.

Hearings may be conducted online (video conferencing) or in-person depending on the authority’s current practice.

Appeals: Section 43 RERA 2016

Any person aggrieved by an order of the RERA Authority may file an appeal before the Real Estate Appellate Tribunal (REAT) under Section 43 of RERA 2016 within 60 days of the date of the order. The Appellate Tribunal may condone delay beyond 60 days for sufficient cause shown.

A further appeal from the Appellate Tribunal’s order lies to the High Court of the relevant state.

Recovery of Orders: Section 40 RERA 2016

Section 40 of RERA 2016 provides that any interest, penalty, or compensation ordered by the RERA Authority or Appellate Tribunal may be recovered from the promoter as arrears of land revenue. This is a significant enforcement mechanism, as it allows the government revenue machinery to be deployed for recovery-without requiring a fresh execution proceedings in a civil court.

Common Mistakes Homebuyers Make When Filing RERA Complaints

• Filing before the RERA registration lapse: Filing with RERA for a project that is unregistered or whose registration has expired may result in dismissal for lack of jurisdiction.
• Incomplete documentation: Failing to upload all payment receipts or omitting the agreement for sale weakens the complaint.
• Incorrect forum: Filing with the wrong state RERA (e.g., filing with Delhi RERA for a Noida project).
• Choosing the wrong form: Filing Form N (compensation) without a prior RERA order is not maintainable; Form M must be filed first.
• Missing the physical submission requirement: For Haryana RERA, forgetting to submit physical copies after online filing can delay admission.
• Not noting limitation: While RERA does not prescribe a strict limitation period for complaints, unreasonable delay may be considered adversely.

Key Takeaways

• File the RERA complaint with the state RERA authority where the project is located-Delhi, UP, or Haryana RERA for NCR projects-using the respective online portal.
• Assemble the complete document set (agreement, allotment letter, all payment receipts) and pay the INR 1,000 filing fee before submission.
• Appeals against RERA Authority orders lie to the Real Estate Appellate Tribunal within 60 days under Section 43 of RERA 2016.

This article is for informational purposes only and does not constitute legal advice. Readers should seek appropriate professional counsel for their specific circumstances.

META TITLE: How to File a RERA Complaint: Step-by-Step Guide

META DESCRIPTION: Step-by-step guide to filing a RERA complaint in India with Delhi RERA, UP RERA, and Haryana RERA-documents, fees, procedure, timelines, and appeals explained.