TG RERA Extends Form 7 Audit Deadline to 21 December: What Hyderabad Buyers Should Check
TG RERA's Special Circular III of 30 September 2026 gives promoters a one-time extension to 21.12.2026 for the FY 2025-26 Form 7 audit of project accounts. What Form 7 proves about the 70 per cent separate account, the delay fees, and how Hyderabad buyers can use quarterly reports meanwhile.
On 30 September 2026, the Telangana Real Estate Regulatory Authority signed a two page circular that most Hyderabad buyers will never read. Special Circular III, numbered 629/TG RERA/2024, gives promoters a one-time extension to file the Annual Audit Report on statement of Accounts, known as Form 7, for the financial year 2025-26. The revised due date in the circular is 21.12.2026. It is the one filing that tells you whether the money buyers paid into a project was used for that project.
The short answer. TG RERA has extended the FY 2025-26 Form 7 deadline once, to 21.12.2026, after promoters cited an income tax audit report date of 21 November 2026. The underlying rule is unchanged: 70 per cent of amounts realised from allottees must sit in a separate scheduled bank account, withdrawals must match construction progress and be certified by an engineer, an architect and a chartered accountant, and the accounts must be audited every year. Late filers face delay fees from Rs 10,000 to Rs 1,00,000 per financial year depending on project cost. The trade-off for buyers is time: the extension gives promoters cleaner filings, but it also means the audited picture of last year's money arrives later, so you lean harder on the quarterly reports in the meantime.
What did TG RERA change on 30 September 2026?
It moved one date. The Special Circular III dated 30.09.2026 says the Authority received multiple representations from real estate promoters associations and stakeholders seeking more time to submit Form 7 for FY 2025-26. Their main ground, as recorded in the circular, was that the Income Tax due date for filing the audit report had been extended to 21 November 2026, and that books of account for FY 2025-26 were still being finalised by statutory auditors.
After careful consideration, the Authority granted a one-time extension and set the revised due date for Form 7 submission as 21.12.2026. The circular adds that the extension is a special measure and should not be construed as a precedent for future submissions. It also says promoters must file accurately and in the prescribed formats under Regulation 5 of the Telangana State Real Estate Regulatory Authority (General) Regulations, 2023 and Section 4(2)(l)(D) of the Act.
One detail is worth knowing. The link to this circular on the TG RERA homepage describes the revised due date as 12.12.2026, while the signed circular itself reads 21.12.2026. If you are tracking a specific project, rely on the signed circular and, if in doubt, ask the Authority's office.
What is Form 7 and why should a buyer care?
Form 7 is the annual audit report on the project's statement of accounts. It exists because of a single clause in the Real Estate (Regulation and Development) Act, 2016. Section 4(2)(l)(D), in the text of the Act published by TG RERA, requires the promoter to declare that seventy per cent of the amounts realised for the project from allottees, from time to time, will be deposited in a separate account maintained in a scheduled bank, to cover the cost of construction and the land cost, and used only for that purpose.
The same clause adds three provisos. Withdrawals from the separate account 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 amounts collected for a particular project have been used for that project and that withdrawals followed the completion proportion.
That last sentence is the buyer's protection in plain words. Your instalments are meant to build your tower, not the promoter's next launch. Form 7 is the document in which an independent accountant says whether that happened.
The timing matters for buyers. Financial year 2025-26 ended on 31 March 2026, so the normal six month window closed at the end of September 2026. Until a project files its FY 2025-26 Form 7, the latest audited view of your money may be a year older, and the quarterly progress reports have to fill that gap.
What are the late fees if a promoter misses the date?
They are fixed in an earlier order. Circular II dated 18.03.2025 set delay fees payable by the promoter from 01.04.2025. For Form 7, the fee is charged per financial year according to project cost: Rs 1,00,000 for projects above Rs 100 crore, Rs 50,000 for Rs 50 to 100 crore, Rs 25,000 for Rs 25 to 50 crore, and Rs 10,000 for projects below Rs 25 crore.
Special Circular III also warns that failure to comply with the extended deadline may attract penalties under Section 60 of the Act along with the delay fee. Section 60 says a promoter who provides false information or contravenes Section 4 is liable to a penalty which may extend up to five per cent of the estimated cost of the real estate project, as determined by the Authority.
| Item | What the official text says | Source |
|---|---|---|
| Separate account | 70 per cent of amounts realised from allottees, kept in a scheduled bank for construction and land cost | Section 4(2)(l)(D) |
| Withdrawals | In proportion to completion, certified by an engineer, an architect and a chartered accountant | Section 4(2)(l)(D) |
| Form 7 for FY 2025-26 | One-time extension, revised due date 21.12.2026 | Special Circular III, 30.09.2026 |
| Quarterly progress reports | Within fifteen days from the end of each quarter | Section 11(1), Rule 14(1)(c), Circular II |
| Late Form 7 | Rs 10,000 below Rs 25 crore project cost, up to Rs 1,00,000 above Rs 100 crore, per financial year | Circular II, 18.03.2025 |
How do the quarterly progress reports help in the meantime?
They are the live feed between audits. Circular II records that under Section 11(1)(b) to (e) of the Act, read with Rule 14(1)(c) of the Telangana Real Estate (Regulation and Development) Rules, 2017, the promoter must submit quarterly progress reports to TG RERA within fifteen days from the end of each quarter. The delay fee for a late quarterly report is Rs 10,000 for up to one month from the due date, and Rs 500 per day beyond one month until the report is filed.
Section 11(1) of the Act spells out what the project web page must carry, quarterly and up to date: the number and types of apartments or plots booked, the number of garages booked, the approvals taken and those pending after the commencement certificate, and the status of the project. In Circular II, the Authority observed that many promoters were not filing the quarterly reports and the Form 7 audit on time, and described the quarterly report as very critical to monitor the financial strength of the project.
Read the booking count and construction status together. High bookings with little change in status over several quarters deserve a direct question to the promoter about where collections are going.
Where do revoked or penalised projects show up?
On the Authority's public records. Section 34(c) of the Act makes it a function of the Authority to maintain a database on its website, for public viewing, with the names and photographs of promoters as defaulters, including project details where registration has been revoked or the promoter has been penalised, with reasons. The TG RERA homepage carries a Revoked Projects/Agents tile; when PropNewz checked on 25 October 2026, it showed 11, alongside a counter of 11,333 registered projects.
A missing Form 7 by itself does not mean a project is in trouble, especially in a year when the deadline has moved. But a pattern of late quarterly reports, combined with a stalled construction status, is the kind of signal the Authority itself says it watches.
What should a Hyderabad buyer do before the next instalment?
Treat the extension window as a reason to check more, not less. The steps below use only documents the Act and TG RERA circulars require.
- Find the project's TG RERA registration through the Search Registered Projects link on the TG RERA homepage and save a copy of its page.
- Check the date of the latest quarterly progress report against the fifteen day rule for the quarter that ended on 30 September 2026.
- Compare the reported number of units booked with the reported construction status across at least two quarters.
- Ask the promoter in writing for the latest chartered accountant certificate supporting withdrawals from the separate account.
- Ask when the FY 2025-26 Form 7 will be filed, and note that the circular's revised due date is 21.12.2026.
- Match each demand letter to a construction stage, since withdrawals must follow the percentage of completion.
- Keep every payment receipt and letter in one folder, so a complaint can be filed quickly if filings stop.
Does this change anything for projects already delayed?
No, it changes only the filing date for one report. Completion timelines are a separate question. If your project has asked for more time to finish, our earlier explainer on TG RERA's four month extension of completion dates covers that rule. For the basics of reading a project's registration, see how to verify a TG RERA project registration.
If you are comparing projects on the western side of the city, such as DSR Ciel in Gopanpally, run the same checks on each one: registration, the last two quarterly reports, and the promoter's answer on Form 7.
RERA promised buyers visibility into the money, not only a complaint forum. Form 7 and the quarterly reports are how that promise is kept.
Frequently asked questions
What is the new Form 7 deadline set by TG RERA?
Special Circular III dated 30.09.2026 gives promoters a one-time extension to file the Annual Audit Report on statement of Accounts, Form 7, for FY 2025-26, with a revised due date of 21.12.2026. The circular says the extension is a special measure and should not be treated as a precedent for future years.
What does a Form 7 audit check for buyers?
Under Section 4(2)(l)(D) of the RERA Act, a chartered accountant audits the project accounts every year and verifies that amounts collected for a project were used for that project, and that withdrawals from the separate account followed the percentage of completion. It is the independent check on how buyer money was handled.
What is the late fee for filing Form 7 after the deadline in Telangana?
TG RERA Circular II dated 18.03.2025 sets a delay fee per financial year by project cost: Rs 1,00,000 above Rs 100 crore, Rs 50,000 for Rs 50 to 100 crore, Rs 25,000 for Rs 25 to 50 crore, and Rs 10,000 below Rs 25 crore. Penalties under Section 60 may also apply.
How often must Hyderabad promoters file quarterly progress reports?
Circular II says that under Section 11(1) of the Act and Rule 14(1)(c) of the Telangana rules, promoters must file quarterly progress reports within fifteen days from the end of each quarter. A late report attracts Rs 10,000 for up to one month and Rs 500 per day after that.
Last updated 2026-10-25. PropNewz Team.
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