Just 10 minutes from Bengaluru Airport lies Ozone Urbana, a residential project launched over 13 years ago, promising modern living and world-class amenities. However, the project remains incomplete years later, leaving homebuyers, including senior citizens, in a lurch.
After a long wait and multiple complaints filed with the Karnataka Real Estate Regulatory Authority (KRERA), Ozone Urbana buyers have now decided to withdraw all cases filed with the authority. This move came after KRERA’s revenue recovery orders were not honoured.
Many homebuyers, including senior citizens who put their life savings into the project, are now trapped in a prolonged legal struggle, running from pillar to post in search of justice. The ongoing delays have disrupted their financial plans and shattered their dreams of owning the homes they were promised years ago. They have now decided to move the High Court.
In March 2025, homebuyers of the Ozone Urbana project in Bengaluru withdrew all seven cases filed with the Karnataka Real Estate Regulatory Authority (KRERA) due to prolonged delays in securing relief for their stalled apartments. They said that KRERA had proved to be ‘ineffective and toothless’ in ensuring justice.
The Ozone Urbana housing township is located in Kannamangala village in North Bengaluru and comprises 1,800 apartments of various dimensions spread across 45 acres. The project was launched in 2012, and the developer was expected to deliver the units by 2016-2017.
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Senior citizens lose hope of owning a home
Dipak Chaudhary, 78, invested nearly ₹1 crore by breaking his fixed deposits to fund an apartment in the Ozone Urbana project, which was promised to be handed over in 2019. Diagnosed with Parkinson’s disease, Chaudhary’s health has deteriorated, leaving his 71-year-old wife to lead the legal battle to recover their money.
“We filed a complaint with RERA, but nothing has progressed. The case hasn’t even been heard since August 2024. We never wanted to rely on our children for financial support. With no resolution in sight, we had to book another apartment and are now living in one built by a different developer,” she said.
Now, the couple is contemplating taking the matter to the High Court, fully aware of the financial strain it would impose.
“We’ve already spent so much on lawyers and the apartment, yet justice remains elusive. Despite everything, we don’t want to burden our children with a mistake that wasn’t theirs,” she added.
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Homebuyers say Karnataka RERA passes orders that are not implemented
One homebuyer, who wished to remain anonymous, booked an apartment as a post-retirement plan. “I booked an apartment in 2014, initially paying ₹90 lakh. After retiring in March 2017, I am still waiting to settle into my new home. In 2023, I approached KRERA and obtained an order for compensation of ₹1.4 crore,” he said.
However, like many others, the buyer said the execution has been ineffective, and his money remains locked in the delayed project. He has since relocated to his hometown and awaits justice from the Karnataka High Court.
In the case of Sandeep (name changed), the RERA order for delayed compensation was initially in his favour, and the builder made payments for about a year. “We approached Karnataka RERA again, but it has remained unresponsive. Their lack of action has been careless. We even visited their office and met the former chairman, but after more than 12 years of waiting, there’s still no resolution.”
Sandeep added that homebuyers are now turning to the National Human Rights Commission, while others have filed police complaints in desperation. “Like others, we’ve also moved the Karnataka High Court for relief, and the case is still ongoing,” he said.
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Lawyers recommend KRERA appoint judicial members
Lawyers suggest that homebuyers in Karnataka can file complaints with KRERA to recover their money when a project is delayed. Once KRERA issues an order, the state’s revenue department is responsible for recovering the funds from developers as land arrears.
Karnataka High Court advocate Vittal BR said that deputy commissioners (revenue) are often overburdened with multiple responsibilities, leading to the non-implementation of these orders. Additionally, many developers have mortgaged stalled projects, further complicating the recovery process.
Akash Bantia, an advocate who practices at KRERA, said, “I strongly recommend appointing a judicial member within RERA to ensure effective order enforcement. Other legal bodies, such as the National Company Law Tribunal (NCLT) and consumer courts, already have judicial members. RERA should adopt a similar approach to strengthen its authority and enforcement mechanisms. Additionally, KRERA should be granted suo moto powers to investigate developers who fail to comply with its orders.”
Another lawyer, who serves as a legal advisor to the state government, suggested that the state issue an order appointing a special officer to work closely with the District Commissioner (DC) for regular follow-ups and enforcement. Considering the DC’s extensive workload, an IAS officer or an equivalent authority should be designated to act on behalf of the Tehsildar to oversee the recovery process effectively.
“KRERA should conduct physical verification and surprise site visits every quarter. For new projects being registered, if any legal orders for compensation or recovery are issued, the escrow funds managed by RERA and the developer should be frozen until the developer fulfils their obligations to repay the money,” Bantia added.
HT.com has sent queries to the builder and KRERA. The copy will be updated if a response is received.
