Sections 29 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 29 sets how the Authority holds meetings, who presides, how it votes, and a sixty-day period for disposing of applications. Section 30 protects its acts from being declared invalid merely because of a vacancy, a defect in appointment or a minor procedural irregularity. If you have a matter pending before the Authority, our legal consultation service can help you understand how the timelines work.
The Authority meets at such places and times and follows such rules of procedure (including quorum) as its regulations specify (29(1)). If the Chairperson is absent, a Member chosen by the Members present presides (29(2)). Questions are decided by a majority of Members present and voting, with a second or casting vote for the Chairperson (or the person presiding) in a tie (29(3)). The Authority must dispose of an application within sixty days of receipt, or record its reasons in writing if it cannot (29(4)). No act is invalid merely because of a vacancy, a defect in constitution or appointment, or a procedural irregularity not affecting the merits (30).
At a glance
| Provision | What it provides |
|---|---|
| 29(1) | Places, times, rules of procedure and quorum as specified by the Authority's regulations |
| 29(2) | If the Chairperson is unable to attend, another Member chosen by those present presides |
| 29(3) | Majority of votes of Members present and voting; casting vote in a tie |
| 29(4) | Expeditious disposal; sixty days from receipt of the application |
| Proviso to 29(4) | If not disposed of in sixty days, record reasons in writing |
| 30 | Acts not invalid merely for vacancy, defect in constitution or appointment, or irregularity not affecting merits |
Section 29(1): meetings by regulation
"The Authority shall meet at such places and times, and shall follow such rules of procedure in regard to the transaction of business at its meetings, (including quorum at such meetings), as may be specified by the regulations made by the Authority."
The Authority writes its own meeting rules. "Regulations" are made by the Authority (section 2(zo)), unlike "rules", which the appropriate Government makes. The quorum, the notice for meetings and the places are therefore in each State Authority's regulations and differ by State. The Act itself does not fix a quorum or number of meetings.
Section 29(2): who presides
"If the Chairperson for any reason, is unable to attend a meeting of the Authority, any other Member chosen by the Members present amongst themselves at the meeting, shall preside at the meeting."
| Situation | Who presides |
|---|---|
| Chairperson present | The Chairperson (section 25) |
| Chairperson unable to attend "for any reason" | A Member chosen by the Members present amongst themselves |
The words "for any reason" are broad, covering illness, a vacancy or a conflict. The presiding Member is chosen at the meeting, by those present, so there is no standing deputy in the Act.
Section 29(3): voting
"All questions which come up before any meeting of the Authority shall be decided by a majority of votes by the Members present and voting, and in the event of an equality of votes, the Chairperson or in his absence, the person presiding shall have a second or casting vote."
| Point | Rule |
|---|---|
| Method | Majority of votes of Members present and voting |
| Tie | The Chairperson, or in his absence the person presiding, has a second or casting vote |
| Abstention | "Present and voting" means a Member who is present but does not vote is not counted in the majority |
The text does not say whether the Chairperson votes in the first instance as well as casting a second vote in a tie. "A second or casting vote" implies that the presiding person has an ordinary vote first. The Authority has a Chairperson and at least two whole-time Members (section 21), so with three Members present a tie is unlikely; a tie needs an even number voting.
Example. Four Members are present and vote 2-2 on whether to grant an extension. The Chairperson, who has voted once already, has a second vote and decides the matter.
Section 29(4): sixty days
"The questions which come up before the Authority shall be dealt with as expeditiously as possible and the Authority shall dispose of the same within a period of sixty days from the date of receipt of the application."
Proviso: "Where any such application could not be disposed of within the said period of sixty days, the Authority shall record its reasons in writing for not disposing of the application within that period."
| Element | Text |
|---|---|
| Standard | As expeditiously as possible |
| Outer limit | Sixty days from receipt of the application |
| If missed | Reasons recorded in writing |
Some observations from the text:
- The period is counted from receipt of the application; the text does not say what happens if the application is defective or needs more information.
- "Day" in the Act means a working day as notified (section 2(r)); see our article on definitions.
- The provision does not say what remedy an applicant has if the Authority neither disposes nor records reasons. It does not provide for deemed disposal or for any consequence.
- It is separate from the thirty-day period for registration under section 5, which has its own deemed registration rule.
- The words "such application" and "questions which come up before the Authority" are wide: the text does not limit them to complaints. For complaints, see section 31 and our post on the RERA complaint process.
Section 30: vacancies and defects do not invalidate
"No act or proceeding of the Authority shall be invalid merely by reason of—
- (a) any vacancy in, or any defect in the constitution of, the Authority; or
- (b) any defect in the appointment of a person acting as a Member of the Authority; or
- (c) any irregularity in the procedure of the Authority not affecting the merits of the case."
| Cause | Does it by itself invalidate? |
|---|---|
| Vacancy in the Authority | No |
| Defect in the constitution of the Authority | No |
| Defect in the appointment of a person acting as Member | No |
| Procedural irregularity not affecting the merits | No |
| Procedural irregularity that does affect the merits | Not protected by section 30(c) |
The key word is "merely". The section does not say that an act is valid whatever the defect; it says an act is not invalid merely because of those causes. The words "not affecting the merits" in clause (c) mark the limit: if an irregularity goes to the merits, section 30(c) does not save the proceeding. The text does not say whether clauses (a) and (b) carry the same limit.
This links with the three-month rule for filling vacancies in section 24(3), covered in sections 22 to 24. The Authority can keep working during a vacancy; the Government is still expected to fill it within three months.
Need help with a pending application?
If your application has passed sixty days with no order or recorded reasons, or you want to challenge a proceeding for a procedural defect, the line between section 29(4) and section 30 matters. Our legal consultation team can look at the record and tell you what is open to you.
Key takeaways
- The Authority's own regulations fix meeting places, times, procedure and quorum.
- If the Chairperson is absent, the Members present choose who presides.
- Decisions are by majority of Members present and voting, with a casting vote in a tie.
- The Authority should dispose of applications within sixty days of receipt or record its reasons in writing.
- A vacancy, an appointment defect or a procedural irregularity not affecting the merits does not by itself invalidate its acts.
Read next
- Section 31: filing of complaints
- Sections 25 to 28: Chairperson's powers, removal, restrictions and officers
- RERA complaint process: how to file online
- Appearing before the RERA Authority: homebuyer complaints
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.