Buying a plot or planning a home in Chennai’s Padappai Oragadam belt is exciting. But if a builder or layout promoter fails on promises, the Real Estate Regulation and Development Act gives you a clear path to seek relief. This guide explains when to raise a RERA complaint and how to do it step by step, with Tamil Nadu context in mind.
What RERA Covers in Tamil Nadu
RERA applies to real estate projects that meet the Act’s thresholds and are registered with the state RERA. In Tamil Nadu, this includes many plotted developments and housing projects across the Oragadam industrial corridor and Padappai suburbs.
• Projects that require registration must display a valid RERA number
• Promoters must provide truthful marketing, approved plans, timelines and amenities
• Buyers get rights to timely possession, transparent payments and accurate information
Note that DTCP approval and RERA registration are different. DTCP relates to planning permissions and layout approvals. RERA focuses on consumer protection, disclosures, timelines and remedies. A compliant project will have both, wherever applicable.
When You Should Consider a RERA Complaint
Raise a complaint if any of the below apply and normal follow ups are not resolving the issue.
• Unreasonable delay in handover beyond the agreement date
• Major change in approved layout, plot boundaries or amenities without consent
• Collection of money not aligned with the payment schedule or demand for extra charges that are not in the agreement
• Misleading claims in ads or brochures compared to actual approvals or on-ground reality
• Project not registered when it should be, or promoter not displaying the registration number
• Refusal to refund as per the agreement after cancellation due to promoter default
• Structural defects or quality issues within the defect liability period after handover
• Non execution of sale deed or failure to form an association of allottees as promised
• Poor maintenance of common infrastructure promised in the layout documents
If you are in Padappai or the Oragadam belt, these signs might include changes in road widths, green buffers, stormwater drains, clubhouses or park areas that were advertised.
First Try: Resolve With the Promoter
Before filing, make a genuine attempt to resolve.
• Write a clear email or letter describing the issue with dates and copies of evidence
• Ask for a written timeline to fix the problem or to process the refund
• Keep an evidence trail of calls, site photos, bills and responses received
Many disputes close quickly once the promoter sees a well documented request.
Decide the Right RERA Forum
Under RERA there are two paths depending on your relief.
• RERA Authority: For directions like completion, records, disclosures, interest on delay and general violations
• Adjudicating Officer: For compensation claims that need quantification based on loss
If you are unsure, describe your prayer in simple terms like interest for delay, refund, or compensation. The registry will guide you to the correct channel.
Documents to Keep Ready
Collect and scan these for upload.
• Allotment letter, sale agreement or construction agreement
• Payment receipts, bank statements and demand letters
• Approved layout plan, brochure, ad copies and any WhatsApp or email assurances
• RERA registration details of the project if available
• Identity proof and address proof
• A short chronology note with dates
Name files clearly so the registry and the officer can follow your story.
How to File a RERA Complaint Online
Filing in Tamil Nadu is designed to be straightforward.
• Create an account on the state RERA portal and choose complaint filing
• Enter project and promoter details and your buyer details
• Upload your written complaint with a crisp summary and a clear prayer
• Attach supporting documents and site photographs
• Pay the prescribed fee online and note the acknowledgement number
Write your complaint in simple language. Mention facts, dates and promises as per documents. Avoid emotions and stick to evidence.
What Happens After Filing
• Scrutiny and notice: The registry examines your filing and issues notice to the promoter
• Hearing: You will get a hearing date. Attend physically or virtually with your documents
• Order: The Authority or Adjudicating Officer passes an order with directions or compensation if due
• Compliance: Promoter must comply within the time given, failing which you can seek enforcement
• Appeal: Either party can appeal to the Real Estate Appellate Tribunal within the statutory period
Cases are generally targeted to be decided quickly. Your preparedness and clarity can speed up the process.
Practical Tips For Plot Buyers Around Padappai Oragadam
• At booking stage ask for the RERA number and verify the registration details
• Cross check the approved layout with what you see on the ground
• Insist on a clean payment schedule tied to milestones
• Keep a project diary with dates of visits, calls and emails
• Use simple checklists during site visits for roads, drainage, park areas and utilities
If you are exploring plots, use this knowledge to shortlist projects with strong compliance and clean documentation. For example, reputed layouts like those featured on velammalgarden.com focus on approvals and transparency which reduces dispute chances later.
Why Good Developers Welcome RERA
Credible developers and layout promoters see RERA as a quality framework.
• Standardised disclosures create trust with end users
• Defined timelines and clear payments reduce confusion
• Quick grievance redressal encourages buyer confidence and word of mouth
At Velammal Garden, the goal is to keep buyers informed from day one, so the RERA framework becomes a safety net rather than a tool you need to use. You can learn more about the project vision and approvals at velammalgarden.com.
Sample Complaint Outline You Can Adapt
Use this simple structure when drafting your complaint note.
• Parties: Your name, address, contact and promoter details
• Project: Name, location, RERA registration details if applicable
• Facts: Chronology of booking, payments and commitments with dates
• Issue: Delay or deviation or refund dispute stated clearly
• Evidence: List of documents and exhibits you are attaching
• Prayer: What you seek such as interest for delay, refund, delivery timeline, compensation or directions
• Declaration: Confirm facts are true to the best of your knowledge
Keep it to two to three pages with annexures numbered and labelled.
Common Mistakes To Avoid
• Filing without first asking the promoter in writing to fix the problem
• Mixing multiple unrelated grievances in one complaint without clarity
• Not attaching the agreement or payment proofs
• Seeking relief that RERA does not grant, such as criminal penalties
• Using only WhatsApp chats without primary documents
A neat file and a focused prayer improve your chances of a swift order.
Final Word
RERA is a buyer friendly law that works best when you keep records, stay factual and act in time. In Chennai’s fast growing Padappai Oragadam belt, this approach protects your investment, reduces stress and keeps your plot purchase on track.
FAQs
What is the difference between DTCP and RERA for plot buyers
DTCP handles planning approvals for layouts and infrastructure. RERA ensures the promoter makes accurate disclosures, follows timelines and honours agreements. A compliant layout should satisfy both wherever required.
Can I file a complaint if the project is not registered under RERA
Yes, if the project should have been registered but is not, that itself can be a ground. You can complain about non-registration and other violations based on your documents.
How long does it usually take for a RERA case to conclude
RERA aims for time bound disposal. Actual time depends on case complexity, hearing schedules and compliance efforts by the promoter. Good documentation helps speed.
Do I need a lawyer to file a RERA complaint
The portal allows self filing. However, for complex compensation claims or if large amounts are involved, professional assistance can help frame your prayer and evidence better.
What if the promoter does not follow the RERA order
You can apply for enforcement through the Authority. Non compliance can attract further directions and penalties as per the Act. Keep all communication and timelines documented.
For buyers who prefer peace of mind from day one, shortlist projects with clear disclosures, on ground progress and responsive teams. Explore more about community planning and approvals at velammalgarden.com and make an informed choice for your family.
