Guide for RERA Telangana (TS-RERA)

Telangana State Real Estate (Regulation and Development) Rules, 2017 is a State government law implemented in Telangana, aiming to bring transparency and accountability to the real estate sector. The government has nominated the Telangana State Value Added Tax Appellate Tribunal as a temporary RERA Appellate Tribunal to manage the state affairs until a permanent tribunal is established based on the RERA Act Telangana.

Objectives

• Protect the interests of home buyers: RERA safeguards home buyers from unfair practices and ensures timely project completion.
• Promote transparency and accountability: Developers are required to register their projects and disclose crucial information, fostering transparency in the sector.
• Establish a regulatory framework: RERA sets up a regulatory authority and dispute redressal mechanism for efficient problem resolution.

Key Provisions

• Developer Registration: All real estate projects exceeding a certain area threshold (varies for residential and commercial) must be registered with the Telangana Real Estate Regulatory Authority (TS-RERA).
• Project Information Disclosure: Developers must disclose essential project details, including:
  • Project plans and approvals
  • Amenities offered
  • Schedule of completion
  • Carpet area of apartments
  • Land ownership details
  • Encumbrances on the land, if any
• Sale of Apartments: Developers must enter into a written agreement with each buyer, outlining terms and conditions, including
  • Payment schedule
  • Delivery schedule
  • Penalty for delays
  • Cancellation clauses
• Dispute Resolution: RERA establishes a dispute resolution mechanism through designated Tribunals. Home buyers can file complaints against developers for issues like non-compliance with project details or delayed possession.

Benefits for First-Time Home Buyers

The Real Estate Regulatory Authority (RERA) acts as a guardian angel for first-time homebuyers, ensuring a smooth and secure journey towards homeownership. Here’s how RERA empowers you:

• Transparency at Every Step: Forget information blackouts! RERA mandates that all project details – plans, approvals, developer information – are readily available on the builder’s website. This level of transparency allows you to make informed decisions based on facts, not just promises.
  
• Reduced Risk of Project Stalls: Imagine your dream home turning into a half-built nightmare due to a developer’s financial struggles. RERA addresses this concern. A portion of your payment goes into a secure escrow account, accessible only for project development. This ensures funds are used for construction, minimizing the risk of delays or project abandonment.
  
• Confidence Through Verification: Not all projects are created equal. RERA ensures that only approved projects receive registration search numbers. This allows you to easily verify a project’s legitimacy and track its progress online. Marketing of unapproved projects is prohibited, promoting a more trustworthy real estate industry.
  
• Progress Updates at Your Fingertips: Stay informed! RERA mandates that developers provide regular project progress reports. This transparency allows you to monitor construction, identify any deviations from the plan, and address concerns early on. Additionally, access to project plans, government approvals, and subcontractor details fosters a clear and open environment throughout the purchase process.
  
• Delayed Deliveries, Compensated: Facing project delays? RERA protects you from financial losses caused by them. Developers are obligated to pay interest on delayed deliveries, calculated at 2% above the State Bank of India’s Marginal Cost of Lending Rate (MCLR).
  

Benefits for Developers

• Improved market reputation: Compliance with RERA can enhance trust and attract potential buyers.
• Developers are only required to register commercial and residential real estate projects if the land they are carrying out construction is over 500 sq. mt. and only if the property has more than 8 apartments.
• Streamlined process: Clear regulations and established procedures can simplify project development.
• Dispute resolution framework: A defined mechanism provides a faster and fairer way to resolve disputes with buyers.

Important Resources:

• Telangana Real Estate Regulatory Authority (TS-RERA) website: https://rera.telangana.gov.in/

Latest News on TS-RERA

Telangana RERA Advises Buyers to Choose Approved Properties

(Hyderabad, March 8, 2024) The Telangana Real Estate Regulatory Authority (RERA) is urging home and business property buyers to be cautious. They recommend only purchasing properties registered with RERA or approved by government agencies like DTCP, GHMC, or HMDA. This announcement comes after an investigation into Buildox, a company planning to sell apartments in Hafizpet. Both Buildox and the person who filed a complaint were called before RERA to resolve the issue.

The rules and regulations of RERA in Telangana 

The rules and regulations of RERA in Telangana are outlined in the Telangana State Real Estate (Regulation and Development) Rules, 2017. Here are some key points to remember:

Project Registration:

• Formalities: Applications for project registration must be submitted online through the TS-RERA website in a prescribed format with the necessary documents and fees.
• Developers are only required to register commercial and residential real estate projects if the land they are carrying out construction is over 500 sq. mt. and only if the property has more than 8 apartments.
• Registration Validity: Registration is valid for five years and can be renewed upon application.
• Exemptions: Projects under a specific area threshold (refer to the TS-RERA website for details) and completed projects with a Completion Certificate (CC) issued before RERA implementation are exempt from registration.

Information Disclosure:

• Website and Brochures: Developers must disclose project information on the TS-RERA website and in project brochures.
• Specific Requirements: Information disclosed must include:
  • Project details (name, location, approvals)
  • Technical specifications (plans, amenities, carpet area)
  • Land ownership details and encumbrances
  • Schedule of completion and possession
  • Payment plan and schedule
  • Standard format sale agreement
  • Developer’s financial statements

Sale Agreement:

• The standardized sale agreement format prescribed by TS-RERA must be used for all property transactions under RERA.
• The agreement must clearly outline:
  • Rights and responsibilities of both buyer and developer
  • Payment schedule and terms
  • Delivery timeline and penalty for delays (applicable to developers)
  • Cancellation clauses and procedures
  • Dispute resolution mechanism

Escrow Account Management:

• At least 70% of buyer payments for ongoing projects must be deposited in an escrow account.
• The account is jointly managed by the developer and the bank, with funds accessible only for project development activities as per the sanctioned plan.

Dispute Resolution:

• TS-RERA establishes Tribunals to address disputes between buyers and developers.
• Complaints can be filed electronically through the TS-RERA website.
• Tribunals have the authority to:
  • Hear and adjudicate disputes
  • Issue orders for rectification or compensation
  • Impose penalties on non-compliant parties

Penalties for Non-Compliance:

• TS-RERA can impose penalties on developers for various violations, including:
  • Failing to register projects
  • Providing misleading or incomplete information
  • Violating sale agreement terms
  • Delaying project completion without justification

The rules mentioned in the Telangana State Real Estate Rules 2017, apply to every project approved on or after January 1st, 2017, by the authorities mentioned below:

Nagar Panchayats

Municipalities

Municipal Corporations

Urban Development Authority (UDA)

Telangana State Industrial Infrastructure Corporation (TSIIC)

Director of Town and Country Planning (DTCP)

RERA Registration Process for Promoters (Developers) in Telangana

The Real Estate (Regulation and Development) Act, 2016 (RERA) mandates all developers undertaking projects exceeding a specific area threshold to register with the respective state’s Real Estate Regulatory Authority (RERA) before advertising, marketing, or selling any apartments. Here’s a step-by-step guide to the RERA registration process for promoters (developers) in Telangana:

Eligibility:

• Any individual, firm, or company developing or intending to develop a real estate project in Telangana must register with TSRERA.

Project Eligibility:

• The RERA registration requirement applies to residential and commercial projects fulfilling these criteria:
  • Land area exceeding 500 sq. mt.
  • More than eight apartments in the project (if residential)

Documents Required:

• Completed application form (Form A) downloadable from the TSRERA website (https://rera.telangana.gov.in/)
• PAN Card of the promoter (individual) or directors/partners (firm/company)
• Annual reports including audited profit and loss accounts and balance sheets for the preceding three financial years (for existing companies)
• Cash flow statement (for existing companies)
• Director’s reports and Auditor’s reports (for existing companies)
• Legal title deeds reflecting the promoter’s ownership of the land
• Documents for chain of title (authenticated)
• Project layout plan and specifications
• Sanctioned building plans
• Development agreement copy (if applicable)
• Power of attorney (if authorized signatory applies)
• Undertaking by the promoter regarding project completion within the stipulated timeframe (Form B)

Steps Involved:

1. Visit the TSRERA Website: Access the official TSRERA website (https://rera.telangana.gov.in/).
   
2. Register as a Promoter: Click on “Registration” and choose “Project Registration” if it’s a new project or “Existing Project Registration” for ongoing projects. Select “New User” and register to create an account using your details.
   
3. Apply Online: Log in to your account and navigate to the “Project Registration” section. Click on “New Application” and choose “Promoter” as the applicant type. Fill out the online application form (Form A) accurately and completely.
   
4. Upload Documents: Upload scanned copies of all the required documents mentioned above in the designated sections of the online application.
   
5. Payment of Registration Fee: Pay the registration fee online. The fee varies based on the project size and type. You can find the fee structure on the TSRERA website.
   
6. Form Submission: After reviewing your application for accuracy, submit it electronically.
   
7. Scrutiny and Verification: TSRERA will scrutinize your application and documents. They may contact you for further information or clarifications.
   
8. Site Inspection: TSRERA officials may conduct a site inspection to verify the project details.
   
9. Registration Approval: Upon successful verification and site inspection, TSRERA will grant your project registration and issue a unique registration number. This number must be displayed on all project marketing materials.
   

Additional Tips:

• Ensure a stable internet connection for online applications and document uploads.
• Maintain clear and legible scanned copies of documents for upload.
• Double-check all information entered in the application form for accuracy.
• You can track the status of your application on the TSRERA website using your login credentials.

TSRERA Agent Registration Process

Eligibility:

• Any individual or firm intending to operate as a real estate agent in Telangana must register with TSRERA.

Documents Required:

• Completed online application form G (available on TSRERA website)
• PAN Card of the applicant (individual) or directors/partners (firm/company)
• Address proof (Aadhaar card, Voter ID, etc.)
• Passport-sized photograph of the applicant
• Educational qualification certificates (if any)
• Experience certificates in the real estate sector (if any)
• Details of any past disciplinary actions or criminal cases (if applicable)
• In case of firms/companies:
  • Copy of Memorandum of Association (MOA) and Articles of Association (AOA)
  • Proof of company registration

Steps Involved:

1. Visit the TSRERA Website: Access the official TSRERA website: https://rera.telangana.gov.in/
   
2. Register as an Agent: Look for a section titled “Agent Registration” or “Registrations.” You might need to create an account using your details if it’s your first time using the website.
   
3. Apply Online: Locate and access the online application form for “Real Estate Agent Registration.” Fill out the form accurately and completely.
   
4. Upload Documents: Upload scanned copies of all the required documents mentioned above in the designated sections of the online application.
   
5. Payment of Registration Fee: Pay the registration fee online. The fee for real estate agents in Telangana is a one-time charge:
   • Individual Applicants: Rs. 10,000
   • Firms/Companies: Rs. 50,000
6. Form Submission: After reviewing your application for accuracy, submit it electronically.
   
7. Scrutiny and Verification: TSRERA will scrutinize your application and documents. They may contact you for further information or clarifications.
   
8. Registration Approval: Upon successful verification, TSRERA will grant your registration and issue a unique registration number. This number must be displayed on your business cards, and marketing materials, and used when representing yourself as a RERA-registered agent.
   

TSRERA Forms for Buyers, Developers and Agents

The Telangana Real Estate Regulatory Authority (TSRERA) uses different forms for buyers, agents, and developers registering with them. Here’s a breakdown of the relevant forms:

For Buyers:

AGREEMENT FOR SALE	Click Here
APPEAL TO APPELLATE TRIBUNAL FORM – L	Click Here
COMPLAINT TO REGULATORY AUTHORITY FORM – M	Click Here
COMPLAINT TO ADJUDICATING OFFICER FORM – N	Click Here

For Agents:

APPLICATION FOR REGISTRATION OF REAL ESTATE AGENT FORM – G	Click Here
REGISTRATION CERTIFICATE OF REAL ESTATE AGENT FORM- H	Click Here
INTIMATION OF REJECTION OF APPLICATION FOR REGISTRATION OF REAL ESTATE AGENT / REJECTION OF APPLICATION FOR RENEWAL OF REGISTRATION OF REAL ESTATE AGENT / REVOCATION OF REGISTRATION OF REAL ESTATE AGENT FORM – I	Click Here
APPLICATION FOR RENEWAL OF REGISTRATION OF REAL ESTATE AGENT FORM – J	Click Here
CERTIFICATE RENEWAL OF REGISTRATION OF REAL ESTATE AGENT FORM – K	Click Here
APPEAL TO APPELLATE TRIBUNAL FORM – L	Click Here
COMPLAINT TO REGULATORY AUTHORITY FORM – M	Click Here
COMPLAINT TO ADJUDICATING OFFICER FORM – N	Click Here

For Developers (Promoters):

PROJECT REGISTRATION FORM – A	Click Here
UNDERTAKING BY THE PROMOTER REGARDING PROJECT COMPLETION WITHIN THE STIPULATED TIMEFRAME FORM – B	Click Here
PROJECT REGISTRATION CERTIFICATE – FORM C
EXTENSION APPLICATION – FORM E

Contact Details for TSRERA

Address:

Telangana Real Estate Regulatory Authority, #640, Ground Floor

DTCP Building, A.C.Guads, Masab Tank, Opposite PTI Building

Hyderabad – 500004

Phone Numbers:

• 040-48553333
• 040-48552222

Email: rera-maud@telangana.gov.in

TS RERA Secretary Email ID: secy-rera-maud@telangana.gov.in

Website: https://rera.telangana.gov.in/

TS-RERA Services for Developers, Agents and Buyers

For Promoters (Developers):

• Project Registration: TSRERA mandates registration for all real estate projects exceeding a certain size. This ensures transparency and protects buyers’ interests.
• Complaint Resolution: TSRERA provides a platform for developers to address buyer complaints efficiently, fostering a more harmonious market environment.
• Extension Requests: Developers can request project extensions through TSRERA with proper justification.
• Regulatory Guidance: TSRERA offers guidance on various regulations and compliance requirements, aiding developers in navigating legal complexities.

For Buyers:

• Project Verification: Buyers can verify project registration status on the TSRERA website, ensuring they invest in a legitimate project.
• Complaint Filing: TSRERA empowers buyers to file complaints against developers for any violations of regulations or breaches of contract.
• Access to Information: Through the TSRERA website, buyers can access project details, and developer information, and understand their rights.
• Dispute Resolution: TSRERA provides a dispute resolution mechanism for buyers and developers to reach settlements without resorting to lengthy legal battles.

For Agents:

• Registration: Real estate agents must register with TSRERA to operate legally in Telangana. This ensures a professional and qualified workforce.
• Code of Conduct: TSRERA enforces a code of conduct for agents, ensuring ethical practices and protecting both buyers and sellers.
• Dispute Resolution: TSRERA acts as a mediator in disputes between agents and their clients.
• Complaint Filing: Buyers or developers can file complaints against agents for any misconduct or unprofessional behaviour.

Cost of RERA Registration in Telangana

The cost of RERA registration in Telangana varies depending on the project size and type. Here’s an overview of the fee structure:

Registration Fee:

• Projects under 1000 sq. m: Rs. 5 per sq. m of construction area.
• Projects exceeding 1000 sq. m: Rs. 10 per sq. m of construction area (capped at Rs. 5 lakhs).
• Mixed-use projects:
  • Under 1000 sq. m: Rs. 10 per sq. m.
  • Above 1000 sq. m: Rs. 15 per sq. m (capped at Rs. 7 lakhs).

Important Points:

• These fees are subject to change, so it’s recommended to always refer to the official TS-RERA website for the latest information: https://rera.telangana.gov.in/
• The registration fee needs to be paid online through the TS-RERA portal during the application process.
• It’s important to factor in the total cost (registration fee, processing fee, and potential late fees) when planning your project budget.

Conclusion

In conclusion, RERA in Telangana, administered by TS-RERA, heralds a new era of transparency and accountability in the real estate sector. With its focus on protecting home buyers and streamlining processes for developers, RERA aims to foster trust and confidence among stakeholders. By adhering to its provisions and utilizing the resources provided, both home buyers and developers can contribute to a fairer and more sustainable real estate environment in the state.

Frequently Asked Questions about RERA in Telangana

Q1. What is RERA?

Ans 1. RERA stands for the Real Estate (Regulation and Development) Act, 2016, a central law implemented in Telangana to bring transparency and accountability to the real estate sector.

Q2. What are the benefits of RERA for home buyers?

Ans 2. RERA benefits home buyers by ensuring:

• Transparency: Access to crucial project information through registration and disclosure requirements.
• Protection: Safeguards against unfair practices like project delays and non-delivery through standardized agreements and dispute resolution mechanisms.

Q3. What are the benefits of RERA for developers?

Ans 3. RERA benefits developers by:

• Enhancing market reputation: Upholding transparency can attract potential buyers.
• Streamlining processes: Clear regulations and procedures can simplify project development.
• Providing a dispute resolution framework: Offers a faster and more efficient way to address buyer grievances.

Q4. Is my project mandatory to register under RERA?

Ans 4. Yes, if your project is located in Telangana and exceeds the specific area threshold:

• 500 sq. m for residential projects within municipal corporation limits.
• 1000 sq. m for residential projects outside municipal corporation limits.
• Specified area for commercial projects (refer to TS-RERA website for details).

Q5. Where can I find more information about RERA in Telangana?

Ans 5. You can find detailed information and the latest updates on the official TS-RERA website: https://rera.telangana.gov.in/.

Q6. Should I consult a lawyer regarding RERA?

Ans 6. Consulting a lawyer specializing in property law is highly recommended for both home buyers and developers to:

• Navigate the legal aspects of RERA.
• Ensure compliance with regulations.
• Protect your rights and interests.