Professional Governance for Karnataka Apartments.

The Act applies to projects containing more than 8 apartments or villas in one or more buildings forming part of single plot/layout approvals under the Karnataka Town and Country Planning Act, 1961.

Yes. Government offices, government undertakings, local authority buildings, single-ownership buildings not divided into separate apartments, and plotted/villa developments where land is individually conveyed and all roads/civic amenities are handed over to local authorities (without shared common infrastructure) are stated as exempt.

Existing societies are presented as deemed associations under KAOMA 2026. Within 6 months of commencement, they must furnish registration particulars to the Competent Authority and bring bye-laws into conformity with model bye-laws. Multiple associations for one project are stated to require merger.

The portal states that Section 22(5) prohibits registration of an association of apartment owners under the Karnataka Co-operative Societies Act 1959, Karnataka Societies Registration Act 1960, or Companies Act 2013 for managing project common areas.

The promoter is stated to be responsible for facilitating formation and registration of the association within 3 months from the date on which a majority of apartments in the project have been allotted.

Within 60 days from the date of issue of the Occupancy Certificate, the promoter is stated to hand over original title documents, technical records, engineering drawings, and accumulated maintenance/corpus funds with accrued interest.

The portal states that Section 25 apportions maintenance charges among apartment owners in proportion to the Super Built-up Area (SBUA) of their apartments relative to total SBUA, except for special-usage services.

Yes, according to the portal. Section 28 is presented as requiring annual audit by a Chartered Accountant and submission to the Competent Authority within 6 months from the end of each financial year.

The portal states that under Section 2(m), facilities consuming FAR form part of common areas unless built on a separate parcel outside the project, approved in sanctioned plans and explicitly disclosed prior to sale.

The portal states that Section 2(y) classifies open parking, stilt parking and un-enclosed basement/podium parking as Common Parking Areas that cannot be sold as independent private property. Private parking is restricted to enclosed garages approved as independent units.

Unpaid dues are described as creating a statutory charge on the apartment. The association may restrict non-essential common services and approach the Competent Authority for recovery, while essential services such as water, electricity, lifts and sanitation are stated not to be withheld.

Every allottee or apartment owner is presented as a member with one vote, treated as one member irrespective of the number of apartments owned or allotted in their name.

The portal states that Section 23 limits the term of Executive Committee members to two years, and members serving two consecutive terms are ineligible for the immediately succeeding term.

The portal states that Section 31 requires assessment by a certified structural engineer after 30 years from construction, with fresh certificates at least once every 5 years.

Redevelopment is described as capable of being resolved by owners representing not less than 75% of apartments in the project, subject to approval by the Second Appellate Authority, making it binding on all owners.

The portal states that dissenting owners may opt for a monetary settlement of not less than twice the market value of their apartment and undivided share, minus building depreciation, determined by an approved registered valuer.

The portal describes officers of local or planning authorities not below Group-B rank, appointed by the State Government by official notification within 3 months of the Act's commencement.

Appeals are described as lying from the Competent Authority to the First Appellate Authority (Group-A Junior Scale), then the Second Appellate Authority (Group-A Senior Scale), with a further appeal to the High Court.

Yes, according to the portal. Section 60 is presented as barring civil court jurisdiction over matters that the Competent Authority or Appellate Authorities are empowered to determine under the Act.

The portal states that Section 55 treats each apartment together with its undivided share in land and common areas as an independent property for separate assessment and taxation by the local authority.

The portal states that under Section 52 promoters may face penalties up to ₹1 lakh plus continuing daily fines up to ₹1,000 for failures relating to declarations, association formation, transfer deeds or Occupancy Certificates.

JB Corporate Consultants offers association registration, day-to-day bookkeeping, statutory CA audits, promoter handover audits, structural-safety coordination and legal representation support under the KAOMA framework presented on this portal.