The State has now allowed a set-off (adjustment) in certain cases — but the relief is limited, and not all buyers are covered.

Here’s a clear, ground-level explanation of what changed, why the issue arose, and who actually benefits.

G.O issued in December 2023

In G.O.Ms.No.131 dated 01-12-2023, the Tamil Nadu government introduced a major change for first-sale flats and villas.

From December 1, 2023 onwards:

• First-sale homes must be registered using one single sale deed
• Stamp duty must be calculated on the composite value (land + building together)
• Reduced stamp duty rates were introduced for first sales
  • Below ₹50 lakh → 2.86%
  • ₹50 lakh to ₹3 crore → 3.575%
• Stamp duty is calculated on the higher of:
  • Value mentioned in the sale deed, or
  • Value fixed by the registration authority (based on super built-up area)

This Government Order mandated composite registration, but did not mention any adjustment or set-off for buyers who had already paid stamp duty earlier.

A construction agreement means

A construction agreement is a document where the buyer agrees to pay the builder for constructing the flat or villa — it records construction cost only and does not give ownership.

A composite sale deed means

A composite sale deed is the final document that transfers legal ownership of both land and building together to the buyer in a single registration.

Why buyers ended up paying stamp duty twice

This problem mainly affected buyers caught in the transition period.

Step 1: Before December 1, 2023

• Buyer registered a construction agreement
• Stamp duty and registration fee were paid on construction cost
• Ownership was not transferred at this stage

Step 2: After December 1, 2023

• Government made composite registration compulsory for first sales — combining land (undivided share) and building (superstructure) into one instrument under the Real Estate (Regulation & Development) Act, 2016.
• Buyer had to register a full sale deed (land + building)
• Stamp duty was again calculated on the entire property value

Without correction, buyers were effectively being charged twice for the same building — something the government later admitted was unintended.

What the government corrected later (set-off relief )

To fix this issue, the Registration Department later allowed a set-off mechanism.

What “set-off” means

If a buyer:

• Paid stamp duty earlier on a registered construction agreement, and
• Is now registering the final composite sale deed

👉 The stamp duty already paid earlier can be adjusted against the final stamp duty payable.

This ensures the buyer pays only the balance amount, not twice.

Simple example

• Stamp duty paid earlier (construction agreement): ₹1,00,000
• Stamp duty required on final sale deed: ₹1,80,000

👉 Buyer pays only ₹80,000, not ₹1,80,000 again.

Why the government admitted this was a mistake

The government itself stated that this relief was needed to correct an unintended outcome caused by aligning registration practices with the Real Estate (Regulation and Development) Act (RERA), which requires a single instrument for registration.

In short:

• The policy intent was not to burden buyers
• The issue arose only because the rules changed mid-way

This acknowledgment strengthens buyer claims that double payment was never intended.

The Inspector General of Registration’s proposal formed the basis of the order, and registration officials across Tamil Nadu have been directed to implement it uniformly and consistently.

Support from Developers and Industry Bodies

• CREDAI (Confederation of Real Estate Developers’ Associations of India) and other industry representatives have welcomed the relief, noting it resolves long-standing double taxation concerns and is expected to speed up registrations and sales closures in affected projects.
• It is also seen as a step to reinforce confidence in the composite registration regime and encourage broader adoption of the unified documentation process.

Criticism and Concerns

Some developers argue that the relief should have been announced earlier, as many buyers who suffered double levy under the old regime may have already completed registrations and cannot benefit retrospectively.

How It Works in Practice

• Buyers Must Claim the Benefit:
  Homebuyers need to present the registered construction agreement and proof of earlier stamp duty/registration fee payment at the sub-registrar office when registering the composite sale deed. The registering officer will then calculate the net dues after adjustment.
• Developers’ Role: Developers can assist with documentation but are not responsible for refunds or adjustments.

Impact on Homebuyers

What Homebuyers Should Do Now

• Keep all registration receipts safely
• Verify whether your transaction qualifies for set-off
• Ensure documents are properly examined before registration

Professional verification helps avoid errors that could delay or deny benefits.

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.

19. Avoiding Legal Hassles

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.

20. Expert Legal Consultation

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.

21. Legal Perspective

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.

Purchasing an apartment in a multi-storey building has become increasingly popular in cities like Chennai, Trichy, Coimbatore, and Madurai. However, many buyers hesitate to commit to properties after construction due to uncertainties. One key document that can mitigate these concerns is the Construction Agreement. Understanding the critical aspects of this agreement ensures a smoother, legally-protected property purchase process.

1. The Importance of a Construction Agreement

A Construction Agreement is a legal contract between the builder and buyer outlining the terms and conditions related to the construction of a property. It serves as a vital safeguard, ensuring transparency regarding the property and protecting both parties during the construction phase. Buyers should be aware of all the clauses in this agreement to avoid potential issues.

2. Mandatory Registration Post-2012

Prior to 2012, there was no requirement to register construction agreements. Builders could collect payments from buyers without any legal obligations to complete the project on time. To address this, the Tamil Nadu registration department made the registration of construction agreements mandatory. This ensures that both parties are legally bound to honor the contract’s terms.

3. Registration Costs

Builders and buyers must now pay 1% of the contract value as stamp duty and an additional 1% as registration fees. If the agreement is not registered, buyers may struggle to enforce the contract legally if the builder defaults on the terms.

4. Payment Schedule

One of the most critical clauses in the agreement is the payment schedule. It should clearly outline how payments will be made, such as an initial deposit followed by payments at various stages of construction (foundation, first floor, second floor, etc.). This schedule helps the buyer track progress and ensure timely payments.

5. Late Payment Penalties

Buyers should thoroughly review any clauses that impose penalties for late payments. Ensure that the penalties are fair and reasonable to avoid unnecessary financial burdens.

6. Transfer Rights

The agreement should specify the rights of the buyer and builder in case of delayed payments. It should clarify whether the buyer has the right to transfer the property to another person or if the builder retains the right to sell the property in case of delays.

7. Government Approvals

Ensure that the construction agreement states whether the necessary government approvals (building permits, electricity, sewage) have been obtained. This protects the buyer from legal or logistical issues down the road.

8. Grace Period for Project Completion

Builders typically commit to completing the project within a specified timeframe, such as 18 months, with an additional grace period of 3 to 6 months. Buyers should verify that the timeline is reasonable and achievable.

9. Delayed Possession Penalty

If the builder fails to complete construction within the agreed timeframe, the agreement should specify a penalty (₹5 to ₹10 per square foot per month) that the builder will pay to the buyer for the delay.

10. Other Charges

The agreement must clearly outline who will bear additional costs such as building maintenance, electricity deposit charges, and expenses for common amenities like roads, parks, or public facilities.

11. Detailed Property Specifications

The construction agreement must provide detailed specifications about the property, including structural details, wall finishing, flooring, electrical fittings, kitchen, doors, windows, and amenities such as power backup, elevators, and security systems.

12. Five Types of Schedules in the Agreement

Construction agreements typically contain five key schedules:

• Schedule A: Describes the total land area where the apartment complex is being built.
• Schedule B: Specifies the Open Space Reservation (OSR) allocated to municipal bodies.
• Schedule C: Outlines the specific area being sold to the buyer.
• Schedule D: Provides details about the buyer’s unit, including floor number, square footage, and car parking space.
• Schedule E: Lists the specifications of the unit, such as the materials used for walls, flooring, electrical systems, and more.

13. Joint Venture Agreements

If the property is part of a joint venture between a landowner and a builder, the construction agreement should clearly outline the terms of the joint venture and how the profits or property rights will be divided.

14. Undivided Share (UDS)

After the construction agreement is registered, the undivided share of land (UDS) must be transferred to the buyer through a separate sale deed. The UDS represents the buyer’s portion of the land that corresponds to their apartment.

15. Dispute Resolution

The agreement should include a clause outlining the process for resolving disputes between the builder and buyer. Typically, arbitration or legal proceedings are the standard methods of dispute resolution.

16. Penalties for Builders

The agreement should clearly specify penalties for the builder if they fail to meet deadlines or complete the project as per the agreed specifications. This clause ensures that the builder is held accountable for delays.

17. Buyer Protection

To avoid legal complications, buyers should ensure that all terms in the agreement are clear and unambiguous. It is crucial to address any vague terms before signing to protect yourself in case of future disputes.

18. Avoiding Legal Hassles

Although some builders may advise buyers that registering the construction agreement is not necessary, it is highly recommended to do so. Registering the agreement protects the buyer from potential legal issues if the builder fails to honor the contract.

19. Expert Legal Consultation

It is always advisable to consult a legal expert before signing a construction agreement. A lawyer can review the terms, ensure everything is in order, and help the buyer avoid unforeseen complications.

Conclusion

A well-drafted and registered Construction Agreement is vital for protecting the rights and interests of both the builder and the buyer. Ensuring clarity in all clauses, verifying government approvals, and consulting legal experts can save buyers from costly disputes and delays. By understanding these essential aspects of the construction agreement, you can confidently proceed with your property purchase.

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.