Essential Aspects of a Construction Agreement: Key Points to Know

Understand the Key Legal Aspects of Your Construction Agreement to Ensure a Safe Investment.

gaichermaickel
8 Min Read

Introduction

In Tamil Nadu’s major cities like Chennai, Coimbatore, Trichy, and Madurai, the construction of multi-storey buildings is booming. While these developments offer convenience and modern living, many buyers hesitate to finalize their purchases until the apartments are completed. This hesitation often stems from uncertainties about construction agreements. Understanding the essential elements of these agreements can protect buyers and ensure a smooth property transaction process.

1. Pre-Sale Marketing by Builders

Builders often market apartments before construction is finished. Buyers, eager to secure a property, begin making payments during the construction phase. This is where a construction agreement becomes vital, as it outlines the terms between the buyer and builder.

2. The Importance of a Construction Agreement

A construction agreement legally binds both the buyer and the builder. It includes details like payment schedules, timelines, penalties for delays, and project specifications. This document provides clarity and legal protection for buyers investing in a property still under construction.

3. Mandatory Registration Post-2012

Before 2012, construction agreements did not require registration, leading to legal loopholes where builders could collect payments without being legally bound to complete the project. To fix this, the Tamil Nadu registration department mandated that construction agreements be registered, ensuring buyers have legal recourse if the builder fails to deliver.

4. Registration Costs

Buyers and builders are required to pay 1% of the contract value as stamp duty and an additional 1% as registration fees. If the agreement is not registered, buyers may face legal challenges if the builder defaults on the terms, leaving them vulnerable.

5. Payment Schedule

The agreement should clearly outline a payment schedule, linking payments to construction milestones like foundation completion, first-floor construction, and final handover. This helps buyers track the project’s progress and ensure that payments are made only after the builder reaches each milestone.

6. Late Payment Penalties

Buyers must review any penalties for late payments. Ensure that these penalties are reasonable and aligned with industry standards to avoid unexpected financial burdens.

7. Transfer Rights

The agreement should specify whether the buyer has the right to transfer the property to another person in case of payment delays. This clause is crucial for understanding the buyer’s flexibility in managing the investment.

8. Government Approvals

The agreement must confirm that the builder has secured all necessary government approvals such as building permits, electricity connections, and sewage disposal permits. This ensures that the project is legally compliant.

9. Grace Period for Project Completion

Builders usually commit to completing the project within a specific period, such as 18 months, with an additional grace period of 3 to 6 months. Buyers should ensure these timelines are clearly stated in the agreement.

10. Delayed Possession Penalty

If the builder fails to deliver the project on time, the agreement should include a penalty clause (typically ₹5 or ₹10 per square foot per month) to compensate the buyer for the delay.

11. Other Charges

The agreement must clearly define who is responsible for additional charges such as the electricity deposit, building maintenance, and expenses for common amenities like roads and parks.

12. Detailed Specifications of the Property

A detailed breakdown of the property specifications should be included in the agreement, covering aspects like wall finishing, flooring, kitchen setup, electrical fittings, and shared amenities like lifts, rainwater harvesting, power backup, and security systems.

13. Five Types of Schedules in the Agreement

  1. Schedule A: Describes the total land area where the multi-storey complex is being built.
  2. Schedule B: Details the Open Space Reservation (OSR) allocated to local bodies like CMDA.
  3. Schedule C: Outlines the specific area being sold to the buyer.
  4. Schedule D: Specifies details about the buyer’s unit (floor, square footage, car parking space).
  5. Schedule E: Lists the material specifications and amenities of the unit.

14. Joint Venture Agreements

If the project is a joint venture between a landowner and a builder, the agreement must detail the roles and profit-sharing arrangement between the parties.

15. Undivided Share (UDS)

Once the construction agreement is registered, the undivided share of land (UDS) must be transferred to the buyer through a separate sale deed. This ensures that the buyer holds ownership rights to a portion of the land.

16. Dispute Resolution

A dispute resolution clause should be included, outlining how conflicts between the buyer and builder will be handled. This typically involves arbitration or legal action if necessary.

17. Penalties for Builders

If the builder fails to meet project deadlines or deliver the agreed specifications, the agreement must specify the penalties they will face, ensuring accountability.

18. Buyer Protection

Buyers should carefully review all aspects of the agreement and ensure any ambiguous terms are clarified before signing. This helps protect against legal loopholes and ensures a transparent transaction.

Although some builders may claim that registering the construction agreement is unnecessary, buyers should always register the agreement to protect themselves from future legal complications.

It is highly recommended that buyers consult with a legal expert before signing the construction agreement. This ensures that all clauses are properly understood and protects buyers from potential disputes.

Tamilnadu Since October 1, 2013, the Tamil Nadu government, following the example of states like Karnataka, has mandated the registration of construction agreements alongside the sale deed for the undivided share (UDS) of land. Registrants must now pay an additional 2 percent of the construction cost to comply with this requirement.

    New Procedure for Apartment Registration: Effective December 1, 2023, the Tamil Nadu government has enforced the simultaneous registration of construction agreements with the property’s sale deed. This aims to prevent the separate registration of the sale deed and construction agreement.

    Composite Valuation: The Valuation Committee determines a combined value for both the land and the superstructure, which is used during the registration process for the sale deed.

    Single Instrument: The sale deed now covers both the land and the superstructure, clearly detailing the land and the apartment’s super built-up area.

    Exemptions: Construction agreements executed prior to October 1, 2013, are exempt from these updated rules.

    If you’d prefer to have everything handled for you seamlessly, you can click  here and contact us at verified.realestate. Our team of experts is here to provide comprehensive support and ensure a smooth and secure property buying experience.

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