TG-RERA Order Not Paid? How Hyderabad Buyers File an Execution Application

Thirteen rows. That is the length of the form a Hyderabad homebuyer fills in when a builder has been ordered to pay a refund or compensation by the Telangana Real Estate Regulatory Authority (TG-RERA) and the money has not arrived. Row 1 asks for the original complaint number. Row 7 asks for the actual amount due with interest on the date of filing. Row 10 asks what kind of help the buyer wants from the Authority, from attachment and sale of property to execution of a sale deed. The form sits at the back of TG-RERA Circular A/900/TG RERA/2025, dated 2 December 2025, which sets out how execution applications are filed.

Winning a complaint and collecting on it are separate steps. This guide explains the second. It does not comment on any case or builder.

The short answer. If a TG-RERA or Adjudicating Officer order is not complied with, the allottee files an execution application in Form-I, framed under Order 21 Rule 11 of the Code of Civil Procedure, with a fee of Rs 1,000 to the TG RERA Fund and three sets of papers sent by post or in person. Under Rule 23 of the Telangana RERA Rules, as amended by G.O.Ms.No.60 dated 4 March 2025, unpaid interest, penalty or compensation is recovered as arrears of land revenue, and orders are enforced as if they were a decree of a Principal Civil Court. The trade-off: execution adds a fresh round of paperwork and hearings, and nothing moves until you file.

What does Section 40 of the RERA Act say about unpaid orders?

It gives two routes: recovery of money, and enforcement of directions. The circular quotes Section 40(1): if a promoter, allottee or real estate agent fails to pay any interest, penalty or compensation imposed by the Adjudicating Officer, the Regulatory Authority or the Appellate Authority, it "shall be recoverable from such Promoter or Allottee or Real Estate Agent, in such manner as may be prescribed as an arrears of land revenue."

Section 40(2), also quoted, covers orders to do or refrain from doing something. If any person fails to comply with such an order or direction, it "shall be enforced, in such manner as may be prescribed."

The MoHUA FAQ on the RERA Act puts the same point in plain terms. It says unpaid interest, penalty or compensation "becomes recoverable as an arrear of land revenue", which means it can be collected through government mechanisms similar to recovering unpaid taxes or dues, and that orders not followed can be enforced through prescribed legal procedures.

How did Telangana change Rule 23 in 2025?

It split the rule in two and tied enforcement to civil court powers. According to the circular, the Telangana government issued G.O.Ms.No.60 of the Municipal Administration and Urban Development (Plg. III) Department on 4 March 2025, substituting Rule 23 of the Telangana Real Estate (Regulation and Development) Rules, 2017 with Rule 23(1) and inserting Rule 23(2).

Rule 23(1), titled recovery of interest, penalty and compensation, says the amounts due "shall be recovered as arrears of land revenue in the manner provided under applicable local laws."

Rule 23(2) says that, for the purpose of Section 40(2), every order passed by the Adjudicating Officer, Regulatory Authority or Appellate Tribunal shall be enforced by that body "in the same manner as if it were a decree or order made by the Principal Civil Court in a suit pending therein". It adds that if the body is unable to execute the order, it may send it to the Principal Civil Court within whose local limits the project is located, or where the person against whom the order is issued actually and voluntarily resides, carries on business or personally works for gain.

How do you file an execution application with TG-RERA?

In Form-I, with a fee, in three sets. The circular says that, in exercise of powers under Section 25 read with Section 34(g) of the RERA Act, execution petitions will be entertained subject to two conditions.

First, the application for execution of an order, direction or decision must be in the prescribed Form-I and accompanied by a fee of Rs 1,000 in favour of the TG RERA Fund. The circular allows payment through a demand draft or online transfer to the bank account it lists, through NEFT, RTGS, IMPS and UPI.

Second, the circular says "all proceedings in execution shall commence upon the filing of an application in the prescribed form." Each application must be in writing, duly signed and verified by the applicant, and must contain all the particulars set out in tabular form in Form-I. Three sets of the application are to be forwarded by post or in person to the TG-RERA office.

Copy bank details from the circular itself, not a forwarded message.

What goes into the 13 rows of Form-I?

Everything the Authority needs to identify the order, the amount and the assets. Form-I is titled "Application for Execution of Order/Direction/Decision" and is filed by the original complainant in the office of TG-RERA, Hyderabad. The rows ask for: the original complaint number; the applicant's name; the opponent's name; the date of the order; any appeal, revision or review filed or pending; any previous execution application; the actual amount due with interest on the filing date; any other relief granted; costs awarded; the mode of assistance sought; the opponent's name, address, phone and email where arrest and detention is claimed; details of property against which relief is sought; and any other details needed for effective execution.

The form ends with a declaration that what is stated is true to the best of the applicant's knowledge and belief, followed by date, place and signature.

What relief can an execution application ask for?

Row 10 of Form-I lists the options. It asks for the mode in which assistance of the Authority is required, "i.e., Attachment and sale of lands movable or immovable property or arrest and detention of the Opponent/Original Respondent, or execution of sale deed or possession of property or any other specific relief."

Which fits depends on your order. A refund order points to recovery of money under Rule 23(1); an order to hand over possession or execute a sale deed points to Rule 23(2). Ask for the relief your order granted, in its own words.

MoHUA's FAQ also lists separate penalties for promoters who do not comply. It says that under Section 63, a promoter who fails to comply with the Authority's orders is liable to a penalty for every day of default, which may cumulatively extend up to five per cent of the estimated cost of the project. Under Section 64, for non-compliance with Appellate Tribunal orders, the FAQ says the penalty may extend up to ten per cent of the estimated project cost, or imprisonment of up to three years, or both.

What should a buyer prepare before filing?

A clean file. Most rows can be filled from documents you hold; the amount and asset details take work.

1. Get a certified or downloaded copy of the TG-RERA or Adjudicating Officer order, and note the complaint number and order date.
2. Check whether the builder has filed an appeal, revision or review, and note any reference you have been served with.
3. Work out the amount due with interest up to your filing date, using only the rate and dates the order states.
4. List any property of the opponent that you know of, such as unsold units in the project, with details you can document.
5. Pay the Rs 1,000 fee to the TG RERA Fund by demand draft or online transfer, using the account details printed in the circular.
6. Fill Form-I in full, sign and verify it, and add the declaration with date and place.
7. Send three sets by post or deliver them in person to the TG-RERA office, and keep acknowledgement copies.

If your project is on the list of registrations TG-RERA has revoked, the Authority's options change. Our guide to TG-RERA's revoked projects list explains what allottees can do under Sections 7 and 8. For the steps before an order exists, see our walkthrough of the RERA complaint process.

Does an appeal stop execution?

The circular does not say, but Form-I asks about it. Row 5 requires details of any appeal, revision or review filed or pending, so the Authority will know if the order is under challenge. MoHUA's FAQ says Section 44 asks the Appellate Tribunal to endeavour to dispose of an appeal as expeditiously as possible and not later than sixty days from filing, recording reasons where it cannot.

Whether execution proceeds while an appeal is pending is a question for the Authority or the Tribunal in your case. Disclose any appeal you know of in Row 5 and keep a copy of any stay order you are served.

Frequently asked questions

How do I execute a TG-RERA order that the builder has not paid?

File an execution application in Form-I under TG-RERA Circular A/900/TG RERA/2025. The circular says execution proceedings commence on filing the application in the prescribed form, which must be in writing, signed and verified, with three sets sent by post or delivered in person.

What is the fee for a TG-RERA execution application?

The circular sets a fee of Rs 1,000 in favour of the TG RERA Fund. It can be paid by demand draft or by online transfer to the bank account printed in the circular, using NEFT, RTGS, IMPS or UPI. Keep the payment proof with your application.

Can TG-RERA attach a builder's property to recover my refund?

Form-I lets the applicant ask for attachment and sale of movable or immovable property, among other modes. Amended Rule 23(2) says orders are enforced like a Principal Civil Court decree, and Section 40(1) makes unpaid interest, penalty or compensation recoverable as arrears of land revenue.

What if TG-RERA cannot execute the order itself?

Amended Rule 23(2) says the Authority may send the order to the Principal Civil Court where the project is located, or where the person against whom the order is issued resides, carries on business or personally works for gain, for that court to execute it.

This article explains a TG-RERA circular and MoHUA's general FAQ for information only and is not legal advice. The FAQ notes that it is not a final interpretation of the Act. For a specific order, consult a lawyer and check the current circular on the TG-RERA website before filing.

Last updated 2026-11-11. PropNewz Team.