RERA Protections for Homebuyers Against Builder Alterations and Defects

Worried that your builder may change the layout of your flat or convert promised amenities after you've bought your home? RERA offers strong protection to homebuyers. Under Section 14 of the Act, once the sanctioned plans and specifications are shown to a buyer, the promoter can't alter them for that unit without consent, the only exception is a minor tweak the buyer asked for, or a small fix an architect or engineer certifies as structurally necessary, with proper notice given. Anything bigger, like altering walls, floors, or access points in a specific flat, needs that allottee's written consent. Changes to the building or common areas, such as converting a garden into parking, need written consent from at least two-thirds of allottees in that building. Even after the final sale deed is signed, the promoter stays liable for structural or workmanship defects reported within five years of possession, with a duty to fix them free within thirty days.

The default rule Once the sanctioned plans, layout plans, specifications, and the nature of fixtures, fittings, and amenities are disclosed to a person who agrees to buy an apartment, plot, or building, the promoter cannot make additions or alterations to them without that person's previous consent. This applies notwithstanding anything in any other law, contract, or agreement.

The narrow exception The promoter may also make minor changes required for architectural or structural reasons, but only if an authorised architect or engineer has recommended and verified the change, and the allottee has been given proper declaration and intimation. The Act defines what does not count as "minor." Excluded are: any structural change, including an addition to area or a change in height; removal of part of a building; any change to a wall, partition, column, beam, joist, or floor (including a mezzanine floor); closing or changing any required means of access, ingress, or egress; and changes to fixtures or equipment. Any alteration or addition to the sanctioned plans, layout plans, or specifications for a specific apartment, plot, or building that falls outside the "minor" exception needs the previous consent of that allottee.

Changing the building or common areas

Alterations to the sanctioned plans, layout plans, or specifications of the buildings or the common areas within the project need the previous written consent of at least two-thirds of the allottees, other than the promoter, who have agreed to take apartments in that building.

For this count, one allottee is treated as one vote regardless of how many apartments or plots they, their family, or their associated entities have booked.

Defects after handover

If a structural defect, or any other defect in workmanship, quality, or provision of services, or any other obligation of the promoter under the agreement for sale, comes to light within five years of the allottee taking possession, the promoter must rectify it without extra charge within thirty days.

If the promoter fails to do so within that time, the allottee is entitled to compensation as provided under the Act.

The promoter's responsibility for structural and other defects continues even after the conveyance deed for all apartments, plots, or buildings has been executed.

Why this matters for allottees The sanctioned plan shown at booking is close to a binding commitment: the promoter cannot quietly redesign layouts, fixtures, or common areas after sale. Genuine consent, not notice alone, is the legal threshold for anything beyond minor, allottee-approved, or engineer-certified tweaks. Buyers who are aggrieved by unauthorised changes, or by cancellation not made in accordance with the agreement for sale, can approach the Authority for relief.