State-Wise Differences in RERA Regulations

State-Wise Differences in RERA Regulations

1. Project Registration Criteria

One of the biggest variations among states lies in the rules governing which projects must be registered under RERA.

Maharashtra (MahaRERA)

MahaRERA is considered the most efficient RERA authority in the country. It mandates registration for all projects above 500 sq. meters or 8 units. The state has some of the most stringent rules regarding project disclosures, financial discipline, and quarterly updates.

Karnataka (KRERA)

Karnataka follows similar registration criteria but provides certain exemptions for redevelopment and slum rehabilitation projects, considering the high volume of such initiatives in the state.

West Bengal (WBHIRA)

Unlike other states, West Bengal did not adopt RERA and instead established its own law, WBHIRA (West Bengal Housing Industry Regulatory Authority). Although the framework is similar, it creates an additional layer of variation in compliance requirements compared with the rest of the country.

These differences mean that buyers and developers must carefully examine the specific state regulations before entering into real estate transactions.

2. Tribunal Structure and Dispute Resolution

The speed and effectiveness of dispute redressal vary considerably across states.

Delhi RERA

Delhi shares its RERA tribunal with Chandigarh, causing congestion and slower resolution of disputes. Buyers often experience longer waiting periods for hearings.

UPRERA (Uttar Pradesh)

UPRERA has established multiple regional benches, such as in Lucknow and Greater Noida, enabling faster hearings and better access for homebuyers from various districts. Given the large number of stalled projects in Noida and Greater Noida, UPRERA’s decentralization has been a significant step.

Tamil Nadu RERA (TNRERA)

TNRERA requires developers to first attempt resolving buyer complaints directly within 30 days, promoting pre-litigation negotiation. Only if the issue remains unresolved can the matter be escalated to the authority.

Different states’ approaches to dispute resolution directly influence homebuyer confidence and how quickly issues get addressed.

3. Penalties for Non-Compliance

Penalty structures under RERA differ widely from state to state.

MahaRERA

Known for imposing India’s highest penalties, fines can reach up to 5% of the project cost for major violations. This strict stance has discouraged false promises and misleading advertisements.

HRERA (Haryana)

HRERA not only imposes monetary fines but also has provisions to blacklist developers, restricting them from launching new projects. This has proven effective in controlling habitual offenders.

Bihar RERA

The authority has taken strong action against misleading advertisements, issuing heavy penalties to developers who misrepresent project approvals or sale conditions.

The variability in penalties often shapes developer behavior in each state.

4. Digital Transparency and Online Systems

States differ in the sophistication of their digital portals and transparency measures.

MahaRERA

Offers a highly advanced digital platform where buyers can check project details, possession timelines, litigations, quarterly progress, and complaint status—all in one place.

Karnataka RERA

Recently introduced real-time project tracking dashboards, offering better visibility into construction progress.

Madhya Pradesh RERA

Has pioneered virtual hearings, enabling quicker case disposal and convenience for stakeholders.

Digital advancements ensure transparency, reduce corruption, and make the system accessible to a wider audience.

Important RERA Case Laws Across States

Judicial pronouncements under RERA have shaped the sector significantly. Some landmark cases include:

1. Amrapali Group Case – UPRERA (2019)

In one of the most notable real estate rulings, the Supreme Court cancelled the registration of several Amrapali projects due to massive delays, diversion of buyer funds, and severe irregularities.

NBCC was appointed to complete pending projects.

Amrapali directors faced criminal charges.

The ruling highlighted RERA’s power to protect homebuyers from large-scale misconduct.

This case became a benchmark for strict accountability in India’s real estate market.

2. Lodha Group vs. Homebuyers – MahaRERA (2021)

MahaRERA ruled against Lodha Group for:

publishing misleading advertisements,

delayed possession, and

non-compliance with statutory disclosures.

Hefty penalties were imposed, and the ruling reinforced stringent guidelines for pre-launch marketing and promotional claims.

3. Supertech Ltd. Case – HRERA (2022)

Homebuyers of several delayed Supertech projects approached HRERA.

The builder was directed to refund buyers with 18% interest per annum.

This order served as a strong deterrent for repeated delays and financial mismanagement.

Such cases have strengthened homebuyer confidence in RERA’s ability to enforce accountability.

Latest Developments in State RERA Regulations

RERA authorities across India continue to refine processes to strengthen governance and buyer protection.

1. Stricter Compliance Mechanisms for Developers

Maharashtra and Haryana have introduced grading systems for projects based on compliance history, delivery track record, and buyer complaints.

Developers with poor grades may face restrictions on registering new projects or accessing bank funding.

2. Faster Dispute Redressal

Gujarat RERA (GRERA) has introduced a mechanism to resolve cases within 60 days.

UPRERA is implementing AI-based monitoring systems to track delays and project milestones.

3. Inclusion of Small-Scale Projects

Rajasthan and Madhya Pradesh are considering reducing the registration threshold below 500 sq. meters, bringing more small and medium developers under the RERA umbrella.

4. Enhanced Digital and AI-Driven Monitoring

Karnataka and Tamil Nadu use AI analytics to identify potential project delays or financial irregularities.

Bihar RERA has developed automated alerts for buyers when construction milestones are not met.

These innovations mark a shift toward a more technology-driven, transparent regulatory environment.

Conclusion

Although RERA has revolutionized India’s real estate sector, its on-ground implementation varies substantially from state to state. States like Maharashtra, Uttar Pradesh, and Haryana are recognized for robust enforcement, while others still face administrative challenges or have developed separate regulatory frameworks, as in the case of West Bengal.

For homebuyers, investors, and developers, understanding state-specific RERA provisions is crucial. With continuous updates, stricter enforcement, and rapid digitalization, RERA is steadily evolving into a more powerful, efficient, and transparent mechanism—one that strengthens accountability and safeguards homebuyer interests across India.