Law Updates

Subject

Summary: The Real Estate Regulatory Authority , Punjab, has directed promoters to submit requests for extension of project registration through the extension section of the promoter dashboard. The online-only filing requirement took effect on 1 August 2026. Punjab RERA will no longer accept an extension application filed only through the offline route. The change was announced through a public notice bearing Memo No. RERA/Pb/P&R/2026/12594, dated 4 August 2026. The notice records that the Authority decided at its meeting held on 22 July 2026. Online filing does not remove paperwork completely. The same notice requires the promoter to submit a self-attested hard copy of the application already filed online. Promoters therefore need to complete both parts: make the online submission and provide the corresponding physical copy. The notice is brief, but it changes the way extension applications are submitted. It does not change the existing conditions for obtaining an extension under the Real Estate (Regulation and Development) Act, 2016. Instead, it requires affected promoters to follow the specified filing process and submit their applications through the prescribed channel. Notification at a Glance Particular Verified details Issuing authority Real Estate Regulatory Authority, Punjab Jurisdiction Punjab Document type Public notice Memo number RERA/Pb/P&R/2026/12594 Authority meeting date 22 July 2026 Notice date 4 August 2026 Effective date 1 August 2026 Governing law Real Estate (Regulation and Development) Act, 2016 Provisions mentioned in the notice Sections 6, 7 and 8 Main stakeholder Promoters submitting applicable registration-extension requests Core development Extension requests must be filed through the extension section of the promoter dashboard Offline applications Not accepted from 1 August 2026 Physical submission A self-attested hard copy of the online application must also be submitted Separate compliance deadline Not expressly specified in the notice Nature of direction Mandatory direction issued for information and strict compliance The principal change is procedural. Punjab RERA has selected the promoter dashboard as the required channel for receiving extension requests, while retaining an additional hard-copy requirement. Regulatory and Legal Framework The Real Estate (Regulation and Development) Act, 2016 sets the rules for registered real estate projects and the authorities that oversee them. In Punjab, projects covered by the Act, come under the State’s Real Estate Regulatory Authority, which handles these regulatory requirements. The Act gives each registered project a validity period linked to the time the promoter declares for completing the project or phase. Where the project cannot be completed within that period, an extension may become necessary. The public notice does not create a new right to an extension. It tells promoters how an applicable extension request must now be submitted to Punjab RERA. Section 6: Extension of Project Registration Section 6 covers the extension of a project’s registration. A promoter can request an extension if the project is affected by force majeure. The application must follow the required format and the prescribed fee has to be paid. For Section 6, force majeure covers war, flood, drought, fire, cyclone, earthquake or another natural calamity that affects the regular development of the real estate project. The section also allows the Authority to consider an extension in reasonable circumstances where the promoter is not at fault. Such an extension depends on the facts of the case and reasons must be recorded in writing. The total period of an extension granted under this part of Section 6 cannot exceed one year in aggregate. An extension application cannot be rejected without giving the applicant an opportunity to be heard. These are provisions of the Act. The Punjab RERA public notice does not alter them or add new eligibility grounds. Its direct subject is the mode through which the request must be filed. Why the Notice Also Mentions Sections 7 and 8 The public notice describes the covered matters collectively as extension requests under Sections 6, 7 and 8. The Act, however, gives the three sections different titles and functions: Section 6 deals directly with extension of registration. Section 7 deals with revocation of registration, including grounds, notice to the promoter and steps the Authority may take after revocation. Section 8 addresses the Authority's obligations after a registration lapses or is revoked, including arrangements for completing the remaining development work. This difference matters. The notice's wording should not be read as meaning that Sections 7 and 8 are additional statutory extension provisions. It is safer to retain the notice's exact collective reference while recognising the separate function of each section under the Act. The notice does not explain which particular requests linked to Sections 7 and 8 the Authority intends to receive through the extension section. Promoters dealing with a lapsed or revoked registration should confirm the correct filing category if it is not clear on the dashboard. What Has Changed? Punjab RERA has changed the method by which it receives applicable project-registration extension requests. From 1 August 2026, the promoter must use the extension section available in the promoter dashboard. The public notice produces three clear procedural results: The extension request must be submitted online through the promoter's dashboard. An offline-only extension application will not be accepted. A self-attested hard copy of the application submitted online must also be provided. Compliance Area Position from 1 August 2026 Not detailed in this notice Primary filing channel Extension section of the promoter dashboard The promoter must initiate and submit the request online Offline-only application Not accepted A promoter should not rely on a paper application as the original filing Hard-copy requirement Self-attested copy of the online application must also be submitted Online filing must be followed by the required physical submission Eligibility for extension Not changed by this notice The legal grounds and conditions continue to come from the Act and applicable rules Supporting documents and fee Not detailed in this notice Applicable portal instructions and governing requirements must be checked separately The expression “online mode only” describes how Punjab RERA will receive the extension request. It does not mean that the process has become fully paperless because the notice separately retains a hard-copy step. Which Extension Requests Are Covered? The direction applies to all extension requests referred to in the notice as being under Sections 6, 7 and 8 of the Real Estate (Regulation and Development) Act, 2016. It is addressed to promoters and directs them to use the extension section in their dashboard. The notice does not provide a project-category exemption, promoter-category exemption or monetary threshold. It also does not distinguish between individual and non-individual promoters. On the wording available, every promoter submitting an applicable extension request to Punjab RERA should follow the online filing direction. The notice does not apply generally to every RERA service. It specifically concerns the extension requests described in the notice. It should not be used as evidence that complaints, agent registrations, routine project updates or unrelated applications must follow the same extension workflow. Important Dates and the Timing Issue Event Date Meaning Authority meeting 22 July 2026 Date on which the Authority states that the decision was taken Online-only requirement takes effect 1 August 2026 Date from which offline extension applications will not be accepted Public notice date 4 August 2026 Date written on the issued notice The effective date comes three days before the date written on the public notice. That timing is important for any promoter who tried to submit an extension request between 1 and 4 August 2026. The notice does not say what promoters should do if they submit an offline application during these three days. It is also unclear whether such an application will be accepted or whether the promoter will have to file it again online. To avoid any confusion, promoters should check their dashboard and confirm the position with Punjab RERA if required. The difference between the meeting date, effective date and notice date should also be preserved in any internal record. The meeting date shows when the decision was taken, the notice states that the filing rule operates from 1 August, and 4 August is the date on the notice itself. They are not interchangeable. Digital Portal and Mode of Submission The promoters have to start the extension process through their online dashboard. The notice specifically asks them to use the extension section available on the dashboard when submitting the request. The notice does not provide a screen-by-screen process. It does not identify the exact fields, attachment formats, file-size limits, fee-payment steps or digital-signature method. Promoters should therefore follow the live portal instructions and the governing filing requirements rather than relying on a generic application sequence. Before starting the application, promoters should check that the authorised person can log in and access the right project record. This is simply a practical step, as the notice does not separately mention it. Sorting out access issues in advance can help avoid last-minute problems if the registration is close to expiry. Online Filing Is Mandatory, but a Hard Copy Is Still Required The most important practical point is that the new process has two connected parts. Part 1: Submit the Extension Request Online The promoter must submit the request in the extension section of the promoter dashboard. Punjab RERA expressly states that no offline extension application will be accepted from 1 August 2026. This means a paper application by itself should not be treated as a valid substitute for the online request. Delivering documents to the Authority without first filing through the dashboard would not follow the direction in the notice. Part 2: Submit a Self-Attested Hard Copy After the online submission, the promoter must also provide a self-attested hard copy of the application that was submitted online. The physical copy should correspond with the online version so that the two records do not contain different dates, facts, grounds, project details or attachments. The notice does not expressly specify: How soon the hard copy must be submitted after online filing Whether the hard copy must include every online attachment The receiving branch or officer Whether delivery must be by hand, post or another method Whether processing begins before the hard copy is received The form of self-attestation expected These gaps do not remove the hard-copy duty. They simply mean the operational details may need to be checked on the portal or confirmed with Punjab RERA. Will Punjab RERA Accept an Offline Extension Application? No offline extension application will be accepted with effect from 1 August 2026, according to the public notice. The original request must therefore be made online through the promoter dashboard. The required self-attested hard copy should not be confused with an offline application. It is a physical copy of an application that has already been filed online. In simple terms, the promoter cannot choose between online and offline filing, the notice requires online filing and then a corresponding hard copy. What about Applications Filed or Pending Before 1 August 2026? The notice does not expressly explain how Punjab RERA will treat: An extension application filed offline before 1 August 2026 but still pending. An application prepared before the new process started but submitted afterwards. An offline application submitted between 1 and 4 August 2026. An extension application that was already saved on the portal. A case involving lapse or revocation where it is not clear which option to select on the dashboard. In these situations, promoters should check what has actually been recorded for the application instead of making assumptions. If the status is unclear, they should confirm with Punjab RERA and keep the clarification on record. Duplicate filing without checking could also create two records for the same matter. Any fresh submission should clearly identify the existing reference, if one exists and follow instructions received from the Authority. Records and Evidence Promoters Should Retain The notice expressly requires the online application and a self-attested hard copy. It does not provide a separate record-retention list. Still, keeping a clear submission trail is a useful internal control. Record Status Why it is useful Copy of the online extension application Connected to the express filing requirement Confirms the exact information submitted Portal acknowledgement or application number Recommended internal evidence unless separately required Helps track and prove the online filing Self-attested hard copy Expressly required Satisfies the physical-copy direction Proof of physical delivery Recommended internal evidence Shows when and how the hard copy was submitted Payment receipt, if a fee applies Retain where generated Supports the financial and filing record Authority correspondence Recommended internal evidence Records clarifications, defects and responses Internal review and approval record Recommended control Shows that authorised teams checked the submission The online version and hard copy should be checked against each other before physical submission. A mismatch may create questions or delays, even though the notice does not state a specific consequence for inconsistent copies. Impact on Promoters and Business Teams The notice affects different teams in different ways, from filing responsibilities and documents to project updates, fees and allottee concerns. Promoters and Project Owners Promoters must move away from relying on an offline-only filing. They need working dashboard access and must be ready to complete the online submission before providing the physical copy. For a project approaching the end of its registration period, late preparation may increase the risk of a filing gap. Legal and Compliance Teams The legal and compliance teams should check whether the extension is being sought on the correct legal grounds and make sure the project details are accurate. They should also compare the online application with the physical copy before submission. If the registration has already lapsed or there is a revocation issue, any doubt about the process should be cleared with the Authority before filing. Project and Operations Teams Project teams may need to provide current construction status, delay reasons, approvals and other supporting material required under the applicable extension process. The public notice itself does not list these documents, so the live portal and applicable rules should guide the submission. Finance and Authorised Signatories Finance teams may need to arrange any applicable prescribed fee, while the authorised signatory should review the final application and self-attest the hard copy as required. The notice does not state the amount, or payment mechanism. Allottees The notice places the filing duty on promoters, not allottees. Its likely indirect effect is better tracking and a more standardised record of extension requests. It does not, by itself, approve an extension, change a project's completion date or remove any right available to an allottee. Practical Challenges and Likely Cost Implications The notice does not announce a new fee or financial threshold. Any filing fee continues to depend on the applicable legal and portal requirements, not on a new amount stated in this notice. Promoters may nevertheless face modest administrative work in maintaining dashboard access, preparing digital files, printing the submitted application and arranging delivery of the self-attested copy. Projects with incomplete records or limited portal access may need more time to organise the filing. The dual-format process may also require tighter version control. The online form and hard copy should present the same grounds and supporting facts. Good internal coordination can reduce the risk of inconsistent submissions. Points Requiring Clarification from Punjab RERA The notice gives a clear filing direction but leaves some implementation details open. Depending on the case, promoters may need clarification on: The deadline for submitting the hard copy after online filing The office, branch or counter that will receive it  Whether postal or courier submission is accepted Whether all online attachments must be reproduced physically Whether processing begins before receipt of the hard copy Treatment of offline applications filed before 1 August 2026 Treatment of applications filed between the effective date and notice date The dashboard route for a request connected with Section 7 or Section 8 The procedure during portal downtime or a technical failure These are clarification points, not additional requirements created by the notice. Promoters should use official portal instructions or written communication from Punjab RERA when resolving them. What Promoters Should Do Next Priority Action Responsible team Relevant timing Expected outcome Immediate Review the expiry date and current status of each Punjab RERA project registration Project and compliance teams As soon as an extension may be required Early identification of projects needing action Immediate Confirm access to the promoter dashboard and the correct project profile Authorised user and IT support Before preparing the filing Avoidable access delays are addressed early High Verify the legal grounds and supporting facts for the extension request Legal and compliance teams Before online submission Avoidable access delays are addressed early High File through the extension section of the promoter dashboard Authorised promoter representative From 1 August 2026 onward Compliance with the required filing channel High Save the online acknowledgement and final submitted version Compliance or records team Immediately after filing Clear evidence of what was submitted High Prepare and self-attest the matching hard copy Authorised signatory Promptly after online filing Compliance with the physical-copy direction High Submit the hard copy and retain delivery proof Administration or compliance team Confirm timing with Punjab RERA where unclear Evidence of physical submission As needed Obtain clarification for a pending, lapsed or revocation-related matter Legal or compliance team Before making an uncertain or duplicate filing Reduced risk of using the wrong route Ongoing Monitor the dashboard and official communications Compliance team Until the matter is decided Timely response to defects or further directions The most urgent step is to stop treating a paper application as an independent filing route. The promoter dashboard is now the required channel, while the hard copy functions as an additional submission. How Corpseed Can Help Promoters may need support in understanding whether an extension route applies, organising project information and keeping the online and physical submissions consistent. Corpseed can provide RERA registration extension assistance tailored to the project and the applicable Punjab RERA requirements. Corpseed can support businesses with: Reviewing whether the project requires an extension filing Explaining the difference between extension, lapse and revocation-related issues Reviewing the proposed statutory ground and project facts Coordinating the online RERA filing process Checking the application and supporting documents for consistency Reviewing the self-attested hard-copy set against the online submission Organising acknowledgements, receipts and submission records Assisting with responses to portal defects or authority queries Providing ongoing RERA compliance support for registered projects Professional support cannot guarantee that Punjab RERA will grant an extension. The decision remains with the Authority and depends on the Act, applicable rules, the facts of the project and the completeness of the filing. The practical value of support lies in presenting a consistent application through the correct channel and maintaining a clear compliance record. Promoters preparing an extension request can contact Corpseed for RERA compliance services and filing support based on their project status and documentation. Key Takeaways Punjab RERA now requires applicable project-registration extension requests to be filed online through the extension section of the promoter dashboard. The requirement took effect on 1 August 2026, and an offline-only extension application will not be accepted. The public notice is dated 4 August 2026 and carries Memo No. RERA/Pb/P&R/2026/12594. The Authority states that the decision was taken at its meeting on 22 July 2026. The online filing must be followed by submission of a self-attested hard copy. The notice changes the filing method it does not change the statutory grounds for extension. Section 6 deals with extension, while Sections 7 and 8 have separate roles relating to revocation and the consequences of lapse or revocation. The notice does not explain the treatment of earlier pending applications or the deadline and delivery method for the hard copy. Promoters should retain evidence of both online and physical submission and seek clarification where their case falls into an uncertain category.