RERA Bihar Complaint Against Builder: Patna Delay Guide 2026

How to file a RERA Bihar complaint online (step by step)

You don't need a lawyer, and it is all online, so you can file from Pune, Bengaluru or the Gulf. Steps as on 25 October 2026:

1. On rera.bihar.gov.in, open Complaints → Complaint filing.
2. Click Create an account and verify your mobile number by OTP. Your user ID and password arrive by email and SMS.
3. Log in, read the instructions and declaration, then choose the type of prayer (what you want).
4. Project details: whether it is RERA-registered, project and promoter name, block, flat number, registration number (BRERAP…).
5. Your details: name, mobile, email, Aadhaar or passport number (upload a copy), address and address for notices.
6. Builder's details: name, phone, email, office address and address for notices.
7. Complaint: subject, facts (with dates) and the relief you want.
8. Upload all supporting documents as PDF.
9. Pay the fee by card or net banking. A complaint ID is generated once payment goes through. Per the manual, filing is fully digital; no paper copy.
10. Print the form from the print icon. If RERA's legal team finds a defect, file a Rectification petition online from the same login.

First want to see how far behind the project is? Check the project on RERA Bihar.

What the law gives you when a Patna builder delays

How much interest? 2% above State Bank of India's lending rate on the date the amount fell due. The same rate applies when a buyer pays an instalment late. A refund, with interest and compensation, must be paid within 60 days of becoming due. The exact amount in your case is fixed by the RERA order.

Bought from the landowner's share? A landowner who joins the development, shares profits or sells units can be treated as a promoter. For compensation over a defective title, builder and landowner are jointly liable.

Source: RERA Act 2016, Bihar RERA Rules 2017 and the 2026 Regulations (full list at the bottom).

Form M or Form N: which one do you need?

You don't have to decide: the portal picks Form M or N from the prayer you choose. It lists 11 prayers: refund, possession, revocation of the project, compensation, amenities, possession and share under a development agreement, parking, execution of sale deed, execution of agreement for sale, structural defect, and defective title.

Documents to attach

• Agreement for sale and allotment letter (especially the page with the possession date)
• Every payment receipt and bank statements showing money paid to the builder
• The builder's demand letters, emails and WhatsApp messages giving new dates
• The brochure or ad promising the possession date or amenities
• The project's registration certificate and latest quarterly progress report (QPR) from the portal
• Home loan sanction letter and EMI details (useful for compensation)
• A copy of your Aadhaar or passport

The law makes the builder liable to refund "on demand". So first send a written demand by email or registered post, and keep a copy. Say if you want a refund or delay interest.

What happens after you file?

1. RERA sends the builder a notice with your complaint; the builder replies within the time given.
2. You get the hearing date. If the builder admits the breach, the order follows; if not, documents and evidence are called for.
3. RERA can summon witnesses and documents. A party who doesn't appear can be heard without.
4. A written order is passed and uploaded on the RERA website.

How long? The Act asks the Adjudicating Officer to try to decide compensation within 60 days, recording reasons if not. So it can take longer. Compensation looks at the builder's unfair gain, your loss and repeat defaults.

Track it under Complaints → Search Complaint/Case Status, Court Proceeding and Interim Orders. Final orders are under Order/Judgments and Order/Judgments AO. Search your builder's name there too, for past cases.

A faster route: BCDRC conciliation

RERA Bihar's Conciliation and Dispute Resolution Cell (BCDRC) usually settles in 2–3 sittings. It costs less time and money than a complaint.

• How to start: either party applies in Form 1-C to RERA Bihar, the AO or the Cell, by email, post or hand, inviting the other side.
• Conciliators: one from a buyers' association, one from a builders' association, and a RERA Bihar consultant.
• Settlement not honoured? Go to RERA or the AO for execution. Status: Complaints → Search Conciliation Complaint/Case Status.

Our view: if work is going on and only the date slipped, try conciliation first. If work has stopped or the builder won't answer, file a complaint at once.

The builder won't pay after the order, or you disagree

• Execution: if the order isn't obeyed in time, file in Form 8 with a ₹250 fee (Complaints → Execution filing).
• Recovery: amounts ordered by RERA can be recovered as arrears of land revenue. In Bihar this runs as a certificate (PDR) case; such builders appear on the Defaulter List → Execution / PDR.

What should you do? (our advice)

• Decide what you want first: your money back (exit) or delay interest (keep the flat). Say exactly that in the complaint.
• Make a table of dates: booking, agreement, every payment, the agreed possession date, every new promise.
• Save QPR screenshots: unfinished work in the builder's own RERA filing is your strongest evidence.
• Think before you stop paying: a buyer's late instalment attracts the same interest. If you hold back, give your reason in writing first.
• Living outside Patna? File online and authorise a representative for hearings (see FAQ).

RERA Bihar complaint: frequently asked questions

1. Who can file a complaint with RERA Bihar?

   The buyer (allottee), an association of allottees, or a registered voluntary consumer association; a promoter can too. A complaint can be against a promoter, buyer or agent, for any breach of the Act, Rules or Regulations. If many buyers in one project are hit, file together as an association.

2. Can I write the complaint in Hindi?

   The 2026 Regulations say proceedings are in English or Hindi, and complaints in either may be accepted. The 2017 Rules' form instructions ask for English. So if you write in Hindi, attach an English translation to be safe.

3. I can't attend the hearing. Who can go for me?

   You can appear yourself or authorise a lawyer, chartered accountant, company secretary or cost accountant. Give them an authorisation letter or vakalatnama in Form 5. RERA Bihar's office: 6th Floor, Bihar State Building Construction Corporation campus, Hospital Road, Shastri Nagar, Patna 800023.

4. RERA, consumer commission or civil court?

   A civil court can't hear matters that RERA, the AO or the Tribunal can decide. The consumer commission is another route, since the RERA Act adds to other laws. But in Forms M and N you declare the matter isn't pending elsewhere, so pick one forum. For a registered project, RERA is usually the direct route: online, ₹1,000, and the builder's record already sits with RERA.

5. The project isn't registered with RERA. Can I still complain?

   Yes. The form asks whether the project is registered, so you can file for one that isn't. You can also use Report Unregistered Project; RERA Bihar says the reporter's identity is kept confidential. Small projects are exempt from registration: which projects must register.