Apartment Association Dispute in India: Rights of Flat Owners
By Advocate Ganta Surya Kiran | 19 Law Chambers, Visakhapatnam | Legal Awareness
Apartment associations Resident Welfare Associations (RWA) or Apartment Owners Associations (AOA) wield significant power over residents’ daily lives. Furthermore, many associations exceed their legal authority imposing arbitrary maintenance hikes, discriminating against tenants, denying common facilities, or making decisions without proper meetings. Consequently, flat owners frequently need legal guidance on both enforcing their rights against the association and defending against wrongful association actions. Advocate Ganta Surya Kiran at 19 Law Chambers handles apartment association disputes across Visakhapatnam.
Legal Framework for Apartment Associations in AP
Andhra Pradesh Apartments (Promotion of Construction and Ownership) Act, 1987 governs apartment ownership and associations in AP. Specifically, this Act: recognises each apartment as a separate property with undivided interest in common areas, mandates formation of an Apartment Owners Association, prescribes the rights and obligations of both individual owners and the association, and provides dispute resolution mechanisms. Furthermore, associations must register under the AP Societies Registration Act for legal recognition. Consequently, an unregistered association acting as if it has legal authority may be challenged.
Your Rights as a Flat Owner Against the Association
Right to Audited Accounts: Every flat owner has the right to inspect the association’s financial accounts and demand audited statements. Specifically, associations collecting maintenance funds must maintain transparent accounts and present them at annual general body meetings. Moreover, refusing to show accounts to members is a violation of association bylaws and the AP Apartments Act. Consequently, if your association refuses financial transparency send a formal written demand and escalate to the Registrar of Societies.
Right to Reasonable Maintenance Charges: Maintenance charges must be based on actual expenditure not arbitrary amounts fixed by the managing committee without general body approval. Furthermore, major increases in maintenance charges require approval at a properly convened general body meeting with adequate notice. Moreover, association committees cannot unilaterally increase maintenance without member approval. Consequently, challenge any maintenance hike not approved through the prescribed meeting process.
Right to All Common Facilities: Parking spaces, swimming pools, gyms, gardens, and other common areas belong to all flat owners proportionately based on their undivided interest in common areas. Furthermore, the association cannot sell, lease, or restrict access to common areas without unanimous or prescribed majority approval. Moreover, discriminating against specific owners in common facility access for personal or political reasons is actionable.
Right to Hold and Participate in Meetings: Every flat owner has the right to: notice of all general body meetings, participation and voting in meetings, access to meeting minutes, and challenging decisions made without proper meetings or notice. Furthermore, decisions made in improperly convened meetings without quorum, without proper notice, or in violation of bylaws are legally invalid. Consequently, challenge such decisions immediately through formal objection and, if necessary, civil court proceedings.
Right Against Discrimination: Associations cannot discriminate against flat owners or their tenants based on: religion, caste, dietary preferences, pet ownership (subject to reasonable restrictions), marital status, or national origin. Furthermore, restrictions on tenants must be reasonable and apply uniformly associations cannot selectively enforce rules against specific residents. Consequently, document discriminatory practices and file civil suit and consumer court complaint against associations that discriminate.
How to Resolve Apartment Association Disputes — Step by Step
Step 1 — Raise Issue at General Body Meeting Formally raise your issue at the next general body meeting in writing, with a copy to the Secretary. Furthermore, request the issue be minuted in the meeting record. Moreover, if the association refuses to include your issue in the agenda send a written requisition for a Special General Body Meeting signed by the required number of members (typically 1/3 of members). Consequently, the formal meeting record creates the paper trail needed for escalation.
Step 2 — Send Legal Notice to Association If the meeting process fails send a formal legal notice to the Association President and Secretary. Specifically, state the exact violation, the legal provision violated, and demand compliance within 15 days. Read: Legal Notice How to Send India. Furthermore, a legal notice from an advocate often prompts compliance without further proceedings. Consequently, most association disputes resolve at the legal notice stage.
Step 3 — File Complaint with Registrar of Societies File a complaint with the Registrar of Societies who supervises registered societies including apartment associations. Specifically, the Registrar can: inspect the association’s records, direct holding of proper elections, cancel illegal decisions made in violation of bylaws, and direct return of illegally collected funds. Consequently, Registrar intervention is particularly effective for election disputes and governance violations.
Step 4 — File Consumer Court Complaint Apartment associations providing services maintenance, security, common utilities are service providers under the Consumer Protection Act. Specifically, file a consumer court complaint at edaakhil.nic.in for: failure to maintain common areas, overcharging maintenance without basis, and denial of common facilities. Read: Consumer Court Complaint India.
Step 5 — File Civil Suit for Declaration and Injunction For serious disputes particularly illegal decisions affecting property rights file a civil suit in District Court seeking: declaration that the specific association decision is void, injunction against implementation of the illegal decision, and damages for harm caused by the association’s wrongful action.
Frequently Asked Questions
Q: My apartment association is demanding a large “advance maintenance deposit” before giving NOC for my tenant. Is this legal?
Associations can require tenant registration and reasonable security measures. However, charging large deposits as a condition for NOC without any basis in bylaws is likely illegal. Specifically, verify what your association’s registered bylaws say about tenant registration. Furthermore, if the demand is not in the bylaws challenge it as an ultra vires action of the managing committee. Consequently, send a formal written objection before paying any such demand.
Q: The association allocated my parking spot to someone else without any notice. What can I do?
Your parking spot if specified in your sale deed or allotment letter is your property right. Specifically, unilateral reallocation without your consent is a trespass on your property rights. Furthermore, file an urgent civil application for an injunction restoring your parking spot immediately. Moreover, simultaneously send a legal notice to the association. Consequently, parking disputes respond quickly to legal notices because associations typically lack legal authority to reallocate individual parking spots.
Q: The association committee has not held an election in 5 years and is continuing indefinitely. What can I do?
File a complaint with the Registrar of Societies demanding supervision of a proper election. Furthermore, approach the District Court for a mandatory injunction directing the association to hold elections within a specified time. Moreover, the AP Societies Registration Act specifically provides for court-supervised elections when associations fail to hold them. Free legal aid: NALSA — nalsa.gov.in | Free Legal Aid in AP.
Also read: Flat Apartment Buyers Rights India | Tenants Rights India | Best Lawyers in Vizag
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