Association of Allottees in Hyderabad: What TG RERA Says on Handover and Conveyance
TG RERA's FAQ and Telangana's model agreement set the clock for Hyderabad apartment buyers: an association within three months of 51 percent bookings, conveyance within three months of the occupancy certificate, and a five year defect liability period.
The keys are the easy part of moving into a new Hyderabad apartment. The harder questions arrive a few weeks later, usually in a residents' group chat: who runs the lifts and the clubhouse now, who holds the money for maintenance, when the land and common areas will be transferred, and who answers when a crack appears in the basement wall.
Telangana's real estate rules answer most of these questions in advance. TG RERA's official FAQ sets time limits for forming an association of allottees and for executing the conveyance, and the model agreement for sale annexed to the Telangana RERA rules, which Rule 38 says the agreement shall follow, spells out how common areas, maintenance and defects are handled. This guide pulls those provisions together so a buyer knows what to expect, and when.
The short answer. TG RERA's FAQ says the promoter has to ensure an association of allottees is formed within three months once 51 percent of allottees have booked, under section 11(4)(e). It says a registered conveyance deed is due within three months from the occupancy certificate, or from the date 51 percent of purchasers have paid the full consideration, whichever is earlier, under section 17. Telangana's model agreement adds a possession window of two months from the occupancy certificate and a five year defect liability period with a 30 day rectification duty. The trade-off: handover to the association moves control to buyers, but it also moves the cost and responsibility for upkeep, contracts and insurance onto them.
When must a Hyderabad promoter form an association of allottees?
The trigger is bookings, not completion. TG RERA's official FAQ answers the question twice. In one answer it says the promoter has to enable formation of a legal entity, such as an association or federation, within three months from the date on which fifty one percent of the total number of purchasers in a building or wing have booked their apartment. In another it says the promoter has to ensure an association of allottees is formed within three months if 51 percent of allottees have booked, under section 11(4)(e) of the Act.
For a buyer in an under construction project, that means the association can exist long before anyone moves in. Ask the sales team how many units in your building or wing are booked, and whether the association has been formed or registered. If the 51 percent mark has passed more than three months ago and nothing has happened, that is a question to put in writing.
The Telangana rules define an association of allottees as a collective of the allottees of a real estate project. The model agreement also requires the allottee to observe the rules and bye-laws that the society, company, federation or association adopts, and to contribute regularly towards taxes, expenses and other outgoings under the agreement.
When is the conveyance deed due?
TG RERA's FAQ says the promoter shall execute a registered conveyance deed in favour of the allottee within three months from the date of issue of the occupancy certificate, or from the date fifty one percent of the total number of purchasers in a building or wing have paid the full consideration, whichever is earlier, under section 17.
The model agreement in the Telangana rules carries a matching line in its possession clause. It says that, in the absence of local law, the conveyance deed in favour of the allottee shall be carried out by the promoter within three months from the date of issue of the occupancy certificate. The same clause says the promoter shall hand over the occupancy certificate of the apartment to the allottee at the time of conveyance.
The difference between the occupancy certificate and the completion certificate matters here, because the two documents unlock different steps. Our explainer on occupancy certificate versus completion certificate in Hyderabad sets out what each one confirms.
What happens to common areas and maintenance before handover?
Until the association takes over, the promoter carries the day to day load. Clause 11 of the model agreement says the promoter shall be responsible to provide and maintain essential services in the project until the association of allottees takes over maintenance, with the cost borne by the promoter and the allottees in proportion to the units in their occupation. It adds that facilities common to a phased project, such as the clubhouse and water and sewerage connections, shall be jointly maintained by the promoter and the association until the entire project is completed.
On common areas, the model agreement says each allottee has an undivided proportionate share that cannot be divided or separated, and that the promoter shall hand over the common areas to the association after obtaining the completion certificate from the competent authority. TG RERA's FAQ adds that a promoter building in phases should declare individual dates for handing over each phase's buildings and common areas, and complete them within the time frame declared at registration.
The table below brings the main milestones together.
| Milestone | What the TG RERA documents say | What to check as a buyer |
|---|---|---|
| Association formed | Within three months once 51 percent of allottees have booked | Booking level in your building or wing, and the registration of the association |
| Possession | Offered in writing after the occupancy certificate, to be taken within two months | The written possession offer and its date |
| Maintenance before takeover | Promoter maintains essential services, cost shared in proportion to occupied units | How the maintenance charge is worked out |
| Conveyance | Within three months of the occupancy certificate or 51 percent full payment, whichever is earlier | The draft conveyance deed and the occupancy certificate copy |
| Defect liability | Defects notified within five years of possession to be fixed within 30 days | The possession date, which starts the five year clock |
Taking possession on time matters for costs too. The model agreement says that if an allottee fails to take delivery within the time in the possession notice, the allottee is liable for all outgoings, including maintenance charges, from the date of that notice.
Who fixes defects after the keys are handed over?
Clause 12 of Telangana's model agreement covers defect liability. It says that if any structural defect, or any other defect in workmanship, quality or provision of services, is brought to the promoter's notice within five years from the date of handing over possession, the promoter shall rectify it without further charge within 30 days. If the promoter fails to do so, the aggrieved allottees are entitled to appropriate compensation in the manner provided under the Act.
The clause also lists exclusions. Equipment such as lifts, generators, motors, sewage treatment plants, transformers and gym equipment carry manufacturers' guarantees for a limited period, after which the welfare association or society is to take annual maintenance contracts with the suppliers, and the promoter is to transfer those guarantees to the allottee or association. Elsewhere the agreement says the association shall take responsibility for safety, maintenance, including annual maintenance and insurance contracts, and upkeep of fixtures and equipment after handover, and that the promoter is not liable for defects in branded third party inputs unless they result in a structural defect.
In practice, that makes the association the keeper of the paperwork. A residents' committee that collects warranty cards, contracts and the possession dates of every flat will find it far easier to raise a defect claim within the five year window.
What if the project stalls or its registration is revoked?
This is where an association can matter most. TG RERA's FAQ says that if a project's registration is revoked, TG RERA will act under section 8 of the Act, and can arrange for the remaining development works to be carried out by the competent authority or by the association of allottees, as decided by the Authority.
The TG RERA website also lists a document titled "Project Completed by Association under Section 8" among its citizen links. If your project is in difficulty, an organised association gives buyers one voice when dealing with the Authority. For individual grievances, such as delay interest, our guide to filing a TG RERA complaint in Form M or Form N explains the forms and fees.
How should a Hyderabad buyer prepare for handover?
Most of the protection in these documents works only if someone tracks the dates. Use this checklist from booking through to the end of the defect period:
- Ask how many units in your building or wing are booked, and when 51 percent was reached.
- Confirm the association has been formed, and get a copy of its registration and bye-laws.
- Check that your agreement for sale follows the Telangana model agreement.
- Keep the occupancy certificate copy and the dated written possession offer.
- Take possession within the time in the notice, or outgoings run from the notice date.
- Track the conveyance deed against the three month timeline in TG RERA's FAQ.
- Log every defect in writing to the promoter, with dates, within the five year window.
Most of it needs only a buyer, or better still a residents' committee, that reads the agreement before signing and keeps a dated file after moving in.
What do Hyderabad buyers ask about associations and conveyance?
When must a promoter form an association of allottees in Telangana?
TG RERA's FAQ says the promoter has to ensure an association of allottees is formed within three months once 51 percent of allottees have booked their apartments, under section 11(4)(e) of the Act. The trigger is the level of bookings in the building or wing, not the completion of construction.
How long does a promoter have to execute the conveyance deed?
TG RERA's FAQ says the promoter shall execute a registered conveyance deed within three months from the occupancy certificate, or from the date 51 percent of purchasers in a building or wing have paid the full consideration, whichever is earlier, under section 17 of the Act.
How long is the defect liability period in Telangana's model agreement?
Clause 12 of the model agreement says defects brought to the promoter's notice within five years from the date of handing over possession must be rectified without further charge within 30 days. If the promoter fails, the aggrieved allottees are entitled to appropriate compensation in the manner provided under the Act.
Who pays maintenance before the association takes over?
The model agreement says the promoter shall provide and maintain essential services until the association takes over, with the cost borne by the promoter and allottees in proportion to the units in their occupation. An allottee who misses the possession deadline pays outgoings, including maintenance, from the date of notice.
Last updated 2026-10-18. PropNewz Team.
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