Real Estate (Regulation and Development) Act (RERA)

The real estate sector is a crucial driver of economic growth in India, contributing significantly to GDP and employment. However, for many years, the sector was plagued by issues like project delays, lack of transparency, and disputes between buyers and developers. To address these issues, the Indian government introduced the Real Estate (Regulation and Development) Act, 2016, commonly known as RERA. 

What is RERA:

RERA, the Real Estate (Regulation and Development) Act, 2016, was enacted by the Indian Parliament to regulate the real estate sector and ensure the protection of home buyers while boosting investments in real estate. The Act mandates the establishment of a Real Estate Regulatory Authority in each state and union territory to oversee the sector and address grievances.

Objectives of RERA :

The primary objectives of the Real Estate Regulatory Authority are as follows:

• Customer Protection : RERA is focused on safeguarding the interests of homebuyers by ensuring fair practices, providing timely information, and resolving disputes between buyers and developers.

•  Promote Transparency: It aims to bring transparency to the real estate sector by mandating developers to disclose project details, including project timelines, legal approvals, and financial information, enabling buyers to make informed decisions.

• Standardization and Accountability: RERA sets guidelines and regulations for real estate developers, ensuring adherence to quality standards, construction norms, and timely completion of projects. It holds developers accountable for any deviations from the agreed-upon terms and conditions.

• Establishment of Regulatory Authority: It establishes a dedicated regulatory authority that acts as an independent body to oversee the real estate market, enforce regulations, and resolve disputes effectively and efficiently.

Functions of RERA:

The RERA Authority performs the following functions:

• Regulate and Register: This Authority has the jurisdiction to list and control real estate brokers as well as various real estate developments.
• Keeping and Disseminating Records: It must issue and keep project records available for public review.
•  Disclosures and Advertisements: RERA regulates the advertisements and promotional materials used by developers and agents to ensure that they provide accurate and truthful information to buyers, preventing misleading claims.
• Consumer Grievance Redressal: RERA establishes a mechanism for addressing consumer complaints and disputes. It provides a platform for buyers to file complaints against developers, and RERA facilitates their resolution through mediation or adjudication.
• Store Promoters Database:  It must retain a database of all projects containing proof as well as images of the promoters or enterprises whose licenses were canceled.
• Obligation Compliance: It is responsible for ensuring that all requirements imposed on builders, property allottees, and estate agents are met.
• Order Compliance: It must ensure that all of its rules and regulations are followed.
•  Keep Track of All Real Estate Agents: The RERA authority must keep track of all real estate agents. It also keep details and photos of agents whose licenses have been revoked or suspended.

Benefits of the RERA Act, 2016:

The RERA Act brought significant advantages to India's real estate sector:

• Statutory Regulation: It enforced statutory regulation on real estate projects, ensuring adherence to guidelines and timelines.

• Completion Assurance: Buyers gained assurance of project completion, reducing the risk of investing in delayed or abandoned projects.

• Statutory Obligations: Developers and buyers had statutory obligations, emphasising compliance with legal mandates.

• Access to Funds: RERA approval made projects more appealing to financial institutions, granting developers easier access to funds.

• Buyer Satisfaction: RERA-approved projects offered transparency, adhered to timelines, and complied with regulations, resulting in higher buyer satisfaction.

• Beneficial for All: The positive impact of RERA extended to developers, real estate agents, and buyers, benefiting the entire real estate ecosystem.

Key Points:

• 35 States/UTs have established Real Estate Regulatory Authorities.

• 29 States/UTs have set up Appellate Tribunals, while 27 have appointed Adjudicating Officers.

• 1,51,113 projects and 1,06,545 agents are registered under RERA.

• 1,47,383 complaints have been disposed of by Real Estate Regulatory Authorities nationwide.

Digital India Land Records Modernization Programme (DILRMP)

Land administration and its management are diverse in the form of language, culture, regions, topography, nomenclature and socio-economic factors. In this milieu, digitization of land records with accuracy and updated status and access to these by the public in easy and online mode becomes very important. Though the land and its management (Entry No.18 and 45 of the State List of the 7th Schedule of the constitution) fall in the domain of the States, Government of India has always been assisting the States/UTs by way of financial assistance and technical support to digitize the land records and place the same in the public domain.

DILRMP is a Government of India initiative launched in 2016 to modernize the management of Land Records, minimize the scope of land/property disputes and enhance transparency in the land records maintenance system. The earlier National Land Records Modernization Programme (NILRMP), approved in 2008 as a centrally Sponsored Scheme, has been revamped as the Digital India Land Records Modernization Programme (DILRMP) a Central Sector Scheme with 100% Central Government funding with effect from 1st April 2016. The scheme has been extended by Ministry of Finance from 2021-22 to 2025-26 with an outlay of Rs.875.00 crores and with addition of two new components viz. Computerization of all Revenue Courts in the country & their integration with land records and consent based linking of Aadhaar number with Records of Rights (RoR).

Objective:

The objective of DILRMP is to develop a modern, comprehensive and transparent land record management system with the aim to develop an Integrated Land Information Management System, which will inter-alia-

1. Improve real-time information on land.
2. Optimize use of land resources.
3. Benefit both landowners & prospectors.
4. Assist in policy & planning.
5. Reduce land disputes.
6. Check fraudulent transactions.
7. Obviate need of physical visits to Revenue/Registration offices.
8. Enable sharing of information with various organisations/agencies.

Integrated Land Information Management System:

Seamless access to land records related information can be very effective for enhancing the effectiveness and efficiency of services/benefits of Central/State Government Departments. The effectiveness in delivery of services to stakeholders depends upon the uniformity, interoperability, and compatibility for sharing of land records related information among different stakeholders. Development of a comprehensive integrated land information management system would work as the main driver for development of infrastructure, economic growth of the country; more so because livelihood of majority of the rural population of our country is dependent on land resources. This can be achieved through active participation of States/UTs.
DILRMP is a tool to achieve a modern, comprehensive and transparent land record management system with the aim to develop an Integrated Land Information Management System which will inter alia provide error-free, transparent and tamper-proof land records by adopting modern technology such as AI, Machine Learning and Block chain technology thereby providing security of tenancy to citizen, reduce land disputes, simplify procedure of transfer of property title, assist in policy / planning etc.

Major components and activities of DILRMP:

The programme has the following major components and activities:

S.No	Component	Activities
1	Computerization of Land Records	(i) Computerization of Record of Rights; (ii) Digitization of cadastral maps; (iii) Integration of Record of Rights (textual) and cadastral maps (spatial); (iv) Data centres at state level.
2	Computerization of Registration	(i) Computerization of Sub Registrar Offices (SROs); (ii) Connectivity between Sub-registrar offices and Tehsils; and (iii) Integration of registration and land records.
3	Survey / Resurvey	Survey / resurvey and updating of survey & settlement records.
4	Modern Record Rooms	Modern Record rooms / Land records management Centres at tehsil level.
5	Training & Capacity building	Creation of DILRMP Cells at Administrative Training Institutes and / or the Survey / Revenue / Patwari Training Institutes of States
6	Project Management Unit	To provide human resources and other infrastructure to provide support for the effective implementation of various components of DILRMP.
7	Computerization of Revenue Court Management System	Computerization of all Revenue Courts in the country and their integration with Land records.
8	Integration of Aadhaar number with the land record database on voluntary basis	To link Aadhaar number with Records of Rights (RoR).

Geospatial Technology

Geospatial technology is a term used to describe the range of modern tools contributing to the geographic mapping and analysis of the Earth and human societies. It is fundamental to fields such as cartography, remote sensing, and Geographic Information Systems (GIS). Geospatial technology offers a critical understanding of spatial configurations, interconnections, and events. Geospatial tools are crucial for tackling issues ranging from city planning and environmental protection to emergency management and transit systems. They equip decision-makers with informed, data-centric approaches and solutions.

Understanding Geospatial Technology:

Geospatial Technology refers to the equipment, software, and methods used to acquire, process, and analyse data that has a geographic or spatial component. This means that the data is associated with a specific location on the Earth's surface.

Types of Geospatial Technology:

Among the prevalent geospatial technologies are:

Applications of Geospatial Technology:

The range of applications for geospatial data is extensive. It's relevant in any field or sector where location plays a significant role. Some standard instances where geospatial technology is utilized:

Climate Change and Disaster Management: Aid in improving awareness of situations and offer valuable insights for decision-making in dealing with natural disasters.

Earth observation: It helps monitor various aspects, including plant growth, water quality, temperatures on land and in the sea, and ocean salt levels.

Healthcare: These tools assist professionals intracking virus spread, identifying high-risk areas, supporting migrant populations, and more.

Land and forest management: GIS tools are often used forvillage surveys in India, creating maps, and ensuring accurate rural land records. The forest department utilizes these technologies to map forest areas, assess carbon stocks, detect forest fires, and track deforestation, aiding conservation initiatives.

Societal challenges: Geospatial tools are instrumental in tackling broad societal issues, spanning from education and environment tofinancial accessibility and natural resource management.

Logistics: These technologies ensure proper tracking of goods and verify their condition.

Transport: Geospatial tools help pinpoint locations, predict arrival times, and navigate routes for shipments.

Meteorology: These technologies play a crucial role in predicting weather patterns for specific regions.

Agriculture: GIS is utilized in agriculture to assess thehealth of vegetation in particular areas.

Ecology: These tools aid in monitoring species indesignated areas and help in disaster prevention and management.

Marketing and advertising: Ad agencies harnessgeospatial tools to direct advertisements to pertinent areas.

Real estate: Remote sensing allows for thedistant visualization and analysis of property.

Insurance: Geospatial tools play a role in risk assessment for certain regions by analyzing geographically referenced historical data.

Geospatial Technology in India:

With its wide geographical expanse, Geospatial technology is key to the development of India. Several observations and efforts have been made in this regard:

As per the India Geospatial Artha Report of 2021, the geospatial market in India stands at a value of Rs 38,972 crore, employing around 4.7 lakh individuals.

Institutions like the Survey of India (SoI), the Indian Space Research Organisation (ISRO), Remote Sensing Application Centers (RSACs), and the National Informatics Centre (NIC) have played pivotal roles in advancing geospatial technology in the country.

Significance of Geospatial Technology:

Geospatial technology plays a pivotal role in multiple sectors, such as:

Economic Prospects: According to the India Geospatial Artha Report 2021,the sector is projected to expand to Rs 63,100 crore with a growth rate of 12.8% by 2025.

Job Creation: Major private enterprises like Amazon and Zomato utilize this technology for efficient delivery operations, promoting job opportunities. The sector's workforce is anticipated to rise to 9.5 lakh individuals by 2025.

National Defense: Post the Kargil conflict, the Indian government recognized the importance of self-reliance in geospatial data, reducing dependency on foreign sources.

Scheme Execution: Geospatial technology can facilitate the smooth rollout of major government initiatives, such as the Gati Shakti program, which aims for significant infrastructural enhancements like constructing 25,000 km of highways and modern land record management.

Promotion of Domestic Production: By emphasizing this sector, India can nurture local businesses to create indigenous applications comparable to Google Maps.

Land Record Administration: With geospatial technology, extensive landholding data can be accurately digitized and categorized. This approach can streamline targeting and decrease the volume of land-related legal disputes. Except for Karnataka, most states have yet to update their records.

Emergency Response: During the COVID-19 vaccination campaign, geospatial technology was instrumental in bolstering logistics and technological support.

National Geospatial Policy, 2022:

The Government of India introduced a National Geospatial policy with two main goals to develop a coherent national framework and to enable easy availability of valuable Geospatial data collected utilizing public funds to businesses and the general public.

The policy aims to bolster the Geospatial sector to promote national growth, economic well-being, and a flourishing information-based economy.

The objective of the policy is to establish detailed topographical surveys and mapping, complemented by a high-precision Digital Elevation Model (DEM) by the year 2030.

It aims to work towards a unified national approach to transition to a digital economy, enhancing services for citizens and enhancing Geospatial infrastructures, skills, standards, and businesses.

Organizational framework:

The Geospatial Data Promotion and Development Committee (GDPDC) will be the premier body at the national level to strategize and oversee Geospatial sector developments.

The GDPDC will take over the roles previously held by the National Spatial Data Committee (NSDC) from 2006 and the 2021 GDPDC.

The Department Of Science & Technology will remain the central governmental agency, with the GDPDC advising it on Geospatial matters.

Key Milestones:

By 2025:

Implement a supportive policy and legal structure that backs the opening up of the Geospatial sector and broadening data access, with a focus on enhancing commercial value-added services.

By 2030:

Achieve high-resolution topographical surveys and mapping (detailing urban, rural, forest, and wasteland areas).

By 2035:

Obtain precise Bathymetric Geospatial Data for inland waters and the sea's topography.

Create a National Digital Twin for significant cities and towns, acting as a virtual reflection of real-world assets, processes, or services. This will involve a dynamic network of Digital Twins, promoting informed decision-making.

Government Initiatives for Geospatial Technology in India:

Several government initiatives include:

Guidelines for Geospatial Data, 2021:

Released by the Ministry of Science and Technology in February 2021.

Deregulated existing protocols, promoting a competitive landscape.

Removed permission and scrutiny needs, even for security-related matters for Indian companies.

Companies can now self-attest to comply with guidelines without direct government supervision.

NAVIC

The Indian Regional Navigation Satellite System (IRNSS), consists of a set of 7 satellites and a series of ground stations

Applications of NAVIC are found in:

Terrestrial, aerial and marine navigation

Disaster management

Vehicle tracking and fleet management.

Integration with mobile phones.

Precise timing (as for ATMs and power grids).

Mapping and geodetic data capture.

BHUVAN 

It's a web portal designed to locate and access geographic data and related services, like display and analysis, online.

The significance of Bhuvan includes:

Reflects accurate country borders based on the Government of India's data.

Protects users' privacy much better than foreign map apps.

Aids to Atamanirbhar Bharat mission 

Geospatial energy map of India:

A collaboration between NITI Aayog and ISRO.

Provides an overview of energy production and distribution in India.

Assists in planning, investment decisions, and disaster management using energy assets.

Yuktdhara portal:

Launched by the Ministry of Rural Development.

A geospatial planning platform acting as a database for assets (geotags) from National Rural Development Programmes, like MGNREGA.

Combines multiple thematic layers and high-resolution observation data with analysis tools.

Challenges of Geospatial Technology:

Several challenges associated with Geospatial technology are:

Underdeveloped geospatial market: Despite India's vast potential, there's a noticeable lack of demand for geospatial products and services. This shortfall stems from limited awareness among potential stakeholders in both the public and private sectors.

Shortage of skilled personnel: The country faces a scarcity of trained professionals equipped to handle all facets of the geospatial domain. Contrary to Western nations, India doesn't have a solid base of experts proficient in comprehensive geospatial technology.

Data access and collaboration issues: There's a notable absence of foundational, high-resolution data. Additionally, ambiguous guidelines on data sharing and collaboration hinder joint ventures and optimal resource utilization.

Absence of customized solutions: Except for a few instances, India largely lacks solutions specifically designed to address its unique challenges.

Measures to promote Geospatial Technology in India:

Several measures can be taken to promote Geospatial technology in India, such as:

Creation of a Geospatial Portal and Cloud: It's essential to develop a geospatial portal to provide access to all publicly funded data through a 'data as a service' approach.

Promoting a collaborative data culture: It's vital to foster an environment of data sharing, joint efforts, and mutual creation.

Foundation data development: This should encompass the Indian National Digital Elevation Model (InDEM), urban data layers, and information on natural resources.

Introducing Geospatial academic programs: India ought to launch undergraduate courses in geospatial at institutions like the Indian Institutes of Technology and the National Institutes of Technology. Additionally, there's a need for a specialized geospatial university. Such initiatives will boost local research, development, and technology creation.

Oversight and regulation: National entities like SoI and ISRO should be tasked with overseeing projects of national security and scientific importance. However, these organizations should avoid competing with private entrepreneurs for government contracts to ensure a level playing field.

Climate Considerations in City Plans

Town Planning Scheme

The Town Planning Scheme is a vital tool employed by the Planning Department to ensure the structured and systematic development of urban and peri-urban areas. It involves the preparation and implementation of detailed plans that include zoning regulations, land reconstitution and infrastructure development. These schemes aim to promote sustainable and balanced urban growth while ensuring compliance with development regulations and addressing key environmental and social considerations. Through strategic planning and efficient coordination, the scheme contributes to creating well-organized, livable and economically vibrant communities that serve the needs of both current and future generations.

AFFORDABLE HOUSING PARTNERSHIP PROJECTS

Ministry of Housing and Urban Affairs (MoHUA) has been implementing Pradhan Mantri Awas Yojana - Urban (PMAY-U) since 25.06.2015 with an aim to provide all weather pucca houses with basic civic amenities to eligible urban beneficiaries across the country.  Based on the learnings from the experiences of implementation of PMAY-U, MoHUA has revamped the scheme and launched PMAY-U 2.0 ‘Housing for All’ Mission with effect from 01.09.2024 for implementation in urban areas across the country to construct, purchase and rent a house by 1 crore additional eligible beneficiaries at affordable cost in next five years. PMAY-U 2.0 is implemented through four verticals i.e., Beneficiary Led Construction (BLC), Affordable Housing in Partnership (AHP), Affordable Rental Housing (ARH) and Interest Subsidy Scheme (ISS).

AHP vertical of PMAY-U 2.0 is being implemented through two models:

Model-1: Construction of houses by Public Sector agencies and parastatals.

Model-2: Private sector AHP projects- Ownership of house by purchase from whitelisted private sector projects through Housing Voucher.

As per the scheme guidelines, an additional Grant in the form of Technology Innovation Grant (TIG) @₹1,000 per sqm up to 30 sqm carpet area per dwelling unit is provisioned for AHP Projects using innovative construction technologies notified by MoHUA through GHTC/PACS by BMTPC/CPWD. Additionally, States/UT Government also have to provide TIG for AHP projects from their own resources in proportion to the Central TIG. TIG is applicable only for projects using innovative and alternate technologies and should be completed within 18-24 months in all respect, after getting all statutory approvals.

Under AHP vertical of PMAY-U 2.0, a total of 21,017 houses in 8 projects have been sanctioned by the Ministry on 18.06.2025 only in the State of Maharashtra, using alternate technology. These projects are eligible for availing TIG of ₹90.64 crore (Central Share - ₹60.44 crore & State TIG ₹30.22 crore). The TIG will be released based on the compliance submitted by the State, as per the scheme guidelines. So far, no TIG has been released to the State of Maharashtra. No such proposal from Andhra Pradesh has been received so far by the Ministry.

Earlier in PMAY-U, 2.68 lakh houses have been sanctioned involving innovative Monolithic Construction Technology in Andhra Pradesh under AHP vertical, but no TIG was provisioned for AHP projects in earlier guidelines of PMAY-U.

The Technology Sub-Mission (TSM) set up under PMAY-U continues to guide and facilitate States/UTs and other stakeholders in adoption of modern, innovative and green technologies and alternate building material for faster and quality construction of houses. It is further extended as Technology & Innovation Sub-Mission (TISM) under PMAY-U 2.0 to support innovative design and construction practices and projects. Under TSM, Global Housing Technology Challenge – India (GHTC-India) was conducted to identify and mainstream globally best available proven construction technologies including prefabricated technology that are rapid, sustainable, green and disaster resilient. Under GHTC-India, a basket of 54 innovative proven construction technologies shortlisted from across the globe were grouped into six distinct categories as per the different geo-climatic regions for further adoption by States/UTs, including Andhra Pradesh which are available at www.ghtc-india.gov.in.

The innovative technologies used in these projects are those shortlisted under GHTC-India through Technical Assessment Committee and which are proven and time tested. Further, as per PMAY-U 2.0 guidelines, there is provision to ensure quality of construction under BLC/AHP/ARH verticals of the Mission through Third Party Quality Monitoring Agencies (TPQMA) selected by States/UTs. TPQM Agencies are required to visit the project site and to advise State/UT and Urban Local Bodies on quality related issues.

Building Materials and Technology Promotion Council (BMTPC) under the aegis of the Ministry of Housing and Urban Affairs has been set up to continuously appraise, evaluate and monitor the performance and scalability of such identified innovative technologies in the country. The BMTPC is mandated to construct pilot demonstration housing projects, performance certification of innovative technologies, hands‑on training and capacity building across the country including Andhra Pradesh, particularly in Nellore and other cyclone-prone districts. Further, the provision of additional Central Assistance in the form of Technology Innovation Grant (TIG) for AHP and ARH projects is a boost for adoption of GHTC-India certified technologies.