Under Section 6 of the Real Estate (Regulation and Development) Act, 2016 (RERA), the registration of a real-estate project can be extended by the State Real Estate Regulatory Authority on application by the promoter due to force majeure events — war, flood, drought, fire, cyclone, earthquake, or any other calamity — generally for a period of up to one year. Some State RERAs additionally permit extensions on grounds beyond classical force majeure (e.g., reasons not attributable to the promoter, court orders, government delays in approvals) and have during the past few years allowed Covid-related project extensions across multiple cycles. Properly executed, a Section 6 extension protects the project from being treated as in default, maintains escrow flow, and preserves the developer's defence in any subsequent Section 18 refund / interest claim by allottees.
Conversely, missing the extension window or filing it incorrectly is one of the most consequential mistakes a developer can make — once the original RERA-declared completion date lapses, allottees gain an automatic Section 18 right to either withdraw with full refund and interest at SBI MCLR + 2% or continue with monthly delay interest until handover. Our RERA Project Extension Services support developers across MahaRERA, Karnataka RERA, UP RERA, HARERA Gurugram, Telangana RERA, Tamil Nadu RERA, Delhi RERA, Gujarat RERA, West Bengal RERA, and others — handling end-to-end extension applications under Section 6 (force majeure / non-attributable reasons), Section 14 plan-change extensions, two-thirds allottee consent extensions, lapsed-registration revival, hardship applications, and post-extension MIS / quarterly compliance refresh. Whether you are filing a one-year force majeure extension, seeking allottee-consent-based extension beyond the statutory limit, or trying to revive a lapsed registration, we bring the legal precision, evidence rigour, and authority-liaison required.
Sec 6 extension on classical force majeure grounds — war, flood, drought, fire, cyclone, earthquake — with documentary evidence, revised completion date, and authority approval.
Covid-related extensions historically allowed in cycles by various State RERAs — applying state-specific orders, pandemic-period evidence, and supply-chain disruption documentation.
Where supported by State Rules — extension on grounds of court orders, government delays in approvals, NOC pendency, environment clearance hold, or third-party stoppages.
Where statutory force majeure does not apply but allottees agree — two-thirds allottee consent-based extension for revised completion timeline with AFS amendment.
Registration that has expired without timely extension — restoration / revival application, allottee position protection, and Sec 18 risk mitigation strategy.
Where revised plans / specifications drive a longer build cycle — Sec 14 plan-change with two-thirds consent combined with Sec 6 extension and revised completion date.
Power of the State Authority to extend project registration on the promoter's application due to force majeure — discretionary, evidence-based, and typically capped at one year.
Sec 6 specifically lists war, flood, drought, fire, cyclone, earthquake, or any other calamity caused by nature affecting the regular development of the project — narrow but interpretable.
Best practice: file the extension application before the registration's existing validity expires — post-expiry filings are treated as revival / restoration with reduced authority discretion.
Each State RERA has its own application form, supporting-document checklist, fee, hearing process, and timeline — MahaRERA, K-RERA, UP RERA, HARERA differ in process and discretion.
Without a valid extension, every allottee gains an automatic Sec 18 right to refund + interest at SBI MCLR + 2% from the original RERA-declared completion date — hugely costly.
Where the State Authority is satisfied that the promoter has failed to comply with provisions, it can revoke / cancel the registration under Section 7 — a draconian outcome avoidable through timely extension.
Several State RERAs accept two-thirds allottee consent as an additional / alternative basis for extension — particularly useful where force majeure is weak but allottees support the developer's revised timeline.
Extension grounds, revised timeline, and reasons must be disclosed to allottees and on the State RERA portal — non-disclosure exposes the developer to misrepresentation and Sec 12 advertisement claims.
Project status review, force-majeure evidence audit, allottee posture assessment, and recommendation between Sec 6 (force majeure), state-rule based, and consent-based routes.
End-to-end Sec 6 application drafting — facts, grounds, force-majeure evidence pack, revised completion timeline, supporting affidavits, and online filing on State RERA portal.
Documentary evidence assembly — government notifications, pandemic / lockdown orders, court orders, sanction-delay records, environment clearance pendency, and supplier disruption logs.
Allottee outreach pack, consent-letter templates, communication flow, hearing / town-hall coordination, and consolidation of consent above the two-thirds threshold.
Revised project schedule with milestone-wise completion, contractor commitments, weather window planning, and lender disbursement alignment.
Representation in Sec 6 hearings before the State RERA Authority — written submissions, oral arguments, evidence-leading, and follow-through till the extension order is issued.
Where validity has lapsed without extension — restoration application, allottee position protection, Sec 18 risk neutralisation, and authority hearing strategy.
Combined Sec 14 plan change with Sec 6 extension where revised plans / specifications drive a longer build cycle — two-thirds consent and AFS supplementary amendments.
Drafting allottee notices, FAQs, town-hall scripts, and grievance-handling protocols to manage extension communication and minimise Sec 31 complaint risk.
Coordination with construction-finance lenders on revised timeline, disbursement schedule update, escrow continuation, and tripartite documentation refresh.
Post-extension RERA portal update, revised completion-date upload, allottee disclosure refresh, quarterly compliance reset, and ongoing Form 1/2/3 cycle.
Where allottees have already filed Sec 18 / Sec 31 complaints — defence built on the extension order and force-majeure evidence to neutralise refund / interest claims.
RERA-declared completion date nearing without project being ready for OC — Sec 6 extension application must be filed before the validity lapses to preserve developer position.
Floods, fire, cyclone, earthquake, pandemic-related lockdown, or labour disruption affecting the regular development — evidence pack and Sec 6 application needed.
Government delays in approvals, environment clearance, fire NOC, water / sewage tie-up — non-attributable delay grounds for extension application under state rules.
Stay order from civil court / writ court on project work, land-related litigation, or third-party stoppage — strong non-attributable ground for extension.
Allottees threatening Sec 18 refund / interest claims as completion date passes — pre-emptive extension application as defence and goodwill move.
Bank / NBFC holding disbursements citing approaching RERA expiry — extension application to restore lender confidence and protect construction-finance flow.
Material plan change / specification upgrade making the original timeline unachievable — Sec 14 + Sec 6 combo with two-thirds allottee consent.
Project registration already expired due to missed timeline — emergency restoration / revival application with strong evidence and allottee-consent build.
Project status, validity timeline, force-majeure evidence audit, and recommendation across Sec 6 (force majeure), state-rule, and two-thirds-consent routes.
Force-majeure evidence pack, allottee outreach for consent, two-thirds threshold consolidation, and revised timeline build with milestone schedule.
Sec 6 application drafting, supporting affidavits, online filing on State RERA portal, application fee, and allottee communication launch.
Written submissions, oral arguments, evidence-leading at State RERA Authority hearing, response to authority queries, and order tracking.
Portal date update, allottee disclosure refresh, lender intimation, AFS supplementary amendment, and ongoing quarterly cycle reset.
Partner with our RERA extension specialists for end-to-end Sec 6 extension applications, force-majeure evidence packs, two-thirds allottee consent drives, lapsed registration revival, and authority hearing representation for FY 2026–27.
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