All HC | ‘Home-buyers’ grievances to be disposed of positively within 3 months by reasoned and speaking order’: Court issued general mandamus to Authorities concerned

Allahabad High Court: The Division Bench of Pankaj Naqvi and Piyush Agrawal, JJ., issued a general mandamus to Competent Authorities under U.P. Apartment Act, 2010 and U.P. Industrial Area Development Act, 1976 or any other cognate enactment to decide the grievances of home buyers within 3 months from the date the grievance is brought to their knowledge.

State of U.P. taking cognizance of the rise in population and demand for space especially for residential purposes enacted U.P. Apartment (Promotion of Construction Ownership and Maintenance) Act, 2010.

It has been stated that the object of the Act is to give primacy to the interest of the owners of the apartments and protection of their rights against arbitrary and profit-oriented actions of the promoters/builders in which a role of an arbiter has been assigned to the competent authority in the Development Authority as held in Designarch Infrastructure Pvt. Ltd. vs. Vice Chairman, Ghaziabad Development Authority, 2013 (9) ADJ 594.

Genesis of the instant petition

Bench has taken judicial notice that a large number of cases have been coming before the Court on behalf of the home-buyers who after having spent their hard-earned life savings, buy an apartment, only to face hostile and arbitrary actions from the promoters/builders/Development Authorities and instead of resolving such disputes, they become mute spectators.

Irregularities highlighted by Home-Buyers

Petitioner by the instant petition has highlighted several irregularities in violation of their agreements on the part of the respondent 3 being the developer co-promoter of the residential project “Shipra Shritsti” which despite several representations to respondent 2 have gone unattended.

High Court deemed it appropriate to issue a general mandamus to the competent authorities to dispose of the grievance of home-buyers within a stipulated period so as to obviate an individual home-buyer or a registered association, as the case may be, from approaching this Court time and again.

Further, the Court added that the benefit of this order shall also be extended to the competent authority envisaged under the U.P. Industrial Area Development Act, 1976 and other cognate enactments.

Court issues directions

Following were the directions issued by the High Court in light of the above discussion:

(i) A general mandamus is issued to the Competent Authorities under U.P. Apartment Act, 2010 & U.P. Industrial Area Development Act, 1976 or any other cognate enactment to decide the grievance of the home- buyers or their associations, positively within 3 months from the date the grievance is brought to their knowledge, by reasoned and speaking order under intimation to the aggrieved persons.

(ii) The Competent Authority shall ensure that before any decision is taken, a right of audience is given to the parties concerned.

(iii) The Competent Authority shall ensure that an officer not below the rank of a Gazetted Officer shall periodically visit the apartment/building at least once in 6 months at a prior notice to the registered association which shall be obliged to circulate it amongst its member so as to give them an opportunity to ventilate their grievance if any. Any reported violation shall be immediately brought to the notice of the Authority concerned which shall immediately take remedial steps.

(iv) Any inaction on the part of Competent Authority shall be construed as a serious dereliction of duty, warranting interference from the State Government.

[Shipra Sristhi Apartment v. State of U.P., 2021 SCC OnLine All 43, decided on 05-01-2021]


Advocate for the Parties:

Counsel for Petitioner: Abhinav Gaur, Anoop Trivedi (Senior Adv.), Vibhu Rai

Counsel for Respondent: C.S.C., Ravi Prakash Pandey, Rohan Gupta, Tarun Agrawal

One comment

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    The Honourable High Court of Allahabad has rendered the referenced decision with the wisdom and the Government of Uttar Pradesh [“UP”] has to learn from this decision to treat people as human beings. The Honourable Yogi, the present Chief Minister [“CM”], of UP firmly supports “the might is right” and due to his unwise thinking UP has become the most dangerous place of the world. UP has the largest police force in the world, the police are unskilled and corrupt and there is no law and order in UP.
    IAS and PCS are appointed as justices without legal education and proper legal training. The simple disputes which can be settled by a qualified judge in one minute are unsettled because UP IAS and PCS abuse the public. These unskilled IAS and PCS justices don’t follow the guidelines established by the Honourable High Courts and the Supreme Court of India they make an arbitrary decision contrary to the legal principle audi alteram partem, they grant ex parte orders to their friends, relatives, influential and friendly advocates in secret meetings.
    The UP Government must keep in mind that justice delayed justice denied.

    Respectfully submitted,
    Ramesh Mishra
    Victoria BC Canada

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