Filing a RERA Complaint in Bengaluru Without a Lawyer: What Section 56 Allows

A Bengaluru buyer has a clear grievance against a builder: possession is late, emails go unanswered and the agreement's interest clause has not been honoured. The buyer has read about RERA and wants to file a complaint, but one question keeps getting in the way. Will this need a lawyer, with fees running for months? The RERA Act answers that directly. It lets the person complaining appear in person, and it also names the professionals who can present the case on the buyer's behalf. Knowing those options helps a buyer decide how to run a complaint.

The short answer. Section 56 of the RERA Act says an applicant or appellant may either appear in person or authorise one or more chartered accountants, company secretaries, cost accountants, legal practitioners or any of its officers to present the case before the Appellate Tribunal, the Regulatory Authority or the adjudicating officer. Complaints are filed under Section 31, and the authority is to endeavour to dispose of them within sixty days, recording reasons if it cannot. The trade-off: appearing in person keeps costs down and keeps you close to your own case, but it puts the work of preparing documents, timelines and arguments on you, which is where professional representation can help in a complex dispute.

Can you appear before RERA without a lawyer?

Yes. Section 56 of the Real Estate (Regulation and Development) Act, 2016 says: "The applicant or appellant may either appear in person or authorise one or more chartered accountants or company secretaries or cost accountants or legal practitioners or any of its officers to present his or its case before the Appellate Tribunal or the Regulatory Authority or the adjudicating officer, as the case may be."

That covers all three forums a buyer is likely to deal with under the Act: the authority, the adjudicating officer who decides compensation, and the Appellate Tribunal that hears appeals.

Who else can represent you? Four kinds of professionals, plus officers in the case of an organisation. Section 56 lists chartered accountants, company secretaries, cost accountants and legal practitioners, and "any of its officers", which matters where the complainant is an organisation such as an association of allottees.

The Act's explanation to Section 56 defines who qualifies. A chartered accountant means one as defined in the Chartered Accountants Act, 1949 who holds a certificate of practice under that Act. A company secretary is one defined in the Company Secretaries Act, 1980 who holds a certificate of practice, and a cost accountant is one defined in the Cost and Works Accountants Act, 1959 who holds a certificate of practice. A legal practitioner means an advocate, vakil or attorney of any High Court, and includes a pleader in practice. If you authorise someone, confirm they hold the qualification and the practising status the explanation requires.

How do you file the complaint in the first place?

Under Section 31. Section 31(1) says any aggrieved person may file a complaint with the authority or the adjudicating officer, as the case may be, for any violation or contravention of the provisions of the Act or the rules and regulations against any promoter, allottee or real estate agent. Its explanation says "person" includes an association of allottees or any voluntary consumer association registered under any law.

The paperwork is set locally. Section 31(2) says the form, manner and fees for filing a complaint shall be as specified by regulations. The Ministry of Housing and Urban Affairs' FAQs on RERA, dated July 2025, describe the form, manner and fees as being specified by rules made by the appropriate government. Either way, for a Bengaluru project, check the current complaint form and fee on K-RERA's website before you file. Our guide to choosing between RERA and the consumer forum covers which forum suits which kind of dispute.

How long should a RERA complaint take?

The Act sets targets. The MoHUA FAQs say Section 29 provides that the authority should endeavour to dispose of questions and complaints as expeditiously as possible but not later than sixty days from the date of filing, and where that is not possible, the authority must record its reasons.

Compensation claims have their own clock. Section 71(2) says an application for adjudging compensation shall be dealt with by the adjudicating officer as expeditiously as possible and disposed of within sixty days from the date of receipt, and where it cannot be, the officer must record reasons in writing. Section 71(1) says the adjudicating officer holds an inquiry after giving any person concerned a reasonable opportunity of being heard.

The adjudicating officer has real powers to get at the facts, which matters when you are presenting your own case. Section 71(3) says that while holding an inquiry, the officer may summon and enforce the attendance of any person acquainted with the facts and circumstances of the case to give evidence or produce any document the officer considers useful or relevant, and if satisfied that a person failed to comply with the relevant sections, may direct payment of such compensation or interest as the officer thinks fit.

What happens if you disagree with the order?

You can appeal, and the same representation rule applies. Section 44(1) says any person aggrieved by any direction, order or decision of the authority or the adjudicating officer may appeal to the Appellate Tribunal. Section 44(2) says the appeal must be filed within sixty days from the date a copy of the direction, order or decision is received, in the prescribed form and with the prescribed fee, and its proviso lets the tribunal entertain a later appeal if satisfied there was sufficient cause for the delay.

The MoHUA FAQs add that the Appellate Tribunal should endeavour to dispose of an appeal as expeditiously as possible but not later than sixty days from filing, recording reasons where it cannot. Beyond the tribunal, Section 58(1) says a person aggrieved by its decision may appeal to the High Court within sixty days of communication, on one or more of the grounds specified in Section 100 of the Code of Civil Procedure, 1908. Our explainer on appeals to the Appellate Tribunal covers that stage.

An appeal by the builder carries a condition that helps buyers. The proviso to Section 43(5) says that where a promoter files an appeal with the Appellate Tribunal, it shall not be entertained without the promoter first depositing with the tribunal at least thirty per cent of the penalty, or a higher percentage the tribunal determines, or the total amount to be paid to the allottee including interest and compensation, or both, before the appeal is heard.

Orders are meant to be enforceable. The MoHUA FAQs say that if a promoter, allottee or real estate agent fails to pay any interest, penalty or compensation imposed by the adjudicating officer, the authority or the Appellate Tribunal, the amount becomes recoverable as an arrear of land revenue.

When does representation make more sense?

When the case turns on documents, accounts or law you are not comfortable handling. Section 56 lets you choose from four professions, and each brings a different strength. A legal practitioner may suit a dispute over the agreement's terms or title. A chartered accountant may suit a dispute about amounts paid, interest calculations or the project's separate account, given that Section 4(2)(l)(D) requires withdrawals to be certified by an engineer, an architect and a chartered accountant in practice.

For a group of buyers with the same problem, the association route can share the work. Section 31(1) lets an association of allottees complain, and Section 56 lets "any of its officers" present the case. That can reduce the burden on any single buyer.

How do the options compare?

This table sets out who can present a case under Section 56 and when each option tends to fit.

How should you prepare to appear in person?

Treat it like a file someone else will read for the first time.

1. Write a one page timeline of booking, payments, promises and defaults.
2. Attach the agreement for sale, allotment letter and payment receipts.
3. Quote the section of the Act or clause of the agreement you rely on.
4. Keep copies of every email and letter to and from the builder.
5. State clearly what you want: refund, interest, compensation or an order.
6. Check the current form and fee on K-RERA's website before filing.
7. Diarise sixty days from any order you may want to appeal.

Start with the registration number. For a project such as the one on our page for Concorde Sienna on Hennur Main Road, the K-RERA number is what identifies the project in a complaint.

Frequently asked questions

Do I need a lawyer to file a RERA complaint?

No. Section 56 of the RERA Act says an applicant or appellant may appear in person before the Regulatory Authority, the adjudicating officer or the Appellate Tribunal. It also allows the case to be presented by authorised chartered accountants, company secretaries, cost accountants, legal practitioners or the applicant's officers.

Can a chartered accountant represent me before RERA?

Yes. Section 56 of the RERA Act lists chartered accountants among those who may be authorised to present a case before the authority, the adjudicating officer or the Appellate Tribunal. Its explanation defines a chartered accountant by reference to the Chartered Accountants Act, 1949 and a certificate of practice.

How long does RERA take to decide a complaint?

The Ministry of Housing and Urban Affairs' FAQs say Section 29 requires the authority to endeavour to dispose of complaints within sixty days of filing, recording reasons if it cannot. Section 71(2) sets a similar sixty day target for the adjudicating officer on compensation applications, again with reasons recorded for any delay.

How long do I have to appeal a RERA order?

Section 44(2) of the RERA Act says an appeal to the Appellate Tribunal must be filed within sixty days of receiving a copy of the order, and the tribunal may allow a later appeal for sufficient cause. Section 58(1) allows a further appeal to the High Court within sixty days, on grounds under Section 100 of the Civil Procedure Code.

Last updated 2026-10-21. PropNewz Team.