Is the Builder Allowed to Change the Layout? RERA Rules Explained

General
Author: Riya Kapoor

Highlights

RERA does not allow any change in layout design size or amenities without consent of two thirds buyers
Builders cannot alter carpet area add floors modify amenities or change project plans without approval
Only minor non structural and buyer friendly changes are allowed without consent
Unauthorized changes are a major RERA violation and buyers can complain and claim compensation

When buyers book a flat, they expect the layout, room sizes, amenities and overall plan to remain the same as promised.But many builders try to change the layout later adding floors, reducing open areas, modifying unit sizes or shifting amenities.

Is this allowed under RERA?
Let’s break it down in a simple, clear way.

What Does RERA Say About Layout Changes?
Under Section 14 of the Real Estate (Regulation and Development) Act, a builder cannot change the layout, plans or specifications without the consent of homebuyers.
RERA gives buyers strong protection:

NO layout change is allowed without written consent from at least two-thirds of the allottees

This includes changes to:

Apartment layout
Size of rooms
Location of amenities
Number of floors
Common areas
Project design
Parking plan
Open spaces

If the builder changes anything without consent, it is a RERA violation.

1. Changing Apartment Size or Structure
Examples:

Reducing carpet area
Converting 3BHK units to 2BHK
Changing balcony size
Shifting walls

All require buyer consent.

2. Changing Project Layout
Examples:

Adding new towers
Removing parks/open area
Changing clubhouse location
Increasing height or number of floors

All require consent from 2/3rd buyers.

3. Changing Common Areas or Amenities
Examples:

Clubhouse removed
Pool size reduced
Stilt parking converted to commercial space

Absolutely not allowed without consent.

What Changes Are Allowed Without Consent?
RERA allows minor, non-structural changes if they are necessary and do not harm the buyers’ interests.

These are typically very small adjustments such as:

Change in internal finish quality (if equal or better)
Slight shift in walls that does not reduce carpet area
Minor safety-related modifications required by authorities

However, even then, the change must be Reasonable, necessary, and beneficial to buyers.

Anything that reduces value or usability is not allowed.

What If a Builder Makes Changes Without Consent?
This is a major violation under RERA.
Buyers can:

File a complaint on their state RERA portal
Claim compensation
Demand restoration to the original plan
Seek a penalty against the builder

RERA authorities take such cases seriously because layout manipulation was one of the biggest scams before RERA came into force.

How Buyers Can Protect Themselves

Check the approved layout uploaded on the RERA website
Don’t rely only on brochures.
2. Keep a copy of the sanctioned drawings
The builder must provide it when you book the unit.
3. If any change is proposed, insist on written notice
You have the right to refuse if it affects your flat.
4. Do NOT sign any “change forms” without understanding
Many builders trick buyers into signing “consent” forms.

FAQs
1. Can the builder increase the number of units in the project?
Not without consent of two-thirds of allottees.
2. Can the builder reduce the carpet area?
No. This is a clear RERA violation.
3. Can the builder modify amenities?
No, unless the majority of buyers approve in writing.
4. What if the change is due to government regulation?
Allowed, but the builder must still formally inform the buyers.
Conclusion
RERA has made the rules very clear:

Builders cannot change the layout, size or design of the project without the consent of two-thirds of the buyers.
This protects buyers from unfair surprises and ensures transparency in real estate development.