Uttar Pradesh Buyer Guide

How to file a complaint with UP RERA: steps, documents and what to expect

Start with a short account of what happened, the documents that support it and the order you want. Then choose the appropriate complaint route. Keep filing, scrutiny, hearing, decision and enforcement as separate stages in your plan.

Last updated: 15 October 2026

Who can complain, and about what?

Section 31 of the RERA Act, 2016 permits an aggrieved person to complain about breaches of the Act, rules or regulations against a promoter, allottee or real estate agent. It includes associations of allottees and registered voluntary consumer associations.

Identify the alleged breach rather than simply describing the purchase as disappointing. Write down the obligation, the agreement clause or statutory provision, what happened and the remedy sought. For a possession dispute, place the promised date, any relevant extension documents, payments and correspondence together.

Check the project and promoter using our UP RERA verification guide. Missing registration does not automatically end the enquiry: UP RERA’s 2026 amendment to regulation 24 provides for deciding registration or exemption questions when hearing complaints from allottees of unregistered projects. Obtain advice on jurisdiction where the transaction or project status is unclear.

Choose the relief and the appropriate route

The UP Rules, rules 33 and 34, distinguish an Authority complaint in Form M from a compensation application in Form N. Section 71 assigns compensation under sections 12, 14, 18 and 19 to the adjudicating officer. The current eCourts manual describes separate M and N routes.

Separate requests for possession, refund or interest from a claim for compensation for loss. Do not label every monetary request “compensation.” Have the proposed relief reviewed if you seek several remedies, and disclose existing proceedings or orders. For the statutory division of responsibility, see sections 18 and 71.

Prepare a readable evidence file

The official Forms M and N seek party details, jurisdiction, facts, relief and supporting enclosures. The portal manual also covers booking documents, agreements, payment evidence, communications and authorisation. Prepare the following as a working file, supplying what applies:

Names and contact details matching the transaction documents.
Project, phase and unit or plot identifiers.
Booking form, allotment letter and complete agreement with amendments.
Payment receipts, relevant bank entries and the promoter’s ledger.
Possession offers, cancellation letters and relevant correspondence.
Evidence and calculations supporting the requested relief.
Earlier case papers and representative-authorisation documents, where applicable.

Number the documents and write a one-page chronology. Use a payment table with date, amount, recipient, reference and enclosure number. Record refunds separately instead of concealing them in a net total. If a document is missing, describe that honestly; do not invent a date to fill a compulsory field.

For example, replace “the builder never responds” with dated requests and the replies actually received. Mark the relevant pages without removing surrounding clauses. Keep your original files and a copy of the exact bundle submitted.

Online filing steps

Start from UP RERA’s official homepage and select “Register Complaint.” Its complaint links lead to the eCourts sign-in or registration page.

Create or access your account and complete the complainant profile.
Select the appropriate complaint route; consider the offered conciliation option.
Enter the parties, project, booking and payment information.
State the facts and relief, and upload supporting documents.
Review the form, submit and complete the official payment process.

These stages follow the official filing manual. Follow the live form’s document limits. Save the submitted form, acknowledgement and payment receipt. Reopen uploaded documents to check legibility and completeness.

The officially stated filing fee

Rules 33(1) and 34(1) each specify ₹1,000 for their respective complaint or compensation application. The eCourts manual shows ₹1,000 through the SBI payment gateway. Check the live payment screen before paying.

Keep filing fees separate from any professional fee you agree with a representative. Request a written scope and bill for that service. Do not pay a personal account merely because someone promises quicker listing or a favourable order.

After submission: scrutiny and paper copies

The manual’s sections 9 and 10 describe scrutiny, responses to objections, then signed paper copies and uploading delivery proof. Check “Pre-Registered,” including “Complaints with Objection” and “Document Awaited,” and follow current directions.

Maintain a task list for every objection: the question raised, your response, the replacement enclosure and submission evidence. Confirm the current receiving office before posting anything. A saved draft or payment receipt should not be your only check that the case has progressed.

Conciliation and hearings

UP RERA describes conciliation as an opportunity for an agreed settlement. Its official account of the UP conciliation process, section 9.3, explains written settlements signed by the parties and the ability to pursue adjudication when settlement is not reached.

Prepare your acceptable outcome before a meeting. Check the amount, payment dates, possession conditions and what happens on default. Ask how the agreement will be recorded in your case. Do not withdraw or acknowledge full satisfaction without understanding the wording and what has actually been performed.

For adjudication, rule 33(2) provides for notice, the respondent’s explanation, evidence and a decision. It also permits proceedings in a person’s absence in the stated circumstances. Check the official cause list and comply with the specific hearing notice.

Organise a brief submission around three questions: what was promised, which evidence proves the breach, and what order is requested. Answer the other side’s documents directly. UP RERA’s General Regulations, regulation 27, require reasoned orders; read the resulting directions rather than relying on a verbal summary.

Understand the statutory timelines

Sections 29(4) and 71(2) specify 60 days from receipt of the application for the Authority and compensation adjudication respectively, with written reasons required if that period is exceeded. These provisions do not promise that money will reach your account within 60 days.

Keep separate calendar entries for filing corrections, hearings, the order’s compliance date and any appeal deadline. Use the dates actually recorded in your case. Avoid planning rent, loan repayments or another purchase around an assumed complaint-completion date.

Appeals and enforcement are different next steps

An aggrieved person may appeal to the UP Real Estate Appellate Tribunal. Section 44 sets 60 days from receipt of the decision’s copy, with delayed appeals possible for sufficient cause. It separately calls for an endeavour to decide appeals within 60 days, with reasons for delay.

Use the Tribunal’s official e-filing portal and its filing help for current procedure. Prepare the challenged order, receipt-date evidence, specific grounds and supporting papers. Ask for advice promptly rather than assuming a fresh complaint can replace an appeal.

If the concern is non-compliance with an existing order, UP RERA provides a separate “Request for Order Execution” service. Keep an account of payments or actions completed against the order. Seek advice on the correct enforcement application and any appeal or stay affecting it.

Practical filing checklist

Identify the correct respondent, project and alleged breach.
Choose the relief and review the M or N filing route.
Prepare a chronology and indexed evidence bundle.
Reconcile payments, refunds and requested amounts.
Disclose earlier proceedings and orders accurately.
Save submission and payment evidence.
Resolve objections and follow paper-copy directions.
Track hearings, compliance and appeal dates separately.

Frequently asked questions

What should I do if an upload or payment fails?

Keep the error message and transaction reference, check the dashboard and contact official support before paying again. Do not create duplicate complaints simply to work around a technical error.

Should I send my original documents?

Keep originals safely and follow the specific filing or hearing direction. The published manual describes signed copies for the post-scrutiny paper submission.

Sources

Official references checked on 15 October 2026:

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