HYDERABAD: The Telangana Real Estate Regulatory Authority (TG RERA) directed Balaji Constructions to finish pending amenities at the `Balaji Elegancia villa project in Kompally.
A third-party inspection found that the builder had allegedly used a structure meant for a swimming pool to store borewell water.
TG RERA issued the directions in Complaint No. 375/2025/TG RERA. Villa owners had complained about incomplete infrastructure and delayed amenities in the gated community project in Medchal-Malkajgiri district.
The authority said the builder must honour all promises made to buyers through brochures, advertisements and sale agreements. TG RERA said these promises become "primary and non-negotiable" once most villas are occupied.
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The Balaji Elegancia Villa Owners Mutually Aided Co-Operative Maintenance Society Limited filed the complaint on behalf of residents.
Residents said the builder marketed the project as a premium gated community. The promised facilities included a clubhouse, swimming pool, sewage treatment plant, water treatment plant, generator backup, CCTV surveillance, landscaped gardens, sports courts, meditation centre and children's play areas.
Residents alleged that many facilities remained incomplete even years after possession. They said the builder had already collected charges for amenities and infrastructure.
ESCI inspection finds pending works
Following TG RERA's directions, the Engineering Staff College of India (ESCI) inspected the project and submitted a report.
The report said the builder completed 46 of the 48 approved villas in Phase I. Residents occupied 21 villas. Construction of another 43 villas in Phase II was still under way.
ESCI found many pending works. These included the sewage treatment plant, water treatment plant, drinking water connection, generator backup, solar fencing, CCTV and intercom systems, swimming pool, clubhouse, rainwater harvesting structures, sports courts, children's play area, and meditation and yoga centre.
In a key finding, ESCI said the builder had used the swimming pool structure to store borewell water for utility supply within the project.
The report also said the builder completed only one floor of the proposed clubhouse. ESCI found that only around 2,898 sq ft of the approved 12,516 sq ft clubhouse area had been built.
According to the report, the builder told ESCI that it would complete the remaining amenities in phases up to 2028.
TG RERA rejects builder's objections
During the hearing, Balaji Constructions argued that the complaint was premature. The builder said an application for extension of the project registration was still pending before TG RERA.
The builder also claimed that buyers caused some delays by seeking changes to villas after taking possession.
However, TG RERA rejected these objections. The authority noted that the project's RERA registration expired on September 1, 2024. It said pending renewal applications could not override the rights of homebuyers.
TG RERA also rejected objections against the villa owners' society filing the complaint.
The authority directed the builder to complete all pending amenities as per the timelines submitted before ESCI. It ordered the builder to finish works with expired deadlines within 60 days.
TG RERA also directed residents to clear valid maintenance and amenity dues within 30 days. This will apply only after the builder obtains partial occupancy certificates for completed villas.
The authority further ordered the builder to pay its pending share of ESCI inspection charges. The amount stands at ₹1 lakh plus GST. The payment must be made within 15 days.
TG RERA warned that failure to follow the directions would invite penal action under Section 63 of the Real Estate (Regulation and Development) Act, 2016.