UP RERA

The rules and regulation of RERA pertaining to the state of Uttar Pradesh were notified on October 27, 2016. UP RERA’s site was launched on 26th July 2017 which provides instant registration of real estate projects along with the details of the registered projects. As of 1st August 2017, 1725 projects have been registred under UP portal. The various nuances of UP RERA are as follows: –

1. Comprehensive details about the projects as well as the companies have to be presented by the developer for enrolling their ongoing and upcoming projects with UP RERA.
2. The registration charges for residential projects are Rs 20 per meter for area less than 1000 square meter and Rs 500 per 100 meter for area exceeding 1000 square meter.
3. For commercial projects having area less than 1000 square meter, the fee is Rs10 per meter and Rs1000 per 100 meter for area more than 1000 square meter.
4. Developers have to maintain 70% of proceeds collected from the customers in a seprate bank account. Funds can be widhrawn proportionally from this account after obtaining certificates from engineer, architect and charted accountant as per the completion status of that project.
5. Within seven days from the end of every quater, developers have to upload information about the number of apartments or plots sold along with the status on construction and approvals.
6. In case of non compliance by the developer with UP RERA, retribution in terms of imprisonment for a maximum period of 3 years or fine of maximum 10% of the project cost for 3 years would be applicable. Same punishment is pertinent if the developer does not follow orders as well as decisions of the appellate tribunal.
7. Defect liablilty period defined under UP RERA is same as that of other RERAs i.e. 5 years.
8. It is mandatory on part of the developers to disclose the carpet area while offering to sell an apartment to a customer. The carpet area has to be re-calculated after the construction of the apartment.
9. Even real estate agents have to register themselves with RERA. The registration charges for the same are – Rs 25,000 for individuals and Rs 2,50,000 for anyone other than an individual.
10. After getting the registration done, real estate agents can continue to operate in accordance with RERA for a period of 10 years only.
11. Also, imprisionment for up to a period of 1 year or fine of maximum 10% of the project cost of the apartment or plot would be applicable to customers and agents, if they do not comply with the rules and regulations of UP RERA.

Conclusion

UP RERA primarily aims to bring trust and transparency among various market participants of the real estate market. Hence, many of the provisions of the UP RERA are articulated to achieve this imperative goal of organizing the real estate sector. Details on the payment schedule and interest charged on late payments are yet to be notified by the government.

Likewise Haryana RERA, UP RERA also exempts projects that have applied for completion certificate from the definition of ‘on going’ projects, permitting these projects to not enrol with RERA. On the other hand, if these projects do not get their completion certificate they need to be registered with UP RERA. Furthermore, projects that have sold off 60% of their total offerings are also exempted from registration, leading to increased number of projects falling outside the purview of UP RERA.

Formation of a level playing field can be expected as sellers have to provide accurate information about their projects. Hence, a positive outlook of UP real estate market can be expected in a medium to long term.

Haryana RERA

The rules and regulation under Haryana RERA were legitimate in the state from 1st July 2017. The HRERA website which would be entailing  details pertaining to the real estate projects is yet to be launched. The key features of Haryana RERA are as follows –

Developers

1. The developer has to provide intensive and extensive details about the project as well as the company for registering with RERA. Moreover, ongoing projects will have to provide additional details in terms of the total money collected from the customer and status of the project.
2. In case of default by the developer, additional compensation would be applicable apart from standard repayment of the entire amount with interest.
3. Haryana RERA has categorically defined the registration fees for projects falling under different zones as well as types.
4. It is mandatory on part of the developer to update the number and types of apartments sold, number of garages sold, status of the project and status of approval within 15 days of expiry of every quarter on the webpage.
5. If the developer does not work in accordance with the rules and regulation as governed by the authority as well as the appellate tribunal, then a penalty of 5-10% of the project cost or 3 years imprisonment would be pertinent.
6. 70 % of the proceeds from the total sales of the project shall be kept by developer in a different bank account. The funds in this account would be redeemable by the developer according to the status of completion of the project which will be certified by the engineer, architecture and charted accountant.
7. Carpet area would be the price determinant of the apartment. If the developer makes any changes in the apartment, with the consent of the customer, which leads to an increase in the carpet area by more than 3%, then the developer can proportionally charge extra. Conversely, if the carpet area decreases then the developer has to refund the amount within 45 days with interest.
8. Developers can terminate the agreement of sale in case of continuous default by the customer after giving a notice of 30 days. In this case, the refunded amount would be deducted from the booking amount and interest liability.
9. Defect liability of the project is in congruence to the central act i.e. 5 years.

 

Agent

1. All real estate agents who want to operate their businesses will have to register with RERA. The registration fee for a real estate agent under Haryana RERA is Rs. 25,000. On the other hand, all non-indivudual entities will have to pay a resgitering fee of Rs 2,50,000.
2. The agents should work in accordance with the provisions of the act. The validity of their registration is 5 years.

 

Customer

1. Customers have to make payments in accordance to the payment schedule. However, if the buyer defaults in his payment as per the payment schedule, then he/she is liable to pay additional interest of MCLR (Marginal Cost of funds based Lending rate) + 2% on the defaulted amount.
2. In case of disobedience with the orders and decisions of appellate tribunal, customers and agents would be liable to pay 5-10% of the cost of apartment, plot or building accordingly.
3. Customer has the right to terminate the agreement to sale in the case of extension of the time required by the developer to construct the building. Refund would be available to the customer within 45 days along with interest charged on the same.

Conclusion

Overall, the various nuances of Haryana RERA are in congruence with the central act. The act aims to bring transparency and trust in the real estate sector by providing critical information such as scheduled time of completion, construction updates and clearly defined payment schedule to name a few.

However, projects with part occupation certificate or those that have applied for occupancy/completion certificate are exempted from registering under RERA. This may lead to a larger number of projects moving outside the purview of RERA. Nevertheless, if these projects do not receive the certificate within 3 months, it is mandatory for developers to register them under RERA. This increases the chances for a foul play.

A positive outlook can be expected in the longer run as Haryana RERA is expected to bring more number of investors, buyers as well as sellers on a level playing field. Nevertheless, only future can ascertain the actual effect of RERA on price, demand and supply.

Delhi RERA Decoded

The rules under the Real estate regulatory act for Delhi were notified in November 2017 and are, to a large extent, completely in line with the Central Act. Delhi Development Authority is supervising the implementation of Delhi RERA. Here are the key inclusions of the Act:

1. All the real estate projects which are under construction and haven’t received occupancy or completion certificate, must be registered with RERA.
2. The fees for the registration of different projects under Delhi RERA are diverse and are as following –

	Area <= 1000 sq mtrs	Area > 1000 sq mtrs	Maximum Value
Residential Project	Rs 5 per sq mtr	Rs 10 per sq mtr	Rs 5,00,000
Commercial Project	Rs 20 per sq mtr	Rs 25 per sq mtr	Rs 10,00,000
Mixed Project (Residential + Commercial)	Rs 10 per sq mtr	Rs 15 per sq mtr	Rs 7,00,000

 

3. It is mandatory for the developer who has not received the completion certificate before the commencement of Act to deposit 70% of the sales proceed in a separate bank account
4. Funds can be proportionally withdrawn from this account according to the completion of the project. The completion stage and amount to be withdrawn should be certified by engineer, architecture and chartered accountant.
5. Developer has to update the number and types of apartment sold, number of garages sold, status of the project and status of approval within the 15 days expiry of every quarter on the webpage.
6. The price of the apartment would be based on its carpet area. The carpet area would be re-calculated after the completion. Accordingly, the customer would have to pay or will be refunded, if the carpet area increases (more than 3%) or decreases respectively.
7. The defect liability for the projects would be 5 years. Hence, developers would be accountable for structural or other type of defects.
8. The developer will be liable to an imprisonment up to three years and/or payment up to 10% of estimated project cost if he does not act in accordance with the rules and regulation determined by the authority. The same punishment is applicable in case the developer does not conform to the orders and decisions of appellate tribunal.
9. In the case of default by builder or buyer, interest is applicable for both parties which is equivalent to 2% plus SBI’s MCLR (Marginal Cost of funds based Lending Rate).
10. Buyer can claim refund of the entire amount with interest, in case the developer fails to complete the project on stipulated time. Developer is liable to pay the amount within 45 days of buyer’s notice.
11. If the buyer makes a default in payment as per the payment schedule, then interest would be applicable to the unpaid amount. If the default in payment continues, then developer can cancel the registration of the apartment and refund the amount after deducting the appropriate charges.
12. Penalty in terms of imprisonment up to 1 year and/or payment up to 10% of the estimate cost of apartment or building is applicable to both customer and real estate agent in case they do not obey the orders and decisions of appellate tribunal.
13. Real Estate agents have to register themselves with the authority and once registered it will be valid for a period of 5 years.
14. The payment schedule is decided between the consenting parties and followed by them henceforth.

Conclusion

In general, the Delhi RERA is on the same lines as that of the Central Act. It is expected to render transparency as well as trust in the real estate sector. Unlike Maha RERA, which explicitly entails the payment schedule, the Delhi RERA has kept payment schedule at the discretion of the developer and the buyer.

Extent of uncertainties due to Delhi RERA on market determinants such as price, demand and supply is difficult to predict. However, a stable and positive sentiment is expected in the near future.

 

Bangalore developers reposition 2BHK flats as compact 3BHKs

Amidst dwindling demand from home buyers, developers across the country are not leaving any stones unturned to spruce up sales. Developers in Bangalore are no different. One of the ways developers are trying to woo back buyers is by offering 3BHK units in the price of a 2BHK.

For an average Indian family, one of the major concerns while planning to buy a house is to decide whether to go for a 2 BHK or 3 BHK unit. While, a 3 BHK apartment would offer better comfort and more personal space as well as provide scope for future developments in family members, due to the substantial added burden on ones pocket, the dream of buying a 3 BHK house is very often sacrificed. Moreover, with growing number of nuclear families, 2BHKs had become the accepted norm. However, to offset this, developers in Bangalore are revamping their existing strategy and are offering apartments which are congruent in terms of affordability, number of rooms and space.

This trend has become quite evident in the city of Bangalore where various developers are targeting the middle-income group buyers by providing 3BHK apartments at prices that are almost similar to that of 2BHK units. The only way of making this financially viable is by offering an extra room within the same area as that of a 2BHK unit. Thus, what was being marketed as a luxurious 2BHK apartment at 1000-1200 sq ft is now being re-positioned as an affordable 3BHK unit. While a typical 2BHK unit was being sold for a price tag of approximately Rs 55-70 lakh, a 3BHK unit, with the same area, is being pegged at Rs 60-75 lakh. Thus, buyers are able to get a larger configuration by stretching their budgets slightly.

The trend is more prominent in locations of South and North Bangalore. The projects in these regions are constructed by established developers such as Provident Group and VBHC. However, the IT belt in the eastern part of city has not seen this trend yet barring a few exceptions like VBHC Serene Town in Whitefield.

Commenting upon this trend, Anujay Tiwari, a city based property consultant at Assetsrun Consultancy LLP says, “Apart from the existing developers who are offering this option in Bangalore, there are various other projects that would be ready in the next 2-3 years with the same product line. Thus, it seems this trend is here to stay.

Due to the surge in demand from buyers of the affordable segment and the increased focus on affordable housing by the government, many luxury sector developers have also aligned themselves to this trend and find it an effective segment to diversify their existing business.

With the enormous presence of middle-income segment in India, this trend is likely to continue in Bangalore as well as in different metropolitan residential markets of India. Developers are likely to develop projects in these segments as the buyers are already responding well to the existing offerings.

Christmas Decoration Ideas That Will Top Your Neighbours House

Dress up every inch of your house for the Christmas Party with these clever ideas. This article is packed up with smart tricks and chic holiday tips to make your home steal all the limelight in the lane.

• Gift wrapping

Ditch that shiny and glittering gift wrapping paper and go for brown paper to wrap your Christmas presents. Add a touch of Christmas to it with a red ribbon, Christmas bells and pines.

• Christmas wrath

Put a fresh spin on a Christmas wreath. Have a green Christmas with eco-friendly wreaths from reusable materials like fruits and plants, neckties, grapevine, twigs, and pinecones, wine corks, etc.

• Christmas Tree

Living in a small house does not give you the liberty to decorate a large Christmas tree. Instead, decorate your in-house regular plants with Christmas ornaments, lights and clippings.

• Lighting

Picking colors strategically can really pay off. Use blue, red and green lights that will separate the landscaping from the facade. You can also use some old-fashioned Christmas lights with oversized bulbs — plus twinkling candles— and add some serious curb appeal.

• Santa Chairs

Use these simple yet charming chair toppers to add some colour to your dining room. You can also tie a bow around your throw pillows, and they’ll look just like Christmas gifts!

• Chalk it up

Welcome your guests at the party with chic chalkboard sign. You can also write some messages on these boards like Happy Holidays, Joy to the World, Merry Christmas, and so on.

Plan a Perfect Housewarming Party with These Tips

Diwali is considered an auspicious occasion to move into a new home. If you too have moved in a new house recently, festival of Diwali is the best time for you to organize a housewarming party. Here are some tips to host a perfect party that will double up your celebration.
• Decide a theme: selecting a theme will help you to decorate your home according to it and plan a menu that will complement the theme. As it is a festive season, choose bright colors, diyas and lanterns to decorate your home.

• Set a budget: It is very easy to get carried away while hosting a Housewarming party. Especially in a festive season, this party can add up a huge expenditure. Therefore, set a budget beforehand and stick to it no matter what.
• Preserve the memories: Hang a whiteboard on the wall and ask your guests to write their experiences at the party, messages or wishes for you.
• Use flowers: Flowers brings charm and grace at any occasion. Use different types of flowers at your home that will produce the fragrance, warmth and freshness.
• Music, games and firecrackers: Keep the momentum high in your housewarming party with the right type of music and engaging games. Get some firecrackers that will light-up your celebration.
• Return gifts: Select thoughtful return gifts for your guests. Keep in mind that many people exchange gifts during Diwali. So, ditch the mainstream items like vase, tea sets, etc. and give something that your guests will really use and won’t land up in their bed storage.

Pretty Festive Decoration Ideas for Your House

As Navratri has already started and Diwali is just a few days away, it is time to give your house a booster of festive decoration. Apart from typical rangoli, diya and wall hanging decoration, try something new this year, and wow your guests.

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Entrance Door: As door is the first thing that gets noticed whenever someone enters the house, it goes without saying that it is the highlights of any festive decoration. Ditch ordinary decorative elements, and hang a stunning flower door basket on your door. Try different types of flowers to create an eye-catching entrance door.

Windows: Make your windows look colourful and glittery with different colours of fairy lights. You can accentuate it further by using a combination of flowers and lights. Wrap the lights around marigold flower garland and hang it on your windows.

Living area: Create a fabulous centerpiece for your living room with some lights and transparent jar. Take up colourful fairy lights and roll them in a jar or vintage lantern, and place it on the tabletop or any place you want to accentuate. You can also wrap these lights around empty birdcage or put them in a fish bowl.

Personalized gift box: Exchanging gifts and sweets during festive season is very common trend. Creating personalized gifts could be a tiresome job. So, gift boxes are the best way to use your creativity. You can personalize the boxes by adding bright color lace or creating a star on it using variegated paper.

 

Make Your Work Desk Lively With These Plants

Are you stuck in a gray, gloomy cubicle when the nature is blooming just outside the office door? How about bringing in some greenery that is easy to maintain and will improve your mood?

Check out our list our list of five low-maintenance office plants that will cheer-up your desk.

• Fishtail Fern

It is an evergreen plant that needs very little sunlight. Being an evergreen plant, it will keep its leaves throughout the year. Its pinnae (leaflets) tips are forked like a fish’s tail giving an unusual appearance.

 

• Peace lily: Apart from increasing your desk’s aesthetic appeal, this plant also enhances the indoor air quality. These plants need little or no sunlight. Also, you will have to water them just once or twice in a week.
• Aloe veraThis is an easy-to-grow plant that requires mild sunlight and slightly moist soil. This plant grows effortlessly in Indian weather conditions. You just need to keep this plant in windowsill for some time every day.

•  Grape Ivy

Low light, dry air and minimal watering is what this plant needs to thrive. This beautiful addition to your office-desk is also a great air-purifier.

• Bamboo plant

Once potted correctly with satisfactory drainage, this plant will grow really well. The ideal place for this plant is where it will get indirect sunlight and will be away from air conditioners and heating sources. This is also considered as lucky plant.

 

Five commonly overlooked expenses while buying a home

Apart from the cost you will pay for actual house, there are many additional expenses that are essential to consider. Especially, if you’re stepping into the property market for the first time, unexpected costs can put a damper on your happiness and crack-up your budget.

So, here are five commonly overlooked expenses you shouldn’t overlook:

• Moving costs:

With so many things to look after, it’s possible to miss the cost of making the house move itself. As moving day approaches, you may be surprised to see how costs and fees start to mount up. To avoid last minute hurdle, finalize your packer & mover at least 15 days in advance. This will give you an idea of how much you’ll have to spend for shifting. If you are going to take help of your friends and relatives, confirm their availability before deciding a moving date.

 

• Interior:

Whether you have bought a brand new house or resale one, keep aside some money to get your interior fixed. This includes charges of plumbing, pest control, fitting electronic appliances, fans, tubelights, mounting your TV, buying new furniture, fixing broadband, repairing jammed disposals, leaky faucets, and this list is endless.

 

• Adjustment costs: If your owner has made advance payments for property taxes, society maintenance, utility bills, etc., you will have to reimburse him for these payments. Some owners might also ask reimbursement for water tanks, mosquito nets, geysers, etc. or they will simply take it away while vacating the place.

• Legal costs: Stamp duty and registration charges take away substantial amount. Furthermore, you will have to pay miscellaneous expenses like the fees of the notary and lawyers who get the job done.

• Additional expenses: Don’t let these expenses catch you off guard. Some societies might charge you to transfer the ownership of a house. You might have to pay electricity supplier, LPG supplier to get the connection transferred on your name. Consult your property advisor & service providers to understand the amount needed to get the ownership transferred on your name.

5 Brilliant Ways to Brighten-up Your Home in Monsoon

Yes, monsoon is all about getting drenched under waterfalls, spending lazy afternoons sitting in the window, and having ubiquitous pakoras with a hot cup of tea. But, along with this fun, monsoon also brings dull, grey weather, cloudy days and gloomy ambience. Here are 5 brilliant ways to burst the monsoon gloom and keep your home monsoon-friendly.

Add some green plants: Nothing can bring more liveliness in a house than vibrant green plants. Generally, all types of Indian plants grow faster and bloom in monsoon. Add some greenery in your home to instantly lift up the aura & mood.

Bright and colourful upholstery: It’s time to roll up your expensive carpet, curtains and other upholstery at home. Go for colourful and trendy items that are easy to clean and enhance the look. Pick colourful cushions in a mixture of solids and patterns for your sofa. Leaf green, aqua, turquoise,
sunflower yellow are some recommended colours to liven up your home.

Scented candles: Sometimes a damp weather leads to foul moist smell at home that is tad difficult to remove. Keep some fragranced candles handy and light them when that foul smell is hard to ignore.

Let your home breath: Lack of ventilation results in dampness. Open your windows when rain takes a break. Ensure your doormat is at the place to avoid those muddy footprints. Let your home wear fabrics that are quick to wash and dry.

Proper lighting: Wipe out darkness with proper lighting. It can make a hell lot of difference in creating a lively and vibrant ambience. Make sure that the house is well-lit during prolonged rainy spells.