Circular No. 15103/ஐ1/2024, dated 12 March 2025

What the circular governs

The Tamil Nadu Registration Department guidance covers apartment owner associations, their bylaws, management boards and federations under the Tamil Nadu Apartment Ownership Act, 2022 and the Tamil Nadu Apartment Ownership Rules, 2024. It affects apartment owners, promoters, existing registered associations and registration officials.

The Administrative District Registrar for the relevant registration district is the Competent Authority. The regional Deputy Inspector General of Registration is the Appellate Authority.

The law also applies to villas and villaments created under one approved building plan when they share common areas.

Applications and Form A

Key procedures for applications include:

• Applications, forms and files may be received manually until the registration process is computerised.
• Fees may be paid through electronic payment on www.tnreginet.gov.in or by electronic challan on www.karuvoolam.tn.gov.in.
• For a new apartment project, Form A may be filed by the promoter or by more than 50 per cent of the apartment owners.
• District Registrars must compare Form A with its attachments and may require defects to be corrected before refiling.
• If two associations apply for the same block, tower or phase, the application representing more than 50 per cent of all apartment owners may be accepted.
• Applications received by District Registrars must be decided within 30 days.

Details in Form A concerning carpet area, common areas, limited common areas, facilities and amenities are based on the applicant's declaration. Later changes may be filed by the association through a corrected declaration in Form E.

Existing associations and bylaws

For an apartment association already operating when the Tamil Nadu Apartment Ownership Act, 2022 commenced, its existing executive committee is treated as the Board of Managers. Officials must check whether an association registered under the Tamil Nadu Societies Registration Act, 1975 already exists before accepting Form A.

If annual returns are pending, the filing fees and penalty charges due up to date must be collected before Form A is accepted.

Bylaws signed by the majority of owners must be filed within 180 days after Form A is accepted. The District Registrar must register compliant bylaws within 90 days and issue the certificate in Form F. If the bylaws conflict with the Act or Rules, the application must be returned within 30 days for correction.

Management boards and federations

Within 90 days after the bylaws registration certificate is issued, one third of the members, subject to a maximum of 21, must be elected to the management board. The association president must file their details in Form G.

Where separate associations are formed for different towers, blocks or phases, a federation must be registered to manage collective common areas and facilities. Existing associations in such developments must form and apply to register the federation within 90 days after Form A is accepted.