Section 11 explained: this guide covers what it means, who it applies to, the step-by-step process, documents required, fees, due dates and penalties in India — so you can stay compliant with confidence and avoid costly mistakes.
Section 11 is the longest of the promoter-duty sections: the project web page and quarterly updates, what an advertisement must show, disclosures at booking, eight continuing responsibilities, cancellation of an allotment, and further details the Authority may ask for. To plan your compliance calendar, our legal consultation service can help. Our overview of sections 11 to 18 covers the whole chapter.
The promoter must create the project web page on the Authority's website once he receives his Login Id and password, and keep bookings, garages, approvals and project status updated quarterly (11(1)). Every advertisement or prospectus must show the Authority's website address and the registration number (11(2)). At booking and allotment he must make available the sanctioned plans and the stage-wise time schedule (11(3)). He stays responsible until conveyance, with a structural-defect tail beyond that (11(4)), and he may cancel an allotment only in terms of the agreement for sale (11(5)).
Section 11(1): the project web page
On receiving the Login Id and password under section 5(1)(a) or 5(2), the promoter must create his web page on the website of the Authority and enter all details of the proposed project as provided under section 4(2), in all the fields provided, for public viewing. The page must include:
| Clause | Content | Update rule |
|---|---|---|
| (a) | Details of the registration granted | Once |
| (b) | List of the number and types of apartments or plots booked | Quarterly up-to-date |
| (c) | List of the number of garages booked | Quarterly up-to-date |
| (d) | List of approvals taken and approvals pending subsequent to the commencement certificate | Quarterly up-to-date |
| (e) | Status of the project | Quarterly up-to-date |
| (f) | Such other information and documents as specified by the Authority's regulations | As regulations specify |
The word "quarterly" is in the text; the dates by which each quarter's update must be made are not. They are in the Authority's regulations and differ by State. See our post on the quarterly update on the RERA portal.
Section 11(2): advertisements
"The advertisement or prospectus issued or published by the promoter shall mention prominently the website address of the Authority, wherein all details of the registered project have been entered and include the registration number obtained from the Authority and such other matters incidental thereto." The text does not say what "prominently" requires; the State rules may. Misleading statements in the same documents are dealt with in section 12.
Section 11(3): disclosures at booking
"At the time of the booking and issue of allotment letter" the promoter is responsible to make available to the allottee:
- (a) the sanctioned plans, layout plans, with specifications, approved by the competent authority, by display at the site or such other place as the Authority's regulations specify;
- (b) the stage-wise time schedule of completion of the project, including the provisions for civic infrastructure like water, sanitation and electricity.
Section 11(4): eight continuing responsibilities
| Clause | The promoter shall |
|---|---|
| (a) | Be responsible for all obligations, responsibilities and functions under the Act, rules and regulations, to the allottees as per the agreement for sale, or to the association of allottees, until the conveyance of all the apartments, plots or buildings to the allottees, or of the common areas to the association of allottees or the competent authority. Proviso: responsibility for structural or any other defect for the period in section 14(3) continues even after conveyance deeds are executed |
| (b) | Obtain the completion certificate or occupancy certificate, or both, as applicable, from the competent authority under local or other laws and make it available to the allottees individually or to the association |
| (c) | Where the project is on leasehold land, obtain the lease certificate specifying the period of lease and certifying that all dues and charges for the land have been paid, and make it available to the association of allottees |
| (d) | Provide and maintain the essential services, on reasonable charges, until the association of allottees takes over maintenance |
| (e) | Enable the formation of an association, society, co-operative society or federation of allottees under the applicable laws. Proviso: in the absence of local laws, the association must be formed within three months of the majority of allottees having booked their plot, apartment or building |
| (f) | Execute a registered conveyance deed of the unit in favour of the allottee along with the undivided proportionate title in the common areas to the association or competent authority, as provided in section 17 |
| (g) | Pay all outgoings until he transfers physical possession of the project to the allottee or association, which he has collected from the allottees for outgoings. Proviso: if he fails to pay the outgoings or liabilities before transfer, he continues to be liable even after the transfer, to pay them and penal charges, and the cost of legal proceedings |
| (h) | After he executes an agreement for sale, not mortgage or create a charge on that unit; if a mortgage or charge is made, notwithstanding any other law, it does not affect the right and interest of the allottee who has taken or agreed to take the unit |
Clause (g) lists the outgoings: land cost, ground rent, municipal or other local taxes, charges for water or electricity, maintenance charges, including mortgage loan and interest on mortgages or other encumbrances, and other liabilities payable to competent authorities, banks and financial institutions, related to the project.
Open points: "majority" in clause (e) is not defined (by number, area or value); "reasonable charges" in clause (d) is not defined; and clause (h) applies only "after he executes an agreement for sale". Clause (h) ends with a semicolon although it is the last item of the list, a punctuation slip only.
Example. A promoter signs an agreement for flat 301 with Meera in June, and in August mortgages the whole building. Under 11(4)(h), that mortgage does not affect Meera's right and interest in her flat.
Section 11(5): cancellation of allotment
"The promoter may cancel the allotment only in terms of the agreement for sale." The proviso lets the allottee approach the Authority for relief if aggrieved by a cancellation that is not in accordance with the terms of the agreement for sale, unilateral and without any sufficient cause. The three conditions are joined by "and"; the text gives no time within which to approach the Authority. For the contents that the agreement should have, see our post on mandatory clauses of the agreement for sale.
Section 11(6): further details
"The promoter shall prepare and maintain all such other details as may be specified, from time to time, by regulations made by the Authority." The Authority's regulations may add record-keeping requirements; they differ by State.
Need help with promoter compliance?
Quarterly updates, the booking-stage disclosures and the post-sale mortgage rule are where promoters most often slip. Our legal consultation team can set up a compliance calendar and review your agreement and advertising against section 11 and your State's rules.
Key takeaways
- The promoter must keep a public web page with quarterly updates of bookings, garages, approvals and status.
- Every advertisement or prospectus must show the Authority's website and the registration number prominently.
- At booking, sanctioned plans (displayed at the site) and the stage-wise schedule must be made available.
- Responsibility lasts until conveyance; defect liability continues after conveyance for the section 14(3) period.
- After signing an agreement for sale, a mortgage on that unit cannot affect the allottee's right and interest.
Read next
- Section 12: false advertisement or prospectus
- Section 13: no deposit or advance without agreement for sale
- Obligations of promoter under RERA: sections 11 to 18
- Quarterly update by promoter on RERA portal
Disclaimer: Based on the Real Estate (Regulation and Development) Act, 2016 as enacted, as consulted on 1 October 2026. Rules, forms, fees and procedures are made by each State and Union territory and its Real Estate Regulatory Authority and differ from State to State. This article is general information, not legal advice; check the official text and your State's rules before acting.