TG-RERA Extends Form 7 Audit Deadline: What Hyderabad Buyers Should Check

On 30 September 2026, the Telangana Real Estate Regulatory Authority issued Special Circular III under file number 629/TG RERA/2024. It was a short, two page document about a deadline most home buyers never think about: the date by which builders must file the annual audit report on the money collected for each registered project. For anyone paying instalments on an under construction flat in Kokapet, Tellapur or Kompally, that report is one of the few independent checks on where the money went.

This guide explains what TG-RERA announced, what the Form 7 audit report is meant to confirm under the central law, and how a Hyderabad buyer can use the same paper trail before and after booking.

The short answer. TG-RERA has given promoters a one time extension to file the Annual Audit Report on statement of Accounts, Form 7, for financial year 2025-26, with a revised due date of 21 December 2026 in the circular. The Real Estate (Regulation and Development) Act, 2016 requires 70 percent of the amounts collected from buyers to go into a separate account used only for land and construction cost, and requires the accounts to be audited every year by a chartered accountant. The trade-off for buyers is timing: the extension gives builders more room to file accurate accounts, but it also means the audited picture of 2025-26 may arrive later, so lean on the quarterly disclosures in the meantime.

What did TG-RERA announce on 30 September 2026?

The TG-RERA Special Circular III dated 30 September 2026 responds to representations from real estate promoters, associations and other stakeholders who asked for more time to file Form 7 for 2025-26. The circular records their ground that the income tax due date for filing the audit report had been extended to 21 November 2026, and that books for 2025-26 were still being finalised by statutory auditors.

The Authority's decision is in paragraph 1: a one time extension for filing the Annual Audit Report on statement of Accounts, Form 7, for 2025-26, with the revised due date given as 21.12.2026. Paragraph 2 says the extension is a special measure and should not be treated as a precedent for future years. Paragraph 3 warns that failure to meet the extended deadline may attract penalties under Section 60 of the Act and a delay fee under the earlier Circular II dated 18 March 2025. Paragraph 4 says the circular takes immediate effect.

It helps to be clear about what the circular does not do. It deals only with the filing date for the 2025-26 Form 7. It does not change the 70 percent rule in the Act, the certification required for each withdrawal, or the quarterly disclosures that promoters must keep on the Authority's website. Those obligations continue on their own schedules, and they are the records a buyer can use while the audited accounts are pending. If your builder cites the extension when you ask about the project's finances, that is a reason to ask for the quarterly figures instead, not a reason to wait.

One detail is worth flagging. On the TG-RERA home page, the link to this notice describes the revised due date as 12.12.2026, while the circular itself says 21.12.2026. The circular's own text is the stronger reference, but if you are tracking a particular project, watch the Authority's site for any correction.

What is Form 7 and why does it matter to a buyer?

Form 7 is the annual audit report on the statement of accounts of a registered project. The circular says it must be submitted in the prescribed formats under Regulation 5 of the Telangana State Real Estate Regulatory Authority (General) Regulations, 2023 and in line with Section 4(2)(l)(D) of the Act.

That section is the source of the familiar 70 percent rule. In the Gazette text of the Real Estate (Regulation and Development) Act, 2016 hosted by TG-RERA, the promoter must declare that 70 percent of the amounts realised from allottees, from time to time, shall be deposited in a separate account in a scheduled bank to cover the cost of construction and the land cost, and shall be used only for that purpose.

The same clause adds three provisos that matter for buyers. Withdrawals must be in proportion to the percentage of completion of the project. Each withdrawal must be certified by an engineer, an architect and a chartered accountant in practice. And the promoter must get the accounts audited within six months after the end of every financial year by a chartered accountant in practice, who must verify that money collected for a project was used for that project and that withdrawals followed the completion proportion.

In other words, Form 7 is the annual moment when an independent accountant checks whether your instalments funded your tower. We explained the mechanics of the separate account in more depth in our guide to the RERA 70 percent project account rule.

Which project documents carry the money trail?

Form 7 is not the only record. TG-RERA has also published a Form 3 chartered accountant's certificate format under Regulation 5, to be submitted at registration, with quarterly updates, at completion and for subsequent withdrawals from the separate account. Section 11(1) of the Act separately requires promoters to keep quarterly updates on the Authority's website.

Taken together, these records let you compare three things over time: how much has been sold, how far construction has moved, and whether withdrawals from the project account have kept pace with that progress rather than run ahead of it.

What do TG-RERA's own numbers show about the market it regulates?

The scale explains why filing deadlines matter. As of 17 October 2026, the TG-RERA home page showed 11,324 registered projects and 5,325 registered agents. It also showed 11 revoked projects or agents, 3,093 complainants and 1,981 complainants' matters disposed.

Those figures are a snapshot of the Authority's own dashboard, not a measure of how many projects are compliant. They do show that a single filing extension touches thousands of projects at once, and that the complaint route is actively used by buyers. Before booking, our walkthrough on how to verify a TG-RERA registered project shows how to open a project's page and read its registration details.

How can a Hyderabad buyer use the audit trail before and after booking?

Start with what the law already guarantees. Section 11(1) requires the promoter to put the registration details, quarterly booking lists, quarterly approvals and quarterly project status on its project page on the Authority's website, for public viewing. Read the last few quarters together rather than one update in isolation, and look for a steady pattern.

Then ask the builder directly for the documents behind the numbers. A promoter that is confident in its accounts should be able to tell you when it filed its latest Form 7, and show you how withdrawals have tracked construction. If you are comparing projects in the west of the city, such as the one in our review of Brigade Barcelona in Neopolis, Kokapet, put the same questions to every developer on your list.

After booking, the audit trail becomes your early warning system. A quarter in which reported progress stalls, while demands for the next instalment continue, is a reason to ask questions in writing. If answers do not come, the TG-RERA complaint portal linked from the Authority's home page is the formal route.

What should a Hyderabad buyer do this quarter?

Use the extension window to build your own file on the project. This checklist keeps it practical:

1. Note your project's TG-RERA registration number from the allotment letter or agreement.
2. Open the project page on the Authority's website and save the latest quarterly status.
3. Compare units booked across the last few quarters with construction progress on site.
4. Ask the promoter in writing when Form 7 for 2025-26 will be or was filed.
5. Ask how withdrawals from the separate project account are certified and by whom.
6. Match each demand letter you receive to the construction stage in your payment plan.
7. Keep copies of every receipt, demand letter and reply in one dated folder.

None of this requires a lawyer. It requires a habit of reading the filings the law already makes public and asking for the rest in writing.

What do Hyderabad buyers ask about Form 7 and project accounts?

What is the new deadline for Form 7 in Telangana?

TG-RERA Special Circular III dated 30 September 2026 gives promoters a one time extension to file the Annual Audit Report on statement of Accounts, Form 7, for 2025-26. The circular sets the revised due date as 21 December 2026, although the home page link describes it as 12 December 2026.

What does the 70 percent rule under RERA require?

Section 4(2)(l)(D) of the RERA Act requires 70 percent of amounts realised from allottees to be deposited in a separate scheduled bank account, used only for construction and land cost. Withdrawals must match the percentage of completion and be certified by an engineer, an architect and a chartered accountant.

What happens if a promoter misses the extended Form 7 deadline?

The circular says failure to comply may attract penalties under Section 60 of the RERA Act and a delay fee under TG-RERA Circular II dated 18 March 2025. Section 60 allows a penalty of up to five percent of the estimated cost of the project for contravening Section 4.

Where can I see quarterly updates for a Hyderabad project?

Section 11(1) of the RERA Act requires promoters to keep quarterly updates on the Authority's website, including units booked, approvals taken and pending, and project status. You can reach registered project details through the search link on the TG-RERA website and compare several quarters together.

Last updated 2026-10-17. PropNewz Team.