Bengaluru: While the opposition kicked up a storm over B Nagendra’s continued presence in the council of ministers, the govt quietly introduced a bill that hands it sweeping powers to take control of any apartment association in Karnataka.The Karnataka Apartments (Ownership and Management) Bill, 2026 spells out rights, privileges and obligations of apartment owners and their associations under various laws. Its most striking feature is the provision allowing the govt to step in and run an association if things go wrong, provided two-thirds of owners opt for it.The 41-page bill proposes two new bodies — a competent authority and a first appellate authority — to oversee apartment governance. It states that if two-thirds of owners in a project or phase submit a written request, the competent authority, with the first appellate authority’s approval, “may assume and discharge functions of the association”.Once in charge, the competent authority will function like the executive committee, tasked with the “proper administration, maintenance and management of the property, common areas and facilities”. It can even appoint staff to help run the association’s affairs, with expenses treated as common charges recoverable from owners.Owners will be informed of the takeover “as soon as practicable” through written communication or other prescribed means. The arrangement isn’t meant to be permanent though; once the prescribed period lapses or the authority is satisfied the association can function on its own, control reverts to the owners.Much of the bill retains provisions of its earlier public draft. It brings clarity on maintenance collection and caps interest on delayed payments at the monthly maintenance amount. Redevelopment or structural alterations will now need consent from 75% of owners, up from lower thresholds in some existing bye-laws. The govt also plans to notify model bye-laws for associations, with a draft to be opened for public objections and suggestions first.Promoters who fail to submit mandatory declarations, help form owners’ associations, or hand over apartments without occupancy certificates face a fine of up to Rs 1 lakh. Any violation of the law by promoters, associations or individual owners will attract a Rs 20,000 fine. Subsequent violations will cost a stiff Rs 1,000 a day. And if dues still pile up, the competent authority can recover the arrears just like land revenue or property tax.What the new Bill meansFor promoters* File project declaration within 60 days of occupancy certificate* Disclose all encumbrances on apartments and project land* Buyers will not be liable for pre-transfer mortgages or charges* Cannot control or restrict lawful use of common areas* Cannot charge fees for common areas except as allowed by law/bye-laws* Cannot convert common areas into private or saleable space without owners’ consent* Pay maintenance charges for unsold apartmentsFor apartment associations* One registered association for each project* Executive committee term capped at two years* Two consecutive terms bar immediate re-election* Authority may appoint an administrator if elections are not held on time* General body quorum: at least 50% of owners* Maintenance charges generally linked to super built-up area* Penalty on an owner capped at one month’s maintenance charge* Redevelopment/major restructuring needs 75% approvalFor apartment owners* Ownership, inheritance and transfer rights over apartments* Undivided, non-exclusive rights over common areas* Must immediately begin repairs if damage affects others/common areas* Minor repairs: five days; major repairs: 30 days* Association can carry out repairs and recover costs if the owner failsFor govt authorities* Competent authority can act like a civil court* Can suo motu examine an association’s constitution, functioning and finances* Can inspect apartments/property during reasonable hours after notice* Can impose penalties or interest for violations* Aggrieved parties can approach first and second appellate authorities* High court can be approached thereafter
