Karnataka Apartment Bill Proposes One Association Per Project, 75% Consent Rule for Redevelopment
Bengaluru, August 21: One registered residents’ association for each apartment project, statutory rights over common areas and a 75% consent threshold for redevelopment of ageing buildings are among the key provisions of the Karnataka Apartment (Ownership and Management) Bill, 2026, introduced in the Legislative Assembly on Friday.
Bengaluru Development Minister Krishna Byre Gowda said the proposed law is intended to protect apartment residents and provide a clearer legal framework for ownership, management, dispute resolution and redevelopment as apartment living expands across Karnataka.
Under the Bill, every apartment project will have a single registered Residents’ Welfare Association (RWA) governed by the proposed legislation. Separate associations for the same project cannot be created under other laws, a provision aimed at addressing disputes arising from multiple associations operating within one apartment complex.
The Bill also seeks to give residents clearer control over common assets. Developers will not be allowed to privately sell, transfer or alter common areas, roads and open spaces belonging to an apartment project. Management and maintenance of these areas will have to be handed over to the residents’ association.
Byre Gowda said existing laws, including provisions dating back to 1972-73 and the regulatory framework under RERA, had not adequately addressed several issues emerging in the rapidly growing apartment sector. He cited disputes between residents, multiple associations within the same complex, disagreements with developers over common areas, roads and compound walls, and the absence of a clear mechanism for redevelopment of old buildings.
The proposed legislation provides for Competent Authorities and Appellate Authorities at the local level, including in Gram Panchayats, municipalities and municipal corporations, to adjudicate disputes under the law. These authorities will have powers similar to those of a Civil Court, according to the government.
A significant provision deals with redevelopment of old and structurally deteriorated apartment buildings. Redevelopment would require consent from at least 75% of apartment owners.
Where an apartment owner does not consent, the Bill provides for acquisition of that owner’s property on the basis of an independent valuation at twice the prevailing market value. The provision is intended to allow redevelopment to proceed while providing enhanced compensation to dissenting owners.
Byre Gowda said the Bill was prepared following consultations with apartment residents and other stakeholders. An initial meeting was held with residents when D.K. Shivakumar was Deputy Chief Minister, followed by another consultation around two months ago. Suggestions were incorporated into the draft before it was placed in the public domain for wider feedback.
The minister said the latest Bill was prepared after considering the feedback received and was intended to bring greater clarity, accountability and legal certainty to relations among apartment owners, residents’ associations and developers.
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