When a builder in Telangana delays possession, changes the plan without consent, fails to register the project or will not refund your money, the Telangana Real Estate Regulatory Authority (TG-RERA) is often the quickest forum. This guide covers the Telangana procedure. For the general rights under the RERA Act, see our article on delayed possession under RERA.

Who can complain, and about what

A homebuyer (called an allottee), an association of allottees, and in some cases a builder or an agent, can complain about a breach of the RERA Act, the Telangana RERA Rules, 2017 or the regulations. Common complaints include:

  • delayed possession: a refund with interest, or interest for every month of delay;
  • changes to the sanctioned plan or specifications without the buyers' consent;
  • structural defects reported within five years of possession;
  • failure to form the association or hand over common areas and documents;
  • selling without RERA registration, including "pre-launch" and undivided share (UDS) schemes.

Pre-launch and UDS offers

Section 3 of the Act bars a builder from advertising, booking or selling units in a project before it is registered with RERA. This applies to projects on land over 500 sq. m. or with more than eight units.

In Hyderabad, many buyers have paid large sums under "pre-launch" or UDS offers for projects that never got approvals. TG-RERA has repeatedly warned the public against them. If you have paid into such a scheme, you can:

  • complain to TG-RERA;
  • where the facts show cheating, file a police complaint, often with the Economic Offences Wing;
  • claim a refund through the consumer commission or a civil suit.

Before paying anything, search the project on the TG-RERA website.

Form M or Form N?

Form Filed before For
Form M (rule 34) The Authority Breaches of the Act: refund with interest, interest for delay, directions to the builder, penalties
Form N (rule 35) The Adjudicating Officer Compensation for loss or harm, beyond refund and interest

The Supreme Court has held that the Authority itself can order a refund with interest and interest for delay. Only compensation needs the Adjudicating Officer. If you want both, you may need to file both forms.

Step by step

  1. Collect your documents:
    • the allotment letter and the agreement for sale;
    • payment receipts and bank statements showing each payment;
    • emails, letters and WhatsApp messages with the builder;
    • brochures and advertisements;
    • the project's page on the TG-RERA website, which shows the declared completion date.
  2. Work out your claim. Our RERA interest calculator shows the interest for delay, or the refund with interest, at the Telangana rate: SBI's highest MCLR + 2%.
  3. Send a legal notice to the builder recording the delay and your choice: refund, or interest until possession. It often prompts a settlement and is useful evidence.
  4. Register on the TG-RERA portal (rerait.telangana.gov.in) and fill in the complaint form. Give the project's RERA registration number, the facts and the relief you want, and upload the documents.
  5. Pay the fee of ₹1,000 and keep the receipt.
  6. Attend the hearings. TG-RERA hears matters through its virtual hearing system, so you usually do not need to travel to the office. The builder files a reply, and you can file a rejoinder.

The Act asks the Authority to decide a complaint within 60 days, recording reasons if it takes longer. In practice many complaints take longer, so keep following up.

Staying on or withdrawing

If possession is late, you choose between two remedies:

  • Staying in the project: interest on the amount you paid, for every month of delay from the promised date until possession. The builder is still bound to complete and hand over the flat.
  • Withdrawing: a refund of everything paid, with interest from the date of each payment until the refund.

The choice is yours, but it is hard to reverse once the order is passed. Think about how far along the project is, the builder's finances and your home loan before deciding.

After the order

  • Appeal: either side can appeal to the Telangana Real Estate Appellate Tribunal within 60 days. A builder must first deposit at least 30% of any penalty, or the full amount payable to the buyer, before the appeal is heard. A further appeal to the High Court lies only on questions of law.
  • Recovery: if the builder does not pay, the amount can be recovered as arrears of land revenue through the Collector. Continued non-compliance attracts penalties.

TG-RERA or the consumer commission?

The Supreme Court has held that RERA does not bar a homebuyer from going to the consumer commission. You can choose either forum for the same grievance, but not both at once. Our consumer commission finder shows which commission would hear your case.

Key takeaways

  • Check the project on TG-RERA before you pay anything, and avoid pre-launch and UDS offers for unregistered projects.
  • Use Form M for refund, delay interest and directions, and Form N for compensation.
  • The fee is ₹1,000, and hearings are held online.
  • Interest in Telangana is SBI's highest MCLR + 2%, and orders are recoverable as land revenue.