Offering Possession Of Flat Without Obtaining Occupation Certificate Is Illegal, NCDRC Holds Hamilton Heights Liable

The National Consumer Disputes Redressal Commission (“NCDRC”) bench of Justice Sudip Ahluwalia (Presiding Member) and Justice Saroj Yadav (Member) held 'Hamilton Heights Pvt. Ltd.' liable for deficiency in service and unfair trade practice for offering the possession of a flat without obtaining the occupation certificate. The NCDRC also held that Hamilton Heights failed to fulfil the requirements of a valid possession offer and attempted to introduce the alleged offer at a highly belated stage of the proceedings. Brief Facts: The Complainants booked a flat in the project named 'Hamilton Heights' in Faridabad, Haryana, developed by Hamilton Heights Pvt. Ltd. (“Developer”). The Complainant paid an initial amount of Rs. 5,00,000/- out of the total sale consideration of Rs. 66,24,000/- on 14th October 2007. The buyer's agreement was executed after a delay of 13 months when the Complainants had already paid further instalments. As per the buyer's agreement, the possession was to be delivered within 36 months of the execution, that is, by December 2011. Further, it contained several arbitrary and one-sided clauses which included the forfeiture of previous instalments in case of non-acceptance. Subsequently, the Complainants paid up to Rs. 46,70,000/- by December 2011. However, the Developer failed to deliver the possession of the flat. The Developer extended the completion deadline to 1st February 2013. By this time, the Complainants had paid Rs. 69,94,488/-. The possession was delivered and during an inspection conducted on 3rd April 2013, the Complainants noticed multiple defects and deficiencies in the flat. Despite repeated requests for rectification, the Developer failed to make necessary repairs and instead, kept on demanding more money. Additionally, the Developer also failed to obtain an occupation certificate by this time. Subsequently, the Complainants discovered that the offered possession of the flat was illegal. The Developer had failed to obtain mandatory permissions at the time of delivery. Feeling aggrieved, the Complainants filed an FIR against the Developer on 24th May 2014 and another complaint before the Punjab and Haryana High Court (“High Court”) on 28th August 2013, which were pending adjudication. The Complainants also filed a consumer complaint before the National Consumer Disputes Redressal Commission (“NCDRC”), New Delhi. The Complainants contended that the Developer unilaterally revised the flat's area and failed to obtain the necessary statutory permissions and documents (including the occupation certificate) by the time of the flat's delivery. The Developer also imposed one-sided and unfair terms and diverted the collected sale consideration towards its other projects. Contentions of the Developer: The Developer contended that the occupation certificate was already issued by the appropriate authorities in 2015. Further, the Complainants were offered possession of the flat in 2013 and despite repeated reminders, they refused to accept the possession. The complaint was also barred by limitation as it was filed with a delay of 4 years without any reasonable cause. The previous FIR filed by the Complainants was also dismissed uncontested. Moreover, the Developer had already approached the High Court to quash the FIR as the matter was purely civil in nature. Further, the change in the flat's area was not unilateral as it was instructed by competent authorities, and the Complainants were timely informed about the said changes. The buyer's agreement was also willingly signed by the Complainants, having the full opportunity to review it. The project was delayed due to circumstances beyond the Developer's control as multiple flat buyers failed to pay their instalments timely under the construction-linked payment plan. The defects cited by the Complainants were also minor in nature and would have been addressed promptly. Observations by the NCDRC: The NCDRC observed that the Developer initially offered possession of the flat to the Complainants in 2013, without obtaining the mandatory occupation certificate. Reliance was placed on Debashis Sinha and Ors. vs M/s R.N.R. Enterprise [2023 LiveLaw (SC) 92] and Samruddhi Co-operative Housing Society Ltd. vs Mumbai Mahalaxmi Construction Pvt. Ltd. [Appeal No. 4000 of 2019], wherein the Supreme Court held that offering possession of the flat without obtaining the occupation certificate is inherently illegal and constitutes a deficiency in service and unfair trade practice on the part of the developer. The NCDRC also observed that the Developer failed to submit a revised offer of possession letter along with an occupation certificate on record during the proceedings. The Developer's claim regarding the alleged offer only surfaced when the matter was announced to be reserved for final orders on 19th March 2025. The Developer failed to prove the authenticity of...

Offering Possession Of Flat Without Obtaining Occupation Certificate Is Illegal, NCDRC Holds Hamilton Heights Liable

Smita Singh

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Offering Possession Of Flat Without Obtaining Occupation Certificate Is Illegal, NCDRC Holds Hamilton Heights Liable

Smita Singh

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INR 1099+GST

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