You booked an apartment after reviewing the floor plan, project layout, amenities and specifications shown by the developer. Months later, you discover that the building configuration has changed, a common area looks different, an amenity has been relocated, or the developer is seeking approval for a revised project plan.

Can a builder simply change what you originally agreed to buy?

Not without limits.

The Real Estate (Regulation and Development) Act, 2016 (RERA) specifically addresses changes to sanctioned plans, layout plans and project specifications. Section 14 requires promoters to develop and complete projects in accordance with plans and specifications approved by the competent authorities and places restrictions on alterations after those details have been disclosed to allottees.

However, RERA does not prohibit every change. Certain minor alterations may be permitted, while more significant changes can require prior written consent from at least two-thirds of the relevant allottees, excluding the promoter, depending on the nature of the alteration.

Understanding this distinction can help a homebuyer decide whether a changed project plan is legally permissible or whether further action should be considered.

Important: This article provides general legal information. Whether a particular project modification violates RERA depends on the nature of the change, the approved plans, allotment documents, consent obtained, state-specific requirements and regulatory orders. It is not case-specific legal advice.

What Does Section 14 of RERA Say About Approved Plans?

Section 14 is titled “Adherence to sanctioned plans and project specifications by the promoter.”

At its core, the provision requires a promoter to develop and complete the project according to the sanctioned plans, layout plans and specifications approved by the competent authorities.

This matters because buyers often make their purchase decision based on more than the size of an individual apartment.

They may consider:

• Apartment layout
• Building configuration
• Number and position of towers
• Common areas
• Access points
• Open spaces
• Amenities
• Fixtures and fittings
• Parking arrangements
• Other specifications disclosed for the project

Once relevant approved plans and specifications have been disclosed to buyers, Section 14 restricts the promoter’s ability to alter them unilaterally.

For buyers dealing with project-plan disputes in Delhi, reviewing the agreement, approved plans and regulatory documents can be particularly important before taking action. Information about RERA lawyers in Delhi may be useful where professional review of these documents is required.

Can a Builder Change Your Apartment Plan Without Your Consent?

Section 14 distinguishes between changes affecting an individual apartment or property and broader changes affecting building plans or common areas.

Under Section 14(2)(i), after the relevant plans and specifications have been disclosed, the promoter generally cannot make additions or alterations concerning the apartment, plot or building agreed to be taken by a person without that person’s previous consent, subject to the statutory exception for certain minor changes.

For example, questions may arise if the developer changes:

• Internal configuration
• Specifications
• Fixtures or fittings
• Promised features
• Certain dimensions
• Layout-related elements

Whether an alteration requires consent depends on exactly what has changed.

A buyer should therefore compare the original approved and disclosed plan with the revised plan rather than relying only on the developer’s description of the modification.

What Are “Minor Alterations” Under RERA?

Not every change requires the same level of consent.

Section 14 contains an exception allowing certain minor additions or alterations where they are:

• Required by the allottee; or
• Necessary for architectural or structural reasons and duly recommended and verified by an authorised architect or engineer, with the required declaration and intimation to the allottee.

The statutory explanation makes clear that substantial structural modifications should not simply be characterised as minor alterations.

Therefore, a promoter should not be able to avoid the consent requirements merely by describing a significant modification as a “minor change.”

If you receive such an explanation, ask for documentation showing:

1. Exactly what has changed
2. Why the alteration was necessary
3. Who recommended it
4. Whether an authorised architect or engineer verified it
5. Whether regulatory approval was obtained where required
6. Whether allottee consent is required

Documentation matters more than labels.

What Changes Are Not Considered Minor?

The explanation accompanying Section 14 indicates that structural changes fall outside the concept of minor additions or alterations. It refers to changes such as additions to area, changes in height, removal of parts of a building and modifications affecting structural elements or required access.

This means that a substantial modification should not automatically escape the consent requirements merely because the promoter describes it as necessary for construction.

Examples that may require closer examination include:

• Increasing or reducing built-up areas
• Major changes to building configuration
• Adding additional structural elements
• Removing significant structural elements
• Materially changing access or circulation
• Substantially changing an apartment’s agreed layout

Whether Section 14 is violated must nevertheless be determined from the actual approved plans, revised plans and circumstances.

When Is Two-Thirds Consent Required?

This is one of the most important protections under Section 14.

Section 14(2)(ii) restricts other additions or alterations to sanctioned plans, layout plans, building specifications or common areas without the previous written consent of at least two-thirds of the relevant allottees, excluding the promoter, as prescribed by the provision.

The Ministry of Housing and Urban Affairs’ RERA guidance similarly explains that a promoter requires consent from two-thirds of allottees before modifying sanctioned plans or project specifications in circumstances covered by the provision.

This requirement may become relevant where changes affect matters such as:

• Building plans
• Project layout
• Common areas
• Shared facilities
• Significant project specifications

The precise application should be checked against the particular project and applicable regulatory framework.

How Is the Two-Thirds Requirement Calculated?

RERA includes an important rule for counting allottees.

For the purpose of Section 14(2)(ii), a person is generally treated as one allottee even if multiple apartments or plots have been booked by that person, the person’s family or associated entities in the circumstances addressed by the statutory explanation.

This prevents the voting calculation from simply being multiplied because one purchaser controls several units.

For example, suppose a project has 60 relevant unique allottees for the purpose of the provision.

The promoter cannot necessarily say:

“Forty apartments have consented.”

The calculation needs to consider the statutory method for determining the number of allottees.

This distinction can become important in large projects where investors, companies or families have purchased several units.

Does the Builder Need Your Individual Consent or Two-Thirds Consent?

That depends on the nature of the change.

A simplified way of understanding Section 14 is:

Changes specifically affecting what you agreed to buy

Where a change concerns the apartment, plot or building agreed to be taken by a particular allottee, individual consent requirements under Section 14(2)(i) may become relevant, subject to the statutory exception for qualifying minor alterations.

Broader changes to building plans or common areas

Where the alteration falls within Section 14(2)(ii), prior written consent of at least two-thirds of the relevant allottees may be required.

The two rules should not be treated as interchangeable.

A developer obtaining consent from two-thirds of buyers does not automatically resolve every dispute about a change specifically affecting an individual allottee’s agreed property.

Similarly, an individual buyer’s approval does not necessarily authorise a project-wide alteration requiring broader consent.

Does Government Approval Allow a Builder to Change the Plan?

This is where many buyers become confused.

A revised plan may have been sanctioned by a municipal, development or planning authority. But approval by the competent planning authority and compliance with RERA’s allottee-consent requirements are separate issues.

Section 14 itself begins by requiring the project to follow plans approved by competent authorities while separately imposing consent requirements for specified changes after plans and specifications have been disclosed to buyers.

A current example can be seen in Haryana RERA Gurugram’s handling of project-plan revisions. In a June 2026 public notice concerning a revised building plan, the Authority recorded that the promoter had submitted written consent from 12 of 16 unique allottees—more than the two-thirds threshold—while processing the amendment.

The practical lesson is simple:

Do not ask only, “Has the revised plan been approved?”

Also ask:

“Was the consent required under RERA obtained before the change?”

Homebuyers dealing with revised plans in Gurugram can also review information about a RERA lawyer in Gurugram where the validity of consent or revised project documents requires closer examination.

Can the Builder Rely on a Clause in the Agreement Allowing Changes?

Builder-buyer agreements sometimes contain broad clauses stating that the promoter may modify layouts or plans.

However, Section 14(2) expressly operates notwithstanding anything contained in a law, contract or agreement when the statutory conditions apply.

Accordingly, the presence of a general modification clause should not automatically be treated as answering whether the particular change complies with RERA.

A buyer should examine:

• Exact wording of the agreement
• Plans attached to the agreement
• Nature of the proposed alteration
• Consent documents
• Applicable RERA provision
• Approval issued by the competent authority
• Regulatory orders concerning the project

The legal effect of a contractual clause depends on its wording and the statutory framework.

Can a Builder Change Common Areas?

Changes to common areas can be particularly significant because they affect multiple allottees.

Section 14(2)(ii) specifically includes alterations or additions involving common areas within its consent framework.

Potential disputes could involve changes to:

• Clubhouses
• Landscaped spaces
• Internal roads
• Entrances
• Shared recreation areas
• Community facilities
• Other common portions of the project

However, whether a particular modification legally qualifies as an alteration requiring consent depends on the approved plans and circumstances.

Do not rely only on a sales brochure. Compare:

Original sanctioned plan → disclosed plan → revised sanctioned plan → actual development

This comparison can reveal whether the change is merely operational or materially alters what was approved and represented.

What If the Builder Adds More Towers or Apartments?

An increase in development density can significantly concern existing buyers.

Depending on the circumstances, adding buildings, units, floors or other development may affect:

• Open spaces
• Common facilities
• Traffic within the project
• Shared infrastructure
• Density
• Views or access
• Other project characteristics

Whether such a change requires consent under Section 14 depends on the sanctioned plans, nature of the revision, rights already created in favour of buyers, applicable planning rules and RERA requirements.

It should therefore not be assumed either that every additional unit is automatically illegal or that planning approval automatically allows the developer to make the change without considering existing allottees’ RERA rights.

Buyers dealing with developments in Noida may need to examine both the relevant project approvals and applicable UP RERA requirements. Information about RERA lawyers in Noida may be relevant when evaluating a disputed plan revision.

What Should You Do If You Discover the Project Plan Has Changed?

Do not begin by relying on rumours circulated among buyers.

Start by gathering documents.

Step 1: Obtain the Original Plan

Locate the sanctioned plan or layout available when you booked the property.

Check:

• Agreement attachments
• Allotment documents
• RERA project disclosures
• Documents provided by the promoter

Step 2: Obtain the Revised Plan

Find out whether there is actually a revised sanctioned plan.

Request the relevant documents from the developer and check information made available by the competent authority or RERA authority.

Step 3: Compare the Two Plans

Identify the exact difference.

Instead of saying:

“The entire project has changed.”

Identify something specific:

“The approved open area shown beside Tower B has been replaced by another structure.”

Specific allegations are easier to investigate and support.

Step 4: Ask Whether Consent Was Obtained

Request information regarding:

• Consent sought
• Date of consent
• Number of allottees considered
• Number who consented
• Method used to calculate the threshold
• Nature of information supplied before consent

Where two-thirds consent is legally required, Section 14 refers to previous written consent, making timing and documentation relevant.

Step 5: Preserve Evidence

Keep copies of:

• Original plans
• Revised plans
• Agreement for sale
• Allotment letter
• Brochure
• RERA disclosures
• Builder correspondence
• Consent forms
• Regulatory approvals
• Photographs
• Notices

Do not depend entirely on links that may later change.

What If You Never Gave Consent?

First determine whether your individual consent was legally required.

If the disputed alteration affects your particular apartment in a manner covered by Section 14(2)(i), your individual consent may be important.

If the change concerns broader sanctioned plans or common areas under Section 14(2)(ii), the relevant question may instead be whether the required two-thirds written consent was obtained.

Therefore:

“I personally did not consent” does not necessarily establish a violation in every project-wide alteration.

Likewise:

“Most buyers agreed” does not necessarily establish compliance if the statutory threshold, form or timing of consent was not satisfied.

The actual consent records need to be examined.

What If the Builder Says the Change Is Necessary?

Ask why.

A developer may say the alteration is necessary because of:

• Architectural requirements
• Structural requirements
• Revised government conditions
• Safety requirements
• Planning changes

Section 14 recognises a limited route for certain minor changes necessary for architectural or structural reasons where the prescribed professional verification, declaration and intimation requirements are satisfied.

But a significant change cannot automatically be converted into a permissible minor alteration merely by calling it “necessary.”

Ask for the supporting documents.

Can Homebuyers File a RERA Complaint Over Unauthorised Plan Changes?

Section 31 of RERA provides a complaint mechanism for an aggrieved person alleging a violation or contravention of the Act, rules or regulations.

A dispute involving an alleged breach of Section 14 may therefore potentially be brought before the appropriate RERA forum, depending on the facts and applicable procedure.

The complaint should identify:

• Project
• Promoter
• Original sanctioned plan
• Revised plan
• Nature of alteration
• Date the buyer became aware of it
• Consent obtained or allegedly not obtained
• Relevant Section 14 requirement
• Relief being sought

Homebuyers should use the filing procedure prescribed by the RERA authority having jurisdiction over the project.

For properties in Haryana outside Gurugram, buyers considering action over a disputed plan change can review information about RERA lawyers in Haryana when deciding how the regulatory framework applies to their documents.

What Can RERA Do If the Builder Violates Section 14?

The precise direction or consequence depends on the complaint, facts and powers exercised by the relevant Authority.

RERA authorities can examine alleged non-compliance and exercise statutory enforcement powers. Section 61 provides for penalties where a promoter contravenes provisions of the Act other than those for which separate penalties are specifically provided.

For example, a Haryana RERA appellate record published in December 2025 refers to penal action being initiated over plan changes made without the required prior consent.

This does not mean every disputed alteration automatically results in a penalty. The Authority must examine whether there was actually a statutory violation.

Can You Ask for a Refund Because the Plan Changed?

A plan alteration does not automatically mean that every buyer has an unconditional right to cancel the property and receive a full refund.

Refund rights need to be connected to the applicable statutory provisions and circumstances.

Depending on the facts, issues may involve:

• Breach of statutory obligations
• Misrepresentation
• Failure to comply with the agreement
• Delay caused by the modification
• Material impact on the purchased property
• Other remedies available under RERA

Section 18 separately addresses refund and related remedies in specified circumstances involving failure to complete or give possession, while other RERA provisions may also become relevant depending on the nature of the grievance.

Do not assume that proving a Section 14 issue automatically determines the monetary remedy.

What If You Have Already Signed a Consent Form?

Read exactly what you signed.

Important questions include:

• Which change was described?
• Was the revised plan attached?
• Was the consent specific or general?
• When was it signed?
• Was the modification already completed?
• Was relevant information disclosed?
• Does the document match the change actually implemented?

The validity and legal effect of a particular consent document can depend on its wording and circumstances.

Do not assume that every document titled “consent” necessarily authorises every future modification.

What About Changes in Bangalore or Karnataka Projects?

The same central RERA Act applies, but project administration and complaint procedures operate through the relevant state authority.

Karnataka RERA decisions and records have also considered Section 14 disputes involving modifications to sanctioned plans and the two-thirds consent requirement.

Buyers dealing with a disputed project modification in Bengaluru can review information about RERA lawyers in Bangalore where the sanctioned plans, agreements and consent documents require legal assessment.

Common Mistakes Homebuyers Should Avoid

Plan-change disputes can become complicated quickly. Avoid these common mistakes:

• Relying only on the brochure instead of obtaining sanctioned plans
• Assuming every change is prohibited
• Assuming every change is a minor alteration
• Treating planning permission and RERA consent as the same thing
• Checking only whether you personally consented when two-thirds consent may apply
• Accepting the developer’s calculation of allottees without reviewing it
• Signing a consent document without seeing the revised plan
• Depending only on verbal explanations
• Failing to preserve the original project documents
• Assuming a plan change automatically guarantees a refund
• Filing a complaint without identifying the exact alteration
• Ignoring state-specific RERA procedures

The stronger approach is to establish what was approved, what was disclosed, what changed and what consent was legally required.

Know What Changed Before Deciding What to Do

If you discover that your project’s approved plan has changed after booking, do not assume immediately that the change is either lawful or unlawful.

Start with four questions:

What was originally sanctioned?

What was disclosed when you booked?

What exactly has now changed?

What consent did Section 14 require for that particular change?

Obtain the original and revised plans, review the agreement, verify the regulatory approvals and ask for records showing how allottee consent was obtained.

RERA gives homebuyers meaningful protections against certain unilateral changes, but those rights are most effectively assessed when the dispute is based on documents rather than assumptions.

This article is intended for general informational purposes and does not constitute legal advice. The legality of a project-plan modification depends on the applicable sanctioned plans, contractual documents, nature of the alteration, consent obtained, state-specific requirements, regulatory approvals and subsequent legal developments.