Bengaluru, August 21: The Karnataka government has introduced the Karnataka Apartment (Ownership and Management) Bill, 2026, in the assembly. This initiative aims to protect the interests of apartment residents and provide them with clear legal rights. Bengaluru Development Minister Krishna Byre Gowda announced this on Friday.
While presenting the bill, the minister stated that this law addresses issues related to the rapidly growing apartment culture in Karnataka, including disputes among residents, administrative confusion, and contentious matters involving builders.
“As cities expand, land becomes a limited and valuable resource. Consequently, many people prefer to live in apartments. However, the existing framework under outdated laws from 1972-73 and RERA is inadequate to tackle the complex issues that have emerged today,” he said.
The minister highlighted that the lack of a clear and comprehensive legal framework has led to recurring problems. In many apartment complexes, two or three different associations are registered, causing disputes among residents. Additionally, ongoing conflicts arise between builders and residents over ownership and control of common areas, roads, and the walls of the complex. There has also been no clear legal provision for the redevelopment of old and dilapidated apartment buildings.
He mentioned that the draft of this bill was prepared after extensive discussions with apartment residents and other stakeholders. The first meeting with residents took place when D.K. Shivakumar was the Deputy Chief Minister, followed by another meeting about two months ago. Suggestions and feedback from residents were incorporated into the draft, which was then released for public input.
“After considering the suggestions from the public, a comprehensive and mature bill has now been prepared and presented in the assembly,” he added.
The bill stipulates that each apartment project will have only one registered Residents Welfare Association. Creating separate associations under other laws for the same apartment project will not be permitted. Builders will not be allowed to sell, transfer, or alter common areas, roads, and open spaces privately. Management and maintenance of these shared areas will be mandatory to be entrusted to the residents’ association.
To resolve disputes, competent authorities and appellate authorities will be appointed at the gram panchayat, municipal council, and municipal corporation levels.
These authorities will be granted powers similar to civil courts, providing residents with an accessible legal platform for dispute resolution. Clear legal provisions for the redevelopment of old and structurally dilapidated apartment buildings have also been established.
For redevelopment, at least 75% of apartment owners’ consent will be required. If an owner does not agree to redevelopment, their property can be acquired with compensation at double the market value based on an independent assessment.
The minister stated that the aim of this law is to ensure greater clarity, accountability, and legal protection in apartment ownership and management. It will help protect residents from long-standing disputes and foster better, organized relationships among apartment owners, resident associations, and builders.
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