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Random freezes, missing sound and display glitches usually trace back to one bad driver. Find and replace yours safely.Free scan · under a minuteIf a builder has missed the handover date for your flat, start by comparing your agreement for sale with the project’s MahaRERA registration record. Those documents determine which possession date applies, whether an extension or revised completion period is recorded, and whether your practical objective is to take possession or leave the project. Once you have identified the project and assembled the evidence, an aggrieved person with an interest in a registered project can file an online complaint under Section 31 of the Real Estate (Regulation and Development) Act, 2016, and Rule 6, using MahaRERA’s prescribed format.
The complaint should identify the project registration number and both parties, set out the facts in date order, state the relief you want, and list the documents enclosed. The official MahaRERA complaints page provides current filing guidance and links to training videos; use those materials for the live portal’s current screens and labels rather than relying on an old screenshot or form.
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First establish which handover date applies
A missed date in a sales conversation is not enough by itself to determine a MahaRERA remedy. Begin with the signed agreement for sale, then check the project’s MahaRERA record and any later documents that may affect completion.
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Locate the clause that states when possession is to be delivered. Record the date exactly as written, including whether it is tied to a calendar date, a number of months from a specified event, or completion of particular approvals. Note clauses dealing with extensions, force majeure, revised schedules, possession notices, and the consequences of delay. Preserve every signed page and annexure, not just the first pages showing the parties and apartment number.
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Check the project’s MahaRERA record
Use the project registration number shown in the registration record and your agreement. MahaRERA’s additional FAQ says promoters should disclose the original period communicated to allottees, the delay, and the period within which the promoter undertakes to complete the pending project. The same FAQ explains that Section 18 can apply where the agreement date and the date later provided at registration differ. That explanation does not decide your case, so compare the dates and the project’s recorded extension or completion information with the contract before choosing a remedy.
Build a dated chronology
Make a one-page timeline covering booking or allotment, the agreement date, each instalment and demand, promised possession dates, revised dates, site visits, notices, and any possession offer. A chronology helps you state facts clearly and identify the document that proves each event. Keep copies of emails, letters, text messages, payment receipts, bank statements, demand letters, and photographs or inspection records that support a specific allegation.
Who can file and where the complaint goes
MahaRERA’s FAQ states that an aggrieved person with an interest in a registered project may file an application online under Section 31 and Rule 6. The FAQ’s wording is: “The aggrieved person can file an application online as per format provided by MahaRERA website.” A flat buyer, allottee, or another person whose interest in the registered project is affected may therefore use the online complaint route, subject to the facts and the Authority’s jurisdiction.
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Use the official MahaRERA complaints page as the starting point. It links to complaint-filing training and is the appropriate place to confirm the current portal entry point, account requirements, document-upload limits, payment or service-fee instructions, and any changed form labels. The reviewed official material does not establish a current fee amount, so do not rely on a figure quoted in an old article or by an unrelated website.
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Prepare the information MahaRERA asks for
The official FAQ identifies five core parts of a Section 31 complaint. Prepare each part before opening the online form.
| Application part | What to provide | Practical preparation |
|---|---|---|
| Project identification | Project name and MahaRERA registration number | Copy the number from the current project record and check that the promoter and project address match your agreement. |
| Complainant particulars | Your name, contact details and other particulars required by the form | Use the same spelling and address shown in the agreement or explain a later change. |
| Respondent particulars | Promoter or other respondent details requested by MahaRERA | Use the legal entity named in the agreement, not only a marketing or project nickname. |
| Facts of the case | A concise statement of what happened | Set out dates, promises, payments, missed handover events, notices and the current status in chronological order. |
| Relief and enclosures | The order or directions you seek and a list of supporting documents | Number each enclosure and refer to it in the relevant paragraph of your facts. |
This is a preparation guide based on the FAQ’s stated requirements, not a substitute for the live portal’s current instructions. The portal may require additional fields or a particular file format.
Documents that usually support the factual statement
- Signed agreement for sale, including schedules, annexures and the possession clause.
- Allotment letter, booking form and any correspondence that identifies the apartment, tower or unit.
- MahaRERA project registration details and the relevant completion, extension or revised-period information.
- Receipts, bank statements or demand letters showing amounts paid and dates of payment.
- Written communications in which the promoter gives, changes or refuses a handover date.
- Notices you sent asking for possession, delay interest, refund or another remedy.
- Documents supporting the specific relief requested, such as proof of payment or a calculation schedule that identifies its assumptions.
Arrange files in a logical order, use readable scans and keep the originals. If a document is not available, say so and explain what alternative evidence you have. Do not upload unrelated correspondence simply to make the file longer.
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Your requested relief should match your objective and the documents that support it. MahaRERA’s FAQ describes two broad routes for a delayed allottee; neither is an automatic award and the appropriate route depends on the agreement, project record, payments and circumstances.
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| Your objective | Relief to assess | Questions to answer in the complaint |
|---|---|---|
| Continue with the purchase | Possession or compliance directions and delay-related interest for the period covered by the agreement and applicable rules | What possession date applies? What remains incomplete? What amount was paid, and from which date is delay claimed? |
| Withdraw from the project | Section 18 route for return of amounts and applicable interest or compensation where the statutory and contractual conditions are met | Why is withdrawal sought? What amounts were paid? Which documents show the applicable delay and the legal basis for the request? |
If you want to stay in the project
The FAQ says an allottee who does not intend to withdraw may be entitled under the model agreement to interest, at the rate specified in the rules, on amounts paid for every month of delay until possession is handed over. It also says payment should be automatic under the model agreement, while recognising that a buyer may complain if that payment does not occur. State whether you seek possession, delay interest, or both, and identify the period and payments on which your request is based. Do not insert an interest percentage unless you have confirmed the rule applicable to your case.
If you want to exit
The FAQ describes Section 18 as providing for return of amounts and compensation in covered situations. Withdrawal is not automatically the better financial or practical choice. Explain the reason for seeking it and ask for the return, interest and compensation that you contend follow from the agreement and applicable law. Avoid presenting a projected figure as an entitlement unless the supporting documents and current rules establish it.
Why the choice matters
A request to take possession and a request to terminate the transaction lead to different factual and legal questions. The agreement’s possession term, the project’s registration and extension history, the sums paid, and the project’s actual status all affect whether the relief is supportable. If your agreement contains unusual clauses, several purchasers are involved, or you are considering mutually inconsistent remedies, obtain advice from a qualified Maharashtra real-estate lawyer before filing.
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Use the current official complaints page and its linked training to follow the live interface. Labels and upload requirements can change, so treat the sequence below as a preparation and quality-control process rather than a promise that every screen has the same name.
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- Identify the correct project. Search or select the registered project and verify the registration number, promoter and address against your agreement.
- Enter complainant and respondent details. Use legal names and complete contact information. Check spelling before moving to the factual statement.
- Write the facts in date order. Explain the promised possession date, the payments made, the missed or revised dates, your communications and the present position. Separate facts you can prove from estimates or statements attributed to the promoter.
- State one coherent set of reliefs. Say whether you seek continued possession with delay-related relief or withdrawal with the relief you believe Section 18 supports. If you request alternatives, label them clearly and explain the order in which they should be considered.
- Upload and index enclosures. Number the agreement, payment proof, project record, communications and notices. Refer to each number in the corresponding paragraph.
- Review declarations and fees shown by the portal. Confirm that the current portal’s fee and service instructions have been followed. The official material reviewed here does not establish a fixed current amount.
- Submit and preserve proof. Save the acknowledgement, complaint number, submitted text, uploaded files and payment receipt, if any. Record the date and time of submission.
Writing a factual complaint that is easy to answer
Use short numbered paragraphs. Identify the apartment and agreement at the beginning, then give one event per paragraph. For example, state the contractual possession date, the instalments paid, the date on which the promoter acknowledged delay, and the relief sought. Avoid insults, speculation about the promoter’s finances, or allegations that do not relate to the handover failure. A precise statement lets the respondent and the Authority see which facts are admitted, disputed or unsupported.
What happens after filing
The cited MahaRERA complaint-procedure order describes the following sequence. Later directions may change case management, so check current orders and notices issued in your matter.
| Stage | Direction described in the cited order | What you should do |
|---|---|---|
| Notice and reply | The respondent should file an online reply and relied-on documents within 15 days after notice, unless the Authority extends the time. | Watch the case portal and notices; read the reply promptly and identify each disputed fact or document. |
| Written synopsis | Both parties should file written argument synopses within seven days after the reply stage. | Present the issues, evidence and requested order concisely. The order says pleadings and synopses should be under three pages because of space constraints. |
| Oral argument | Oral arguments follow on the scheduled hearing date. | Bring the agreement, payment proof, chronology and indexed documents, and be prepared to direct the Authority to the relevant page. |
The FAQ summarises Section 29 as requiring complaints to be disposed of as expeditiously as possible and not later than 60 days from filing, with reasons recorded if that period cannot be met. This is a statutory target reported in the FAQ, not a guarantee that every case will receive a final order within 60 days. Adjournments, service issues, additional documents and the Authority’s directions can affect the actual timetable.
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Consider conciliation without assuming it is mandatory
Conciliation is a separate process for matters referred by MahaRERA; it is not described as a compulsory first step for every complaint. The official conciliation order says that, after assignment, notice of the first hearing is to issue within one week and the first hearing should be within 15 days.
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If both sides agree, signed settlement terms go back to MahaRERA. The complaint is treated as closed only after MahaRERA passes a final order. If conciliation fails, the complaint returns to MahaRERA for a decision on the merits. Read any proposed settlement carefully: it should identify the flat, payment or possession obligations, dates, consequences of default and what claims are being resolved.
Consumer forums, the adjudicating officer and appeals
MahaRERA’s FAQ says consumer forums have not been barred. It also notes that specified matters under Sections 12, 14, 18 and 19 may be withdrawn from a consumer forum and filed with the adjudicating officer. These statements describe procedural options, not permission to run every route at the same time.
Forum selection can affect jurisdiction, evidence, timing and the relief available. Before withdrawing or refiling a matter, obtain case-specific advice and check the current rules and orders. Do not assume that a second filing will be accepted merely because it concerns the same delayed handover.
The FAQ reports a 60-day appeal period for a person aggrieved by an order of MahaRERA or the adjudicating officer. Treat that as a limitation period to investigate immediately, not as an invitation to wait. Read the order, identify the appellate forum and confirm the filing requirements from current official directions.
Common mistakes that weaken a delayed-handover complaint
- Using the wrong possession date: relying on a brochure or oral promise while ignoring the signed agreement and registered project record.
- Choosing relief by habit: asking for withdrawal when you actually want the flat, or asking only for possession when you intend to exit.
- Leaving out payment evidence: claiming interest or refund without an indexed record of amounts and dates paid.
- Filing against a trading name: naming a brand or site nickname instead of the legal promoter identified in the agreement.
- Uploading an unreadable bundle: submitting unlabelled scans that make it difficult to locate the possession clause or payment proof.
- Overstating the law: inserting an unverified interest rate, guaranteed compensation or a fixed disposal date.
- Ignoring notices: missing the respondent’s reply, synopsis deadline or hearing because portal notifications were not monitored.
- Assuming conciliation closes the case immediately: a settlement is treated as closing the complaint only after MahaRERA passes a final order.
When professional document review is sensible
A qualified Maharashtra real-estate advocate or a document-review service may be useful where the agreement has several possession dates, the promoter alleges a contractual extension, the project has been re-registered or transferred, payments were made by more than one buyer, or you are weighing possession against withdrawal. The adviser should review the actual agreement and project record, explain the available routes and help you present evidence without promising a particular result.
A printed bare act of the Real Estate (Regulation and Development) Act, 2016 can provide background reading, but the official MahaRERA portal, FAQ, current orders and filing instructions are more directly useful for submitting a complaint. Rules, forms, fees and portal procedures can change, so verify them immediately before filing.
Final filing checklist
- Agreement possession clause and all annexures checked.
- Project registration number and current MahaRERA record verified.
- Original, revised and extension dates placed in a chronology.
- Promoter’s legal name and address matched to the agreement.
- Payment records and amount-paid schedule indexed.
- Written notices and responses saved in readable files.
- Objective selected: continue toward possession or assess withdrawal.
- Relief drafted without an unverified interest rate or guaranteed outcome.
- Enclosure list matches every uploaded file.
- Current complaints-page training and portal instructions reviewed.
- Submission acknowledgement and complaint number saved.
The Bottom Line
Compare the agreement, MahaRERA registration record and payment history first. Then file online under Section 31 and Rule 6 with a dated factual statement, indexed evidence and relief that matches your decision to pursue possession or consider withdrawal. Use the current official complaints page for portal instructions, and treat the 60-day disposal period and other procedural time limits as stated targets or directions—not guarantees.
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