Circular No. 15103/I1/2024, dated 12 March 2025

What the guidance covers

Circular No. 15103/I1/2024 dated 12 March 2025 was issued by the Tamil Nadu Registration Department for implementation of the Tamil Nadu Apartment Ownership Act, 2022. The Administrative District Registrar for the relevant registration district is the Competent Authority. The Deputy Inspector General of Registration for the relevant region is the Appellate Authority.

The guidance affects apartment promoters, apartment owners, existing owners' associations and registration officials. It also applies to villas and vilaments that share common areas under one approved building plan.

Form A and initial processing

The Tamil Nadu Registration Department gives the following instructions for Form A applications:

• Applications and forms may be received manually until the process is computerised.
• For a new apartment project, Form A must be filed by the promoter or by more than 50 per cent of the apartment owners.
• Details in Form A must be checked against its attachments. Applicants may be asked to correct defects and resubmit.
• Carpet area, common area, limited common areas, facilities and amenities are based on the applicant's declaration. Later changes may be recorded through a revised declaration in Form E.
• Where competing associations apply for one block, tower or phase, the application representing more than 50 per cent of all apartment owners may be accepted.
• Deputy Inspectors General of Registration must ensure that District Registrars decide applications within 30 days.

Existing associations and bylaws

The Tamil Nadu Apartment Ownership Rules, 2024 treat the executive committee of an association existing when the Act commenced as its board of managers. Before accepting Form A, officials must check whether an owners' association is already registered under the Tamil Nadu Societies Registration Act, 1975.

Key requirements include:

• Pending annual filings, filing charges and penalties of an existing association must be cleared before Form A can be accepted.
• Bylaws signed by a majority of owners must be filed within 180 days after Form A is accepted.
• District Registrars must register compliant bylaws and issue Form F within 90 days.
• Non-compliant bylaws must be returned for correction within 30 days.
• After registration, one third of the members, subject to a maximum of 21, must be elected to the management committee within 90 days, and Form G must be filed.

Federations and payment

The Tamil Nadu Apartment Ownership Act, 2022 requires separately formed associations for towers, blocks or phases to create and register a federation for managing collective common areas and facilities. For specified existing associations, Form B must be filed within 90 days after Form A is accepted.

Fees may be paid through e-payment at www.tnreginet.gov.in or through e-Challan at www.karuvoolam.tn.gov.in. Officials must maintain an Apartment Ownership Act Account Register and prevent reuse of the same e-payment.