Nearly Finished or Nearly Out of Time? Booking a Late-Stage Bengaluru Project Under RERA
Under the RERA Act, a project's registration is valid for the completion period the promoter declared on affidavit, with extensions for force majeure or, in reasonable circumstances, up to one year in aggregate. This guide explains lapse and revocation under Sections 7 and 8, refund rights under Section 18, and late-stage booking checks.
The sales pitch sounds attractive: the tower is nearly done, the price is below new launches, and possession is promised within months. Then a buyer opens the project's page on the real estate regulator's website and sees that the completion date the builder declared is only a few months away, or has already passed. Is this a bargain close to the finish line, or a project running out of time?
The Real Estate (Regulation and Development) Act, 2016 gives a Bengaluru buyer a way to answer that with documents rather than reassurance. This guide explains how a project's declared completion period, registration validity and extensions fit together, what happens if registration lapses, and what to check before booking late in a project's life.
The short answer. Section 4(2)(l)(C) requires the promoter to declare, on affidavit, the time period within which it undertakes to complete the project or phase, and Section 5(3) says the registration is valid for that period. Section 6 lets the Authority extend registration for force majeure, and its first proviso allows extension in reasonable circumstances without default on the promoter's part, for a period not exceeding one year in aggregate. Section 8 says that on lapse or revocation of registration, the Authority may consult the appropriate Government on action, including completion of the remaining works by the competent authority or the association of allottees. The trade-off: a late-stage project can mean shorter waiting, but it also means less time left on the registration clock, so the paperwork deserves more attention, not less.
What does the declared completion period mean?
It is the promoter's sworn timeline. In the text of the Act published by the Telangana regulator, Section 4(2)(l) requires a declaration, supported by an affidavit signed by the promoter or a person authorised by it, stating among other things, under sub-clause (C), the time period within which it undertakes to complete the project or phase, as the case may be.
Section 5(3) ties registration to that declaration: the registration granted shall be valid for the period declared by the promoter under Section 4(2)(l)(C) for completion of the project or phase. Section 11(1) requires the registration details and a quarterly up-to-date status of the project to be shown on the promoter's web page on the Authority's website.
That gives a buyer two dates to set side by side: the end of the registration period and the possession date in the agreement for sale. Our earlier report on the declared completion date versus the agreement's possession date explains how the two relate.
Can the registration be extended?
Yes, within limits. Section 6 says the registration may be extended by the Authority on an application made by the promoter due to force majeure, in such form and on payment of such fee as may be specified by regulations. Its Explanation defines force majeure as a case of war, flood, drought, fire, cyclone, earthquake or any other calamity caused by nature affecting the regular development of the real estate project.
The first proviso to Section 6 adds a second route. It says the Authority may, in reasonable circumstances, without default on the part of the promoter, based on the facts of each case, and for reasons to be recorded in writing, extend the registration granted to a project for such time as it considers necessary, which shall, in aggregate, not exceed a period of one year. The second proviso says no application for extension shall be rejected unless the applicant has been heard. Our report on force majeure and registration extension covers the extension route in detail.
| Stage | What the Act says | Section |
|---|---|---|
| Declared completion period | Promoter states, on affidavit, the time within which it undertakes to complete | Section 4(2)(l)(C) |
| Registration validity | Valid for the period declared for completion | Section 5(3) |
| Force majeure extension | Authority may extend on the promoter's application, for war, flood, drought, fire, cyclone, earthquake or other natural calamity | Section 6 |
| Extension in reasonable circumstances | Without default by the promoter, with reasons in writing, not exceeding one year in aggregate | Section 6, first proviso |
| Lapse or revocation | Authority may consult the Government on action, including completion by the competent authority or the association | Section 8 |
What happens if registration lapses or is revoked?
The Authority can step in. Section 8 says that upon lapse of the registration or on revocation of the registration under the Act, the Authority may consult the appropriate Government to take such action as it may deem fit, including the carrying out of the remaining development works by the competent authority or by the association of allottees, or in any other manner, as may be determined by the Authority. Its first proviso says no direction, decision or order under the section shall take effect until the expiry of the period of appeal. Its second proviso says that in case of revocation, the association of allottees shall have the first right of refusal for carrying out the remaining development works.
Revocation has its own grounds. Section 7(1) says the Authority may, on a complaint, suo motu or on the recommendation of the competent authority, revoke registration after being satisfied that the promoter makes default in doing anything required under the Act, rules or regulations, violates any terms or conditions of the approval given by the competent authority, or is involved in any kind of unfair practice or irregularities. Its Explanation lists, among unfair practices, making a statement that falsely represents that services are of a particular standard or grade, or that represents the promoter has an approval or affiliation it does not have. That is worth remembering when a late-stage pitch leans on claims about approvals that are only said to be on the way.
For a buyer, Section 8 is a safety net, not a plan. It shows the Act contemplates completion even if the promoter cannot finish, but it leaves the method to the Authority and the Government, case by case.
What are the buyer's rights if the project runs late?
Withdrawal with refund, or interest for staying. Section 18(1) says that if the promoter fails to complete or is unable to give possession in accordance with the terms of the agreement for sale or by the date specified in it, or due to discontinuance of its business as a developer on account of suspension or revocation of registration or for any other reason, it shall be liable on demand to the allottees, in case the allottee wishes to withdraw, to return the amount received with interest at the prescribed rate including compensation. Its proviso says an allottee who does not intend to withdraw shall be paid interest for every month of delay till the handing over of possession.
Section 19(4) states the same right from the buyer's side: the allottee shall be entitled to claim the refund of the amount paid along with interest and compensation if the promoter fails to comply or is unable to give possession in accordance with the agreement, or due to discontinuance of business on account of suspension or revocation of registration.
Do the usual booking rules still apply late in a project?
Yes. Nothing in the booking provisions turns on how far along a project is. Section 13(1) still bars the promoter from taking more than ten per cent of the cost as an advance or application fee without first entering into a written agreement for sale and registering it. Section 13(2) still requires the agreement to state the payment dates, the possession date and the default interest rates for both sides.
A late-stage booking can also move quickly into the handover steps. Section 19(10) requires the allottee to take physical possession within two months of the occupancy certificate, and Section 17(1) requires a registered conveyance deed within the period under local law, or within three months of the occupancy certificate where there is none. A buyer joining close to completion should be ready for both.
What should a buyer check before booking late in a project?
Dates, extensions and progress, in writing. Whatever the project, for instance one such as Purva Kensho Hills near Sarjapur, run through this list on the regulator's page and with the builder before a late-stage booking.
- Note the completion period declared under Section 4(2)(l)(C) and the date the registration is valid until under Section 5(3).
- Check whether any extension has been granted under Section 6, on what ground, and for how long.
- Remember that extensions in reasonable circumstances, without the promoter's default, cannot exceed one year in aggregate under the first proviso to Section 6.
- Read the last few quarterly status updates under Section 11(1) and compare them with the time left.
- Compare the possession date in your agreement for sale with the registration validity date.
- Ask whether any complaint, revocation proceeding or order is pending against the project.
- Keep the registered agreement and payment records, which you will need for any claim under Section 18(1).
Frequently asked questions
How long is a RERA registration valid?
Section 5(3) of the RERA Act says the registration is valid for the period the promoter declared under Section 4(2)(l)(C) for completing the project or phase. That declaration is made on an affidavit filed with the registration application, and the registration details are shown on the Authority's website under Section 11(1).
Can a builder keep extending RERA registration?
Section 6 allows extension on the promoter's application for force majeure, defined as war, flood, drought, fire, cyclone, earthquake or other natural calamity. Its first proviso allows extension in reasonable circumstances without the promoter's default, with written reasons, but not exceeding one year in aggregate. No application can be rejected without a hearing.
What happens to buyers if a project's registration lapses?
Section 8 says the Authority may consult the appropriate Government to take action it deems fit, including the carrying out of remaining development works by the competent authority or the association of allottees. On revocation, the association has the first right of refusal to carry out the remaining works.
Can I get a refund if the project is not completed on time?
Section 18(1) makes the promoter liable, on demand, to return the amount received with interest at the prescribed rate, including compensation, if the allottee withdraws because possession is not given as agreed. An allottee who stays is entitled to interest for every month of delay until possession is handed over.
Last updated 2026-10-26. PropNewz Team.
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