From AI-Driven Due Diligence to Zero-Complaint Goal: UP RERA’s Roadmap for 2026 and Beyond

Noida, December 13, 2025: In an exclusive conversation with Realty and More Editor-in-Chief Palash Roy, UP RERA Chairman Sanjay Bhoosreddy outlines how the authority has strengthened transparency and buyer confidence by registering a record 272 projects in 2025, backed by strict due diligence and enforcement. In this interview, he explains how real estate growth is spreading beyond Noida and NCR to smaller cities across Uttar Pradesh, driven by rapid urbanization and rising aspirations. Bhoosreddy details upcoming reforms, including an AI-enabled RERA Portal 2.0, tougher compliance norms, standardized builder-buyer agreements, and tighter control on misleading advertisements, while reiterating UP RERA’s long-term goal of balanced growth, affordability, and zero complaints.

Excerpts:

R&M Today we have with us UP RERA Chairman Sanjay Bhoosreddy, a key voice in strengthening transparency and accountability in Uttar Pradesh’s real estate sector. We will discuss reforms, challenges, and the road ahead. Welcome to the show, sir.

PR: As we approach the end of 2025, what would you highlight as UP RERA’s major achievements this year?

SB: Till 30 November 2025, UP RERA registered 272 projects after strict due diligence. These projects account for over 77,000 housing units and an investment exceeding ₹62,000 crore, which will significantly contribute to the state’s GDP.

Since the inception of RERA, 2024 had been the highest year with 259 registered projects. This year has already surpassed that figure. This reflects growing investor confidence, particularly among credible promoters who now appreciate the importance of due diligence. Our responsibility is to protect homebuyers, and UP RERA registration must remain a strong symbol of trust.

The institution will outlast individual tenures. Our objective is to ensure that the credibility of UP RERA remains intact for future leadership and for every homebuyer who relies on it.

UP RERA regulates projects meant for sale—residential and commercial units—but not rental-only properties such as malls. Today, buyers have a wide range of choices across categories, from EWS to luxury housing, in terms of size, quality, and typology.

PR: You mentioned 272 registrations so far, with some days still left in the year. Can we expect more?

SB: We had planned for 300 registrations. Due to festivals and holidays, some authority meetings could not be held. We hope to approach that figure. Regardless, this is the highest number of registrations since RERA’s inception.

PR: What is your agenda for 2026?

SB: Urbanization is accelerating rapidly. Cities are attracting people for jobs, education, and quality of life. By 2047, more than half of India’s population will live in or around urban centers.

Earlier, development was concentrated in cities like Noida, Ghaziabad, Lucknow, and Meerut. Today, significant investments are flowing into smaller cities and divisional headquarters such as Ayodhya, Gorakhpur, Varanasi, Prayagraj, Chitrakoot, Jhansi, Kanpur, Agra, Mathura, Muzaffarnagar, Saharanpur, Bareilly, and Moradabad.

This year’s 272 projects span the entire state. While Noida is largely saturated, Greater Noida, YEIDA areas, and parts of Ghaziabad still have land availability. With rising aspirations, demand for apartments and villas will continue to grow.

Next year, we aim to cross 300 registrations and potentially target 350. Maintaining a balance between demand and supply is essential to ensure affordability. If supply lags, prices rise sharply. RERA plays a crucial role in maintaining this equilibrium.

PR: Are any major reforms planned for next year?

SB: Yes. RERA is still a relatively young law, and jurisprudence continues to evolve. We are upgrading our portal from version 1.0 to 2.0, expected within six months.

The new portal will integrate artificial intelligence, chatbots, and machine learning. Buyers will be able to access real-time, data-driven information such as the number of complaints against a promoter, project-wise performance, and compliance history. This will significantly improve buyer due diligence.

We have also regulated advertising practices. Promoters are prohibited from offering non-real-estate incentives such as cars, jewelry, or foreign trips. Buyers must focus on core factors—land title, construction quality, approvals, and promised amenities—rather than peripheral attractions.

Thus a buyer’s due diligence would be very good. And promoters would have to deliver. We have come up with regulations that make it clear not to target gullible customers with things not related to real estate. No diamond rings or cars or bikes or Goa trips. And we tell our customer: if you want to go to Goa or anywhere, Singapore, Bangkok, you go to a travel agent. If you want to buy a diamond jewelry, go to a jeweller. If you want to buy a car, go to a car dealer.

In real estate, take decisions with due diligence because you are investing your lifetime savings. I also tell customers, don’t jump for facilities swimming pool, child pool, gymnasium. This is glamour, and not very useful. Better to see whether the project promoter has a perfect land title, what type of actual amenities and construction material he is using. So we are, we are educating the masses through media, print and electronic and social that you should concentrate on the property which you are buying instead of the peripheral stuff.

PR: Have you observed improvements in compliance and awareness over the past two years?

SB: Yes. We are extremely strict on compliance, particularly quarterly progress reports (QPRs), including architect, engineer, and CA certifications. Over 200 promoters, covering nearly 500 projects, have been penalized under Section 63, with penalties amounting to about 5 per cent of project cost, deposited into the government treasury.

We strictly enforce banking norms. Once a project timeline expires, its RERA account is frozen. Some banks initially failed to comply, but after RBI intervention and notices to six banks, compliance is now universal.

As per norms, 70 per cent of collections move automatically into escrow accounts, with 30 per cent into operational accounts. We also rigorously verify sanctioned maps in coordination with development authorities.

PR: Has complaint resolution improved?

SB: Yes. Earlier, around 25 complaints were filed daily, largely due to legacy projects. This has now reduced to about 9.5 per day. The primary reason is stricter scrutiny before granting RERA registration. Our long-term goal is zero complaints.

PR: Have habitual offenders been identified?

SB: Yes, but I will not name them publicly. We closely monitor such promoters and maintain heightened vigilance.

PR: What support is being provided for stalled projects?

SB: If a project enters NCLT proceedings, RERA’s jurisdiction is limited. Once matters are resolved or orders under the IBC are quashed, cases return to RERA for adjudication.

If a new promoter takes over, they are legally bound to complete the project and deliver units to homebuyers. We ensure strict enforcement of this obligation.

PR: Construction is often halted due to pollution-related bans. Can projects receive automatic extensions?

SB: Extensions are granted on a case-by-case basis. We account for periods of bans imposed by NGT or courts while deciding complaints. For NCR projects, extensions range from 15 to 18 months, depending on the duration of stoppage.

For pre-COVID projects, the COVID period was treated as a neutral period—neither party paid penalties. Typically, environmental stoppages now amount to about 60–70 days annually, for which relief is granted.

PR: Developers argue that RERA registration should be granted for more than four years. What is your view?

SB: RERA registration is aligned with the sanctioned map period, which is typically five years. Construction cannot begin without map approval or continue after it lapses. Therefore, RERA registration cannot exceed the map validity.

If the map is extended by three or five years, RERA registration is extended accordingly. Granting registration beyond the map period would violate both the RERA Act, 2016, and the UP Development Act, 1973.

PR: Developers claim some buyers misuse penalty provisions. Are you aware of this?

SB: Yes. While investors cannot be legally barred in a free market, misuse is discouraged. RERA regulates delivery, compliance, and quality—not pricing or sales strategy.

In cases where buyers refuse possession only to earn interest, we have issued orders under Section 67 directing them to take possession or face penalties payable to the government. This practice is not permitted.

Promoters must also introspect. Many engage in bulk sales and underwriting, benefiting cash flow. They cannot later complain about investors. Timely delivery is the best solution.

PR: Are there changes planned for Builder-Buyer Agreements?

SB: Yes. Under Portal 2.0, BBAs will be generated directly from the UP RERA system with unique QR codes—one for the project and one for each agreement. This ensures standardization under the 2018 rules, with limited flexibility for payment plans and annexures, subject to scrutiny.

Advertising regulations now mandate QR codes, RERA project details, and collection account information on all promotional material.

PR: Does RERA need more powers?

SB: The government is continuously engaging with RERAs. Based on stakeholder feedback, amendments are under consideration. Within the existing legal framework, RERA can function effectively, and further refinements may come as jurisprudence evolves.

PR: Where do you see UP RERA three years from now?

SB: I would like to see complaints approach zero, and both the quantity and quality of projects improve across large cities and smaller towns. RERA’s role will expand in three areas: facilitating investment, resolving disputes, and advocacy.

While manpower constraints exist, we are committed to strengthening consumer awareness and regulatory effectiveness.

PR: Thank you, sir. We wish you all the best.

SB: Thank you.