The Uttar Pradesh Apartment (Promotion of Construction, Ownership and
Maintenance) Act, 2010
Act 16 of 2010
Keyword(s):
Allottee, Apartment, Apartment Owner, Building, Bye-Laws, Common
Expenses, Common Profits, Declaration
Amendment appended: 30 of 2016
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TA-41
No. 398(2)/1..XXIX-V-1-10-1(ka)12-2010
Dated Lucknow, March 19, 2010
NOTIFICATION
Miscellaneous
IN pursuance of the provisions of clause (3) of Article 348 of the Constitution, the Governor is pleased
to order the publication of the following English translation of the Uttar Pradesh Apartment (Promotion of
Construction, Ownership and Maintenance) Adhiniyam, 2010 (Uttar Pradesh Adhiniyam Sankhya 16 of 2010) as
passed by the Uttar Pradesh Legislature and assented to by the Governor on March 18, 2010 :-
THE UITAR PRADESH APARTMENT (PROMOTION OF
CONSTRUCTION, OWNERSHIP AND MAINTENANCE)
ACT, 2010
(UP. Act no. 16 of 2010)
1 As passed by the Uttar Pradesh Legislature]
AN
. ACT
to provide for the ownership of an individual apartment in a building of
an undivided imereSt in the common areas and facilities appurtenant to such
apartment and 'to make such apartment and interest heritable and transferable
and for matters connected therewith or incidental thereto.
IT IS HEREBY enacted in the Sixty first Year of the Republic of India as
follows:CHAPTER-I
Preliminary
1. (1) This Act may be called the Uttar Pradesh Apartment
(Promotion of Construction, Ownership, and Maintenance) Act, 2010.
It extends to the whole of .State of Uttar Pradesh.
It shall come into force on such date as the State Government
rti(En by notification in the official Gazette, appoint.
(
" itZb
Short title,
extend and
commencement
24
Application
Definitions
RI-Et 2010
a's=CR MT 3rniffRui Milt 19
O
The provisions of this Act shall apply. to all buildings having four r
a
nt
tme
apar
into
ed
vert
nd,
structed or con
more apartments in any building con
ludi
exc
e
leas
on
held
or
,
hold
free
ng.
ther
land attached to the apartment, whe
xes.
tiple
mul
and
ls
mal
shopping
erequires.
In this Act, unless the context otherwis
(u) "allottec" in relation to an apartment, means the person i n
tted, sold or otherwise transfentd
whom such apartment has been allo
by the promoter;
(b) "apartment" means a part of any . property, intended for any,
osed spaces located on one nr
type of independent use, including encl
eof, in a building to be used for
more floors or any part or parts ther
the purpose of practicing any
residential or official purposes or for
occupation, trade or business .:
profession, or for carrying on any
tiplexes) or for such other use as
(excluding shopping malls and mul
exit to a publiC street, road or to a
may De prescribed, and with a direct
road and includes any garage or
common area leading to such street,
building in which such apartment
room (whether or not adjacent to the
for use by the owner of such
is located) provided by the promoter
may be, for the residence of any
apartment for parking or, as the case
tment;
domestic aide employed in such apar
ber, letter or combination
"apartment number" means the num
nt:
tme
thereof, designating an apar
or persons owning an
"apartment owner" means the .person
inee in case of unsold apartments
apartment or the promoter or his nom
common areas and facilities
and an undivided interest in the
percentage specified in the Deed
appurtenant to such apartment in the
of the land on which the building
of Apartment and includes the lessee
n constructed, where the leak of
containing such apartment has bee
s or more;
such land is for a period of thirty year
ans all the owners of the
"association of apartment owners"•me
in accordance with the bye-laws:
apartments therein, acting as a group
ent of 'an Association of ..!
(fi "board" means the Board of Managem
bers under the bye-laws;
Apartment Owners elected by its mem
(g) "building" means a building constructed on any land,
or two or more buildings in any
containing four or more apartments,
taining two or more apartments.,
area .designated as a block, each con
in_ all such buildings;
with a total of four or more apartments
se constructed in a row with
Provided that an independent hou
i
or not adjoining to other independen
independent entry and exit, whether
.
houses, shall not constitute a building
di) "bye-laws" means the bye-laws made under this Act;
ns
()) "common areas and facilities" mea
ted and all easements,
the land on which the building is loca
the land and the building:
rights and appurtenances belonging to
ers, beams, supports. main
(ii) the foundations, columns, gird
stairs, stairways, fire-escapes and
walls, roofs, halls. conidors. lobbies,
and exits of the building;
.3ICIR 51-C1.41 34311E1Rti1 'ITc
19 lad. 2-
fiii) the basements. cellars. yards. parks gart ens. community
centres and parking areas of common use:
. (iv) the premises For the lodging of janitors or persons employed •
For the management of the property;
v) installations of central services, such as. power, light. gas. hot
and cold water, heating, refrigeration. air conditioning. incinerating
a nd sewerage:
(vi) the vlo- dtors. tanks. Pumps., motors. fans, cable pipe line
(nig gas, electricity etc.) rain water harvesting system, compressors,
ducts - and in general all apparatus and installations existing Ibr
common use:
" (vii) such other community and commercial facilities as may be
specified in the bye-laws: and
(viii) all other pails of the property necessary or convenient to its
existence, maintenance tind.safety. or-normally in common use:
.
"common expenses" means
•
0) expenses of administration, maintenance, repair or
. replacement of the common areas and facilities, utilities,
equipments and machineries and all other sums assessed against
.the owners of apartment by the. Association of Apartment
Owners..
(ii) expenses' declared as common expenses by the
-provisions of this-Act or by the bye-laws. or agreed upon by the
Association of Apartment Owners:
(lo "common profits" means the balance of all income, rents.
profits. and revenues from the common areas and facilities. remaining •
-after the deduction of the .common expenses:
(0 "competent authority" Means any person or authority
authorised byAlle government by notification to perform the functions
of the .competent authority under this Act for such areas as may be
specified in the notification:
(m) "declaration" means declaration referred to in section 1•2:
00 "deed of apartment" means the Deed of Apartment referred to
in section 14;
(o) "government" means the ( po% ers:ment of Uttar Pradesh:
(p) "independent areas"' me.tit; the areas - which have been
declared but not included as common areas for joint uSe of apartments
and .may he sold by the promoter without the interference of Other
apartment owners: •
(-0 "joint family" means a Hindu undivided family. and in the
case of other persons: a group or unit, the members of which are by
custom. joint in possession- or residence:
(r.) "local authority' Means the l)evelopment Authority
established under the Uttar Pradesh Urban Planning and Development
.Act. 1973 of Controlling Authority established under the Uttar Pradesh
-(Regulation of Building Operations) Act. 1958 or Special Area
25
26
Ati21 3RITETTPT TEnZ, 19 virt.l. 2010
cial
ed under the Uttar Pradesh Spe
Development Authority establish
sing
Hou
Act, 1986 or the Uttar Pradesh
Area Development Authorities
sing
ed under the Uttar Pradesh Hou
and Development Board establish
t
men
elop
or the Industrial Area Dev
and Development Board Act.! 965
Area
the Uttar Pradesh Industrial
Authority established under
tive
pera
Coo
h
6 or the Uttar Prades
Development Authorities Act, 197
tive
under the Uttar Pradesh Coopera
Housing Federation established
ted
stitu
con
tion
.
the Municipal Corpora
Housing Societies Act. 1965 or
the
or
9
195
Act,
s
tion
pora
icipal Cor
under the Uttar Pradesh Mun
Act,
the Uttar Pradesh Municipalities
er
und
municipality established
site of property;
1916, having jurisdiction over the
(s) "limited common areas and facilities" means those common
oter
designated in writing by the prom
areas and facilities which are
ent as
other transfer of any apartm
before the allotment, sale or
usion of
rtment or apartments to the excl
reserved for use of certain apa
the otheripartments:
0) "manager" means the Manager of an Association of
er the bye-laws;
Apartment Owners appointed und
joint family, and also includes
"person" includes a finn and a
ety;
a group housing co-operative soci
by rules made under this Act;
"Prescribed" means prescribed
pany, firm, Association or
"promoter" means a person, com
m the
e may be, by which, or by who
co-operative society, as the cas
building has been constructed;
building, and all improvements
"property" means the land, the
nances
easements, rights and appurte
and structures thereon, and all
use
of personal property intended for
belonging thereto, and all articles
be •
to
d
have been, or are intende
in connection therewith. which
Act;
submitted to the provisions of this
CHAPTER 11
ers
Duties and Liabilities of Promot
General
liabilities of
promoter
e a full
to sell an apartment, shall mak
4. (1) Any promoter who intends
haser and the .
of following to an intending purc
and true disclosure in writing
Competent Authority:
rights and his. title to the land and the building in which the
to be constructed;
apartments have been or proposed
(b) all encumbrances, if any, on such land or building, and any
,or
any person in or, over such land
right, title, interest or claim of
building;
roved, by or submitted for
the plans and specifications app
such
.
of the entire building of which
approval to the local authority
;
part
s
form
apartment
facilities as per the approved
detail of all common areas and
lay-out plan or building plan:
amenities, which have been
the nature of fixtures, fittings, and
or proposed to be provided;
.31i1Rwti 311TIT-117u1 quid. 19 TfrA. 2010
the details of the design and specifications of works. or and
standards of the material which have been or are proposed to be used
in the construction of the building, together with the details of all
structural. architectural drawings, layout plans, no objection certificate
from Fire Department, external and internal services plan of
electricity, sewage. drainage and water supply system etc. to be made
available with the Association:
all outgoings. including ground rent, municipal or other local
taxes, water and electricity charges. revenue assessments, maintenance
and othercharges. interest on any mortgage or other. encumbrance, if
any, in respect or such land, building and apartments:
(h) such other information and documents as may be prescribed.
(21 Every promoter shall:
•
(a) specify in writing the date 1?y which, construction of the
apartment is to be completed subject to force majeurc clause and
intimation sent to such purchaser:
(Iv declare the .penalty • for delay in completion of the building
and also penalty in the event of non-payment or installment by the
purchaser;
(e) declare the conditions for cancellation or withdrawal of
allotment and the extent of compensation either - way in the event of
violations of any of the conditions.
40 give on. demand by the intending purchaser, on payment of
photocopying charges, true copies or the documents referred to in this
section.
(3) Where a building or apartment is proposed to be constructed by a
promoter, the Jal Sansthan or the Uttar Pradesh Power Corporation limited or
the local authority. may supply water and electricity respectively on 'a
temporary basis On intimation of approval of the plan by the prescribed
sanctioning authority:
Provided that the Jai Sansthan or the Uttar Pradesh Power Corporation
I.imited or the local authority may, on an intimation from the prescribed
watcr and electricity as the
sanctioning authority, disconnect such supply oli
case may be.- if the promoter proceeds With the construction of building
contrary to the approved plan, except for such deviations as are within the
•
permissible limits:
Provided further that no such disconnection of -supply of water and
electricity, as the case may be, shall be made by the Jal Sansthan or Uttar
Pradesh Power Corporation Limited or Local Authorities without first giving a
show cause notice and providing - opportunity of hearing for intended
disconnection and also recording reasons in writing thereof.
(4) After plans, specifications and other particulars specified in this
section as sanctioned by the prescribed sanctioning authority arc disclosed to
the intending purchaser and a written agreement of sale is entered into and
registered with the office or concerned registerinp authority. The promoter
27
miu
et-TR war a
mg mitt! 19
Hai 2010
ired by the c
may be requ
as
ns
tio
ra
te
necessary
ditions or al
s as may be
n
ch minor ad
tio
su
ra
e
lte
a
ak
r
m
may
ges o
verified_
minor chan
ended and
ch
m
su
m
r
o
co
.
re
rs
e
ly
s du
htis- or own
em
ation toural reason
moy
A
and • struct
tion and intim
l
ra
ra
a
u
cl
ct
e
d
ite
r
h
e
p
r pro
.. Le arc
ngineer afte
rchitect or E
A
d
e
z.
ri
o
th
r:
u ne
.
4e.tioaw
4b
ns in the
any alteratio
ke
a
m
t
o
n
ll
i>f4.
to
moter sha
us consen
that the pro
io
d
v
e
d
re
vi
P
ro
e
P
g
Spas speciI ica i ions
without th
nd obtainin
panieulars
Engineer a
ct
je
and other
ro
p
.
ct
rchite
thority, and
r. project A
nctioning au
g purchase
in
sa
d
d
n
e
te
b
ri
in no case
tin
sc
h
T
pre
on of the as
d permissi
ye-laws.
ns
b
tio
g
ra
in
requireak
te
are
the build
e such al
in
le
m
l
b
al
si
rk
is
sh
p
n
_,
be
no pe
oter to fit3,2
y the prom
b
s•
d
t.r
•c
n
e
n
sf
sanctio by
be tran
e prescribed
rtment may
th
a
p
m
a
o
n
fr
A
te
)
(5
ll
rtifica
mpletion ce
certificate si
completion
taining the co
e
b
h
o
T
r
e
s.
h
w
a
a
-l
ly
on
bye
f two
per building
the period o
ncerned as
ority 'within
th
u
a
d
e
b
ri
authority co
t ion work is
m presc
the construc
romoter fro
P
if
y
at
b
th
d
d
e
in
de
be obta
ent. Provi
le agreem
date of sa
lated
u
e
ip
th
st
om
e
n Of .thc
fr
th
s
year
period
e permissio
ted within
th
le
p
h
it
m
w
co
t
o
n
thority:
prescribed au
d by the
is. not issue
rthar that if
fu
te
d
ca
e
d
ifi
rt
vi
ro
ce
P
tioen
lere
mpth
coin
e ith
thw
sion of the'
g authority
mis
in
bhe
n
suot
io
fd
ct
n
ss o
r documents
sa
nth
oca
m
an
te
prestribed
rtifi
e with all ce
of
oter complet
om
pr
r the expiry
e
th
e
bysam .
ne
n issued alic
plic
e
e
apqu
ireatd.ioth
b
ve
re
a
h
emed to
shall be de
s.
three month
s
etion" nwan
:
ction "compl hole or the
se
bsu
is
Evp/miation
th
w
as a
oses of
For the purp n works of a building
io
ct
ru
st
n
co
such buildi,1
•
tion of the
g. as the case may be.
the comple an independent block of
of
sub:- •
n
in
d
e
d
vi
completio
ro
as p
, cenificate
.
ts to thecompletion
e
th
g
e apanmen
in
th
in
f
'o
ta
b
n
o
io
r
ss
lte
e
A
(6)
ysiceposs
ing over ph
nd over the
nd habnedth
a
)
e
(5
.
n
e5
moter to ha
io
r
ct
ro
tte
it shall
p
lo
se
al
e
th
f
o
s nsibility
ao
sp
on aere
ls of the
s
of the comm
n
thneeo
io
rsrigina
and facilitie anm
ss
lstoow
e
an
ss
de
o
p
rt
a
p
a
n of
famed and
e Associatio 4.
ments to th
1
ncu
o
io
d
ct
d
se
n
a
of
)
s
(2
n
plan
io
ct
se
under sube common
. registered
ession of th
ss
o
p
l
a
ic
r of phys
a period of
anding ove
eted within
h
pl
t
a
m
th
co
d
e
be
d
l
shal
Provi
arr
h.
sub-section
date by whic
s under this
ie
lit
ci
fa
d
cate or the
an
ifi
n
s ar from
ce
e ye
n
onea
tio
le
es.
e of comp
to the alhate
e tdate of issu
then
handed over
be
ll
en
a
be
seventy live'perc
sh
r
ve
te
ha
o
ents
prom
of the apartm e condition &tat the
to ih
ubject sf
er of
arlier. S
e
an
is
tr
r
d
ve
an
e
h
le
the balance apanments.
whic sible for the sa
s
on
sp
re
s and theilitie
mmon area
co
e
th
ll
tib
in
ta
.
in su
all main
ns laid &wit
promoter sh
o
e
iti
h
d
T
n
)
n
co
(7
tio
e
ia
the Assoc
ance with th
d in accord
e-t
portionate
foctrm
is
(
n
n
io
f
io
)
4
7
to levy, pro
o
ct
d
se
e
se
tl
ti
n
e
e
alldehclaration.
he
andinsth
.
s as specified
ge
ar
ch
ce
r handing
maintenan
o years afte
tw
jo
p
u
le
b
si
n
o
cts ,in tbe
be resp
ructural defe
moter shall
st
ro
.
p
d
e
n
h
a
T
n
)
. (8
own
nstructio
oved of his
Ltarding co
defects rem
-rtments re
a
ch
p
a
su
t
e
e
th
g
r
ll
a
ove
andhc sh
d by himlia
ble to pay c
nstructeh
incurred
ll
a
sh
e
buildingilico
h
r the losses
whic
pensation fo
om
cost, fa ng
ch defects:
by him for su
ict97!
31WITETRul •Rad. 19 M.4, 2010
, water
local taxes including house tax
(9) The promoter shall pay all
favour of the
subleases have been executed in
tax, sewer tax. until and unless
apartment owners.
CHAPTER III
artment owners
Rights and Obligations of Ap
erwise
any apartment is .suid or oth
5. (I) Every person to whom
, be
Act
this
of
ons
ll subject to the other provisi
transferred by the promoter sha
or
sold
so
ent
ship and possession of the apartm
entitled to the exclusive owner
otherwise transferred to him.
and
tled to the exclusive ownership
Every person who becomes enti
e of undivided
ll be entitled to such percentag
sha
ent
rtm
apa
all
of
sion
ses
pos
the Deed of
facilities as may be specified in
interest in the common areas and
, as a basis. the
e shall be computed by taking
Apartment and such percentag
rtments of the
to the aggregate area of all apa
area of the apartment in relation
building.
ent
ivided interest of each apartm
(a) .The percentage of the und
and
er,
ract
cha
facilities shall haven permanent
owner in the common areas and
ent owners and
written consent of all the apartm
shall not be altered without the
y.
approval of the competent authorit
areas and
(b) The percentage of the undivided interest in the common
appertains and
from the apartment to which it
facilities shall not be separated
, even though
ent
or encumbered with apartm
shall be deemed to be conveyed
er instrument.
tioned in the conveyance or oth
men
ly
ress
exp
not
is
rest
inte
h
suc
ies shall not be transferred and
The common areas and facilit
shall bring any
ent owner or any other person
remain undivided and no apartm
enant to the
of any part thereof, and any cov
action for partition or division
contrary shall be void.
the common areas and .fficilities in
Each apartment owner may use
t hindering or
which they are intended withou
accordance with the purposes for
ts of the other apartment owners.
encroaching upon the lawful righ
g to maintenance, repair and
The necessary work relatin
the making
common areas and facilities and
modification or relocation of the
out only in
ents thereto, shall be carried
of any additions or improvem
s.
of this Act and the bye-law
accordance With the provisions
vocable
ent Owners shall have the irre
(7) The Association of Apartm
to each
right, ,
or Manager to have access
to be exercised by the Board
nance,
inte
ing reasonable hours for the ma
apartment from time to time dur
es therein, or
of the common areas or faciliti
repairs or replacement of any
necessary to
king emergency repairs therein
accessible therefrom, or for ma
er apaninent or
areas and facilities or to ally oth
prevent damage to the common
apartments.
ll comply strictly with the bye-laws
6. (I) Each apartment owner sha
ons and restrictions . set forth in the Deed or
and with the covenants, conditi
a ground for
ply with any of them shall be
Apartment, and failure to com
ef, or both, by
damages, or for injunctive reli
action to recover sums due for
Owners or in
of the Association of Apartment
the Manager or Board on behalf
rieved a )anment oWner
29
Rights of
Apanment
Owners
Obligation
Apartment
Owners
30
Cra7f 31311WNul I \J1d-, 19 liI4 2010
.
en.o..:)ukkei)
etp
ilci
ulc
wo
ich
wh
rk
wo
any
do
(2) No apartment owner shall
orin•
ty or reduce the value thereof
per
pro
the
of
ety
saf
or
to the soundness
ciisaor
cture
or shall add any material stru
any easement or heriditament lar or alter LI
cel
a facade without
any additional basement or
i_o_XCON
pit.% obtaining the consent of all the apartment owners.
shad
Evlanation: In this section, reference to apartment owners
—.
ign
des
or other
building in any block, pocket
ket
poc
beconstrued. in relation to a
g in such block,
a
owners of the concerned buildin
a Iea, the apartment
ot_. other designated area.
CHAPTER IV
s
Transferability of Apartment
Ownership, Heritability and
comnthe
in
t
undivided interes
Apartment to he
)
h apartment, together with the
Eac
7.
po—
pur
all
for
ll,
h apartment sha
heritable and _ co)
suc
to
nt
ena
urt
app
ies
ilit
areas and fac
ty within the mean
—
transit:ruble 4.e,93 constitute a heritable .and transferable immotable proper
ingly, an apartment owi l
ord
acc
and
ce,
for
in
ng
bei
e
of any law for the tim
ed interest in 4and the percentage of undivid
may transfer his apartment
by way of so.._
ent
44A
es appurtenant to such apartm
s_common areas and faciliti
ever in the
atso
c5c49.
sit-ge or in any other manner wh
, mortgage, lease, gift, exchan
hts, privilege
rig
e
ject to the sam
sub
and
.,
ent
ext
e
sam
the
to
„Gesn-cnianner.
remedies and -ke
igations, legal proceedings,
obligations, liabilities invest
property or make.
ment as any other immovable
penalty, forfeiture or punish
succession
applicable to the transfer and
law
the
er
und
e
sam
the
of
t
beques
immovable property.
of aria
tment, sale or other transfer
Provided that where the allo
societycim
group housing co-operative
any
by
de
ma
n
bee
has
ent
apartm
rability of sucV-,
member thereof; the transfe
association in favour of any
; which mab_
s shall be regulated by the law
apartment and all other matter
less thant
not
ximum rate of 2 percent but
provide a transfer fee at a ma
up housing co—
e value, applicable to such gro
percent in any case of the sal
mon areas and
n whosoever maintains the com
atio
oci
ass
or
iety
soc
ve
rati
ope
itability.
ll not be leviable in case of her
facilities. The transfer fee sha
ent hag
or other transfer of any apartm
Ownership of
S. Where any allotment, sale
t, in
Ac
s
thi
after the commencement of
apartment shall
n made, whether before or
bee
the consideration
he subject to
payment, or part payment, of
of
e
mis
pro
any
of
nce
sua
pur
not
conditions
- become entitled
ree, as the case may be, shall
thereof the allottee or transfe
percentage of
a
to
or
ent
rtm
apa
t
tha
of
sion
to the ownership and posses
urtenant to such
mon areas and facilities app
undivided interest in the com
eration thereof
has been made of the consid
apartment until full payment
such allottec or
due thereon, and where any
together with interest, if any
rtment or any pail .
into the possession of such apa
transferee has been inducted
il the full •
tment or transfer, he shall, unt
allo
h
suc
of
nce
sua
pur
in
f
thereo
possession .
n made continue to remain in
bee
has
tion
era
sid
con
the
of
payment
so inducted into
conditions on which he was
thereof on the same terms and
be any hidden
or part thereof. There shall not
possession of such apartment
e of agreement 10
shall be fixed either at the tim
charges. All sale consideration
visions of this
made final in writing as per pro
are
ses
cha
pur
the
en
wh
or
sale
Act:
in this
on lease by a person (hereafter
Right of re9. (1 ) Where any land is given
tion
sec
this
in
fter
entry
or) to another person (herea
a
section referred to as the less
our
fav
ose
wh
term shall include a person in
b
referred to as the lessees- which
has
ng
ldi
een
been granted)-- and any bui
sub-lease of such land has
by
ised
hor
aut
son
per
er
oth
any
the lessee or by
constructed on such land by
t of the land as
such lessee shall grant in respec
him or claiming through him
h buildiitt_o and shall
here are apartments in suc
‘3rck itI arfiThiRlir 'IutC. 19 MIt, 2010
execute separate deeds of sub-lease in respect or such land in favour of each
apartment owner before handing over the possession of apartment in such
building to him. The lessor shall be duty bound to supply the plans and other
legal documents to the lessee.
Provided that no sub-lease in respect of any land shall be granted
except on the same terms and conditions on which the lease in respect of the
land has been granted by the lessor and no additional terms and conditions
shall be imposed by the lessee except with the previous approval of the lessor.
(7) Where the lessee has any reason to suspect that there had been any
breach of the terms and conditions of the sub-lease referred to in sub-section
(I), he may himself inspect the land on which the building containing the
concerned apartment has been constructed, or may authorise one or more
persons to inspect such land and make a report as to whether there had been
any breach of the terms and conditions of any sub-lease in respect of such land
and, if so, the nature and extent of such breach— and for this purpose, it shall
be lawful for the lessee or any person authorised by him to enter into, and to be
in, the land in relation to which such breach has been or is suspected to have
been committed.
(3) Where the lessee or any person authorised by him makes an
inspectiOn of the'land referred to in sub-section (1), he shall record in writing
his findings on such inspection (a true copy of which shall be furnished to the
apartment owner by whom such breach of the terms and conditions of sublease in respect of the land appurtenant to the apartment. owned by him has
been committed (hereinafter referred to as the defaulting apartment owner)]
and where such findings indicate that there had been any breach of the terms
and conditions of the sub-lease in respect of such land, the lessee may. by a
notice in writing, require the defaulting apartment owner to refrain from
committing any breach of the terms and conditions of the sub-lease in respect
of such land— or to pay in lieu thereof such composition fees as may be
specified in the notice in accordance with such scales of composition fees as
may be prescribed.
(4) The defaulting apartment owner who is aggrieved. by any notide
served on him by the lessee 'under sub-section (3) may, within thirty days
from the date of service of such notice, prefer an appeal to the Court of the
District Judge having jurisdiction (hereinafter referred to as the District
Court), either challenging the finding or the lessee or any person authorised by
him or disputing the amount of composition fees as specified in the notice.
and the District Court may, after giving the parties a reasonable
opportunity of being heard, confirm, alter or reverse those finding or
may confirm, reduce or increase the amount of composition fees or set
aside the notice.
(5) Where, on the breach of any terms and conditions of any sub-lease
in respect of any land, any composition fees become payable, the defaulting
apartment oWner shall be deemed to have been Quilt) of such breach and in
default of payment thereof it shall be lawful for the lessee to recover the
amount of the composition fees from the defaulting apartment owner as
arrears of land revenue.
31
3TR Itht 3J91?-71-Vur 71WZ. 19 HIt 2010
32
.
in pursuance of
fees are paid whether
n
itio
os
mp
co
y
an
re
(6) Whe
the decision of
or in accordance with
(3)
n
44,1
tio
ec
b-s
su
r
de
2.„ notice served un
shall be taker)
peal, no further action
ap
on
urt
co
r
he
hig
a
pDistrict Court or
of the sub-lease in res
b
terms and conditions
the
of
h
ac
bre
the
43
for
s
fees ha
the lessee
t of such composition
en
ym
pa
ich
wh
to
on
of the land in relati
b etin realised.
r fr ettn.,.
ner omits or fails to paink,
(7)
ow
nt
me
art
ap
ng
lti
If the defau
sub-lease in resp and conditions of the
ms
ter
the
of
h
ac
bre
y
ition fees
i committing an
fails to pay the compos
or
its
om
.
be
y
ma
se
land or, as the ca
Jest of the
..,tv‘ lieu thereof
o
d
a
rk
de
issued by the lessee un
e
tic
no
the
th
wi
ce
in accordan
section (3); or
n authorised
the lessee or the perso
where the finding of
conditions of af
each of the terms and
br
y
an
t
ou
ab
d
lan
inspect the
{-0j
nt of composition 4
i
the land or the amou
of
t
ec
sp
re
in
se
ea
subl
altered by the Districk
issued by the lessee are
e
tic
no
the
in
ed
ifi
ec
sp
er appeal,N
gher court on furth
hi
y
an
by
or
al
pe
Court on ap
urt or such higher cout
ion of the District Co
cis
de
the
th
wi
e
nc
rda
acco
,
lessee shall be entitled
as the case may be; the
sub-section (4)
been preferred under
s
ha
al
pe
ap
no
ere
wh
under subservice of the notice
of
te
da
the
m
fro
ys
within sixty da
section (3), or
sub-section (4),
been preferred under
where an appeal has
appeal is
- finally disposed
the date on which the
within sixty days from
preferred to a
is
al
pe
ap
r
the
fur
or. where any
urt
Co
ict
str
Di
the
of by
higher court,
higher court, by such
t of the undivided
of re-entry in respec
to exercise the right
artment owned
d appurtenant to the ap
lan
the
in
see
les
the
interest of
such right of re-entry
nt owner, and where
me
art
ap
ng
lti
fau
de
by the
faulting
e ejectment of the de
th
by
pt
ce
ex
ed
cis
cannot be exer
re-entry shall
artment, such right of
ap
his
m
fro
r
ne
ow
apartment
ent owner from the
the defaulting apartm
ct
eje
to
ht
rig
a
de
inclu
concerned apartment:
de unless the
ejectment shall be ma
ch
su
no
t
tha
d
ide
ov
Pr
such amount
been paid by the lessee
s
ha
r
ne
ow
nt
me
art
in
defaulting ap
may be determined
r such ejectment as
fo
on
ati
ns
pe
m
co
..
as
ensation
scribed scales of comp
accordance with the pre
be admitted,
r sub-section (4) shall
de
un
d
rre
efe
pr
al
pe
in the notice
(8) No ap
osition fees specified
mp
co
the
of
nt
ce
r
unless twenty-five pe
posited to the credit of
nt owner has been de
me
art
ap
g
ltin
fau
de
the District Cour)
served on the
count to be opened by
ac
nk
ba
s
ing
sav
in
the District Courtan approved bank:
in any branch of
nt cause being shown,
Court may, on sufficie
ict
str
Di
the
t
tha
d
ide
Prov
interest accruing on
of such deposit, and the
nt
ou
am
the
e
uc
red
nt owner by
either remit or
of defaulting apartme
dit
cre
the
to
re
su
en
such deposit, shallhas been made:
sit
.
a,„
3617 Stre-s1 313114Fui
19 2114, 2010
33
'Provided further that the amount of such deposit together with •the
in(erest due thereon shall be distributed by the District Court in accordance
further appeal has been
wi t h the decision in such appeal, or where any
preferred against such decision.- in accordance with the decision in such further
appeal.•
The delimiting apartment owner. who is aggrieved by the amount
proviso to sub-section (7) as compensation
offered . to be paid to him under the
tbr ejectment from hisapartment inay, within thirty days from the date of such
offer. prefer an appeal to the District Cowl and the District Court may. after
°lying the parties a reasonable Opportunity of being heard, maintain, increase
or reduce the amount of compensation.
On the ejectment of the defaulting apartment Owner from the
apartment under sub-section (7), the lessee by whom such ejectment has been
made may make a fresh allotment of the concerned apartment to any other
Person on such terms and conditions as he may think fit.
(II) Where any lessee omits or finis to take any action either in
accordance with the. provisions of sub-section (2) or sub-section (3) or subsection (7) the lessor may, in the first instance, require the lessee by a notice in
writing to take action against the defaulting apartment owner under subsection
(2) or sub-section (3) or, as the case may be, under sub-section (7), within a
'period of ninety days front the date of service of such notice, and in The event
of the omission or failure of the lessee to do'so within such period, the lessor
may himself take action as contained in sub-section* (2) or sub-section (3) or
sub-section .(7), and the provisions of sub-section (4) to sub-section (6) and
sub-section (8) to sub-section (10). shall, as far as may apply to any action
taken by him as if such:action had been taken by the lessee.
(1'2) For the removal of doubts.,it is hereby declared that no work in
any apartment by the owner thereof shall be deemed to be a breach of the
terms of the sub-lease in respedt of the land on which the building containing
such apartment has been constructed unless the work is prohibited bY subsection (2) of section 6. .
10. Notwithstanding anything contained, in the Transfer of . Property
Act, 1882 (Act No.4 of 1882), or in any other law for the time being in force,
a,hy pason acquiring any apartment from any apartment owner by gift,
exchange, purchase or otherwise, ortaking lease of an apartment from an
Purchase or
person taking
lease ol
apartments from
apartment
.Owners to
apartment owner for a period of thirty years or more. shall
execute an
s
In respect of the said .apartment, be subject to the provision
undenakina
of this Act: and
Execute and register. an instrument, in such form, in such
manner and within such period as may be prescribed giving an
undertaking to comply with the covenants, conditions .and
restrictions, subject to which such apartment . is owned by the
apartment owner aforesaid.
II (1) the owner of each apartment may create any . encumbrance.
Only against tile apartment. Owned by _him by executing an instrument and
registerin g it in the office of the retustering authority and the Percentage of
common areas and facilities appunemmt to
Encumbranuts
again,t
apaninClith
t.cd.t t;F:jni 3171T1TTOJT Tirrrt. 19 111'4, 2010
34
as may
nner and to the same extent
be creasuch apartment in the same ma
t to indiy
jec
sub
rty
pe
pro
of
l
rce
‘
pa
0.
artim
relation to any other sep
k
p:
shi
ner
Ow
eA
aam
apart"'
h encumbrance is created. the
Provided that where any suc
d
n create
si
. shall not'
such encumbrance has bee
the,‘Yin relation to which
'partitioned or sub-divided.
t two or
or any encumbrance agains
(2) In the event of a charge
the sep—
, the apartment owners of
ive
Nvor
ect
eff
ng
mi
co
be
nts
ic apartme
of the undi
rtments and the percentage
vi
apa
ir
the
e
ov
rem
y
ma
s
not, apartment
intr
apa
h
suc
to
nt
ena
urt
facilities app
and
as
are
n
mo
com
the
in
t
Agzkinteres
nal or proponir
nce on payment of the fractiO
bra
um
enc
or
rge
cha
the
m
€34 fro
ed and on such paymeach of the apartments affect
81Jamounts attributable to
the common a—
eivil—
tage of undivided interest in
the apartment and the percen
umbrance
ll be free of the charge or enc
sha
reto
the
nt
ena
urt
app
ies
and facilit
o removed:
son
ment shall not prevent the per
hp \
Provided that such partial pay
ding to
cee
pro
m
fro
nce
bra
um
rig
enc
enforce the hts
Ine‘v\
a charge or any of the
apartment and
er
oth
. vori
t se paid, against any
, relation to the amount no
and efac4Lit_
erest in the common areas
int
d
ide
div
'un
of
ge
nta
perce
akikes appurtenant to such apartment.
At
CHAPTER V
Declaration of building and
Contents of
Declaration
deed of apartme nt
M the e44.
submitted by a promoter
) fhe declaration shall be
structed after t;
t c..e_of the
respect of a building con
competent authority in
in sutt
commencement of this Act in such fonn, within such period and
s of
th
tain full and true particular
manner as may
be prescribed and shall con
:
ely
following, nam
12.
building anA
of the land on which the
be located. and whether the land is free
improvements are, or are to
hotri or tease hold:
:' the number of stories ani(
(h) ric,
teription of the building statin
ncipal materials of Mild)
'lumber of apartments and pri
instructed:
tement of its location.
her of each apartment antis sta
mediate COill'11:$1! area
t pi'
number of rooms and the im
necessary for $$.:- Proper
iceess and any ()Mei it.zitti
un
description
i.e contrrtz
inept:lay t
terest
palm-nay z
ilittes it rat
- f•tal-t
Tac/.. 19 'LIM. 2010
rirti
35
(g) particulars of encumbrances. if any. on the property of
.apartment and its uhdivided interest at the date. of the declaration:
at) such other particulars as may be prescribed:
.(/) The declaration referred to in sub-section (1) 'nay he amended
under such circumstances and in such manner ps may be prescribed.
13. No promoter or an apartment owner shall transfer or hand over the
Registration'oi
possession of any apartment constructed after 'the commencement of this Act Deed of
without exccuting an appropriate transfer deed and also getting it registered Awanment
under the provisions of the Registration Act, 1908 and it shall also be
incumbent for such promoter or apartment owner to enclose a true copy of the
declaration made under section 12 to such deed of transfer.
CHAPTER VI .
Association of Apartment Owners and Rye-laws for
the Registration of the affairs of such Association
14, (1) There shall be an Association of Apartment Owners for the
.administration of the affairs in 'elation to the apartments and the property
appertaining thereto and for the management of common areas and facilities : •
Provided that where any area has been demarcated for the construction
of buildings, 'whether such area is called a block or pocket or by any other
name. there shall be a single Association of Apartment Owners in such
demarcated area.
It shall be the joint responsibility, of .the promoter and the
apartment owners to - form an Association. The promoter shall get theAssociation registered when such number of . apartments have been handed
over to the owners which is necessary to-form an association or 33% of'
.apartments, whichever is more, by way of sale: transfer or 'possension,
provided the building has been completed alonewith all infrastructure services
and contpletion certificate.obtaincd from the local authority..
In a case. where an association of the apartments owners of a
building has not been !brined. on the intended date of execution of a deed of
'apartment in. Favour of prospective apartMerit owner. it shall be obligatory for
a prospective apartment (MIXT 10 become -member of the association within a
period of 4. weeks On receipt of a written intimatirm about the loin In I ion or
such association.
•
Where au association of an apartnienuowners exist • .t1 the Intended
,date of transfer of an apartment. it will be obligator:,
p:':emective
apartment owner to become menthe: or such associatiott
deed of an apartment in
.1
—oeiation of the Arr...
On lin11131i0I•
sub-section 12) allovc•
regarding their conint.••
from the pr iflflef
Provi(led. ii:•
pronloict
'• •
hiw:
•
Or ihc nfl:
i''Hiuuies shall be d
there:
1.•rtinents arc : •
c
_;:ton na
Association Of
owners and.'nye-
laws relating
llierctO
36 :
•
55,7ct Strtbtt attst1:15.5Fut Tittirc.r
7010
(a) he Government may by no. i [ -minion in the ,thdthut: icame model
hly,thivii s t.iecoidnce with which property rules- nth to in sub-section (1) shall
be administcthd by the Association of :that:uncut Owners
Association
meeting, make its bye-laws in accordance :Ruh the model bye:
Apindment
laws so lammed, and in making its byr.plabk the Associatioa cir
n to,
Owners :than not make any depanthie From. variation ea. midnio
shall, at
prova of
omission 'rim. the model bye-laws afortmiaid eycept with the priorap
the competent authority.
( 7 ) fine model bye-laws framed andel' sob-section (s shall provide for
the thllowinth among other matters. natrekm
'(;),) the manner in ythich Ch. Association of Apart:
to bc Conned:
Owner is
dy the election, (him amcnint: apanment owners.
Mallil?,Lineffi by the meMberii cif the Assoc:kg Ha
if a Board of
2)\ partment
0a:ncrs:
II the numb:: ci apar[mnii OwIlers cOnsilto t:
comp isition of the ithard and that one-third ot 1"-el
!lc 13: tard. the
of the Board
shall ret;R: annually.
ii/) the pim):ct i.nd duties Pattie Board:
thd: the hcastipintum Il any, el the members nichehoard:
the method et t'CnO\3I from office of the menthe' of the
13(
deL:Tat
51 a
powers dk the Board to ern:age the scth
Marta
suck
to
Board
the
of
orpowers and duties
cit method at calling meetings of the ASSOCial inn of Apartment,
ent
Owners and the numbed of members of such Association of Apartm
Owners:
0.) election of a President of the Association of Apartment
the
Owners from among the apartment owners, who shall preside over
;
Meeting-of the Board and of the Association of Apartment Owners
(70 election of a Secretary to the Association of Apartment
Owners from among the apartment owners, who slid!] be an ex-Wicio
one
member of the Board and shall keep two separate minutes books,
the
for
other
the
for the Association of the Apartment Owners and
and
Board. pages of each of which shall be consecutively numbered
ent
authenticated by the President of the Association .of Apartm
the
Owners and shall. record, in the' respective minutes books.
the.
resolutions adopted by the Association of Apartment Owners or
Board, as the case may be:
t'i) election of a kreasurer from among the abithmeni owners.
id no shall keep the financibl records of the Assoctai't ot .)mitipment
thiners as also al the
Oth maintenance, repair and replacement of the
,inft Mcilitics and pavn-Icril IherefOr;
:5
PtE 3.71111T7t9
. 19 TIT, 2010
(fl)manner ofeollecting from the apartment owners or any other
upant of apartments, share of the common expenses;
(a) resignation and removal of persons, employed - for the
intenalice. repair: .and replacement of the common areas and
facilities:
(p.) restrictions with regard to the use and maintenance of the
<
;apariments and the Use of the common areas and facilities, as may be
Zrnecassary to prevent unreasonable interference In the use of each
apartment and of the con-int& areas and • facilities by the several
apartment owners;
,-;(q) any matter which may be required by the Competent
,
.'.
Authority
to be provided for in the bye-laws for the. proper or better
J
..administration of the property;
. •
"
, (r) such other matters as are required to be, or may be, provided
for in the.bye-laws.
(8) The bye-laws framed under sub-section (5) may also contain
ions, not inconsistent with this Act(a) enabling the ,Board i6 retain certain area of the building for
coitinierciarpurpoes and to grant lease of are areas so retained, and to
)- •
apply the proceeds of such lease . for the VeductiOn of the common
expenses for maintaining the bdilding,-comnion areas and, facilitieS.
and if any surplus is left after meeting such expenses, to distribute
such surplus to the apartment owners as income;
.(h) relating to the audit of the accounts of the Association of '
Apartment Owners and of the Board, and of the administration of the
-propeity;
specifying th6times at which. and the manner in which annual
.•,
general meetings' and special 'general meetings of the Association of
Apartnient Owners shall be held and conducted;
i
specifying the time at which, and the manner in which, the
annual repon relating to the activities of the Aslociation of Apartment
Owners shall be submitted; 4'.
•
specifying the Mariner in Which the income derived and
expenditure incurred by the'Associatioh of. Apartment -Owners shall
be dealt with or as the case may be, 'accounted for. I
Insurance
15. (I) the Board or Manager—
.•
(a) shall have, if requested so to do tyy•a mortgagee having a first
mortgage covering an apartment, the authority to, and'
(h) Shall. if required so to do by tthe'bye-laws or by a Majority of
the apanmept owners.
Obtain insurance for the property 'against ,loss or damage by fire or
d'ther hazards under such terms and for such 'amOUnts as requested or required.
,•
,(2)•Sucli;•insurance coverage shall , be written on Ithe property in . the
name of such Board or Manager as trustee for each of the apartment owners in
the percentages specified in'the bye-laWs.; „
- .37
. 20
3—
M7 14 Yr 3ifiTEM'at Tre, 9 Hj4
38
co
Disposition of
properly.
destrucrion or
datnage .
Action
Common
profits. common
expenses and
other matters
in respect
The premia payable
'
mmon expenses.
10
nce shall b
of every such insura
e
,
li
b
su
of
without prejudice
s
•
.
be
ion
all
vis
sh
. The pro
-section (I) t6 (3)
nt for ii
ure his own apartme
r.
artment owner to ins
ap
the
of
ch
ea
of
ht
tolhe rig
•
benefit.
to 1
mage or destruct' n
ys of the date of da
da
ty
six
n
thi
wi
If
.
n
16
ete
r time as the compa
, or within such furthe
part of any property
the.circumstances of the case, allow. the Association may. having regard to
build sue
air, reconstruct or rel
not determine to rep
es
do
rs
ne
Ow
nt
Apartme
t,
t
en
ev
t
tha
in
d
,
an
•
•
propert then,
on by (hi
mm
'co
in
d
ne
ow
be
.(a)
deemed to
the property shall be
,
rs;
ne
ow
nt
me
apart
ned in common,
(13)
at in .the property ow
the undivided intere
be the percentage
artment owner, shall
ap
ch
ea
to
in
rta
pe
which shall ap
ch owner in the
viously owned by 'su
pre
t
es
ter
'in
d
ide
of the undiv
ilities;
common areas and fac
apartments shall be
(c)
affecting any of the
any encumbrances
ing priority to the
rdance with the exist
co
ac
in
red
fer
ns
tra
deemed to be
ment owner in the
d interest of the apart
ide
div
un
the
of
ge
percenta
•
property.
for partition at , the.
(d)
subject to an action
the property shall be
proceeds of 'sale
which event, the net
in
rs
ne
ow
nt
me
art
arly„
suit of any ap
e on the property, if
ceeds of the insuranc
pro
t
ne
the
h
wit
er
togeth
ongst all thet
d shall be divided am
an
d
fun
e
on
as
red
shall be conside
in the perecentage equal to . the percentage of
apartment owners
rty'
nt owner in the prope
ned by eaeh apartme
ow
st
ere
int
d
ide
rs
div
un
artment owne to
ctive shares of the ap
pe
res
the
all
t,
ou
g
aftyr payin
divird
charges on the un
the purpose and all
for
t
ien
ffic
su
t
ten
ex
nient owner.
y owned by ;ach apart
interest in the.propert
tion
apartment `owner, ac
e to the rights of any
dic
eju
tpr
ou
ith
V,V
(I)
17.
n of the
r case in the diacretio
or Manager,- in eithe
ard
Bo
the
by
ht
ug
Maybe bro
as their respective
:apartment owners
the
of
re
mo
or
o
tw
.•
Board on behalf df
ating to the common
any cause of action rel
to
ct
pe
res
h
wit
ar,
interest may appe
nt.
more than one apartme
areas and facilities or
. in• ,any •
owners
o or more apartment
tw
on
ss
ce
pro
of
nt
(2) The service
re than one apartMe
as and facilities or mo
are
on
mm
co
the
to
action relating
of
s to receive service
may be made t the person, designated in the bye-law
on
process.
c.71-12,‘PTER VII
her Matters
on Expenses and Ot
mm
Co
ts,
ofi
Pr
en
Coalm
on
shall be distributed am
IS. (I y
profits of the property
on
mm
co
e
ng
rdi
Th
co
'
nt owners ac
arged to. the apartme
ch
be
all
sh
es
ns
pe
the
and the empmon;ex
apartment owners in
ided interest of the
div
un
the
of
tge
nti
to the perce
ilities.
common areas and fac
Rtr 3rtir.T177 quid. 19 Ill& 2010.
39
(2) Where the, apartment owner is pot in the occupation of the
apa
rtment owned by him the liability to the,common expenses payable in -.
aspeci of such apartment shall be the joint
a
-and several liability of the
partment Owit and the person in occupation of the apartment. •
19. No apartment owner may exempt himself from liability for his
contribution towards the common-eicpenses by waiver of the, use of enjoyment
o f a ny of the ennui-ion areas and facilities, or by the abandonment of,his
a partment ;
7 0. (I) All -sums assessed by the Association of ApartmenitOwners, but
; ' unpaid for the share of .the common eXpenses chargeable to any apartment.
.
other charges except only.
;t
(i)
.
the
chaige,
if
any.
on
the
apartment
for
payment
of
r
Government and -Municipal taxes; and
Apartment
owner not to be
exempt from
liability for
contributio4 by
waiver of the
use of the
common areas
and facilities Common
expenses to be a
charge on the
apartment
7 (ii) all the sums unpaid on a first mortgage of the apartment.
1'
(2) ,The Association of Apartment Owners. may approach the
Competent Authority with a request for recovery of amount lying unpaid for a
period , of more than 12 months and w13,ich is, due towards the common
expenses payable in resp'ect of an apartment, and the Competent Authority. on
'being satisfied, shalt take appropriate action for its recm'ery from the owner of
.
.
- .
that apartment as arrears or land revenue
•
(1) NotWithstanding anything:to the contraD., contained in any law
Separate
assessment
relating to local authorities, each apartment and its percentage of undivided
interest in the'comiildn areas and fatilities appurtenant to such apartment shall
be, deemed to. be separate property for the purpose of assessment of tax on
lands and building leViable under such .1Pw and shall be assessed and taxed
'"accordingly; . and for this purpose a local authority shall make suitable'
regulations
regulations to carryout the provisions of this Section.
(2) Neither the building nor the property nor theicommon area's and
- facilities referred , to in sub-section (1),. shall. be—deemed to .be separate
properties forthe piirpose of the levy:of such,.taxes..
(I) If an apartment owner;
.
,•
either willfully violates, br evidently threatens. to ittiakes the
'provision of sub-section (1)or sub-section(2) of section h. or .
•
fails to pay the conimon expenses. *Thiel] are oayable In him
Under this Act for a period of more than 6 months.
the general body of the Association.'of Apartment Otathenti con‘i-erned may.
after giving notice of not less than seven days to such apartment owner :nay
pass a resolution to cut off •witl-thold or in any manner curtail or redu, .1 any
- essential supply or service enjoyed by such apartment owner:
Boaixft6 cut off_
withhold, curtail
or reduce
essential supply'
of service ..
TrOT 31TIT-TRDT 1
1We, 19 Tif4, 2610
action ii
n of Owners shall not take any
Provided that such Associatio
certified copy is sr
referred to above unless a
furtherance of the resolution
Aparttnent Owner b
thority and the concerned
each to the competent Au
.date of its being sen
one month expires fcom the
registered or speed post and
lding.
e conspicuous place of the bui
and its copy is displayed at som
this sul
Explanation; It is clarified that the power to take action under
of the Association o
the other.rights and remedies
section-shall not prejUdice
other law for. the time
under this Act or under any
Apartment Owners available
being in force.
aggrieved by.an action under sub-sectior
(2) lit an apartment owner is
within a period of 15
to the Competent Authority
( I ), he may prefer an appeal
resolution, and the
receipt of the copy of the
days from the date of the
nity to the panics
ier 'affording sufficient opportu
ompetcnt Authority shall &F
iously as he deems fit.'
pass such orders most expedit
rtment, the
Joint and several
or other transfer of an, apa
(I) Ojon the sale. bequest'
23.
sferee, as the
liability of
purchaser of. the apartment or the grantee or legatee or the tran
•
vendor etc.. for
dor or the
case May be, shall be . jointly and severally liable with the ven
unpaid common
or for his
sfer
or tran
eSsinent against ,the vendor
expenses
transferor for all unpaid ass
. bequest M other
es up td the time of the sale
ens
exp
n
mo
com
the
of
re
sha
, grantee, legatee or:
to the right of the purchaser
transfer: without prejudice
amount paid by the
vendor or, the transferor any
the
from
ver
reco
to
ee
sfer
tran
or trankteree thereof.
purchaser, grantee or legatee
d to in gub,
legatee or transferee referee
(2) Any purchaser, grantee,
or Manager setting
to a statement front the-Board
section. ( I) shall be entitled
dor or transferor, as
aid assessment against the ven
fOrth the amount of the unp
sferee shall not be
chaser, grantee, legatee or tran
the case may be, and such pur
share of common
t to a charge for any unpaid
liable for, nor shall be subjec
, bequest or other
ent accrued prior to such sale
expenses against such. apartm
unt set forth in the statement.
transfer in excess of the amo
CHAPTER VIII
Miscellaneous
Act to be
binding on
apartment
owners. tenants.
Offence .
s, tenants of owners, e
24. (1) All apartment owner
r, use the property or
son who May, in any Manne
and tenants, or any other per
the provision of
any
applies, shall be subject to
part thereof to which this Act
the rules made thereunder
this Ath and the bye-laws and
ll effect the
tained in this sub-section sha
.Provided that nothing con
son in common areas
d by any allottee or other per
right, title or interest acquire
of commencement of
moter on or before the date
and facilities from any pro
this Act.
made by the
and determinations lawfully
(2) All agreements, decisions
ons of this
visi
the pro
Owners in accordance with
Associatiomof Apartment
apartment owners.
deemed to be binding on all
Act and the bye-la's shall be
25. (1) If any prothOter.
t to
erwise any land appurtenan
(a)
transfers by way of sale or oth
and
as
mon are
was originally shown as.com
. • a building and such land
areas, etc. in
tion
space, path ways, circula
facilities such as park, open
or
scribed sanctioning authority,
i
the plan approved byt,the pre
tAirgi 31itiztritet TT3f2. 19 T.11. 2010
:
(h) illegally makes 'construction in contravention of the plan
approved by the prescribed sanctioning authority beyond
coinpoundable limits:
' he shall, on conviction, be punished with imprisonment for a term
not less than three years which may extend to six years or with line not
less than three lakh rupees. which may extend to five lakh rupees or
with both.
Expiancirion: Above punishment shall not exonerate the promoter from
his liability to restore the status of common areas and facilities as per the
approved plan. •
(2) Notwithstanding anything contained in the Code of Criminal
Procedure. 1973 it shall 1)6 lawful for a Metropolitan Magistrate or a Judidal
Magistrate of the First Class to pass on any person convicted of an offence
under this Act, a sentence of imprisonment or line or both as provided in the
relevant section of this Act. in exercise of powers under section 19 of !Mt said
Code.
(3) lithe owner of an apartment which is subject to the provisions oi
Chapter 111 contravenes.
(a) the provisions asection -5. or 6 or
(h) any bye-laws made under the provisions of this Act,
he sha ll. on eon ii•ielion. I:e Tarnishable with fine not less tL3
thousand rupees which tray extend to Filly thousand rupees
case of 3 continuing i..•.rniroventi(In, to :NI additional fine which
extend to one thousand rupees flit- c‘ery day ,during which
contravention continues alter the conviction.
(4) No court shall take cognizance of an offence under this section,
except' on the written complaint by the board after a majority decision thereof
and. after obtaining prior permission of the Competent Authority in such
manner as May be prescribed.
26. Cl) Where an offence under this Act has been committed by a
company, every person who, at the time the offence was committed was in
charge of and was responsible to. the company for the conduct of the business
of the company as well as the Company, shall be deemed to be guilty of the
offence and shall be liable to be proceeded against and punished accordingly.:
Provided that nothing contained in this subsection shall render any
such person liable to any punishment if he proves that- the offence was
committed. without his knowledge or that he exercised all clue diligenCe to
Prdvent. the-commission of such offence.
(2) Notwithstanding anything contained in clause (1), where an
offence under this Act has been committed by a company and it is proved that
the offence has been committed with the consent or connivance of. or is
attributable to . any neglect on the pun of. any director, manager: secretary or
Pther officer of the company, such director, manager, secretary ot other officer
hall also be deemed to be guilty of that offence and shall be liable to he
Proceeded a gains( and punished accordingly.
Offences by
Companies
41
c
'Oat 337TIURui !Rife.. 19 1:11- . 2010
EA:planation-For the purposes of this section
finn
(a) "company" means any body corporate and includes a
other association of individuals; and
04 "director" in relation to a firm, means a partner in the firm. .
ConAl by State
Goyemment
ns as may
27. (1 ) The Competent Authority Shall carryout such directio
for The efficient
be issued to it from time to time by the State Government
administration of this Act.
s and
(2) If in, or in connection with, the exercise of its power
under this Act any
discharge of its functions by the Competent Authority
Government, the
dispute arises betwten the Competent Authority and the State
final.
decision of the State Government on such dispute shall be
own motion
(3)The State Government may, at any time, either on its
or on application. made to it in this behalf, call for the records of any case
purpose of the
disposed of or order passed by thg Competent Authority for'the
or direction
passed
satisfying itself as to the legality or propriety of any order
relation thereto as it
issued and. may pass such order or issue such direction in
may think lit:
prejudicial .
Provided that the State Government shall not pass an order
unitytof being
to any person without affording such person a reasonable opport
heard.
se of the
(4) Every Order of the State Government made in exerci
called in question
powers conferred by this Act,shall be final and shall not be
in any court.
28. (1) Nothing in section 25 and 26 of this Act shall apply.
promoter is.
if the
for
(a) a local authority or any other statutory body constituted
the development' of land or housing; or
by the
' (b) a company or a body wholly owned or controlled
promotion
goVernment created for development of land or housing or
of industry. •
(2) No suit, prosecution or other. legal proceeding shall, e against the
ment in respect Of
Government or any officer or other employee of the Govern
by or under this
anything which is in good faith done or intended to be done
Act.
provisions
.29. For the removal of doubts. it is h&eby declared that ,the
of the Transfer of Property Act, 1882'.(Act No. 4 of 1882), shall, in so far as
to the transfer.of
they are not indonVistent with the provisions of this Act, apply
common areas and
any apartnient_together with its undivided interest in the
apartment, whether
facilities appurtenant Thereto, made by the owner of such
or otherwise, as
gift
such transfer is inade by sale, lease, mortgage. exchange,
they apply to the transfer of any immovable property.
limiter to make '
rules
Overriding
effect of this Act
e, make
30. The Government may. by notification in the Official Gazett
rules to carry out ,The provisions of this Act.
hstanding
31. (1) The provisions of this Act ,shall have effect, notwit
for the time being
anything inconsistent therewith contained in any other law
in force;
1 ITS1(... 19 .910. 2010
.
43
(I) save a5. otherwise expressly provided in sub-section (II the
this Act. shall be in addition to. and not in 'derogation of any
rovisions of .
ther law for the time .being•in force.
37. If the Government is of the opinion that the operation of any Power to exempt
irovision of this Act causes any undue hardship. it may exempt. by a general
or special order. any class of person or areas from the provisions of this Act.
l
.33. (1) The Government may. for the purpose of removing any
Removal of
difficultY, by a notified order. direct that the provisions of this Act. shall.
diiIi cu It
during such period, as may be specified in the order. have effect subject to
such adaptation whether by way of modification: addition or omission. as it
may deem necessary or expedient: .
Provided that no.order shall be made after a period of two years from
the date of commencement of this Act.
(2) No order made under this sectibn shall be called in question in any
court on the ground that no such difficulty existed or was required to he
removed. .
34. The Uttar Pradesh Ownership of Flats Act, 1975 is hereby
repealed.
Repeal-of U. P.
Act no. 50 of
1975.
STATEMENT OF OBJECTS AND REASONS
Housing is a basic human necessity and the quality of the house as well, as of it
environment play an important role in the growth of individuals, both physically and mentally.
.The - widening, gap between the rising urban population and the housing stock added every vcar,.
has gradually. reached such a critical stage that the problem of prOviding proper shelter and
desirable standard of living seems very difficult to be solved. Moreover, majority of the citizen of
urban areas of the State cannot think in terms of owing houses on individual basis beeause of the
shortage of land in the urban areas. The efforts made by the Government as well as different
- agencies have not made much dent into the housing problem.
Uttar Pradesh is predominantly an agricultural State: it is not advisable to use fertile
lands more and more for housing purposes which ultimately will affect the prochictiOn of food
grains. It is, essential that for solving- housing problem economy
' in the use of land as well as in
the uSe of capital investment should be observed, for which Group Housing development. will
have to be promoted. With a view to promoting the Group Housing, it has been decided to make
law to provide for the ownerShip of an individual apartment in a building of an, undivided
nverest in the .dommon areas thi facilities appurtenant of such apartment and to make such
apartment
, and interest heritable and transferable.
. The Uttar'Pradesh Apartment (Promotion of Constructio.n.; Ownership and Maintenance)
0 is introduced accordingly.
By order:
KUSJIWAHA.
Sac/iv.
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