The Telangana Real Estate Regulatory Authority has directed Hyderabad-based developer Balaji Constructions to complete all pending amenities in the Balaji Elegancia villa project at Kompally after a third-party inspection exposed serious deficiencies in infrastructure and promised facilities.
One of the most striking findings in the inspection report was that the structure meant for the project’s swimming pool was allegedly being used to store borewell water for utility supply to residents.
The order came in Complaint No. 375/2025/TG RERA filed by the Balaji Elegancia Villa Owners Mutually Aided Co-Operative Maintenance Society Limited.
Villa Owners Raise Complaints Over Delayed Amenities
Residents of the premium gated villa community alleged that despite collecting money towards infrastructure and amenities, the developer failed to complete several promised facilities even years after handing over possession of villas.
According to the complaint, the project was marketed with premium amenities including:
• Clubhouse
• Swimming pool
• Sewage Treatment Plant (STP)
• Water Treatment Plant
• 100% DG power backup
• CCTV surveillance
• Landscaped gardens
• Sports courts
• Meditation centre
• Children’s play area
However, villa owners alleged that many facilities remained incomplete, partially developed or entirely absent.
TG RERA Orders Third-Party Inspection
Following the complaints, the Telangana Real Estate Regulatory Authority directed the Engineering Staff College of India (ESCI) to conduct a physical inspection of the project.
The ESCI inspection report revealed major shortcomings in the project’s infrastructure and common amenities.
According to the report:
• Out of 48 approved villas in Phase I, 46 were constructed
• Only 21 villas were occupied
• Construction of 43 villas in Phase II was still ongoing
The report highlighted that several essential amenities were pending completion.
Pending Amenities Identified in ESCI Report
The inspection found incomplete or missing facilities including:
• Sewage Treatment Plant (STP)
• Water Treatment Plant
• Drinking water connection
• DG power backup
• Solar fencing
• CCTV surveillance systems
• Intercom systems
• Swimming pool
• Clubhouse facilities
• Rainwater harvesting structures
• Badminton court
• Basketball court
• Children’s play area
• Meditation and yoga centre
The findings raised concerns regarding compliance with commitments made to buyers at the time of sale.
Swimming Pool Structure Allegedly Used for Borewell Water Storage
One of the most serious observations in the ESCI report was related to the project’s swimming pool.
According to the report, the structure designated for the swimming pool was allegedly being used for storing borewell water and supplying utility water within the project.
This observation became a major point of concern for residents who had purchased villas in the project expecting premium recreational amenities.
Clubhouse Found to Be Partially Constructed
The ESCI report also revealed that only a small portion of the sanctioned clubhouse had been constructed.
While approvals existed for a 12,516 sq ft clubhouse, only approximately 2,898 sq ft had been completed during inspection.
The developer reportedly informed inspectors that remaining works would be completed in phases extending up to 2028.
TG RERA Rejects Builder’s Objections
During the proceedings, Balaji Constructions argued that:
• The complaint was premature
• Project registration extension application was pending
• Certain delays occurred due to modifications requested by buyers
However, TG RERA rejected these contentions.
The authority observed that the project’s RERA registration had already expired on September 1, 2024, and that pending renewal applications could not override the rights of homebuyers.
TG RERA also dismissed objections challenging the authority of the villa owners’ society to file the complaint.
‘Developer Bound by Promises Made to Buyers’
In its order, the authority made it clear that developers are legally bound by promises made through:
• Brochures
• Advertisements
• Marketing materials
• Agreements for sale
TG RERA observed that homebuyers invested in the project based on assurances regarding premium amenities and infrastructure.
The authority stated that once villas are occupied, providing promised common amenities becomes the “primary and non-negotiable responsibility” of the developer.
Directions Issued by TG RERA
The authority directed Balaji Constructions to complete all pending amenities according to the timelines mentioned in the ESCI inspection report.
For amenities where deadlines had already expired, TG RERA ordered completion within 60 days from the date of the order.
Additional directions included:
• Residents to clear legitimate maintenance dues within 30 days
• Builder to obtain partial occupancy certificates for completed villas
• Developer to pay pending ESCI inspection charges of ₹1 lakh plus GST within 15 days
The authority warned that failure to comply with the order could result in penal action under Section 63 of the Real Estate (Regulation and Development) Act, 2016.
Importance of RERA Compliance in Gated Community Projects
The case highlights the growing role of Telangana Real Estate Regulatory Authority in protecting homebuyers against delayed infrastructure and incomplete amenities in gated community projects.
Experts say buyers should carefully verify:
• RERA registration validity
• Approved amenity plans
• Construction progress
• Occupancy certificates
• Project timelines
before investing in premium housing projects.
The order also reinforces that developers cannot escape liability by delaying amenities long after handing over possession.
Conclusion
The Balaji Elegancia case has become a significant example of regulatory scrutiny over incomplete amenities and delayed infrastructure in premium villa projects.
By directing the developer to complete pending facilities and honour commitments made to buyers, TG RERA has reaffirmed that promises made in brochures and advertisements are legally enforceable obligations under the RERA Act.
The case also serves as an important reminder for homebuyers to thoroughly examine project approvals, amenities and RERA compliance before purchasing property.
