Section 11 Promoter Obligations: What the UP RERA Exam Tests

Why Section 11 shows up so often in the UP RERA exam

Section 11 is where the RERA Act lists what a promoter must actually do once a project is registered, so it reads like a checklist and examiners test it as one. Expect discrete duty-based questions: they give you a scenario, then ask which section the developer breached or what the promoter was obliged to do.

The duties fall into three buckets. Disclosure duties (the web page and quarterly updates under Section 11), money-handling duties (the 70% escrow and the 10% advance cap), and handover duties (structural defect liability, conveyance, and the association of allottees). A property broker sitting the Day-4 competency examination should be able to attach the right section number to each one without hesitation.

The seven duties below are the ones that recur in UP RERA practice questions. Each carries a short exam note and one line on how the question is usually framed. UP RERA has not published how many marks Section 11 carries, so treat it as high-weight and learn all of it.

Duty 1 and 2: The project web page and quarterly portal updates (Section 11(1))

Section 11(1) requires the promoter, on receiving login credentials from the authority, to create a web page on the RERA website and enter all project details there for public viewing. This is not a one-time upload. The promoter must keep it current every quarter.

The quarterly update must cover the registration details, the number and type of apartments and garages booked, the status of approvals, and construction progress. In UP this feeds the Quarterly Progress Report system, where the figures are validated by the project architect, engineer and CA before they go live. If you want the certifier side of this, see the walk-through on UP RERA's digital QPR rule for architects, engineers and CAs.

Exam tip: questions here usually give a promoter who registered but never updated the portal, and ask which sub-section was breached. The answer they want is Section 11(1) and the quarterly update duty, not Section 4.

Duty 3 and 4: The 70% escrow and the 10% advance cap

Two money rules get tested more than anything else in this topic. First, Section 4(2)(l)(D): 70% of all amounts collected from allottees for a project must be deposited in a separate escrow account, to cover land and construction cost. Withdrawals from that account are not free. They require certification by the project engineer, the architect and a chartered accountant, each confirming the withdrawal is in proportion to the stage of completion. You can model the mechanics on the 70% account calculator before the exam.

Second, Section 13(1): a promoter cannot accept more than 10% of the flat cost as an advance or application fee before executing a registered Agreement for Sale. The advance and the agreement are linked, so a question that mentions a large booking amount with no registered agreement is testing Section 13(1).

Exam tip: watch which section they ask for. The three-certifier point belongs to 4(2)(l)(D); the 10% cap belongs to 13(1).

Duty 5: Five-year structural defect liability (Section 14(3))

Section 14(3) puts the promoter on the hook for structural defects and defects in workmanship or quality of services for five years from the date of possession. If an allottee brings a defect to notice within that window, the promoter must rectify it within 30 days at no extra charge. Miss the 30 days and the allottee is entitled to compensation.

Two numbers do the work in the exam: five years and 30 days. A common trap swaps them, or extends the liability to five years from the date of the agreement rather than from possession. It runs from handover of possession.

Exam tip: the scenario usually describes a crack or seepage reported in year three or year four, then asks the time limit for free repair. The answer is 30 days, and the liability period is five years. Keep this separate from the carpet-area disclosure duty under Section 14(2), which is a different obligation entirely.

Duty 6: Conveyance, common areas and outgoings (Section 11(4))

Section 11(4) bundles the handover duties. The promoter must execute a registered conveyance deed in favour of the allottee, and transfer the undivided proportionate title in the common areas to the association of allottees. Section 17 also speaks to this common-area transfer, so both section numbers can appear as options.

Until that transfer happens, the promoter must pay all outgoings, which the Act lists as ground rent, municipal taxes, maintenance charges and similar dues. Where the project sits on leasehold land, Section 11(4) also requires the promoter to obtain a lease certificate confirming all dues on the land have been paid, and make it available to the association.

Exam tip: a question that says the developer collected maintenance but stopped paying municipal taxes before handover is testing the outgoings duty under Section 11(4). The stamp cost of that conveyance is a separate practical matter you can check on the stamp duty calculator.

Duty 7: No third-party transfer without two-thirds consent (Section 15)

Section 15 stops a promoter from transferring or assigning the majority of rights and liabilities in a registered project to a third party without two prior conditions: the written consent of two-thirds of the allottees, and the written approval of the authority. Both are needed, not either one.

The number to lock in is two-thirds. Examiners like to offer 51%, a simple majority, or three-fourths as distractors. It is two-thirds of allottees. The new promoter steps into all pending obligations and is bound by the same registration, so the transfer does not reset the completion timeline or wipe the earlier promoter's liabilities.

Exam tip: the scenario often frames it as a builder selling the project to another developer mid-construction and asks what consent threshold applies. Answer: two-thirds of allottees plus authority approval, under Section 15. This pairs naturally with allottee-side rights, covered in the note on Section 19 allottee rights the UP RERA exam tests.

Sample questions and what to do next

Q1. A promoter withdraws from the 70% escrow account. Whose certification is required? (a) Only the CA (b) Engineer, architect and CA (c) Only the authority (d) Two-thirds of allottees. Answer: (b). Section 4(2)(l)(D) needs all three certifiers, each confirming the stage of completion.

Q2. Before executing a registered Agreement for Sale, the maximum advance a promoter may accept is: (a) 5% (b) 10% (c) 25% (d) 70%. Answer: (b), under Section 13(1).

Q3. A structural defect is reported four years after possession. Within how many days must the promoter repair it free of charge? (a) 15 (b) 30 (c) 60 (d) 90. Answer: (b) 30 days, within the five-year window under Section 14(3).

Q4. A promoter wants to transfer a project to another developer. The consent threshold is: (a) simple majority (b) two-thirds of allottees plus authority approval (c) authority only (d) no consent needed. Answer: (b), Section 15.

Learn the section numbers as pairs of facts, then test recall under time pressure with topic-wise UP RERA practice tests and more solved items on the UP RERA question paper page.