When Regulation Fails the Home Buyer: The Mirage of Affordable Housing Delivery in Haryana
🚨 The Bigger Problem
Despite RERA registration, DTCP licensing, and state-backed affordable housing policies, homebuyers in India are still vulnerable to non-delivery, regulatory misuse, and coercive builder practices. Over the past year, I’ve seen firsthand how the very safeguards designed to protect buyers are being systematically bypassed:
- RERA registration is treated as a formality, not a delivery guarantee.
- Builders launch projects without securing mandatory environmental and wildlife clearances.
- Delays are explained away using force majeure, even when the fault lies squarely with the builder.
- Refunds are unilaterally issued without consent, stripping buyers of legal rights.
- Key facts like eco-sensitive location or pending approvals are concealed from buyers.
- Authorities issue directions—but they are repeatedly ignored.
All of this continues while projects are marketed as "government approved" and "affordable housing success stories.
📌 My Case: GLS Central Avenue, Gurugram
I’m not speaking as an outside observer. I’m a buyer, a lawyer, and now a complainant. In 2022, I booked a unit in Central Avenue, an extension of a previously delivered affordable project by GLS Infraprojects Pvt. Ltd., Sector 92, Gurugram. It was RERA-registered (GGM/600/332/2022/75) and DTCP-licensed.
I signed the registered BBA and paid 25% of the flat cost in 2022. But over the next 2 years, nothing was built. No progress, no clarity—only shifting explanations.
When allottees raised concerns, GLS cited “delay due to Wildlife NOC”—invoking force majeure. That claim didn’t hold up.
📜 What RTI Revealed
I filed multiple RTIs with SEIAA, MoEFCC, and the Wildlife Department. Here’s what came out:
- The Wildlife NOC file (Proposal No. FP/HR/Others/6349/2022) was never submitted properly. It remained in “Draft” status for 17 months and was expunged from the system due to inaction.
- The Environmental Clearance file (SIA/HR/MIS/275301/2022) was deferred across seven SEAC meetings—because GLS repeatedly failed to submit required documents.
- GLS did not disclose the project’s location within the Eco-Sensitive Zone of Sultanpur National Park to buyers—despite legal obligations.
⚠️ Refund Without Consent
Then came the final blow. On 19 June 2025, GLS refunded back paid amount to my one of my client account without any demand or consent, that too without any interest, or explanation.
This unilateral refund violated:
- The Builder-Buyer Agreement
- The RERA Act
- Principles of natural justice
It was a coercive tactic meant to cut off my legal rights as a buyer.
🏢 Office Visit: License Cancellation Confirmed, but No Answers
When allottees, visited the GLS office. We were told they had written to HRERA requesting project license cancellation.
But no answers were given on:
- What happens to buyer compensation
- Whether interest would be paid
- How rights under the agreement would be enforced
Only the letter to HRERA was shared. It was clear: they were walking away, quietly.
📩 So We Filed Complaint
With no choice left, I filed complaint before HRERA, Gurugram. I’m also representing other allottees preparing their own complaints.
Relief sought: Project delivery and not to cancel RERA and enforcement of contractual rights
🧱 The Pattern We Must Recognize
This is not just one project. It’s a pattern:
- Builders exploit procedural gaps and exit quietly
- Authorities give approvals, but don’t enforce compliance
- RERA protection exists on paper, not in practice
- Honest homebuyers are left to fight alone
🔧 What Must Change
We urgently need:
- Independent compliance audits post-RERA registration
- Not to give RERA if any mandatory approvals like Environment Clearance is pending.
- RTI-disclosable status of every clearance linked to project dashboards
- Strict penalties for invoking false force majeure claims
- Mandatory disclosure of eco-sensitive zones in buyer materials
- Ban on unilateral refunds without buyer consent and interest
🎯 Why I Spoke Up
I filed this complaint not just to recover my own investment—but to highlight the systemic failures hurting thousands of middle-income homebuyers in India.
We followed the law. We signed a government-approved contract. We paid the builder. And yet, we’re the ones now seeking remedy.
That cannot be allowed to stand unchallenged.
Amarjeet Singh Advocate | Allottee – Central Avenue 📧 amarjeetpanghal@gmail.com | 📞 +91-9829015812
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