Bengaluru Homebuyers Get Stronger Protection as Karnataka Tribunal Limits Changes to Promised Amenities
Bengaluru, August 27, 2026: Homebuyers in Karnataka have received an important regulatory boost after the Karnataka Real Estate Appellate Tribunal (KREAT) reiterated that developers cannot freely change project plans, specifications or promised common amenities without obtaining the consent required under RERA.
The ruling, arising from a dispute involving Sobha Sentosa in Bengaluru, highlights the importance of sanctioned plans and the amenities shown to buyers when they book a property.
Developers cannot change promised amenities on their own
The dispute arose after homebuyers alleged that certain features shown in the project's approved plans and promotional material were later modified.
Among the complaints were changes to bedroom windows and landscaping. Buyers alleged that French windows shown in the original plans were replaced with different arrangements, affecting natural light and ventilation. They also raised objections to changes involving landscaping features, including a proposed Super Tree and gazebo.
The promoter, however, argued that the modifications had been accepted by a substantial majority of purchasers and that 82% of buyers had approved the window changes.
What does RERA say about such changes?
The issue centres on Section 14 of the RERA Act, which requires promoters to develop projects according to their sanctioned plans, layout plans and specifications.
For changes affecting a building or common areas, the law generally requires written consent from at least two-thirds of the allottees. Changes specifically affecting an individual apartment can require the prior consent of the concerned allottee, subject to the exceptions provided under the law.
This makes the ruling particularly important for large housing projects where developers may seek to modify facilities or designs after bookings have already started.
Why this matters for homebuyers
For a buyer, amenities are often an important part of the decision to purchase a property. A clubhouse, landscaping, recreational area, windows, open spaces or other facilities shown in approved plans and project material can influence both the property's usability and its perceived value.
The ruling reinforces that buyers should not rely only on verbal promises or advertisements. Sanctioned plans, specifications, brochures and other documents available at the time of booking can become important evidence if a dispute arises later.
What developers need to keep in mind
The decision also puts greater emphasis on maintaining a proper consent process. Developers proposing material changes to project features need to determine whether the change falls within the modifications permitted under RERA or requires buyer approval.
For common facilities, collective consent becomes particularly important because the decision affects multiple homeowners rather than an individual apartment alone.
Grihik Takeaway: The KREAT ruling strengthens the position of homebuyers who fear that promised amenities could disappear or change after booking. Buyers should carefully preserve sanctioned plans and project documents, while developers need to follow the required consent process before making material changes to common areas or promised amenities.