In a significant order, MahaRERA has highlighted a common but controversial practice in the real estate industry — skipping the 13th floor numbering for superstitious reasons — while rejecting most demands of homebuyers in Lodha Amara project in Thane.
The CASA FRESCO A to E Co-operative Housing Society, representing flat purchasers in Lodha Amara (Towers 1-5, 7-19), had complained that the developer Macrotech Developers Ltd (formerly Lodha Developers) deviated from the sanctioned plans by skipping the 13th floor. This resulted in a mismatch between actual physical floors and the numbering used in agreements, possession letters, and addresses.
According to the society, when property tax bills were issued by Thane Municipal Corporation (TMC) for 2020-21, flat owners on what is physically the 13th floor received bills showing it as 1301, while Lodha-numbered flats on the same floor were treated as 1401. This discrepancy affected 394 members and created serious difficulties in property tax payments, registrations, and official documentation.
Builder’s Defence: Macrotech Developers submitted that skipping the 13th floor is a “common industry practice” because the number is widely considered inauspicious. They argued that the 13th floor physically exists as per structural and approved plans, but it is simply labelled as the 14th floor in the building’s numbering scheme. The developer pointed to the TMC bills themselves, which mention both physical and nomenclated numbers, to claim there is no real confusion.
MahaRERA’s Observation: Member Ravindra Deshpande, while rejecting the complaint, made critical remarks on this issue. The Authority noted that it is an accepted industry practice but criticised the builder, stating that once the sanctioned plan showed the 13th floor, the developer should have either avoided constructing it or properly accounted for the numbering from the planning stage. However, since the project is already completed and OC granted, no specific relief was granted on this point. The Authority clarified that if any individual member faces future problems due to this renumbering, the promoter will be responsible to rectify it.
The complaint was ultimately dismissed in its entirety on 29 June 2026.
Other Major Reliefs Sought by the Society & Order Highlights
The society had demanded several other reliefs, including:
- Permanent car parking spaces in the MLCP as per Occupancy Certificate.
- Damages of ₹2.5 crore for parking delay and ₹5 lakh for two-wheeler parking issues.
- Provision of multiple promised amenities (Tennis courts, Cricket field, playgrounds, pools, club house, sports facilities, etc.) or ₹10 crore compensation.
- Premium brand lifts + stretcher lift or heavy compensation.
- Water connection from TMC lines.
- Execution of conveyance deed + damages.
- Refunds of excess charges (BCAM, FCAM, electricity, club usage, etc.).
- Rectification of defects and poor workmanship.
Builder’s Stand: The developer strongly opposed the complaint citing res judicata (the issues were already raised in a 2019 complaint), waiver by homebuyers in possession letters, and a joint architect inspection report (2024) confirming most amenities were provided. They argued many issues were outside RERA jurisdiction or already resolved.
Also Read: Buyer Ghosts Builder After Paying ₹49k: MahaRERA Orders Agreement Cancellation
