How to file a RERA complaint in Uttar Pradesh

This is general information, not legal advice. For a large claim, speak to an advocate before filing, because the relief you ask for shapes the case.

Should you file at all, or write to the builder first?

Write first in most cases. A clear written notice gives the builder a chance to fix the problem, and it creates the record you will need if they do not. State the facts, the section of your agreement, what you want and a date. Send it by email and post, and keep proof. Then file if the date passes.

Which form do you need?

Start from what you actually want. That decides the form.

Section 71 sets up adjudicating officers, who are serving or former District Judges, to decide compensation under Sections 12, 14, 18 and 19. The Act asks them to dispose of an application within 60 days, and to record reasons if they cannot.

Who can complain, and against whom?

Section 31 covers any aggrieved person, and a complaint can be against a promoter, an allottee or an agent. An association of allottees or a registered voluntary consumer association can file too. Reports on a recent amendment say UP RERA also accepts complaints about unregistered projects. If that applies to you, confirm it on the portal.

What papers should you collect first?

Build the file before opening the form. These are the common ones.

• The allotment letter and the agreement for sale.
• All payment receipts, with bank statements matching them.
• Demand letters and any possession letters.
• Your notice to the builder, and any reply.
• The RERA record, the brochure, and adverts you relied on.
• Photos of the site or defects, with dates.
• A short date-wise timeline of what happened.

How do you file online?

The filing runs through the portal’s complaint module. UP RERA’s user manual says complainants must first enrol on the e-courts module and create a profile. The steps below follow the manual and published guides. Labels may change.

1. Open up-rera.in and find the complaint or e-courts section.
2. Create your profile, and complete the OTP verification.
3. Pick Form M or Form N, based on the relief you want.
4. Enter the project, the promoter and the facts in date order.
5. Upload your papers in the format the portal asks for.
6. Pay the fee online, reported as ₹1,000. Check the current figure on the portal.
7. Save the complaint number and use it to track hearings.

What happens after you file?

The case is listed and the other side gets a chance to respond. Keep attending or following your hearings. If a promoter appeals to the tribunal, Section 43(5) requires them to deposit an amount first. That is at least 30% of any penalty, or the full amount payable to the allottee with interest and compensation, as applicable. Remedies under Section 18 sit alongside other remedies open to you, so ask your advocate which route suits your facts.

How can you avoid needing this?

Most disputes start with something unclear on paper. Check which certificate your building has before accepting possession, and keep your RERA record saved from day one. If you are buying now, check the record of each option on our Lucknow projects page first, and buy through someone whose process you can see in advance. An authorised channel partner can help with follow-up, but cannot replace legal advice in a dispute.