The Karnataka Government has proposed the Karnataka Apartment (Ownership and Management) Bill, 2026 (KAOMA) to replace the two existing apartment laws enacted in 1972. The proposed legislation aims to modernize apartment ownership, governance and management by addressing long-standing legal and administrative issues while aligning key provisions with the Real Estate (Regulation and Development) Act (RERA).

The Bill will apply to apartment projects with more than eight units and introduces several significant reforms. It provides for the transfer of project land and common areas to apartment owners, establishes a dedicated dispute resolution mechanism with appellate authorities, and clearly defines the roles and responsibilities of promoters, apartment owners and resident associations.

Among its key provisions, apartment buildings older than 30 years must obtain a structural stability certificate every five years. The Bill also mandates the creation of a common capital fund for renovation and redevelopment. Redevelopment of an apartment complex will require the consent of at least 75% of apartment owners, while dissenting owners must receive compensation of at least twice the market value.

The proposed law also empowers Urban Development Department authorities to regulate apartment associations, approve bye-laws and resolve disputes. The government has invited suggestions from stakeholders before finalizing the legislation.