A new legal framework. A new beginning. A stronger future for Karnataka’s apartment communities. The Karnataka Apartment Ownership & Management Act (KAOMA) 2026 has now crossed a historic milestone, having received the support of the Karnataka Legislative Assembly (Vidhana Sabha) and the Karnataka Legislative Council (Vidhana Parishad). The Bill will now proceed to the Hon’ble Governor for assent, following which it will be notified in the Gazette. For the Bangalore Apartments’ Federation (BAF), this is a moment of immense satisfaction. It represents the culmination of a journey that BAF has pursued with persistence since 2018 — a journey driven by one fundamental belief: Karnataka’s rapidly growing apartment communities need a modern, comprehensive and apartment-specific legal framework. Why Karnataka needed a new apartment law: The Karnataka Apartment Ownership Act, 1972 (KAOA) was an important legislation for its time, but after more than five decades, its limitations had become increasingly evident. It primarily addressed the ownership of individual apartments and the declaration of apartments, but did not comprehensively deal with many of the challenges faced by today's large and complex apartment communities — association governance, promoter accountability after handover, management of common areas, building safety, repairs, redevelopment, future development rights and effective dispute resolution. In the absence of a comprehensive apartment-specific framework, many communities also relied on the Karnataka Societies Registration Act for registering and administering their associations. While it provided a legal mechanism for creating an association, the Societies Act was never designed around the distinctive legal relationship between apartment ownership, common areas, promoters and the collective rights of apartment owners. The result was a fragmented legal landscape, with communities often having to interpret and apply multiple laws to govern what is fundamentally a shared model of apartment ownership and management. KAOMA is an important attempt to bring greater clarity, structure and legal certainty to this landscape. A Journey that began in 2018: BAF began actively pursuing the need for a new and comprehensive apartment law in 2018. Over the years, this involved sustained engagement with apartment communities, Government departments, officials, legislators and other stakeholders. There were consultations, representations, discussions, drafts and revisions. The journey spanned different phases and required patience and perseverance. Through all of this, BAF continued to advocate for a framework that would protect apartment ownership, strengthen associations, bring greater accountability to promoters and provide clarity on the rights and responsibilities of all stakeholders. The passage of KAOMA 2026 is therefore not the result of one moment or one effort. It is the outcome of years of collective work. BAF is particularly happy that the Bill has received support across political parties, demonstrating that the need for stronger and more effective apartment governance transcends political considerations. A Collective Achievement: This milestone would not have been possible without the trust, support and perseverance of BAF's member apartment associations and the thousands of apartment owners and residents they represent across Karnataka. Every representation, consultation, discussion and contribution has been part of this larger journey. BAF expresses its heartfelt gratitude to everyone who stood with the Federation throughout these years. We also sincerely thank Hon’ble Chief Minister Shri D. K. Shivakumar for his leadership and commitment in taking this legislation through both Houses of the Karnataka Legislature, and Hon’ble Greater Bengaluru Development Minister Shri Krishna Byre Gowda for his support and engagement with the long-standing concerns of apartment communities. What KAOMA can mean for apartment communities: KAOMA 2026 has the potential to become one of India's stronger apartment governance frameworks. Its significance lies not merely in replacing an older law, but in creating a more comprehensive framework around the way apartment communities are owned, managed and governed.
The Act seeks to strengthen:
● Protection of apartment ownership and Stronger promoter accountability:
Transfer of management to the association does not bring the promoter's responsibilities to an end. Promoter obligations under RERA, including defect-related responsibilities, continue, while the promoter cannot retain possession or control of common areas after management is transferred. This is a major improvement for apartment owners.
● Empowerment and legal recognition of apartment associations:
The promoter is required to facilitate formation and registration of the association within three months after a majority of apartments are allotted. If the promoter fails, the Competent Authority can intervene and facilitate formation and operationalisation of the Association.
● Protection of common areas and amenities:
Important safeguards against conversion of common areas into saleable or private spaces and protects their character from being reduced or altered without the required approvals.
● A clearer and fairer framework for repairs, reconstruction and redevelopment:
One of the most significant provisions is recognition that additional development potential arising from future changes in planning regulations, including additional FSI/FAR, belongs collectively to the apartment owners and is to be dealt with proportionately. This is an important principle of fairness and collective ownership. It introduces a structured approach to major repairs, reconstruction and redevelopment and requires structural stability assessment of older buildings after 30 years, followed by periodic reassessment where the building continues to be certified safe. These provisions can bring much-needed clarity to issues that apartment communities have been dealing with for years. The work ahead: The passage of the Act is an important beginning, but effective implementation will now be the key priority. The journey from legislation to meaningful change will require appropriate rules, clear procedures, administrative mechanisms and continued engagement between the Government and the communities that the law is intended to serve. BAF remains committed to working constructively with the Government of Karnataka, apartment associations, promoters, officials and all stakeholders to ensure that KAOMA delivers on its promise. From the concerns that emerged under the 1972 framework, to years of advocacy beginning in 2018, and finally to the Bill receiving support across political parties and passing through both Houses of the Karnataka Legislature — Karnataka's apartment communities have taken a significant step forward. Together, we now look forward to building stronger, safer, more empowered and better-governed apartment communities across Karnataka.
KAOMA 2026 — A new legal framework. A new beginning. A stronger future for Karnataka's apartment communities.
About BAF: Bangalore Apartments’ Federation (BAF) is a federation of 1,500+ Apartment Owners’ Associations (AOA) and Residents Welfare Associations (RWA) bringing communities together to learn, collaborate, share experiences and collectively address the challenges of apartment living. If your apartment association is not yet a BAF member, we invite you to join the growing network of communities working together for better governance, stronger representation and a more sustainable future.
For membership:
🌐 Membership: baf.org.in/new_membership
📞 Phone or WhatsApp: +91 7618798081
The Act seeks to strengthen:
● Protection of apartment ownership and Stronger promoter accountability:
Transfer of management to the association does not bring the promoter's responsibilities to an end. Promoter obligations under RERA, including defect-related responsibilities, continue, while the promoter cannot retain possession or control of common areas after management is transferred. This is a major improvement for apartment owners.
● Empowerment and legal recognition of apartment associations:
The promoter is required to facilitate formation and registration of the association within three months after a majority of apartments are allotted. If the promoter fails, the Competent Authority can intervene and facilitate formation and operationalisation of the Association.
● Protection of common areas and amenities:
Important safeguards against conversion of common areas into saleable or private spaces and protects their character from being reduced or altered without the required approvals.
● A clearer and fairer framework for repairs, reconstruction and redevelopment:
One of the most significant provisions is recognition that additional development potential arising from future changes in planning regulations, including additional FSI/FAR, belongs collectively to the apartment owners and is to be dealt with proportionately. This is an important principle of fairness and collective ownership. It introduces a structured approach to major repairs, reconstruction and redevelopment and requires structural stability assessment of older buildings after 30 years, followed by periodic reassessment where the building continues to be certified safe. These provisions can bring much-needed clarity to issues that apartment communities have been dealing with for years. The work ahead: The passage of the Act is an important beginning, but effective implementation will now be the key priority. The journey from legislation to meaningful change will require appropriate rules, clear procedures, administrative mechanisms and continued engagement between the Government and the communities that the law is intended to serve. BAF remains committed to working constructively with the Government of Karnataka, apartment associations, promoters, officials and all stakeholders to ensure that KAOMA delivers on its promise. From the concerns that emerged under the 1972 framework, to years of advocacy beginning in 2018, and finally to the Bill receiving support across political parties and passing through both Houses of the Karnataka Legislature — Karnataka's apartment communities have taken a significant step forward. Together, we now look forward to building stronger, safer, more empowered and better-governed apartment communities across Karnataka.
KAOMA 2026 — A new legal framework. A new beginning. A stronger future for Karnataka's apartment communities.
About BAF: Bangalore Apartments’ Federation (BAF) is a federation of 1,500+ Apartment Owners’ Associations (AOA) and Residents Welfare Associations (RWA) bringing communities together to learn, collaborate, share experiences and collectively address the challenges of apartment living. If your apartment association is not yet a BAF member, we invite you to join the growing network of communities working together for better governance, stronger representation and a more sustainable future.
For membership:
🌐 Membership: baf.org.in/new_membership
📞 Phone or WhatsApp: +91 7618798081
