How to file a TG-RERA complaint against a builder in Telangana (Hyderabad): Form M vs Form N, fee, delay interest and refund

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 in a TG-RERA-registered project in Hyderabad or anywhere in Telangana is late with possession, won't refund, or changed what was promised, you can complain to the Telangana Real Estate Regulatory Authority (TG-RERA) under section 31 of the Real Estate (Regulation and Development) Act, 2016. There are two forms. Form M goes to the Authority (for directions such as completing the project or refunding). Form N goes to the Adjudicating Officer for interest and compensation under sections 12, 14, 18 and 19. TG-RERA's Complaints Portal lists the online route: create an account, log in, fill Form M or N, upload evidence, pay the fee, attend the hearing. This page shows what the official pages, forms and Rules said when we read them on 19 Oct 2026.

Form M or Form N: which one is yours?

Form M, complaint to the Regulatory Authority (Rule 34(1), Telangana RERA Rules 2017): "Any aggrieved person may file a complaint with the Authority for any violation under the Act or the rules and regulations", except matters for the Adjudicating Officer. The form asks for the facts, the reliefs sought, any interim relief, a declaration that the matter is not pending in any court, authority or tribunal, the fee details and a list of enclosures (Form M PDF, listed 24/02/2026 on TG-RERA's Forms Download page).
Form N, complaint to the Adjudicating Officer (Rule 35(1)): for "interest and compensation as provided under section 12, 14, 18 and 19". The form is headed "Claim for interest and compensation under Section 31 read with Section 71" and has a "Compensation(s) sought" section (Form N PDF, listed 24/02/2026).
Want both (for example a refund order and compensation)? Ask your lawyer whether to file both forms; the Rules give them to different officers.

Fee, copies and format (what the official documents say)

Fee: Rules 34(1) and 35(1) of the Telangana RERA Rules, 2017 (G.O.Ms.No.202, 31-07-2017) say each complaint "shall be accompanied by a fees of one thousand rupees", by demand draft or bankers cheque in favour of the Authority, or through online payment. The 2026 Form M and Form N refer to the fee "in accordance with" Regulation 7 / 8 of the Telangana RERA (General) Regulations, 2023, so confirm the current amount on the portal before you pay (to verify).
Copies: the Rules say "in triplicate, until the application procedure is made web based". The portal now takes the form online; whether TG-RERA still wants hard copies is (to verify) with the office.
Language and format (Form M instructions): file in English, or attach an English translation; typed or printed in double spacing on one side; paginated, indexed and stitched in paper-book form; one empty file-size envelope with the full address of each respondent.
Verification: you sign a verification that paragraphs 1 to 9 are true and that you have not suppressed any material fact.

What you can ask for: delay, refund and interest

Interest for delayed possession: TG-RERA's FAQ (Q8) says that if the promoter fails to hand over on schedule, the allottee who does not withdraw gets interest "on all the amounts paid by the Allottee, for every month of delay, till the handing over of the possession" (section 18). Q8(ii): payment "should be automatically paid. The buyer may have to file a complaint to TG RERA if there is a grievance".
Rate: Rule 15 sets interest, either way, at the State Bank of India's highest Marginal Cost of Lending Rate plus two per cent. We don't quote a figure because SBI's rate changes.
Refund deadline: Rule 16 says a refund with applicable interest and compensation is payable "within ninety days from the date on which such refund ... becomes due".
Bought before the project was registered? FAQ Q20: an allottee with an agreement executed before registration can still complain about a registered project.

After you file: how a complaint runs

The Authority sends the builder a notice with the alleged contravention and your documents (Rule 34(2)(a)).
The builder replies within the time in the notice; a hearing date is fixed and communicated to you (Rule 34(2)(b)–(c)).
If the builder contests, the Authority can ask for documents and evidence and summon people; it then passes orders, including penalty, or dismisses the complaint with written reasons (Rule 34(2)(d)–(i)). Hearings and orders are listed under Cause List and Orders of the Adjudicating Officer on the TG-RERA site.
Appeal: FAQ Q13: anyone aggrieved by an order of TG-RERA or the Adjudicating Officer may appeal to the Appellate Tribunal within sixty days (section 43(5)).
Consumer court: FAQ Q12 says section 79 bars civil courts on matters RERA can decide, and the section 71 proviso lets a complainant withdraw a consumer-forum complaint about sections 12, 14, 18 and 19 and file it under RERA. Which forum suits you is a lawyer's question.

Scale: TG-RERA's home page showed 3,093 complainants and 1,981 complainants' matters disposed when we read it on 19 Oct 2026. Office (Complaints Portal footer): DTCP Building, Masab Tank, Hyderabad, Monday to Saturday 10:30 AM to 5:00 PM.

Is your complaint ready? Green / Amber / Red

Green: the project shows on TG-RERA's registered-project search; you have the registered agreement for sale, allotment letter, every payment receipt and bank statement, the possession date in writing, and emails or letters asking the builder to fix it. Pick Form M, Form N or both and file.
Amber: receipts are partly in cash, the agreement is not registered, the promised date is only in a brochure or WhatsApp message, or you are also in a consumer forum. Collect proof and get advice before filing; see our agreement of sale vs sale deed checklist.
Red: the project is not RERA-registered (TG-RERA's RERA ALERT treats ads and sales of unregistered projects as violations), the "builder" is an unregistered agent, or more than sixty days have passed since an order you want to appeal. Talk to a lawyer now.

What to keep in your complaint file

TG-RERA registration number and a screenshot of the project page (with the date)
Agreement for sale and allotment letter (TG-RERA has model formats on its Forms page)
Every payment receipt and the matching bank entries
The ad or brochure (did it show the TG-RERA number? see our ad rules page)
Your written demand to the builder and their reply, if any
Occupancy certificate status, if handover is the issue (our building permission and OC check)

We don't file complaints or represent anyone. Property in Vizag, Vijayawada or Guntur? See our AP-RERA complaint guide.

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FAQ

How do I file a RERA complaint against a builder in Telangana?

Use TG-RERA's Complaints Portal (complaints-rera.telangana.gov.in): create an account, log in, fill Form M or Form N, upload evidence, pay the application fee and attend the hearing. Form M goes to the Authority; Form N goes to the Adjudicating Officer for interest and compensation.

What is the TG-RERA complaint fee?

Rules 34(1) and 35(1) of the Telangana RERA Rules, 2017 say Rs 1,000 per complaint, by demand draft, bankers cheque or online payment. The 2026 forms refer to the fee under the 2023 Regulations, so confirm the current amount on the portal.

What is the difference between Form M and Form N?

Form M (Rule 34) is a complaint to the Regulatory Authority for any violation of the Act, Rules or Regulations. Form N (Rule 35) is a claim to the Adjudicating Officer for interest and compensation under sections 12, 14, 18 and 19.

Can I get interest if my Hyderabad flat is delayed?

TG-RERA's FAQ (Q8) says yes under section 18: interest on all amounts paid, for every month of delay, until possession, if you don't withdraw. Rule 15 sets the rate at SBI's highest MCLR plus 2%.

How long does a builder have to refund?

Rule 16 says within ninety days from the date the refund, with applicable interest and compensation, becomes due.

Can I appeal a TG-RERA order?

Yes. TG-RERA's FAQ (Q13) says an appeal lies to the Appellate Tribunal within sixty days under section 43(5). 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.