Karnataka Apartment Bill 2026: New Hope for Bengaluru’s Aging Residential Societies

BENGALURU, INDIA — In a major legislative push aimed at reforming urban housing governance, the Government of Karnataka has released the draft of The Karnataka Apartment (Ownership and Management) Bill, 2026 (originally drafted as the 2025 Bill).

The proposed unified bill is set to repeal two outdated five-decade-old laws—The Karnataka Apartment Ownership Act, 1972, and The Karnataka Ownership Flats Act, 1972—replacing them with a modern, comprehensive framework aligned with the federal Real Estate (Regulation and Development) Act, 2016 (RERA).

75% Consent Threshold to Fast-Track Redevelopment

A primary pain point for housing societies in Bengaluru has been the lack of a clear legal mechanism to reconstruct old, decaying buildings. Under the outdated 1972 laws, unanimous consent was often functionally required, leaving countless projects stalled.

The draft bill directly resolves this gridlock by introducing a structured path for urban renewal:

• Democratic Threshold: Alteration, modification, or complete redevelopment of an apartment complex can now be legally greenlit with the sanction of 75% of the individual flat owners.
• Protection for Dissenting Owners: To balance the rights of the remaining 25%, homeowners who opt out of a majority-approved redevelopment plan are entitled to a financial settlement of no less than twice the prevailing market value of their property.
• Renovation Funding: The law introduces statutory provisions to raise contributions from all allottees toward a Common Capital specifically dedicated to future renovation and redevelopment.

Mandatory Structural Audits After 30 Years

To ensure the safety of the city’s rapidly aging vertical residential blocks, the legislation introduces a strict, recurring health checkup for buildings:

According to the draft provisions, any residential building that has completed 30 years from its construction must undergo a formal structural stability assessment conducted by a certified structural engineer. This safety audit must be systematically repeated and renewed every 5 years thereafter.

If a building fails the structural audit and is rated unsafe, mandatory notices must be issued to the local and competent planning authorities. Homeowners’ associations will have the right to appeal any adverse findings to an Expert Committee.

Other Notable Reforms: Maintenance & Deemed Conveyance

Beyond safety and redevelopment, the Bill addresses several structural gaps that have plagued Resident Welfare Associations (RWAs) for decades:

• Super Built-Up Area-Based Maintenance: Moving away from flat-rate maintenance fees, the proposed law prescribes that regular maintenance charges be levied in proportion to the super built-up area of each individual flat.
• Deemed Conveyance: Developers will be legally obligated to execute a deed of transfer for common areas and undivided land shares to the association of allottees. In older projects where this failed to happen, a separate deed of transfer must be executed within 12 months of the Bill’s passage.
• Streamlined Governance: To eliminate jurisdictional confusion between the Co-operation Department and the Urban Development Department, all processes—including association registrations and bye-law submissions—will be brought strictly under the Urban Development Department.

The state government has invited public feedback and written suggestions on this draft legislation until August 6, 2026, before presenting the finalized bill in the State Legislature.

Also Read, DNR Developers Proposes New Residential High-Rise Project on Sarjapur Main Road, Bengaluru