BEFORE THE MAHARASHTRA REAL ESTATE REGULATORY AUTHORITY, MUMBAI Virtual Hearing held through video conference as per MahaRERA Circular No.: 27/2020 REGULATORY CASE NO. 129 OF 2024 PROMOTER NAME REALGEM BUILDTECH PRIVATE LIMITED PROJECT NAME RUSTOMJEE CROWN - PHASE I MAHARERA PROJECT REGISTRATION NO. P51900003268 ORDER (In an extension application) January 16, 2024 (Date of hearing – 12.01.2024 matter reserved for order) Coram: Shri Ajoy Mehta, Chairperson, MahaRERA Advocate Abir Patel for the Promoter 1. REALGEM BUILDTECH PRIVATE LIMITED is the Promoter/Developer within the meaning of Section 2(zk) of the Real Estate (Regulation and Development) Act, 2016 (“said Act”) of Real Estate Regulatory Authority (“RERA”) and had registered the project “RUSTOMJEE CROWN - PHASE I” under section 5 of the said Act bearing MAHARERA Registration No. P51900003268 (hereinafter referred to as the “said Project”). 2. The Promoter has filed an extension application No. EXT51900018220 on 14.12.2023 (hereinafter referred to as “said extension application”) seeking for extension of the said Project under section 7(3) of the said Act which was heard by this Authority on 12.01.2024 wherein the following roznama was recorded: QUOTE Promoter seeks extension till 31.12.2024. The Promoter seeks extension in view of pandemic, geopolitical tension, notification of MGCM and shortage of building material. The Promoter avers that almost 86% of the work is complete and they intend to handover possession soon. The Promoter states that they are not diluting the rights of the allottees and hence they could not take the consent of the allottees. Matter is reserved for orders. Page 1 of 4 UNQUOTE 3. Before moving ahead, the Authority notes the registration details already on record. The Promoter while seeking registration of the said Project had submitted the date of completion as 31.12.2021. MahaRERA granted three (3) extensions on the ground of Covid-19 pandemic which were granted to all the projects registered with MahaRERA and qualifying under Notifications / Orders Nos. 13, 14 & 21 dated 02.04.2020, 18.05.2020 & 06.08.2021 respectively whereby the date of completion was extended up to 30.12.2023. The Promoter states that the said Project was delayed due to covid-19 pandemic, geopolitical tensions, disruptions in supply of goods, MCGM notification, change in labour payment policy as per notification dated 21.09.2023 and shortage of material. Hence the Promoter has applied for extension vide the said extension application herein under section 7(3) of the said Act for the period from 31.12.2023 to 30.12.2024. 4. Thus, the issue before this Authority is with regard to grant of extension under Section 7(3) of the said Act. In this regard it is pertinent to note that the Promoter this time has not been able to obtain 2/3rd majority consents of the Allottees of the said Project. In this context the relevant extract of Section 7(3) is reproduced hereinbelow for ease of reference: “7 (3) The Authority may, instead of revoking the registration under sub-section (1), permit it to remain in force subject to such further terms and conditions as it thinks fit to impose in the interest of the allottees, and any such terms and conditions so imposed shall be binding upon the promoter.” On the plain reading of Section 7(3) of the said Act, it is clear that instead of revoking the registration this Authority can impose certain terms and conditions as it thinks fit to let the registration remain in force. 5. The following observations and submissions are noteworthy before examining the issue of grant of extension under Section 7(3) of the said Act of registration of the said Project: a. That the said Project is residential project. Page 2 of 4 b. The said Project comprises of two buildings. c. That due to Covid-19 pandemic, subsequent disruptions and shortages of resources, change in government policy regarding labour payments and due to MCGM notification, the said Project was delayed. d. That the Promoter has submitted that almost 86% of the said Project work is complete and the Promoter intends to handover possession soon. e. That all QPRs for the said Project are completed up to date. 6. In view of the above, the issue of the extension under Section 7(3) of the said Act as sought by the Promoter without 2/3rd consents of the Allottees needs to be examined in light of the above-mentioned fact. The Authority would like to bring on record the statements of objects and reasons of the said Act which are reproduced hereinbelow for ease of reference: “An Act to establish the Real Estate Regulatory Authority for regulation and promotion of the real estate sector and to ensure sale of plot, apartment or building, as the case may be, or sale of real estate project, in an efficient and transparent manner and to protect the interest of consumers in the real estate sector and to establish an adjudicating mechanism for speedy dispute redressal and also to establish the Appellate Tribunal to hear appeals from the decisions, directions or orders of the Real Estate Regulatory Authority and the adjudicating officer and for matters connected therewith or incidental thereto.” On perusal of the above it is clear that the whole aim of the said Act has been to promote the real estate sector in an efficient and transparent manner and protect the interest of the consumers (including home buyers / Allottees). Thus, by not extending the registration of the said Project the same will come to a halt. The Promoter shall not be able to take actions for efficient completion as may be required in view of the lack of registration. Such an action will only be detrimental to the interest of the consumers (including home buyers / Allottees). Thus, the balance of convenience lies in allowing the extension with such condition so as to ensure completion. Further the Authority also notes that this extension under Section 7(3) is the first extension and the same needs to be granted so that the completion of the said Project is not interrupted. Thus, the Authority grants the extension to the registration of the said Project from Page 3 of 4 31.12.2023 to 30.12.2024. Needless to say, this extension will be without prejudice to the rights of the Allottees under the said Act. In view thereof, this Authority allows the said extension application keeping the rights of the Allottees intact with certain directions hereinbelow. FINAL ORDER The said extension application is allowed and the extension for the said Project is granted from 31.12.2023 to 30.12.2024 with the following conditions: A. The Promoter shall complete the balance construction work and obtain OC by 30.12.2024. Needless to say, the Allottees of the said Project shall co-operate with the Promoter. That the rights of the Allottees under the said Act shall however remain intact. B. The Promoter is directed to submit within 15 days of this order date the PERT CPM / BAR charts about the milestones to be achieved with respect to the completion of the said Project. The same shall also be shared with the Allottees and the landowner of the said Project. C. The Promoter herein is also directed to submit monthly progress reports of achievements of such milestones and/ or delay if any, to MahaRERA, the Association of Allottees, if any formed and the Allottees of the said Project. D. That upon receipt of the OC the Promoter shall inform this Authority about the same and update all progress on the said Project registration webpage from time to time. AJOY Digitally signed by AJOY MEHTA MEHTA Date: 2024.01.16 17:02:01 +05'30' (Ajoy Mehta) Chairperson, MahaRERA Page 4 of 4