The Karnataka government on Friday, 21 August 2026 introduced the Karnataka Apartment (Ownership and Management) Bill, 2026 in the Legislative Assembly, aiming to establish clearly defined statutory rights for apartment residents and resolve long-standing disputes between owners, associations, and developers. Bengaluru Development Minister Krishna Byre Gowda presented the legislation, calling it a comprehensive overhaul of a legal framework that has remained largely unchanged since 1972–73.

Why the Existing Law Falls Short

Minister Byre Gowda argued that rapid urbanisation has rendered older statutes inadequate. 'As our cities grow, land has become an increasingly scarce and valuable resource. As a result, apartment living has become the preferred choice for a large number of citizens. However, the existing laws, some of which date back to 1972–73, along with the regulatory framework under RERA, have not been adequate to address many of the complex issues that have emerged in today's rapidly expanding apartment sector,' he said.

The absence of a unified legal mechanism had, according to the Minister, led to multiple competing residents' associations within single complexes, unresolved disputes over common areas, and no clear pathway for redeveloping ageing buildings.

Key Provisions of the Bill

Every apartment project will be required to have exactly one registered Residents' Welfare Association (RWA), governed exclusively under the new legislation. The Bill explicitly prohibits the formation of parallel associations under any other law — a direct response to disputes caused by the coexistence of two or three associations in certain complexes.

Developers will be barred from privately selling, transferring, or altering common areas, roads, and open spaces. Management and maintenance of these shared assets must be handed over to the residents' association, giving flat owners greater legal clarity and control.

For dispute resolution, the Bill proposes the appointment of Competent Authorities and Appellate Authorities at the local level — spanning Gram Panchayats, municipalities, and municipal corporations — vested with powers equivalent to those of a Civil Court.

Redevelopment Framework

The legislation introduces, for the first time, a definitive legal framework for the redevelopment of structurally deteriorated apartment buildings. Redevelopment will require the consent of at least 75 per cent of apartment owners. Where an owner withholds consent, the Bill provides for acquisition of their property at twice the prevailing market value, based on an independent valuation — ensuring enhanced compensation for dissenting owners while allowing redevelopment to proceed.

How the Bill Was Drafted

Minister Byre Gowda noted that the legislation emerged from an extensive multi-stage consultation process. An initial meeting with apartment residents was held when D.K. Shivakumar served as Deputy Chief Minister, followed by a second round of stakeholder consultations approximately two months before the Bill's introduction. The draft was subsequently placed in the public domain for wider feedback before being finalised. 'After considering the feedback received from the public, a comprehensive and mature Bill has now been prepared and introduced in the Assembly,' he said.

What Comes Next

The Bill must clear both Houses of the Karnataka Legislature before receiving gubernatorial assent. If passed, it is expected to reshape the governance of apartment complexes across the state — from Bengaluru's high-rise corridors to smaller urban centres — bringing greater accountability to a sector that has grown rapidly but operated under fragmented oversight for decades.