What is the fee to file a complaint with RERA Punjab?

₹1,000 per complaint, both for Form M to the Authority and for Form N to the Adjudicating Officer. The Punjab rules were amended in 2020 to allow online payment, which is how most complaints are paid now.

Should I file Form M or Form N?

Form M goes to the Authority for violations of the Act, rules or regulations, including refund with interest and interest for delayed possession. Form N goes to the Adjudicating Officer when you want compensation under Sections 12, 14, 18 or 19. Many buyers file Form M first; ask your lawyer if you also need Form N.

How long does RERA Punjab take to decide a complaint?

The Act asks the Authority and the Adjudicating Officer to decide within 60 days, and to record reasons if they cannot. In practice cases with replies, adjournments and documents often take longer, so plan for several hearings.

What interest does a builder pay for delayed possession in Punjab?

Under rule 16 of the Punjab RERA rules, the rate is the State Bank of India's highest Marginal Cost of Lending Rate plus 2%. The same rate applies when an allottee pays late, and it is payable for every month of delay.

Can I file a RERA complaint without a lawyer?

Yes. The portal lets an allottee register and file directly, and you can appear in person. A lawyer helps with drafting the relief and the documents, especially in refund, compensation and execution matters.

Can I complain about an unregistered project?

Yes. The RERA Punjab portal has a separate option to report unregistered projects. Under Section 3 a promoter cannot advertise, book or sell in a project that needs registration but is not registered.

What if the builder does not pay after a RERA order?

You can apply for execution. Under Section 40 of the Act, unpaid interest, penalty or compensation is recoverable as arrears of land revenue. The portal lists execution orders separately.

Can the builder appeal against a RERA order?

Yes, to the Real Estate Appellate Tribunal within 60 days. But under Section 43(5), a promoter's appeal is not heard until it deposits at least 30% of the penalty, or the full amount payable to the allottee with interest and compensation, or both, as the case may be.

How to File a Complaint with RERA Punjab: Steps, Fees and Timelines (2026)

Property1313 Team · October 28, 2026 · 8 min read

Quick answer: To file a complaint with RERA Punjab, register on the RERA Punjab portal, choose Form M (to the Authority, for refund, delay interest and other violations) or Form N (to the Adjudicating Officer, for compensation), attach your agreement, receipts and correspondence, and pay the ₹1,000 fee online. The Authority follows a summary procedure with notices and hearings. The Act sets a 60-day target for a decision, and appeals go to the Appellate Tribunal within 60 days.

Most buyers who come to us with a complaint have the same story: the possession date has passed, the site has slowed, and emails get polite non-answers. The Real Estate (Regulation and Development) Act, 2016 gave you a forum built for exactly this. Here is how to use it in Punjab, step by step.

Before you file: is RERA Punjab the right forum?

The project must be in Punjab. A project in Panchkula is under Haryana RERA. A project in Chandigarh is under the authority for the Union Territory.
The project should be RERA-registered, or one that ought to have been. Check its number first. Our guide on how to check RERA registration in Punjab shows how.
You must be an "aggrieved person". An allottee, an association of allottees and a registered consumer association can file.
You can also go to a Consumer Commission. The Supreme Court has held that the RERA remedy is in addition to the consumer law remedy, not a replacement for it. Pick one forum for the same relief, and take advice if you are unsure which suits your case.

Step 1: write a one-page note of what went wrong

Before you touch the portal, write down:

the project, tower and unit, and the project's RERA number
the date of your registered agreement for sale, and the possession date in it
the date on the project's RERA registration (the "valid upto" date and any extension)
what you have paid, with dates
what the developer has failed to do
what you want: possession with interest for delay, or your money back with interest, or compensation, or a specific direction such as conveyance

That last point decides your form.

Step 2: choose Form M or Form N

Form	Goes to	Use it for	Fee
Form M	The Authority (rule 36)	Any violation of the Act, rules or regulations: refund with interest under Section 18, interest for each month of delay, failure to execute the conveyance, false advertising, changes to sanctioned plans, unregistered projects	₹1,000
Form N	The Adjudicating Officer (rule 37)	Compensation under Sections 12, 14, 18 and 19, for example for loss caused by false information, defects or delay	₹1,000

Both forms can be downloaded from the RERA Punjab complaint forms page, and both are filed online. The ₹1,000 fee was fixed in the Punjab State Real Estate (Regulation and Development) Rules, 2017, notified on 8 June 2017. An amendment of 25 September 2020 (published in the gazette on 8 October 2020) allowed it to be paid online. The rules and their amendments are on the Acts, Rules and Regulations page.

Note: In 2021 the Supreme Court, in Newtech Promoters and Developers v. State of UP, held that refund and interest are for the Authority to decide, and compensation is for the Adjudicating Officer. That is why most delay and refund cases start with Form M.

Step 3: gather the documents

the allotment letter and the registered agreement for sale
every payment receipt and the bank statements showing the payments
demand letters, construction updates and possession letters
emails, letters and WhatsApp messages with the developer (print the important ones with dates)
the project's RERA registration page and quarterly updates, printed
your ID and address proof, and an authority letter if a family member is filing for you
for an NRI: a power of attorney if someone in India will file and appear for you (see our guide on power of attorney for property in Punjab)

Step 4: file the complaint with RERA Punjab online

First, open the RERA Punjab website and choose Complaint, then File Complaint. You will be asked to register an account.
Next, fill in your details and the respondent's details (the promoter as registered with RERA).
Select the project and give the facts in short numbered paragraphs.
State the relief clearly, with amounts where you can.
Upload the documents as PDFs.
Finally, pay the ₹1,000 fee online and save the receipt and the complaint number.

You can track the matter under Search Case Status, and daily cause lists show when it is listed.

Step 5: the hearing

The Punjab rules lay down a summary procedure:

The Authority issues notice to the promoter with your complaint and documents.
The promoter files a reply within the time given.
At the hearing the contravention is put to the promoter. If the promoter does not contest, an order can follow straight away. If it contests, the Authority can call for documents and evidence.
The Authority can decide on documents and submissions, and can proceed without a party who fails to appear.

Tip: Attend every hearing, or make sure your representative does. Keep a one-page chronology ready. Cases often turn on dates.

Timelines and what you can get

What	Rule or section	Time or rate
Authority to decide a complaint	Section 29(4)	Within 60 days, or record reasons for the delay
Adjudicating Officer to decide	Section 71(2)	Within 60 days, or record reasons for the delay
Interest for delay or on refund	Rule 16	SBI highest MCLR + 2%
Refund to be paid	Rule 17	Within 90 days of the order or due date
Appeal to Appellate Tribunal	Section 44(2)	Within 60 days of receiving the order
Tribunal to decide appeal	Section 44(5)	Endeavour within 60 days
Appeal to High Court	Section 58	Within 60 days of the Tribunal's order

In real life, a contested case usually takes longer than 60 days. Hearings get adjourned, replies are delayed and some cases involve many allottees.

Worked example: interest for delayed possession

This is an illustration. The rate below is an assumed figure, not the current SBI rate.

You paid ₹70 lakh for a flat. The possession date in the agreement was 31 March 2025. Possession is offered on 31 March 2026, twelve months late. Suppose SBI's highest MCLR on the relevant date was 9%, so the rule 16 rate is 11% a year.

Item	Amount
Amount paid	₹70,00,000
Rate (assumed 9% + 2%)	11% a year
Delay	12 months
Interest for delay	about ₹7,70,000

The Authority calculates the real figure on the dates and the rate in force. Use SBI's published MCLR for your dates when you estimate it.

After the order: if the builder does not pay

Apply for execution of the order on the portal.
Under Section 40, unpaid interest, penalty or compensation is recoverable as arrears of land revenue.
If the promoter appeals, Section 43(5) requires it to deposit at least 30% of the penalty, or the full amount payable to you including interest and compensation, or both, before the appeal is heard. The appeal fee in Punjab is ₹1,000 under rule 26.

Common mistakes

Asking for everything at once without amounts. Be specific.
Missing the agreement date. Interest is calculated from the possession date in the registered agreement for sale, so get a copy.
Ignoring the RERA extension. If the project's registration was extended, read the order. It does not erase your agreement's date, but the promoter will rely on it.
Choosing refund and then changing your mind. Decide whether you want the flat or your money before you file.

Not sure whether a project you are considering has complaints or an extension? We check RERA status and quarterly updates for every project we list. Call or WhatsApp 89100 01313, or ask on our contact page.

Prevention is cheaper than a complaint

The best complaint is the one you never have to file. Before booking:

Check the RERA number, the "valid upto" date and the latest quarterly update.
Read the agreement for sale and compare it with the model form in the Punjab rules. Our guide to clauses to read twice in a builder-buyer agreement lists the ten that cause most disputes.
Make sure no more than 10% is paid before the agreement is signed and registered (Section 13).
Choose a payment plan that keeps your money in step with construction. See construction linked vs down payment plan.
At handover, use our possession checklist.

Looking for a home in a project with a clean RERA record? Property1313 shows the RERA number on every listing in Mohali, Zirakpur, Kharar and New Chandigarh. Call or WhatsApp 89100 01313, or leave your details on our contact page.

This is general information, not tax or legal advice. Check your case with a chartered accountant or lawyer.

Frequently Asked Questions

What is the fee to file a complaint with RERA Punjab?: ₹1,000 per complaint, both for Form M to the Authority and for Form N to the Adjudicating Officer. The Punjab rules were amended in 2020 to allow online payment, which is how most complaints are paid now.
Should I file Form M or Form N?: Form M goes to the Authority for violations of the Act, rules or regulations, including refund with interest and interest for delayed possession. Form N goes to the Adjudicating Officer when you want compensation under Sections 12, 14, 18 or 19. Many buyers file Form M first; ask your lawyer if you also need Form N.
How long does RERA Punjab take to decide a complaint?: The Act asks the Authority and the Adjudicating Officer to decide within 60 days, and to record reasons if they cannot. In practice cases with replies, adjournments and documents often take longer, so plan for several hearings.
What interest does a builder pay for delayed possession in Punjab?: Under rule 16 of the Punjab RERA rules, the rate is the State Bank of India's highest Marginal Cost of Lending Rate plus 2%. The same rate applies when an allottee pays late, and it is payable for every month of delay.
Can I file a RERA complaint without a lawyer?: Yes. The portal lets an allottee register and file directly, and you can appear in person. A lawyer helps with drafting the relief and the documents, especially in refund, compensation and execution matters.
Can I complain about an unregistered project?: Yes. The RERA Punjab portal has a separate option to report unregistered projects. Under Section 3 a promoter cannot advertise, book or sell in a project that needs registration but is not registered.
What if the builder does not pay after a RERA order?: You can apply for execution. Under Section 40 of the Act, unpaid interest, penalty or compensation is recoverable as arrears of land revenue. The portal lists execution orders separately.
Can the builder appeal against a RERA order?: Yes, to the Real Estate Appellate Tribunal within 60 days. But under Section 43(5), a promoter's appeal is not heard until it deposits at least 30% of the penalty, or the full amount payable to the allottee with interest and compensation, or both, as the case may be.