How to File a Complaint with UP RERA: Step-by-Step Guide

Updated October 18, 2026

If your flat in Noida, Greater Noida or Ghaziabad is delayed, or a builder is not honouring the agreement, the Uttar Pradesh Real Estate Regulatory Authority (UP RERA) is the first formal forum to know about. This guide covers the online process on up-rera.in, what it costs, what to keep ready, and what happens after an order. It is general information, not legal advice. Portal screens and fees can change, so check the live site before you pay.

Which RERA should you approach?

Complaints go to the regulator of the state where the project sits. You file on the RERA portal of the project’s state. Projects in Noida, Greater Noida and Ghaziabad fall under UP RERA. Gurugram projects fall under Haryana’s regulator, so a Gurugram buyer should not file here. UP RERA works from Lucknow and has a regional office in Greater Noida for NCR matters.

Who can complain, and about what

Section 31 of the RERA Act lets an aggrieved homebuyer, promoter or real estate agent complain to the Authority about any violation of the Act, its rules or regulations. So the route is not only for buyers. UP RERA also accepts complaints from buyers in unregistered projects.

There are two main forms on the portal:

Form M: a complaint to the Authority under Section 31. Typical subjects are delayed possession, refund, or other breaches of the Act.
Form N: a compensation complaint to the Adjudicating Officer under Sections 12, 14, 18 and 19, filed on a separate form under the UP RERA Rules.

If you want both a refund or possession and separate compensation, you may need both forms. Ask a lawyer which fits your facts.

Documents to keep ready

The portal asks for the core paperwork in PDF. That means the allotment letter, the agreement for sale (BBA) and payment receipts. Other documents help your case:

Demand letters, your correspondence with the builder, ID proof (Aadhaar or PAN) and the project’s RERA registration number.
Bank statements, plus a power of attorney or vakalatnama if someone files for you.
A short dated chronology and a simple calculation of what you claim.

UP RERA’s own complaint format is built around a Section 31 complaint with an affidavit, and it asks whether conciliation has already taken place on the unit. The format also states that complaints must be in English or Hindi.

Some older guides said you must also submit a self-attested hard copy at the Lucknow or NCR office. One such guide described this requirement. It is dated, so confirm on the portal or with the registry whether it still applies.

Step-by-step: filing online

Go to up-rera.in and open the Complaints menu. The menu lists Register Complaint, Complaint for Compensation, Complaint Status and a request for rectification of an order under Section 39.
Register or log in. Login is by email or OTP. The portal’s e-Court login/sign-up page is the entry point.
Choose Form M, or Complaint for Compensation for Form N. A pop-up first offers the Conciliation Forum. Click Yes for conciliation or No to carry on with the complaint.
Answer the screening questions. If RERA has already passed an order in the matter, you are redirected to an Execution Request page. If a Section 31 complaint is already pending, you are advised to seek relief in that case.
Fill in the project, party and relief details, then upload the documents.
Pay the fee online. Note the complaint number on the acknowledgment. The receipt shows the complaint reference number. You will need it for the Complaint Status page.

Fees

The Form M fee is ₹1,000 for filing a complaint, and also ₹1,000 for an appeal under Section 44(1).

For Form N, sources disagree. One guide lists ₹5,000 for the Adjudicating Officer. Another lists ₹1,000 for both forms. I could not confirm the current Form N fee from an official page, so check the amount the portal shows before paying.

Separately, UP RERA has reported that it enabled an online route against excess transfer charges, announced in a press release dated 8 May 2026. Such complaints go through Form-M. Under the reported limits, processing fees are capped at ₹1,000 for family transfers and succession, and ₹25,000 for non-family transfers. This comes from secondary reports, so read the original notice on up-rera.in before relying on it.

Conciliation: an option, not a requirement

UP RERA’s site says its forum aims at settling disputes between allottees and promoters through free discussion, facilitated by buyer and promoter association representatives and a RERA conciliation consultant. The official page says it planned forums at 18 stations in the state. Secondary sources say forums operate at Lucknow and Greater Noida.

Trying it does not close the door on a formal case. UP RERA states that if conciliation fails, you can still file a Section 31 complaint against the fee already deposited for conciliation. The exact conciliation fee is not stated clearly in the sources I could verify. One guide calls the forum free, so check the portal. Any settlement depends on the builder agreeing to take part.

How long does it take?

I found no official, guaranteed disposal time for complaints. One third-party guide mentions a 90-day resolution target, but I could not trace it to an official UP RERA document. Treat it as unverified. Expect notices to the builder, replies and hearings, and delays if either side seeks adjournments.

On limitation, one guide says a complaint should be filed within three years of the cause of action. I could not confirm this in the Act or UP rules, so do not rely on it. File as early as you reasonably can.

After the order: getting paid

An order does not always mean money arrives. If the promoter does not comply, the next step is execution. The portal has an Execution Request page for this. Practitioners describe the request as asking the Authority to issue a recovery certificate to the District Collector so dues are recovered as arrears of land revenue.

Section 40 of the Act is the basis. The recovery certificate is addressed to the District Magistrate, who is directed to recover the amount from the promoter as arrears of land revenue. One legal practitioner describes the Collector issuing a recovery citation, with power to seize bank accounts and auction property.

The courts have backed this route. The Allahabad High Court in Proview Realtech said Section 40(1) exists to give buyers speedy recovery as arrears of land revenue. Recovery is still not automatic. If the Collector delays, one practitioner suggests a writ petition in the High Court. Keep copies of every certificate and follow up at the Collector’s office. If there is a mistake in the order, the portal also offers a Section 39 rectification request.

Appeals to the Appellate Tribunal

Either side can challenge an order. Section 44 allows a person aggrieved by an order of the Authority or Adjudicating Officer to appeal to the Appellate Tribunal. Key points:

Time limit: 60 days from receipt of the order, extendable if there was sufficient cause for the delay. A UP practitioner’s note counts the 60 days from the date the order was uploaded on the UP RERA website. The courts have said time runs from receipt of a copy, so do not wait.
Fee: Rule 25 of the UP RERA Rules requires ₹1,000 with each appeal.
Pre-deposit by promoters: The Act says a promoter’s appeal will not be entertained unless the promoter first deposits at least 30% of the penalty, or the total amount payable to the allottee including interest and compensation. Tribunal and court decisions reported in UP have treated the allottee’s amount as needing full pre-deposit. If you are a buyer who won, this is useful to know.
Disposal: The Tribunal should try to decide within 60 days of receipt, and must record reasons if it cannot. That is an endeavour, not a guarantee.

A further appeal lies to the High Court. It must be filed within 60 days of the Tribunal’s order being communicated.

Practical tips

Send the builder a written notice first and keep proof of delivery.
Keep every payment record. Bank statements are stronger than informal receipts.
Ask for a specific relief, such as refund with interest or possession, with your calculation.
Do not stop paying legitimately due instalments without advice. Get a lawyer’s view first.

Prevention is cheaper than a complaint. Before booking, check the project’s RERA registration and quarterly updates on up-rera.in. If you are still comparing areas, search all properties on ADiHomes and read local guides such as Greater Noida West or Indirapuram. This is not a recommendation of any project.

Official sources to check

Sources

Updated 18 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.