How to File a RERA Complaint in Uttar Pradesh: Step-by-Step Guide

By the legal team at Neeraj Associates · Updated 21 October 2026 · 7 min read

Practice areas: RERA Cases REAT Appeals

By Team Neeraj Associates, Lucknow · Last reviewed: October 2026 · 7 min read

हिंदी में पढ़ें: यूपी रेरा में शिकायत कैसे करें — हिंदी गाइड

When should you go to UP RERA?

RERA is meant for disputes between homebuyers (called "allottees") and builders (called "promoters") in real estate projects. Common grounds are:

• Delay in possession beyond the date in the agreement for sale (Section 18)
• Construction not as promised, or changes to the sanctioned plan without the buyers' consent (Section 14)
• Structural or workmanship defects reported within five years of possession; the builder must fix them within 30 days at no cost (Section 14(3))
• Failure to execute the conveyance deed or hand over common areas to the association (Sections 11 and 17)
• Taking more than 10% of the price as advance without a registered agreement for sale (Section 13)
• False advertisement or a misleading brochure (Section 12)
• Selling in an unregistered project that needed RERA registration (Section 3)

A project generally needs registration if the land exceeds 500 square metres or it has more than eight apartments. You can check a project's registration number, approvals and quarterly progress on the UP RERA website before you file.

Authority, Adjudicating Officer or Conciliation: which forum?

• The Authority (Section 31): for violations of the Act, rules or regulations, including refund with interest or interest for delay under Section 18.
• The Adjudicating Officer (Sections 71 and 72): for compensation. The officer looks at factors such as the builder's unfair gain, the loss caused to you and whether the default was repeated.
• The Conciliation Forum: UP RERA offers an amicable settlement route first. Section 32(g) asks the Authority to facilitate conciliation between builders and buyers. If you decline it, you go on to the regular complaint.

Under the UP RERA Rules, 2016, a complaint to the Authority is in Form M (Rule 33) and a compensation complaint to the Adjudicating Officer is in Form N (Rule 34), each with a ₹1,000 fee; on the portal these are filled in online. You can choose the forum while filing. Many buyers ask for refund or delay interest before the Authority and file a separate compensation claim before the Adjudicating Officer.

Step-by-step: filing a complaint on up-rera.in

1. Send a written notice to the builder first. It is not compulsory, but a dated notice and the builder's reply (or silence) strengthen your complaint.
2. Collect the project details. Note the project's RERA registration number, the builder's registered name and address, your unit number and the agreed possession date.
3. Create a complainant profile in the complaints section of up-rera.in using your email ID and mobile number. If an advocate or authorised person files for you, their email and mobile number are also entered.
4. Choose the forum and complaint type: the Authority, the Adjudicating Officer (compensation) or the Conciliation Forum. You will be asked whether a complaint on the same matter is pending or decided before RERA, a consumer commission or another forum. Answer this correctly.
5. Fill in the complaint. Give the facts in date order, the amounts paid, the relief you want (refund with interest, interest for delay, possession, repairs, conveyance deed, compensation) and the provisions breached.
6. Upload documents as clear PDFs, along with the vakalatnama or authorisation letter if someone files for you.
7. Preview, pay the ₹1,000 fee online and submit. Save the complaint number generated after payment.
8. Submit a hard copy if asked. Under UP RERA's complaint procedure, the downloaded complaint with attachments may have to be submitted as a self-attested hard copy at the UP RERA office in Lucknow or NCR (Greater Noida). Check the current instructions on the portal.

Documents to keep ready

• Allotment letter and agreement for sale (builder–buyer agreement)
• All payment receipts and bank statements showing payments
• Demand letters from the builder
• Correspondence with the builder, including your notice and any reply
• Home loan sanction letter and tripartite agreement, if any
• Possession letter, photographs and an engineer's report (for defect claims)
• Your ID proof

What happens after filing?

• Notice and reply: The builder is sent a notice and files a reply. You may file a rejoinder.
• Hearings: The date, bench and place are sent to your registered email and mobile number. You can also track them on the portal with the complaint number. UP RERA has offices in Lucknow and Greater Noida.
• Time frame: Section 29(4) asks the Authority to decide complaints within 60 days as far as possible, and Section 71(2) sets the same target for the Adjudicating Officer. If they cannot, they must record reasons. In practice, many complaints take longer.
• Interim orders: Under Section 36, the Authority can restrain a builder from an activity during an inquiry where urgent action is needed.

What relief can you get?

• Refund with interest, if you withdraw from a delayed project (Section 18(1) and Section 19(4))
• Interest for every month of delay until possession, if you stay in the project (Section 18(1))
• Compensation for loss, decided by the Adjudicating Officer (Sections 18 and 71)
• Directions to complete the work, fix defects, execute the conveyance deed or register the project
• Penalties on the builder for violations and for not obeying RERA orders (Sections 59 to 63)

Interest is payable at the rate set by the Uttar Pradesh rules, linked to State Bank of India's MCLR plus 1%.

Appeal and recovery in brief

• Appeal: Either side can appeal to the Uttar Pradesh Real Estate Appellate Tribunal within 60 days of receiving the order (Section 44(2)). A builder must first deposit at least 30% of the penalty, or the full amount payable to the buyer with interest and compensation (Section 43(5)). A further appeal lies to the High Court within 60 days on questions under Section 100 CPC (Section 58).
• Recovery: If the builder does not pay, the amount can be recovered as arrears of land revenue under Section 40(1) through a recovery certificate sent to the District Collector.

Frequently asked questions

What is the fee to file a RERA complaint in UP?

₹1,000, paid online while filing on up-rera.in.

Can I file a RERA complaint without a lawyer?

Yes. A buyer can file and argue the complaint personally. Many buyers engage an advocate for drafting, interest calculations and hearings, especially in large claims.

Is there a time limit to file a RERA complaint?

The Act does not set a specific limitation period for complaints. Filing soon after the default is still advisable, because documents and evidence are easier to produce and delay can be raised by the builder.

Can I go to the consumer commission instead of RERA?

The RERA Act is in addition to other laws (Section 88), so a consumer complaint may also be possible. Filing the same claim in two forums at once is not allowed, and the portal asks you to disclose any parallel case.

My project is not registered with RERA. Can I still complain?

Yes. UP RERA's portal has a separate option to report an unregistered project, and a builder who sells without the required registration faces penalties under Section 59.

How do I track my UP RERA complaint?

Log in to the complaints section of up-rera.in and use your complaint number. Hearing dates are also sent by email and SMS.

About the authors

Team Neeraj Associates, Lucknow Email: rishi.saxena@neerajassociates-legal.com · Phone: +91 8960006363

Disclaimer: This article is general information as of October 2026, not legal advice. RERA rules, fees and portal procedures change, and every case depends on its facts. Please consult an advocate about your situation.