Your Duties as a Buyer Under RERA Section 19: What Bengaluru Allottees Must Do
MoHUA's RERA FAQ says Section 19 places duties on buyers: paying for the unit, interest for late payment at the same rate the promoter pays, taking possession, forming the association and registering the conveyance deed. Allottees who ignore Authority orders face daily penalties up to 5% of unit cost.
The Real Estate (Regulation and Development) Act, 2016 sets out what a promoter owes a buyer, but it runs in both directions. The same Section 19 that sets out a Bengaluru buyer's rights also lists duties: paying on time, taking possession, joining the association, and registering the conveyance. A buyer who misses these can lose ground in a later dispute, or face interest and penalties of their own.
The Ministry of Housing and Urban Affairs summarises both sides in its July 2025 FAQs on the Act. This guide focuses on the duties, because they are the part a buyer controls, and explains how they connect to the interest and penalty provisions that apply to allottees.
The short answer. MoHUA's FAQ says Section 19 "provides for the various duties of the allottees such as payment regarding the apartment/ plot, liability towards interest for delay in payment, responsibility to take possession, participate in formation of association and registration of conveyance deed etc." Interest for late payment runs at the same rate as interest the promoter pays for delay, under the Explanation to Section 2(za). An allottee who ignores the Authority's orders faces a daily penalty of up to five percent of the unit cost. The trade-off: meeting these duties costs effort and money on time, but it keeps the buyer's own record clean, which is what makes a claim against the promoter strong.
What duties does RERA place on a buyer?
Five are named in the FAQ. In answer to "What are the duties of the allottees under the Act?", it lists "payment regarding the apartment/ plot, liability towards interest for delay in payment, responsibility to take possession, participate in formation of association and registration of conveyance deed etc."
The "etc." matters: the list is illustrative, and the full set is in Section 19 and the Karnataka Rules. But the five named duties cover the main stages of a purchase, from instalments through handover to ownership paperwork.
The duties sit beside a set of rights in the same section. The FAQ says Section 19 "empowers the allottee to obtain information regarding sanctioned plans, layout plans, and schedule for project completion," gives the right "to claim timely possession of booked unit as per the agreement," and, in case of delay or breach by the promoter, the right to "either withdraw from the project and claim a full refund with interest and compensation, or continue with the project and receive monthly interest for the period of delay."
The duties begin with the agreement. The FAQ says that under Section 13 "the promoter cannot accept more than 10% of the apartment / plot cost as an advance payment / application fees without first executing an Agreement for Sale with the allottee," and that the agreement specified under the Rules "is binding on the parties." The payment schedule a buyer must keep to is the one in that agreement.
Resale buyers step into the same position. The FAQ says that under Section 2(d) an allottee "includes a person who acquires the said apartment / plot through transfer or sale." A Bengaluru buyer who takes over an under-construction booking should therefore check the seller's payment record and ask the promoter to confirm in writing whether any dues or interest are outstanding on the booking.
What happens if a buyer pays an instalment late?
Interest becomes payable, at the same rate the promoter would pay. The FAQ says "As per the Explanation to section 2(za) the rate of interest payable by either the promoter or the allottee shall be the same. The rate of interest is required to be specified by the appropriate Government in the Rules." In Karnataka, that means the State's Rules set the rate.
That symmetry cuts both ways. A buyer who claims delay interest from a promoter is measured against the same yardstick on their own payments. Before raising a claim, it helps to have a clean payment record. Our analysis of the October 2026 repo rate hike explains how a higher home loan EMI can tighten monthly budgets, which is worth factoring in when planning construction-linked instalments.
Is a buyer obliged to take possession?
The FAQ lists a "responsibility to take possession" among allottees' duties. It also lists among their rights the entitlement "to necessary documents and plans related to the property after taking possession." The two belong together: taking possession is a duty, and receiving the documents that go with it is a right.
The FAQ does not set out conditions for possession in its answer. Buyers can ask about the occupancy certificate before accepting handover. Our explainer on the difference between an OC and a CC covers what each certificate shows, and buyers unsure about a possession offer should take legal advice before refusing or accepting it.
| Duty or rule | What MoHUA's FAQ says | Provision |
|---|---|---|
| Payment for the unit | Listed as an allottee duty | Section 19 |
| Interest on late payment | Same rate as promoter pays; set by state Rules | Section 19; Section 2(za) |
| Taking possession | Listed as an allottee responsibility | Section 19 |
| Association and conveyance | Participate in forming the association; register the conveyance deed | Section 19 |
| Not complying with Authority orders | Daily penalty up to 5% of the plot or apartment cost | Section 67 |
Why does joining the association matter?
Because the common areas go to it. The FAQ says Section 2(n) defines common areas to include "community and commercial facilities," which are "to be handed over to the Association of Allottees," and that Section 17 provides for transfer of "the undivided proportionate title in the common areas of project to the association of the allottees." It adds that "it shall be the responsibility of the promoter to handover the necessary documents and plans to the association of the allottees or the competent authority, as the case may be."
An association can only receive what it exists to receive. Participating in its formation is listed by the FAQ as a duty, and it is also how buyers in a Bengaluru project such as Sumadhura Whitefield in Kannamangala would collectively take charge of shared spaces and project records after handover.
The association also matters when the project changes. The FAQ says a major modification of sanctioned plans needs approval "from two-third of the allottees," and that a transfer of the project to a third party needs "the prior written consent of two- third of allottees and the Regulatory Authority." An organised association is better placed to respond to such requests.
Why register the conveyance deed promptly?
Because it completes title. The FAQ names "registration of conveyance deed" among allottees' duties, and says Section 17 "provides for detailed provisions regarding transfer of title of the apartment to the allottee." The conveyance is the document that transfers title in the flat to the buyer, which is why its registration appears among the buyer's duties.
For a Bengaluru buyer, registration also brings stamp duty and registration charges. Plan the funds for these alongside the final instalment so registration is not delayed for want of money.
Can a buyer be penalised under RERA?
Yes, for ignoring orders. The FAQ says that under Section 67, "if the allottee fails to comply with the orders of the Authority, he shall be liable to a penalty for every day of default, which may cumulative extend upto five percent of the cost of the plot / apartment." Under Section 68, failure to comply with the Appellate Tribunal's orders carries a daily penalty that may cumulatively extend "upto ten percent of the cost of the plot / apartment or with imprisonment for a term which may extend upto one year or with both."
It also says any interest, penalty or compensation imposed on an allottee under the Act, if unpaid, "becomes recoverable as an arrear of land revenue." These provisions apply to orders. A buyer who complies with orders and pays on time is not exposed to them.
How should a Bengaluru buyer keep their own side in order?
- Keep a dated schedule of every instalment due under the agreement, and pay before each due date.
- Save every payment receipt and the matching bank statement entry in one folder.
- Find the interest rate set by the Karnataka Rules, so you know what late payment would cost.
- Respond in writing to any possession offer, asking for the occupancy certificate and handover documents.
- Take part in forming the allottees' association once the promoter calls for it.
- Budget for stamp duty and registration charges so the conveyance deed can be registered promptly.
- Comply with any order of the Authority or Tribunal in your own case within the time given.
Frequently asked questions
What are a home buyer's duties under RERA?
MoHUA's RERA FAQ says Section 19 sets out duties of allottees such as payment for the apartment or plot, liability to pay interest for delay in payment, responsibility to take possession, participating in forming the association of allottees, and registering the conveyance deed. The full list is in Section 19 and the state Rules.
Do buyers pay the same interest rate as promoters for delays?
Yes. MoHUA's FAQ says the Explanation to Section 2(za) makes the rate of interest payable by the promoter and by the allottee the same. The rate is specified by the appropriate Government in its Rules, so Bengaluru buyers should check the rate set in the Karnataka Rules.
Can RERA penalise a buyer?
MoHUA's FAQ says that under Section 67, an allottee who fails to comply with the Authority's orders is liable to a daily penalty that may cumulatively extend up to five percent of the plot or apartment cost. Non-compliance with Appellate Tribunal orders under Section 68 can attract up to ten percent or imprisonment up to one year.
Why should a buyer join the association of allottees?
MoHUA's FAQ lists participating in forming the association as an allottee duty under Section 19. It says common areas, including community and commercial facilities, are to be handed over to the Association of Allottees, and that Section 17 provides for transfer of undivided proportionate title in common areas to it.
This article explains the Ministry of Housing and Urban Affairs' general FAQs for information only and is not legal advice. The FAQ itself notes it is not a final interpretation of the Act.
Last updated 2026-11-09. PropNewz Team.
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