Should I file with the RERA Authority or the Adjudicating Officer?

Refund, interest or possession go to the RERA Authority (Section 31, usually Form M). Compensation for loss — beyond interest — goes to the Adjudicating Officer (Section 71, usually Form N). Many homebuyers file both.

What interest rate applies?

Typically SBI MCLR + 2% per year. State rules differ — for example, Uttar Pradesh links it to SBI MCLR + 1%. Your state portal shows the rate it applies.

Is there a time limit?

Generally 3 years from the cause of action (Limitation Act, Article 137, as applied by the courts). The RERA Act itself does not fix a period — file sooner rather than later.

Complaint Generator › RERA

Builder delayed flat possession — RERA complaint

A promoter who fails to hand over possession by the date agreed in the agreement for sale.

RERA route. File on your state RERA portal — not on e-Jagriti. The portal is picked by where the property is. State portals, forms & fees →

The possession date in your agreement has passed and the builder keeps pushing it. Under RERA you can stay and claim interest for the delay, or withdraw and take a refund with interest.

What you can get

Possession with interest for the delay, or withdrawal with a full refund plus interest (typically SBI MCLR + 2% per year; state rules differ). Compensation is decided separately by the Adjudicating Officer.

Steps

Check that the project is RERA-registered on your state RERA portal — this route only exists for registered projects.
Write to the builder demanding possession or a revised date, and keep the reply.
Decide what you want: stay and claim interest for the delay, or withdraw and claim a full refund with interest (Section 18).
File with the RERA Authority on your state portal — Form M in most states (Form A in Maharashtra). Fee ₹1,000 in most states, ₹5,000 in Maharashtra.
If you also want compensation beyond interest or refund, file separately with the Adjudicating Officer (Form N, usually ₹5,000).
The Authority's disposal target is 60 days. Either side can appeal to the Real Estate Appellate Tribunal within 60 days of the order.

Documents to prepare

Agreement for sale (with the promised possession date)
Payment receipts and bank statements
Allotment letter
RERA project registration details
Letters / emails to the builder demanding possession
Any revised possession letters from the builder

Frequently asked questions

Should I file with the RERA Authority or the Adjudicating Officer?: Refund, interest or possession go to the RERA Authority (Section 31, usually Form M). Compensation for loss — beyond interest — goes to the Adjudicating Officer (Section 71, usually Form N). Many homebuyers file both.
What interest rate applies?: Typically SBI MCLR + 2% per year. State rules differ — for example, Uttar Pradesh links it to SBI MCLR + 1%. Your state portal shows the rate it applies.
Is there a time limit?: Generally 3 years from the cause of action (Limitation Act, Article 137, as applied by the courts). The RERA Act itself does not fix a period — file sooner rather than later.

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Sources: iPleaders — RERA complaint procedure 2026, Neeraj Associates — UP RERA complaint guide, righttoinformation.wiki — RERA delayed-possession guide, Business Standard — how to file a RERA complaint, Magicbricks — state-wise RERA websites