How to file a RERA complaint against fraudulent builders using AI (Step-by-Step Guide):Part 4

Learn how to use AI to draft powerful RERA complaints that get real results. This article provides a step-by-step guide with ready-to-use prompts, sample drafts, and formatting tips designed to help real estate lawyers save time, improve accuracy, and handle client matters more efficiently.

Introduction

“The police complaint is filed, but what about getting my money back? Can RERA help me recover Rs. 63.75 lakhs?”

This was Rajesh Kumar Sharma’s next question, just two days after we successfully filed his criminal complaint against Skyline Developers using the AI framework from Part 3.

While the police complaint focused on prosecution and stopping the fraud, Rajesh’s RERA complaint would target something equally important: compensation and accountability through the regulatory route.

“The police officer told me the criminal case will take time,” Rajesh explained during our follow-up meeting. “But I also need to pursue the RERA route for faster relief. The problem is, I do NOT know how a RERA complaint differs from a police complaint, or how to structure it properly.”

Here is what most fraud victims do not realise: A well-drafted RERA complaint can often deliver faster results than criminal proceedings. While your police complaint seeks justice, your RERA complaint seeks recovery. And just like with the police complaint, AI can guide you through the entire process.

“I have heard RERA complaints can take months to resolve if they are not properly structured,” Rajesh continued. “Some people get rejected on technical grounds, others get minimal compensation. How do I make sure mine gets the full attention it deserves?”

The answer was the same systematic approach that worked for his police complaint, but adapted for RERA’s specific requirements and remedy-focused mandate.

“It is 4 p.m. already. Give me time till tomorrow,” I told him. “We will use the same AI framework, but this time we are not just proving fraud, we are proving entitlement to compensation, interest, and regulatory action.”

This is that framework…

The 6-Step AI framework for RERA complaints

Let us begin with two brief disclaimers that will help you use this guide more effectively.

The AI prompts and sample responses in this guide are provided for illustrative purposes and are intended to serve as guidance only. Please note:

1. AI responses may vary depending on the platform (e.g., ChatGPT, Claude, Copilot), version, training data, and how precisely the prompt is phrased. Users may need to refine or rephrase prompts to suit the specific facts of their case or the tone they want to achieve.
2. Maintain confidentiality when interacting with AI tools:  

1. Do not share real names, phone numbers, financial data, or personal documents on public or free-to-use AI platforms.  
2. Use neutral placeholders (e.g., “Complainant X”, “Builder Y”, “Project Z”) when testing or experimenting with prompts.  
3. For sensitive matters, use secure, private AI environments or consult a legal professional.

This guide is meant to assist with initial drafting and ideation, not to replace legal judgment or formal legal advice.

I have used ChatGPT (OpenAI) and Claude (Anthropic) for their ability to generate legally structured drafts based on factual inputs. 

Step 1: Get the RERA question checklist

Goal: Get a comprehensive list of RERA-specific information needed for your complaint.

Prompt I gave: “I want to draft a RERA complaint against a builder for fraud and delay in possession. Before I provide details, give me a structured list of questions I need to answer to ensure the complaint is complete in all aspects.”

AI gives you this checklist:

I’ll provide essential questions for drafting a RERA complaint:

COMPLAINANT DETAILS:

1. What is your full name, age, and occupation?
2. What is your complete address with PIN code?
3. What is your contact number and email?

BUILDER/PROJECT DETAILS: 4. What is the builder’s company name and registered address?
5. What is the project name and location?
6. What is the RERA registration number of the project?
7. Is the project actually registered with RERA? (Check the website)

BOOKING AND PAYMENT DETAILS: 8. When did you book the unit and what type/size is it?
9. What was the total agreed price?
10. How much have you paid so far, and on what dates?
11. What payment method did you use for each instalment?

AGREEMENT AND PROMISES: 12. When was the builder-buyer agreement signed?
13. What was the promised possession date in the agreement?
14. What amenities and specifications were promised?
15. Were there any advertisements or brochures shown to you?

CURRENT STATUS: 16. What is the current construction status of the project?
17. How long has the possession been delayed?
18. What reasons has the builder given for the delay?
19. Have you made any demands for possession or refund?

RELIEFS SOUGHT: 20. Do you want possession with compensation or a full refund?
21. What interest rate are you claiming under RERA?
22. What additional compensation do you want for harassment?

23. Are you claiming compensation for mental harassment?

24. What documents do you have that can be submitted as exhibits in your complaint?

Step 2: Answer all questions to the T 

Goal: Provide complete information required to obtain necessary reliefs.

What to tell AI: “Here are my detailed answers for the RERA complaint:

About me:

1. Rajesh Kumar Sharma, 45 years, Software Engineer at Infosys Limited
2. B-204, DLF Phase II, Gurgaon, Haryana – 122002
3. Mobile: +91-9876543210, Email: [email protected]

About builder/project: 4. Skyline Developers Pvt. Ltd., 402, Tower-A, Business Hub, Sector 47, Gurgaon – 122018
5. ‘Skyline Paradise’ project, Sector 89, Gurgaon
6. RERA Registration HRERA-GGM-456-2023 (found to be fake)
7. No, the project is not registered with RERA – the certificate is fabricated

Booking and payment: 8. Booked a 2 BHK apartment, Unit B-1205, on March 15, 2023
9. Total agreed price Rs. 85 lakhs
10. Paid Rs. 63.75 lakhs in four instalments: March 20, 2023 (Rs. 8.5 lakhs), April 18, 2023 (Rs. 12.75 lakhs), August 15, 2023 (Rs. 21.25 lakhs), January 12, 2024 (Rs. 21.25 lakhs)
11. Bank transfers and demand drafts with all receipts available

Agreement and promises: 12. Builder-buyer agreement signed March 20, 2023
13. Promised possession by December 31, 2024
14. Promised premium amenities: clubhouse, swimming pool, gymnasium, landscaped gardens
15. Yes, glossy brochures showing completed project with all amenities

Current status: 16. No construction started – only boundary walls and basic excavation exist
17. The project should have been delivered 6 months ago (as of June 2025)
18. Builder initially cited COVID delays, then monsoon delays, and now has stopped responding
19. Sent legal notice on September 2, 2024, demanding possession or refund – no response

Reliefs sought: 20. Full refund of Rs. 63.75 lakhs plus interest 

21. Interest at the rate of 12% from the date on which it accrued till it is paid
22. Rs. 4 lakhs towards costs incurred for litigation.

23. Rs. 5 lakhs towards compensation for mental harassment, etc. 

24. Documents available are as follows: 

• Builder-buyer agreement (original signed copy from March 20, 2023)
• All payment receipts and bank statements showing Rs. 63.75 lakhs paid in four instalments
• Fake RERA certificate HRERA-GGM-456-2023 that was shown to me during booking
• Project brochures and marketing materials with false promises and computer-generated images
• Email correspondence with the builder from August 2024 shows their evasive responses
• Legal notice dated September 2, 2024, sent through registered post with receipt
• Site visit photographs taken on August 15, 2024, showing actual construction status
• RERA website screenshots proving the registration number is fake
• RTI response from Gurgaon Municipal Corporation confirming no building approvals exist
• Identity and address proofs (Aadhaar card, PAN card, utility bills)
• WhatsApp messages with the sales team showing false progress updates and promises
• Bank transfer receipts for each payment with UTR numbers and dates.”

Step 3: Get our structured RERA complaint framework

Goal: Receive a proper legal structure for RERA complaints.

What to ask AI: “Based on my answers above, create a professional structure for my RERA complaint under section 31. Include all necessary headings that RERA authorities expect to see.”

AI gives you this structure:

BEFORE THE HARYANA REAL ESTATE REGULATORY AUTHORITY
COMPLAINT UNDER SECTION 31 OF THE REAL ESTATE (REGULATION AND DEVELOPMENT) ACT, 2016

1. NAME OF THE COMPLAINANT
2. NAME OF THE RESPONDENT
3. JURISDICTION OF THIS AUTHORITY
4. FACTS OF THE CASE
5. RELIEFS SOUGHT
6. The соmрlаint further deсlаres thаt the mаtter regаrding whiсh this соmрlаint hаs been mаde is nоt рending befоre аny соurt оf lаw оr аny оther аuthоrity оr аny оther tribunаl(s).
7. DETAILS OF COURT FEE 
8. VERIFICATION

Step 4: Generate your first draft of the RERA complaint 

Goal: Get a complete, professionally formatted RERA complaint.

What to ask AI: “Using my detailed answers and the structure above, draft an all-encompassing RERA complaint that establishes a cause of action that led to the filing of this complaint. To do this, you need to consider legal provisions and annexures to be attached. Keep the structure intact. Make it formal, but language should be easy to understand.”

AI gives you a complete draft. 

Step 5: Refine it for maximum impact

Goal: Strengthen specific sections for better compensation prospects.

What did I ask AI: “Keeping the rest of the draft and contents therein intact, I need a few refinements in the structure as indicated below:

1. Full formal title of the complaint, including names of the parties (Complainant: Vikas, Respondent: Priya)
2. Keep headings as it is 
3. A narrative-style body that seamlessly includes the facts, sequence of events, and legal grounds. It should feel like a continuous, persuasive legal story, but in seriatim.
4. Immediately after the Verification, insert a formal Advocate’s signature block (e.g., “Place, Date, Advocate for the Complainant”). 

The highlighted section in red, below, is proof that legal drafting still requires human refinement.

BEFORE THE HARYANA REAL ESTATE REGULATORY AUTHORITY, GURGAON

COMPLAINT NO. ____ OF 2025 

(UNDER SECTION 31 OF THE ACT)

COMPLAINT UNDER SECTION 31 OF THE REAL ESTATE (REGULATION AND DEVELOPMENT) ACT, 2016

Rajesh Kumar Sharma

B-204, DLF Phase II, 

Gurgaon, Haryana – 122002, 

Mobile: +91-9876543210, 

Email: [email protected].

Versus

having its registered office at 402, 

Tower-A, Business Hub, 

Sector 47, Gurgaon, 

Vikash Aggarwal, 

Managing Director of Skyline Developers Pvt. Ltd. 

402, Tower-A, Business Hub, 

Sector 47, Gurgaon, 

Priya Malhotra

Director (Sales),

402, Tower-A, Business Hub, 

Sector 47, Gurgaon, 

1. DETAILS OF NAME OF THE COMPLAINANT

Mr. Rajesh Kumar Sharma, aged 45 years, son of Late Shri Ram Kumar Sharma, by occupation Software Engineer with Infosys Limited, residing at B-204, DLF Phase II, Gurgaon, Haryana – 122002, Mobile: +91-9876543210, Email: [email protected].

2. DETAILS OF NAME OF THE RESPONDENT

1. Skyline Developers Pvt. Ltd., a company incorporated under the Companies Act, having its registered office at 402, Tower-A, Business Hub, Sector 47, Gurgaon, Haryana – 122018.
2. Mr. Vikash Aggarwal, Managing Director of Skyline Developers Pvt. Ltd., having the same address as above.
3. Ms. Priya Malhotra, Director (Sales) of Skyline Developers Pvt. Ltd., having the same address as above.

3. JURISDICTION OF THIS AUTHORITY

1. This Hon’ble Authority has territorial and subject matter jurisdiction to entertain this complaint under section 31 of the Real Estate (Regulation and Development) Act, 2016. , as the project “Skyline Paradise” is located in Sector 89, Gurgaon, Haryana, which falls within the territorial limits of this Authority.
2. This Authority has the power to adjudicate complaints by allottees against promoters under section 31, read with sections 11, 12, 14, 18, and 19 of the RERA Act, 2016, and can grant appropriate relief, including refund, compensation, and interest.

4. FACTS OF THE CASE

1. On March 15, 2023, the Complainant attended a property exhibition at Kingdom of Dreams, Gurgaon, where the Respondents were aggressively marketing residential apartments in their project named “Skyline Paradise” located in Sector 89, Gurgaon, Haryana. The Respondents displayed what appeared to be an official RERA certificate bearing registration number HRERA-GGM-456-2023 and assured the Complainant that all necessary approvals were in place. 
2. The Respondents also showed glossy brochures depicting a completed project with premium amenities including a clubhouse, swimming pool, gymnasium, and landscaped gardens.
3. Based entirely on these false representations about RERA registration and project approvals, the Complainant was induced to book a 2BHK apartment, Unit No. B-1205, admeasuring 785 sq.ft. in the said project for a total consideration of Rs. 85,00,000/-. On March 20, 2023, the Complainant executed a Builder-Buyer Agreement with Respondent No. 1 and paid the first instalment of Rs. 8,50,000/- as booking amount, believing that he was investing in a legitimate, RERA-registered project. A copy of the Builder-Buyer Agreement is hereto annexed and marked as Annexure A. 
4. As per Clause 7 of the Builder-Buyer Agreement, the Respondents committed to deliver possession of the apartment by December 31, 2024, along with all promised amenities and facilities. This possession timeline was a crucial factor in the Complainant’s decision to invest, as he had planned to shift his family to the new apartment by early 2025. 
5. The Respondents, continuing their fraudulent scheme, sent false progress reports to the Complainant and demanded additional payments for construction milestones that never actually occurred:

• April 18, 2023: Rs. 12,75,000/- demanded for “foundation completion” with fake photographs of excavation work. A copy of the payment receipt and false progress report is hereto annexed and marked as Annexure B1. 
• August 15, 2023: Rs. 21,25,000/- demanded for “structure completion” with computer-generated images of non-existent floors. A copy of the payment receipt and fabricated construction photos are hereto annexed and marked as Annexure B2. 
• January 12, 2024: Rs. 21,25,000/- demanded for “finishing work commencement” with fabricated interior progress images. A copy of the payment receipt and false and fraudulent updates are hereto annexed and marked as Annexure B3. 

6. The total amount paid by the Complainant to date is Rs. 63,75,000/-, representing 75% of the total agreed consideration. Each payment was made in good faith, relying on the Respondents’ false representations about construction progress and RERA compliance. A copy of the consolidated bank statements is hereto annexed and marked as Annexure C. 
7. On August 15, 2024, approximately 17 months after booking and with only 4 months remaining until the promised possession date, the Complainant decided to visit the project site to inspect the actual construction progress. To his absolute shock and dismay, the site showed virtually no construction beyond basic boundary walls and minimal excavation work, completely contradicting the Respondents’ false progress reports claiming completion of foundation, structure, and finishing work.
8. Disturbed by the ground reality, the Complainant immediately verified the RERA registration number HRERA-GGM-456-2023 on the official RERA website (www.hrera.gov.in). The search results confirmed the Complainant’s worst fears: no such registration number existed, and the RERA certificate displayed by the Respondents was completely fabricated. A copy of the RERA website screenshots with search results is hereto attached and marked as Annexure D.
9. To further verify the legitimacy of the project, the Complainant filed an RTI application with the Gurgaon Municipal Corporation on August 25, 2024. The RTI response dated September 10, 2024, categorically confirmed that no building plans were ever submitted or approved for any project named “Skyline Paradise” in Sector 89, Gurgaon, establishing that the entire project was a fraud from inception. A copy of the RTI application and its response is hereto annexed and marked as Annexure E (collectively). 
10. Despite the clear evidence of fraud, the Complainant attempted to resolve the matter amicably by sending detailed emails to the Respondents on August 20, 2024, and August 23, 2024, demanding either immediate possession or a full refund with interest. The Respondents initially provided vague excuses about “temporary delays” but refused to acknowledge the fake RERA registration or the absence of construction. A copy of the email correspondence dated 20th and 23rd August 2024 is hereto annexed and marked as Annexure F (collectively). 
11. When the Respondents continued their evasive tactics, the Complainant served a formal demand legal notice dated September 2, 2024, through registered post, demanding either possession by October 31, 2024, or a full refund of Rs. 63,75,000/- with interest and compensation. Despite the clear legal notice, the Respondents have completely failed to respond or take any corrective action, confirming their fraudulent intent and complete disregard for their legal obligations. A copy of the demand notice along with the postal receipt is hereto annexed and marked as Annexure G.
12. The Complainant has learned from other affected buyers that the Respondents continue to market the same fraudulent project to new victims using identical fake RERA certificates, indicating that this is a systematic criminal enterprise that requires immediate regulatory intervention to prevent further public harm.

5. RELIEFS SOUGHT

In view of the above facts and the serious violations of RERA provisions by the Respondents, the Complainant most respectfully seeks the following reliefs:

a) Direct the Respondents to immediately refund the entire amount of Rs. 63,75,000/- paid by the Complainant along with interest at the rate of 12 per annum from the respective dates of each payment until the date of actual refund;

b) Award compensation of Rs. 5,00,000/- to the Complainant for severe mental harassment, emotional distress, and financial hardship caused by the Respondents’ deliberate fraudulent conduct;

c) Direct the Respondents to pay litigation costs of Rs. 4,00,000/- incurred by the Complainant in pursuing this complaint;

d) Direct appropriate penal action against the Respondents under section 59 of the RERA Act for operating without valid RERA registration and using fabricated documents to defraud the public; and

f) Grant any other relief that this Hon’ble Authority may deem fit and proper in the circumstances of this case.

6. The complaint further declares that the matter regarding which this complaint has been made is not pending before any court of law or any other authority or any other tribunal(s).
7. The prescribed court fee of Rs. 1000/- _______ (as applicable under the Haryana RERA Rules) has been paid through UPI (Transaction ID No. 1234567) dated 24th June 2025. 

VERIFICATION

I, Rajesh Kumar Sharma, the Complainant above-named, do hereby verify that the contents of paragraphs B-1 to 12 of the above complaint are true and correct to my knowledge and belief based on the records available with me and my personal experience with the Respondents. The rest of the paragraphs are based on the information provided to me which I believe is true. I further state that I have not concealed any material fact and that the reliefs sought are just and proper under the circumstances of this case.

Place: Gurgaon
Date: [Current Date]

(Rajesh Kumar Sharma)
Complainant

[Advocate Name]
Advocate for the Complainant
Place: Gurgaon
Date: [Current Date]

Step 6- Create a summary of the complaint

Certain jurisdictions now require online filing of RERA complaints, which often includes uploading a summary of the case. AI tools can be helpful here too; they can generate a clear, concise summary based on your full complaint, saving time and effort.

Prompt:

“Summarise this RERA complaint in 150–200 words. Highlight the issue, default, and reliefs sought in a formal tone.”

AI response:

The Complainant, Mr. Rajesh Kumar Sharma, booked a 2BHK flat in the Respondents’ project “Skyline Paradise” in Sector 89, Gurgaon, based on false assurances of RERA registration and fabricated promotional materials. Relying on these misrepresentations, he paid Rs. 63,75,000 (75% of the flat’s cost) between March 2023 and January 2024, based on falsified construction progress reports and forged images. Upon visiting the site in August 2024, he discovered that no actual construction had taken place, and subsequently verified that the RERA certificate was fabricated and no approvals for the project existed.

Despite repeated demands, including a demand notice, the Respondents failed to provide possession, refund the money, or acknowledge the fraud. The Complainant also obtained an RTI confirming that no plans were ever approved for the project.

Accordingly, the Complainant seeks a full refund of Rs. 63,75,000 with 12% annual interest, Rs. 5,00,000 in compensation for mental harassment, Rs. 4,00,000 in litigation costs, and penal action against the Respondents under section 59 of the RERA Act for operating a fraudulent, unregistered project.

Below is an infographic summarising the steps I adopted to draft this RERA complaint:

Why does this work for RERA authorities? 

• Clear violation mapping: Each RERA section violation is specifically identified
• Quantified damages: Exact amounts and calculations make orders easier
• Ready evidence: Systematic documentation speeds up hearings
• Precedent-friendly: Well-structured complaints help build consistent RERA jurisprudence

Final thoughts

RERA is designed to protect homebuyers, but only if you can clearly establish the builder’s obligations and breaches. This AI framework ensures you don’t miss any critical elements that could affect your compensation.

Your goal is not to become a RERA expert; it is to organise your facts in a way that makes it easy for RERA to grant you maximum relief.