The Confederation of Real Estate Developers’ Associations of India (CREDAI) has opposed the Uttar Pradesh Real Estate Regulatory Authority’s (UP RERA) four-month extension for eligible real estate projects, alleging that the conditions imposed by the Authority have made the relief inaccessible to a large number of developers.
More than 400 developers associated with CREDAI Western UP have reportedly resolved to oppose UP RERA’s August 21 order and have sought its withdrawal or reconsideration.
The dispute has arisen over the implementation of the four-month project extension suggested by the Union Ministry of Housing and Urban Affairs (MoHUA) for projects affected by disruptions arising from the situation in West Asia.
What Did UP RERA’s Order Provide?
UP RERA had issued directions providing an additional four months’ extension to eligible registered real estate projects.
The relief applies to projects where the original completion date, revised completion date or previously extended completion date falls between February 28 and October 31, 2026.
The extension is intended to provide relief to projects affected by circumstances recognised as Force Majeure, including disruptions affecting the supply and availability of construction materials.
However, the benefit is not available to every registered project automatically.
Projects that have already obtained a Completion Certificate (CC) or Occupancy Certificate (OC) have been excluded, as such projects are considered completed and do not require additional time for construction.
CREDAI Objects to Additional Conditions
The main objection raised by CREDAI relates to the additional regulatory conditions imposed by UP RERA for availing the extension.
According to the association, eligible projects must satisfy several compliance requirements, including:
- Validity of the sanctioned map, layout or building plan as on February 28, 2026;
- Filing of all due quarterly progress reports;
- Submission of the required annual audit report for the financial year 2024-25.
CREDAI has argued that these requirements have substantially narrowed the scope of the relief.
According to the association, a large number of developers may be unable to benefit from the four-month extension because of pending or technical regulatory compliances, even though their projects may have been genuinely affected by disruptions in construction material supplies.
Over 400 Developers Oppose the Order
More than 400 developers under the CREDAI Western UP banner have reportedly decided to oppose the UP RERA order.
The association has written to the UP RERA Secretary, seeking reconsideration or withdrawal of the existing directions.
CREDAI has also sought a personal hearing before the Authority to present its concerns regarding the conditions attached to the extension.
The developers’ body has urged UP RERA to issue a revised order that provides what it describes as uniform and easily accessible relief to eligible projects.
CREDAI Says Central Advisory Did Not Prescribe a Cut-Off
One of the key arguments raised by CREDAI is that the July 31 advisory issued by the Ministry of Housing and Urban Affairs did not prescribe the same restrictive conditions or cut-off framework adopted by UP RERA.
According to the association, the Central Government had recognised the prevailing West Asia situation as a Force Majeure event, considering its wider impact on supply chains and the real estate sector.
CREDAI has argued that the disruption was sector-wide and should therefore not be assessed narrowly on a project-by-project basis.
The association believes that projects affected by shortages and disruptions in the supply of construction materials should receive the four-month extension without being excluded merely because of additional compliance-related conditions.
Why CREDAI Says the Relief Should Be Automatic
CREDAI’s primary argument is that the West Asia situation affected the real estate sector as a whole.
Construction projects depend on a range of materials and supply chains, and disruptions can affect multiple stages of project execution.
According to the association, if the Force Majeure situation has been recognised at a broader level, the regulatory relief should also be applied uniformly to eligible projects.
CREDAI has therefore sought a more straightforward approach under which qualifying projects receive the four-month extension automatically, without additional conditions that could prevent a majority of developers from accessing the benefit.
CREDAI Compares UP RERA With Other State RERA Authorities
The developers’ association has also referred to extension orders issued by real estate regulatory authorities in other states.
CREDAI has cited regulatory decisions in:
- Maharashtra
- Karnataka
- Telangana
- Tamil Nadu
- Haryana
According to the association, these authorities granted the four-month relief without imposing compliance conditions similar to those contained in UP RERA’s order.
CREDAI has argued that the different approach adopted by UP RERA could result in uneven implementation of the Central Government’s advisory across different states.
The association has therefore sought a more uniform interpretation of the relief intended for projects affected by the Force Majeure situation.
Demand for Protection From Enforcement Action
CREDAI has also requested UP RERA not to initiate enforcement or coercive action against developers until the issue is reconsidered and a fresh decision is taken.
The association has warned that it may organise large-scale protests if the existing order is not revised.
The demand reflects concerns among developers that projects which are unable to satisfy the specified compliance requirements could lose the benefit of the extension and potentially face regulatory consequences for crossing their registered completion deadlines.
What Does This Mean for Developers?
For developers, the dispute highlights an important distinction between the announcement of regulatory relief and the conditions attached to availing that relief.
Under the present UP RERA framework, simply having a project completion date within the specified period may not be sufficient.
Developers may also need to ensure that their:
Sanctioned plans are valid, required quarterly progress reports have been filed, and the annual audit report for 2024-25 has been submitted.
CREDAI’s objection is that these conditions may make the relief unavailable to projects that were genuinely affected by external circumstances.
What Does It Mean for Homebuyers?
For homebuyers, the controversy is significant because an extension in a project’s registered completion date can affect expectations regarding the delivery timeline.
However, the extension granted by a regulatory authority does not automatically answer every question concerning an individual buyer’s rights.
Homebuyers should check:
- The original completion date of the project;
- Any previously revised or extended completion date;
- Whether the project qualifies under UP RERA’s extension order;
- Whether the extension has been formally reflected in the project’s regulatory details;
- The possession provisions contained in their Agreement for Sale.
Buyers should also preserve all correspondence, payment receipts and documents relating to the promised possession date.
The Larger Issue: Force Majeure Relief Versus Regulatory Compliance
The dispute between CREDAI and UP RERA raises a broader question about the manner in which Force Majeure relief under the RERA framework should be implemented.
While the purpose of such relief is to recognise circumstances beyond the control of project promoters, regulators may also seek to ensure that developers claiming the benefit remain compliant with their statutory reporting and disclosure obligations.
CREDAI’s position is that the exceptional circumstances affecting the sector should result in a broad and automatic extension.
UP RERA, on the other hand, has linked the relief to specified eligibility and compliance requirements.
Whether the Authority revises its order following CREDAI’s representation remains to be seen.
For now, developers in Uttar Pradesh may need to carefully examine whether their projects satisfy all the conditions prescribed by UP RERA before assuming that the four-month extension will apply automatically.
Key Highlights
400+ developers oppose UP RERA order: CREDAI Western UP has resolved to seek reconsideration of the four-month extension order.
Four-month extension available: Eligible projects with relevant completion dates between February 28 and October 31, 2026, can seek the benefit.
Compliance conditions questioned: CREDAI has objected to requirements relating to valid sanctioned plans, quarterly reports and the 2024-25 annual audit report.
CC and OC projects excluded: Projects that have already obtained a Completion Certificate or Occupancy Certificate are not eligible.
Sector-wide impact argument: CREDAI says construction material disruptions caused by the West Asia situation affected the real estate sector generally and should not be assessed narrowly.
Demand for revised order: The association has sought a personal hearing and a revised framework for more accessible relief.
Protests threatened: CREDAI has warned of large-scale protests if the existing order is not reconsidered.
