How to file an AP-RERA complaint against a builder in Andhra Pradesh (Vizag, Vijayawada, Guntur): Form M vs Form N, documents and delay interest

Checked against official sources on 19 Oct 2026 · Not legal advice · Government websites change, so re-check before you rely on a step.

Short answer: If a builder of an AP-RERA-registered project in Vizag, Vijayawada, Guntur, Tirupati or elsewhere in Andhra Pradesh delays possession, won't refund or breaks the agreement, you can complain to the Andhra Pradesh Real Estate Regulatory Authority (AP-RERA). AP-RERA's FAQ (Q90) says section 31 of the Act and the AP RERA Rules, 2017 provide for a complaint by an aggrieved person, filed online in Form M. AP-RERA's online Complaint Registration page asks you to file in Form M or Form N, in three steps (details, preview, payment), and then to send four sets of hard copies with the application number on top. This page shows what those official pages said when we read them on 19 Oct 2026.

Form M or Form N

Form M, to the Authority: FAQ Q120: a complaint can be filed "for any violation or contravention of the provisions of the Act or the Rules or Regulations". FAQ Q121: the Regulatory Authority acts on complaints.
Form N, to the Adjudicating Officer: FAQ Q139: the Adjudicating Officer is "a person who is or has been a District Judge" and decides disputes under sections 12, 13, 18 and 19 (wrong ad or prospectus information, advance and agreement, refund and compensation, allottee rights). Q140: the officer looks at unfair gain, the amount of loss and repeated default.
Which rule? AP-RERA's FAQ cites Rule 48 in Q90 and Rule 44 in Q116 for the same complaint route, so check the current AP RERA Rules for the rule number before you quote it (to verify).

How the AP-RERA online complaint works (Complaint Registration page)

Clear cookies and allow pop-ups (the page's own instructions).
Choose complaint against (the respondent) and complaint by (you). The form has parts with "Save and Continue".
Upload documents as PDF, self-attested on every page, not password protected. The listed documents are the fee receipt, agreement for sale, interim order (if any) and other supporting proof.
Preview, then pay. The complaint fee amount was not shown on the page we read (to verify on the portal before paying).
Send AP-RERA four sets of hard copies with the documentary evidence, the application number on top, plus copies for the other side so the Authority can issue notices.

FAQ Q47 says AP-RERA's applications, "complaints, appeals including payments of fees shall be online based", while Q119 (in our 14 Oct copy of the FAQ) says a complaint can be filed "online or offline as per prescribed Form-M". Use the online route unless the office tells you otherwise. Note: on 19 Oct 2026 the FAQ page listed Q88 and Q116–Q125 but their answers were collapsed in our reader, so the wording we quote for those comes from our 14 Oct 2026 download of the same page; the other answers quoted here were read on 19 Oct.

Delay, interest and refund

Delay interest: FAQ Q88: a buyer is entitled to interest for delayed possession ("Yes"). Q89: it "should be automatically paid. The buyer may have to file a complaint to Regulatory Authority if there is a grievance."
Rate: FAQ Q10: the same rate applies to promoter and allottee, set by Rule 16 of the AP RERA Rules, 2017 as "State Bank of India Prime Lending Rate plus 2%". We don't quote a figure because SBI's rate changes.
10% advance: FAQ Q66: a promoter cannot take more than 10% of the cost as advance or application fee without an Agreement for sale. Collecting more without one is something to put in your complaint.
Agreement signed before registration? FAQ Q123: any aggrieved person can complain about a registered project.

Timelines, appeal and consumer forum

Authority: FAQ Q117 (14 Oct copy): section 29 asks the Authority to dispose of complaints "as expeditiously as possible but not later than sixty days" from filing. It is an aim, not a fixed deadline.
Appeal: appeals go to the Real Estate Appellate Tribunal (FAQ Q124, section 43). Q126: the Tribunal should try to dispose of an appeal within sixty days and record reasons if it can't. Q125: a further appeal goes to the High Court (section 58). The time limit to file an appeal isn't stated in AP-RERA's FAQ (to verify; section 43(5) of the Act).
Consumer forum: FAQ Q141: civil courts are barred on matters RERA can decide (section 79), but consumer forums are not; section 71 lets a complainant withdraw a consumer complaint on sections 12, 13, 18 and 19 and file it with the Adjudicating Officer. Ask a lawyer which route fits your case.

Is your complaint ready? Green / Amber / Red

Green: the project shows "APRERA Registered" on AP-RERA's project search; you have the agreement for sale, allotment letter, all receipts and bank entries, the promised date in writing and your written demand to the builder; documents are scanned as self-attested PDFs. File online and post the four sets.
Amber: cash payments, an unregistered agreement, a promise only in a brochure or chat, more than 10% paid without an agreement for sale, or a case already in a consumer forum. Gather proof and take advice; see our AP agreement of sale vs sale deed checklist.
Red: the project isn't on AP-RERA at all (status "Shortfall" or not listed), the seller is an unregistered agent, or you are relying only on WhatsApp promises. See a lawyer before you pay or sign anything more.

What to keep in your complaint file

AP-RERA registration number and a dated screenshot of the project search result
Agreement for sale (AP-RERA FAQ Q67: the format is Annexure-A under the Rules) and allotment letter
All receipts with matching bank entries
The ad or brochure (did it carry the AP-RERA stamp? see our AP-RERA ad rules page)
Your written demand and the builder's reply
Occupancy or building permission status if handover is the issue (our AP building permission and OC check)

We don't file complaints or represent anyone. Property in Hyderabad? See our TG-RERA complaint guide.

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FAQ

How do I file a RERA complaint in Andhra Pradesh?

On AP-RERA's Complaint Registration page (rera.ap.gov.in): choose the respondent, fill Form M or Form N, upload self-attested PDFs, preview and pay, then send four sets of hard copies with the application number on top.

What documents does AP-RERA ask for with a complaint?

The Complaint Registration page lists the fee receipt, agreement for sale, interim order and other supporting documents that prove the complaint, as PDFs self-attested on every page and not password protected.

Can I get interest if my Vizag or Vijayawada flat is delayed?

AP-RERA's FAQ (Q88–Q89) says yes; it should be paid automatically under the agreement, and you may complain if it isn't. FAQ Q10 says the rate under Rule 16 is SBI Prime Lending Rate plus 2%.

How long does AP-RERA take to decide a complaint?

FAQ Q117 says section 29 asks the Authority to dispose of complaints as quickly as possible but not later than sixty days from filing. It is an aim, not a fixed deadline.

Who is the Adjudicating Officer in AP-RERA?

FAQ Q139: a quasi-judicial officer who is or has been a District Judge, deciding disputes under sections 12, 13, 18 and 19, including compensation.

Can I go to consumer court instead of AP-RERA?

AP-RERA's FAQ (Q141) says consumer forums are not barred, and section 71 lets you move a consumer complaint on sections 12, 13, 18 and 19 to the Adjudicating Officer. Ask a lawyer. Not legal advice.

Official sources

Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and the Authority's own notices override anything on this page.