K-RERA procedure

How to file a K-RERA complaint: a step-by-step guide for homebuyers

By Ankur Tripathi, Advocate · 26 October 2026 · 2 min read

Homebuyers in Karnataka who face delay, misrepresentation or defects in a registered project can complain to the Karnataka Real Estate Regulatory Authority (K-RERA). This guide explains the usual steps. It is general information, and the details of each matter differ.

1. Confirm the project and the violation

Start by checking that the project is registered with K-RERA and noting its registration number. Then identify what the promoter has done wrong. Common grounds are delay beyond the agreed possession date, changes to the sanctioned plan without consent, false statements in marketing material, and failure to refund amounts.

2. Gather your documents

A complaint is only as strong as its documents. Collect the following:

• Allotment letter and agreement for sale
• Payment receipts, bank statements and demand letters
• Brochures, advertisements and emails or messages that show what was promised
• Correspondence with the promoter, including any legal notice
• The project's registration details and sanctioned plan, if available

3. Decide the relief you want

Section 18 of the RERA Act lets an allottee claim a refund with interest, or stay in the project and claim interest for the period of delay. Decide which path suits you, because the complaint and the relief sought should line up. Claims for compensation are made before the Adjudicating Officer under Section 71, not before the Authority.

4. Consider a legal notice

A notice is not always required, but it is a sensible step. It records your demand, gives the promoter a chance to respond and often clarifies the dispute before you file.

5. File the complaint

Complaints are filed under Section 31 in the prescribed form, with the fee and supporting documents, as required by the Karnataka RERA rules. The complaint should set out the facts in date order, state the provisions violated and list the reliefs sought.

6. Hearings and orders

The Authority issues notice to the promoter, who files a reply. Hearings follow, and written arguments may be filed. The Authority then passes an order, which may direct a refund with interest, payment of interest for delay, or other compliance.

7. Enforcement

If the promoter does not comply, the amount can be recovered as arrears of land revenue under Section 40(1) of the Act. Recovery involves the revenue authorities and may need active follow-up. If you are not satisfied with the order, the appeal route is before the Karnataka Real Estate Appellate Tribunal, generally within 60 days. See our explainer on appealing before the REAT.

Practical tips

• Keep originals safe and file clear copies.
• Do not sign revised timelines or settlement papers without understanding what you give up.
• Keep a dated record of every communication with the promoter.

For the legal position on delayed possession, read Refund or possession: your rights under Section 18.

This article is for general information only. It is not legal advice, and the law and its interpretation change. Please consult an advocate about your specific facts before acting.

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