Short answer: Use three letters, in order. First, ask the builder in writing for the sanctioned plans, specifications and stage-wise schedule, which sections 11(3) and 19 of the RERA Act entitle you to. Second, report defects within five years of possession under section 14(3), which gives the builder 30 days to fix them free. Third, if that fails, complain to Karnataka RERA in Form N with a ₹1,000 fee.
- Three free templates: a document request, a defect notice and a RERA complaint draft, in Word and plain text.
- Documents first: sections 11(3), 19(1) and 19(2) of the RERA Act entitle you to the sanctioned plans, specifications and stage-wise schedule.
- Defects within five years: under section 14(3), the builder has 30 days to fix a defect you report, without charge.
- Complaint in Form N: rule 29 of the Karnataka RERA Rules 2017 sets the format and a ₹1,000 fee. Compensation claims go to the adjudicating officer in Form O.
- Keep proof: send by email and registered post, and keep every reply. Have a lawyer check the letters first.
Most problems with a builder in Bengaluru start with an unanswered email to the customer care desk. A written letter that names the section of the law you rely on is harder to ignore, and it becomes your evidence if the matter reaches Karnataka RERA. These three templates follow the RERA Act 2016 and the Karnataka RERA Rules 2017. Fill in the brackets, delete what does not apply, and have a lawyer read them before you send.
What is in the pack
| Template | Use it when | Law it relies on | Download |
|---|---|---|---|
| Letter 1: Request for project documents | You have booked or bought a unit and do not have the approved plans, specifications or schedule | RERA Act s.11(3), 11(4)(b), 19(1), 19(2), 19(5) | Word (.docx) · Text (.txt) |
| Letter 2: Notice of defects | You find defects within five years of the date possession was handed over | RERA Act s.14(3) | Word (.docx) · Text (.txt) |
| Letter 3: Draft complaint to Karnataka RERA | The builder has not answered or fixed the problem | RERA Act s.31; Karnataka RERA Rules 2017, rule 29 and Form N | Word (.docx) · Text (.txt) |
The Word files open in Microsoft Word, Google Docs and LibreOffice. The text files open on any phone or computer.
Letter 1: ask for the documents
Section 11(3) of the RERA Act says the promoter has to make the sanctioned plans, layout plans and specifications, and the stage-wise schedule of completion, available to you at the time of booking and allotment. Section 19(1) gives you the right to information on the sanctioned plans, layout plans and specifications. Section 19(2) gives you the right to know the stage-wise time schedule, including water, sanitation and electricity.
After possession, two more rights apply. Section 11(4)(b) makes the promoter responsible for obtaining the completion certificate or occupancy certificate. Section 19(5) entitles you to the necessary documents and plans, including those of the common areas. Our guide on OC and CC explains why those two certificates matter.
Letter 1 lists these documents and asks for a written reply within a period you choose. The template suggests 15 days. That is our suggestion, not a period set by the Act.
Letter 2: report defects
Section 14(3) covers any structural defect, or any other defect in workmanship, quality or provision of services, or any other obligation of the promoter under the agreement for sale. If you bring it to the promoter's notice within five years of the date of handing over possession, the promoter has to rectify it without further charge within 30 days. If it does not, you are entitled to appropriate compensation under the Act. Section 11(4)(a) says this responsibility continues even after the conveyance deed is signed.
Letter 2 has a table for each defect: where it is, what it is, when you first saw it and a photo reference. Date your photos and number them to match the table. If you are still before possession, our list of 25 final checks before taking possession helps you find defects before you sign the handover note.
Letter 3: complain to Karnataka RERA
Section 31(1) of the Act lets any aggrieved person, including an association of allottees, file a complaint with the Authority or the adjudicating officer. In Karnataka, rule 29 of the Karnataka Real Estate (Regulation and Development) Rules 2017, notified on 10 July 2017, says a complaint to the Authority is made in Form N with a fee of ₹1,000. The Rules as notified say the fee is paid by demand draft. The Karnataka RERA portal now offers complaint registration online, so check there for the current payment mode when you file.
Letter 3 follows the headings of Form N:
- Particulars of the complainant
- Particulars of the respondent (the promoter)
- Jurisdiction of the Authority
- Facts of the case
- Reliefs sought, with the sections relied on
- Interim order, if any
- Declaration that the matter is not pending before any court, authority or tribunal
- Fee particulars
- List of enclosures
It ends with the verification that Form N requires, signed by the complainant.
Form N or Form O
Section 71 of the Act sends compensation claims under sections 12, 14, 18 and 19 to the adjudicating officer. Rule 30 of the Karnataka Rules says that application is made in Form O, also with a ₹1,000 fee. If what you want is compensation, ask your lawyer whether Form O is the right route. For delays, our guide on refund or interest under section 18 explains the choice. Rule 16 sets the interest the promoter pays at SBI's highest marginal cost of lending rate plus 2%, and rule 17 says refunds have to be paid within 60 days of becoming due.
Karnataka RERA's office is on the 2nd floor, Silver Jubilee Block, Unity Building, CSI Compound, 3rd Cross, Mission Road, Bengaluru 560027, as listed on its portal. If you are not sure RERA is the right forum, read our comparison of consumer court, RERA and civil court.
How to send the letters
- Use the addresses in your agreement for sale. Send to the registered office and the email address the agreement gives for notices.
- Send two ways. Email, plus registered post or a courier with proof of delivery.
- Keep a file. Save the sent letter, the delivery proof, and every reply with its date. Note the date the promoter received the defect notice, because the 30 days run from then.
- Quote the project's RERA number. Find it on the Karnataka RERA project page. Our guide on checking a project on RERA Karnataka shows where.
- Stick to facts and dates. Each letter becomes part of the record if you file a complaint.
The sections the letters rely on
| Provision | What it says, in short |
|---|---|
| RERA Act s.11(3) | At booking, the promoter makes the sanctioned plans, layout plans, specifications and stage-wise schedule available |
| RERA Act s.11(4)(a) and (b) | Defect liability under s.14(3) continues after conveyance; the promoter obtains the completion and occupancy certificates |
| RERA Act s.14(3) | Defects reported within five years of possession are fixed free within 30 days, or the allottee gets compensation |
| RERA Act s.18(1) | If possession is not given as agreed: refund with interest and compensation if you withdraw, or interest for each month of delay if you stay |
| RERA Act s.19(1), (2), (5) | Your right to plans and specifications, to the stage-wise schedule, and to documents and plans after possession |
| RERA Act s.31(1) | Any aggrieved person, or an association of allottees, may complain to the Authority or the adjudicating officer |
| RERA Act s.71(1) | The adjudicating officer decides compensation under sections 12, 14, 18 and 19 |
| Karnataka Rules 2017, rule 16 | Interest at SBI's highest marginal cost of lending rate plus 2% |
| Karnataka Rules 2017, rule 29 and Form N | Complaint to the Authority, ₹1,000 fee |
| Karnataka Rules 2017, rule 30 and Form O | Compensation application to the adjudicating officer, ₹1,000 fee |
Verify with your lawyer: these templates and this page summarise the RERA Act and the Karnataka RERA Rules. They are not legal advice. Before you send a letter or file a complaint, have your own property lawyer check the facts, the sections, the forum and the reliefs for your case.
Frequently asked questions
You can fill in and send these letters yourself. They are a starting point, not legal advice. Have a property lawyer check the facts, the sections you rely on and the relief you ask for before you send or file anything.
Under section 14(3) of the RERA Act, if you bring a defect to the promoter's notice within five years of the date of handing over possession, the promoter has to fix it without further charge within 30 days. If it does not, you are entitled to compensation under the Act.
Rule 29 of the Karnataka RERA Rules 2017 sets a fee of ₹1,000 for a complaint to the Authority in Form N. Rule 30 sets ₹1,000 for a compensation application to the adjudicating officer in Form O. Check the portal for the current payment mode before you file.
Form N is a complaint to the Authority for a violation of the Act, rules or regulations. Form O is an application to the adjudicating officer for compensation under sections 12, 14, 18 and 19. Ask your lawyer which fits your case.
Yes. Section 31(1) of the RERA Act lets any aggrieved person, including an association of allottees, file a complaint with the Authority or the adjudicating officer.
Rule 16 of the Karnataka RERA Rules 2017 sets the interest payable by the promoter at the State Bank of India's highest marginal cost of lending rate plus 2%. Rule 17 says refunds have to be paid within 60 days of becoming due.
Sources
Checked 23 Oct 2026.
- The Real Estate (Regulation and Development) Act, 2016, sections 11, 14, 18, 19, 31 and 71, as hosted by Karnataka RERA: https://rera.karnataka.gov.in/resources/staticpage/Real_Estate_Act.pdf
- Karnataka Real Estate (Regulation and Development) Rules, 2017 (notification DOH 109 KHB 2017, 10 July 2017), rules 16, 17, 29 and 30, Form N and Form O: https://naredco.in/notification/pdfs/Karnataka%20Real%20Estate%20(Regulation%20and%20Development)%20Rules,%202017.pdf
- Karnataka Real Estate Regulatory Authority portal (complaint registration, office address): https://rera.karnataka.gov.in/home?language=en
- Hero photo: fountain pen, public domain (CC0), via rawpixel: https://www.rawpixel.com/image/6034066/fountain-pen-free-public-domain-cc0-photo
