Bengaluru Homebuyers Seek Clear Title Transfer Rules Under Karnataka Apartment Bill 2025

• Homebuyers demand mandatory transfer of land and common areas to associations

• Lack of notified competent authority hampers apartment governance

• Karnataka Apartment Bill 2025 seen as key reform for buyer protection

Bengaluru: With the Karnataka government preparing to introduce the Karnataka Apartment Bill 2025, homebuyers in Bengaluru have stepped up pressure on the state administration to address long-standing legal and regulatory gaps affecting apartment ownership and governance.

In a formal representation submitted after a public consultation at Vidhana Soudha on December 13, 2025, the Karnataka Home Buyers Forum (KHBF) highlighted critical concerns around title transfer, registration of resident welfare associations (RWAs), and delays in case disposal under Karnataka RERA. While welcoming the government’s move to seek public feedback on the proposed law, the forum said clarity and enforcement remain the biggest missing links.

Why Homebuyers Are Raising Concerns Now

The push from homebuyers comes soon after the state government announced plans to roll out the Karnataka Apartment Bill 2025, a proposed legislation intended to replace or significantly reform existing apartment-related laws.

According to KHBF, the current legal framework has resulted in fragmented governance, leaving apartment associations caught between multiple statutes with limited authority and legal certainty. The forum said the new law must decisively resolve these issues rather than adding another layer of ambiguity.

Title Transfer and Common Areas at the Core

One of the key demands raised by homebuyers relates to the mandatory transfer of land title and common areas to associations of apartment owners, as required under Section 17 of the Real Estate (Regulation and Development) Act (RERA).

“Failure to enforce Section 17 has left apartment owners vulnerable for decades,” said Dhananjaya Padmanabhachar, Director of KHBF. “Without clear title transfer, residents face uncertainty over land ownership, redevelopment rights, and even basic governance of their housing complexes.”

KHBF argued that unless the new Karnataka Apartment Bill 2025 explicitly mandates timelines and accountability for title transfer, disputes between developers and residents will continue.

Confusion Over Association Registration

Another major concern flagged by homebuyers is the lack of clarity around the registration of apartment associations.

Padmanabhachar pointed out that associations registered under different laws face different challenges:

• Associations registered under the Karnataka Societies Registration Act (KSRA), 1960, have been barred by High Court rulings from legally collecting maintenance charges.

• Associations formed under the Karnataka Apartment Ownership Act (KAOA), 1972, lack an effective grievance mechanism because the state has not officially notified a competent authority, despite the Act identifying one.

This regulatory confusion has weakened the ability of apartment associations to function independently and manage day-to-day affairs.

Demand for a Notified Competent Authority

Homebuyers have also urged the government to formally notify a ‘sakshama pradhikara’ (competent authority) through a gazette notification. According to KHBF, this step is crucial for:

• Enabling legal transfer of land titles from promoters to associations

• Establishing a structured grievance redressal mechanism

• Reducing prolonged litigation involving apartment communities

“A notified authority would strengthen governance within apartment complexes and reduce dependency on courts for routine disputes,” Padmanabhachar said.

What the Karnataka Apartment Bill 2025 Proposes

The Karnataka Apartment Bill 2025 is expected to overhaul the decades-old apartment law framework in the state. According to government statements, the proposed legislation aims to:

• Provide clearer definitions of apartment ownership and land rights

• Streamline registration of apartment associations

• Mandate transfer of title and common areas to owners’ associations

• Establish a formal dispute resolution mechanism

• Align state apartment laws more closely with RERA

Once enacted, the law is expected to bring greater transparency and predictability to Bengaluru’s rapidly expanding apartment housing market.

Legal Experts Flag Land Ownership Gaps

Legal experts have also weighed in on the issue. Vittal BR, an advocate at the Karnataka High Court, noted that ambiguity around land ownership has been a persistent problem.

He said the Karnataka Ownership Flats Act and the Karnataka Apartment Ownership Act must be interpreted together to ensure proper transfer of land rights to apartment owners. “The absence of clarity on how and when land is transferred has been a major source of disputes between developers, residents, and authorities,” he said.

What Homebuyers Expect Next

KHBF, which represents hundreds of homebuyers across Karnataka, believes the Karnataka Apartment Bill 2025 is a critical opportunity for the government to correct systemic flaws that have affected apartment owners for decades.

Homebuyers are now looking for clear timelines, notified authorities, and strict enforcement mechanisms to ensure that the new law translates into real, on-ground protection rather than remaining a paper reform.