WHEN A
BUILDER IS NOT A SERVICE PROVIDER
After
enactment of Consumer Protection Act 1986, there was another amendment in
1991 wherein certain minor points were added up and provision under sec 14 (2)
was made that the proceedings of the forum can be conducted by President and
one member in the absence of one member. It was further provided in sec
29(A) of the act by this amendment that
defect in appointment or non-appointment of members shall
not invalidate the orders of consumer forums. However amendment 1993 was a very
vast amendment wherein apart from goods, number of services were also brought
under the purview of Consumer Protection Act and housing services by the
construction companies and housing boards was one among them .While
amendment 1993 was in the process ,the first case on housing was already
pending for adjudication before the Hon’ble Supreme Court and arguments were
extended before the court that since flat or plot or house is an immovable
property and is not a good as defined under sale of goods act ,it does not fall
under the jurisdiction of CP Act. This landmark case of M.G.Gupta V Lucknow
Development Authority was heard at length and the judgment was delivered in Aug
1993 and before this judgment, Act was amended on 18the June 1993 bringing
housing as services to the consumers by the housing board .by specifically
mentioning in the act The Hon’ble Supreme Court laid down the Law as held
in this judgment that
!)Purchaser
is a consumer against board/construction Company for the reasons:
Late
possession/No possession/Defective dwelling/Area less/Cost
escalation/Forfeiture of registration fee in case of cancellation of
flat/Approach road dispute
!!)Erring
officer can be penalized with the payment of compensation which is to be paid to
the consumer
There was yet
another occasion when numbers of cases were heard together by the Honb’le
National Commission in 2002 and one single detailed order was passed in
all the cases between GHAZIABAD DEVELOPMENT AUTHORITY V BALBIR SINGH
&OTHERS SC, 2004, [CTJ] PAGE 605.
On
the issue of housing. This order was further challenged before the Supreme
Court .Apex court agreed with most of the law points laid down by the National
Commission and further added
!!!)Order
for interest on the amount deposited should be on the basis of facts of the
case and not always @18% as ordered by National commission
!V)If
order for interest is given ,there should not be any further order for
compensation as both the things cannot go together
V)
In case where compensation for mental agony is given, there should not be any
tax deduction at source as such compensation is not an income
The
law laid down in the above case is being followed till date However in the year
2007 in the matter of BANGLORE DEVELOPMENT AUTHORITY V SYNDICATE BANK along
with other issues ,one more issue was raised by the housing board that in case
board has not specified any period for handing over the possession ,then
it should not be considered deficiency in services on the part of housing
board .Court agreed to this argument and held that in a situation when no
promise has been made for any specific period ,construction company shall not
be held guilty .But court also directed the construction companies to put a
time clause in their agreement in future .Hence court held in this case that
!)In case
there is outright purchase of flat, buyer is not a consumer
!!) In
case terms stipulated for specific time for possession, failure to that amounts
to deficiency in services
This
law has now been further elaborated by the Hon’ble Supreme Court with great
emphasis on the outright purchase and bringing auction purchases out of
the purview of consumer definition under the Consumer Protection Act. In the
matter of U.T CHANDIGAH ADMINISTRATION AND OTHERS V AMARJEET SINGH AND
OTHERS (SUPREME COURT) CP PAGE 486, it was held by the Apex court:
“That
where an auction is on ‘as is where is basis’ with reference to a public
auction of the existing site ,the purchase /lessee is not a consumer ,the owner
is not a service provider ”
In
nutshell, the concept of service as regard to construction companies or housing
boards whether private or Govt, the important features are:
·
· One must register for hiring of services for construction of a
house from the construction company by paying registration amount
· There must be an agreement between the parties for construction
· There must exist some Plan for construction ,schedule of payments,
making payments as per schedule , construction ,possession etc –all activities
must exist in order to define them as services rendered by the construction
co./housing board and received by the consumer
It is remarkable to note that since the first
case of M.G.Gupta v Lucknow Development Authority case decided in 1993, there
had been further elaborations made by the SC through various judgments as
discussed above and there is no controversy over the concept of law laid down
in this area
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