The prices haven’t come down to the extent it was expected. Huge unsold inventory, lack of new demand, demonetization amongst others has not led the builders bringing the rack rate down albeit few discounts and freebies to the customers. The is going to be no further price correction in the Real Estate Market as the market bottomed out long before demonetization. Moreover, all the renowned developers either have deep pockets to hold the inventory or are opting for construction funding which gives them the cushion.
Before RERA, the risk of delays, quality, title, and changes were borne by the customer. These will now be borne by the developer and there will be a premium that the flat purchasers will have to pay for transferring this risk to the developer. Implementation of RERA will ensure the safety of INVESTMENT but at a premium as there is no room for developers to absorb these costs and so they will be transferred on to the customers by way of price increase.
Untimely delivery of real estate projects has been the biggest bane for the buyers. Of late, almost all projects especially projects launched 2010-2013 have defaulted in delivery within the stipulated time primarily because funds were diverted to new projects by the builders instead of using them in completing the existing ones. With RERA now a reality, the developers have been prompt to open ESCROW accounts for their existing projects and look for construction funding to deliver the projects as per the new commitments to the authority. Any further delay will be fatal for their companies.
Now, as per the RERA Act, the promoter has to maintain an “Escrow Account” for every project undertaken wherein 70 per cent of the money received from the buyers shall be deposited. Such funds can only be used for the purposes of construction and land cost. Real estate developers will have to furnish additional information regarding the ongoing projects for the benefit of the buyers besides depositing 70% of the unused funds in a separate bank account to ensure their timely completion.
Developers will have to make public the original sanctioned plans and changes made later, total amount collected from allottees, money used, original timeline for completion and the time period within which the developer will complete the project, certified by an Engineer/Architect/practicing Chartered Accountant.
Each Regulatory Authority in the state will have the responsibility to register and regulate real estate projects and real estate agents registered under this Act. It will also be required to maintain a website for public viewing, of all real estate projects for which registration has been given with all the details pertaining to the project.
The quality of the construction has also been a matter of concern with several builders. The RERA rules provides for protection against this up to 5 years after possession. In case any structural defect or any other defect in workmanship, quality or provision of services or any other obligations of the promoter as per the agreement for sale is brought to the notice of the promoter within a period of five years, it shall be the duty of the promoter to rectify such defects without further charge, within 30 days.
No promoter shall advertise, market, book, sell or offer for sale, or invite persons to purchase in any manner any plot, apartment or building, as the case may be, in any real estate project or part of it, in any planning area, without registering the real estate project with the RERA established under this Act.
Each advertisement has to carry the RERA registration number. This will indirectly impact the pricing of the properties and will push the prices NORTH. Earlier the developers used to collect fund in the name of soft launch to pay to the concerned authorities for purchasing of land and applying for other clearances. Now the developers will need to shell out money from their pockets, there-by increasing their financial involvement as no booking will be possible without all the clearances in place. The survival of the FITTEST will be the law of the Real Estate Industry.
Make sure you buy a project which is registered with the Regulatory Authority (RA). Once the state has its RA established, builders will be required to register their projects with it by furnishing all the information including, financial statements, copy of legal title deed and other documents. The builders will get a registration number project-wise i.e. tower wise.
If the promoter fails to complete or is unable to give possession of the property within the agreed timed-period, he has to return the total amount with interest at such rate as mentioned in the agreement to sale.
And, in case the buyer does not intend to withdraw from the project, he shall be paid, by the promoter, interest for every month of delay, till the handing over of the possession.
After registration with RA, the builder will be given a login-id and password to create a page on RA’s website to upload the project related information on authority’s website. It will show quarterly up-to-date the list of number and types of apartments or plots, as the case may be, booked; quarterly up-to-date status of the project; and amongst others.
Currently, most builders ask for 10 percent of the total cost of the property as a booking amount. Now as per RERA, a promoter cannot accept more than 10 of the cost of the property, as an advance payment or an application fee, without first entering into a registered agreement for sale.