Builder changes your flat size? Know what you can do before signing

Reports coming in for today mention that A homebuyer who discovers that the promised apartment has become smaller, the floor plan has changed or a balcony has disappeared does not have to simply accept the builder’s revised plan. The Real Estate (Regulation and Development) Act, 2016, or RERA, places restrictions on changes to sanctioned plans and gives buyers rights to information around the approved layout and specifications.

Start with the agreement and approved plan

RERA requires the promoter to follow the sanctioned plans and project specifications. Section 14 says the promoter cannot make alterations or additions to sanctioned plans, layout plans and specifications without prior written consent from at least two-thirds of the allottees in the building, excluding the promoter.

That does not mean every small change needs two-thirds approval. RERA separately permits minor alterations recommended and verified by an authorised architect or engineer.

For the buyer, compare the booking documents, agreement for sale, approved plan and revised plan. Keep brochures, emails, floor plans and payment records. These documents can become important if the dispute is taken to the RERA authority or a consumer forum.

A smaller flat can mean a sizeable loss

Apartment size is not just a technical detail. If the agreed carpet area was 1,000 sq ft and the revised unit is 900 sq ft, the buyer is losing 100 sq ft, or 10 percent of the originally stated area.

Suppose the agreed price was Rs. 80 lakh. At an illustrative rate of Rs. 8,000 per sq ft, 100 sq ft represents Rs. 8 lakh. The actual adjustment will depend on the agreement and applicable state rules, so the buyer should not accept a revised price without checking the calculation.

RERA additionally gives an allottee the right to information around sanctioned plans, layouts and specifications. If a change affects what was agreed, ask the builder for the revised approval and the contractual basis for making it.

What if you do not want the revised flat?

A major change can leave the buyer with three practical choices: accept the revised apartment, negotiate, or seek a legal remedy.

Section 18 of RERA provides that when a promoter fails to complete or give possession according to the agreement, an allottee who wishes to withdraw can seek return of the amount paid with interest and compensation as provided under the Act. Whether this applies to a particular size or layout dispute depends on the facts and the agreement.

In July 2026, the Supreme Court held that accepting possession after a delay does not, by itself, remove a buyer’s right to pursue compensation for the earlier delay.

Think twice before signing revised papers

If the builder asks you to sign a revised agreement, consent letter or possession document accepting the new size, read the wording carefully. Do not rely only on a verbal promise that the difference will be adjusted later.

Ask for the revised sanctioned plan, carpet-area calculation, revised price and the approval or consent supporting the change. If the explanation is not satisfactory, the buyer can approach the state RERA authority or take legal advice after reviewing the project documents.

For a homebuyer, the first task is to establish what was promised and what has changed. A reduction of even 100 sq ft can involve several lakh indian indian rupee terms, so it is better to resolve the paperwork before accepting the keys.