Karnataka Apartment Act 2025: New rules promise relief for residents of ageing Bengaluru apartments

Bengaluru: With thousands of apartment buildings in Bengaluru crossing the 30- and 40-year mark, concerns over structural safety and livability have become increasingly urgent.

Addressing this growing challenge, the Karnataka government has framed the Karnataka Apartment Ownership and Maintenance Act, 2025, a comprehensive law aimed at improving safety, maintenance and governance of apartment complexes across the state.

Estimates suggest that nearly 30 to 40 per cent of Bengaluru’s apartments fall under the “old apartment” category. While some buildings remain stable due to regular upkeep, many others show signs of structural distress, including cracks, weakened pillars and outdated infrastructure.

Residents of such buildings often face daily challenges due to the lack of functional lifts, insufficient parking space and poor safety arrangements. The new Act introduces mandatory structural quality assessments for apartments that complete 30 years.

These inspections will not be a one-time exercise; instead, the law requires periodic testing every five years to continuously monitor the health of the buildings. Based on these assessments, authorities can recommend repairs, strengthening measures or even full-scale redevelopment for unsafe structures.

Apartment associations and experts have welcomed the move. Bengaluru Apartment Federation president Satish Mallya noted that the law places clear responsibility on owners and associations to prioritise safety.

“The Act not only mandates inspections but also explicitly talks about redevelopment of weak apartments. This will protect lives and property in the long run,” he said. The legislation also brings clarity to ownership rights and strengthens apartment owners’ associations, giving them greater legal standing.

Dispute resolution mechanisms have been streamlined, offering residents quicker remedies in case of conflicts related to maintenance, ownership or redevelopment decisions. Another key feature of the Act is the empowerment of residents.

If owners or associations neglect structural checks or delay essential repairs, residents can invoke legal provisions to demand inspections and necessary rehabilitation from builders or relevant agencies. This is expected to be particularly beneficial for residents of old apartments who often feel helpless despite visible safety risks.

Experts believe that, combined with strict implementation of RERA norms, the Act could prevent unplanned redevelopment and legal disputes witnessed in other metropolitan cities. Overall, the new law is expected to bring a sense of security and accountability to apartment living in Bengaluru, making ageing buildings safer and more sustainable for the future.

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