Ambika Realcon Pvt Ltd v. National Consumer Disputes Redressal Commission and Others

o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo1ooooooooooooooooooooooooo o INoTHEoHIGHoCOURToOFoPUNJABo&oHARYANAoATo CHANDIGARHooo oo 112ooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooCWP-26869-2025o(O&M)oo oDateoofodecision:o10.09.2025oo oooo o AmbikaoRealconoPvt.oLtd.oo o o ooooooooooooooooooooooo.....oPetitioneroo o VERSUSo o NationaloConsumeroDisputesoRedressaloCommissionoandootherso o oo ooooooooo oooo ooooooooooo.....oRespondentso o 113ooooooooooooooooooooooooooooooooooooooooooooooooo ooooooooooooooCWP-26889-2025o(O&M)oo o o M/soAmbikaoRealconoPvt.oLtd.oo o ooooooooooooooooooooooo.....oPetitioneroo o VERSUSo o NationaloConsumeroDisputesoRedressaloCommissionoandootherso oo oo ooooooooo oooo ooooooooooo.....oRespondentso o 114o o oooooooooooooooooooooooooooooooooooooooooooooooooooooCWP-26891-2025o(O&M)oo oo o AmbikaoRealconoPvt.oLtd.oo o o ooooooooooooooooooooooo.....oPetitioneroo o VERSUSo o NationaloConsumeroDisputesoRedressaloCommissionoandootherso o oo ooooooooo oooo ooooooooooo.....oRespondentso o 115o o oooooooooooooooooooooooooooooooooooooooooooooooooooooCWP-26895-2025o(O&M)oo oo o AmbikaoRealconoPvt.oLtd.oo o o ooooooooooooooooooooooo.....oPetitioneroo o VERSUSo o NationaloConsumeroDisputesoRedressaloCommissionoandootherso o oo ooooooooo oooo ooooooooooo.....oRespondentso o o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo2ooooooooooooooooooooooooo o o CORAM:oooHON'BLEoMR.oJUSTICEoGURVINDERoSINGHoGILLo HON'BLEoMR.oJUSTICEoDEEPINDERoSINGHoNALWAoo o Present:oo Mr.oMunishoGupta,oAdvocateoo forotheopetitionero(inoallopetitions)o o *****o o DEEPINDERoSINGHoNALWA,oJ.ooo o

1.o o Allo theo presento writo petitionso involveo commono questiono ofo lawobasedoonocommonosetoofofactsoandotherefore,oareobeingodisposedoofobyo oneoandocommonojudgment.oooo

2.o o Challengeoinotheoabovesaidowritopetitionsoisotootheoimpugnedo orderodatedo20.03.2025o(AnnexureoP-6)opassedobyotheoStateoConsumero DisputesoRedressaloCommission,oU.ToChandigarho(hereinafteroreferredotoo asotheo'SCDRC')oandoorderodatedo10.06.2025o(AnnexureoP-8)opassedobyo theo Nationalo Consumero Disputeso Redressalo Commission,o Newo Delhio (hereinaftero referredo too aso theo 'NCDRC'),o wherebyo respondents-complainantsowereoheldoentitledoforocompensationobyowayoofointeresto@o 9%operoannumofromotheodateoofodueodateoofopossessionoonwardsotillotheo dateoofodeliveryoofotheopossessionoonotheoentireoreceivedosaleoconsiderationo inorespectoofotheounitsoinoquestionoalongowitholumpsumocompensationotoo theo tuneo ofo Rs.75,000/-o ono accounto ofo mentalo agonyo ando harassment,o deficiencyo ino providingo serviceo ando alsoo compensationo too theo tuneo ofo Rs.35,000/-oonoaccountoofolitigationocost.ooo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo3ooooooooooooooooooooooooo o

3.o o Briefofactsoofotheocaseoareothatorespondents-complainants,oino theo abovementionedo writo petitions,o despiteo theo facto thato theyo areo ino possessiono ofo theiro respectiveo unitso ando saleo deedso haveo alsoo beeno executedobetweenotheoparties,oyet,otheopetitioner-companyohasofailedotoo payotheocompensationoforotheoperiodoofodelayoinodeliveryoofopossessionoofo theosaidounits.ooTheorespondents-complainantsohadofiledocomplaintsobeforeo theoSCDRCoclaimingocompensationoonoaccountoofodelayoinodeliveryoofo possessionoofotheorespectiveounitsobyotheopetitioner-company.ooTheodetailso ofo dateo ofo possession,o executiono ofo saleo deeds,o paymentso madeo byo respondents-complainants,o dueo dateo ofo possessiono ando possessiono delivered,oareoreproducedoinotheochartobelow:-o o CCoNo.o Complainto Complainto Complainto Complainto No.60/2024o No.62/2024o No.63/2024oo No.64/2024o (CWP-26891- (CWP-26889- (CWP-26869- (CWP-26895-2025)o 2025)o 2025)o 2025)o Projecto FlorenceoPark,o Florenceo Park,o Florenceo Park,o Florenceo Park,o Newo Newo Newo Newo Chandigarhoo Chandigarho Chandigarho Chandigarho UnitoNo.o ORCHID/B/1 ORCHID/B/30 ORCHID/B/30 ORCHID/B/12 201o 1o 2o 04o Areao ofo 1400o sq.ft.o 1400o sq.ft.o 1640o sq.ft.o 1400o sq.ft.o unito carpeto areao carpeto areao ando carpeto areao ando carpetoareaoando ando 2080o sq.o 2080o sq.o ft.o 2480o sq.o ft.o 2080o sq.o ft.o ft.osuperoareao superoareao superoareao superoareao Totalo costo 8154266.00o &o 8144928.00o &o 10487284.00o &o 8745984.00o &o aso 7731943.20o 7723104.00o 9852160.00o 8216292.00o mentionedo (aftero credito (aftero credito (aftero credito (aftero credito ino note)o note)o note)o note)o agreementoo Amounto Fullo ando finalo Fullo ando finalo Fullo ando finalo Fullo ando finalo paidoo paymento paido paymentopaidoaso paymentopaidoaso paymento paido o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo4ooooooooooooooooooooooooo o aso admittedo ino admittedo ino admittedo ino aso admittedo ino lettero datedo lettero datedo lettero datedo lettero datedo

29.06.2022,o 16.09.2022,o 22.07.2022,o 20.08.2022,o AnnexureoC-6o AnnexureoC-6o AnnexureoC-6o AnnexureoC-6o Agreemento 13.04.2018o 16.05.2018o 29.01.2021o 18.01.2021o datedo (Ann.oC-3)o (Ann.oC-3)o (Ann.oC-3)o (Ann.oC-3)o Dueo dateo 30.09.2020o 30.09.2020o 30.09.2021o 30.09.2021o ofo (Clauseo7.1oofo (Clauseo 7.1o ofo (Clauseo 7.1o ofo (Clauseo 7.1o ofo possessionoo agreement)o agreement)o agreement)o agreement)o Possessiono 30.06.2022o 21.10.2022o 24.07.2022o 12.10.2022o deliveredo ono Saleo deedo 25.01.2023o Noto placedo ono Noto placedo ono 29.09.2022o executedoo (Ann.oR-1/6)oo recordoo recordoo (Ann.oR-1/7)o Delayo ino 21o monthso aso 18o monthso aso 10o monthso aso 13o monthso aso deliveryoofo mentionedo ino mentionedo ino mentionedo ino mentionedo ino possessionoo theocomplaint.oo theocomplaint.oo theocomplaint.oo theocomplaint.oo o

4.o o Theopetitioner-companyodulyofiledoseparateowrittenostatementso inotheocomplaintsofiledobyorespondents-complainants.oTheoobjectionsotakeno byo theo petitioner-companyo ino theo complaintso filedo byo respondents-complainantsoareoreproducedobelow:-o o o "(i)o thatotheocomplainantsohaveoconcealedomaterialofactso fromothisoCommission;oo o o (ii)o thato theo complainantso beingo investorso dido noto fallo withinotheodefinitionoofoconsumers;o o o (iii)o thato permissiono too fileo jointo respectiveo complaintso hasonotobeenofiledobyotheocomplainantsoandoasosuch,otheosameoareo liableotoobeodismissedoonothisogroundoalone;o o o (iv)o thato thiso Commissiono iso noto vestedo witho territorialo andopecuniaryojurisdictionotoodecideotheseocomplaints;o o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo5ooooooooooooooooooooooooo o o o (v)o thatoinotheofaceoofoarbitrationoclauseocontainedoinotheo agreementso too settleo allo theo disputeo arisingo outo ofo theo unito ino questiono througho arbitration,o thiso Commissiono iso havingo noo jurisdictionotooentertainotheseocomplaints;o o o (vi)o thatoalthoughoasoperoClauseo7.1oofotheoagreement,o possessionoofotheounitoinoquestionowasotoobeodelivered,oasoperodateso givenoinotheochartoabove,oyet,oitowasodelayedobecauseotheooppositeo partyosufferedoforceomajeureocircumstancesodueotooCOVID-19;o o o (vii)o thato theo Competento Authorityo video circularo datedo

28.10.2020,o Annexureo R-1/1,o grantedo extensiono ofo periodo ofo 6o monthsoforoongoingoproject,owhereotheocompletionodateowasodueo onoorobeforeo15.03.2020oand,oasosuch,otheosaidoperiodoofo6omonthso wasotoobeoaddedoinotheoperiodoofodeliveryoofopossessionoofotheounitso inoquestionotootheocomplainants;o o o (viii)o thatooccupationoandopartialocompletionocertificateso ino respecto ofo theo unit/towero ino questiono haveo beeno receivedo byo oppositeo partyo fromo competento authoritieso ando thereaftero possessiono ofo theo respectiveo unitso wereo handedo overo too theo complainantsoandoevenosaleodeedsoalsoostoodoexecuted;o o o (ix)o thatodelayoifoanyowasoonotheopartoofotheocompetento authoritieso ino issuingo occupationo ando partialo completiono certificates,o therefore,o foro thato theo companyo cannoto beo heldo responsible;o o o (x)o thatoatotheotimeoofoobtainingoNOCofromotheooppositeo party,o theo complainantso haveo recordedo theiro satisfactiono regardingoamenities,oadditionaloareaoetc.;o o o (xi)o thato onceo possessiono ofo theo respectiveo unitso haveo beenotakenooverowithoutoanyoprotestoandoalsootheosaleodeedsohaveo alsoo beeno executed,o nowo theo complainantso areo stoppedo fromo claimingo anyo compensation,o aso theo sameo standso waivedo offo byo them;o o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo6ooooooooooooooooooooooooo o o o (xii)o thato theo principleo ofo estoppelso ando waivero areo completelyoapplicableotootheopresentocasesoafteroexecutionoofosaleo deedsoandotheocomplainantsoceaseotoobeoconsumer;o o o (xiii)o thato whatevero amounto waso chargedo fromo theo complainantso waso strictlyo aso pero termso ando conditionso ofo theo respectiveoagreements;o o o (xiv)o thato theo complainantso wereo defaulterso ino makingo payment,owhichoresultedointoodelayoinodeliveryoofopossessionoofotheo respectiveounits;o o o (xv)o thatosinceotheocomplainantsohaveomadeopaymentoino installmentsoandomajorochunkoofoamountohasobeenopaidoatotheotimeo ofodeliveryoofopossession,otherefore,otheyocannotoseekointerestoono theoentireoamountopaidofromotheodateoofopayment;o o o (xvi)o thato theo complainto iso bado foro misjoindero ando nonjoinderoofonecessaryoparties,oasotheofinancialoinstitutionsofromo whicholoanohasobeenoobtainedohasonotobeenomadeoparty."oooooo

5.o o Ono considerationo ando theo evidenceo ledo byo theo respectiveo parties,otheoSCDRCovideoorderodatedo20.03.2025oallowedotheocomplaintso filedo byo respondents-complainants.o o Aso pero theo ordero ofo theo SCDRC,o respondents-complainantsowereoheldoentitledoforointeresto@o9%operoannumo fromotheodueodateoofopossessionoonwardsotillotheodateoofodeliveryoofotheo possessionoonotheoentireoreceivedosaleoconsiderationoinorespectoofotheounitso ino questiono withino ao periodo ofo 30o dayso fromo theo dateo ofo receipto ofo ao certifiedocopyoofotheoorder.oTheorespondents-complainantsowereoalsooheldo entitledoforocompensationotootheotuneoofoRs.75,000/-oonoaccountoofomentalo agony,oharassmentoandodeficiencyoinoserviceoalongowithocostoofolitigationo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo7ooooooooooooooooooooooooo o tootheotuneoofoRs.35,000/-.ooRelevantoextractoofotheoorderodatedo20.03.2025o passedobyotheoSCDRCoisoreproducedobelow:-o o o o"Ino Consumero complainto bearingo no.60o ofo 2024,o theo oppositeopartyoisodirectedotoo:-o o o (i)o Toopayotootheocomplainants,ocompensationobyowayoofo interesto@o9%op.a.ofromo29.06.2021o(dueodateoofopossessionoaso discussedo above)o onwardso tillo 30.06.2022o (dateo ofo deliveryo ofo possession)oonotheoentireoreceivedosaleoconsiderationoinorespectoofo theounitoinoquestion,owithinoaoperiodoofo30odaysofromotheodateoofo receiptoofoaocertifiedocopyoofothisoorder,ofailingowhichotheoentireo accumulatedo amounto ofo compensationo fromo 29.06.2021o too

30.06.2022oaforesaidoshallocarryointeresto@o12o%op.a.ofromotheo dateoofodefaultotillothisoentireoaccumulatedoamountoisopaidotootheo complainants.oo o o (ii)o Too payo lumpsumo compensationo too theo tuneo ofo Rs.75,000/-o foro causingo themo (complainants)o mentalo agonyo &o harassment,o deficiencyo ino providingo serviceo ando alsoo costo ofo litigationotootheotuneoofoRs.35,000/-,owithinoaoperiodoofo30odays,o fromotheodateooforeceiptoofoaocertifiedocopyoofothisoorder,ofailingo whichotheosaidoamountsoshallocarryointeresto@o9%op.a.ofromotheo dateoofodefaultotillorealization.oo Ino Consumero complainto bearingo no.62o ofo 2024,o theo oppositeopartyoisodirectedotoo:-o o o (i)o Toopayotootheocomplainants,ocompensationobyowayoofo interesto@o9%op.a.ofromo29.06.2021o(dueodateoofopossessionoaso discussedo above)o onwardso tillo 21.10.2022o (dateo ofo deliveryo ofo possession)oonotheoentireoreceivedosaleoconsiderationoinorespectoofo theounitoinoquestion,owithinoaoperiodoofo30odaysofromotheodateoofo receiptoofoaocertifiedocopyoofothisoorder,ofailingowhichotheoentireo accumulatedo amounto ofo compensationo fromo 29.06.2021o too o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo8ooooooooooooooooooooooooo o

21.10.2022oaforesaidoshallocarryointeresto@o12o%op.a.ofromotheo dateoofodefaultotillothisoentireoaccumulatedoamountoisopaidotootheo complainants.oo o o (ii)o Too payo lumpsumo compensationo too theo tuneo ofo Rs.75,000/-o foro causingo themo (complainants)o mentalo agonyo &o harassment,o deficiencyo ino providingo serviceo ando alsoo costo ofo litigationotootheotuneoofoRs.35,000/-,owithinoaoperiodoofo30odays,o fromotheodateooforeceiptoofoaocertifiedocopyoofothisoorder,ofailingo whichotheosaidoamountsoshallocarryointeresto@o9%op.a.ofromotheo dateoofodefaultotillorealization.oo Ino Consumero complainto bearingo no.63o ofo 2024,o theo oppositeopartyoisodirectedotoo:-o o o (i)o Toopayotootheocomplainants,ocompensationobyowayoofo interesto@o9%op.a.ofromo30.09.2021o(dueodateoofopossessionoaso discussedo above)o onwardso tillo 24.07.2022o (dateo ofo deliveryo ofo possession)oonotheoentireoreceivedosaleoconsiderationoinorespectoofo theounitoinoquestion,owithinoaoperiodoofo30odaysofromotheodateoofo receiptoofoaocertifiedocopyoofothisoorder,ofailingowhichotheoentireo accumulatedo amounto ofo compensationo fromo 30.09.2021o too

24.07.2022oaforesaidoshallocarryointeresto@o12o%op.a.ofromotheo dateoofodefaultotillothisoentireoaccumulatedoamountoisopaidotootheo complainants.oo o o (ii)o Too payo lumpsumo compensationo too theo tuneo ofo Rs.75,000/-o foro causingo themo (complainants)o mentalo agonyo &o harassment,o deficiencyo ino providingo serviceo ando alsoo costo ofo litigationotootheotuneoofoRs.35,000/-,owithinoaoperiodoofo30odays,o fromotheodateooforeceiptoofoaocertifiedocopyoofothisoorder,ofailingo whichotheosaidoamountsoshallocarryointeresto@o9%op.a.ofromotheo dateoofodefaultotillorealization.oo Ino Consumero complainto bearingo no.64o ofo 2024,o theo oppositeopartyoisodirectedotoo:-o o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo9ooooooooooooooooooooooooo o o o (i)o Toopayotootheocomplainants,ocompensationobyowayoofo interesto@o9%op.a.ofromo30.09.2021o(dueodateoofopossessionoaso discussedo above)o onwardso tillo 12.10.2022o (dateo ofo deliveryo ofo possession)oonotheoentireoreceivedosaleoconsiderationoinorespectoofo theounitoinoquestion,owithinoaoperiodoofo30odaysofromotheodateoofo receiptoofoaocertifiedocopyoofothisoorder,ofailingowhichotheoentireo accumulatedo amounto ofo compensationo fromo 30.09.2021too

12.10.2022oaforesaidoshallocarryointeresto@o12o%op.a.ofromotheo dateoofodefaultotillothisoentireoaccumulatedoamountoisopaidotootheo complainants.oo o o (ii)o Too payo lumpsumo compensationo too theo tuneo ofo Rs.75,000/-o foro causingo themo (complainants)o mentalo agonyo &o harassment,o deficiencyo ino providingo serviceo ando alsoo costo ofo litigationotootheotuneoofoRs.35,000/-,owithinoaoperiodoofo30odays,o fromotheodateooforeceiptoofoaocertifiedocopyoofothisoorder,ofailingo whichotheosaidoamountsoshallocarryointeresto@o9%op.a.ofromotheo dateoofodefaultotillorealization.oo oo

6.o o AoperusaloofotheoorderopassedobyotheoSCDRCowouldoshowoito hasobeenoheldobyoSCDRCothatoinotheoabsenceoofoanyoexpressodischargeo vouchero oro consento receivedo fromo respondents-complainantso byo theo petitioner-companyo beforeo executiono ofo theo saleo deedo quao waivero oro delayedo compensation,o theo objectiono raisedo byo theo petitioner-companyo thatorespondents-complainantsohaveowaivedooffotheocompensationoatotheo timeoofoexecutionoofotheosaleodeedocannotobeoaccepted.ooItowasoalsooheldo thatoevenotheocontentsoofotheosaleodeedodoesonotoclarify,oasotoowhether,otheo delayowaivedoofoisoregardingoexecutionoofosaleodeedoororelatingotoodelayoino deliveryoofopossessionoofotheosaidounitooroofotheodelayedocompensation.o o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo10ooooooooooooooooooooooooo o Relevanto extracto ofo ordero datedo 20.03.2025o passedo byo theo SCDRCo iso reproducedobelow:-o "Compensationo foro theo periodo ofo delayo ino deliveryo ofo possessionoofotheorespectiveounits:-o

14.o Ito mayo beo statedo hereo thato sinceo admittedlyo theo complainantsoareoinopossessionoofotheirorespectiveounitsoandosaleo deedsohaveoalsoobeenoexecutedobetweenotheoparties,otherefore,otheo onlyoquestionowhichoneedsotoobeodecidedobyothisoCommissionois,oaso toowhether,otheocomplainantsoareoentitledotoogetoanyocompensationo forodelayoinodeliveryoofopossessionooronot?oItomayobeostatedohereo thatothoughotheooppositeopartyohasoraisedoobjectionotootheoeffecto thato sinceo theo complainantso themselveso haveo waivedo offo anyo compensationoatotheotimeoofoexecutionoofosaleodeedsoandotheyohaveo specificallyo agreedo video clauseo 1o (h)o thato vacanto ando physicalo possessionoofotheosaidoUnitohasobeenohandedooverobyotheoVendorotoo theo Vendee(s)o hereino ato theo timeo ofo executiono ofo thiso Deedo ofo Conveyance/SaleoDeedoandotheoVendee(s)oacknowledgesohavingo takenooverotheopossessionoofotheosameotootheoVendee(s)'socompleteo satisfactionowithorespectotooamongstoothers,otheoquality,odesign,o specificationso&omaterialsoofotheoearthquakeoresistantostructureo constitutingo theo buildingo ofo whicho theo saido Unito iso integrated/o integralopartoandotheoVendee(s)oagree/sothatotheoVendee(s)oshallo haveonooclaimowhatsoeveroagainstotheoVendorowithoregardotooanyo defectsoorodeficiencyoinoconstruction,oqualityoofomaterialsousedooro ono accounto ofo anyo delays,o yet,o ino ouro consideredo opiniono thiso objectiono iso noto sustainable,o ino theo absenceo ofo anyo expresso dischargeovoucherooroconsentoreceivedofromotheocomplainantsobyo theooppositeopartyobeforeoexecutionoofotheosaleodeedsoquaowaivero ofo delayedo compensation.o Eveno otherwise,o ao bareo perusalo ofo contentsoofoclauseoIo(h)oofotheosaidodeedo(ibid)oalsoodidonotoclarify,o asotoowhether,otheodelayowaivedooff,oisoregardingoexecutionoofosaleo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo11ooooooooooooooooooooooooo o deedoororelatingotoodelayoinodeliveryoofopossessionoofotheosaidounito oroofodelayedocompensation.oAosimilaroquestionohasoalreadyobeeno dealto witho byo thiso Commissiono ino Madano Lalo Kansalo Vs.o Dlfo HomesoPanchkulaoPvt.oLtd.,oCCoNo.805oofo2017odecidedoono14o March,o2019owhereinoalsoodespiteotheofactothatosaleodeedohasobeeno executed,o compensationo foro theo periodo ofo delayo ino deliveryo ofo possessiono waso awardedo byo thiso Commission.o Theo buildero challengedo theo saido ordero datedo 14.03.2019,o byo wayo ofo filingo AppealoNo.783oofo2019obeforeotheoHon'bleoNationaloCommission.o However,otheoorderodatedo14.03.2019ostoodoupheldobyotheoHon'bleo Nationalo Commissiono video ordero datedo 22.07.2022,o witho modificationo ando onlyo theo rateo ofo interesto ono delayedo compensationowasodecreasedofromo12%op.a.otoo9%op.a.o Furthermore,o ino theo presento case,o thereo iso nothingo ono recordothatoanyoexpressodischargeovoucheroquaononopaymentoofo compensationoforotheoperiodoofodelayoinodeliveryoofopossessionoaso envisagedoinoClauseo7.6oofotheoagreementowasofurnishedobyotheo complainantsotootheooppositeoparty.ooUnderosimilarocircumstances,o ino'P.oDasaoMunioReddyoVs.oP.oAppaoRao,o1974oAIRo(SC)o2089,o theo Hon'bleo Supremeo Courto ofo Indiao ino Parao 13o haso heldo aso under:-o "....13.o Abandonmento ofo righto iso mucho moreo thano mereo waiver,oacquies-cenceoorolaches.oTheodecisionoofotheoHighoCourto inotheopresentocaseoisothatotheoappellantohasowaivedotheorightotoo evictotheorespondent.oWaiveroisoanointentionalorelinquishmentoofoao knowno righto oro advantage,o benefit,o claimo oro privilegeo whicho exceptoforosuchowaiverotheopartyowouldohaveoenjoyed.oWaiverocano alsoobeoaovoluntaryosurrenderoofoaoright.oTheoDoctrineoofowaivero hasobeenoappliedoinocasesowhereolandlordsoclaimedoforfeitureoofo leaseo oro tenancyo becauseo ofo breacho ofo someo conditiono ino theo contractoofo tenancy.oTheodoctrineo whicho theo courtso ofo lawo willo recogniseoisoaoruleoofojudicialopolicyothatoaopersonowillonotobeo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo12ooooooooooooooooooooooooo o allowedotootakeoinconsistentopositionsotoogainoadvantageothrougho theoaidoofocourts.oWaiverosometimesopartakesoofotheonatureoofoano election.oWaiveroisoconsensualoinonature.oItoimpliesoaomeetingoofo theominds.oItoisoaomatteroofomutualointention.oTheodoctrineodoesonoto dependo ono misrepresentation.o Waivero actuallyo requireso twoo parties,ooneopartyowaivingoandoanotheroreceivingotheobenefitoofo waiver.o Thereo cano beo waivero soo intendedo byo oneo partyo ando soo understoodobyotheoother.oTheoessentialoelementoofowaiveroisothato thereo musto beo ao voluntaryo ando intentionalo relinquishmento ofo ao right.oTheovoluntaryochoiceoisotheoessenceoofowaiver.oThereoshouldo existoanoopportunityoforochoiceobetweenotheorelinquishmentoandoano enforcementoofotheorightoinoquestion.oItocannotobeoheldothatothereo haso beeno ao waivero ofo valuableo rightso whereo theo circumstanceso showothatowhatowasodoneowasoinvoluntary.oThereocanobeonoowaivero ofoaonon-existentoright.oSimilarly,ooneocannotowaiveothatowhichoiso noto one'so aso ao righto ato theo timeo ofo waiver.o Someo mistakeo oro misapprehensionoasotoosomeofactsowhichoconstituteotheounderlyingo assumptiono withouto whicho partieso wouldo noto haveo madeo theo contractomayobeosufficientotoojustifyotheocourtoinosayingothatothereo wasonooconsent......"o Inothisoviewoofotheomatter,oobjectionotakenobyotheooppositeo partyoinothisoregardorejected."oo

7.o o Further,otheoobjectionoraisedobyotheopetitioner-companyoasotoo theo delayo ino deliveryo ofo possessiono waso ono accounto ofo forceo majeureo circumstancesodueotooCovid-19,oitohasobeenoheldobyotheoSCDRCothatotheo petitioner-companyohadofailedotooofferoandodeliveropossessionoofotheounits,o notoonlyowithinotheopromisedotimeoframe,obutoevenobeyondotheoextendedo periodoofonineomonthsothatowasograntedodueotooCovid-19opandemic.oThus,o theopetitioner-companyohadodemonstratedoaoclearodeficiencyoinoitsoservice.ooo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo13ooooooooooooooooooooooooo o

8.o o Aggrievedoagainstotheoorderodatedo20.03.2025opassedobyotheo SCDRC,otheopetitioner-companyofiledofirstoappealsobeforeotheoNCDRC,o NewoDelhi.ooTheoappealsocameoupoforoconsiderationobeforeotheoNCDRCo ono10.06.2025oandowereoaccordinglyodismissed,obyoupholdingotheoordero passedobyotheoSCDRC.oooo

9.o o Ao perusalo ofo theo ordero datedo 10.06.2025o passedo byo theo NCDRCowouldorevealothatoasoperotheoNCDRC,otheoletterodatedo24.06.2022o willonotoactoasowaiveroonotheopartooforespondents-complainantsoandowillo notoattractotheoprincipleoofoestoppeloasocontended.oItowasoalsooheldothatotheo abovesaidoletter,obyonoomeans,ocanobeoconstruedoasoaowaiverooroagreemento betweenotheopartiesoforowaivingotheoentitlementoofodelayedocompensation.o Evenoif,otheosaleodeedsohaveobeenoexecutedobetweenotheoparties,oitodoesonoto debaro respondents-complainantso fromo theo legitimateo entitlemento ofo delayedocompensation.ooRelevantoextractoofotheoorderodatedo10.06.2025o passedobyotheoNCDRCoisoreproducedobelow:-o "Ino theo presento cases,o possessiono ofo theo respectiveo unitso haveoalreadyobeenogivenoandoSaleoDeedsohaveoalsoobeenoexecutedo betweenotheoparties.oTheomainoissueoisowithorespectotootheodelayo compensation.oVideoimpugnedoorder,otheoStateoCommissionohaso directedotheopaymentoofodelayocompensationofromotheodueodateoofo possessionotillotheodateoofopossessionoinoallotheocases.oCounseloforo theoAppellantsosubmitsothatoasoperotheoAgreement,otheocommittedo dateo ofo possessiono ono 30.09.2020o buto dueo too Covid,o certaino extensionsowereograntedoandohence,oheodoesonotodisputeotheodueo dateoofopossessionoasorecordedoinotheoimpugnedoorderopassedobyo theoStateoCommission.oHeofurtheroadmitsothatotheopossessionoino o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo14ooooooooooooooooooooooooo o questiono wasohandedo overoono 30.06.2022oando theo facto thato theo partialo Occupancyo Certificateo waso handedo overo ono 29.06.2022o andofinaloOccupancyoCertificateoono29.07.2022.oItoisoalsooadmittedo thatopriorotootheodateoofopossessionoi.e.o29.07.2022,othereowasonoo otheroofferoofopossession.oTheoonlyogroundoonowhichopaymentoofo delayocompensationohasobeenoobjectedotoobyotheoAppellantsohereino isothato(a)otheoComplainantsohaveoenteredointooaosettlementovideo which,otheyohaveowaivedooffoallotheirorightsoandohence,onoodelayo compensationo iso payable.o Extracto ofo oneo sucho lettero datedo

24.06.2024oinoFA/290/2025oisoreproducedobelow:o oDate-24-06-2022o To,oo TheoCommercialoDepartment,oo AmbikaoRealconoPrivateoLimited,oo Chandigarh.o Subiect:-oRequestotooissueoNooDuesoCertificateoforounitono.o FP/ORCHID/B/1201o DearoSir,o Witho Referenceo too myo apartmento bearingo No.o FP/ORCHID/B/1201,oIoherebyorequestoyouotookindlyoissueoao"Noo duesocertificate"oofomyoapartment,oasoalloaccountso(payablesoando receivables)owithotheocompany,oasoperotheotermsoandoconditionsoofo theoagreementodatedo13-Apr-2018ostandsosettledoandonowonothingo iso dueo againsto eacho othero ando itso includeso futureo claimso alsoo exceptomaintenanceocharges,oasoexplainedohereinafter.oIoamofullyo awareoandosatisfiedowithotheovariousofacilitiesowhichotheocompanyo isoprovidingoatopresent.oBesidesoit,oIoamofullyosatisfiedowithotheo constructionoandofinishingoqualityoinomyoflat.oIounderstandothato propero maintenanceo ofo anyo societyo iso veryo importanto foro safe,o comfortableoandohappyolivingoandoIoundertakeothatoIowillopayomyo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo15ooooooooooooooooooooooooo o maintenanceo chargeso fixed/demandedo byo theo companyo oro itso nominee,oinotimelyomanner.o YoursoFaithfully.o (VivekoBhardwajo&oPromilaoRaita)"o

5.ooSimilarolettersoareothereoinootherocases.oInotheirowritteno versiono beforeo theo Stateo Commission,o theyo haveo objectedo theo Complaintointer-aliaoonofollowingogrounds:o "(xi)othatoonceopossessionoofotheorespectiveounitsohaveobeeno takenooverowithoutoanyoprotestoandoalsootheosaleodeedsohaveoalsoo beenoexecuted,onowotheocomplainantsoareostoppedofromoclaimingo anyocompensation,oasotheosameostandsowaivedooffobyothem;o

(xii)o thato theo principleo ofo estoppelso ando waivero areo completelyoapplicableotootheopresentocasesoafteroexecutionoofosaleo deedsoandotheocomplainantsoceaseotoobeoconsumer,o

6.oTheoStateoCommissionohasoconsideredoatolengthovariouso objectionsoofotheoOppositeoPartyo(Appellantoherein)owithorespecto too theo territorialo jurisdiction,o pecuniaryo jurisdiction,o theo Complainantsonotobeingoconsumers,oforceomajeureocircumstanceso etc.oandohaveopassedoappropriateoorders.oTheseoaspectsohaveonoto beenocontestedobyotheoAppellantsohereinobeforeousoinotheoAppealso andotheoonlyoissueoraisedoisoentitlementoofodelayocompensationotoo theoRespondentsowithorespectotootheodelayocompensation.oTheoissueo ofoentitlementoofodelayocompensationohasoalreadyobeenodealtowitho inodetailobyotheoStateoCommissionoinoitsoorderoandotheorelevanto parasoareoreproducedobelow:o "Compensationo foro theo periodo ofo delayo ino deliveryo ofo possessionoofotheorespectiveounits:-o o o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo16ooooooooooooooooooooooooo o

14.o Ito mayo beo statedo hereo thato sinceo admittedlyo theo complainantsoareoinopossessionoofotheirorespectiveounitsoandosaleo deedsohaveoalsoobeenoexecutedobetweenotheoparties,otherefore,otheo onlyoquestionowhichoneedsotoobeodecidedobyothisoCommissionois,oaso toowhether,otheocomplainantsoareoentitledotoogetoanyocompensationo forodelayoinodeliveryoofopossessionooronot?oItomayobeostatedohereo thatothoughotheooppositeopartyohasoraisedoobjectionotootheoeffecto thato sinceo theo complainantso themselveso haveo waivedo offo anyo compensationoatotheotimeoofoexecutionoofosaleodeedsoandotheyohaveo specificallyo agreedo video clauseo 1o (h)o thato vacanto ando physicalo possessionoofotheosaidoUnitohasobeenohandedooverobyotheoVendorotoo theo Vendee(s)o hereino ato theo timeo ofo executiono ofo thiso Deedo ofo Conveyance/SaleoDeedoandotheoVendee(s)oacknowledgesohavingo takenooverotheopossessionoofotheosameotootheoVendee(s)'socompleteo satisfactionowithorespectotooamongstoothers,otheoquality,odesign,o specificationso&omaterialsoofotheoearthquakeoresistantostructureo constitutingo theo buildingo ofo whicho theo saido Unito iso integrated/integralo parto ando theo Vendee(s)o agree/so thato theo Vendee(s)o shallo haveo noo claimo whatsoevero againsto theo Vendoro withoregardotooanyodefectsoorodeficiencyoinoconstruction,oqualityoofo materialsousedooroonoaccountoofoanyodelays,oyet,oinoouroconsideredo opinionothisoobjectionoisonotosustainable,oinotheoabsenceoofoanyo expresso dischargeo vouchero oro consento receivedo fromo theo complainantsobyotheooppositeopartyobeforeoexecutionoofotheosaleo deedso quao waivero ofo delayedo compensation.o Eveno otherwise,o ao bareoperusaloofocontentsoofoclauseo1(h)oofotheosaidodeedo(ibid)oalsoo didonotoclarifyoasotoowhetherotheodelayowaivedooffoisoregardingo executiono ofo saleo deedo oro relatingo too delayo ino deliveryo ofo possessionoofotheosaidounitooroofodelayedocompensation.oAosimilaro questionohasoreadyobeetodealtowithobyothisoCommissionoinoMadano LaloKansalovsoDLFoHomesoPanchkulaoPvt.oLtd.,oCCoNo.o805oofo 2017odecidedoono14oMarch,o2019owhereinoalsoodespiteotheofacto thatosaleodeedohasobeenoexecuted,ocompensationoforotheoperiodoofo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo17ooooooooooooooooooooooooo o delayoinodeliveryoofopossessionowasoawardedobyothisoCommission.o Theobuilderochallengedotheosaidoorderodatedo14.03.2019,obyowayo ofo filingo Appealo No.o 783o ofo 2019o beforeo theo Hon'bleo Nationalo Commission.oHowever,otheoorderodatedo14.03.2019ostoodoupheldo byotheoHon'bleoNationaloCommissionovideoorderodatedo22.07.2022,o witho modificationo ando onlyo theo rateo ofo interesto ono delayedo compensationowasodecreasedofromo12%op.a.otoo9%op.a.o Furthermore,o ino theo presento case,o thereo iso nothingo ono recordothatoanyoexpressodischargeovoucheroquaononopaymentoofo compensationoforotheoperiodoofodelayoinodeliveryoofopossessionoaso envisagedoinoClauseo7.6oofotheoagreementowasofurnishedobyotheo complainantsotootheooppositeoparty.oUnderosimilarocircumstances,o ino'P.oDasaoMunioReddyoVs.oP.oAppaoRao,o1974oAIRo(SC)o2089,o theoHon'bleoSupremeoCourtoofoIndiaoinoParao13ohasoheldoasounder-o "....13.o Abandonmento ofo righto iso mucho more,o thano mereo waiver,oacquiescenceoorolaches.oTheodecisionoofotheoHighoCourtoino theopresentocaseoisothatotheoappellantohasowaivedotheorightotooevicto theo respondent.o Waivero iso ano intentionalo relinquishmento ofo ao knowno righto oro advantage,o benefit,o claimo oro privilegeo whicho exceptoforosuchowaiverotheopartyowouldohaveoenjoyed.oWaiverocano alsoobeoaovoluntaryosurrenderoofoaoright.oTheoDoctrineoofowaivero hasobeenoappliedoinocasesowhereolandlordsoclaimedoforfeitureoofo leaseo oro tenancyo becauseo ofo breacho ofo someo conditiono ino theo contractoofo tenancy.oTheodoctrineo whicho theo courtso ofo lawo willo recogniseoisoaoruleoofojudicialopolicyothatoaopersonowillonotobeo allowedotootakeoinconsistentopositionsotoogainoadvantageothrougho theoaidoofocourts.oWaiverosometimesopartakesoofotheonatureoofoano election.oWaiveroisoconsensualoinonature.oItoimpliesoaomeetingoofo theominds.oItoisoaomatteroofomutualointention.oTheodoctrineodoesonoto dependo ono misrepresentation.o Waivero actuallyo requireso twoo parties,ooneopartyowaivingoandoanotheroreceivingotheobenefitoofo waiver.o Thereo cano beo waivero soo intendedo byo oneo partyo ando soo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo18ooooooooooooooooooooooooo o understoodobyotheoother.oTheoessentialoelementoofowaiveroisothato thereo musto beo ao voluntaryo ando intentionalo relinquishmento ofo ao right.oTheovoluntaryochoiceoisotheoessenceoofowaiver.oThereoshouldo existoanoopportunityoforochoiceobetweenotheorelinquishmentoandoano enforcementoofotheorightoinoquestion.oItocannotobeoheldothatothereo haso beeno ao waivero ofo valuableo rightso whereo theo circumstanceso showothatowhatowasodoneowasoinvoluntary.oThereocanobeonoowaivero ofoaonon-existentoright.oSimilarly,ooneocannotowaiveothatowhichoiso noto one'so aso ao righto ato theo timeo ofo waiver.o Someo mistakeo oro misapprehensionoasotoosomeofactsowhichoconstituteotheounderlyingo assumptiono withouto whicho partieso wouldo noto haveo madeo theo contractomayobeosufficientotoojustifyotheocourtoinosayingothatothereo wasonooconsent......o Inothisoviewoofotheomatter,oobjectionotakenobyotheooppositeo partyoinothisoregardoChanostandsorejected.o

15.o Nowo theo questiono arises,o aso too whato compensationo shouldobeograntedotootheocomplainantsoforodelayoinodeliveryoofo possessiono ofo theo unito ino question?o Ito mayo beo statedo hereo thato Consumero Protectiono Acto haso beeno madeo too safeguardo theo consumerorightsoinotheopresentocaseofailureoofooppositeopartyotoo offeroandodeliveropossessionoofotheounitoinoquestion,oinoaotimelyo manneroasodiscussedoaboveoamountsotoodeficiencyoinoservice.oIno theocaseotitledoasoLucknowoDevelopmentoAuthorityoM.K.oGuptao [1994]o1oSCCo243,otheoHon'bleoSupremeoCourtodiscussedoabouto theoextentoofotheojurisdictionoofotheoConsumeroForaotooawardojusto ando reasonableo compensationo foro theo harassmento ando agonyo sufferedo byo ao consumer.o Ino DLFo Homeso Panchkulao Pvt.o Ltd.o VersusoHimanshuoArora,oCiviloAppealoNo.o11097oofo2018,odecidedo ono19oNovember,o2018ounderosimilarocircumstances,otheoHon'bleo Supremeo Courto ofo Indiao haso upheldo theo ordero ofo theo Hon'bleo NationaloCommissionoawardingoInteresto@o9%op.a.oforotheoperiodo ofodelayoinodeliveryoofoactualophysicalopossession.oThereafteroalso,o o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo19ooooooooooooooooooooooooo o similarorateoofointerestoi.e.o9%op.a.owasograntedobyotheoHon'bleo SupremeoCourtoinoDLFoHomesoPanchkulao(P)oLtd.oVersusoSushilao Devi,o Civilo Appealo Nos.o 2285-2330o ofo 2019,o decidedo ono 26o February,o2019obyomakingoreferenceotootheoearlieroorderopassedo byoitoinoHimanshuoArora'socaseo(supra).oFurthermore,oinoNagesho MarutioUtekaroVs.oSunstoneoDevelopersoJointoVenture,oConsumero CaseoNo.o12oofo2017odecidedoono04oMayo2022oalso,otheoHon'bleo Nationalo Commissiono awardedo interesto @9%o p.a.o fromo theo committedo dateo ofo deliveryo tillo actualo physicalo possessiono iso delivered.oInoShreyaoKumaro&o11oOrsoVs.oM/soAnsaloHousingo&o ConstructionoLtd.o&o3oOrs.,oConsumeroCaseoNo.o1021oofo2017,o decidedo ono 05o Mayo 2022,o theo Largero Bencho ofo theo Hon'bleo NationaloCommissionohasoawardedointeresto@o9%op.a.ofromotheo committedo dateo ofo deliveryo tillo actualo physicalo possessiono iso delivered.o Underotheseocircumstances,oifoweograntointeresto@9%op.a.o too theo complainantso ono theo entireo amounto depositedo byo themo towardso theiro ono respectiveo unitso fromo dueo dateso onwards,o aso discussedo above,o tillo possessiono ofo theo unito ino questiono haso actuallyobeenodeliveredotoothem,oafterodeductingotheoperiodoofo9o monthsodueotooCOVID-19,othatowillomeetotheoendsoofojustice.o Complainantsoareoconsumersoevenoafteroexecutionoofosaleo deeds:-o

16.oAsofaroasoobjectionotakenobyotheooppositeopartyotootheo effecto thato theo complainantso ceasedo too beo consumers,o aftero executionoofosaleodeeds,oitomayobeostatedohereothatothisoobjectiono doeso noto merito acceptance,o ino viewo ofo lawo laido downo byo theo Hon'bleo Supremeo Courto ino theo caseo ofo Debashiso Sinhao vso M/so R.N.RoEnterprise,oCiviloAppealoNo.3343oofo2020oFebruaryo9o2023,o whereinoitowasoheldothatotheomereofactothatopossessionohasobeeno takenooverobyotheoconsumeroandosaleodeedohasobeenoregistered,o o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo20ooooooooooooooooooooooooo o cannotoforfeitohis/herorightotooclaimotheoservicesopromisedobyotheo projectoproponent."o

7.o Aftero carefulo considerationo ofo allo theo factso ando circumstancesoofotheocaseoandoconsideringothatotheopossessionowaso givenotootheoComplainantowithovalidoOccupancyoCertificateoafteroao delayo beyondo theo committedo date,o hence,o theo Complainants/Respondentso hereino areo entitledo too delayo compensation.oTheosoocalledoAgreement/Letterodatedo24.06.2022o citedowillonotoactoasoaowaiveroonotheopartoofotheoComplainantsoando willonotoattractotheoprincipaloofoestoppeloasocontended.oTheoaboveo statedo lettero byo noo meanso cano beo construedo aso anyo waivero oro agreemento betweeno theo partieso foro waivingo theo entitlemento ofo delayo compensation.o Eveno theo contentiono ofo theo Appellanto thato SaleoDeedsohaveosinceobeenoexecuted,owillonotocomeotootheirohelpo asosubsequentoexecutionoofoSaleoDeedsoalsoodoesonotodebarotheo Complainantso fromo theiro legitimateo entitlemento ofo delayo compensation.oCounseloforotheoAppellantoplacedorelianceoonotheo followingojudgments:oCCoNo.203oofo2018oSh.oOmoPrakashoGuptao &oAnr.oVs.oM/soAnsaloPropertieso&oIndustriesodatedo04.05.2021o ando V.o Ananthao Rajuo &o Anr.o Vs.o T.M.o Narasimhano &o Ors.o

(2021)o17oSCCo165.o

8.oAfteroaocarefuloconsiderationoofotheoordersoofotheoStateo Commission,o weo areo ofo theo consideredo viewo thato theo Stateo Commissionohasopassedoao well-reasonedoordero ando weo findo noo reasonotoointerfereowithotheosame.oThereoisonooillegality,omaterialo irregularityo oro jurisdictionalo erroro ino theo orderso ofo theo Stateo Commission.oHence,otheosaidoorderoisoupheldoandoaccordingly,oallo theofouroFirstoAppealsocoveredounderothisoorderoareodismissed."o

10.o o Aggrievedoagainstotheoorderodatedo20.03.2025o(AnnexureoP-6)o passedobyotheoSCDRCoandotheoorderodatedo10.06.2025o(AnnexureoP-8)o o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo21ooooooooooooooooooooooooo o passedobyotheoNCDRC,otheopetitioner-companyohasofiledotheopresentowrito petitions.oo

11.o o Theo onlyo argumento addressedo beforeo uso byo theo learnedo counselo appearingo ono behalfo ofo theo petitioner-companyo iso thato once,o respondents-complainantsohadomadeoaorequestoforoissuanceoofoNooDueso Certificateo foro unito ando hado mentionedo thato allo theo accountso witho theo petitioner-company,o aso pero termso ando conditionso ofo agreement,o stando settledoandothereowasonothingodueofromotheopetitioner-company,oasosuch,oo respondents-complainantsoareonotoentitledotooclaimoanyocompensationoono accounto forodelayoino givingo theo possessiono ofo theo unito toorespondents-complainantsobyotheopetitioner-company.ooo

12.o o Weohaveoheardotheolearnedocounseloappearingoonobehalfoofotheo petitioner-companyo ando goneo througho theo documentso availableo ono theo record.oo

13.o o Aoperusaloofotheofactsoofotheopresentocasesowouldoshowothatoito isoanoadmittedofactothatothereowasoaodelayoinogivingotheopossessionoofounito toorespondents-complainantsobyotheopetitioner-company.oTheopetitioner-companyoappliedoforoOccupationoandoPartialoCompletionoCertificatesoino theoyearo2022oonlyoi.e.oafteroaosignificantodelayoofoaboutotwooyearsofromo theocommittedodueodateoofopossession.ooItoisowellosettledolawothatoitoiso builder'soresponsibilityotoocompensateodelayoinogivingopossessionoofotheo unit.ooRequestoforoNooDuesoCertificateooroissuanceoofoNooDuesoCertificateo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo22ooooooooooooooooooooooooo o doesonotoabsolveotheobuilderofromohisoresponsibilityotoogiveopossessionoofo theounitotootheobuyersoinotime.ooItoisoalsoowellosettledolawothatothereocannoto beoanyoestoppeloagainstotheolaw.oBuyersoareoentitledoforocompensationoono accountoofodelayoinodeliveryoofotheopossessionoofotheounit/units.oo

14.o o Relianceo haso beeno placedo upono caseo titledo aso Santhosho NarasimhaoMurthyoandoOrs.oVs.oM/soMantrioCastlesoPrivateoLimitedo andoAnr,o2025(2)oSCCo243,oodecidedoono25.07.2023,owhereinoitohasobeeno heldo byo theo Hon'bleo Apexo Courto thato homeo buyerso areo entitledo too compensationo foro delayedo possession.o Theo relevanto contentso areo reproducedoasofollows:-o "10.oo Clauseo 6.1o ofo theo agreemento stipulateso thato theo developeroshalloconstructoforotheopurchaser,otheoapartmentowhicho wasocontractedoforoandopossessionowouldobeohandedooveroinotermso ofo Annexureo B-1.o Clauseo 6.4o containso ao forceo majeureo clause.o AnnexureoB-1ocontainsotheoassuredodateoofopossession.oo

11.oo Foro theo purposeo ofo theseo proceedings,o counselo appearingoonobehalfoofotheohomeobuyersoandotheofirstorespondent-developerohaveoproceededoonotheobasisoofotheodatesoofopossessiono asoindicatedoinoAnnexureoP-14otootheoCiviloAppeal.oHavingodueo regardotooClauseo14.5oofotheoagreements,oeachoofotheosixty-twoo homeobuyersoisoentitledotoocompensationoatotheorateoofoRs.o3opero squareofootoperomonthoforotheodelayoofonearlyosixotoosevenoyearsoino grantingopossession.oTheocompensationoshallobeopayableoforoeacho homeobuyerofromotheodateoonowhichopossessionowasoassuredo(aso reflectedo ino Annexureo P-14)o untilo 19o Februaryo 2023o wheno possessionowasohandedooverobyotheodeveloper.o

12.o oTheoNCDRCohasoawardedointerestoatotheorateoofo6%o peroannumoonotheodepositsomadeobyotheocomplainantsowithoeffecto o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo23ooooooooooooooooooooooooo o fromo28oFebruaryo2018otillotheoofferoofopossession.oThisohasobeeno questionedoonobehalfoofotheohomeobuyersoonotheogroundothatotheyo areoentitledotoointerestowithoeffectofromotheorespectiveodatesoono whichotheodepositoofoconsiderationowasomadeowithotheodeveloper.o Moreover,oitohasobeenosubmittedothatointerestoatotheorateoofo6%opero annumomustobeoenhancedotoo9%operoannum.o

13.o oOno theo othero hand,o counselo foro theo developero submitsothatotheodeveloperohad,oinoaddition,opaidoEMIsoonobehalfo ofotheohomeobuyers.oo

14.o oTheohomeobuyersohaveosubmittedothatotheoEMIsowereo paidoinotermsoofotheoschemeowhichowasoagreedouponoandowereopaido onlyoforosomeoofotheohomeobuyers.o

15.o oTheohomeobuyersoareoentitledotoointerestowithoeffecto fromotheoassuredodatesoofopossessionountilotheoofferoofopossessiono wasomadeoono19oFebruaryo2023.oo

16.o oInotheofactsoofotheopresentocase,oweoaffirmotheoawardo ofointerestoatotheorateoofo6%operoannumobyotheoNCDRCosubjectotoo theomodificationothatointerestoshallobeopayableowithoeffectofromotheo respectiveo dateso prescribedo ino theo agreementso foro deliveryo ofo possession.o

17.o oWeoaccordinglyoallowotheoappealofiledobyotheohomeo buyersoinotheofollowingotermso:o

(i)o Theo homeo buyerso shallo beo paido compensationo ono accountoofodelayedopossessionoatotheorateoofoRso3operosquareofooto peromonthoinotermsoofoclauseo14.5oofotheobuyeroagreements.o

(ii)oForocomputingotheoamountodueounderoclauseo14.5oino termsoofo(i)oabove,otheoassuredodatesoofopossession,oasoreflectedoino Annexureo P-14,o shallo beo theo dateso witho effecto fromo whicho theo paymentowouldobeocomputed.oTheocompensationoshallobeopayableo untilo31oJanuaryo2023.o

(iii)oTheohomeobuyersoshallobeoentitledotoointerestoatotheorateo ofo6%operoannumowithoeffectofromotheorespectiveodatesofixedoforo handingooveropossession,oasoreflectedoinoAnnexureoP-14;oando o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo24ooooooooooooooooooooooooo o

(iv)oTheoamountsowhichoareodueoandopayableoinotheoaboveo termsoshallobeopaidooveroonoorobeforeo30oSeptembero2023.o

18.o oTheoappealoisoaccordinglyoallowed."o o

15.o o Further,o ino caseo ofo Wg.o Cdr.o Arifuro Rahmano Khano ando Aleyao Sultanao ando Ors.o Vs.o DLFo Southerno Homeso Pvt.o Ltd.o (nowo knownoasoBEGURoOMRoHomesoPvt.oLtd.oandoOrs.o2020o(16)oSCCo 512,oodecidedoono24.08.2020,otheoHon'bleoSupremeoCourtohasoheldothato flato purchaserso whoo haveo obtainedo possessiono oro executedo deedso ofo conveyanceodoonotoloseotheirorightotoomakeoaoclaimoforocompensationoforo delayoinohandingooveroofotheoflats.ooRelevantocontentsoareoreproducedoaso follows:-o "24.o Aofailureoofotheodeveloperotoocomplyowithotheo contractualo obligationo too provideo theo flato too ao flato purchaserowithinoaocontractuallyostipulatedoperiodoamountso tooaodeficiency.oThereoisoaofault,oshortcomingooroinadequacyo inotheonatureoandomanneroofoperformanceowhichohasobeeno undertakenotoobeoperformedoinopursuanceoofotheocontractoino relationotootheoservice.oTheoexpressiono'serviceoinoSectiono2o

(1)o(o)omeansoaoserviceoofoanyodescriptionowhichoisomadeo availableo too potentialo userso includingo theo provisiono ofo facilitiesoinoconnectionowitho(amongootherothings)ohousingo construction.oUnderoSectiono14(1)(e),otheojurisdictionoofotheo consumero forumo extendso too directingo theo oppositeo partyo intero aliao too removeo theo deficiencyo ino theo serviceo ino question.o Intrinsico too theo jurisdictiono whicho haso beeno conferredotoodirectotheoremovaloofoaodeficiencyoinoserviceoiso theoprovisionoofocompensationoasoaomeasureooforestitutiono tooaoflatobuyeroforotheodelayowhichohasobeenooccasionedobyo theodeveloperobeyondotheoperiodowithinowhichopossessiono o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo25ooooooooooooooooooooooooo o wasotoobeohandedooverotootheopurchaser.oFlatopurchaserso sufferoagonyoandoharassment,oasoaoresultoofotheodefaultoofo theodeveloper.oFlatopurchasersomakeolegitimateoassessmentso inoregardotootheofutureocourseoofotheirolivesobasedoonotheoflato whicho haso beeno purchasedo beingo availableo foro useo ando occupation.oTheseolegitimateoexpectationsoareobeliedowheno theodeveloperoasoinotheopresentocaseoisoguiltyoofoaodelayoofo yearso ino theo fulfilmento ofo ao contractualo obligation.o Too upholdotheocontentionoofotheodeveloperothatotheoflatobuyeroiso constrainedobyotheotermsoofotheoagreedorateoirrespectiveoofo theonatureooroextentoofodelayowouldoresultoinoaomiscarriageo ofo justice.o Undoubtedly,o aso thiso courto heldo ino Dhanda,o courtsoordinarilyowouldoholdopartiesodownotooaocontractualo bargain.oEquallyotheocourtocannotobeoobliviousotootheoone-sidedonatureoofoABAsowhichoareodraftedobyoandotooprotecto theo interesto ofo theo developer.oParliamento consciouslyo designedo remedieso ino theo CPo Acto1986o too protecto consumers.oWhere,oasoinotheopresentocase,othereohasobeenoao grossodelayoinotheohandingooveroofopossessionobeyondotheo contractuallyo stipulatedo debt,o weo areo clearlyo ofo theo viewo thatotheojurisdictionoofotheoconsumeroforumotooawardojusto andoreasonableocompensationoasoanoincidentoofoitsopowerotoo directo theo removalo ofo ao deficiencyo ino serviceo iso noto constrainedobyotheotermsoofoaorateowhichoisoprescribedoinoano unfairobargain.o ooxxxxoo xxxxo o xxxxo o xxxxo o

35.o Theo flato purchaserso investedo hardo earnedo money.o Ito iso onlyo reasonableo too presumeo thato theo nexto logicalostepoisoforotheopurchaserotooperfectotheotitleotootheo premisesowhichohaveobeenoallottedounderotheotermsoofotheo ABA.o Buto theo submissiono ofo theo developero iso thato theo purchaseroforsakesotheoremedyobeforeotheoconsumeroforumo byo seekingo ao Deedo ofo Conveyance.o Too accepto sucho ao o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo26ooooooooooooooooooooooooo o constructiono wouldo leado too ano absurdo consequenceo ofo requiringotheopurchaseroeitherotooabandonoaojustoclaimoasoao conditiono foroobtainingo theo conveyanceooro too indefinitelyo delayo theo executiono ofo theo Deedo ofo Conveyanceo pendingo protractedoconsumerolitigation.o

36.o oItohasobeenourgedobyotheolearnedocounseloofo theodeveloperothatoaoconsequenceoofotheoexecutionoofotheo DeedoofoConveyanceoinotheopresentocaseoisothatotheosameo ceaseso too beo ao transactiono ino theo natureo ofo "supplyo ofo services"ocoveredounderotheoCPoActo1986oandobecomesoao mereosaleoofoimmovableopropertyowhichoisonotoamenableotoo theojurisdictionoofoConsumeroFora.oInoNarneoConstructiono

(P)oLtd.ov.oUnionoofoIndiao(2012)o5oSCCo359o,othisoCourto distinguishedo betweeno ao simpleo transfero ofo ao pieceo ofo immovableopropertyoandohousingoconstructionoorobuildingo activityocarriedooutobyoaoprivateoorostatutoryobodyofallingoino theocategoryoofo'service'owithinotheomeaningoofoSectiono2o

(1)o(o)oofotheoCPoActo1986.oThisoCourtoheldothat:o "8.o Havingo regardo too theo natureo ofo transactiono betweenotheoappellantoCompanyoandoitsocustomersoinvolvedo muchomoreothanoaosimpleotransferoofoaopieceoofoimmovableo propertyoitoisoclearotheosameoconstituteso"service"owithino theo meaningo ofo theo Act.o Ito waso noto theo caseo thato theo appellantoCompanyowasosellingotheogivenopropertyowithoallo itsoadvantagesoand/orodisadvantagesoono"asoisowhereois"o basis,o aso waso theo positiono ino UTo Chandigarho Admno v.o AmarjeetoSingh.oItoisoaocaseowhereoaoclear-cutoassuranceo wasomadeotootheopurchasersoasotootheonatureoandoextentoofo developmento thato wouldo beo carriedo outo byo theo appellanto Companyoasoaopartoofopackageounderowhichoaosaleoofofullyo developedoplotsowithoassuredofacilitiesowasomadeoinofavouro ofotheopurchasersoforovaluableoconsideration.oTootheoextento theotransferoofositeowithodevelopmentsoinotheomanneroandotoo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo27ooooooooooooooooooooooooo o theoextentoindicatedoearlierowasoaopartoofotheotransaction,o theoappellantoCompanyohasoindeedoundertakenotooprovideoao service.o Anyo deficiencyo oro defecto ino sucho serviceo wouldo makeo ito accountableo beforeo theo competento Consumero Forumoatotheoinstanceoofoconsumersolikeotheorespondents."o oTheodeveloperoinotheopresentocaseohasoundertakenotoo provideoaoserviceoinotheonatureoofodevelopingoresidentialo flatsowithocertainoamenitiesoandoremainsoamenableotootheo jurisdictionoofotheoConsumeroFora.oConsequently,oweoareo unableo too subscribeo too theo viewo ofo theo NCDRCo thato flato purchasersowhooobtainedopossessionooroexecutedoDeedsoofo Conveyanceo haveo losto theiro righto too makeo ao claimo foro compensationoforotheodelayedohandingooveroofotheoflats.o xxxxo o xxxxo o xxxxo o xxxxo

55.o oForotheoaboveoreasonsoweohaveocomeotootheo conclusiono thato theo dismissalo ofo theo complainto byo theo NCDRCo waso erroneous.o Theo flato buyerso areo entitledo too compensationoforodelayedohandingooveroofopossessionoando forotheofailureoofotheodeveloperotoofulfilotheorepresentationso madeotooflatobuyersoinoregardotootheoprovisionoofoamenities.o TheoreasoningoofotheoNCDRCoonotheseofacetsosuffersofromoao clearoperversityoandopatentoerrorsoofolawowhichohaveobeeno noticedoinotheoearlieropartoofothisojudgment.oAllowingotheo appealsoinopart,oweosetoasideotheoimpugnedojudgmentoando ordero ofo theo NCDRCo datedo 2o Julyo 2019o dismissingo theo consumerocomplaint.oWhileodoingoso,oweoissueotheofollowingo directions:o

(i)o Saveo ando excepto foro eleveno appellantso whoo enteredo intoo specifico settlementso witho theo developero ando threeoappellantsowhoohaveosoldotheiroright,otitleoandointeresto underotheoABA,otheofirstoandosecondorespondentsoshall,oasoao measureoofocompensation,opayoanoamountocalculatedoatotheo rateoofo6operocentosimpleointerestoperoannumotooeachoofotheo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo28ooooooooooooooooooooooooo o appellants.o Theo amounto shallo beo computedo ono theo totalo amountsopaidotowardsotheopurchaseoofotheorespectiveoflatso withoeffectofromotheodateoofoexpiryoofothirty-sixomonthsofromo theoexecutionoofotheorespectiveoABAsountilotheoodateoofotheo offero ofo possessiono aftero theo receipto ofo theo occupationo certificate;o

(ii)o Theo aboveo amounto shallo beo ino additiono too theo amountso whicho haveo beeno paido overo oro creditedo byo theo developeroatotheorateoofoRso5operosquareofootoperomonthoato theotimeoofotheodrawingoofofinaloaccounts;oando

(iii)o Theo amountso dueo ando payableo ino termso ofo directionso (i)o ando (ii)o aboveo shallo beo paido overo withinoao periodoofooneomonthofromotheodateoofothisojudgmentofailingo whichotheyoshallocarryointerestoatotheorateoofo9operocentopero annumountilopayment.o

56.o oTheociviloappealsoareoaccordinglyoallowedoino theoaboveoterms.oo

57.o Pendingo application(s),o ifo any,o shallo stando disposedoof."o o o o

16.o o Aoperusaloofotheorequestomadeobyorespondents-complainantso forograntoofoNooDuesoCertificateowouldoshowothatoitonowhereomentionso thato respondents-complainantso haveo waivedo offo theiro righto too claimo compensationoonoaccountoofodelayoinogivingopossessionoofotheounit/units.ooooo

17.o o AoHighoCourtowhileoexercisingoitsopoweroofojudicialoreviewo againstotheoorderopassedobyotheoNCDRC,oexercisesoaolimitedorevisionalo jurisdictiono ando interfereso onlyo ino theo caseso where,o thereo iso ano erroro apparentoinolawoorothereoisoanoillegality,oimproprietyooroperversityoinotheo impugnedoorder.ooo o CWP-26869-2025o(O&M)oandoconnectedocasesoooooooooooooooooooooooooooo29ooooooooooooooooooooooooo o

18.o o SinceonoodefectoinotheoorderopassedobyotheoNCDRCohasobeeno pointedooutoduringotheocourseoofoargumentsoandothereoisonooevidenceotoo holdothatotheoordersosufferofromoanyoillegality,oimproprietyooroperversityooro incorrectoappreciationoofotheoevidenceobroughtoonorecord,oweofindothato thereoareonoosufficientogroundsoexistingoinotheopresentowritopetitionsotoocallo foroanyointerferenceoinotheoorderodatedo20.03.2025o(AnnexureoP-6)oopassedo byotheoSCDRCoandotheoorderodatedo10.06.2025o(AnnexureoP-8)opassedobyo NCDRC.ooAccordingly,otheopresentowritopetitionsoareodismissedoinolimine.ooo

19.o o Pendingo miscellaneouso application(s),o ifo any,o alsoo stand(s)o disposedoof.ooo

20.oo o Aophotocopyoofothisoorderobeoplacedoonotheofilesoofotheoothero connectedocases.ooooo o oooooooo(GURVINDERoSINGHoGILL)ooooo(DEEPINDERoSINGHoNALWA)o o oooooooooooooooooJUDGEooooooooooooooooooooooooooooooooooooooooooooJUDGEo o o

10.09.2025oooo RamandeepoSinghoooooo o o o Whetherospeakingo/oreasonedo o o o o ooYeso/Nooo o WhetheroReportableooo o o o ooooooooooooo oooYes/Noooo