How to check complaints and litigation against a builder

4.3.1 Where can I check complaints against a builder in Bangalore?

Complaints against a builder in Bangalore are public on the Karnataka RERA (K-RERA) portal, rera.karnataka.gov.in, and you do not need a login to read them. Start with the project page. Go to Services, then Project Status, and search by the registration number. Open the project and select the Complaints tab. It lists the complaints on that project and on its promoter. Next, use the other public lists on the portal. These include Complaint Status, the complaint reports, the Orders of the Adjudicating Officer and the Revenue Recovery Certificate List. K-RERA shows only complaints filed with K-RERA. Cases in courts, consumer commissions or insolvency proceedings are in other public records. So also search eCourts, e-Jagriti and the insolvency announcements of the IBBI. Search every source with the promoter’s exact legal name from the K-RERA page. A brand name in an advertisement can match many companies, or none.

Record	Where to find it	What it shows	Use it to check
Complaints tab	K-RERA project page	Complaint number, complainant, date, subject, status, bench	Complaints on your project
Complaint Status	K-RERA, Services	Search by project, promoter or complaint number	The stage of one complaint
Project Wise and Promoter Wise Complaint Reports	K-RERA, Complaints menu	Count per project or promoter, with status and disposed date	How many complaints are still open
Orders of the Adjudicating Officer	K-RERA, Services	Relief sought and nature of disposal for each order	What buyers asked for, and the result
Revenue Recovery Certificate List	K-RERA, Services	Amount, and the judgement, execution and certificate dates	Orders that went to recovery action
eCourts Services	services.ecourts.gov.in	Case status and orders in High Courts and District Courts	Court cases on the promoter or the land
IBBI Public Announcements	ibbi.gov.in	Insolvency announcements with the name of the company	Insolvency of the promoter company

4.3.2 What does the Complaints tab on a K-RERA project page show?

The Complaints tab on a K-RERA project page shows two counts, each with its own list. The first count covers the promoter across all its projects. The second count covers only this project. For example, on 10 October 2026 the ADARSH GREENS PHASE 1 page showed “Complaints On this Promoter (36)” and “Complaints On this Project (12)”. Its promoter is Adarsh Haven Private Limited. The promoter list held 12 complaints on Phase 1 and 24 on Phase 2. Each list gives the complaint number, the complainant, the date, the subject, the project, the status and the bench. The subject tells you what the buyer alleges. On Phase 1, subjects included “Interest on Delay Period” and “Denial of monthly compensation”. The status tells you the stage, for example “POSTED FOR ORDERS AUTHORITY” or “DISPOSED AUTHORITY”. Until K-RERA decides a complaint, it is only an allegation. Read the project count first, because a large promoter collects complaints across many projects.

Also read the Quarterly Updates tab. Each quarterly panel has a block called “Litigation Details (if any)” with the question “Any litigations on the project (incl. land)?”. The promoter fills in this answer. On the same ADARSH GREENS PHASE 1 page, all three quarterly panels answered “No”, while the Complaints tab listed 12 complaints. The two fields record different things, so read both. Section 4(2)(b) of the RERA Act also makes the promoter disclose its projects of the past five years, with “details of cases pending”. Ask the builder for that disclosure in writing.

4.3.3 Does a high complaint count mean the builder is at fault?

No. A complaint count tells you how many complaints buyers filed, not who was right. A complaint stays an allegation until K-RERA or its adjudicating officer decides it. Under Section 71 of the RERA Act, the adjudicating officer decides compensation claims under Sections 12, 14, 18 and 19. Sachi analysed the Orders of the Adjudicating Officer list on the K-RERA portal on 10 October 2026. The list held 3,326 orders. Of these, 1,648 orders (49.5 percent) allowed the complaint, contested or uncontested, for compensation, refund, possession or amenities. Another 1,240 orders (37.3 percent) ended in a settlement. That figure is 825 orders marked “Withdrawn since settled” and 415 marked “Disposed before Lok Adalat”. A further 289 orders (8.7 percent) were dismissed, and 149 (4.5 percent) were withdrawn or closed for other reasons. So one count mixes upheld claims, settlements and dismissals. Read the orders for your project before you judge the builder.

Result in the order	Labels on the K-RERA list	Orders	Share
Allowed	Allowed contested or uncontested: Compensation, Refund, possession, Amenities	1,648	49.5 percent
Settled	Withdrawn since settled; Disposed before Lok Adalat	1,240	37.3 percent
Dismissed	For example, Dismissed for non prosecution; Dismissed as non maintainable; Contested Dismissed	289	8.7 percent
Withdrawn or closed, other	For example, Withdrawn on his own motion; Closed as withdrawn; OTHERS	149	4.5 percent

Complaints also cluster in a few projects. On 10 October 2026, the Project Wise Complaint Report showed 13,363 complaints across 2,457 projects, for all districts of Karnataka. Of those projects, 1,434 (58.4 percent) had one complaint, and 265 had 10 or more. The 10 projects with the most complaints held 2,422 complaints, which is 18.1 percent of the total. The Promoter Wise Complaint Report showed the same 13,363 complaints across 2,021 promoters. One complaint on a large project tells you little. Many complaints on one phase, with the same subject, tell you more.

4.3.4 How do I check whether a builder paid what K-RERA ordered?

Check the K-RERA Revenue Recovery Certificate List, because an order helps a buyer only when the builder pays it. Under Section 40(1) of the RERA Act, unpaid interest, penalty or compensation is recoverable from the promoter “as an arrears of land revenue”. On 10 October 2026, the Revenue Recovery Certificate List held 2,662 records, and its Revenue Recovered view counted 356 of them. Each row gives the complaint number, the complainant, the promoter, the project, the amount and the remarks. It also gives the judgement date, the execution date and the date of the revenue recovery certificate (RRC), with copies. So a row shows an order that went to execution and then to a recovery certificate. Also check the Complaints Realization List, which records amounts realised for complainants. It showed 1,074 records and a total realised amount of ₹41,67,41,391. Most rows had no amount filled in, so this total covers only part of the list. Search both lists for the promoter and your project. A recent RRC against your promoter is a stronger warning than an old complaint count.

Two more lists add context. The Interim Orders list showed 681 orders. Section 36 of the Act lets K-RERA restrain a promoter during an inquiry. K-REAT, the Karnataka Real Estate Appellate Tribunal, hears appeals against K-RERA orders, and its Judgments list showed 978 orders. Under Section 44(2), an appeal must be filed within sixty days of receiving the order. The tribunal can admit a late appeal for sufficient cause. The proviso to Section 43(5) adds a condition for a promoter’s appeal. The promoter must first deposit at least 30 percent of the penalty, or the total amount due to the allottee, or both. Rule 33 of the Karnataka RERA Rules, 2017 sets an appeal fee of ₹5,000. A K-REAT notification dated 16 December 2021 also shows ₹5,000.

4.3.5 How do I search court, consumer and insolvency records?

K-RERA shows only complaints filed under the RERA Act, so search court, consumer and insolvency records as well. Use the promoter’s exact legal name. The Promoter Details tab on the K-RERA page gives that name and the PAN. For example, the ADARSH GREENS PHASE 1 page names “ADARSH HAVEN PRIVATE LIMITED” as the promoter. eCourts Services, at services.ecourts.gov.in, covers High Courts and District Courts. You can search by the 16-character CNR number of a case. If you do not have it, use Case Status, which searches by party name, case registration number or advocate name. For each case, write down the court, the case number, the parties, the stage, the next date and the latest order. For insolvency, open the Public Announcement page of the Insolvency and Bankruptcy Board of India (IBBI). It lists announcements of the corporate insolvency resolution process, with the name of each corporate debtor. Consumer cases are on e-Jagriti, the platform of the Department of Consumer Affairs.

Search snippets and news reports can be out of date. Open the official record and read the latest order before you rely on it. Also search the names of related companies in the same group, and the land owners named in the Promoter Details tab.

Section 79 of the RERA Act stops a civil court from hearing a matter that K-RERA, its adjudicating officer or the Appellate Tribunal can decide. Section 88 says the Act is “in addition to, and not in derogation of” other laws. Which forum can hear a dispute is a legal question. Ask a lawyer.

4.3.6 Which complaints and cases matter for the flat I am buying?

The complaints and cases that matter most concern the same project, phase and promoter that you are buying from, and are recent or still open. A delay complaint on an older phase tells you how this promoter handled late possession before. A complaint on your own phase can show a problem with money, approvals or construction now. Give more weight to an unpaid order or an RRC against the promoter. Do the same for an insolvency announcement for the promoter company, or a court case about the project land. Many open complaints with the same subject on your phase are also a strong signal. Give less weight to one old complaint that ended in a settlement. Then ask a lawyer to match each case to the land survey numbers, the promoter entity and the phase in your agreement for sale. Ask the builder for a written reply on each serious case, and check that reply against the official record. Keep a dated log of what you found.

1. Write down the source and the date you checked it.
2. Write down the complaint or case number and the parties.
3. Write down the subject, the status and the date of the latest order.
4. Mark each item as an allegation, an order, or an order that was paid or recovered.

4.3.7 How do I file a RERA complaint in Karnataka?

Section 31 of the RERA Act lets any aggrieved person file a complaint with K-RERA or with its adjudicating officer. An association of allottees can also file. The forum depends on what you ask for. Under Section 71, the adjudicating officer decides compensation under Sections 12, 14, 18 and 19. Section 12 covers false statements in an advertisement, Section 14 covers plans and structural defects, and Section 18 covers refund and delay. Section 19 sets the rights of allottees. The Authority decides the other violations. The Karnataka RERA Rules, 2017 set the forms. Rule 29 says a complaint to the Authority uses Form N. Rule 30 says a compensation complaint to the adjudicating officer uses Form O. Each rule sets a fee of ₹1,000 by demand draft. Sachi checked the 2017 text of the Rules, not later amendments. On the portal, Complaint Registration opens a login page that says “Please Login or Register to raise the Complaint”.

Read the Complaint Registration User Manual on that page before you file, to check the current form and fee. Section 71(2) asks the adjudicating officer to dispose of an application within sixty days. If that is not possible, the officer must record the reasons in writing. On 10 October 2026, the Complaint Status page showed 13,797 complaints in total, with 11,973 disposed.

If you want the complaint count, the open complaints and the recovery records for one project in one place, Ask Sachi.